Mr Motors, Whalebone Lane North, Romford, Essex, RM6 5QT

the construction of an additional two storeys above existing building to facilitate 9no residential units with associated refuse and cycle storage and the change of use of existing ground floor from Sui Generis to Use Class E

Authority: London Borough of Barking and Dagenham Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Cryan M

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development within the Green Belt having regard to the Framework and any relevant development plan policies
The effects of the proposal on the openness of the Green Belt
Whether the site represents an appropriate and sustainable location for the proposed development, with particular regard to accessibility, compatibility with neighbouring uses, and (in respect of the Class E use) its effect on town and district centres
Whether there would be an appropriate housing mix, including accessible housing, to meet identified need in the area
The effect of the proposed development on the character and appearance of the area, including the setting of the White House, a nearby Grade II Listed Building
The effect of the proposed development on a nearby Site of Importance for Nature Conservation (a SINC)
Whether the proposed development would provide acceptable living conditions for future residents, with particular regard to daylight, sunlight, outlook, privacy, ventilation, overheating, noise and general disturbance
The effect on living conditions for residents of the White House, with particular regard to outlook and natural light
Whether the proposed development would offer safe and convenient access and servicing, with particular regard to the provision of adequate car parking, the provision of adequate refuse and cycle storage arrangements, support for the use of sustainable transport, and its effects on pedestrian and highway safety
If the proposal would be inappropriate development in the Green Belt, whether the 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 necessary to justify the proposal

What decided it

The substantial weight attributable to the harm to the Green Belt from inappropriate development and loss of openness, combined with harm to the setting of the Grade II listed White House and other identified harms, is not clearly outweighed by the moderate benefit of housing delivery in an unsustainable location with poor design and living conditions.

The substantial weight given to Green Belt harm and loss of openness, together with harm to the heritage setting, unsustainable location, poor housing mix, unacceptable living conditions, and inadequate access and servicing, was not outweighed by the moderate benefit of housing delivery, resulting in dismissal.

Framework references: 11, 78, 110, 115, 142, 143, 149, 153, 154, 155, 156, 157

Plan policies cited: Policy SP6 of the BDLP, Policy SP2 of the BDLP, Policy DMD1 of the BDLP, Policy DMD4 of the BDLP, Policy DMH2 of the BDLP, Policy DMNE3 of the BDLP, Policy DMSI3 of the BDLP, Policy DMSI8 of the BDLP, Policy DMT1 of the BDLP, Policy DMT2 of the BDLP, Policy DMT3 of the BDLP, Policy G2 of the London Plan 2021, Policy H2 of the London Plan 2021, Policy H10 of the London Plan 2021, Policy D1 of the London Plan 2021, Policy D3 of the London Plan 2021, Policy D4 of the London Plan 2021, Policy D6 of the London Plan 2021, Policy D7 of the London Plan 2021, Policy D13 of the London Plan 2021, Policy D14 of the London Plan 2021, Policy GG2 of the London Plan 2021, Policy HC1 of the London Plan 2021, Policy SD6 of the London Plan 2021, Policy SD7 of the London Plan 2021, Policy T1 of the London Plan 2021, Policy T2 of the London Plan 2021, Policy T5 of the London Plan 2021, Policy T6 of the London Plan 2021

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.