®Planning appeal decision
82-84 High Street, RUISLIP, HA4 7AB
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
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
Framework references: 11, 135, 139
Plan policies cited: London Plan 2021 policy D6, London Plan 2021 policy D3, London Plan 2021 policy SI1, Local Plan Part 2 policy DMHB16, Local Plan Part 2 policy DMHB15, Local Plan Part 2 policy DMEI14, Local Plan Part 2 policy DMTC1, Local Plan Part 2 policy DMTC2, Local Plan Part 1 policy E5, Local Plan Part 1 policy BE1, Local Plan Part 2 policy DMHB11, London Plan 2021 policy SD6, Local Plan Part 1 policy HE1, Local Plan Part 2 policy DMHB1, Local Plan Part 2 policy DMHB3, Local Plan Part 2 policy DMHB12, London Plan 2021 policy HC1, London Plan 2021 policy D4
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.