2A Guildford Road, ILFORD, IG3 9YB

a residential build to replace vacant office

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

Main issues, as the Inspector framed them

The effect of the proposal on the living conditions of the occupiers of the upper floors of 366 and 368 Green Lane with specific regard to outlook
The effect of the proposal on the Epping Forest Special Area of Conservation

What decided it

The unacceptable adverse impact upon the living conditions of the occupiers of 366 and 368 Green Lane, combined with the unmitigated likely significant effect on Epping Forest SAC, outweighed the housing delivery benefits.

The tilted balance under paragraph 11(d) of the NPPF was engaged due to the Council's failure to demonstrate a 5-year housing land supply, but the protection of Epping Forest SAC as an area of particular importance provided a clear reason for refusal; additionally, the adverse impact on neighbouring living conditions would significantly and demonstrably outweigh the benefits of the proposal.

Framework references: 130, 11

Plan policies cited: Policy D3 of the London Plan (March 2021), Policy LP26 of the Redbridge Local Plan (March 2018), Policy LP39 of the Redbridge Local Plan

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.

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