39 Circus Road London NW8 9JG Data via plota.co.uk

26/05785/TCA - Applic. for works to trees in CA Approved
Trees & landscaping

Proposal

T2 Horse Chestnut (Aesculus hippocastanum): H16/S12m. Reduce 2?3m (30%) to prior points; remove all epicormic growth to crown break. Finish H13??10m. Dense poorly attached regrowth is failure-prone. Restores structure, reduces end-weight and retains managed size and health/amenity. T5 Cherry Plum (Prunus cerasifera): H8/S6m. Reduce 2?3m (30%); remove epicormic growth to crown break. Finish H6/S4m. Dense regrowth has created a congested/poorly structured crown. Restores balance and reduces wind load/end-weight. T8 Black Mulberry (Morus nigra): H7 S8m. Sensitively reduce laterals 1?2m (20%) to clear lawn/roadside. Finish H6?7/S6?7m; clearance 2.5?3m. Minimal pruning retains characteristic low spreading gnarled form, amenity and heritage value. T13 London Plane (Platanus × hispanica): H18 S14m. Reduce 3 to 4m (30%); 2.5m clearance from buildings/walls; thin 20%; remove dead/rubbing/crossing branches. Finish H14 10m. Crown encroaches on structures, risking wall/gutter/roof damage and restricting light. Reduction/clearance restores separation; thinning improves light/reduces wind load; removing defective growth reduces decay risk/improves structure. Retains vigour/significant amenity. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
24 Aug 2026
✓
Approved
28 Sept 2026

Approved on 28 Sept 2026 · Delegated Decision · Last checked 30 Sept 2026

Documents 19

Decision & officer reports 1

PDF TCA NO OBJECTIONS Decision Notice · 28 Sept 2026 View ↗

Statements & assessments 1

PDF PROPOSAL Ventilation/Extraction statement · 24 Aug 2026 View ↗

Plans & drawings 1

IMG 39 CIRCUS ROAD SKETCH PLAN Drawing · 24 Aug 2026 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 24 Aug 2026 View ↗ PDF FEECALCULATION Background Papers · 24 Aug 2026 View ↗

Other documents 14

PDF RECEIPT OF APPLICATION Other · 25 Aug 2026 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 1 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 2 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 3 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 5 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 6 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 4 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 7 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 13 2 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 8 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 10 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 9 Background Papers · 24 Aug 2026 View ↗ IMG 39 CIRCUS ROAD 13 Background Papers · 24 Aug 2026 View ↗

All documents on the council site ↗

Site constraints 8

Grade II listed: 39, Circus Road Nw8
List entry 1066243 · The pin is inside its outline · 21 more listed buildings within 150 m (21 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 21 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 ↗
Protected tree 10 m away: W334_T1, order W334
3 protected trees within 15 m. Named in a tree preservation order: work to it, its roots included, needs the council's consent first.
Root protection areas reach up to 15 m from a large tree, so an extension or new foundations this close usually needs a tree survey. Only some councils publish their single trees, and a position can be approximate: the order at the council is the definitive record, and no tree shown is not proof there is none.
Show all 3 trees with distances
Tree record ↗
Local nature reserve 276 m away: St John's Wood Church Grounds
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
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 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.

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Important details

Council
Westminster
Application type
Applic. for works to trees in CA
Postcode
NW8 9JG
Received
24 Aug 2026
Validated
24 Aug 2026
Ward
Abbey Road
Case officer
Show
Target decision
19 Oct 2026
Decision
No objections
Decision date
28 Sept 2026
Decision level
Delegated Decision
Applicant
Show
Agent
GraftinGardeners Ltd

How this decision compares

Decided in 35 days from validation, about the council's usual 36 days. Approved, as 99% of tree and landscaping works here are.

77%decided within 8 weeks
99%approved
797decided in the last year

Plota live figures for tree and landscaping works decided by Westminster in the last twelve months, from validation. Westminster decision record →

Public comments

No public comments yet.

Last counted 30 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15181311
Planning Portal ref
PP-15181311
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2021 Approved
T2 hornbeam: crown lift over road and pavement by 2.5-5m, pruning small diameter branches…
21/05561/TPO
2021 Approved
T1 1 x London plane: remove lowest limb (diameter approx. 10cm), growing downwards toward…
21/05265/TCA
2021 Withdrawn
1 x London Plane (applicants Chestnut Tree) - Crown thinning by 20% because of overhangin…
21/04932/TCA
2019 Approved
Reconstruction repair and restoration of unstable and weakened boundary wall to front ele…
19/08051/FULL
2019 Approved
Reconstruction repair and restoration of unstable and weakened boundary wall to front ele…
19/08052/LBC
2019
T1- Horse Chestnut tree near wall - Crown reduction of approximately 2.5 metres on all as…
19/07217/TCA
2019
T1- Horse Chestnut tree near wall - Crown reduction of approximately 2.5 metres on all as…
19/07300/TPO
Within ~100m

Nearby activity

2025
2 Cavendish Avenue London NW8 9JE
T2, 3, 4, 5 - Limes - reduce crowns to points of previous reduction (2m approx. branch re…
25/08402/TCA
2025
1 Cavendish Avenue London NW8 9JE
T1 - Sycamore - reduce crown to previous points of reduction (2m branch removal approx)
25/08401/TCA
2025
50 Circus Road London NW8 9SE
T1 - magnolia tree (6m) - reduce height by approximately 2m. T2 - magnolia tree (6m) - re…
25/08086/TCA
2025
7 Cavendish Avenue London NW8 9JD
Sycamore x 2 Fell-Trees are in decline. allowing for more space for the adjacent Hornbeam…
25/08011/TCA
2025 Approved
31 Circus Road London NW8 9JG
T1-T3, T7 4 x limes: crown reduce to previous most, recent reduction points, retaining se…
25/07178/TPO
2025
31 Circus Road London NW8 9JG
T4 - Lime tree- Fell to ground level- tree has caused the boundary wall to fracture- repl…
25/07260/TCA
2025
50 Circus Road London NW8 9SE
T1 and T2: Silver Birch: To reduce crown 2m from crown tips leaving a balanced crown shap…
25/06997/TCA
2025 Approved
33 Circus Road London NW8 9JG
1 x Portuguese Laurel (T2): Reduce back to most recent previous reduction points, approx…
25/05369/TCA
2025 Approved
34 Elm Tree Road London NW8 9JP
T1) Hornbeam: Overall crown reduction by up to 2.5 metres. T3) Hornbeam: Overall crown re…
25/04735/TCA
2025 Approved
34 Circus Road London NW8 9SG
Display of illuminated decorations (measuring 1.4m x .75m) to 7 lamp post columns.
25/03621/ADV
2025
60 Circus Road London NW8 9SE
Demolition of existing porch with new column portico and standing seam zinc roof; Demolit…
25/04644/FULL
2025 Approved
7 Cavendish Avenue London NW8 9JD
T4- Holm Oak: crown reduce the tree on east, south and west sides by 1-1.5m to balance wi…
25/02634/TCA
2025 Approved
11 Cavendish Avenue London NW8 9JD
Replace roof finishes to main roof, clean and make good all facades, lead installation to…
25/02673/LBC
2025 Approved
11 Cavendish Avenue London NW8 9JD
Replace roof finishes to main roof, clean and make good all facades, lead installation to…
25/02672/FULL
2025
8 Cavendish Avenue London NW8 9JE
1 mulberry -Reduce to 8m in height and accordingly in spread -see image in report
25/03310/TPO
2025 Approved
60 Circus Road London NW8 9SE
Replacement of existing windows with slim line double glazing, reinstatement of windows t…
25/01111/FULL
2025
33 Circus Road London NW8 9JG
Rear garden T1 apple x 1 To reduce weight and shape- Reduce all round to previous reducti…
25/00771/TCA
2025
31 Circus Road London NW8 9JG
Rear neighbouring garden no 31 T4 Lime x 1 (Tilia spp) Suggested works- Remove epicormic…
25/00841/TCA
2025
5 Cavendish Avenue London NW8 9JD
1x copper beech (T1): reduce crown back to previous most recent reduction points (1.5 met…
25/00318/TCA
2025
5 Cavendish Avenue London NW8 9JD
2x lime trees (T2-T3): reduce crowns by 2m on all aspects leaving suffice to furnishing g…
25/00584/TPO
2016 Approved
1 Cavendish Avenue London NW8 9JE
Minor excavation in association with the extension of front lightwell, alterations to rea…
16/09905/FULL
2016 Approved
1 Cavendish Avenue London NW8 9JE
Minor excavation in association with the extension of front lightwell, alterations to rea…
16/09906/LBC
2016 Approved
37 Circus Road London NW8 9JG
2 x limes (front): Crown reduce all round by 1-2m (25%) and shape to maintain continuous…
16/08726/TPO
2016 Approved
31 Circus Road London NW8 9JG
T1 to T3: 3 x lime (rear): Crown reduce to previous, most recent reduction points retaini…
16/04271/TPO
2016 Approved
33 Circus Road London NW8 9JG
1 x Japanese maple (T1): crown reduce to previous, most recent reduction points.1 x Portu…
16/01742/TCA
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