31 Northchurch Road, Hackney, London, N1 4ED Data via plota.co.uk

2025/1814 - Householder Planning Withdrawn
DemolitionExtensions & alterations

Proposal

Demolition of an existing masonry outbuilding and construction of a new timber-clad garden studio in the rear garden. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
12 Aug 2025
✓
Validated
13 Aug 2025
−
Withdrawn
15 Jan 2026

Withdrawn on 15 Jan 2026 · Delegated · Last checked 18 Oct 2026

Documents 26

Statements & assessments 4

PDF Heritage Statement Document · 14 Jan 2026 View ↗ PDF Tree survey Other · 13 Aug 2025 View ↗ PDF Heritage statement_included_in_Design and access statement.pdf Document · 13 Aug 2025 View ↗ PDF Design Access and Heritage Statement Design and Access Statement · 13 Aug 2025 View ↗

Plans & drawings 19

PDF Section - Existing_included_in_Elevation (Front) - Existing.pdf Document · 13 Aug 2025 View ↗ PDF Photographs and photomontages_included_in_Elevation (Front) - Existing.pdf Document · 13 Aug 2025 View ↗ PDF Other relevant information_included_in_Elevation (Front) - Existing.pdf Document · 13 Aug 2025 View ↗ PDF Layout Plan - Existing_included_in_Elevation (Front) - Existing.pdf Document · 13 Aug 2025 View ↗ PDF Elevation (Side) - Existing_included_in_Elevation (Front) - Existing.pdf Document · 13 Aug 2025 View ↗ PDF Section - Proposed_included_in_Elevation (Front) - Proposed.pdf Document · 13 Aug 2025 View ↗ PDF Roof Plan - Proposed_included_in_Elevation (Front) - Proposed.pdf Document · 13 Aug 2025 View ↗ PDF Layout Plan - Proposed_included_in_Elevation (Front) - Proposed.pdf Document · 13 Aug 2025 View ↗ PDF Floor plan_included_in_Elevation (Front) - Proposed.pdf Document · 13 Aug 2025 View ↗ PDF Elevation (Side) - Proposed_included_in_Elevation (Front) - Proposed.pdf Document · 13 Aug 2025 View ↗ PDF Elevation (Rear) - Proposed_included_in_Elevation (Front) - Proposed.pdf Document · 13 Aug 2025 View ↗ PDF Section - Proposed_included_in_Block plan of the site.pdf Document · 13 Aug 2025 View ↗ PDF SiteBlock Plan - Existing_included_in_Section - Existing.pdf Document · 13 Aug 2025 View ↗ PDF Elevation (Front) - Existing Drawing · 13 Aug 2025 View ↗ PDF Elevation (Front) - Proposed Drawing · 13 Aug 2025 View ↗ PDF Block plan of the site Drawing · 13 Aug 2025 View ↗ PDF Site Plan Section Drawing · 13 Aug 2025 View ↗ PDF Site/Block Plan - Existing Drawing · 13 Aug 2025 View ↗ PDF The location plan Site Location Plan · 13 Aug 2025 View ↗

Application forms 2

PDF Community Infrastructure Levy - Completed form Other · 13 Aug 2025 View ↗ PDF ApplicationFormRedacted.pdf Application Form · 13 Aug 2025 View ↗

Other documents 1

PDF Tree Report Document · 14 Jan 2026 View ↗

All documents on the council site ↗

Site constraints 6

Grade II listed: 29-35, Northchurch Road N1
List entry 1265170 · 11 m away · 9 more listed buildings within 150 m (9 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 9 with distances
Historic England ↗
De Beauvoir 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 ↗
2 Article 4 directions
De Beauvoir Conservation Area (article 4 direction area) · Whole of the London Borough of Hackney. 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: Hackney 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 ↗
Also on the record
Inside the Hackney built-up area; Public transport access: PTAL 3 (moderate), 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 £2,575,000 in September 2025. Terraced house, freehold.

