PLANNING STATEMENT 20 RUSSELL HILL ROAD, PURLEY CR8 2LA ON BEHALF OF MAYFAIR 500 (GB) LIMITED - Planning Alerts | UK
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FEBRUARY 2021 | KS/TB | P20-2493 PLANNING APPLICATION FOR CHANGE OF USE PLANNING STATEMENT 20 RUSSELL HILL ROAD, PURLEY CR8 2LA ON BEHALF OF MAYFAIR 500 (GB) LIMITED TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED) PLANNING AND COMPULSORY PURCHASE ACT 2004
CONTENTS:
Page No:
1.0 INTRODUCTION ......................................................................................... 1
2.0 SITE AND SURROUNDING AREA ................................................................. 3
3.0 PLANNING HISTORY AND TRADING CHARACTERISTICS ............................ 5
4.0 DEVELOPMENT PROPOSAL ......................................................................... 7
5.0 PLANNING POLICY ..................................................................................... 8
6.0 PLANNING CONSIDERATIONS .................................................................. 11
7.0 CONCLUSIONS ......................................................................................... 21
FEBRUARY 2021 | KS/TB | P20-2493
1.0 INTRODUCTION
1.1 This Statement has been prepared by Pegasus Group on behalf of Mayfair 500
(GB) Limited (‘the Applicant’) in support of a planning application for the
following proposed development at 20 Russell Hill Road, Purley, CR8 2LA (‘the
site’):
“Change of use of part ground and part basement of 20 Russell Hill Road
from bicycle showroom (Sui Generis) to retail use (Class E)”
1.2 The site was granted planning permission ref. 12/01701/P in February 2013
for demolition of the former motorcycle showroom building for residential-led
redevelopment, incorporating a replacement showroom (Sui Generis) at
ground floor.
1.3 A non-material amendment ref. 14/04954/DT was subsequently granted in
December 2014 for “use of the showroom as a bicycle showroom”, in order to
facilitate occupation by Halfords-owned Cycle Republic. The unit is currently
vacant, following closure of Cycle Republic stores earlier in the year.
1.4 As set out in this Statement, in granting the non-material amendment for use
of the premises as a bicycle showroom for occupation by Cycle Republic, the
Council clearly supported a retail use (shop) in this location; which this
application seeks to regularise.
1.5 The nature and offer of Cycle Republic comprised a retail use as a bicycle shop,
with a focus on the sale of premium bicycles and associated cycling accessories.
Indeed, Cycle Republic were an established bicycle retailer who were widely
known and accepted to operate under Class A1 use (as formerly classified), as
evidenced by the numerous A1 units they traded from which are detailed within
this Statement; which shared the same offer as that of the Purley store.
1.6 Furthermore a ‘bicycle showroom’ does not fall within a Sui Generis
classification, as the Use Classes Order (1987) (as amended) makes clear this
FEBRUARY 2021 | KS/TB | P20-2493 Page | 1
applies to motor vehicle showrooms only.
1.7 This application therefore seeks to regularise retail use (a shop) at the site,
which has clearly been accepted by the LPA through grant of non-material
amendment 14/04954/DT for use by Cycle Republic.
1.8 The Statement is structured as follows:
• Section 2 provides a description of the site and the surrounding area;
• Section 3 gives an overview of the relevant planning history;
• Section 4 provides a description of the development proposals;
• Section 5 sets out the planning policy context;
• Section 6 assesses the proposals against relevant planning considerations;
and
• Section 7 summarises and concludes the report.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 2
2.0 SITE AND SURROUNDING AREA
Location
2.1 The site is situated within the administrative boundary of the London Borough
of Croydon, the Local Planning Authority (LPA). The site is located on the
eastern side of the A23 (Russell Hill Road).
Figure 1: Application Site at 20 Russell Hill Road, Purely
The Site
2.2 The site comprises the ground floor commercial unit of 20 Russell Hill Road,
Purley. The unit is vacant, having been formerly occupied by Cycle Republic; a
bicycle retail store owned by Halfords, with an offer focused on premium
bicycles and cycling accessories.
