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Dismissed22 November 20243340079

Royal Oak, North Road, Havering-Atte-Bower, Romford, RM4 1PP

Planning appeal 3340079 at Royal Oak, North Road, Havering-Atte-Bower, Romford, RM4 1PP (London Borough of Havering) was dismissed on 22 November 2024 by Inspector Harding C, by written representations. The main issue, as the Inspector framed it: 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.

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
Postcode
RM4 1PP

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.

What the Inspector cited

Development plan policies
London Plan Policy D6London Plan Policy D3London Plan Policy D4London Plan Policy D1London Plan Policy HC7London Plan Policy D13London Plan Policy S1London Plan Policy HC1Havering Borough Plan Policy 7Havering Borough Plan Policy 26Havering Borough Plan Policy 34Havering Borough Plan Policy 16Havering Borough Plan Policy 19Havering Borough Plan Policy 28Havering Borough Plan Policy 27
National Planning Policy Framework
Paragraph 11Paragraph 193Paragraph 208
Judgments
Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)

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.

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The decision letter

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More decisions in London Borough of Havering

The authority’s record since 2016 · every decision in 2024

  1. Dismissed27 May 20266003548
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  2. Notice varied and upheld22 May 20263351504
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  3. Dismissed21 May 20266003382
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  4. Dismissed18 May 20266002795
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  5. Allowed15 May 20266005087
    Land to the Rear of 55-67 Petersfield Avenue, Harold Hill, Romford, Havering, RM3 9PR

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.