Railway Hotel And Forumside Station Road Edgware HA8 Data via plota.co.uk

26/0536/FUL - Full Application Pending Consideration

Proposal

Comprehensive, phased mixed-use redevelopment of the site comprising of 523 residential units (Use Class C3), 244 co-living units (Sui Generis) in five new buildings ranging from 8 to 26 storeys. A range of town centre uses; flexible commercial uses (Class E) and change of use of the Grade II listed Railway Hotel to a drinking establishment with expanded food provision (Sui Generis) with ancillary entertainment and cultural venue on the upper floor following the building's restoration. New public realm and landscaping, private and communal amenity space, associated car parking, cycle parking, refuse storage, servicing arrangements and access. This application is accompanied by an Environmental Statement. Data via plota.co.uk

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View original council record ↗Last checked 7 Oct 2026, 22:16

Street View

Application progress

✓

Received

9 Feb 2026

✓

Validated

13 Aug 2026

✓

Consultation

17 Sept 2026

Decision

Expected by 12 Nov 2026

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 30 Oct 2026; it is now day 57.

Comments are open until 30 Oct 2026

Comment on this application ↗

Documents 494

Statements & assessments 54

Plans & drawings 151

Application forms 2

PDF CIL FORM CIL Document · 25 Jul 2026 View ↗ PDF APPLICATION FORM - FULL PLANNING Application Form · 25 Jul 2026 View ↗

Consultation & comments 244

Site constraints 10

Listed building: Railway Hotel Including Sign in Front and Former Off-Sales Building to West

The pin is inside its outline · 3 more listed buildings within 150 m (3 Grade II)

Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.

Show the other 3 with distances

48 mParish Church of St MargaretGrade II
140 m65-67, High StreetGrade II
149 m85-89, High StreetGrade II

Article 4 direction

Article 4 Small Houses in Multiple Occupation (HMO) Area 1. Named permitted development rights are withdrawn here.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.

Heritage at risk: Railway Hotel including sign in front and former off-sales building to west, Station Road, Edgware

On the register of historic places assessed as at risk.

A designated building, monument, park or conservation area assessed as at risk from neglect, decay or development. Proposals that secure its future are looked on favourably.

Historic England ↗

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: Barnet 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 ↗

Town centre: Edgware

A designated centre in the London Plan.

Shops, services and active frontages are protected in centres, and main town centre uses are steered here first.

Habitat network: Network Enhancement Zone 2

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Also on the record

Registered park or garden 247 m away: Canons Park; Inside the Barnet built-up area; Public transport access: PTAL 6a (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, 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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Other new applications on this street

5 Oct 2026Pending

31 Station Road Edgware HA8 7HX

Change of use to Class E(b) Sale of food and drink for consumption (mostly) on t...

26/3591/FUL

11 Sept 2026Pending

214 Station Road Edgware HA8 7AR

Replacement of windows at first and second floor levels on the front and rear el...

26/3333/FUL

17 Jun 2026Approved

24 Broadwalk Shopping Centre Station Road Edgware HA8 7BD

Installation of security shutters to front and side shop fronts and to rear acce...

26/2272/FUL

15 May 2026Refused

246 Station Road Edgware HA8 7AU

Installation of rear extraction ducting and flue system.

26/1838/FUL

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5 Oct 2026Pending

31 Station Road Edgware HA8 7HX

Change of use to Class E(b) Sale of food and drink for consumption (mostly) on t...

26/3591/FUL

2 Oct 2026Pending

Edgware Community Hospital Burnt Oak Broadway Edgware HA8 0AD

Installation of a GRP plant housing adjoining the existing generator enclosure a...

26/3575/FUL

28 Sept 2026Pending

62 Chandos Crescent, Edgware, Harrow, HA8 6HL

Single storey side to rear extension; raised patio and steps to rear; external a...

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25 Sept 2026Pending

46 Brook Avenue Edgware HA8 9XF

Single storey rear extension

26/3485/HSE

25 Sept 2026Approved

46 Brook Avenue Edgware HA8 9XF

Roof extension involving hip to gable, rear dormer window, 2no. front facing roo...

26/3486/192

27 Sept 2026Pending

17 Milford Gardens, Edgware, Harrow, HA8 6EY

Single storey rear extension: 6.00 metres deep, 3.00 metres maximum height and 2...

PL/2543/26

Important details

Council: Barnet
Application type: Full Application
Postcode: HA8 7AB
Received: 9 Feb 2026
Validated: 13 Aug 2026
Ward: Edgware
Case officer: Show
Target decision: 12 Nov 2026
Agent: Bidwells

Decision outlook

Day 57, past Barnet's usual 56 days for changes of use. 91% are decided within thirteen weeks, so most likely by 12 Nov 2026.

predicted

Day 5734 days to the 91-day target

67%decided within 8 weeks

56%approved

188decided in the last year

Plota live figures for changes of use decided by Barnet in the last twelve months, from validation. Barnet decision record →

Public comments

190comments received

185 objecting4 neutral1 supporting

97% object · above the UK average of 74%

927 neighbours consulted · Last counted 7 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14554450
Planning Portal ref: PP-14554450
Neighbours: 17 Sept 2026
Consultation: 17 Sept 2026
Comments by: 30 Oct 2026
Site or press notice: 10 Sept 2026
Statutory expiry: 12 Nov 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025 Refused

Railway Hotel Station Road Edgware HA8 7AB

Proposed change of use from sui generis pub to Class F2 Community Centre including repair…

25/4604/FUL 19 Jan 2026

2025 Refused

Railway Hotel Station Road Edgware HA8 7AB

Proposed change of use from sui generis pub to Class F2 Community Centre to include repai…