30 September 2025£2,575,000

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

Building

Floor area197 m² (2,120 sq ft)
Energy ratingD (55 out of 100), could reach C
PropertyMid-terrace house, 7 habitable rooms
BuiltBefore 1900
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in April 2025, 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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Other new applications on this street

28 Sept 2026Approved

33 Northchurch Road, Hackney, London, N1 4ED

Remove T2 Prunus from Rear garden. Trunk diameter 80mm. Currently in the middle ...

2026/2074
23 Sept 2026Pending

21 Northchurch Road, Hackney, London, N1 4ED

Proposals for a rear extension of the property at lower ground floor (garden) le...

2026/2042
27 Oct 2026Pending

52 Northchurch Road, Hackney, London, N1 4EJ

Two storey side and rear extension at lower ground and upper ground floor levels...

2026/2265
26 Oct 2026Pending

52 Northchurch Road, London, N1 4EJ

Two storey side and rear extension at lower ground and upper ground floor levels...

2026/2266

Nearby new applications

3 Nov 2026Pending

23 De Beauvoir Square, Hackney, London, N1 4LE

Retrospective application for the erection of single storey outbuilding in rear ...

2026/2054
29 Oct 2026Pending

Tonkotsu, 1 Dunston Street, Hackney, London, E8 4EB

(none)

2026/2294
29 Oct 2026Pending

4 Ockendon Road, London, N1 3NP

Erection of a single-storey rear extension, replacmenet of the existing rear gro...

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27 Oct 2026Pending

39 Lawford Road, Hackney, London, N1 5BJ

Non material amendment to planning permission 2026/1135 dated 04/08/2026, seekin...

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27 Oct 2026Pending

52 Northchurch Road, Hackney, London, N1 4EJ

Two storey side and rear extension at lower ground and upper ground floor levels...

2026/2265
27 Oct 2026Pending

First & Second Floor Flat, 88 Northchurch Road, London, N1 3NY

Side extension over the existing flat roof of side entrance porch, and alteratio...

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Important details

Council
Hackney
Application type
Householder Planning
Postcode
N1 4ED
Received
12 Aug 2025
Validated
13 Aug 2025
Ward
De Beauvoir Ward
Case officer
Show
Target decision
16 Jan 2026
Decision
Withdrawn
Decision date
15 Jan 2026
Decision level
Delegated
Applicant
Show
Agent
tectonics architects ltd

Consultation & key dates

Statutory expiry
16 Jan 2026

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 - Holly - Reduce crown height by 3-4m. Crown lift by 1.5m Reduce side growth by 0.5-1m…
2025/2636
2025 Withdrawn
Demolition of an existing masonry outbuilding and construction of a new timber-clad garde…
2025/1815
2025 Approved
Erection of a rear extension at lower ground floor (garden) level. Replace UPVC windows t…
2025/1648
2025 Approved
Erection of a rear extension at lower ground floor (garden) level. Replace UPVC windows t…
2025/1647
Within ~100m

