70, Mayfair Avenue, Ilford, IG1 3DQ Data via plota.co.uk

2616/25 - Full Planning Permission Refused
Change of use

Proposal

Change of use from dwelling house (C3) to Large HMO (SUI GENERIS) for up to 9 oc Data via plota.co.uk

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View original council record ↗

Application progress

✓
Received
4 Mar 2026
✗
Refused
24 Apr 2026
Appeal
Not lodged

Refused on 24 Apr 2026 · Delegated C/Signed A. Van Overbeke · Last checked 12 Jul 2026

Site constraints 19

D12 (Fire safety)D13 (Agent of Change)D14 (Noise)D3 (Optimising site capacity through the design-led approach)D6 (Housing quality and standards)H1 (Increasing housing supply)H10 (Housing size mix)H9 (Ensuring the best use of stock)LP2 (Delivering Housing Growth)LP22 (Promoting Sustainable Transport)LP23 (Cycle and Car Parking)LP24 (Pollution)LP26 (Promoting High Quality Design)LP29 (Amenity and Internal Space Standards)LP39 (Nature Conservation and Biodiversity)LP5 (Dwelling Mix)LP6 (Dwelling Conversions, Houses in Multiple Occupation)T5 (Cycling)T6.1 (Residential parking)

Constraints recorded by the council for this site. Documents on the council site ↗

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Other new applications on this street

11, Mayfair Avenue, Ilford, IG1 3DJ

Front extension. Single storey rear extension with steps to garden (summary)

2111/26 - 14 Aug 2026

37, Mayfair Avenue, Ilford, IG1 3DJ

Single storey rear extension with a depth of 6.00 metres, highest point of 4.00

0741/26 - 16 Mar 2026

Nearby new applications

12, Northbrook Road, Ilford, IG1 3BS

Use as 9no. self-contained flats. (Summary).

2139/26 - 13 Aug 2026

11, Mayfair Avenue, Ilford, IG1 3DJ

Front extension. Single storey rear extension with steps to garden (summary)

2111/26 - 14 Aug 2026

8, De Vere Gardens, Cranbrook, Ilford, IG1 3ED

Change of use of from a single dwelling house into a large HMO for upto 9 people...

1890/26 - 13 Aug 2026

65, Wanstead Park Road, Ilford, IG1 3TQ

Change of use from Dwellinghouse (C3) to a Large HMO (Sui Generis) for up to 9 o...

0544/26 - 5 Aug 2026

53A, Selborne Road, Ilford, IG1 3AH

TPO 14/03 - T1 (Horse Chestnut) - trim by 4m. (Summary).

2003/26 - 10 Aug 2026

127, Empress Avenue, Cranbrook, Ilford, IG1 3DG

Single storey rear extension with a depth of 6.00 metres, highest point of 3.30 ...

2090/26 - 7 Aug 2026

Important details

Council
Redbridge
Application type
Full Planning Permission
Postcode
IG1 3DQ
Received
4 Mar 2026
Validated
4 Mar 2026
Ward
Valentines
Case officer
Show
Target decision
28 Apr 2026
Decision
Refuse Permission/Consent
Decision date
24 Apr 2026
Decision level
Delegated C/Signed A. Van Overbeke
Applicant
Show
Agent
Sparrow Design and Build Ltd

