®Planning appeal decision
1A Howard Road, Upminster, RM14 2UE
Planning appeal 3290293 at 1A Howard Road, Upminster, RM14 2UE (London Borough of Havering) was dismissed on 23 January 2023 by Inspector Cryan M, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area.
demolition of the existing commercial unit with the construction of 5 apartments consisting of 4 No x 2 bedroom and 1 No x 1 bedroom with private and communal amenity spaces with cycle storage and bin stores
- Authority
- London Borough of Havering
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Cryan M
- Postcode
- RM14 2UE
Main issues, as the Inspector framed them
- The effect of the proposed development on the character and appearance of the area
- Whether the proposed flats would provide acceptable living conditions for future occupiers, with particular regard to living and storage space, quality of amenity space, outlook, and privacy
- Whether the development would provide an appropriate amount of family housing
- The effect of the proposed development on living conditions for neighbouring residents, with particular regard to outlook, loss of privacy, and whether it would be overbearing
What decided it
The unacceptable living conditions for future occupiers (shortfalls in space and poor outlook) combined with significant harm to neighbouring residents through overbearing impact and loss of privacy outweighed the housing delivery benefits under the tilted balance.
The modest social and economic benefits of five new dwellings in a well-located area were significantly and demonstrably outweighed by the harm from poor living conditions for future occupiers and significant harm to neighbouring residents' amenity, such that the proposal did not represent sustainable development under the Framework's tilted balance.
What the Inspector cited
- Development plan policies
- Policy 7 of the Havering Local Plan 2021Policy 26 of the Havering Local Plan 2021Policy 3 of the Havering Local Plan 2021Policy 5 of the Havering Local Plan 2021Policy 10 of the Havering Local Plan 2021Policy D3 of the London Plan 2021Policy D4 of the London Plan 2021Policy D6 of the London Plan 2021Policy H10 of the London Plan 2021
- National Planning Policy Framework
- Paragraph 11Paragraph 130
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.