31 Circus Road London NW8 9JG Data via plota.co.uk

25/07260/TCA - Applic. for works to trees in CA Approved
Trees & landscaping

Proposal

T4 - Lime: crown reduce to previous most, recent reduction points, retaining selected shortened furnishing growth and at least 50% of remaining internal fine branch structure for crown continuity. T5- Lime: (stump around 3m in height): fell. T6- Pittosporum: fell. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
6 Oct 2025
✓
Approved
30 Oct 2025

Approved on 30 Oct 2025 · Delegated Decision · Last checked 13 Oct 2026

Documents 7

Decision & officer reports 1

PDF TCA NO OBJECTIONS Decision Notice · 30 Oct 2025 View ↗

Statements & assessments 1

PDF PROPOSAL Ventilation/Extraction statement · 6 Oct 2025 View ↗

Plans & drawings 1

IMG 31 CIRCUS RD Drawing · 6 Oct 2025 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 6 Oct 2025 View ↗ PDF FEECALCULATION Background Papers · 6 Oct 2025 View ↗

Other documents 2

PDF RECEIPT OF APPLICATION Other · 7 Oct 2025 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 6 Oct 2025 View ↗

All documents on the council site ↗

Site constraints 8

Grade II listed: 31, Circus Road Nw8
List entry 1066240 · The pin is inside its outline · 22 more listed buildings within 150 m (1 Grade II*, 21 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 22 with distances
Historic England ↗
St John's Wood conservation area
Demolition needs planning permission and permitted development is restricted.
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 ↗
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 Named permitted development rights are withdrawn here.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.
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.
Council record ↗
Protected tree 7 m away: STM18_T22, order STM18
6 protected trees within 15 m. Named in a tree preservation order: work to it, its roots included, needs the council's consent first.
Root protection areas reach up to 15 m from a large tree, so an extension or new foundations this close usually needs a tree survey. Only some councils publish their single trees, and a position can be approximate: the order at the council is the definitive record, and no tree shown is not proof there is none.
Show all 6 trees with distances
Tree record ↗
Local nature reserve 257 m away: St John's Wood Church Grounds
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.
Also on the record
Inside the City of Westminster built-up area; Public transport access: PTAL 5 (very good), 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 2 November 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.

Sales history 1

Last sold for £5,666,000 in January 2026. Detached house, freehold.

7 January 2026£5,666,000

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

Building

Floor area304 m² (3,272 sq ft)
Energy ratingE (52 out of 100), could reach B
PropertyDetached house, 8 habitable rooms
Built1930 to 1949
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in January 2025, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
Westminster
Application type
Applic. for works to trees in CA
Postcode
NW8 9JG
Received
6 Oct 2025
Validated
6 Oct 2025
Ward
Abbey Road
Case officer
Show
Target decision
1 Dec 2025
Decision
No objections
Decision date
30 Oct 2025
Decision level
Delegated Decision
Applicant
Show
Agent
Pace Arb Ltd

How this decision compares

Decided in 24 days from validation, 12 days faster than Westminster's median of 36 for tree and landscaping works. Approved, as 99% of tree and landscaping works here are.

77%decided within 8 weeks
99%approved
797decided in the last year

Plota live figures for tree and landscaping works decided by Westminster in the last twelve months, from validation. Westminster decision record →

Public comments

No public comments yet.

Last counted 13 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Env. assessment
No

Historical activity at this location

29 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
T1-T3, T7 4 x limes: crown reduce to previous most, recent reduction points, retaining se…
25/07178/TPO
2025
Rear neighbouring garden no 31 T4 Lime x 1 (Tilia spp) Suggested works- Remove epicormic…
25/00841/TCA
2022 Approved
T1 1 x lime (front right of house): crown reduce to previous, most recent reduction point…
22/01905/TPO
2016 Approved
T1 to T3: 3 x lime (rear): Crown reduce to previous, most recent reduction points retaini…
16/04271/TPO
Within ~100m

