Planning Consultant in Croydon
Suburban infill to town centre towers
Croydon has seen more change in its suburban streets than most outer London boroughs, and the council's stance on that change has shifted since 2022. Cedar Planning helps homeowners, landlords and small developers prepare applications that reflect the current policy position, whether the site is a Purley back garden or a building in the Metropolitan Centre.
Our practice is led by Dan Malloy MRTPI. We work across England, including south London, and deal with Croydon planners and the Planning Inspectorate directly, arranging site visits whenever they are needed.
- RTPI Chartered
- Fixed-fee quotations
- Direct advice from a Chartered Planner
Croydon's plans, old and new
The adopted plan is the Croydon Local Plan 2018, adopted on 27 February 2018. It organises the borough into 16 Places, each with its own policy, running from DM34 Addington to DM49 Waddon. Strategic policies SP1 to SP8 sit above development management policies DM1 to DM33, so a typical application engages SP2 on homes, SP4 on character and DM10 on design.
A review has been under way since 2019. Croydon submitted the revised plan to the Secretary of State on 29 November 2024 and a panel of three inspectors held hearings between 2 September and 23 October 2025. The Planning Inspectorate has since confirmed the plan can progress, subject to main modifications that will be consulted on for six weeks. The council has also signalled a plan period of 2026 to 2041.
The review reflects a change of direction. Under the 2018 plan and the Suburban Design Guide, many suburban roads saw detached houses replaced with flats. Executive Mayor Jason Perry revoked that guide, SPD2, with immediate effect after a council vote on 25 July 2022, saying the aim was to stop over-intensification and protect local character.
The Croydon Opportunity Area, covered by Policy DM38, remains the focus for the largest schemes, including tall buildings under Policy DM15. Elsewhere, applications are judged more closely against the character of the street.
Small HMOs need permission across the whole borough
Croydon's borough-wide Article 4 Direction came into force on 28 January 2020. It removes the permitted development right to turn a family house (Class C3) into a small HMO (Class C4), so every conversion now needs planning permission and a justification against housing mix and amenity policies.
Planning issues particular to Croydon
Replacing a house with a block of flats is still possible, but since SPD2 was revoked officers test these schemes closely against Policy DM10 and the relevant Place policy for character, massing and garden land.
Policy DM1 seeks to protect smaller family homes from conversion. Schemes that subdivide or redevelop them need to show the right housing mix is retained.
Kenley, Coulsdon, Sanderstead, Selsdon and Addington border the Green Belt. Policy DM26 and London Plan Policy G2 apply, and a Kenley Aerodrome Article 4 Direction controls fences and gates.
Tall buildings are directed to the Croydon Opportunity Area and assessed against Policy DM15, Policy DM17 on views and London Plan Policy D9.
What we do for Croydon clients
Most Croydon enquiries involve housing: conversions, infill plots, HMOs and extensions. These services cover the main routes.
HMO Planning
Planning applications for small and large HMOs under Croydon's borough-wide Article 4 Direction, addressing housing mix, room standards, amenity, refuse storage under Policy DM13 and parking.
View servicePlanning Applications
Applications for new dwellings, infill and replacement houses, framed around DM10, the relevant Place policy and the London Plan small sites policy H2.
View serviceConverting Houses to Flats
Advice on subdividing larger Croydon houses, testing Policy DM1, space standards and amenity space before drawings are finalised.
Read the guideHouseholder Applications
Extensions, loft conversions and outbuildings, with design responses suited to Croydon's interwar suburbs and Victorian terraces alike.
View servicePlanning Appeals
Appeals against Croydon refusals, including intensification schemes refused on character grounds after the change in the council's approach.
View serviceLawful Development Certificates
Certificates for existing HMOs, flats and outbuildings, and confirmation that proposed works fall within permitted development where it still applies.
View serviceLondon Plan housing policy and Croydon's suburbs
The London Plan 2021 puts weight on small sites. Policy H2 asks boroughs to support well-designed homes on small sites below 0.25 hectares, and Policy D3 promotes a design-led approach to optimising density. These policies still apply in Croydon and remain relevant arguments for infill schemes, even though the local emphasis has moved towards character.
On infrastructure, the Croydon CIL Charging Schedule 2013 is still in force alongside the Mayoral CIL. A new draft charging schedule was examined at a hearing on 26 February 2026, and it proposes different residential rates for the Metropolitan Centre and the rest of the borough. Developers should check which schedule applies at the point of decision.
Key policy areas we navigate
Policy SP4, Policy DM10 and the Place policies DM34 to DM49.
Policy DM1, London Plan Policy H2 and the HMO Article 4 Direction.
Policy DM18, conservation area appraisals and the Article 4 Directions for Chatsworth Road and The Waldrons.
Policy DM26 on Green Belt and Metropolitan Open Land, and Policy DM28 on trees.
A Consultancy That Works With You, For You
Croydon's policy position has moved more than most. Schemes designed to the approach of five years ago can struggle now, and the review plan will change things again once adopted. A planner can tell you which arguments still carry weight and which do not.
HMO landlords and small builders also benefit from early advice, because the Article 4 Direction and Policy DM1 make the principle of change the first hurdle, before any design detail.
RTPI Chartered
Led by a Chartered member of the Royal Town Planning Institute with more than ten years of public and private-sector planning experience.
Honest Prospects
A realistic view of the planning risks and options before you commit time or money.
Fixed, Transparent Fees
Fixed-fee quotations agreed before work starts, so you know the cost from the outset.
Direct Access
You deal with the Chartered Planner doing the work, not an account manager.
Planning Consultants Across London
We cover every council area in London. See our main London planning consultants page.
Croydon Planning FAQs
Do I need planning permission for a small HMO in Croydon?
Yes. Since 28 January 2020 a borough-wide Article 4 Direction has required permission to change a house into a small HMO for three to six people. Larger HMOs already needed permission. The council will look at housing mix, room sizes, amenity and waste storage. Our HMO Article 4 guide explains the wider rules.
Can I still build flats in a Croydon back garden or on a corner plot?
It is possible, but the bar is higher than it was before 2022. Officers look at the character of the street, the Place policy for the area and Policy DM10. A scheme that respects plot widths, building lines and garden depth has a better chance than one that maximises units.
What is happening with the Croydon Local Plan review?
The revised plan was submitted in November 2024 and examined in hearings in autumn 2025. The Planning Inspectorate has confirmed it can proceed subject to main modifications, which will be consulted on before adoption. Until then the 2018 plan applies, with the review given weight as it advances.
Is there Green Belt in Croydon?
Yes, mainly in the south of the borough around Kenley, Coulsdon, Sanderstead, Selsdon and Addington. Policy DM26 applies there. Our Green Belt extensions guide covers what is normally allowed.
Does the Suburban Design Guide still apply?
No. SPD2 was revoked in July 2022 and no longer carries weight. The council said it would prepare replacement guidance on residential extensions and alterations. Applications now rely on the Local Plan policies and the London Plan.
Can you help with a loft or rear extension in Croydon?
Yes. Many Croydon houses can extend under permitted development, while others need a householder application. Our loft conversion guide sets out the main tests.
Get a Free Quote
Tell us what you are trying to achieve and where the property or site is. We will give you an initial view and a fixed-fee quote.
Or email us at info@cedarplanning.co.uk with the relevant information.
For a Croydon project, book a free 15-minute call or read about our HMO planning and planning appeals services.