Basement And Ground Floor Maple Building 128 - 132 Borough High Street Southwark SE1 1LB Data via plota.co.uk

25/AP/3168 - Minor application Refused

Proposal

Alteration to operation and delivery hours for existing use as a mixed restaurant (Class E) and hot food takeaway (Sui Generis) from 10:00 to 00:00 on Sunday to Thursday or 10:00 to 01:00 on Fridays and Saturdays with deliveries not be carried after 23:30 on any day to 10:00 to 02:00 and delivery hours to 02:00 on all days. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
31 Oct 2025
✓
Validated
11 Nov 2025
✗
Refused
24 Dec 2025
Appeal
Not lodged

Refused on 24 Dec 2025 · Delegated Panel - Complex · Last checked 10 Oct 2026

Documents 9

Decision & officer reports 1

PDF BOT22/G100 REV F PROPOSED GROUND FLOOR PLAN Decision - Plans · 31 Oct 2025 View ↗

Statements & assessments 1

PDF REASONABLE EXEMPTION STATEMENT Fire Statement · 22 Dec 2025 View ↗

Application forms 1

PDF APPLICATION FORM - WITHOUT PERSONAL DATA Application - Form (Without Personal data) · 31 Oct 2025 View ↗

Consultation & comments 2

PDF TFL Comment - Consultee · 16 Dec 2025 View ↗ PDF FILE COPY - NEIGHBOUR NOTIFICATION+LIST Neighbour Notification List · 12 Nov 2025 View ↗

Other documents 4

PDF SITE NOTICE Site notice · 19 Nov 2025 View ↗ PDF PRESS NOTICE - 20/11/2025 Press Notice · 18 Nov 2025 View ↗ PDF VALID APPLICATION LETTER WITH INVOICE Valid Application Letter · 12 Nov 2025 View ↗ PDF COVERING LETTER Application - Covering letter · 31 Oct 2025 View ↗

All documents on the council site ↗

Site constraints 14

Flood zone 3, rivers and sea
High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
3 Article 4 directions
Bankside and Borough District Town Centre · Protected shopping frontage SF8: Borough High Street · Central Activities Zone. Named permitted development rights are withdrawn here.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: Southwark 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: Bankside and The Borough
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.
National infrastructure project 338 m away: Thames Tideway Tunnel
The site is 338 m from the project boundary. Waste water treatment, decided. The project page says whether consent was granted. Also within 2 km: London Strategic Heat Main Project (at pre-application, 14 m).
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 ↗
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.
12 listed buildings within 150 m
Nearest: 177, Borough High Street, Grade II, 36 m away · 1 Grade II*, 10 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 12 with distances
Historic England ↗
Conservation area 13 m away: Borough High Street
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.
Also on the record
Wider setting of protected view 1A.2 Alexandra Palace viewing terrace to St Paul's Cathedral; Inside the Southwark built-up area; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square; Designated open space 14 m away.
Not affected
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.

Building

Floor area322 m² (3,466 sq ft)
Energy ratingE (asset rating 113)
UseA3/A4/A5 Restaurant and Cafes/Drinking Establishments and Hot Food takeaways
HeatingAir Conditioning

From the energy performance certificate lodged in December 2016, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
Southwark
Application type
Minor application
Postcode
SE1 1LB
Received
31 Oct 2025
Validated
11 Nov 2025
Ward
Borough & Bankside
Parish
Borough, Bankside And Walworth
Case officer
Show
Target decision
5 Jan 2026
Decision
Minor - REFUSED
Decision date
24 Dec 2025
Decision level
Delegated Panel - Complex
Agent
Walsingham Planning Limited

How this decision compares

Decided in 43 days from validation, 12 days faster than Southwark's median of 55 for full applications. Refused, as 13% of full applications here are.

55%decided within 8 weeks
87%approved
539decided in the last year

Plota live figures for full applications decided by Southwark in the last twelve months, from validation. Southwark decision record →

Public comments

6comments received
6 objecting

100% object · above the UK average of 74%

30 neighbours consulted · Last counted 10 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Statutory expiry
5 Jan 2026
Env. assessment
No

