DECISION COULD IMPACT ON CROYDON’S ‘BRICK BY BRICK’ PLANS FOR AUCKLAND RISE ESTATE
The Secretary of State’s decision could impact on Croydon’s plans to build up to eight four-storey blocks of infill homes on the Auckland Rise estate in Upper Norwood as part of their borough-wide ‘Brick by Brick’ scheme.
A new website* for people living on the estate between Church Road and Auckland Road says: “There are areas of the proposed development – particularly at the top and bottom of the estate – where the height of the new buildings would mean that proposed windows would look directly into existing flats, and that current residents would lose significant light.
“The steep incline of the hill at the estate’s location and the number of large trees within make light a particular issue. “Many properties are in shadow from the woods and trees and from other blocks.”
In his decision on the Aylesbury estate the Secretary of State says the deficiencies of the scheme include the number of dwellings that fail to meet Southwark council’s adopted standards for sunlight and daylight, and the extent of overshadowing to the proposed amenity areas, which also conflicts with section 7 of the NPPF**
This states that sustainable development is indivisible from good planning and should contribute positively to making places better for people.
The inspector’s report on Aylesbury says benefits need to be balanced against the deficiencies of the scheme in terms of the number of dwellings that fail to meet Southwark council’s adopted standards for sunlight and daylight, and the extent of overshadowing to the proposed amenity areas.
“These shortcomings are to a large extent the function of the height of the development proposed on the Albany Road frontage which conflict with the Masterplan, the principles set out in the AAAP (Aylesbury area action plan) and Southwark council’s adopted standards.
“Environmentally, the scheme would deliver benefits in terms of sound and sustainable buildings. “It would also provide a more varied townscape. “It would also provide a more legible and user friendly environment at street level.
“But, due to the height and number of the proposed dwellings, the environment in some individual flats, and the communal courtyards would fall considerably short of Southwark council’s usual standards, and the existing standards on the estate.”
(*Auckland Rise, Church Road & Sylvan Hill) The website says: “Together Church Road, Auckland Rise and Sylvan Hill are a rare thing in city planning: a council estate that works. “The estate is well spaced, clean, safe and peaceful. “Residents like the area, and it contributes to the success of the Crystal Palace locality.
“A development which prices out local residents from the area will not be acceptable.”
(**National Planning Policy Framework which sets out the Government’s planning policies for England and how these are expected to be applied.)