Development At 222 to 224, High Road, Ilford Data via plota.co.uk
0363/26 - Full Planning Permission
Approved
Proposal
Demolish existing building. Erection of four storey building to create commerci Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
7 Mar 2026
✓
Consultation
20 Mar 2026
✓
Approved
12 May 2026
Approved on 12 May 2026 · Delegated C/Signed A. Van Overbeke · Last checked 12 Jul 2026
Associated applications 2
- Demolish existing building. Erection of four storey building to create commerci
Site constraints 31
LP39 (Nature Conservation and Biodiversity)LP29 (Amenity and Internal Space Standards)LP26 (Promoting High Quality Design)LP24 (Pollution)LP23 (Cycle and Car Parking)LP22 (Promoting Sustainable Transport)LP10 (Managing Town Centres and Retail Uses)LP5 (Dwelling Mix)LP2 (Delivering Housing Growth)SD6 (Town centres and high streets)D3 (Optimising site capacity through the design-led approach)D6 (Housing quality and standards)D9 (Tall buildings)D12 (Fire safety)D13 (Agent of Change)D14 (Noise)H1 (Increasing housing supply)H10 (Housing size mix)G5 (Urban Greening)G6 (Biodiversity and access to nature)SI.5 (Water infrastructure)T2 (Healthy Streets)T5 (Cycling)T6.1 (Residential parking)
Archaeological priority area
An assessment or field evaluation may be asked for before ground works.
The council or Historic England considers archaeology likely here. A desk-based assessment, and sometimes trial trenching, can be asked for with the application.
Air quality management area: Redbridge AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Town centre: Ilford
A designated centre in the London Plan.
Shops, services and active frontages are protected in centres, and main town centre uses are steered here first.
Opportunity area
Where the London Plan expects significant growth.
Boundaries are indicative and the borough holds the detailed plan.
LP39 (Nature Conservation and Biodiversity)Council record
Recorded by the council for this site.
LP29 (Amenity and Internal Space Standards)Council record
Recorded by the council for this site.
LP26 (Promoting High Quality Design)Council record
Recorded by the council for this site.
LP24 (Pollution)Council record
Recorded by the council for this site.
LP23 (Cycle and Car Parking)Council record
Recorded by the council for this site.
LP22 (Promoting Sustainable Transport)Council record
Recorded by the council for this site.
LP10 (Managing Town Centres and Retail Uses)Council record
Recorded by the council for this site.
LP5 (Dwelling Mix)Council record
Recorded by the council for this site.
LP2 (Delivering Housing Growth)Council record
Recorded by the council for this site.
SD6 (Town centres and high streets)Council record
Recorded by the council for this site.
D3 (Optimising site capacity through the design-led approach)Council record
Recorded by the council for this site.
D6 (Housing quality and standards)Council record
Recorded by the council for this site.
D9 (Tall buildings)Council record
Recorded by the council for this site.
D12 (Fire safety)Council record
Recorded by the council for this site.
D13 (Agent of Change)Council record
Recorded by the council for this site.
D14 (Noise)Council record
Recorded by the council for this site.
H1 (Increasing housing supply)Council record
Recorded by the council for this site.
H10 (Housing size mix)Council record
Recorded by the council for this site.
G5 (Urban Greening)Council record
Recorded by the council for this site.
G6 (Biodiversity and access to nature)Council record
Recorded by the council for this site.
SI.5 (Water infrastructure)Council record
Recorded by the council for this site.
T2 (Healthy Streets)Council record
Recorded by the council for this site.
T5 (Cycling)Council record
Recorded by the council for this site.
T6.1 (Residential parking)Council record
Recorded by the council for this site.
Also on the record
1 listed building within 150 m; Inside the Redbridge built-up area; Public transport access: PTAL 6a (excellent), TfL 2023, for the 100 m square.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site
Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.
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Other new applications on this street
Nearby new applications
27 Oct 2026Pending
DEVELOPMENT AT 162 TO 166, HIGH ROAD, ILFORD
Discharge of Conditions of approved permission 0704/26: Cycle Parking (Condition...
27 Oct 2026Pending
Development At Land At Winston Way, Land On The North Side Of And At 300 To 310, High Road, Ilford
Demolition and redevelopment of site to provide a part 6 storey, part 14 storey ...
20 Oct 2026Pending
DEVELOPMENT SITE AT 52, GREEN LANE, ILFORD
Discharge of conditions for approved permission 3051/24: cycle parking (Conditio...
15 Oct 2026Pending
15, Belmont Road, Ilford, IG1 1YW
Single storey rear / side extension. (AMENDED PLANS). (Summary).
9 Oct 2026Pending
Development At Garage Block Between 120 And 122, Park Road, Ilford
Discharge of condition for approved permission 1084/26: Control of construction ...
9 Oct 2026Pending
20, Chapel Road, Ilford, IG1 2AG
Change of use from shop into a restaurant with internal alterations. Installatio...
