20 Queen's Grove London NW8 6EL Data via plota.co.uk

Pending 26/06677/FULL
Extensions & alterations
Council
Westminster 3.5/10
Date received
29 Sept 2026
Date validated
29 Sept 2026
Postcode
NW8 6EL

Description

Internal and external refurbishment of 20 Queens Grove, including replacement windows and external doors, replacement rear balcony balustrade, installation of air-conditioning with external condenser on the existing second-floor flat roof, internal layout alterations including enlargement of the kitchen/dining opening, replacement floor finishes, skirtings and localised cornice detailing, installation of underfloor heating, repainting of external render, and replacement of front lightwell and rear garden paving. (Linked to 26/06678/LBC) Data via plota.co.uk

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Last checked

Decision outlook

Plota predicts a decision between 19 Nov 2026 and 28 Nov 2026, from Westminster's recent extensions.

Day 10 of the 56-day target. Westminster usually decides extensions by day 55.

Day 1046 days to the 56-day target
56%decided within 8 weeks
88%approved
1,674decided in the last year

Plota live figures for extensions decided by Westminster in the last twelve months, from validation. Westminster decision record →

Site constraints 6

Grade II listed: 2-22, Queen's Grove Nw8
List entry 1227421 · The pin is inside its outline · 15 more listed buildings within 150 m (1 Grade II*, 14 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 15 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 Named permitted development rights are withdrawn here.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 ↗
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 6 October 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.

Building

Floor area191 m² (2,056 sq ft)
Energy ratingD (60 out of 100), could reach B
PropertyMid-terrace house, 7 habitable rooms
Built1900 to 1929
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in April 2020, the latest held for this property. The building may have changed since. View the certificate

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Historical activity at this location

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

This property

Previous applications at this address

2022
T1) Sycamore - Reduce crown by 30% back previous growth points, leaving furnishing grove…
22/05127/TCA
2017 Approved
1 x sycamore: crown reduce by 50-60% all round to suitable new growth points.
17/04063/TCA
Within ~100m

Nearby activity

2025
25 St John's Wood Park London NW8 6QR
T1- London Plane (Platanus x hispanica) - reduce by about 3.5m to 4m to about 1m above pr…
25/07917/TCA
2025
25 St John's Wood Park London NW8 6QR
T1- London Plane (Platanus x hispanica) - reduce by about 3.5m to 4m to about 1m above pr…
25/07917/TPO
2025
62 Queen's Grove London NW8 6ER
Variation of condition 1 of planning permission dated 19th September 2023 (RN: 23/03269/F…
25/07514/FULL
2025
St Johns Wood Barracks Ordnance Hill London NW8 6PT
Display of externally illuminated hoardings for temporary period from 07 August 2025 unti…
25/06511/ADV
2025 Approved
50 Queen's Grove London NW8 6EN
Variation of condition 1 of planning permission and removal of condition 7 dated 15 April…
25/04629/FULL
2025 Approved
St Johns Wood Barracks Ordnance Hill London NW8 6PT
Replacement of the existing clock face on the South face of the clock tower along with th…
25/03712/LBC
2025 Approved
St Johns Wood Barracks Ordnance Hill London NW8 6PT
Replacement of the existing clock face on the South face of the clock tower along with th…
25/03711/FULL
2025 Approved
10 Queen's Grove London NW8 6EL
1 x birch (front): reduce height by about 2.5m and sides by up to 2m; pruning to suitable…
25/03895/TCA
2025 Approved
58 Queen's Grove London NW8 6EN
T1- Lime: crown reduce back to previous, most recent reduction points (approximately 2.5m…
25/01830/TPO
2025 Approved
58 Queen's Grove London NW8 6EN
T2- Lime: crown reduce back to previous, most recent reduction points (approximately 3m r…
25/01659/TCA
2025
14 Queen's Grove London NW8 6EL
Excavation beneath front garden with new staircase to garden, underpinning and associated…
25/01641/LBC
2025
14 Queen's Grove London NW8 6EL
Excavation beneath front garden with new staircase to garden, underpinning and associated…
25/01640/FULL
2025 Approved
53 Queen's Grove London NW8 6EN
2 x lime (T1 and T2, front): Crown reduce to previous, most recent reduction points, reta…
25/00516/TPO
2025
Lyndhurst Court 36 - 38 Finchley Road London NW8 6ES
1 x London Plane (T1, rear): Reduce crown overhanging garden of 53 Queen's Grove by appro…
25/00545/TPO
2025
53 Queen's Grove London NW8 6EN
T1: Lime (6m, front): Fell as heavily oppressed by adjacent lime and sycamore, die back i…
25/00517/TPO
2024
53 Queen's Grove London NW8 6EN
Variation of condition 16 of planning permission dated 31 May 2023 (RN23/01224/FULL) for…
24/06904/FULL
2024 Approved
51 Queen's Grove London NW8 6EN
T2: Ash: Thin crown density by approximately 25%. Reduce overlong extraneous branches bac…
24/03226/TCA
2024 Approved
St Johns Wood Barracks Ordnance Hill London NW8 6PT
Variation of condition 1 of planning permission dated 8th August 2017 (RN:16/12291/FULL)…
24/00479/FULL
2024
51 Queen's Grove London NW8 6EN
Rear Garden:T1: Ash: Approximately 17.00m: Fell to as near to ground level as is practica…
24/03273/TPO
2024 Approved
26 Queen's Grove London NW8 6HJ
Demolition of the existing garage, rear conservatory and part of main building; erection…
2024/0493/P
2016 Approved
5 Queen's Grove London NW8 6EL
1 x holly (front): Reduce height by 2m and laterals by up to 0.5m to shape. Lift canopy b…
16/10597/TPO
2016 Approved
11 Queen's Grove London NW8 6EL
Demolition of bowing high-level parapet wall to rear elevation and reconstruction using t…
16/09583/CLLB
2016 Refused
10 Queen's Grove London NW8 6EL
Replacement of lower ground floor level rear patio doors.
16/04161/FULL
2016 Refused
10 Queen's Grove London NW8 6EL
Replacement of lower ground floor level rear patio doors.
16/04162/LBC
2016 Approved
15 Queen's Grove London NW8 6QG
Internal alterations at lower ground level, removal of internal wall and new opening betw…
16/00413/LBC
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

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.