# 10 Goodmayes Lane, Ilford

- **Decision:** dismissed, 15 September 2026
- **Decided by:** Planning Inspector: F Bradley
- **Authority:** Redbridge (London)
- **Appeal reference:** 6010379
- **Application reference:** 2482/25
- **Procedure:** written-representations
- **Development:** Change of use from small HMO (C4) to large HMO (sui generis, 11 persons)
- **Site context:** inside-settlement, near-station
- **Green Belt:** no
- **Housing Delivery Test (%):** 30
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** S4(1), TR6(4)
- **Development plan policies:** Redbridge Local Plan LP5, LP6, LP23, LP26, LP29, London Plan 2021 D6, T6, T6.1, Housing Design SPD 2019
- **Main issues:** living conditions, parking and highway safety, location, neighbour amenity, loss of family dwelling
- **Tags:** tier-2, s4-within-settlement, s4-substantially-outweighed, hmo, sustainable-location-pass, tr6-highway-safety, housing-shortfall, parties-consulted-on-2026-framework

## Summary
Intensifying a small HMO in Ilford to an 11-person large HMO. Dismissed. The location passed TR3 (walkable shops and services, buses, Goodmayes station). But the undersized communal space (significant weight) and an unproven parking and turning layout (TR6(4), moderate weight) substantially outweighed the moderate benefits under S4. This was so even though the HDT results were very low: 24% (2024) and 30% (2025).

## What made the difference
Undersized communal space for 11 occupants, and no swept-path evidence. A very poor HDT raised the housing benefit only to "moderate" for a single HMO conversion (DL ¶28, 33).

## Policy findings
- **TR3: pass.** short walk to shops, buses and Goodmayes station; LP6 town-centre locational criterion breach given limited weight (DL 16-18)
- **TR6(4): fail (moderate weight).** two spaces (over London Plan maximum), no tracking in a constrained yard; safe access not shown (DL 11-15, 32)
- **S4(1): fail.** 8.2 sq m communal room against 21 sq m SPD (significant weight) plus highway harm substantially outweigh moderate housing benefits, despite HDT 24%/30% (DL 28, 31-34)

## Key facts
- HDT 2024 24% and 2025 30% (results released with the new Framework)
- 11 occupants; communal lounge 8.2 sq m including a shower room

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010379
- https://appeal-planning-decision.service.gov.uk/published-document/34995ca6-29aa-4fe3-8b7f-91fc9802028c

---

Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010379.html

A summary of a public planning decision, written from the decision letter. Not legal advice. © Planning Distilled. Released under the Creative Commons Attribution 4.0 licence (https://creativecommons.org/licenses/by/4.0/): share and adapt freely, with credit to Planning Distilled. Quotations from decision letters, plans and the Framework remain the copyright of their publishers.