2.3 The site forms part of the wider five storey building and benefits from a front
forecourt, being setback from the street. The shopfront serving the commercial
premises is set back even further from the main building line, set underneath
an overhang of the upper levels.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 32.4 The site is located outside of a designated Town Centre, however is located
immediately to the north of the Purley District Centre. Indeed, the immediately
adjacent premises to the south form part of the Secondary Retail Frontage
within the Primary Shopping Area (PSA) of Purley District Centre. As such, in
retail terms, the site is considered to be an ‘edge of centre’ location albeit
contiguous with the PSA.
2.5 The site is not located within a Conservation Area, however it is located to the
north of Brighton Road Local Heritage Area. The site does not comprise a
statutory or locally listed building, nor is it in the vicinity of any listed buildings.
2.6 According to the Environment Agency Flood Risk Map, the site is located within
Flood Zone 1, which has the lowest probability of flooding.
Surrounding Area
2.7 The site is bound by the A23 (Russell Hill Road) to the west, Pampisford Road
to the north-west, a car park serving commercial premises to the north-east
and garages to the south.
2.8 The site is located within a predominantly commercial area, situated
immediately to the north of the Secondary Retail Frontage of the Primary
Shopping Area of the Purley District Centre, adjacent to Domino’s to the south
along Russell Hill Road.
2.9 The site is also located adjacent to an orthodontal practice to the east at nos.
16-18 Pampisford Road, with offices above, with a dental practice located
further to the east.
2.10 The nearest residential properties to the site are located at the upper floors of
the host building.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 43.0 PLANNING HISTORY AND TRADING CHARACTERISTICS
3.1 The site was formerly occupied by Cycle Republic, which functioned as a bicycle
shop.
3.2 The site historically comprised a motorcycle showroom, which was subject to
a number of applications for residential-led redevelopment as outlined below.
One of these schemes included A1 retail provision at ground floor level (see
below) which was approved by the Council in 2012.
08/01726/P | Demolition of existing buildings; erection of four storey
building with basement parking comprising a showroom with associated
forecourt on ground floor and 7 two bedroom and 7 one bedroom flats over;
formation of vehicular access. Granted 22 August 2011.
12/00324/P | Demolition of first floor accommodation; alterations to
elevations and construction of canopy; use for purposes within Class A1
(retail); provision of associated parking. Granted 13 April 2012.
12/01701/P | Demolition of existing building; erection of four/five storey
building comprising a replacement showroom at ground floor, 10 studio, 6 one
bed, 9 two bed and 1 three bed flats on the upper floors with car and cycle
parking at basement level. Granted 28 February 2013.
3.3 The site was ultimately redeveloped under permission ref. 12/01701/P,
incorporating a “replacement showroom at ground floor.” This permission was
subject to a number of non-material amendments, as outlined below:
13/03542/DT | Proposed amendments included a reduction in the number
of flats from 26 to 23 (being 13 x 1 bed, 8 x 3 bed, and 2 x 3 bed); alterations
to the rear elevation, and alterations to the ground floor/basement building to
footprint and highways arrangements. Granted 18 November 2013.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 514/04929/DT | Proposed amendments included the replacement of brise-
soleil with MC wall/window fins; and use of ‘glazed’ panels. Granted 16 April
2015.
14/04954/DT | Proposed amendments for use of the showroom as a bicycle
showroom. Granted 31 December 2014.
3.4 The non-material amendment ref. 14/04954/DT was sought specifically to
facilitate occupation of the ground floor unit by Cycle Republic, a specialist
bicycle retailer owned by Halfords.
3.5 The nature and function of Cycle Republic’s operation is identical to that of a
bicycle shop. Indeed, Cycle Republic were an established bicycle retailer who
were widely known and accepted to operate under Class A1 use, as evidenced
by the numerous A1 units they traded from including at Euston, Westminster,
Twickenham, Battersea, Camden, Canary Wharf and Bristol, as detailed further
in Section 6 below.
3.6 Also of note, Part 3 (6) of the Town and Country Planning (Use Classes) Order
1987 (as amended) identifies uses which do not fall within a defined use class,
including those “for the sale or display for sale of motor vehicles”. In other
words, only motor vehicle showrooms are regarded as sui generis under the
Use Classes Order. As such it is clear that the ‘bicycle showroom’ use does not
meet the definition to be regarded as ‘sui generis’ and in practice, the unit
operated and traded in exactly the same manner as a Class A1 bicycle shop.