Nearby activity

2025 Approved
34 Northchurch Road, Hackney, London, N1 4EH
T1 -Cherry Reduce right hand stem by 2.5-3m, reduce left hand stem by approx 1m., prune c…
2025/2535
2025 Approved
21 Northchurch Terrace, Hackney, London, N1 4EB
T1: Apple, reduce height 1 to 2 foot past previous pruning points, reduce laterally to pr…
2025/2487
2025
33 Northchurch Road, Hackney, London, N1 4ED
Erection of a single-storey rear extension; lowering of the lower ground floor to increas…
2025/2121
2025
33 Northchurch Road, Hackney, London, N1 4ED
Erection of a single-storey rear extension; lowering of the lower ground floor to increas…
2025/2120
2025 Approved
40 Ufton Road, Hackney, London, N1 5BX
Ash - Remove one low branch overhanging the lawn area Maintenance works in line with good…
2025/2027
2025 Approved
38 Ufton Road, Hackney, London, N1 5BX
Lawson Cypress - Cut the entire tree to ground level This tree is Ivy clad and is an inap…
2025/2030
2025 Approved
32 Northchurch Road, Hackney, London, N1 4EH
Hard pollard or crown reduction of lime tree (T1) to reduce branches by up to 1 metre bey…
2025/1856
2025 Approved
33 Northchurch Terrace, Hackney, London, N1 4EB
T1 Holme Oak, crown reduce to previous points, approx. 2m. Cyclical maintenance.
2025/1503
2025 Approved
32 Northchurch Road, Hackney, London, N1 4EH
Erection of a part one/two storey rear/side extension, selected window and front door rep…
2025/1202
2025 Approved
25 Northchurch Terrace, Hackney, London, N1 4EB
Demolition of existing single storey side extension and rear outshut and construction of…
2025/1065
2025 Approved
25 Northchurch Terrace, Hackney, London, N1 4EB
Demolition of existing single storey side extension and rear outshut and construction of…
2025/0983
2024 Approved
22 Ufton Road, Hackney, London, N1 5BX
Replacement of existing single glazed, timber framed windows and doors with double glazed…
2024/2428
2024 Withdrawn
25 Northchurch Terrace, Hackney, London, N1 4EB
Demolition of existing single storey side extension and rear outshut and construction of…
2024/2354
2024 Approved
39 Ufton Road, Hackney, London, N1 5BN
Front garden T1 - Sorbus aucuparia - Area of decay in central leader, chance of failure a…
2024/2352
2024 Withdrawn
25 Northchurch Terrace, Hackney, London, N1 4EB
Demolition of existing single storey side extension and rear outshut and construction of…
2024/2351
2024 Approved
25 Ufton Road, Hackney, London, N1 5BN
Removal of conifer at front of house, that is growing into next door and has gone brown i…
2024/2324
2024 Approved
20 Northchurch Road, Hackney, London, N1 4EH
Reduce cherry back to previous cuts (up to 1.5m off) to allow more light into the garden.
2024/1675
2024 Approved
21 Northchurch Terrace, Hackney, London, N1 4EB
Rear Garden: T1 - Fig - reduce crown by 1-2m.
2024/1610
2024 Approved
29 Ufton Road, Hackney, London, N1 5BN
Rear Garden: T1 - horse chestnut tree (16m) - reduce crown to previous pruning points, ap…
2024/1100
2024 Approved
51 Lawford Road, Hackney, London, N1 5BJ
Removal of existing bay window to rear ground floor, erection of ground floor rear extens…
2024/0743
2017 Approved
67 Lawford Road, Hackney, London, N1 5BJ
Rear Garden T1 - Ash Tree - Crown reduce to previous points.
2017/4600
2017 Approved
42 Northchurch Road, Hackney, London, N1 4EJ
Installation of trellis/fence to boundary wall in rear garden
2017/3721
2017 Approved
42 Northchurch Road, Hackney, London, N1 4EJ
Installation of trellis/fence to boundary wall in rear garden
2017/3647
2017 Approved
39 Northchurch Road, Hackney, London, N1 4EE
Front Garden - T1 Acer pseudoplatanus Sycamore - Crown reduce height and spread to previo…
2017/3462
2017 Approved
38 Northchurch Road, Hackney, London, N1 4EJ
Rear garden Robinia frisia - fell and replace with other tree, species to be agreed if ot…
2017/3335
Hackney
Planning Authority Score
2.4/10
Poor
#256 of 296 councils
Relevant to this application:
Householder decisions

Hackney is slower than most councils at deciding householder applications, ranking #220 out of 296. Hackney is also one of the strictest councils - it refuses more householder applications than almost any other, with only 84% approved vs 90% nationally.

One of the strictest councils
only 84% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Hackney decision statistics
Based on MHCLG data, the year to March 2026
82%
Overall approval rate
Below avg (87%) #248 of 296
84%
Householder approved
Below avg (90%) #257 of 296
53%
Decided in 8 weeks
Below avg (63%) #220 of 296
46%
Extended time limit
Above avg (41%) #201 of 296
75%
Minor dwellings approved
204 decided (1-9 homes)
100%
Major dwellings approved
4 decided (10+ homes)
50%
Change of use approved
2 decided
1,323
Total decisions
241 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.