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82-84 High Street Ruislip HA4 7AB

78935/APP/2026/418FullRefused

Refused on 16 April 2026

2 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Creation of 6no. self-contained flats with associated cycle and bin storage, following the change of use of first floor from office (Class E) to residential (Class C3), the erection of a two storey rear extension with balconies and terraces and alterations to rear building including an additional storey and terraces. Retention and reconfiguration of the Class E unit at ground floor level with alterations to fenestration.

Received
17 February 2026
Ward
RUISLIP 2022
  1. Received17 Feb
  2. Validated19 Feb
  3. Consult.31 Mar
  4. Target16 Apr
  5. Decided16 Apr

Decided in 56 days (council typically 56)

About this application

This is a full planning application for a two storey rear extension at 82-84 HIGH STREET RUISLIP HA4 7AB. Hillingdon has handled 4,983 applications of this type. This one was decided in 58 days. The site is in the Ruislip Village conservation area. There have been 3 other applications at this address. In the past year there have been 140 applications across RUISLIP 2022. We hold 773 applications in total for the HA4 postcode area.

87% of full applications at London Borough of Hillingdon were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposed development, by reason of its cumulative scale, bulk and visual complexity, including extensive alterations to the roof of the locally listed building and the addition of a further storey to the rear building, would result in an overdevelopment of the site. The proposal would materially alter the established proportions and roofscape, erode the legibility of the building's neo-Georgian design, and diminish the prominence of key features, resulting in a dominant and intrusive form of development that fails to preserve the character and appearance of the Ruislip Village Conservation Area and harms the significance of the locally listed building. This represents a clear departure from the form of development previously found acceptable at appeal. The identified less than substantial harm is not outweighed by the limited public benefits of the proposal and is therefore contrary to Policies BE1 and HE1 of the Hillingdon Local Plan: Part One (2012), Policies DMHB 1, DMHB 4 and DMHB 11 of the Hillingdon Local Plan: Part Two (2020), Policies D3 and HC1 of the London Plan (2021), and the National Planning Policy Framework (2024).
  2. The proposed development, by reason of the additional storey to the rear building and associated increase in height and bulk, would result in an overbearing form of development that would cause an unacceptable loss of outlook and sense of enclosure to neighbouring occupiers, in particular the first- floor rear bedroom window at No. 80A High Street and No.2 Ickenham Rd. The proposal would therefore result in harm to the residential amenity of adjoining occupiers, contrary to Policy DMHB 11 of the Hillingdon Local Plan: Part Two (2020), Policy D3 of the London Plan (2021), and the National Planning Policy Framework (2024).

From the council's decision notice.

Application details

Postcode
HA4 7AB
Application type
Full
Scale / size
Small

Planning application dates

Date validated
19 February 2026
Consultation expiry
1 April 2026
Neighbour consultation start
27 February 2026
Last date for comments
31 March 2026
Target decision date
16 April 2026

Applicant and agent

Agent address
Mr Jordan Wiseman Gillings Planning Ltd 2 Wessex Business Park Colden Common Winchester SO21 1WP

Planning decision

Statutory period
56 days

Publicity

Last advertised
11 March 2026
Advertisement expiry
1 April 2026
Site notice start
2 March 2026
Site notice end
24 March 2026

Additional information

Documents
20

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Conservation area: Ruislip Village
  • Article 4 direction: Changes of use from commercial, business and service uses to dwellinghouses+1 more
  • Flood zone 1: Low probability (rivers and sea)

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (21)

flood storage areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Hillingdon

Contains public sector information from the Planning London Datahub, licensed under the Open Government Licence v3.0.

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