Important details
- Council
- Redbridge
- Application type
- Full Planning Permission
- Postcode
- IG1 1QE
- Received
- 7 Mar 2026
- Validated
- 7 Mar 2026
- Ward
- Ilford Town
- Case officer
- Show
- Target decision
- 1 May 2026
- Decision
- Granted/Approved - with conditions
- Decision date
- 12 May 2026
- Decision level
- Delegated C/Signed A. Van Overbeke
- Applicant
- Show
- Agent
- FRONT. Architecture Ltd
How this decision compares
Decided in 66 days from validation, 22 days slower than Redbridge's median of 44 for demolitions. Approved, as 84% of demolitions here are.
This one66d
Council44d
UK56d
71%decided within 8 weeks
84%approved
149decided in the last year
Plota live figures for demolitions decided by Redbridge in the last twelve months, from validation. Redbridge decision record →
Consultation & key dates
- Alt. reference
- PP-14682349
- Comments by
- 5 Apr 2026
- Site or press notice
- 15 Mar 2026
- Statutory expiry
- 29 May 2026
Historical activity at this location
25 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2025
Refused
DEVELOPMENT AT 5, HOLSTOCK ROAD, ILFORD
Loft conversion with a rear dormer with three front roof lights to contain 1no. (1 x 1 be…
2025
Approved
4, Holstock Road, Ilford, IG1 1LG
Single and part first floor rear extension to add two additional bedrooms at ground floor…
2025
Approved
4, Holstock Road, Ilford, IG1 1LG
Single storey rear extension with a depth of 4.50 metres, highest point of 3.00 metres an…
2025
Approved
4, Holstock Road, Ilford, IG1 1LG
Loft conversion with a rear dormer. Three front rooflights. (Summary).
2025
Refused
216, High Road, Ilford, IG1 1QE
Internal alterations to layout. Change of use of first floor from a Dental Surgery into a…
2024
Approved
Digital Display Installation Fronting 223, High Road, Ilford
Installation of an internally illuminated freestanding double-sided digital advertisement…
2024
Refused
4, Holstock Road, Ilford, IG1 1LG
Change of use from a single dwelling to a large HMO for up to 8 people. (Part Retrospecti…
2023
Withdrawn
Development At 226 To 244, High Road, Ilford
Redevelopment of site comprising a twelve storey hotel (Use Class C1) with ancillary uses…
2024
Approved
City view, Thames View and Choice View, Axon Place, Ilford
Existing wall system to be replaced. Removal of existing spandrels panels and replaced wi…
2024
Approved
The Vine United Reformed Church, Riches Road, Ilford, IG1 1JH
Replacement of front gable window. (summary)
2023
Approved
220, High Road, Ilford, IG1 1QE
Single storey rear extension. Installation of external flue duct to rear elevation. (Summ…
2021
Approved
255 259, Lynton House, High Road, Ilford, IG1 1NY
Change of use of floors 9 - 12 from Offices to Education use. (Summary).
2021
Approved
250, Raphael House, High Road, Ilford
Replacement of cladding. (Summary)
2021
Approved
229, The General Havelock, High Road, Ilford, IG1 1NE
2no. externally illuminated fascia signs. 2no. internally illuminated fascia signs. 1no…
2021
Approved
City View, Axon Place, Ilford
Removal of existing cladding. Installation of replacement cladding. (summary)
2021
Approved
Thames View, Axon Place, Ilford, IG1 1NB
Remove existing cladding. Replacement cladding. (summary)
2021
Approved
Development At Raphael House, High Road, Ilford
Change of Use from first floor Office into 1x one bed flat and 1x studio unit. (Summary).
2021
Refused
Development At Raphael House, High Road, Ilford
Change of Use from first floor Office to 2 flats. (Summary).
2021
Approved
Raphael House, 250, High Road, Ilford
New window to raised ground floor/first floor on front elevation. (Summary).(AMENDED)
2020
Lynton House, 255 259, High Road, Ilford, IG1 1NY
Test GIS application
2016
Refused
Development At 214 To 218, High Road, Ilford
Proposed demolition of existing building (including dental practice) and erection of a fi…
2016
Approved
225-227, High Road, Ilford
Change of use of first and second floor from Offices (B1) to 2x1 and 4x2 bedroom flats (C…
2016
Approved
Development At 226 To 244, High Road, Ilford
The proposals comprise the demolition of the existing buildings, to be replaced by a 30-s…
2016
Approved
225-227, High Road, Ilford
Change of use from office (B1) to residential dwellings (C3). (Summary)
2016
Withdrawn
MCDONALDS RESTAURANTS LTD, 231-233, High Road, Ilford, IG1 1NE
External seating area on pavement outside the restaurant to comprise of four tables, 10 c…
Redbridge
Planning Authority Score
4.5/10
Below average
#174 of 296 councils
Relevant to this application:
Householder decisions
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 statistics
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
Track this application
Development At 222 to 224, High Road, Ilford
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