®Planning appeal decision
82-84 High Street, Ruislip, HA4 7AB
Planning appeal 3356952 at 82-84 High Street, Ruislip, HA4 7AB (London Borough of Hillingdon) was dismissed on 25 July 2025 by Inspector Edwards J, by written representations. The main issue, as the Inspector framed it: Whether the development would provide satisfactory living conditions in terms of outlook, privacy, security, ventilation, room layout and access to light.
extensions and alterations at ground, first and second floors and conversion of first floor from office (Class E) to provide 5 no residential flats (Class C3) with associated cycle and bin storage. Retention and reconfiguration of Class E unit at ground floor and alterations to fenestrations
- Authority
- London Borough of Hillingdon
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Edwards J
- Postcode
- HA4 7AB
Main issues, as the Inspector framed them
- Whether the development would provide satisfactory living conditions in terms of outlook, privacy, security, ventilation, room layout and access to light
- Its effect on living conditions in dwellings in the Thomas Moore building and 80a High Street in terms of privacy, outlook, noise and access to light
- Air quality
- The effect of the development on the marketability of the ground floor commercial unit and on the function and vitality of Ruislip Town Centre
- Its effect on the character and appearance of the building and locality, including whether it would preserve or enhance the character or appearance of the Ruislip Village Conservation Area
What decided it
The unacceptable living conditions within the proposed development and harm to neighbouring amenity, combined with failure to address air quality improvement requirements, meant the scheme was contrary to the development plan and paragraph 135(f) of the Framework on design and amenity, justifying refusal.
The significant weight given to housing delivery and sustainable location benefits was outweighed by the substantial harm to living conditions of future and neighbouring residents and failure to comply with air quality policy, resulting in dismissal of the appeal
What the Inspector cited
- Development plan policies
- London Plan 2021 policy D6London Plan 2021 policy D3London Plan 2021 policy SI1Local Plan Part 2 policy DMHB16Local Plan Part 2 policy DMHB15Local Plan Part 2 policy DMEI14Local Plan Part 2 policy DMTC1Local Plan Part 2 policy DMTC2Local Plan Part 1 policy E5Local Plan Part 1 policy BE1Local Plan Part 2 policy DMHB11London Plan 2021 policy SD6Local Plan Part 1 policy HE1Local Plan Part 2 policy DMHB1Local Plan Part 2 policy DMHB3Local Plan Part 2 policy DMHB12London Plan 2021 policy HC1London Plan 2021 policy D4
- National Planning Policy Framework
- Paragraph 11Paragraph 135Paragraph 139
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The authority’s record since 2016 · every decision in 2025
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- Allowed6 October 2026601385888 Stormount Drive, Hayes, UB3 1RH
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.