®Planning appeal decision
102 and 104 Tanners Lane, Barkingside, Ilford, Essex, IG6 1QE
Planning appeal 3359498 at 102 and 104 Tanners Lane, Barkingside, Ilford, Essex, IG6 1QE (London Borough of Redbridge) was dismissed on 24 July 2025 by Inspector Dade E, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would achieve a suitable standard of design quality, with particular regard to appearance, layout and landscaping.
two storey extension above ground floor commercial units to contain 4no. (4 x 2 bedrooms) self-contained flats with associated balconies, cycle storage units, refuse area, communal amenity green space and all associated works. (Some matters reserved). (Summary)
- Authority
- London Borough of Redbridge
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Dade E
- Postcode
- IG6 1QE
Main issues, as the Inspector framed them
- Whether the proposed development would achieve a suitable standard of design quality, with particular regard to appearance, layout and landscaping
- Whether the proposed layout and scale would provide adequate living conditions for future occupants, with particular regard to internal space and outlook
- The effect of the proposed layout and scale on the supply of retail floorspace
What decided it
The adverse impacts of poor design quality, inadequate living conditions, and unjustified loss of retail floorspace significantly and demonstrably outweighed the moderate benefit of four additional dwellings, such that the presumption in favour of sustainable development did not apply.
The modest benefit of four dwellings (moderate weight) was significantly and demonstrably outweighed by the substantial harms to design quality, living conditions, and retail floorspace supply, resulting in dismissal despite the Council's poor housing delivery record.
What the Inspector cited
- Development plan policies
- London Plan 2021 Policy D3London Plan 2021 Policy D6Redbridge Local Plan 2018 Policy LP26Redbridge Local Plan 2018 Policy LP29Redbridge Local Plan 2018 Policy LP10
- National Planning Policy Framework
- Paragraph 11Paragraph 90Paragraph 129Paragraph 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
More decisions in London Borough of Redbridge
The authority’s record since 2016 · every decision in 2025
- Quashed On Legal Grounds29 September 20263372674Land at 112 Highbury Gardens , Seven King , Ilford , IG3 8AA
- Allowed25 September 20266013032289 Roding Lane North, Woodford Green, Essex, IG8 8LH
- Dismissed25 September 202633619992A Hall Road, Chadwell Heath, Romford, RM6 4LH
- Allowed25 September 2026336022938, Hertford Road, Newbury Park, Ilford, IG2 7HF
- Notice varied and upheld23 September 2026336944412 Westrow Gardens, Ilford, IG3 9NE
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.