99, City Road, London Data via plota.co.uk

P2026/0923/S73 - Removal/Variation of Condition (Section 73) Approved
Admin / proceduralCommercial premises

Proposal

Application to vary Conditions 2 (Approved Drawings and Documents), 9 (Cycle Parking), and 11 (Public Realm) of planning permission ref: , dated 13/06/2024 (as amended by , P2025/2332/NMA, P2025/3108/NMA, and P2026/0873/NMA) for: ''Partial demolition and redevelopment to erect a building (plus basement), comprising increased office floor space (Class E[g]); commercial floorspace (Class E); a multi-purpose flexible space (Sui Generis); flexible Commercial / Community Uses (Class E/ F1); alterations to and formation of new landscaping, public realm, plant, cycle storage, servicing and delivery space and other associated works.'' The application seeks changes to the consented layouts, elevational design, building height, and MEP strategy. DEPARTURE FROM DEVELOPMENT PLAN Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
7 Apr 2026
✓
Validated
9 Apr 2026
✓
Consultation
1 May 2026
✓
Approved
7 Aug 2026

Approved on 7 Aug 2026 · Planning Committee · Last checked 7 Aug 2026

Documents

View the documents on the council's website ↗

Associated applications 8

Site constraints 23

Article 4 directionBunhill & Clerkenwell Area Action PlanCAZHeathrow Safeguarding AreaCritical Drainage Group3_003Central Activities ZoneInmarsat, 99 City Road (east of roundabout), EC1Y 1BJSite within 100m of a TLRN RoadSite within 100m of a SRN RoadCity Fringe Opportunity Area Spatial Strategy AreaAPA MoorfieldsWithin 50m of
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: Islington 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 ↗
Central activities zone
The core of central London in the London Plan.
Offices, culture and the other strategic functions of the centre take priority over new housing here.
Conservation area 20 m away: Bunhill Fields and Finsbury Square
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 ↗
Opportunity area
Where the London Plan expects significant growth.
Boundaries are indicative and the borough holds the detailed plan.
Article 4 directionCouncil record
Some permitted development rights are withdrawn. The direction is on the council's register but not published as open data.
Council site ↗
Bunhill & Clerkenwell Area Action PlanCouncil record
Recorded by the council for this site.
Council site ↗
CAZCouncil record
Recorded by the council for this site.
Council site ↗
Heathrow Safeguarding AreaCouncil record
Recorded by the council for this site.
Council site ↗
Critical Drainage Group3_003Council record
Recorded by the council for this site.
Council site ↗
Central Activities ZoneCouncil record
Recorded by the council for this site.
Council site ↗
Inmarsat, 99 City Road (east of roundabout), EC1Y 1BJCouncil record
Recorded by the council for this site.
Council site ↗
Site within 100m of a TLRN RoadCouncil record
Recorded by the council for this site.
Council site ↗
Site within 100m of a SRN RoadCouncil record
Recorded by the council for this site.
Council site ↗
City Fringe Opportunity Area Spatial Strategy AreaCouncil record
Recorded by the council for this site.
Council site ↗
APA MoorfieldsCouncil record
Recorded by the council for this site.
Council site ↗
Within 50m ofCouncil record
Recorded by the council for this site.
Council site ↗
Also on the record
Heritage at risk 20 m away: Bunhill Fields, Finsbury Square; 3 listed buildings within 150 m; Registered park or garden 165 m away: Bunhill Fields Burial Ground; National infrastructure project 1606 m away: Thames Tideway Tunnel; Inside the Islington built-up area; Public transport access: PTAL 6b (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, the Planning Inspectorate, 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.

Building

Floor area20,830 m² (224,212 sq ft)
Energy ratingD (asset rating 93)
UseB1 Offices and Workshop businesses
HeatingAir Conditioning

From the energy performance certificate lodged in December 2021, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
Islington
Application type
Removal/Variation of Condition (Section 73)
Postcode
EC2A 4SH
Received
7 Apr 2026
Validated
9 Apr 2026
Ward
Bunhill
Case officer
Show
Target decision
1 Jun 2026
Decision
Approve with conditions and legal agreement
Decision date
7 Aug 2026
Decision level
Planning Committee
Applicant
Show
Agent
DP9