25/4686/LBC 19 Jan 2026

2025

Railway Hotel, Edgware, HA8 7AB

Consultation from neighbouring authority London Borough of Barnet: Reference: 25/4505/RCU…

PL/3007/25 20 Nov 2025

2025 Refused

28 Station Road Edgware HA8 7AB

Roof extension including rear dormer and 3no. front facing rooflights to create 1no. self…

25/3081/FUL 7 Oct 2025

2025

Railway Hotel, Edgware, HA8 7AB

Consultation from neighbouring authority London Borough of Barnet: Reference: 25/3897/ESC…

PL/2476/25 24 Sep 2025

2025

Railway Hotel Station Road Edgware HA8 7AB

Environmental Impact Assessment - request for a Scoping Opinion

25/3897/ESC 22 Sep 2025

2025 Refused

Outside 10 - 14 Station Road Edgware HA8 7AB

Insertion of two internally illuminated digital LED screens, one on each side of new BT S…

25/2747/ADV 4 Sep 2025

2025 Refused

Outside 10 - 14 Station Road Edgware HA8 7AB

Installation of 1no. new BT Street Hub

25/2746/FUL 4 Sep 2025

2025 Refused

Outside 28 - 30 Station Road Edgware HA8 7AB

Insertion of two internally illuminated digital LED screens, one on each side of new BT S…

25/2755/ADV 4 Sep 2025

2025 Refused

Outside 28 - 30 Station Road Edgware HA8 7AB

Installation of 1no. new BT Street Hub

25/2754/FUL 4 Sep 2025

2025 Approved

Outside 10 - 14 Station Road,, Edgware, HA8 7AB

Consultation from neighbouring authority London Borough of Barnet: Ref 25/2118 for

PL/1959/25 23 Jul 2025

2025 Approved

Bus Shelter Outside The Railway Hotel Station Road Edgware HA8 7AB

Installation of an internally illuminated double sided, freestanding advertising panel lo…

25/0629/ADV 11 Apr 2025

2025 Approved

Pavement Outside 28 Station Road Edgware HA8 7AB

Installation of public payphone/communication hub

25/0383/FUL 26 Mar 2025

2025 Approved

Pavement Outside 28 Station Road Edgware HA8 7AB

Installation of 86 inch advertisement located on the rear face of the communications appa…

25/0384/ADV 26 Mar 2025

2024 Refused

15 - 17 Station Road Edgware HA8 7JE

Additional storey at first floor level to provide 1no. self-contained flat

24/3128/FUL 18 Oct 2024

2023 Withdrawn

O/s 1 And 3 - 5 Station Road Edgware HA8 7JE

Installation of 1no. double-sided internally illuminated LCD screen with integral electri…

23/1618/ADV 3 Jul 2023

2023 Withdrawn

O/s 1 And 3 - 5 Station Road Edgware HA8 7JE

Installation of 1no. electrical vehicle charging point unit with double-sided LCD screen…

23/1617/FUL 3 Jul 2023

2023

Premier House 112 Station Road Edgware HA8 7BJ

Recladding of the existing building and replacement of the existing balcony decking. Repl…

23/1304/FUL 24 Mar 2023

2021 Refused

Railway Hotel Station Road Edgware HA8 7AB

Change of use of existing Ground Floor Sui Generis Pub to Restaurant (E class) with the i…

21/4803/LBC 11 Mar 2022

2021 Refused

Railway Hotel Station Road Edgware HA8 7AB

Change of use of existing Ground Floor Sui Generis Pub to Restaurant (E class) with the i…

21/4802/FUL 11 Mar 2022

2016 Refused

74B High Street Edgware HA8 7EJ

Change of use from A2 (Estate Agents) to A3 (Cafe)

16/7391/192 22 Dec 2016

2016 Approved

6 - 8 Station Road Edgware HA8 7AB

Single storey rear extension

16/4892/FUL 30 Nov 2016

2016 Withdrawn

42 - 46 Station Road Edgware HA8 7ZZ

Part change of use of first floor from existing D1 use into 4 no self contained units.

16/2840/FUL 21 Jun 2016

2016 Approved

16-18 Station Road Edgware HA8 7AB

Proposed removal of internal staircase, formation of new bathroom, re-instatement of acce…

16/0631/FUL 18 Apr 2016

2016 Approved

10 Station Road Edgware HA8 7AB

Installation of 1no internally illuminated fascia sign

16/0661/ADV 29 Mar 2016

Barnet

Planning Authority Score

6.2/10

Average

#90 of 296 councils

Relevant to this application:

Change of use

Barnet is faster than most councils at deciding householder applications, ranking #42 out of 296. Only 25% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Barnet is also one of the strictest councils - it refuses more householder applications than almost any other, with only 82% approved vs 90% nationally.

One of the strictest councils

only 82% approved vs 90% nationally

These figures are council-wide context, not a prediction for this application. View full council performance

Barnet decision statistics

Based on MHCLG data, the year to March 2026

75%

Overall approval rate

Below avg (87%) #285 of 296

82%

Householder approved

Below avg (90%) #264 of 296

79%

Decided in 8 weeks

Above avg (63%) #42 of 296

25%

Extended time limit

Below avg (41%) #29 of 296

55%

Minor dwellings approved

319 decided (1-9 homes)

90%

Major dwellings approved

21 decided (10+ homes)

41%

Change of use approved

132 decided

2,541

Total decisions

625 refused in the year to March 2026

Railway Hotel And Forumside Station Road Edgware HA8 Data via plota.co.uk

Proposal

Application progress

Documents 494

Statements & assessments 54

Plans & drawings 151

Application forms 2

Consultation & comments 244

Other documents 43

Site constraints 10

Other new applications on this street

Nearby new applications

Important details

Decision outlook

Public comments

Consultation & key dates

Nearby activity