12 Great Central Avenue , Ruislip, HA4 6UD

Planning appeal 3359178 at 12 Great Central Avenue , Ruislip, HA4 6UD (London Borough of Hillingdon) was dismissed on 23 July 2025 by Inspector Edwards J, by written representations. The main issue, as the Inspector framed it: the effect of the development on the character and appearance of the area.

demolition of existing bungalow and ancillary building and erection of a detached 2-storey dwelling and separate apartment block containing 4 units

Authority: London Borough of Hillingdon
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Edwards J
Postcode: HA4 6UD

Main issues, as the Inspector framed them

the effect of the development on the character and appearance of the area
whether it would provide an appropriate housing mix
whether it would provide suitable living conditions for future residents
its effect on biodiversity and trees
the effect on air quality
the effect on living conditions at adjoining residences at 14 Great Central Avenue

What decided it

The proposal's conflicts with multiple development plan policies regarding character and appearance, housing mix, living conditions, biodiversity and air quality significantly and demonstrably outweighed the modest benefits of housing delivery, such that the presumption in favour of sustainable development did not apply.

the harm resulting from policy conflicts significantly and demonstrably outweighed the benefits of the scheme, including modest housing contribution and good access to services and transport

What the Inspector cited

Development plan policies: BE1DMHB11DMHB12D3DMH2H10DMHB18D6DMHB16G6EM7DMEI7DMHB14DMEI14SI1EM8DMCI7DF1
National Planning Policy Framework: Paragraph 124Paragraph 11

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 Hillingdon

The authority’s record since 2016 · every decision in 2025

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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.