®Planning appeal decision
Royal Oak, North Road, Havering-Atte-Bower, ROMFORD, RM4 1PP
demolition of existing single storey sections at the rear of the pub. Conversion of live in work unit to 2 bedroom flat. Part conversion of pub to create 2 additional flats
- Authority
- London Borough of Havering
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Harding C
Main issues, as the Inspector framed them
- whether the proposal would provide adequate living conditions for future occupiers with particular regard to the standard of accommodation, noise and disturbance, the provision of outdoor space, outlook and privacy
- the effect of the proposal upon the living conditions of occupiers of nearby properties with particular regard to outlook and light
- the effect of the proposal upon the viability of the public house
- the effect of the proposal upon the character or appearance of Havering-atte-Bower Conservation Area
What decided it
The less than substantial harm to the conservation area, combined with failures to provide adequate living conditions for future occupiers and harm to the viability of the public house, meant that the Framework provided a clear reason for refusal under Paragraph 11 d) i), displacing the presumption in favour of sustainable development.
The benefits of delivering three dwellings (moderate weight) and limited economic benefits did not outweigh the less than substantial harm to the conservation area, to which great weight must be given, and the other policy conflicts relating to living conditions and public house viability.
Framework references: 11, 193, 208
Plan policies cited: London Plan Policy D6, London Plan Policy D3, London Plan Policy D4, London Plan Policy D1, London Plan Policy HC7, London Plan Policy D13, London Plan Policy S1, London Plan Policy HC1, Havering Borough Plan Policy 7, Havering Borough Plan Policy 26, Havering Borough Plan Policy 34, Havering Borough Plan Policy 16, Havering Borough Plan Policy 19, Havering Borough Plan Policy 28, Havering Borough Plan Policy 27
Judgments cited: Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)
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.