486 Hoe Street, Walthamstow, London, E17 9AH Data via plota.co.uk

261705 - Full Planning Refused
DemolitionExtensions & alterationsCommercial premises

Proposal

Demolition of the existing rear building and construction of a single-storey rear extension to the existing ground floor commercial unit (Use Class E(a)). Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
13 Jul 2026
✗
Refused
7 Sept 2026
Appeal
Not lodged

Refused on 7 Sept 2026 · Delegated · Last checked 30 Sept 2026

Documents 16

Decision & officer reports 2

PDF Planning Decision Notice - General - Refuse (with Informatives) Decision Notice · 20 Aug 2026 View ↗ PDF Officer Report Officer Report · 19 Aug 2026 View ↗

Statements & assessments 2

PDF 486_Hoe_Street_Biodiversity Net gain Statement.pdf Supporting/Supplementary Info · 14 Jul 2026 View ↗ PDF Reasonable Exception Statement.pdf Supporting/Supplementary Info · 14 Jul 2026 View ↗

Plans & drawings 10

PDF LOCATION PLAN.pdf Plans · 14 Jul 2026 View ↗ PDF 109 PROPOSED SITE PLAN.pdf Plans · 14 Jul 2026 View ↗ PDF 102 PLAN.pdf Plans · 14 Jul 2026 View ↗ PDF 101 PLAN.pdf Plans · 14 Jul 2026 View ↗ PDF 103 ELEVATION.pdf Plans · 14 Jul 2026 View ↗ PDF 104 ELEVATION.pdf Plans · 14 Jul 2026 View ↗ PDF 105 ELEVATION.pdf Plans · 14 Jul 2026 View ↗ PDF 106 ELEVATION.pdf Plans · 14 Jul 2026 View ↗ PDF 107 ROOF PLAN.pdf Plans · 14 Jul 2026 View ↗ PDF 108 EXISTING SITE PLAN.pdf Plans · 14 Jul 2026 View ↗

Application forms 1

PDF ApplicationFormRedacted.pdf Application Forms/Certificates · 14 Jul 2026 View ↗

Other documents 1

PDF PLANNING STATEMEN.pdf Supporting/Supplementary Info · 14 Jul 2026 View ↗

All documents on the council site ↗

Site constraints 7

3 Article 4 directions
Other Article 4 Direction Area · Bakers Arms District Centre · District Centre related A4D. Named permitted development rights are withdrawn here.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: Waltham Forest 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: Bakers Arms
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.
3 listed buildings within 150 m of the postcode pin
Nearest: Former Empress Cinema, Grade II, about 5 m from the postcode pin · 3 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 3 with distances
Historic England ↗
Also on the record
Conservation area about 55 m away: Bakers Arms; Inside the Waltham Forest built-up area; Public transport access: PTAL 4 (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 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. 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.

Building

Floor area68 m² (732 sq ft)
Energy ratingE (asset rating 109)
UseRetail/Financial and Professional Services
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in December 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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Important details

Council
Waltham Forest
Application type
Full Planning
Postcode
E17 9AH
Received
13 Jul 2026
Validated
13 Jul 2026
Ward
Lea Bridge
Case officer
Show
Target decision
7 Sept 2026
Decision
Refused (with Reasons)
Decision date
7 Sept 2026
Decision level
Delegated
Applicant
Show

How this decision compares

Decided in 56 days from validation, about the council's usual 56 days. Refused, as 26% of demolitions here are.

54%decided within 8 weeks
74%approved
87decided in the last year

Plota live figures for demolitions decided by Waltham Forest in the last twelve months, from validation. Waltham Forest decision record →