Consultation & key dates

Alt. reference
PP-14309102
Comments by
8 Apr 2026
Press notice
17 Mar 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025 Approved
67, Empress Avenue, Cranbrook, Ilford, IG1 3DG
Single storey rear extension. (Summary).
1744/25
2025 Approved
63, Mayfair Avenue, Ilford, IG1 3DQ
Loft conversion with rear dormer. Three front rooflights. (summary)
1296/25
2025 Approved
67, Empress Avenue, Cranbrook, Ilford, IG1 3DG
Single storey rear extension with a depth of 3.70 metres, highest point of 3.32 metres an…
0011/25
2024 Approved
Development At 58, Empress Avenue, Cranbrook, Ilford
First floor rear extension. Conversion of HMO into 5 self-contained (1x1, 1x1, 1x1, 1x1 a…
2273/24
2024 Approved
85, Empress Avenue, Cranbrook, Ilford, IG1 3DG
TPO 06/06 T1 (False Acacia) - reduce crown by up to 4m and remove all dead / dying branch…
2576/24
2024 Refused
76-78 Belgrave Road and 85 Northbrook Road
Two storey rear extension. Loft conversion with a rear dormer. Hip to gable roof alterati…
0543/24
2024 Approved
79A, Belgrave Road, Ilford, IG1 3AL
Loft conversion with a rear dormer. Two front roof lights (summary)
0991/24
2023 Approved
Development At 80 To 84 And 90, Belgrave Road, Ilford
Additional storey to create one x 2-bedroom self-contained flat with associated and waste…
3334/23
2024 Approved
Development At 58, Empress Avenue, Cranbrook, Ilford
Part first floor rear extension. Two storey side extension. Conversion of existing 6 bedr…
0476/24
2023 Approved
Development At 58, Empress Avenue, Cranbrook, Ilford
First floor rear extension. Alterations to fenestrations. Conversion of HMO into 5x self…
3188/23
2022 Approved
76, Empress Avenue, Cranbrook, Ilford, IG1 3DF
Single storey side and rear extension. (Summary).
3400/22
2022 Approved
73, Empress Avenue, Cranbrook, Ilford, IG1 3DG
Loft conversion with a side / rear dormer. Three front roof lights. (Summary).
1939/22
2022 Approved
63, Mayfair Avenue, Ilford, IG1 3DQ
Single storey rear extension with a depth of 4.50 metres, highest point of 3.80 metres an…
1780/22
2022 Approved
52, Empress Avenue, Cranbrook, Ilford, IG1 3DD
Single storey front extension to create porch. Installation of access ramp with handrails…
1040/22
2022 Approved
73, Empress Avenue, Cranbrook, Ilford, IG1 3DG
Single storey side extension. Alterations to roof of existing rear extension. Alterations…
1036/22
2022 Refused
73, Empress Avenue, Cranbrook, Ilford, IG1 3DG
Loft conversion with two rear dormers. Three front roof lights. (Summary)
0981/22
2021 Approved
75, Northbrook Road, Ilford, IG1 3BN
Single storey and part first floor rear extensions. (Summary).
2315/21
2021 Approved
75, Northbrook Road, Ilford, IG1 3BN
Single storey rear extension with a depth of 6.00 metres, highest point of 4.00 metres an…
2587/21
2021 Approved
75, Northbrook Road, Ilford, IG1 3BN
loft conversion with a rear dormer. Three front roof lights (summary)
2317/21
2021 Approved
147, Westbury Road, Cranbrook, Ilford, IG1 3BW
Single and part first floor rear extension. Alterations to fenestrations (summary)
1153/21
2017 Approved
69, Empress Avenue, Cranbrook, Ilford, IG1 3DG
Loft conversion with side / rear dormer. Hip to gable roof alteration and two front roof…
3048/17
2017 Approved
65, Mayfair Avenue, Ilford, IG1 3DQ
Loft conversion incorporating rear dormer with three roof lights at the front. (Summary)
2699/17
2017 Approved
81, Northbrook Road, Ilford, IG1 3BN
Loft conversion with rear dormer and two front roof lights.
0305/17
2016 Approved
96, Empress Avenue, Cranbrook, Ilford, IG1 3DF
Single storey rear extension with a depth of 5.34 metres, highest point of 3.6 metres and…
5510/16
2016 Refused
96, Empress Avenue, Cranbrook, Ilford, IG1 3DF
Single storey rear extension with a depth of 5.345 metres, highest point of 2.9 metres an…
4887/16
Redbridge
Planning Authority Score
4.5/10
Below average
#174 of 296 councils
Relevant to this application:
Change of use

Redbridge ranks #129 out of 296 councils for householder decision speed. Redbridge is also one of the strictest councils - it refuses more householder applications than almost any other, with only 82% approved vs 90% nationally.

One of the strictest councils
only 82% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Redbridge decision performance
Based on MHCLG data, the year to March 2026
72%
Overall approval rate
Below avg (87%) #292 of 296
82%
Householder approved
Below avg (90%) #267 of 296
69%
Decided in 8 weeks
Above avg (63%) #129 of 296
34%
Extended time limit
Below avg (41%) #90 of 296
57%
Minor dwellings approved
152 decided (1-9 homes)
83%
Major dwellings approved
12 decided (10+ homes)
32%
Change of use approved
192 decided
1,673
Total decisions
461 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings