97 Elgin Avenue London W9 2DA Data via plota.co.uk

25/03170/FULL - Full Planning Permission Application Refused

Proposal

Installation of free standing shelving to shopfront to display fruit and vegetables and a retractable awning. Data via plota.co.uk

Track application Save this application and get an email when its status or decision changes. Alerts nearby Get email alerts for new planning applications near this address.
View original council record ↗Last checked

Application progress

✓
Received
9 May 2025
✓
Validated
8 Jul 2025
✗
Refused
4 Sept 2025
Appeal
Not lodged

Refused on 4 Sept 2025 · Delegated Decision · Last checked 19 Oct 2026

Documents 20

Decision & officer reports 2

PDF REFUSAL-FULL PP [PE] Decision Notice · 4 Sept 2025 View ↗ PDF DELEGATED REPORT Report · 4 Sept 2025 View ↗

Statements & assessments 2

PDF DESIGN STATEMENT AND HERITAGESTATEMENT Heritage Statement · 30 May 2025 View ↗ PDF DESIGN STATEMENT Superseded document · 9 May 2025 View ↗

Plans & drawings 3

PDF AMENDED DRAWINGS SHOWING AWNING Drawing · 8 Jul 2025 View ↗ PDF AS EXISTING/PROPOSED DRAWINGS/PHOTO Drawing · 9 May 2025 View ↗ PDF LOCATION PLAN Drawing · 9 May 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 9 May 2025 View ↗

Consultation & comments 2

PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 17 Jul 2025 View ↗ PDF INVALID CHASER LETTER (14 DAY RESPONSE) Background Papers · 8 Jul 2025 View ↗

Other documents 10

PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 17 Jul 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 17 Jul 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 17 Jul 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 17 Jul 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 17 Jul 2025 View ↗ PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 17 Jul 2025 View ↗ PDF 1ST INVALID LETTER Background Papers · 9 Jun 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 12 May 2025 View ↗ PDF 1ST INVALID LETTER Background Papers · 12 May 2025 View ↗ PDF PHOTOS Photo · 9 May 2025 View ↗

All documents on the council site ↗

Site constraints 6

Maida Vale 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
Article 4 Direction Class E To C3 Out Central Activity Zone · 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 ↗
2 listed buildings within 150 m
Nearest: K2 Telephone Kiosk Outside Number 114, Grade II, 37 m away · 1 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 2 with distances
Historic England ↗
Also on the record
Inside the City of Westminster 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 1 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.

Work with planning data?

Every application in Westminster - and every UK council - as a live feed, an API, or a bulk CSV export.

About Plota's data service

Other new applications on this street

8 Oct 2026Approved

Rankin House 97C Elgin Avenue London W9 2DA

Details of Code of Construction Practice pursuant to Condition 14 of planning pe...

26/06890/ADFULL
7 Sept 2026Refused

95D Elgin Avenue London W9 2DA

Construction of rear dormer and installation of rooflights to rear roof slope.

26/06094/FULL
2 Nov 2026Pending

103 Elgin Avenue London W9 2NP

Painting of the decorative stonework, window frames and doors on the front eleva...

26/07423/CLOPUD
8 Sept 2026Pending

314 - 316 Elgin Avenue London W9 1JU

Creating a new shop entrance door within the existing shop front of 314, includi...

26/06140/FULL

Nearby new applications

2 Nov 2026Pending

96A Shirland Road London W9 2EQ

Erection of rear and side extension at ground floor level.

26/06470/FULL
2 Nov 2026Pending

103 Elgin Avenue London W9 2NP

Painting of the decorative stonework, window frames and doors on the front eleva...

26/07423/CLOPUD
29 Oct 2026Pending

Flat 1 5 Grittleton Road London W9 2DD

Amendments to planning permission dated 04 June 2025 (RN: 25/02022/FULL), NAMELY...

26/07389/NMA
26 Oct 2026Pending

42 Saltram Crescent London W9 3HR

Replacement of existing rear ground floor windows with full-height sliding doors...

26/07344/FULL
22 Oct 2026Pending

11 Castellain Road London W9 1EY

T1 - Mature Sycamore- Carry out a crown reduction of up to 3m in height and up t...

26/07241/TCA
22 Oct 2026Pending

16A Croxley Road London W9 3HL

Installation of air to air heat pumps to offices and bedrooms.

26/07258/FULL

Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
W9 2DA
Received
9 May 2025
Validated
8 Jul 2025
Ward
Maida Vale
Case officer
Show
Target decision
5 Sept 2025
Decision
Application Refused
Decision date
4 Sept 2025
Decision level
Delegated Decision
Applicant
Show
Agent
AP Surveying Limited

How this decision compares

Decided in 58 days from validation, 18 days faster than Westminster's median of 76 for full applications. Refused, as 14% of full applications here are.

