Small Sites in London

London Borough of
Croydon

Croydon is an outer London borough. 26.70% of the borough's 8,653.15 hectare (33.41 square mile) area is greenbelt. Furthermore, 4.80% of the borough is Metropolitan Open Land.

The borough has 16 conservation areas, with a total area of around 351.08 hectares. That's around 4.06% of the borough's total area.

The council is currently under Labour control and in 2018 had an approximate population of 385,350.

Croydon's most recent Local Plan was adopted on 27 February 2018.

London Borough of Croydon has a Design Review Panel, which it administers itself. There's more information here.

Facts & Figures

5 8,653 Total area (ha)
Total area of borough, in hectares

26 45 Population density
People per hectare (based on 2018 population data), including green belt and metropolitan open land

27 65 Population Density (excluding green space)
People per hectare (based on 2018 population data), excluding green belt and metropolitan open land.

23 27.60 Housing Density
Homes per hectare, excluding greenbelt and Metropolitan Open Land (MOL), 2020 estimate

26 3.38% Population Increase, 2013 - 2018
Percentage change in population in five-year period between 2013 and 2018

21 31,740 Mean Household Income
Estimated household income, mean

4 8.70% Household Income / House Price Ratio
Ratio of average (mean) annual income, 2018 estimate, to average (median) house price, 2017 estimate

5 538 Residential Planning Applications
Number of residential planning applications (not number of dwellings) considered by planning authority in period 2018-19

2 385,350 Population, 2018
Total population, 2018 figures

14 7.60% Overcrowding
Percentage of overcrowded homes in borough.

22 2.36 Occupancy Level per Dwelling
Approximate number of persons per dwelling, based on total borough population (based on 2018 levels) divided by total number of dwellings (based on 2020 projections).

Planning Constraints

Planning Constraints Map

London Plan Small Sites Policy H2

Town Centre Boundaries

Green Belt

Conservation Area

TfL Station

Other Station

Green Belt & Open Land

For more information about green belt in London Borough of Croydon, click here.

6 2,313.37 Area of green belt
Total area of greenbelt, in hectares

16 415.35 Area of Metropolitan Open Land (MOL)
Total area, in hectares, of metropolitan open land

10 31.50% Green belt and MOL
Percentage of total area which is either green belt or Metropolitan Open Land (MOL)

London Plan Targets

Croydon, London Borough of's 10 year housing target in the currently adopted 2015 London Plan was 14,348. This was increased to to 29,490 in the 2018 draft replacement ("Examination in Public") version of the London Plan.

In the Intend to Publish version of the new London Plan, this target has been revised to 20,790; a reduction of 29.50%.

12 14,348 2015 Current London Plan
10 year housing target

5 29,490 2018 "Examination in Public" London Plan
10 year housing target

9 20,790 2019 "Intend to Publish" London Plan
10 year housing target. (Table 4.1 in the "Intend to Publish" version of the new London Plan)

26 2.40 2019 "Intend to Publish" London Plan
10 year housing target per hectare

24 3.08 2019 "Intend to Publish" London Plan
10 year housing target per hectare (excluding greenbelt and Metropolitan Open Land)

16 0.05 2019 "Intend to Publish" London Plan
10 year housing target per head of population (2018)

11 29.50% Reduction in total housing targets
Comparison between ITP and EIP targets (percentage change)

13 105.53% Change in housing targets, 2015 London Plan to 2018 Examination in Public London Plan

35 -8,700 Total Change in Housing Targets
Difference between 2018 'Examination in Public' version of the London Plan and the 2019 'Intend to Publish' version.

Small Sites

In the 2018 draft replacement London Plan, Croydon's housing target for small sites (below 0.25Ha) was 15,110—51.24% of its total requirement. In the Intend to Publish version of the plan this has been changed to 6,410 which is a reduction of 57.58%.

For more information on small sites in London Borough of Croydon, please click here.

1 15,110 2018 "Examination in Public" London Plan
10 year small sites housing target

2 6,410 2019 "Intend to Publish" London Plan
10 year small sites housing target. (Table 4.2 in the "Intend to Publish" version of the new London Plan)

11 30.83% 2019 "Intend to Publish" London Plan
Percentage of homes to be delivered on small sites

20 57.58% Reduction in Small Sites targets
Comparison between ITP and EIP targets

33 -8,700 Reduction in Small Sites Targets
Total reduction in quantity of homes to be delivered on small sites between EIP and ITP versions of the plan

26 51.34% Percentage of borough included within policy H2
Percentage of total borough area which is included within new London Plan (Intend to Publish version) Policy H2, paragraph 4.2.5 zone, ie. within 800m of a station or town centre, or PTAL 3 or more.

