HYLO Building, 105 Bunhill Row, London, EC1Y 8LZ Data via plota.co.uk

P2026/1380/NMA - Non-Material Amendment Approved
Admin / proceduralCommercial premises

Proposal

Non-material amendment to planning consent reference dated 30/11/2023. The proposal is to amend Condition 4 to allow for the amalgamation of flexible Class E floorspace at ground and basement levels. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
12 Jun 2026
✓
Validated
15 Jun 2026
✓
Approved
15 Sept 2026

Approved on 15 Sept 2026 · Delegated · Last checked 16 Sept 2026

Documents

View the documents on the council's website ↗

Associated applications 4

Licence at this address

  • Licence Premises licence Premises licence · in force since 13 May 2023 Licensed hours: alcohol until 23:00 (Sat-Sun 18:00)

Licensed hours are what the licence permits, not opening times.

Site constraints 24

Article 4 directionBunhill & Clerkenwell Area Action PlanCAZHeathrow Safeguarding AreaCritical Drainage Group3_003Central Activities ZoneFinsbury Tower, 103-105 Bunhill RowBunhill, Barbican and Golden Lane Healthy NeighbourhoodCity Fringe Opportunity Area Spatial Strategy AreaAPA MoorfieldsWithin 50m of St Luke'sSt Luke'sWithin 50m of
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: Islington 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 ↗
Central activities zone
The core of central London in the London Plan.
Offices, culture and the other strategic functions of the centre take priority over new housing here.
Registered park or garden 54 m away: Bunhill Fields Burial Ground
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.
Historic England ↗
47 listed buildings within 150 m
Nearest: 20, BUNHILL ROW (See details for further address information), Grade II, 34 m away · 6 Grade II*, 41 Grade II
The site itself is not listed. 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 all 47 with distances
Historic England ↗
Conservation area 17 m away: Bunhill Fields and Finsbury Square
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.
Council document ↗
Opportunity area
Where the London Plan expects significant growth.
Boundaries are indicative and the borough holds the detailed plan.
Article 4 directionCouncil record
Some permitted development rights are withdrawn. The direction is on the council's register but not published as open data.
Council site ↗
Bunhill & Clerkenwell Area Action PlanCouncil record
Recorded by the council for this site.
Council site ↗
CAZCouncil record
Recorded by the council for this site.
Council site ↗
Heathrow Safeguarding AreaCouncil record
Recorded by the council for this site.
Council site ↗
Critical Drainage Group3_003Council record
Recorded by the council for this site.
Council site ↗
Central Activities ZoneCouncil record
Recorded by the council for this site.
Council site ↗
Finsbury Tower, 103-105 Bunhill RowCouncil record
Recorded by the council for this site.
Council site ↗
Bunhill, Barbican and Golden Lane Healthy NeighbourhoodCouncil record
Recorded by the council for this site.
Council site ↗
City Fringe Opportunity Area Spatial Strategy AreaCouncil record
Recorded by the council for this site.
Council site ↗
APA MoorfieldsCouncil record
Recorded by the council for this site.
Council site ↗
Within 50m of St Luke'sCouncil record
Recorded by the council for this site.
Council site ↗
St Luke'sCouncil record
Recorded by the council for this site.
Council site ↗
Within 50m ofCouncil record
Recorded by the council for this site.
Council site ↗
Also on the record
National infrastructure project 1224 m away: Thames Tideway Tunnel; Heritage at risk 18 m away: Bunhill Fields, Finsbury Square; Inside the Islington built-up area; Public transport access: PTAL 6b (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 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
Islington
Application type
Non-Material Amendment
Postcode
EC1Y 8LZ
Received
12 Jun 2026
Validated
15 Jun 2026
Ward
Bunhill
Case officer
Show
Target decision
9 Jul 2026
Decision
Non-material amendment(s) agreed
Decision date
15 Sept 2026
Decision level
Delegated
Applicant
Show
Agent
Esther Rubinsohn
Leaseholder
Show

