The Water Gardens Burwood Place London W2 2DA Data via plota.co.uk
25/05875/FULL - Full Planning Permission Application
Refused
Proposal
Use of part of lower ground floor car park as a last mile logistics hub (storage and bike charging) (Sui Generis) Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
19 Aug 2025
✓
Validated
15 Sept 2025
✗
Refused
10 Nov 2025
Appeal
Not lodged
Refused on 10 Nov 2025 · Delegated Decision · Last checked 18 Oct 2026
Documents 29
Decision & officer reports 2
Statements & assessments 1
Plans & drawings 4
Application forms 3
Consultation & comments 4
Other documents 15
PDF
SITE NOTICE 21 OR 28 DAYS IF T&C APPL.
Background Papers · 22 Sept 2025
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PDF
ECNSLT-INTERNAL CONSULTS
Background Papers · 22 Sept 2025
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PDF
ECNSLT-INTERNAL CONSULTS
Background Papers · 22 Sept 2025
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PDF
CNSLT-LA SOCIETY
Background Papers · 22 Sept 2025
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PDF
CNSLT-LA SOCIETY
Background Papers · 22 Sept 2025
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PDF
ACK-GENERAL LETTER (G/P/C)
Background Papers · 22 Sept 2025
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PDF
2ND INVALID LETTER
Background Papers · 15 Sept 2025
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PDF
2ND INVALID LETTER
Background Papers · 9 Sept 2025
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PDF
RECEIPT OF APPLICATION
Other · 29 Aug 2025
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PDF
1ST INVALID LETTER
Background Papers · 29 Aug 2025
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PDF
ATTACHMENTSUMMARY
Background Papers · 19 Aug 2025
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PDF
COVER LETTER
Background Papers · 19 Aug 2025
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PDF
CONDITION AND ACCESS REPORT
Background Papers · 19 Aug 2025
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PDF
FIRE STRATEGY
Background Papers · 19 Aug 2025
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PDF
SECURITY MANAGEMENT AND CHARGING PROTOCOLS
Background Papers · 19 Aug 2025
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Site constraints 10
Article 4 direction
Article 4 Basement Development Permitted Rights Removed. 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: City of Westminster APA 2.10
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: Westminster 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.
Registered park or garden 5 m away: The Water Gardens Designed Landscape
Its setting is a consideration for work nearby.
Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.
Conservation area 18 m away: Bayswater
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.
Also on the record
2 listed buildings within 150 m; National infrastructure project 274 m away: London Strategic Heat Main Project, at pre-application; Inside the City of Westminster built-up area; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square; Town centre 5 m away: Edgware Road South.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site
Checked on 2 November 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.
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Important details
- Council
- Westminster
- Application type
- Full Planning Permission Application
- Postcode
- W2 2DA
- Received
- 19 Aug 2025
- Validated
- 15 Sept 2025
- Ward
- Hyde Park
- Case officer
- Show
- Target decision
- 10 Nov 2025
- Decision
- Application Refused
- Decision date
- 10 Nov 2025
- Decision level
- Delegated Decision
- Applicant
- Show
How this decision compares
Decided in 56 days from validation, 20 days faster than Westminster's median of 76 for full applications. Refused, as 14% of full applications here are.
This one56d
Council76d
UK57d
35%decided within 8 weeks
86%approved
2,198decided in the last year
Plota live figures for full applications decided by Westminster in the last twelve months, from validation. Westminster decision record →
Public comments
9comments received
9 objecting
100% object · above the UK average of 74%
177 neighbours consulted · Last counted 18 Oct 2026
Consultation & key dates
- Alt. reference
- PP-14265823
- Planning Portal ref
- PP-14265823
- Comments by
- 22 Oct 2025
- Site or press notice
- 1 Oct 2025
- Env. assessment
- No
Historical activity at this location
48 previous applications on record - archival context, not part of the live application.
This property
Previous applications at this address
2025
Please see attached doc
2024
Approved
Narrow Leafed Ash - Tree Number 185: fell
2022
Approved
Details of concrete patternation design pursuant to Condition 4 (b) of planning permissio…
2022
Approved
Details of glazing sample pursuant to Condition 3 of planning permission dated 21 July 20…
2022
Approved
Details of facing materials (excluding glazing ),detailed drawings of design of cladding…
2022
Approved
Details of tree method statement and details of planned digging works pursuant to Conditi…
2022
Approved
1 x hawthorn (177): crown lift to 2.5m over footpath1 x hawthorn (178): crown lift to 2.5…
2022
Approved
182 1 x narrow leaved ash: fell183 1 sycamore: ): crown lift to 6m over road (pruning sma…
2020
Approved
Variation of condition 1 of planning permission dated 24 November 2017 (RN 17/08764/FULL)…
2020
Refused
Amendments to planning permission dated 24 November 2017 (RN: 17/08764/FULL) for, Hard la…
2020
Approved
Erection of a new building at ground and first floor level around a retained concrete per…
2019
Withdrawn
Please see attached Location plan with spec:18 1597 HPE TLP011 (Water Gardens) FRONT SUSS…
2019
Approved
T182 1 x narrow leaved ash: fell and remove stump; T183 1 x sycamore: crown lift to 2.5m…
2019
Approved
T177, T178, T179, T180 4 x ornamental hawthorn: crown lift to 2.5m over footpath; T186, T…
2018
Approved
Details of how the lights will be operated including hours of use (dawn until dusk) and t…
2018
Approved
Amendments to planning permission dated 24 November 2017 (RN: 17/08764) for hard landscap…
2018
Approved
Installation of external light fittings and fixtures and associated works.
