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Planning appeal decision

Dismissed30 March 20233295360

Horizon House, 5 Rainham Road, Rainham, RM13 8SP

Planning appeal 3295360 at Horizon House, 5 Rainham Road, Rainham, RM13 8SP (London Borough of Havering) was dismissed on 30 March 2023 by Inspector Dowling J, by written representations. The main issue, as the Inspector framed it: the principal of the development.

demolition of existing building and erection of new discount foodstore (Class E) with access, car parking, landscaping and associated works

Authority
London Borough of Havering
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
retail · Minor retail and services
Inspector
Dowling J
Postcode
RM13 8SP

Main issues, as the Inspector framed them

  • the principal of the development
  • the effect on the vitality and viability of nearby district and local centres
  • whether the proposal would impact on a protected species (bats) and deliver an element of biodiversity net gain
  • the effect on living conditions of neighbouring properties with particular reference to outlook, privacy, noise, daylight/sunlight and air quality
  • the effect of the proposal on highway safety

What decided it

The proposal failed to satisfy the sequential test for retail development outside town centres, would not optimise the use of the site by incorporating residential elements as required by policy, would adversely affect neighbouring residential amenity through noise and disturbance, and could not demonstrate adequate protection for protected species or delivery of biodiversity net gain.

What the Inspector cited

Development plan policies
Policy 3Policy 13Policy H1Policy GG1Policy G5Policy G6Policy 30Policy 7Policy T6Policy T5Policy 23
National Planning Policy Framework
Paragraph 87Paragraph 90Paragraph 91Paragraph 174Paragraph 55

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 applied

The decision letter

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More decisions in London Borough of Havering

The authority’s record since 2016 · every decision in 2023

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  4. Dismissed21 May 20266004142
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  5. Dismissed21 May 20266003382
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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.