Nearby activity

2025
2 Cavendish Avenue London NW8 9JE
T2, 3, 4, 5 - Limes - reduce crowns to points of previous reduction (2m approx. branch re…
25/08402/TCA
2025
1 Cavendish Avenue London NW8 9JE
T1 - Sycamore - reduce crown to previous points of reduction (2m branch removal approx)
25/08401/TCA
2025
50 Circus Road London NW8 9SE
T1 - magnolia tree (6m) - reduce height by approximately 2m. T2 - magnolia tree (6m) - re…
25/08086/TCA
2025
7 Cavendish Avenue London NW8 9JD
Sycamore x 2 Fell-Trees are in decline. allowing for more space for the adjacent Hornbeam…
25/08011/TCA
2025
50 Circus Road London NW8 9SE
T1 and T2: Silver Birch: To reduce crown 2m from crown tips leaving a balanced crown shap…
25/06997/TCA
2025 Approved
33 Circus Road London NW8 9JG
1 x Portuguese Laurel (T2): Reduce back to most recent previous reduction points, approx…
25/05369/TCA
2025 Approved
34 Elm Tree Road London NW8 9JP
T1) Hornbeam: Overall crown reduction by up to 2.5 metres. T3) Hornbeam: Overall crown re…
25/04735/TCA
2025 Approved
34 Circus Road London NW8 9SG
Display of illuminated decorations (measuring 1.4m x .75m) to 7 lamp post columns.
25/03621/ADV
2025
60 Circus Road London NW8 9SE
Demolition of existing porch with new column portico and standing seam zinc roof; Demolit…
25/04644/FULL
2025 Approved
7 Cavendish Avenue London NW8 9JD
T4- Holm Oak: crown reduce the tree on east, south and west sides by 1-1.5m to balance wi…
25/02634/TCA
2025 Approved
11 Cavendish Avenue London NW8 9JD
Replace roof finishes to main roof, clean and make good all facades, lead installation to…
25/02673/LBC
2025 Approved
11 Cavendish Avenue London NW8 9JD
Replace roof finishes to main roof, clean and make good all facades, lead installation to…
25/02672/FULL
2025
8 Cavendish Avenue London NW8 9JE
1 mulberry -Reduce to 8m in height and accordingly in spread -see image in report
25/03310/TPO
2025 Approved
60 Circus Road London NW8 9SE
Replacement of existing windows with slim line double glazing, reinstatement of windows t…
25/01111/FULL
2025
33 Circus Road London NW8 9JG
Rear garden T1 apple x 1 To reduce weight and shape- Reduce all round to previous reducti…
25/00771/TCA
2025
5 Cavendish Avenue London NW8 9JD
1x copper beech (T1): reduce crown back to previous most recent reduction points (1.5 met…
25/00318/TCA
2025
5 Cavendish Avenue London NW8 9JD
2x lime trees (T2-T3): reduce crowns by 2m on all aspects leaving suffice to furnishing g…
25/00584/TPO
2024
8 Cavendish Avenue London NW8 9JE
Excavation and construction of a new basement; use of the garage for additional internal…
24/08781/LBC
2024
8 Cavendish Avenue London NW8 9JE
Excavation and construction of a new basement; use of the garage for additional internal…
24/08780/FULL
2024
11 Cavendish Avenue London NW8 9JD
6 horse chestnut - Crown clean. Reduce in height and spread to the most recent reduction…
24/08531/TCA
2016 Approved
60 Circus Road London NW8 9SE
Replacement of single glazed metal framed windows with double glazed metal framed windows.
16/11647/FULL
2016 Approved
1 Cavendish Avenue London NW8 9JE
Minor excavation in association with the extension of front lightwell, alterations to rea…
16/09905/FULL
2016 Approved
1 Cavendish Avenue London NW8 9JE
Minor excavation in association with the extension of front lightwell, alterations to rea…
16/09906/LBC
2016 Approved
37 Circus Road London NW8 9JG
2 x limes (front): Crown reduce all round by 1-2m (25%) and shape to maintain continuous…
16/08726/TPO
2016 Approved
33 Circus Road London NW8 9JG
1 x Japanese maple (T1): crown reduce to previous, most recent reduction points.1 x Portu…
16/01742/TCA
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
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.