261188FUL

The proposed development would involve the demolition of an existing Victorian building that makes a positive contribution to the character and appearance of the Ealing Town Centre Conservation Area. The loss of this building, combined with the scale, bulk, massing and design of the proposed replacement building, would fail to preserve or enhance the character or appearance of the Conservation Area and would result in less than substantial harm to the significance of this designated heritage asset. The modest public benefits arising from the proposed development are not considered sufficient to outweigh this harm, which must be afforded great weight. The proposal is therefore contrary to Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, Paragraphs 212 and 215 of the NPPF (2024, updated 2025), Policy HC1 of the London Plan (2021), and Policy 7C of the Ealing Development Management DPD (2013).

The proposed development, by reason of its scale, bulk, massing and siting, would result in an overbearing and enclosing form of development that would exacerbate the poor quality pedestrian experience along the adjacent public footpath and harm the character and quality of the public realm. The proposal fails to respond positively to the local context, townscape and existing pedestrian environment and does not deliver a high-quality design appropriate for this sensitive town centre location. The proposal is therefore contrary to Policies D3, D4 and D8 of the London Plan (2021), Policies 7.4 and 7B of the Ealing Development DPD (2013), Policy DAA of the Ealing Draft Local Plan (Regulation 22), and the design objectives of the NPPF (2024, updated 2025).