Garage Block Adjacent 1, Argyle Road, Ilford, Essex, IG1 3BH

demolition of existing garage block, erection of new two storey building to provide 2No studio flats

Authority: London Borough of Redbridge
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Jones M

Main issues, as the Inspector framed them

whether or not the proposal would create adequate living conditions for future users
the effect of the proposal on the character and appearance of the area

What decided it

The failure of the proposal to create adequate living conditions for future users, particularly the unacceptable access to outlook and light for the ground floor unit and the absence of private amenity space, meant the adverse impacts significantly and demonstrably outweighed the benefits of housing delivery.

The benefits of housing delivery in a highly accessible town centre location and addressing housing delivery issues weighed moderately in favour, but the significant harm to living conditions of future occupants significantly and demonstrably outweighed these benefits when assessed against the Framework policies as a whole.

Framework references: 130, 11

Plan policies cited: Policy LP29, Policy LP26

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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