Consultation & key dates

Alt. reference
PP-14961541

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

2022 Approved
Section 73 application involving the variation of Condition 2 (Drawing and Document Numbe…
P2022/3516/S73
2024 Approved
Application for the approval of details pursuant to Condition 9 (Cycle Parking) of planni…
P2024/0461/AOD
2023 Approved
Change of use to the 3no. consented retail (Class A1/A3) units at ground floor and baseme…
P2023/2566/FUL
2021 Approved
Approval of details pursuant to condition 9c (Contamination) of planning permission Ref:P…
P2021/1472/AOD
Within ~100m

Nearby activity

2025 Approved
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P2025/3429/FUL
2025
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Erection of rear balconies with associated privacy screens. Replacement of rear windows w…
P2025/3441/FUL
2025 Approved
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External alterations to ground floor front elevation and associated internal access alter…
P2025/1508/FUL
2025 Approved
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P2025/1646/FUL
2025 Approved
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Refurbishment works, including external alterations via the addition of two new doors to…
P2025/1315/FUL
2023 Withdrawn
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Temporary change of use of 15 Bunhill Row from Class E (Offices) to Sui Generis (comprisi…
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2021 Approved
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P2021/2382/LBC
2021 Approved
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P2021/2375/FUL
2020 Approved
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P2020/2219/FUL
2019 Approved
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2019 Approved
On the footway outside of, 2 Bunhill Row, Islington, London, EC1Y 8HQ
Installation of a Rapid Charging Point and Feeder Pillar with associated works.
P2019/3054/FUL
2018 Approved
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Display of 1no. internally illuminated fascia sign.
P2018/4047/ADV
2017 Approved
12 Finsbury Square London EC2A 1AS
Installation of one air conditioning condenser unit to the rear elevation at ground floor…
P2017/4114/FUL
2017 Refused
Penthouse Flat Planet House, 12 A Finsbury Square, London, EC2A 1AN
Proposed glazed roof extension to provide access to proposed use of the main flat roof as…
P2017/3277/FUL
2017 Approved
10 City Road, London, EC1Y 2EH
Replacement of ground floor entrance, introduction of a wall mounted flag pole, partial r…
P2017/3108/FUL
2017 Approved
Livingstone House 12 Finsbury Square London EC2A 1AS
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P2017/2840/FUL
2017
21-27 Bunhill Row London EC1Y 8LP
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2017
21 - 27 Bunhill Row London EC1Y 8LP
Erection of a single storey roof extension at third floor level to no's 21-25 Bunhill Row…
P2017/0655/FUL
2016 Approved
Playing Field, Armoury House, City Road London EC1
Erection of a marquee (temporary structure) on land adjacent to the playing fields of Arm…
P2016/1146/FUL
2016 Approved
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Installation of a projecting sign to the front elevation.
P2016/0597/ADV
2016 Approved
Woodson Building 4 City Road Islington LONDON EC1Y 2AA
Installation of a new shopfront, erection of rear lower ground floor extension, new rear…
P2016/1539/FUL
2016 Refused
6 City Road London EC1Y 2AA
Replacement of front and rear windows on the forth floor with white pvcU windows.
P2016/0593/FUL
2025 Approved
14 City Road, London, EC1Y 0TY
Application for the approval of details pursuant to the discharge of Condition 5 (Sound I…
P2025/1770/AOD
2025 Approved
14, City Road, London, EC1Y 2AA
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Islington
Planning Authority Score
2.9/10
Poor
#237 of 296 councils
Relevant to this application:
Householder decisions

Islington is slower than most councils at deciding householder applications, ranking #260 out of 296. 53% of applications have the time limit extended, above the 41% national average. Householder applications are slightly more likely to be approved here (93%) than the national average (90%).

Slower than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Islington decision statistics
Based on MHCLG data, the year to March 2026
89%
Overall approval rate
Above avg (87%) #132 of 296
93%
Householder approved
Above avg (90%) #130 of 296
43%
Decided in 8 weeks
Below avg (63%) #260 of 296
53%
Extended time limit
Above avg (41%) #241 of 296
89%
Minor dwellings approved
499 decided (1-9 homes)
100%
Major dwellings approved
1 decided (10+ homes)
89%
Change of use approved
19 decided
1,488
Total decisions
167 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Leaseholders: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.