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Dismissed11 August 20253362471

2 High Road, London, E18 2QL

Planning appeal 3362471 at 2 High Road, London, E18 2QL (London Borough of Redbridge) was dismissed on 11 August 2025 by Inspector Lo S, by written representations. The main issue, as the Inspector framed it: the effect of the development upon the living conditions of occupiers of the loft floor bedrooms, having particular regard to internal floor space.

a change of use from dwellinghouse to a large HMO for up to 7 people (retrospective)

Authority
London Borough of Redbridge
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Lo S
Postcode
E18 2QL

Main issues, as the Inspector framed them

  • the effect of the development upon the living conditions of occupiers of the loft floor bedrooms, having particular regard to internal floor space
  • whether or not the proposal would make adequate provision for mitigating any impact to the Epping Forest Special Area of Conservation

What decided it

The failure to secure mitigation for the Epping Forest Special Area of Conservation through a completed s.106 agreement, combined with inadequate living conditions in the loft bedrooms, resulted in substantial policy conflicts that outweighed the limited housing benefits.

The substantial harm to living conditions and the SAC, attributed substantial weight against the scheme, was not outweighed by the limited weight afforded to housing supply benefits and economic benefits, despite the Council's significant housing delivery shortfall.

What the Inspector cited

Development plan policies
Policy LP26Policy LP6Policy D6Policy LP39Policy LP33
National Planning Policy Framework
Paragraph 11Paragraph 194Paragraph 195

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 Redbridge

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

  1. Quashed On Legal Grounds29 September 20263372674
    Land at 112 Highbury Gardens , Seven King , Ilford , IG3 8AA
  2. Allowed25 September 20266013032
    289 Roding Lane North, Woodford Green, Essex, IG8 8LH
  3. Dismissed25 September 20263361999
    2A Hall Road, Chadwell Heath, Romford, RM6 4LH
  4. Allowed25 September 20263360229
    38, Hertford Road, Newbury Park, Ilford, IG2 7HF
  5. Notice varied and upheld23 September 20263369444
    12 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.

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.