Restaurant floor excavation at 120-122 Holland Park Avenue, Kensington, London W11

The site

The restaurant is in a four-storey building with a lower ground floor, on the corner of Princedale Road and Holland Park Avenue, within the Norland Conservation Area.

“2.Reason for committee consideration · Three or more objections were received during the consultation period and the recommendation is to grant. 3.The site and its surroundings 3.1 120-122 Holland Park Avenue is four-storey (plus lower ground floor) building located on the corner of Princedale Road and Holland Park Avenue. The building comprises three shopfronts at the ground floor level and residential units above.”

Officer report

Planning history

Earlier permissions concerned alterations to windows and the shopfront, and both were granted.

“4.3Officers visited the site on 24/03/2026. 4.4The relevant planning history is set out below: ReferenceDescriptionDecision PP/14/07300 Alterations to windows to staircase enclosure at ground floor level Granted 16/12/2014 PP/11/01959Alterations to existing shop-frontage.”

Officer report

Consultation responses

Transport, environmental health, arboricultural and other consultees raised no objections, with conditions recommended by some consultees.

“However, the proposal does not include any external manifestations, including plant/extract equipment and therefore cannot be considered under this application. Statutory consultees ConsulteeComment Where in the report this is considered…”

“Greater London Archaeological Advisory Service (GLAAS) No objection.N/A Transport for London (TFL) No objection, recommended conditions 6.8 Other consultees and organisations ConsulteeComment Where in the report this is considered Director of Transportation and Highways No objection, recommended conditions 6.17-6.18 Director of Environmental Health (Noise) No objection.N/A Director of Environmental Health (Contaminated Land) No objection, recommended conditions.”

Officer report

What people said

Seven letters objected over structural effects, construction disruption, flooding, fire safety and ventilation, while one supported the proposal’s restaurant and economic benefits.

“Informative 7 is also recommended to remind the applicant of their duties under the Party Wall Act. 2 Construction The proposal would result in prolonged noise, vibration and disruption. The proposal poses significant health and safety concerns due to noise, dust and vibration during construction. The proposal would impact the quiet enjoyment of our property and our working from home environment due to noise and other disruptions during construction.”

“3 Flood risk I am concerns the proposal will impact flood risk at my property. Noted. However, the proposal is submitted by a Flood Risk Assessment which includes measures such as the positive pump device to improve flooding resilience at the property. Conditions have been recommended to secure the implementation of the pump device and the submitted drainage strategy.”

Officer report

Who spoke

There were no speakers for this item.

The committee decision

Planning permission was granted with the conditions in section 9 of the report.

“Resolved: that planning permission be granted with the conditions in section 9 of the report.”

Minutes