Consultation & key dates

Alt. reference
PP-14775978
Comments by
25 May 2026
Site or press notice
1 May 2026
Committee
7 Jul 2026
Statutory expiry
20 Jul 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
5 - 7 Singer Street, London, EC2A 4BQ
Formation of rear roof terrace above first floor level with new door access from the exis…
P2025/2085/FUL
2025 Approved
15 Cowper Street, Central Foundation Boys School, London, EC2A 4AP
Advertisement consent for the installation of 2 no. non-illuminated entrance signs
P2025/0484/ADV
2024 Approved
22-24 Cowper Street, London, EC2A 4AP
Elevation alterations to include replacement of platform lift, stairs and doors together…
P2024/2730/FUL
2024 Approved
5-7 Singer Street, London, EC2A 4BQ
Removal of existing metal roller shutter, curtain wall and doors and installation of new…
P2024/0940
2023 Approved
Albert House, 256-260 Old Street, London, EC1V 9DD
Installation of x1 internally illuminated projecting sign and x 4 individual letters as f…
P2023/1138/ADV
2023 Approved
Albert House, 256-260 Old Street, London, EC1V 9DD
Alteration to front entrance of ground floor to comprise enlargement of existing door wid…
P2023/1058/FUL
2023 Refused
24 Leonard Street, EC2A 4BY
The retention of existing temporary antennas, dishes, and equipment cabinets at roof leve…
P2023/0516/FUL
2023
124 - 130 Tabernacle Street, Hackney, London, EC2A 4SA
Replacement of front and rear elevation windows with double glazed units.
2023/0686
2022
89 Paul Street, Hackney, London, EC2A 4NQ
Replacement of the existing contemporary wooden entrance door with a bespoke steel securi…
2022/2740
2022
Car park adjacent to 40 - 54 Leonard Street, Hackney, London, EC2A 4LT
Temporary change of use for a period of three years from open site car park (sui generis)…
P2022/3779/OBS
2022
Central Foundation School, 15 Cowper Street, London, EC2A 4SH
The insertion of a steel beam at Block A for structural support purposes, and associated…
P2022/3196/LBC
2022 Approved
Development House, 56 - 64 Leonard Street, Hackney, London, EC2A 4LT
Demolition of existing office building and construction of a new ten storey office buildi…
P2022/2756/OBS
2022
Development House, 56 - 64 Leonard Street, Hackney, London, EC2A 4LT
Demolition of existing office building and construction of a new ten storey office buildi…
2022/1680
2022
Telephone House, 69 - 77 Paul Street, Hackney, London , EC2A 4NW
Demolition to ground floor level of existing building; erection of building to maximum he…
P2022/1975
2022
Telephone House, 69 - 77 Paul Street, Hackney, London, EC2A 4NW
Demolition to ground floor level of existing building; erection of building to maximum he…
P2022/1904
2022 Withdrawn
Union Car Parks Ltd, 40 - 54 Leonard Street, Hackney, London, EC2A 4LT
Temporary change of use for a period of three years from open site car park (sui generis)…
2022/1140
2022
Telephone House, 69 - 77 Paul Street, Hackney, London, EC2A 4NW
Demolition to ground floor level of existing building; erection of building to maximum he…
2022/1165
2021 Withdrawn
Central Foundation School 15 Cowper Street London EC2A 4SH
Approval of details pursuant to Condition 4 (windows schedule) of listed building consent…
P2021/1752/AOD
2022 Approved
Central Foundation School, 15 Cowper Street, London, EC2A 4SH
Approval of details pursuant to condition 3 (railings and rolling gate details) of listed…
P2022/0123/AOD
2021 Approved
Telephone House, 69 - 77 Paul Street, Hackney, London, EC2A 4NW
Request for an Environmental Impact Assessment (EIA) Screening Opinion under the Town and…
2021/3054
2016 Approved
29 - 31 Cowper Street Islington LONDON EC2A 4AT
Installation of replacement, double glazed timber framed front and rear windows dimension…
P2016/4602/FUL
2016 Approved
79 - 81 Paul Street, Hackney,
Installation of roller shutter on front elevation.
2016/3976
2016 Approved
Penthouse 45 24 Leonard Street LONDON EC2A 4BY
Erection of a single storey roof extension at 8th floor level to the existing penthouse 2…
P2016/2135/FUL
2016 Refused
Union Car Parks Ltd, 40 - 54 Leonard Street, Hackney, London, EC2A 4LT
Temporary change of use of car park to bar (Use Class A4) until 31/12/2016, including ere…
2016/1670
2016 Refused
26 Cowper Street London EC2A 4AP
Erection of a rear extension at first and second floor levels and erection of a full dept…
P2016/0829/FUL
Islington
Planning Authority Score
2.9/10
Poor
#237 of 296 councils
Relevant to this application:
Householder decisions

Islington is slower than most councils at deciding householder applications, ranking #260 out of 296. 53% of applications have the time limit extended, above the 41% national average. Householder applications are slightly more likely to be approved here (93%) than the national average (90%).

Slower than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Islington decision statistics
Based on MHCLG data, the year to March 2026
89%
Overall approval rate
Above avg (87%) #132 of 296
93%
Householder approved
Above avg (90%) #130 of 296
43%
Decided in 8 weeks
Below avg (63%) #260 of 296
53%
Extended time limit
Above avg (41%) #241 of 296
89%
Minor dwellings approved
499 decided (1-9 homes)
100%
Major dwellings approved
1 decided (10+ homes)
89%
Change of use approved
19 decided
1,488
Total decisions
167 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.