3.7 Therefore, in granting 14/04954/DT to allow Cycle Republic to trade from the
premises, the LPA were supportive of a shop in this location.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 64.0 DEVELOPMENT PROPOSAL
4.1 This application seeks planning permission for the following proposed
development at 20 Russell Hill Road, Purley, CR8 2LA:
“Change of use of part ground and part basement of 20 Russell Hill Road
from bicycle showroom (Sui Generis) to retail use (Class E)”
4.2 This application seeks to regularise retail use at the site, which has clearly been
accepted by the LPA through grant of non-material amendment 14/04954/DT
to allow use of the unit by Cycle Republic, which as a bicycle shop, operated
and functioned as a retail use, as set out in Section 3.
4.3 The unit is currently vacant following closure of Cycle Republic stores by the
owner, Halfords, earlier this year. The proposal will facilitate occupation of this
vacant unit by a new retailer which will enhance the vitality of the Purley
District Centre, given its immediate location adjacent to the Secondary Retail
Frontage and Primary Shopping Area of Purley District Centre.
4.4 The proposed shop will employ a total of xxx staff (full and part-time).
4.5 This application does not include any alterations to the external appearance of
the building, merely the change of use of the ground floor unit. There will be
no change to the amount of floorspace of the unit.
4.6 The proposed retail use will utilise the existing servicing and deliveries
arrangement of the bicycle shop.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 75.0 PLANNING POLICY
5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires
planning applications to be determined in accordance with the Development
Plan unless material considerations indicate otherwise. In this instance, the
Development Plan for the proposal comprises of the London Plan (2016) and
the Croydon Local Plan (2018).
5.2 Other material considerations include the National Planning Policy Framework
(NPPF) (2019) and the National Planning Practice Guidance (NPPG).
5.3 The following planning policy is considered of relevance in the determination
of this application.
National and Regional Planning Policy
The National Planning Policy Framework (2019)
5.4 The NPPF sets out the Government’s planning policies for England and how
these should be applied. Paragraph 11 of the NPPF sets out the presumption
in favour of sustainable development, which for decision-taking means
approving development proposals that accord with an up-to-date development
plan without delay. Paragraph 8 sets out the three overarching objectives for
sustainable development, which are interdependent and need to be pursued in
mutually supportive ways. The three overarching objectives are:
a) An economic objective – to help build a strong, responsive and
competitive economy, by ensuring that sufficient land of the right types is
available in the right places and at the right time to support growth,
innovation and improved productivity; and by identifying and coordinating
the provision of infrastructure;
b) A social objective – to support strong, vibrant and healthy communities,
FEBRUARY 2021 | KS/TB | P20-2493 Page | 8by ensuring that a sufficient number and range of homes can be provided
to meet the needs of present and future generations; and by fostering a
well-designed and safe built environment, with accessible services and
open spaces that reflect current and future needs and support communities’
health, social and cultural well-being; and
c) An environmental objective – to contribute to protecting and enhancing
our natural, built and historic environment; including making effective use
of land, helping to improve biodiversity, using natural resources prudently,
minimising waste and pollution, and mitigating and adapting to climate
change, including moving to a low carbon economy.
5.5 With regard to specific policies contained within the NPPF on retailing, the
thrust of the policies seeks to ensure the vitality of town centres.
London Plan (2016)
5.6 Policy 4.7 ‘Retail and Town Centre Development’ states that in taking
planning decisions on proposed retail and town centre development, the scale
of retail, commercial, culture and leisure development should be related to the
size, role and function of a town centre and its catchment. The policy goes onto
state that retail, commercial and leisure development should be focused on
sites within town centres, however if no in-centre sites are available, they
should be located on sites on the edges of centres that are, or can be, well
integrated with the existing centre and public transport.
5.7 Policy 7.4 ‘Local Character’ states that development should have regard to
the form, function, and structure of an area, place, or street and the scale,
mass, and orientation of surrounding buildings, to provide a high quality
design.
Draft London Plan (Intend to Publish) (2019)
5.8 The London Mayor has prepared a Draft London Plan (2019) has been issued
FEBRUARY 2021 | KS/TB | P20-2493 Page | 9to the Secretary of State with his intention to publish, following Examination
in Public. The policies of relevance to the proposed development within the
Draft London Plan are listed below.
