25-27 Horsell Road & 11 Ronalds Road, LONDON, N5 1XL

change of use at 25-27 Horsell Road and 11 Ronalds Road, London, N5 1XL (‘the Site’) from commercial (Use Class E) to dwellinghouse (Use Class C3) to provide 19 x self-contained residential units

Authority: London Borough of Islington
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Armstrong N

Main issues, as the Inspector framed them

Whether the proposal would be permitted development under Schedule 2, Part 3, Class MA of the GPDO, with particular reference to the lawful use of the building prior to the date of the application

What decided it

The appellant failed to demonstrate that the entire building had been in lawful Class E use for the required continuous period of at least 2 years prior to the application, leaving ambiguity about the lawful use of the building before the appellant's acquisition in 2016.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
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