11 1.44 Density of homes to be delivered within London Plan Small Sites zones
Density of homes per hectare, limited to area included within new London Plan (Intend to Publish version) Policy H2, paragraph 4.2.5 zone, ie. within 800m of a station or town centre, or PTAL 3 or more.

2 3.40 Density based on 2018 London Plan small sites targets
Homes / hectare, including areas of borough only covered by Policy H2, paragraph 4.2.5, ie. PTAL 3+ or within 800m of station or town centre.

1 1.96 Additional homes per hectare required to achieve London Plan 2018 targets compared to 2019 targets
Based on London Plan targets, and small sites zones as defined by Policy H2, paragraph 4.2.5 zone, ie. within 800m of a station or town centre, or PTAL 3 or more.

3 4,442 Area of borough included within Policy H2, paragraph 4.2.5 zone
Policy H2 of the Intend to Publish London Plan defines areas appropriate for small site development (ie. 0.25ha or less) as having a PTAL of 3 or higher, or within 800m of a station or a town centre boundary.

2 106,181 Freehold Titles <0.25ha
Total number of freehold titles within borough which have an area less than 0.25ha

12 0.65 Ratio of Small Sites to Total Housing Stock
Total number of freeholds with an area of less than 0.25ha divided by total number of dwellings (housing stock)

12 0.94 Ratio of Small Sites to All Sites
Total number of freehold sites with an area of less than 0.25ha divided by the total number of freehold sites for that borough

5 404.02 Area of Green Belt within Small Sites Policy H2 Zone
The total area, in hectares, of land which is both designated green belt and within the London Plan small sites policy H2 zone, ie. within 800m of a station, town centre, or with PTAL 3 or greater

8 17.49% Percentage of Green Belt within H2 Zone
Percentage of total green belt area which also falls within the London Plan Small Site Policy H2 zone (ie. 800m from station, town centre or with PTAL 3 or more)

Housing Delivery Test

Croydon's required number of new homes between 2016 and 2019 was 4,939. In this period it actually delivered 6,544 new homes, resulting in a Housing Delivery Test measurement of 132%.

2018 Results

2019 Results

None

Action Plan

Buffer

Presumption in Favour of Sustainable Development

Note that the above maps exclude both Mayoral Development Corporations for clarity. See the ranking tables below for the performance of these entities.

6 132.50% NPPF Housing Delivery Test 2019: Score
Percentage of homes delivered compared to number required, for period 2016-19 inclusive, as described by NPPF Housing Delivery Test

6 4,624 NPPF Housing Delivery Test 2018: Number Required
Total number of new homes required in period 2015-2018, as defined by the government's 2018 Housing Delivery Test measurements

24 -12.34% Change in Housing Delivery Test Results 2018 to 2019
Percentage change in results between 2018 - 2019

3 6,989 NPPF Housing Delivery Test 2018: Number Achieved
Total number of new homes achieved in period 2015-2018, as defined by the government's 2018 Housing Delivery Test measurements

5 151.15% NPPF Housing Delivery Test 2018: Score
Percentage of homes delivered compared to target

17 222.41% Comparison of Housing Delivery Test (required) / London Plan Housing Targets (2019 ITP)
Percentage of homes required to be delivered under the 2018 Housing Delivery Test (four year period, from 2015-2018 inclusive) compared to the Intend to Publish version of the London Plan (annualised figures for four year period).

Housing Targets - Standard Method

7 2,309 Standard Method - Total Housing Targets
Total number of homes to be delivered using current standard method, according to planning consultancy Lichfields

23 2,205 2020 Standard Method - Total Housing Targets
Total number of homes to be delivered using 2020 standard method, according to planning consultancy Lichfields

33 95.50% Standard Method - Change in Total Housing Targets
Change in housing targets based on comparison between current Standard Method and 2020 version, according to Lichfields

30 0.37 Standard Method 2020 - Density
Density of homes to be provided under proposed 2020 Standard Method, per hectare, excluding green belt and metropolitan open land

32 1.35% Standard Method 2020 - Percentage of Total Housing Stock
Total housing target for borough using proposed 2020 Standard Method, expressed as a percentage of total housing stock (2020 projections)

Planning Policy

8 27 February 2018 Local Plan - Date of Adoption
Date of current (or at least, most recent) Local Plan adoption, based on Planning Inspectorate information. See source for date

25 30 Months since Local Plan adoption
Number of months that have elapsed since the LPA's Local Plan was adopted

Planning Appeals

13 84 Planning Appeals Decided - 2018-2019
Total number of planning appeals decided between April 2018 and March 2019

14 23 Planning Appeals Allowed - 2018-2019
Total number of planning appeals allowed between April 2018 and March 2019

17 27.38% Percentage of Planning Appeals Allowed
Percentage of planning appeals allowed in period April 2018 to March 2019

House Prices

27 £71,000 Median House Price, end of December 1997
Median cost of market-sale housing, excluding sales below market value (eg. Right to Buy), sales below £1,000 and sales above £20m

