®Planning appeal decision
8 Noak Hill Road, ROMFORD, RM3 7LA
Proposed double storey rear extensions of the existing detached building to add 2 new flats, 4 flats in total with associated amenities and facilities and the retention of the ground floor commercial unit with shopfront alterations
- Authority
- London Borough of Havering
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Wallace J
Main issues, as the Inspector framed them
- whether the proposed development would be inappropriate development in the Green Belt having regard to the development plan and the National Planning Policy Framework
- the effect of the proposed development on the purposes and openness of the Green Belt
- whether the proposal would provide acceptable living conditions for future occupiers of the proposed dwellings with respect to noise and disturbance, light and private amenity space, and for neighbouring occupiers with respect to outlook and privacy
- the effect of the proposal on the character and appearance of the area
- whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal
What decided it
The proposal constitutes inappropriate development in the Green Belt that would cause unacceptable living conditions for future occupiers and neighbours, and poor design, with housing benefits insufficient to clearly outweigh these harms and establish very special circumstances.
The moderate benefits of delivering two net additional dwellings in an area with housing shortfalls and limited benefits from sustainability and economic factors did not clearly outweigh the substantial weight attached to harm to Green Belt openness, the unacceptable living conditions for future and neighbouring occupiers, and the poor design and character impacts, such that very special circumstances were not established.
Framework references: 11, 12, 143, 152, 153, 154
Plan policies cited: London Plan Policy G2, London Plan Policy D3, London Plan Policy D4, London Plan Policy D5, London Plan Policy D6, London Plan Policy D8, London Plan Policy D11, Havering Local Plan 2016-2031 Policy 7, Havering Local Plan 2016-2031 Policy 26, Havering Local Plan 2016-2031 Policy 27
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.