315, Dersingham Avenue, Manor Park, London, E12 6JX

315, Dersingham Avenue, Manor Park, London, E12 6JX — London Borough of Newham — Appeal Decision Site visit made on 1 July 2025 by F Rafiq BSc (Hons) MCD MRTPI an Inspector appointed by the Secretary of State Decision date: 23 July 2025 Appeal Ref: APP/G5750/W/25/3363110 315 Dersingham Avenue, Manor Park, Newham, London E12 6JX • The appeal is made under section 78 of the Town and Country Planning Act 1990 (as amended) against a refusal to grant planning permission. • The appeal is made by Dr S Suman against the decision of the Council of the London Borough of Newham. • The application Ref is 24/02413/FUL. • The development proposed is a single-storey side infill and two-storey rear extension with flat roof to the side and tile pitch roof to the rear. Decision 1. The appeal is dismissed. Main Issues 2. The main issues are the effect of the proposed development on: • the vitality and viability of nearby designated centres, and • the character and appearance of the host building and the area. Reasons Vitality and viability 3. The appeal site is situated on the corner of Dersingham Avenue, with Dore Avenue and comprises of a ground floor retail unit with a residential use on the floor above. 4.

315, Dersingham Avenue, Manor Park, London, E12 6JX — London Borough of Newham — Appeal Decision The proposal, although modest in floorspace terms and designed to improve the functionality of the existing business by enabling it to stock a wider range of products, would result in the expansion of a shop outside an existing designated centre. Policies INF5 and SP6 of the Newham Local Plan 2018 (Local Plan) seek to consolidate existing commercial uses into defined centres. The proposed extension of the ground floor use would undermine the town centre hierarchy and network by drawing trade away from designated centres. 5. A well-functioning business can contribute positively to the local economy, but it has not been demonstrated in this case that the proposal can be accommodated without undermining the Council’s aims of protecting town centres and resisting ribbon development elsewhere. 6. I therefore conclude that the proposed development would have an unacceptable harmful impact on the vitality and viability of nearby designated centres. As such, it would conflict with Policies S6, SP1, SP2, SP3, SP6, SP7, SP8 and INF5 of the https://www.gov.uk/planning-inspectorate

315, Dersingham Avenue, Manor Park, London, E12 6JX — London Borough of Newham — Appeal Decision Appeal Decision APP/G5750/W/25/3363110 Local Plan and Policies SD6, SD7, SD8 and E9 of The London Plan, which seek, amongst other matters to maintain and develop the role of existing centres and consolidate existing commercial uses into defined centres appropriate to their scale. It would also be contrary to Section 7 of the National Planning Policy Framework (Framework), which seeks to promote the long-term vitality and viability of town centres and to focus main town centre uses in existing centres. Character and appearance 7. The appeal property is a part two and part single storey end-terrace property which is situated in an area that is characterised in the main by terraced dwellings. These contain features such as bay windows and a similar palette of materials that provide for a harmonious, unified character to the built form in the area. 8. The proposal includes a first-floor element to the rear. Although this would extend beyond two storey rear outriggers on other properties, the two-storey rear element of the appeal building already projects past others on this terraced row and has a different, narrower form. This element of the proposal would also be set away from the rear eastern boundary.

315, Dersingham Avenue, Manor Park, London, E12 6JX — London Borough of Newham — Appeal Decision Consequently, I don’t consider the first-floor extension would have an excessive scale or bulk. 9. The first-floor extension would adopt a mono-pitch roof form, but in views to the side from Dore Avenue, the development would continue the roof pitch and the roof eaves and ridge height of the existing outrigger. It would also utilise materials to match those on the existing building. I do not therefore consider the mono-pitch roof form proposed would be jarring against the dual pitched existing roof, as the juncture between the two would be seen in more limited, acute views along Dore Avenue towards the junction of Landseer Avenue. The first-floor element of the proposal would not disrupt existing features such as bay windows that contribute positively to the character and appearance of the area and the scheme therefore would not be visually harmful. 10. I therefore conclude that the proposed development would not have an unacceptable adverse impact on the character and appearance of the host building or the area.

315, Dersingham Avenue, Manor Park, London, E12 6JX — London Borough of Newham — Appeal Decision As such, it would comply with Policies S6, SP1, SP2, SP3 and SP8 of the Local Plan, Policies D1, D3, D4 and D8 of The London Plan and Paragraph 135 of the Framework, which seek, amongst other matters, high quality development that is sympathetic to local character. Other Matters 11. The appellant has made reference to precedents that have been set by similar approvals. In one specific example at 1A Skeffington Road1, whilst this referenced site is on a residential street, it is also immediately adjacent to a primary shopping centre. As such, given its differing circumstances, this case does not provide support for the proposal. 12. The proposed development would provide some economic benefit to the business and accessibility improvements, but these factors would not outweigh the harm that I have identified in relation to the vitality and viability of local centres. 13. The proposal would not have an adverse impact on residential amenity, but this matter, along with the scheme’s acceptability in terms of its effect on character and 1 LPA Ref: 20/01555/FUL https://www.gov.uk/planning-inspectorate 2

315, Dersingham Avenue, Manor Park, London, E12 6JX — London Borough of Newham — Appeal Decision Appeal Decision APP/G5750/W/25/3363110 appearance, are neutral matters and not ones which weigh in favour of the development. Conclusion 14. The proposal conflicts with the development plan and the material considerations do not indicate that the appeal should be decided other than in accordance with it. For the reasons given above, I conclude that the appeal should be dismissed.

315, Dersingham Avenue, Manor Park, London, E12 6JX — London Borough of Newham — F Rafiq INSPECTOR https://www.gov.uk/planning-inspectorate 3