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Dismissed14 August 20253362220

Upper Floors and Rear of 122-124 High Street, Ruislip, HA4 8LS

Planning appeal 3362220 at Upper Floors and Rear of 122-124 High Street, Ruislip, HA4 8LS (London Borough of Hillingdon) was dismissed on 14 August 2025 by Inspector Bowden N, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the Ruislip Village Conservation Area (RVCA).

the change of use of part of the rear of the building and upper floors from Class E to C3, and new upwards extension to create nine residential dwellings alongside associated works

Authority
London Borough of Hillingdon
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Bowden N
Postcode
HA4 8LS

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the Ruislip Village Conservation Area (RVCA)
  • whether the proposed development would be air quality neutral
  • the effect of the proposed development on the living conditions of neighbours with particular regard to the sense of enclosure and overlooking
  • whether the proposed development would provide satisfactory living conditions for the future occupants with particular regard to outlook and access to amenity space
  • whether the proposed development would provide adequate refuse and recycling storage facilities
  • whether the proposed development would provide a sufficient standard of fire safety

What decided it

The less than substantial harm to the character and appearance of the Ruislip Village Conservation Area caused by the increase in height, bulk and form of the roof extension outweighed the benefits of providing nine residential dwellings and reusing an underutilised building.

What the Inspector cited

Development plan policies
BE1HE1DMHB1DMHB4DMHB11DMHB12DMCI7DMHB18HC1D1D3D4D5D12DF1
National Planning Policy Framework
Paragraph 11Paragraph 215

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 applied

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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  4. Dismissed19 October 20266011268
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  5. Allowed6 October 20266013858
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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.