251-253 Neasden Lane, LONDON, NW10 1QG

change of use of the ground floor from licensed betting shop (sui generis) to adult gaming centre (sui generis) with shopfront alterations and associated plant

Authority: London Borough of Brent
Appeal type: minor · Planning Appeal
Procedure: Hearing
Development: leisure-sport · Change of use
Inspector: Bowyer J

Main issues, as the Inspector framed them

the effect of the proposal on the vitality and viability of the Neasden Town Centre
the effect of the proposal on the living conditions of nearby occupiers with particular regard to noise and disturbance

What decided it

The marketing evidence showing little realistic prospect of the vacant unit coming forward for an alternative use, combined with the absence of demonstrated harm to town centre vitality or living conditions, outweighed the limited conflict with Policy BE5.

the benefits of bringing a long-vacant unit back into active use outweighed the relatively slight conflict with one limb of Policy BE5

Plan policies cited: Policy BE5, Policy DMP1, Policy DMP 1

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.

The judgement stays yours. The tool gathers the material and dates it.