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Allowed27 August 20253362342

Aram House, 217 Romford Road, Forest Gate, London, E7 9HL

Planning appeal 3362342 at Aram House, 217 Romford Road, Forest Gate, London, E7 9HL (London Borough of Newham) was allowed on 27 August 2025 by Inspector Rawle S, following a hearing. The main issue, as the Inspector framed it: Whether or not the proposal would represent a material change of use and if so whether the proposal would accord with relevant development plan and national policies that deal with the provision of social infrastructure use.

the redevelopment and extension of the existing building, mansard roof addition to create part 3, part 2 storey and stepping down to 1 storey at the rear to provide hostel accommodation (Sui-Generis) comprising 28 units with associated amenity space, access, cycle storage and green roofs

Authority
London Borough of Newham
Appeal type
minor · Planning Appeal
Procedure
Hearing
Development
residential · Change of use
Inspector
Rawle S
Postcode
E7 9HL

Main issues, as the Inspector framed them

  • Whether or not the proposal would represent a material change of use and if so whether the proposal would accord with relevant development plan and national policies that deal with the provision of social infrastructure use
  • The effect of the proposal on the character and appearance of the area, including whether or not it would harm the significance of a non-designated heritage asset
  • Whether or not the proposal would provide acceptable living conditions for future occupiers with regard to size, isolation, privacy, outlook, daylight and sunlight and whether or not the proposal would provide suitably inclusive and accessible accommodation and a genuine choice of hostel accommodation for the population
  • The effect of the proposed development on the living conditions of the occupiers of 215 and 219 Romford Road and 16-30 Kinglet Close with particular reference to outlook, daylight, sunlight, noise and disturbance

What decided it

The Inspector's finding that the existing and proposed use remained a lawful hostel (Sui Generis) with no material change of use, removing the basis for the Council's objection on loss of social infrastructure, combined with findings of no unacceptable harm on the other three main issues.

What the Inspector cited

Development plan policies
Policy INF 8Policy S1Policy S2Policy H12Policy GG5Policy H16Policy SP1Policy SP2Policy SP3Policy SP5Policy SP6Policy SP8Policy S6Policy H1Policy H3Policy D1Policy D3Policy D4Policy D6Policy D7Policy D8Policy D14Policy HC1Policy GG4

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 Newham

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

  1. Dismissed21 October 20266014267
    Rear Of 90 Cumberland Road, Plaistow, London, E13 8LQ
  2. Dismissed2 October 20266011081
    239 Barking Road, London, E6 1LB
  3. Allowed16 September 20266011381
    238 Caulfield Road, East Ham, London, E6 2DQ
  4. Notice varied and upheld10 August 20263362536
    32 Kerrison Road, London, E15 2TH
  5. Notice varied and upheld4 August 20263358326
    42 Disraeli Road, Forest Gate, London, E7 9JP

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.