• Policy SD7 Town Centres: Development Principles
• Policy E9 Retail, Markets and Hot Food Takeaways
Local Planning Policy
Croydon Local Plan (2018)
5.9 The Croydon Local Plan sets out the vision for the Borough to guide and inform
development. The adopted Policies Map (2018) designates the site as being
located within the Purley Site Specific Allocation known as ‘Purley District
Centre and its environs’ and is located adjacent to the Brighton Road Local
Heritage Area. The site is regarded as ‘edge of centre’ in retail planning terms.
The following policies are considered relevant in the determination of this
application.
• Policy DM8 Development in Edge of Centre and Out of Centre Locations
• Policy DM10 Design and Character
• Policy DM18 Heritage Assets and Conservation
• Policy DM42 Purley
FEBRUARY 2021 | KS/TB | P20-2493 Page | 106.0 PLANNING CONSIDERATIONS
6.1 This section of the Statement assesses the acceptability of the proposals
against the following key considerations:
i. Principle of Development; and
ii. Impact on the Character and Appearance of the Area.
6.2 Each of these matters are considered in turn below.
Principle of Development
6.3 In respect of the loss of the existing lawful use, there are no planning policies
restricting the loss of ‘sui generis’ showroom uses.
Nature of Existing Bicycle Shop Use
6.4 The site was granted planning permission ref. 12/01701/P in February 2013
for demolition of the former motorcycle showroom building for residential-led
redevelopment, incorporating a replacement showroom at ground floor. A non-
material amendment ref. 14/04954/DT was subsequently granted in December
2014 for “use of the showroom as a bicycle showroom”, in order to facilitate
occupation by Cycle Republic.
6.5 Owned by Halfords, the nature, function and offer of Cycle Republic equates to
retail use as a bicycle shop, with a focus on the sale of premium and custom-
made bicycles and associated cycling accessories. There is no discernible
difference between a bicycle ‘showroom’ and a bicycle shop in planning terms.
6.6 Indeed, the nature of Cycle Republic bicycle stores elsewhere around the
country as retail uses is well established and accepted, with the others lawfully
operating from Class A1 units (as they were then regarded, prior to the recent
legislative amendments to the Use Classes Order 1987 which revoked and
FEBRUARY 2021 | KS/TB | P20-2493 Page | 11reclassified Class A1 uses under Class E ‘Commercial, Business and Service’
uses). This included at the following sites:
• Euston: Unit 4, Euston Tower, 286 Euston Road, NW1 3DP (ref. xxx, London
Borough of Camden)
• Westminster: 43 Margaret Street, London, W1W 8SB (ref. 14/07630/FULL,
City of Westminster)
• Twickenham: 26-30 Kings Street, London, TW1 3SN (ref. 88/1639, London
Borough of Richmond)
• Canary Wharf: Unit 2, 20 Canada Square, London, E14 5NN (ref.
PA/17/01403/NC, London Borough of Tower Hamlets)
• Battersea: Quarter House, Juniper Drive, Wandsworth, London, SW18 1TX
(ref. 2011/0324, London Borough of Wandsworth)
• Camden: St George’s Court, 2-12 Bloomsbury Way and 2-28 New Oxford
Street, London, WC1A 2SH (ref. 2012/1400/P, London Borough of Camden)
• Bristol: Unit 4 Union Street, Bristol, BS1 2DL (ref. 11/04183F, Bristol City
Council)
6.7 As such it is clear that in granting non-material amendment ref. 14/04954/DT
for use of the premises as a bicycle showroom specifically to allow occupation
by Cycle Republic, the Council were supporting a retail use (shop) in this
location.
6.8 A small maintenance/repair element was included, which is commonplace for
bicycle shops – including other Cycle Republic stores. The Officer’s Report
accompanying the NMA ref. 14/04954/DT confirms that “the repair/workshop
would be ancillary to the main showroom use” and states that only 15% of the
floorspace would be for repairs/workstation, with the majority of the store
floorspace (75%) used for bicycle display (60%) and accessories (15%), with
the remaining 10% accommodating circulation space and cash register (10%).