2017
Approved
Installation of substation within brick enclosure and relocation of cycle storage.
2017
Approved
Hard landscaping works, including bollards, ramps, steps and associated works.
2017
Refused
Installation of a substation and the relocation of temporary cycle storage within undercr…
2017
Approved
n21 Ash - (The Water Garden): Fell to ground level.
2017
Approved
545 Narrow Leafed Ash (Water Gardens Front (Sussex Gardens)): Fell to ground level and re…
2017
Approved
Existing planters to be removed and replaced to match existing, existing courtyard paving…
Within ~100m
Nearby activity
2025
Approved
146 Edgware Road London W2 2DZ
Display of three internally illuminated fascia signs measuring 12.70m x 1.17m, 3.07m x 1…
2025
Approved
146 Edgware Road London W2 2DZ
Display of non illuminated laminated vinyl to windows measuring 4.03m X 0.49m, 4.03m X 2…
2025
149 Edgware Road London W2 2HU
Fascia sign - New green ppc aluminium fascia sign, boxed out around existing shutter box…
2025
149 Edgware Road London W2 2HU
Refurbishment and redecoration existing shopfront, (Linked 25/05917/COADV)
2025
Approved
150 - 162 Edgware Road London W2 2DT
Variation of condition 1 of planning permission dated 7th October 2024 (RN 24/05757/FULL)…
2025
Basement Car Park The Water Gardens Burwood Place London W2 2DE
Installation of a new electronic gate at the top of the ramp with traditional railings co…
2025
150 - 162 Edgware Road London W2 2DT
Display of externally illuminated fascia sign measuring 5.175m X 0.685m, internally illum…
2024
Bus Shelter Outside 115 Edgware Road London W2 2HX
Display of an internally illuminated double sided bus-stop digital advertisement screen m…
2024
Advertising Column 0133 0327 Outside 139 Edgware Road London W2 2HR
Display of an internally illuminated double sided bus-stop digital advertisement screen m…
2024
150 - 162 Edgware Road London W2 2DT
Installation of 2.5 m high railings and gates at the rear ground floor level.
2024
Approved
150 - 162 Edgware Road London W2 2DT
Alterations to the casino entrance, extension of retractable canopy above the terrace and…
2024
Approved
150 - 162 Edgware Road London W2 2DT
Display of internally illuminated roundel with halo illuminated graphics measuring 3m X 3…
2024
150 - 162 Edgware Road London W2 2DT
Replacement M&E plant at second floor roof level.
2024
150 - 162 Edgware Road London W2 2DT
Installation of a substation and planter at the rear of the Casino.
2024
182 - 184 Edgware Road London W2 2DS
Variation of conditions 3 and 4 of planning permission granted on appeal dated 30 Septemb…
2024
182-184 Edgware Road London W2 2DS
Erection of a two storey rear extension at rear third and fourth floor levels and constru…
2024
Approved
Norfolk Crescent London
T52 1 x lime: Prune to clear lampost/sign by a maximum of 2m.
2024
Norfolk Crescent London
T52 1 x lime: Prune to clear lampost/sign by a minimum of 2m
2023
Refused
107 Edgware Road London W2 2HX
Retention of externally fitted brick bond roller shutters and side partition.
2023
Approved
Edgware Road London
Display of 46 illuminated festive lights fittings attached to the lamp posts on both side…
2016
Refused
Payphone Site Outside 160-162 And 156-158 Edgware Road London W2 2DS
Installation of payphone kiosk
2016
Refused
Payphone Site Outside 168-176 Edgware Road London W2 2DS
Installation of payphone kiosk.
2016
Withdrawn
107 Edgware Road London W2 2HX
Use of ground and basement as a sui generis/ Shisha Cafe (Class A1/A3/A5) use together wi…
2016
Approved
Landward Court Harrowby Street London W1H 5HB
Replace window with entrance door
2016
Withdrawn
121 Edgware Road London W2 2HX
Use of car parking bay as on on-site management office (Class B1) associated alterations…
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Householder decisions
Westminster is slower than most councils at deciding householder applications, ranking #258 out of 296. Only 28% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Westminster is also one of the strictest councils - it refuses more householder applications than almost any other, with only 81% approved vs 90% nationally.
One of the strictest councils
only 81% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application.
View full council performance
Westminster decision statistics
Based on MHCLG data, the year to March 2026
86%
Overall approval rate
Below avg (87%) #201 of 296
81%
Householder approved
Below avg (90%) #277 of 296
44%
Decided in 8 weeks
Below avg (63%) #258 of 296
28%
Extended time limit
Below avg (41%) #46 of 296
83%
Minor dwellings approved
12 decided (1-9 homes)
67%
Major dwellings approved
3 decided (10+ homes)
81%
Change of use approved
133 decided
4,602
Total decisions
648 refused in the year to March 2026
Track this application
The Water Gardens Burwood Place London W2 2DA
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