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Planning appeal decision

Dismissed22 January 20263369496

216 High Road, Ilford, IG1 1QE

Planning appeal 3369496 at 216 High Road, Ilford, IG1 1QE (London Borough of Redbridge) was dismissed on 22 January 2026 by Inspector Szymanski D, by written representations. The main issue, as the Inspector framed it: whether or not the proposal would make adequate provision for refuse storage.

Change of use of E(e)-Dental Surgery into C4-HMO (House in Multiple Occupation) for 4 persons with internal alteration

Authority
London Borough of Redbridge
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Szymanski D
Postcode
IG1 1QE

Main issues, as the Inspector framed them

  • whether or not the proposal would make adequate provision for refuse storage
  • whether or not the proposal would make adequate provision for cycle parking
  • the effect of the proposal upon the character and appearance of the area
  • whether or not the proposal is compliant with policies for town centre uses
  • the effect of the proposal upon the SAC as a designated habitats site

What decided it

The inability to ascertain that the proposal would not have likely significant effects upon the integrity of the Epping Forest Special Area of Conservation, which under the Conservation of Habitats and Species Regulations 2017 precludes the project from proceeding.

The moderate weight given to housing delivery benefits was substantially outweighed by the substantial weight attributed to the inability to secure SAC mitigation and the significant weight given to inadequate refuse storage, moderate weight to town centre policy conflict, and limited weight to character and appearance harm, such that the policy conflicts and harm significantly and demonstrably outweighed the scheme benefits.

What the Inspector cited

Development plan policies
Policy LP26Policy T5Policy T6Policy LP23Policy LP9Policy LP10Policy LP17Policy LP39
National Planning Policy Framework
Paragraph 57Paragraph 11Paragraph 193

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.

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The decision letter

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More decisions in London Borough of Redbridge

The authority’s record since 2016 · every decision in 2026

  1. Notice varied and upheld23 September 20263353209
    3 Highbury Gardens, Ilford, IG3 8AB
  2. Dismissed21 May 20266004591
    18 Leyswood Drive, Newbury Park, Ilford, IG2 7JE
  3. Allowed6 May 20266005192
    38 Hertford Road, Ilford, IG2 7HF
  4. Dismissed28 April 20266004411
    178, The Drive, Cranbrook, Ilford, IG1 3PP
  5. Dismissed11 March 20266001175
    2 Hunter Road, Ilford, IG1 2NW

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.