Put another way, some 85% of the floorspace was used for the sale and display
of goods. There is evidently no difference in the function and nature of Cycle
Republic’s operation at Purley to other bicycle shops elsewhere, which lawfully
trade under Class E (formerly Class A1) use.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 126.9 Also of note, Part 3 (6) of the Town and Country Planning (Use Classes) Order
1987 (as amended) specifies a number of uses which fall within no defined use
class and are therefore regarded as sui generis, including uses “for the sale or
display for sale of motor vehicles” (our emphasis). In other words, only motor
vehicle showrooms are regarded as sui generis under the Use Classes
Order.
6.10 Whilst a small number of bicycles sold were electric, the vast majority were
standard ‘push’ bikes which were not motorised. As such it is clear that the
‘bicycle showroom’ use does not meet the definition to be regarded as ‘sui
generis’ and in practice, the unit operated and traded in exactly the same
manner as a Class A1 bicycle shop. This is evidenced through all the other
identified bicycle shops operated by Cycle Republic above lawfully doing so
from Class A1 premises, which included the same offer as the Purley site,
including both push and electric bikes.
6.11 On the basis of the above, it is clear that in granting the NMA to allow
occupation of the site by Cycle Republic, the Council supported a retail use
(shop) in this location, as it operated and functions in exactly the same manner
and nature as a Class A1 retail use would have – and indeed that other Cycle
Republic shops did that operated from Class A1 premises. Therefore this
application seeks to regularise the retail use which, in effect, has already been
deemed acceptable by the Council.
6.12 Furthermore, prior to redevelopment of the site, the former motorcycle
showroom building on the site was granted permission ref. 12/00324/P in April
2012 for change of use to Class A1 retail use – further establishing that the
site has been considered an appropriate location for retail use.
Relationship to Purley District Centre
6.13 The site is located immediately to the north of the Purley District Centre
boundary and immediately adjacent to both the Primary Shopping Area and
the Secondary Retail Frontage (edge of centre).
FEBRUARY 2021 | KS/TB | P20-2493 Page | 13Figure 2: Extract from adopted Croydon Local Plan Policies Map (2018) showing Site (red star) in
context with Primary Shopping Area and Secondary Retail Frontage of Purley District Centre
6.14 Policy DM8 (Development in Edge of Centre and Out of Centre Locations) states
that “the Council will ensure the vitality and viability of the borough’s town
centres is maintained and increased by:
a) Ensuring new development proposals for main town centre uses in edge of
centre and out of centre locations are in accordance with Table 5.11 and
Table 5.12; and
b) Applying planning conditions to control the subdivision of units, extensions
(including mezzanines), and the range and mix of convenience and
comparison goods sold.”
6.15 Table 5.11 states that for Class A1 uses in edge of centre locations, “where a
sequential test satisfactorily demonstrates such uses cannot be
accommodated, on sites or in units that are both suitable and available, within
a town centre or existing vacant units in edge of centre locations,
FEBRUARY 2021 | KS/TB | P20-2493 Page | 14proposals will be acceptable in principle, provided the site is accessible and well
connected to the town centre” (our emphasis).
6.16 The site comprises an existing vacant unit within an edge of centre location
where retail uses (formerly Class A1) are clearly supported in accordance with
Table 5.11 above. There is no additional floorspace proposed. Instead the
proposal simply seeks to bring back an active use to this vacant edge of centre
unit through regularising retail use at the site, which has been functioning as
such for several years.
6.17 Furthermore, the site is extremely accessible and well connected to the Purley
District Centre in accordance with the requirements of Policy DM8. Indeed,
given the site’s location immediately adjacent to the Secondary Retail Frontage
of the Primary Shopping Area, the proposed retail use will be contiguous with
the PSA of the District Centre. As such, unlike other edge of centre sites which
could be located up to 300m away, the proposed retail use will appear and
function as an integral part and continuation of the Primary Shopping Area, in
turn serving an important role in contributing to underpinning the vitality and
viability of the District Centre.
6.18 Indeed, the site is located on a highly visible and prominent location
demarcating the north entrance into Purley District Centre. Reinstating an
active use to the vacant unit in this ‘gateway’ location, which will appear and
function in a similar manner as the use previously operated, will notably
contribute to reinforcing and enhancing the commercial character and vitality
of this part of the District Centre.