30 £365,000 Median House Price, end of December 2017
Median cost of market-sale housing, excluding sales below market value (eg. Right to Buy), sales below £1,000 and sales above £20m

26 514.08% 10 Year House Price Increase
Percentage increase in median house price between December 1997 and December 2017

25 390.80% Ratio of house prices to median earnings, 1997
Ratio of house prices to median earnings, based on 1997 data

30 1,136.75% Ratio of house prices to median earnings, 2017
Ratio of house prices to median earnings, based on 2017 data

8 34.38% Change in house price to median earnings ratio, 20 year period
Percentage change in house price / median earning ratio in 20 year period from 1997 to 2017

Housing Stock

1 163,615 Housing Stock (2020)
2020 projected total housing stock

13 17.29% Housing Stock (Increase, 2020-2030)
Projected increase in housing stock 2020 - 2030

25 36.73% Flats as percentage of total dwellings
Number of flats within each borough expressed as a percentage of total housing stock, based on VOA data

20 16.91% Percentage of 1 bed homes
Percentage of total number of dwellings which have one bedroom (including houses and flats)

1 149,410 Total number of dwellings
Total number of dwellings within borough, based on VOA data

29 26.95% Percentage of 2 bed homes
Percentage of total number of dwellings which have two bedrooms (including houses and flats)

24 43.86% Percentage of 1 or 2 bed homes
Percentage of total number of dwellings which have one or two bedrooms (including houses and flats)

1 592,870 Total number of habitable rooms
Total number of habitable rooms for all residential property types, assuming the following: 1 bed = 2 habitable rooms, 2 bed = 3 habitable rooms, 3 bed = 5 habitable rooms, 4+ bed = 6 habitable rooms

26 100.02 Density of Habitable Rooms
Habitable rooms per hectare for all property types, assuming the following: 1 bed = 2 habitable rooms, 2 bed = 3 habitable rooms, 3 bed = 5 habitable rooms, 4+ bed = 6 habitable rooms, excluding green belt and metropolitan open land

9 88 Council homes sold under Right to Buy, 2018
Total number of council homes sold under Right to Buy during 12 month period covering 2017/18

22 -88 Net number of Council homes
This formula deducts the total number of homes sold under Right to Buy from the number of council homes completed in the same period

21 13.59 Density of Family Homes
Number of family homes (assumed with three bedrooms or more) per hectare, excluding green belt and metropolitan open land

Rents

30 £1,100 Median Monthly Rental, 2019
12 months to Q1 2019

23 33.33% Increase in Median Monthly Rental, 2011 - 2019
Percentage change in median monthly rents, all categories, for period between 12 months to Q2 2011 to 12 months to Q1 2019.

Vacant Dwellings

4 3,670 Number of Vacant Dwellings
Total number of vacant dwellings, based on 2018 data

9 2.24% Vacant Dwellings as Proportion of Housing Stock
Percentage of total housing stock (2020 estimate) which is defined as "vacant" by MHCLG methodology, based on 2018 figures

Brownfield Land

9 107 Area of Brownfield Land
Total area of brownfield land, in hectares, based on CPRE data

13 2,957 Projected Homes on Brownfield Land
Area of brownfield land multiplied by average borough housing density (based on 2020 housing projections), excluding green belt and metropolitan land. Note that this figure provides the potential additional dwellings based on existing densities rather than projected increases in density

21 10.03% Comparison Against London Plan EIP Housing Targets
Compares the potential development capacity on brownfield land against the London Plan (Examination in Public) housing targets. Note that a comparison against small sites targets is not useful as the brownfield registers might include large sites which exceed 0.25Ha and therefore do not count as "small sites" under the Policy H2 definition

20 99.60% Percentage of new homes consented on brownfield land
For period 2016/17

Golf Courses

2 481.11 Area of Golf Courses in Borough
Total area, in hectares, of all golf courses within the borough. Where a single golf course crosses a borough boundary, only the area that falls within it is counted

2 5.56% Percentage of Borough Occupied by Golf Courses
Total percentage of borough area which is occupied by golf courses. Where a single golf course crosses a borough boundary, only the area that falls within it is counted

1 13,280 Potential Housing Capacity of Golf Courses
Taking the prevailing housing density for the borough, this shows the total potential capacity of the borough's golf courses have to provide housing. These areas include green belt, which would not be eligible for development, but as this is a slightly mischievous exercise it doesn't hurt to explore the idea

17 4.08 Area of Golf Courses not in Green Belt
Total area, in hectares, of golf courses which do no lie within designated green belt

