125 Blackhorse Lane, Walthamstow, London, E17 6DJ Data via plota.co.uk

261359 - Householder Planning Refused
Extensions & alterations

Proposal

Construction of dormer roof extension to main rear roof (with French doors and safety railings), together with installation of three roof lights to front roof slope. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
2 Jun 2026
✗
Refused
28 Jul 2026
Appeal
Not lodged

Refused on 28 Jul 2026 · Delegated · Last checked 30 Sept 2026

Documents 10

Decision & officer reports 2

PDF Planning Decision Notice - General - Refuse (with Informatives) Decision Notice · 21 Jul 2026 View ↗ PDF Officer Report Officer Report · 21 Jul 2026 View ↗

Statements & assessments 2

PDF B355262_HH-FloodMap.pdf Supporting/Supplementary Info · 3 Jun 2026 View ↗ PDF B355262_HH-Fire Safety Statement.pdf Supporting/Supplementary Info · 3 Jun 2026 View ↗

Plans & drawings 3

PDF B355262_HH-BlockPlans.pdf Plans · 3 Jun 2026 View ↗ PDF B355262_HH-ArchitecturalDrawings.pdf Plans · 3 Jun 2026 View ↗ PDF LocationPlan.pdf Plans · 3 Jun 2026 View ↗

Application forms 1

PDF ApplicationFormRedacted.pdf Application Forms/Certificates · 3 Jun 2026 View ↗

Other documents 2

PDF B355262_HH-FRA.pdf Supporting/Supplementary Info · 3 Jun 2026 View ↗ PDF B355262_HH-SitePhotos.pdf Photos/Imagery · 3 Jun 2026 View ↗

All documents on the council site ↗

Site constraints 10

Article 4 direction
Other Article 4 Direction Area. Named permitted development rights are withdrawn here.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: Waltham Forest 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.
Special protection area 247 m away: Lee Valley
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
National infrastructure project 906 m away: North London (Electricity Line) Reinforcement
The site is 906 m from the project boundary. Electricity line, decided. The project page says whether consent was granted.
Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.
Planning Inspectorate project page ↗
Opportunity area
Where the London Plan expects significant growth.
Boundaries are indicative and the borough holds the detailed plan.
Also on the record
SSSI 247 m away: Walthamstow Reservoirs SSSI; Inside the Waltham Forest built-up area; Public transport access: PTAL 2 (poor), 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 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.

Sales history 1

Last sold for £445,000 in December 2016. Terraced house, freehold.

21 December 2016£445,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area93 m² (1,001 sq ft)
Energy ratingE (52 out of 100), could reach B
PropertyMid-terrace house, 5 habitable rooms
Built1900 to 1929
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in October 2016, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Important details

Council
Waltham Forest
Application type
Householder Planning
Postcode
E17 6DJ
Received
2 Jun 2026
Validated
2 Jun 2026
Ward
Higham Hill
Case officer
Show
Target decision
28 Jul 2026
Decision
Refused (with Reasons)
Decision date
28 Jul 2026
Decision level
Delegated
Applicant
Show
Agent
Resi Design Ltd

How this decision compares

Decided in 56 days from validation, about the council's usual 55 days. Refused, as 20% of extensions here are.

84%decided within 8 weeks
80%approved
1,828decided in the last year

Plota live figures for extensions decided by Waltham Forest in the last twelve months, from validation. Waltham Forest decision record →