Consultation & key dates

Statutory expiry
7 Sept 2026

Historical activity at this location

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

This property

Previous applications at this address

2016 Approved
Demolition of existing and erection of single storey rear extension.
161347
Within ~100m

Nearby activity

2025
Ground Floor, 365 Hoe Street, Walthamstow, London, E17 9AP
Retention of a single storey aluminum framed pergola (with retractable roof) within the r…
252008
2025 Approved
41 Bakers Avenue, Walthamstow, London, E17 9AN
Construction of a single storey outbuilding within rear garden.
251801
2025 Approved
41 Bakers Avenue, Walthamstow, London, E17 9AN
Construction of a single storey rear infill extension.
251615
2025 Approved
41 Bakers Avenue, Walthamstow, London, E17 9AN
Lawful Development Certificate (Proposed) - Construction of dormer roof extension to main…
251229
2025
377-379 Hoe Street, London, E17 9AP
Creation of 2 additional residential units (Class C3) facilitated by construction of a pa…
250091
2024 Approved
29 Bakers Avenue, Walthamstow, London, E17 9AN
Construction of a dormer roof extension to main rear roof, together with installation of…
242795
2024 Approved
575 Lea Bridge Road, Leyton, London, E10 7EQ
Alterations to existing shopfront comprising replacement of existing single leaf metal en…
242701
2024 Approved
575 Lea Bridge Road, Leyton, London, E10 7EQ
Installation of 3 no. externally illuminated fascia and 2 no. externally illuminated proj…
242670
2024 Refused
373 Hoe Street, Walthamstow, London, E17 9AP
Excavation to create a basement level to the ground floor commercial unit (Use Class E(c)…
241211
2024 Withdrawn
377 Hoe Street, Walthamstow, London, E17 9AP
Alterations to the shopfront of No.377 Hoe Street involving the installation of a new ent…
240432
2023 Refused
351 Hoe Street, E17 9AP
Demolition of existing front covered seating area and canopy and construction of a single…
232087
2023 Refused
351 Hoe Street, E17 9AP
Removal of the existing canopy and construction of a extended front and side canopy enclo…
231068
2023
385 Hoe Street, Walthamstow, London, E17 9AP
Lawful Development Certificate (Proposed) - Change of use from retail unit (Class E(a)) t…
231706
2022 Approved
409 Hoe Street, Walthamstow, London, E17 9AP
Construction of a single storey rear extension to existing ground floor commercial unit (…
222008
2022 Approved
399 Hoe Street, Walthamstow, London, E17 9AP
Installation of an internally illuminated LED hoarding board to the first floor side elev…
222504
2022 Approved
First Floor Flat, 365 Hoe Street, Walthamstow, London, E17 9AP
Construction of a dormer roof extension to main rear roof. Installation of two rooflights…
221015
2022 Approved
357 Hoe Street, Walthamstow, London, E17 9AP
Construction of a single storey rear extension
220170
2022
444 Hoe Street, Walthamstow, London, E17 9AH
Retrospective use of single storey rear extension with retractable roof pergola for seati…
220509
2021 Withdrawn
440 Hoe Street, Walthamstow, London, E17 9AH
Construction of a single storey rear extension (with ventilation roof structure) to facil…
211160
2021 Withdrawn
373 Hoe Street, Walthamstow, London, E17 9AP
Construction of a ground and part first floor rear extension including excavation to crea…
210708
2016 Approved
377 Hoe Street, Walthamstow, London, E17 9AP
Installation of ATM cash machine signage. (Retention)
163314
2016 Approved
13 Livingstone Road, Walthamstow, London, E17 9AU
Construction of first floor level rear extension
162269
2016 Approved
498 Hoe Street, Walthamstow, London, E17 9AH
Internally illuminated digital panel as integral part of Telephone Kiosk
162294
2016 Approved
13 Livingstone Road, Walthamstow, London, E17 9AU
PIA larger home extn
161866
2016 Approved
440 Hoe Street, Walthamstow, London, E17 9AH
Construction of single storey side and rear extension together with the addition of Beaut…
161690
Waltham Forest
Planning Authority Score
5.6/10
Average
#116 of 296 councils
Relevant to this application:
Householder decisions

Waltham Forest is faster than most councils at deciding householder applications, ranking #80 out of 296. Only 22% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Waltham Forest is also one of the strictest councils - it refuses more householder applications than almost any other, with only 79% approved vs 90% nationally.

One of the strictest councils
only 79% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Waltham Forest decision statistics
Based on MHCLG data, the year to March 2026
76%
Overall approval rate
Below avg (87%) #284 of 296
79%
Householder approved
Below avg (90%) #284 of 296
75%
Decided in 8 weeks
Above avg (63%) #80 of 296
22%
Extended time limit
Below avg (41%) #25 of 296
49%
Minor dwellings approved
113 decided (1-9 homes)
100%
Major dwellings approved
8 decided (10+ homes)
50%
Change of use approved
56 decided
1,391
Total decisions
332 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.