Historical activity at this location

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

Within ~100m

Nearby activity

2025
153 To 159 Borough High Street Southwark SE1 1HR
Temporary display (for a period of 15 months) of a static externally illuminated shroud a…
25/AP/3295
2025
Delta House 175 - 177 Borough High Street Southwark SE1 1HR
Listed building consent for alterations including partial demolition and extension to the…
25/AP/2677
2025
Delta House 175-177 Borough High Street Southwark SE1 1HR
Alterations including partial demolition and extension to the existing building to create…
25/AP/2649
2024 Approved
70 Newcomen Street Rear Of 163 Borough High Street London Southwark SE1 1YT
Demolition of existing roof structures and construction of second and third floor extensi…
24/AP/1459
2024 Approved
First Floor 71 Newcomen Street London Southwark SE1 1YT
Listed building consent for works to the party wall with no.151 Borough High Street to fa…
24/AP/2470
2024 Refused
153-159 Borough High Street London Southwark SE1 1HR
Display of temporary decorative printed scaffold shroud advertisement measuring 19 X 10 m…
24/AP/2260
2024 Refused
Lyon House 160 - 166 Borough High Street London Southwark
One LED digital advertisement display on the northern elevation of Lyon House.
24/AP/1361
2024 Approved
151 Borough High Street London Southwark SE1 1HR
Listed Building Consent: external fabric repair works
24/AP/1700
2023 Approved
Maya House 134-138 Borough High Street London Southwark SE1 1LB
Alterations to front and rear elevations, undercroft and roof levels of existing building…
23/AP/2843
2023 Approved
116-118 Borough High Street London Southwark SE1 1LB
Alterations to building entrance by reducing the recessed entry space and replacing the d…
23/AP/2991
2023 Approved
Haig House 199 Borough High Street London Southwark SE1 1HR
Enlargement of two shopfront windows at ground floor level on the front elevation and rep…
23/AP/2934
2023 Approved
165 Borough High Street London Southwark SE1
Display of white PPC aluminium fascia tray with curved (arched) soffit and rear return an…
23/AP/2073
2022 Approved
Marlborough Playground 11 -25 Union Street London Southwark SE1 1SD
Redevelopment of site for the construction of two storey Cafe (Use Class E.b) with ancill…
22/AP/2071
2023 Withdrawn
140 - 148 Borough High Street London Southwark SE1 1LB
Removal of a tree to facilitate development works ongoing at 140-148 Borough High Street.
23/AP/1297
2022 Approved
71 Newcomen Street London Southwark SE1 1YT
Construction of a two storey extension to provide a three storey 3-bedroom apartment with…
22/AP/0014
2023 Approved
A M House 106-114 Borough High Street London Southwark SE1 1LB
The display of new internally illuminated fascia sign to the building.
23/AP/0138
2022 Approved
106-114 Borough High Street London Southwark SE1 1LB
Alterations to the brickwork/limestone cladding to east elevation, new louvered door to b…
22/AP/3613
2022 Approved
Basement To Fourth Floors Haig House 199 Borough High Street London Southwark SE1 1HR
T1. False Acacia tree. Fell and grind out the stump. Significant decay in stem. T2. Wild…
22/AP/3817
2022 Approved
150-154 Borough High Street London Southwark SE1 1LB
The installation of 2x condenser units; 1x smoke extract with associated ductwork; and 2x…
22/AP/3608
2022 Approved
Basement To Fourth Floors Haig House 199 Borough High Street London Southwark SE1 1HR
T01 False Acacia. Fell tree and grind stump due to significant decay in stem. Replace wit…
22/AP/1177
2016 Approved
Delta House 175-177 Borough High Street London SE1 Ihr
Replacement of an existing pair of entrance doors to a new outer line, with a glass secur…
16/AP/3582
2016 Approved
Delta House 175-177 Borough High Street London SE1
Listed Building Consent for a replacement of existing pair of entrance doors to a new out…
16/AP/3583
2016 Approved
St George The Martyr Church Of England Borough High Street London SE1 1JA
Display of 2 temporary non-illuminated scaffold shroud displays from 12/09/16 to 12/09/17.
16/AP/2849
2016 Approved
153-159 Borough High Street London SE1 1HR
Demolition of 153-159 Borough High Street, and erection of 7-storey hotel (with basement)…
15/AP/4980
2016 Approved
Lyon House 160-166 Borough High Street London SE1 1LB
Replacement of street elevation bays at 1st to 4th floors and installation of new ground…
16/AP/0117
Southwark
Planning Authority Score
7/10
Good
#64 of 296 councils
Relevant to this application:
Householder decisions

Southwark is faster than most councils at deciding householder applications, ranking #54 out of 296. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).

Faster than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Southwark decision statistics
Based on MHCLG data, the year to March 2026
92%
Overall approval rate
Above avg (87%) #93 of 296
95%
Householder approved
Above avg (90%) #92 of 296
78%
Decided in 8 weeks
Above avg (63%) #54 of 296
37%
Extended time limit
Below avg (41%) #122 of 296
92%
Minor dwellings approved
259 decided (1-9 homes)
86%
Major dwellings approved
14 decided (10+ homes)
82%
Change of use approved
38 decided
1,622
Total decisions
132 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

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.