2A Guildford Road, Ilford, IG3 9YB

Planning appeal 3317875 at 2A Guildford Road, Ilford, IG3 9YB (London Borough of Redbridge) was dismissed on 8 December 2023 by Inspector McDonald K, by written representations. The main issue, as the Inspector framed it: 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.

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
Postcode: IG3 9YB

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.

What the Inspector cited

Development plan policies: Policy D3 of the London Plan (March 2021)Policy LP26 of the Redbridge Local Plan (March 2018)Policy LP39 of the Redbridge Local Plan
National Planning Policy Framework: Paragraph 130Paragraph 11

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 Redbridge

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

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Allowed25 September 20263360229
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Notice varied and upheld23 September 20263369444
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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.