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Dismissed28 November 20253371788

37-38 The Mall , Basement Office, Ealing, London, W5 3TJ

Planning appeal 3371788 at 37-38 The Mall , Basement Office, Ealing, London, W5 3TJ (London Borough of Ealing) was dismissed on 28 November 2025 by Inspector Tivey C, by written representations. The main issue, as the Inspector framed it: Whether the proposal would preserve or enhance the character or appearance of the Ealing Common Conservation Area, and the effects of it upon the setting of the Ealing Town Centre Conservation Area and locally listed buildings, 32-39 The Mall.

Change of use and conversion of lower ground floor into 4 self-contained residential units; demolition of existing rear extension and construction of a separate three-storey (above lower ground) & mansard building to accommodate a further 3 self-contained residential units

Authority
London Borough of Ealing
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Tivey C
Postcode
W5 3TJ

Main issues, as the Inspector framed them

  • Whether the proposal would preserve or enhance the character or appearance of the Ealing Common Conservation Area, and the effects of it upon the setting of the Ealing Town Centre Conservation Area and locally listed buildings, 32-39 The Mall
  • The effect of the appeal proposal upon the living conditions of the occupants of 37-38 The Mall, having specific regard to outlook
  • The effect of the appeal proposal upon the living conditions of future occupants of the proposed development, specifically those of units 1-4 with regard to outlook and external amenity space provision

What decided it

The heritage harm to the Ealing Common Conservation Area, combined with harm to the setting of the Ealing Town Centre Conservation Area, non-designated heritage assets, and the living conditions of both existing and future residents, outweighs the public benefits of the proposal.

The public benefits of housing provision, efficient land use, energy efficiency and modest biodiversity net gain do not outweigh the less than substantial harm to the Ealing Common Conservation Area, harm to the setting of the Ealing Town Centre Conservation Area and non-designated heritage assets, and significant harm to the living conditions of existing and future residents.

What the Inspector cited

Development plan policies
London Plan Policy D3London Plan Policy D4London Plan Policy HC1London Plan Policy D6Ealing Development Management DPD Policy 7.4Ealing Development Management DPD Policy 7BEaling Development Management DPD Policy 7CEaling Development Management DPD Policy 7DEaling Development Management DPD Policy 3.5
National Planning Policy Framework
Paragraph 11Paragraph 131Paragraph 129Paragraph 215Paragraph 212Paragraph 135
Judgments
Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)

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 Ealing

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.

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