6.19 The site is also located within a highly sustainable location and benefits from a
PTAL rating of 5, indicating ‘very good’ public transport accessibility. As such
this demonstrates it is a ‘well connected’ location, which is defined in the Local
Plan as a location benefitting from a PTAL rating of 4 and above. Indeed, the
site is located c290m from Purley Railway Station and benefits from a number
of bus stops in the vicinity, including two along Russell Hill Road which are less
than 50m from the site, and another less than 100m from the site along
Pampisford Road.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 156.20 When considering the planning history of the site and the nature of the existing
bicycle shop permitted by the Council, which effectively functions and operates
as a retail use; together with the prominent location of the site immediately
adjoining the Secondary Retail Frontage of the Primary Shopping Area of Purley
District Centre, it is clear that the proposed retail use will not harm the viability
of the District Centre.
6.21 To the contrary, the proposal will enhance the vitality and viability of the Purley
District Centre in accordance with the overarching aim of Policy DM8 of the
Croydon Local Plan (2018) through reinstatement of an active use in a location
which will be clearly read and function as part of the Primary Shopping Area to
which it adjoins.
6.22 Table 5.11 referred to by Policy DM8 states that proposed A1 retail uses will
be acceptable in principle, “where a sequential test satisfactorily demonstrates
such uses cannot be accommodated, on sites or in units that are both suitable
and available, within a town centre or existing vacant units in edge of
centre locations” (our emphasis), the latter of which applies to the
application site which is vacant. This proposal is therefore wholly in accordance
with Policy DM8 (Table 5.11).
6.23 Notwithstanding this overwhelming policy support, it is noted that there are
two Local Plan Site Allocations within Purley District Centre which support retail
use; namely, Site Allocation 30 and Site Allocation 35.
Site Allocation 30: Purley Leisure Centre, car park and former Sainsbury’s
Supermarket, High Street
6.24 The site is allocated in the Croydon Local Plan (2018) for mixed use
redevelopment, incorporating public car park, new leisure facilities, including a
swimming pool, and other community facilities, healthcare facility, creative and
cultural industries enterprise centre, retail or residential accommodation.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 16Image 2: Photo of Purley Leisure Centre viewed from High Street
6.25 The existing Purely Leisure Centre remains operational and in use at the site,
together with the multi-storey public car park which is operated by Croydon
Council. There is no evidence that the site is being actively marketed.
Furthermore, there is no record of any application having been submitted to
the Council for such comprehensive redevelopment of this site and as such it
is unlikely to be delivered in the short term. Indeed, the Local Plan states that
“there are a number of issues that need to be overcome before the site can be
developed.” This includes remediation works given historic contaminative uses
associated with the site.
6.26 The application proposal would not prejudice this wider mixed use allocation
coming forward, rather it is simply occupying a vacant unit in accordance with
Policy DM8.
Site Allocation 35: Purley Baptist Church, 2-12 Banstead Road
6.27 The Site Allocation is allocated for a mixed use redevelopment comprising a
new church, community facility, and residential use. Retail use is not sought
FEBRUARY 2021 | KS/TB | P20-2493 Page | 17specifically sought through the allocation.
Image 3: Photo of former Purley Baptist Church Site Allocation
6.28 It is important to note that only the south-eastern part of this Site Allocation
falls within the Primary Shopping Area of Purley District Centre. This area
currently comprises a vacant plot of land though hoardings have been erected
and is under construction, as detailed below.
6.29 The Site Allocation, together with an adjacent site to the south, have been
granted permission (ref. 16/02994/P) through appeal on 9 July 2020 for the
“demolition of existing buildings on two sites; erection of 3 to 17 storey building
with basement comprising 114 flats, community and church space and a retail
unit on Island Site and a 3 to 8 storey building comprising 106 flats on south
site and public realm improvements with associated vehicular accesses”.
6.30 The land forming the Site Allocation is referred to as the Island Site within the
application submission. The approved scheme, known as Mosaic Place,
incorporates the provision of a single retail unit on the Island Site fronting onto
Russell Hill Road as shown in the approved plan below.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 18Image 4: Extract of Approved Ground Floorplan of Island Site showing proposed retail unit
outlined blue
6.31 In addition to this, given that permission has only recently been granted and
taking into account construction timeframes, the retail unit would not be
available within the required timeframes for the applicant. Again, occupation
of the vacant unit subject to this application would not prejudice the
redevelopment of this site allocation and in any event, is wholly in accordance
with Policy DM8.