Consultation & key dates

Statutory expiry
28 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
101b Blackhorse Lane, Walthamstow, London, E17 6DJ
Change of use to sections of the ground and first floor levels to include a flexible Sui…
252982
2025
101b Blackhorse Lane, Walthamstow, London, E17 6DJ
Change of use from s torage or distribution (Use Class B8 ) to flexible uses including r…
250434
2025 Approved
96 Blackhorse Lane, Walthamstow, London, E17 6AA
Lawful Development Certificate (Proposed) - Construction of dormer roof extension to main…
250281
2024 Refused
101b Blackhorse Lane, Walthamstow, London, E17 6DJ
Change of use from s torage or distribution (Use Class B8 ) to gymnastics training centre…
241651
2023
120 Blackhorse Lane, Walthamstow, London, E17 6AA
Lawful Development Certificate (Proposed) - Construction of dormer roof extension to main…
232052
2023 Withdrawn
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Outline application for demolition of existing MOT garage and construction of a new build…
231008
2023 Withdrawn
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Outline application for demolition of the existing MOT garage and construction of a three…
230146
2022 Approved
162 Blackhorse Lane, Walthamstow, London, E17 6AA
Construction of a single storey rear wraparound extension at ground floor level.
220021
2021 Approved
162 Blackhorse Lane, Walthamstow, London, E17 6AA
Lawful Development Certificate Proposed - Construction of dormer roof extension to main r…
213654
2021 Approved
146 Blackhorse Lane, Walthamstow, London, E17 6AA
Construction of a replacement single storey side and rear extension.
211432
2020 Approved
Forest Trading Estate Priestley Way,
Installation of a non illuminated hanging sign and painted signage to north and south ele…
202404
2020 Approved
Unit 1, Forest Trading Estate Priestley Way, Walthamstow, London, E17 6AL
Change of use from Use Class B8 warehouse to Brewery/Warehouse (Use Class B2/Class B8) an…
202403
2019 Approved
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Demolition of existing MOT garage and construction of a three storey building to create 3…
194068
2019 Refused
Unit A, 101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Installation of mesh boundary fencing, vehicular access gates and two pedestrian gates to…
193650
2019 Approved
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Application for planning permission under Class V, Part 3, Schedule 2 of the Town and Cou…
193438
2019 Approved
Unit A, 101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Installation of two non-illuminated totem signs to site frontage and four non-illuminated…
193651
2018 Withdrawn
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Demolition of existing MOT building and construction of three storey building to form 3 x…
183067
2019 Approved
Blackhorse Workshop, 1 - 2 Sutherland Road Path, Walthamstow, London, E17 6BX
Construction of single storey outbuilding together with installation of extraction vent a…
192791
2019 Approved
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Changes to north, south and east elevations including changes to fenestration, doors and…
191059
2018 Approved
Blackhorse Workshop, 1 - 2 Sutherland Road Path, Walthamstow, London, E17 6BX
Installation of eight shipping containers
182801
2016 Approved
1a Sutherland Road Path, Walthamstow, London, E17 6BX
Construction of two single storey rear extensions for mixed uses A3 (restaurant / cafe)…
162157
2016 Withdrawn
2 Sutherland Road Path Walthamstow E17 6BX
Construction of a two new single storey buildings in yard, one insulated with B1 and A3 u…
160379
2016 Refused
67 - 69 Sutherland Road, Walthamstow, London, E17 6BH
Change of use from B1 to C3 residential.
161833
2016 Approved
134 Blackhorse Lane, Walthamstow, London, E17 6AA
PIA larger home extn
161186
2016 Approved
Blackhorse Workshop, 1 - 2 Sutherland Road Path, Walthamstow, London, E17 6BX
Construction of two single storey buildings for mixed use, cafe and studio/office (use cl…
160450
Waltham Forest
Planning Authority Score
5.6/10
Average
#116 of 296 councils
Relevant to this application:
Householder decisions

Waltham Forest is faster than most councils at deciding householder applications, ranking #80 out of 296. Only 22% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Waltham Forest is also one of the strictest councils - it refuses more householder applications than almost any other, with only 79% approved vs 90% nationally.

One of the strictest councils
only 79% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Waltham Forest decision statistics
Based on MHCLG data, the year to March 2026
76%
Overall approval rate
Below avg (87%) #284 of 296
79%
Householder approved
Below avg (90%) #284 of 296
75%
Decided in 8 weeks
Above avg (63%) #80 of 296
22%
Extended time limit
Below avg (41%) #25 of 296
49%
Minor dwellings approved
113 decided (1-9 homes)
100%
Major dwellings approved
8 decided (10+ homes)
50%
Change of use approved
56 decided
1,391
Total decisions
332 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

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.