33 High Street, Ruislip, HA4 7AU

Replacement Shopfront + entrance door to first floor

Authority: London Borough of Hillingdon
Appeal type: Planning
Procedure: Written
Development: retail
Postcode: HA4 7AU

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of Ruislip Village Conservation Area

What decided it

The removal of the existing timber shopfront and its replacement with modern aluminium materials would further erode the traditional material palette of the conservation area, and the claimed benefits do not outweigh this harm to character and appearance.

Framework references: 215

Plan policies cited: Policy HE1, Policy DMHB1, Policy DMHB11, Policy DMHB13

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; 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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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.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
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