Summary
6.32 Overall, the proposal will underpin the vitality and viability of Purley District
Centre by bringing forward occupation of a vacant unit in a prominent position
at the northern gateway to the Centre in accordance with Policy DM8 of the
Croydon Local Plan (2018). The proposal will reinstate an active use to this
highly visible vacant unit, which will enhance and strengthen the vitality and
viability of the Centre without prejudicing site allocations within the Primary
FEBRUARY 2021 | KS/TB | P20-2493 Page | 19Shopping Area as a whole.
Impact on the Character and Appearance of the Area
6.33 There are no external alterations proposed as part of this application for change
of use. Separate applications will be made for any required external alterations
and advertisements in due course.
6.34 As described above, the site is located immediately to the north of the
Secondary Retail Frontage of the Primary Shopping Area within the Purley
District Centre which is characterised by a prevalence of retail, food and drink
units at ground floor level.
6.35 The proposed retail use of the unit will be in keeping with the character of the
wider surrounding area. The proposed use of this vacant unit will also retain
and revive an active frontage which will contribute to the vitality of the area at
this prominent gateway location marking the entrance into the Purley District
Centre, in accordance with Policy DM42 of the Croydon Local Plan.
6.36 It is also noted that the site is located to the north of the Brighton Road Local
Heritage Area. Given no external alterations are proposed, there will be no
impact on this non-designated heritage asset.
6.37 On the basis of the above, it is clear that the proposed development is in
accordance with national, regional, and local planning policy, in particular
Policies DM10 and DM18 of the Croydon Local Plan.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 207.0 CONCLUSIONS
7.1 This Planning Statement supports an application for planning permission for:
“Change of use of part ground and part basement of 20 Russell Hill Road
from bicycle showroom (Sui Generis) to retail use (Class E)”
7.2 As detailed in this Statement, planning permission is sought to regularise the
retail use of the site. The principle of a shop in this location has in effect already
been supported by the Council through the grant of the non-material
amendment ref. 14/04954/DT, which specifically sought to facilitate
occupation of the site by Cycle Republic.
7.3 The nature and function of Cycle Republic’s operation at the site was identical
to that of a use as a bicycle shop. Indeed, Cycle Republic were an established
bicycle retailer who were widely known and accepted to operate under Class
A1 use, as evidenced by the numerous A1 units they traded from London and
nationwide, including at Euston, Westminster, Twickenham, Battersea,
Camden, Canary Wharf and Bristol. There is no discernible difference in the
function of a ‘bicycle showroom’ as approved, and a bicycle shop; nor is a
bicycle showroom regarded as sui generis under the Use Classes Order (1987)
(as amended). Therefore this application merely seeks to regularise the retail
use in this location, given the unit had been previously operated as such for
several years.
7.4 The site is located immediately adjacent to the Primary Shopping Area and
Secondary Retail Frontage of Purley District Centre. The principle of retail use
in this location is supported in accordance with Policy DM8, which seeks to
direct retail uses to within town centres and to edge-of-centre vacant units,
the latter which the site comprises. There is no new floorspace proposed;
simply use of the site for retail purposes (in which manner it has been
functioning as for several years) in order to facilitate occupation of the vacant
unit. No site allocations within the District Centre would be prejudiced by the
occupation of this vacant unit.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 217.5 Of note, the site is located immediately adjacent to the Secondary Retail
Frontage, and as such the proposed use in this location will be clearly read and
function as a contiguous addition to the designated frontage and part of the
Primary Shopping Area, in turn underpinning the vitality and viability of the
wider Purley District Centre. Furthermore, the site is located in a prominent
position at the northern ‘gateway’ of the District Centre whereby reinstatement
of an active use will further serve to strengthen the vitality of the Centre.
7.6 Overall, the proposed use of the unit for retail use is in accordance with policies
contained in the Development Plan and therefore is acceptable in planning
terms. In accordance with the NPPF, the proposal should be approved without
delay.
FEBRUARY 2021 | KS/TB | P20-2493 Page | 22You can also read