35%decided within 8 weeks
86%approved
2,198decided in the last year

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

Public comments

No public comments yet.

50 neighbours consulted · Last counted 19 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-13966434
Planning Portal ref
PP-13966434
Comments by
13 Aug 2025
Site or press notice
23 Jul 2025
Env. assessment
No

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

2024
Certificate of lawful development to confirm that the shelving to shop front to sell frui…
24/04432/CLEUD
Within ~100m

Nearby activity

2025 Withdrawn
108 Shirland Road London W9 2EQ
Conversion of 108 Shirland Road from self contained flats to 14 room house of multiple oc…
25/05861/FULL
2025
Rankin House 97C Elgin Avenue London W9 2DA
Creation of two self-contained dwellings at ground and upper floors and reconfiguration o…
25/06130/FULL
2025
103 Elgin Avenue London W9 2NP
Painting of the decorative stonework on the front elevation and front boundary wall.
25/00095/CLOPUD
2024 Approved
89 Elgin Avenue London W9 2DA
1 x lime: crown reduce to previous, most recent reduction points retaining selected short…
24/07195/TPO
2024
123 - 123A Shirland Road London W9 2EW
Variation of condition 1 of planning permission dated 20 July 2021 (RN: 20/07187/FULL) fo…
24/06716/FULL
2024
103 Elgin Avenue London W9 2NP
Removal of an existing single storey rear extension at lower ground floor level and its r…
24/06427/FULL
2024 Refused
103 Elgin Avenue London W9 2NP
Creation of a rear elevation balcony at upper ground level with access from new double do…
24/00337/FULL
2024
99E Elgin Avenue London W9 2NP
Replacement of existing conservatory, together with the widening of the existing front bo…
24/04071/FULL
2024
128 Elgin Avenue London W9 2HD
Retention 2no. vents on the external facade of the building and removal of existing mural…
24/03752/FULL
2024 Approved
Glass House 128A Elgin Avenue London W9 2HD
Enclosure of existing terrace at ground floor level with glazed roof, new glazed window a…
24/00130/FULL
2024 Approved
Top Floor Flat Third Floor 128 Shirland Road London W9 2BT
Replacement of current roof light with AOV and replacement of guard rails.
24/01646/FULL
2024 Approved
103 Elgin Avenue London W9 2NP
Removal of an existing single storey rear extension at lower ground floor level and its r…
24/00336/FULL
2024 Approved
79 Elgin Avenue London W9 2DB
Removal of the existing single glazed timber sash windows and replacement with new timber…
24/00062/FULL
2024
Top Flat 34 Lanhill Road London W9 2BS
Installation of a new gas supply pipe on the front of the building of 34 Lanhill Road and…
24/00863/FULL
2023 Approved
Second Floor Flat 34 Lanhill Road London W9 2BS
Installation of addition of gas supply pipes and flue to front elevation.
23/08202/FULL
2023 Refused
132 Shirland Road London W9 2BT
Installation of a hopper and upvc downpipe on the front elevation.
23/08075/FULL
2023
97C Elgin Avenue London W9 2DA
Alterations to the existing rear facade with rear extensions at all levels and a new roof…
23/05045/FULL
2022 Refused
97C Elgin Avenue London W9 2DA
Alterations to the existing rear facade with rear extensions at all levels and a new roof…
22/05944/FULL
2023 Approved
110 Shirland Road London W9 2EQ
Use of a building as house in multiple occupation; rear extension (four storeys due to in…
23/01137/FULL
2022 Approved
110 Shirland Road London W9 2EQ
Use of a building as house in multiple occupation; rear three storey extension; single st…
22/08249/FULL
2016 Withdrawn
Third Floor Flat 126 Shirland Road London W9 2BT
Installation of bi-fold doors to rear elevation at third floor level.
16/06394/FULL
2016 Approved
120 Elgin Avenue London W9 2HD
Erection of a mansard roof extension, an upper ground floor rear extension, new rear fene…
16/05201/FULL
2016 Approved
118 & 120 Elgin Avenue London W9 2HD
Extensions to closet wings at upper ground floor level at 118 & 120 Elgin Avenue.
16/01129/FULL
2016 Approved
103 Elgin Avenue London W9 2NP
2 x sycamore: fell
16/01431/TCA
2016 Refused
165 Shirland Road London W9 2EP
Erection of side infill extension at lower ground floor level.
16/00148/FULL
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