Rose Hotel, Ground Floor Rear, 69 Stoke Newington Road, Hackney, London, N16 8AD Data via plota.co.uk

2026/1741 - Removal/Variation of Condition(s) Consultation/Publicity
Admin / proceduralCommercial premises

Proposal

Variation of condition 1 (Approved Plans) attached to planning permission ref 2025/0918 dated 19/12/2025 for the construction of a mansard roof extension and refurbishment of existing hotel (Use Class C1) comprising elevational alterations including the removal and installation of new windows, increase roof height of existing rear outrigger, new shopfront and associated works. The variation seeks alterations to the approved shopfront design, alongside internal layout and configuration changes to the hotel. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
12 Aug 2026
Decision
Expected by 30 Oct 2026

Under consideration

No decision has been issued yet. A decision is expected by 30 Oct 2026.

Documents 4

Plans & drawings 3

PDF Proposed drawings Drawing · 14 Oct 2026 View ↗ PDF s73 covering letter - rose hotel (amended drawings).docx (1).pdf Other · 13 Aug 2026 View ↗ PDF 26.08.12 - 69-71snr_proposed_rev1 (2).pdf Plans · 13 Aug 2026 View ↗

Application forms 1

PDF ApplicationFormRedacted.pdf Application Form · 13 Aug 2026 View ↗

All documents on the council site ↗

Associated applications 2

Site constraints 7

3 Article 4 directions
Stoke Newington Road Local Shopping Centre · Stoke Newington Road (Shacklewell South) Local Shopping Centre · Whole of the London Borough of Hackney. Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
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: Hackney 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.
Council record ↗
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Conservation area 20 m away: Dalston
The edge of the area; work outside it can still affect its setting.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Also on the record
Inside the Hackney built-up area; Public transport access: PTAL 5 (very good), TfL 2023, for the 100 m square.
Not affected
Outside flood zones 2 and 3 · Not green belt · No listed building at the site

Checked on 17 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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Important details

Council
Hackney
Application type
Removal/Variation of Condition(s)
Postcode
N16 8AD
Received
12 Aug 2026
Validated
12 Aug 2026
Ward
Shacklewell Ward
Case officer
Show
Target decision
30 Oct 2026
Decision level
Delegated
Applicant
Show
Agent
UPP Architects + Town Planners
Freehold owner
Show

Consultation & key dates

Statutory expiry
30 Oct 2026

Historical activity at this location

27 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
Construction of a mansard roof extension and refurbishment of existing hotel (Use Class C…
2025/0918
2025 Approved
Refurbishment of existing hotel (Use Class C1) comprising elevational alterations includi…
2025/0912
Within ~100m

Nearby activity

2023 Refused
67a Stoke Newington Road, Hackney, London, N16 8AH
Display of double sided freestanding advertisement panel with LED digital display measuri…
2023/2401
2021
Energy Design Studio Limted, Unit 49 At 1-2, Courthouse Lane Stoke Newington Road, Hackney, London, N16 7YA
Change of use from office to two one-bedroom flats
2021/3351
2021
67a Stoke Newington Road, Hackney, London, N16 8AH
Erection of part two, part three, part four storey building facing Princess May Road and…
2021/1807
2019 Refused
Urfa Restaurant, 85 - 87 Stoke Newington Road, Hackney, London, N16 8AA
Single storey conservatory side extension for the A3 restaurant use at ground level adjac…
2019/4305
2019
Alexandra Court 1A Belgrade Road London N16 8AF
Erection of part two, part three storey building facing Princess May Road and a five stor…
2019/4461
2016 Refused
82 Stoke Newington Road, Hackney, London, N16 7XB
Display of double-sided freestanding advertisement panel with 2 x digital screens within…
2016/1362
2018 Approved
3 Prince George Road, Hackney,
Conversion of single dwellinghouse into two self contained flats, including excavation at…
2018/2887
2018 Approved
The Warehouse, 1a Prince George Road, Hackney,
Change of use of ground floor to a psychotherapy practice (Class D1) use.
2018/4432
2018 Refused
Outside 92 To 100 Stoke Newington Road, Hackney,
Two LED digital display screens, located on either side of the InLink.
2018/4532
2018 Refused
101 Stoke Newington Road, Hackney, London, N16 8BX
Display of digital advertisement panels on a new InLink Unit on the footway opposite 101…
2018/4530
2018 Approved
27 Prince George Road, Hackney, London, N16 8DL
Erection of a single storey rear extension with associated lightwell and rooflights.
2018/3529
2018 Refused
Stokey Supermarket, 102 Stoke Newington Road, Hackney, London, N16 7XB
Erection of front and side canopies (retrospective application).
2018/2841
2018 Approved
3 Palatine Road, Hackney, London, N16 8SY
Replacement of existing wooden windows and rear door with uPVC windows and door.
2018/2262
2018 Approved
10 Princess May Road, Hackney, London, N16 8DG
Replacement of existing windows on front and rear elevations and rear door with new uPVC…
2018/2089
2018 Approved
9 Belgrade Road, Hackney, London, N16 8DH
Proposed single storey side/rear extension; pitched roof above existing two storey bay, a…
2018/2103
2018 Withdrawn
102 Stoke Newington Road Hackney LONDON N16 7XB
TBC
2018/2842
2017 Approved
5 Prince George Road, Hackney, London, N16 8DL
Excavation of basement and front and rear lightwells, replacement of front boundary treat…
2017/3939
2017 Withdrawn
3 Prince George Road, Hackney,
Conversion of property into two self contained flats and excavation at lower ground floor…
2017/0420
2017 Refused
75 Stoke Newington Road, Hackney, London, N16 8AD
Erection of single-storey roof extension to create new third floor level incorporating fr…
2017/2869
2017 Approved
Outside 81 To 83 Stoke Newington Road, Hackney, London, N16 8AD
Installation of replacement telephone kiosk on the footway
2017/2660
2017 Withdrawn
102 Stoke Newington Road London N16 7XB
Erection of front and side canopies (retrospective application)
2017/2573
2017 Refused
75 Stoke Newington Road, Hackney, London, N16 8AD
Erection of single-storey roof extension to create new third floor level incorporating fr…
2017/1436
2017 Approved
33 Somerford Grove Estate, Hackney, London, N16 7TL
Erection of rear dormer roof extension, replacement windows, rooflights to the front roof…
2016/4771
2016 Approved
First Floor Flat, 5 Prince George Road, Hackney, London, N16 8DL
Erection of rear dormer extension and new front roofligfhts.
2016/3841
2016 Approved
Urfa Restaurant, 85 - 87 Stoke Newington Road, Hackney, London, N16 8AA
Change of use from retail (A1 use class) to restaurant (A3 use class) to provide addition…
2016/1102
Hackney
Planning Authority Score
2.4/10
Poor
#256 of 296 councils
Relevant to this application:
Householder decisions

Hackney is slower than most councils at deciding householder applications, ranking #220 out of 296. Hackney is also one of the strictest councils - it refuses more householder applications than almost any other, with only 84% approved vs 90% nationally.

One of the strictest councils
only 84% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Hackney decision statistics
Based on MHCLG data, the year to March 2026
82%
Overall approval rate
Below avg (87%) #248 of 296
84%
Householder approved
Below avg (90%) #257 of 296
53%
Decided in 8 weeks
Below avg (63%) #220 of 296
46%
Extended time limit
Above avg (41%) #201 of 296
75%
Minor dwellings approved
204 decided (1-9 homes)
100%
Major dwellings approved
4 decided (10+ homes)
50%
Change of use approved
2 decided
1,323
Total decisions
241 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Freehold owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.