17 105 Housing Capacity of Golf Courses not in Green Belt
The potential capacity for areas of golf courses which do not sit within designation green belt. There may be other protections (eg. Metropolitan Open Land) which apply, but which are not included within the data. For this data existing housing density has been calculated by excluding green belt land, but not MOL, as most golf courses that do not occupy green belt are otherwise designated as MOL

Homelessness

19 4,342 People living in temporary accommodation
As of March 2019

22 15 People Sleeping Rough
As of Autumn 2018

19 4,357 Total Number of Homeless People

23 1.13% Percentage of Population Homeless
Estimate based on December 2019 figures (temporary accommodation) and Autumn 2018 estimate (rough sleepers)

16 5,468 Housing Waiting List
Total number of households on waiting list in each borough

16 5,138 Households on council housing waiting lists
Total number of households on council housing waiting list

21 3.66% Percentage of Households on Waiting List
Percentage of total borough households on housing waiting list

Demographics

10 18.18% Percentage of total borough population classified as Asian
Percentage of total borough population falling within Asian classification, according to ONS

14 41.04% Percentage of Total Borough Population as BAME
Percentage of total borough population falling within BAME (including Asian, Black, Mixed / Other) according to ONS classifications

Car Ownership

3 141,252 Number of licensed vehicles (cars only), 2018
Total number of licensed vehicles, by borough, 2018

8 10.39% Change in number of licensed vehicles (cars), 2004 - 2018
Percentage change in number of licensed vehicles (cars only), 2004 - 2018

9 0.37 Number of licensed cars per head of population, 2018
Number of licensed vehicles (cars only) in 2018, divided by total borough population for the same year

27 16.32 Vehicle density
Number of licensed vehicles (cars only) per hectare, 2018 figures

31 -2.74% Change in Car Ownership by Head of Population
Percentage change in car ownership per head of population in period between 2013 and 2018.

4 72,513.81 Number of Registered Vehicles within Small Sites Zone
Number of vehicles within London Plan Policy H2 Small Sites zone, assuming even distribution across the borough's area (including green belt)

Coronavirus

For more details on confirmed Coronavirus cases within each borough, please click here.

1 1,847 Number of confirmed cases of coronavirus
Total number of cases to date

4 0.48% Percentage of borough population with confirmed case of coronavirus
Total number of cases to date

2 41.47 Confirmed cases of Coronavirus by density (including green space)
Number of confirmed cases of coronavirus divided by population density, including areas designated as green belt or metropolitan open land

2 28.41 Confirmed cases of Coronavirus by density (excluding green space)
Number of confirmed cases of coronavirus divided by population density, excluding areas designated as green belt or metropolitan open land

20 0.21 Confirmed cases of Coronavirus per hectare (including green space)
Total number of confirmed coronavirus within each borough divided by total borough area, including green belt and metropolitan open land

16 88.00 Deaths Involving COVID-19 by Borough
Total number of deaths attributed to Coronavirus, by borough. See source for dates

18 0.31 Confirmed cases of Coronavirus per hectare (excluding green space)
Total number of confirmed coronavirus within each borough divided by total borough area, excluding green belt and metropolitan open land

28 1.02 Density of Coronavirus Deaths (per 100 hectares)
Number of deaths due to Covid-19 per 100 hectares, including green belt and MOL

30 0.23 Coronavirus Deaths by Population (per 1,000)
Number of deaths due to Covid-19 per 1,000 people

Air Quality

23 13.20 Air quality, Particulates
Population weighted average concentration of PM2.5 (µg / m3), calculated for males and females and 5 year age groups separately,weighted average

24 32.50 Air quality, NO2
Population weighted average concentration of NO2 (µg / m3), calculated for males and females and 5 year age groups separately, weighted average

Wards

There are 28 wards in the borough:

Ward NameONS Ward CodeArea (ha)
Addiscombe EastE05011462154.1
Addiscombe WestE05011463134.3
Bensham ManorE05011464144.1
Broad GreenE05011465195.2
Coulsdon TownE05011466452.1
Crystal Palace & Upper NorwoodE05011467258.3
FairfieldE05011468146.7
KenleyE05011469519.7
New Addington NorthE05011470141.5
New Addington SouthE05011471248.8
Norbury & Pollards HillE05011472134.0
Norbury ParkE05011473225.9
Old CoulsdonE05011474693.5
Park Hill & WhitgiftE05011475198.8
Purley & WoodcoteE05011476509.7
Purley Oaks & RiddlesdownE05011477245.1
SandersteadE05011478753.7
SelhurstE05011479130.7
Selsdon & Addington VillageE05011480521.1
Selsdon Vale & ForestdaleE05011481491.0
Shirley NorthE05011482310.9
Shirly SouthE05011483455.1
South CroydonE05011484394.4
South NorwoodE05011485214.1
Thornton HeathE05011486172.4
WaddonE05011487392.0
West ThorntonE05011488197.1
WoodsideE05011489215.0
Total8,649.4