77 Harvey Road, Ilford, IG1 2NJ

Authority: Redbridge
Appeal type: Planning
Procedure: Written
Development: retail
Postcode: IG1 2NJ

Main issues, as the Inspector framed them

The effect of the development on the vitality of nearby designated local centres

What decided it

The failure to demonstrate compliance with the sequential test for out-of-centre retail development, combined with the harmful effect on the vitality of nearby designated local centres, means the benefits of the development are substantially outweighed by adverse effects under Policy S4 of the Framework.

The modest economic benefits of the development and efficient use of an existing building are substantially outweighed by the harmful effect on the vitality of existing designated local centres and the failure to comply with the sequential test policy.

Plan policies cited: Policy LP9, Policy LP10, Policy SD7

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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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