Lewisham Council's Planning Committee has approved a revised development in Sydenham that doubles the number of flats from eight to 20, despite local objections. The decision, made on August 12, saw six councillors vote in favour, one against, and one abstention.
Revised Scheme Details
The original scheme, approved last year, was for eight large apartments in a four-storey building on Longton Avenue. The new plans, submitted by developer Tengu Ltd, add an extra storey and reconfigure the internal layout to deliver 11 two-bedroom and 9 three-bedroom self-contained flats. The site at 27 Longton Avenue has been vacant since the previous house was demolished in October 2023.
The revised development also includes cycle parking, refuse and recycling storage, and children's play space. However, none of the flats will be affordable, meaning no social housing or intermediate rent homes will be provided. Instead, Tengu has agreed to pay £67,246 towards affordable housing provision in Lewisham.
Developer's Justification
A representative for Tengu told the committee that the previous scheme was "no longer viable" and the project was at a "brink point" due to economic issues. He said: "It has really struggled in every way, but it's put its best foot forward to come this evening to make a case that this scheme is viable and is deliverable. There's been major concessions made in things like profitability and just really trying to make an efficient scheme without over-developing the site."
Pete Tanner, a Planning Consultant at Stantec, argued that the increased density was not a "dramatic, out-of-scale increase" and that the overall net floor increase is 13 per cent. He said: "The previously approved eight units were overly large, four-bedroom duplexes. The increased density has been achieved entirely through efficient internal space planning, resulting in an overall net floor increase of just 13 per cent across the site. Furthermore, this plot is uniquely large, roughly four times the size of any other standard plot in Longton Avenue, meaning the overall building to plot ratio remains low."
Local Opposition
During the public consultation, the plans received 41 objections, eight representations in support, and six additional comments. Objections were also lodged by the Longton Avenue Resident's Association, Sydenham Hill Ridge Neighbourhood Forum, and The Sydenham Society.
The Sydenham Society expressed concerns that the scheme would be an "over development of the site" and out of character with the wider area. The Sydenham Hill Ridge Neighbourhood Forum argued it was an "intensification of development" from the previously approved plans, adding: "Concerns are raised regarding further encroachment into green space and the adjoining Site of Importance for Nature Conservation [SINC]. Potential impacts on natural springs and drainage patterns, the scale and design of the building in relation to the character of Longton Avenue and the surrounding villas, and increased pressure on on-street parking given the site's poor public transport accessibility."
A Longton Avenue resident speaking against the plans said: "This proposal adds an entire fifth storey, increased depth and 12 additional flats. It is up to 3.5 metres taller than the approved scheme and up to 15.2 metres [higher] in total. That is not a minor change, a slight change, but a substantial intensification of development on a sensitive site and amounts to over-development."
Cllr Tanya Dunne, a councillor for Sydenham ward, reiterated concerns about the impact on local nature and the lack of affordable housing. She said: "There's lots of lovely bats in our lovely park by night light and concerns about the impact on the local woodland, risk of flooding, the provision of no social housing or directly affordable housing. The height of the building and concerns about that being above the tree line in terms of the locale, and in terms of the local area and the character, and other impacts around things like usage and parking."
Decision and Aftermath
The meeting was adjourned while the committee took legal advice in private. Upon returning, Cllr Pauline Dall said: "I feel that we've had a very good discussion in relation to this proposal. I personally do have concerns about the height and the massing of this development, but we have also taken legal advice. We're very cognisant as a committee of the tilted balance. And I would propose that we move to a vote now to accept the officer's recommendation."
Cllr Dall's proposal was seconded by Cllr Ed Sutton, who said he didn't think there was a "substantial enough case" to oppose the plans if it was taken to the Planning Inspectorate at a later date. The plans were ultimately approved by the committee, allowing the development to proceed with 20 flats, a £67,246 payment in lieu of affordable housing, and no social housing provision.
