11-17 Victoria Road, Ruislip, HA4 9AA

Planning appeal 3370257 at 11-17 Victoria Road, Ruislip, HA4 9AA (London Borough of Hillingdon) was dismissed on 21 November 2025 by Inspector Humphrey C, by written representations. The main issue, as the Inspector framed it: whether the appeal proposal would achieve a well-designed development in terms of local context, movement and safety.

erection of ground floor rear extension and three-storey extension (with top floor set-in) above existing commercial parade to provide 7 residential units (2 x 1 bed, 2 person units, 4 x 2 bed, 3 person units and 1 x 3 bed, 5 person unit)

Authority: London Borough of Hillingdon
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Humphrey C
Postcode: HA4 9AA

Main issues, as the Inspector framed them

whether the appeal proposal would achieve a well-designed development in terms of local context, movement and safety
the effect of the appeal proposal on the living conditions of neighbouring occupants at 9a Victoria Road with regard to outlook and sense of enclosure
the effect of the appeal proposal on trees and green infrastructure
the effect of the appeal proposal on air quality

What decided it

The appeal proposal would not achieve a well-designed development in terms of local context, movement and safety, creating considerable adverse impacts that conflict with the development plan and cannot be outweighed by other material considerations.

The modest housing and economic benefits of seven new residential units were outweighed by the considerable adverse impacts arising from poor design and unsafe pedestrian access arrangements.

What the Inspector cited

Development plan policies: Policy BE1Policy DMHB 11Policy DMHB 12Policy DMHB 14Policy DMEI 14Policy D3Policy D4Policy D11Policy G1Policy SI1
National Planning Policy Framework: Paragraph 12

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 Hillingdon

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

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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.