Boathouse Cafe Regents Park London NW1 4RL Data via plota.co.uk

26/06827/CLOPUD - Certificate of Lawfulness (proposed) Pending

Proposal

Extension of the existing reedbed within The Regents Park Boating Lake, including the installation of temporary natural-material retaining structures, deposition of dredged silt and transplantation of reeds, to enhance aquatic habitat provision and improve water quality. Data via plota.co.uk

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View original council record ↗Last checked 18 Oct 2026, 05:27

Street View

Application progress

✓

Received

6 Oct 2026

Decision

Expected by 1 Dec 2026

Under consideration

No decision has been issued yet. Plota predicts a decision between 3 Nov 2026 and 16 Nov 2026, from Westminster's recent tree and landscaping works.

Documents 7

Plans & drawings 1

PDF LOCATION PLAN Drawing · 6 Oct 2026 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 6 Oct 2026 View ↗ PDF FEECALCULATION Background Papers · 6 Oct 2026 View ↗

Site constraints 12

Metropolitan Open Land

Green belt level protection inside London.

The London Plan gives Metropolitan Open Land the same protection as green belt: inappropriate development needs very special circumstances.

Registered park or garden: Regent's Park

Nationally designated heritage. Its significance and setting carry great weight.

Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.

Historic England ↗

Regent's Park 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 Named permitted development rights are withdrawn here.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.

Agricultural land, grade 3b

Not best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. A site survey can differ.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Archaeological priority area: &nbsp

An assessment or field evaluation may be asked for before ground works.

The council or Historic England considers archaeology likely here. A desk-based assessment, and sometimes trial trenching, can be asked for with the application.

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 ↗

Central activities zone

The core of central London in the London Plan.

Offices, culture and the other strategic functions of the centre take priority over new housing here.

3 listed buildings within 150 m

Nearest: Drinking Fountain (Approximately 2 Metres North East of Children's Pond), Grade II, 44 m away · 1 Grade I, 2 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

Public transport access: PTAL 5 (very good), TfL 2023, for the 100 m square; Priority habitat 11 m away: Deciduous woodland; National infrastructure project 1441 m away: London Strategic Heat Main Project, at pre-application.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 11 October 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate, 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: Certificate of Lawfulness (proposed)
Postcode: NW1 4RL
Received: 6 Oct 2026
Validated: 6 Oct 2026
Ward: Regent's Park
Case officer: Show
Target decision: 1 Dec 2026
Applicant: Show

Decision outlook

Day 13 of the 56-day target. Westminster usually decides tree and landscaping works by day 35.

prediction

Day 1343 days to the 56-day target

78%decided within 8 weeks

99%approved

746decided 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 11 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-15272388
Planning Portal ref: PP-15272388
Env. assessment: No

Historical activity at this location

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

This property

Previous applications at this address

2019 Approved

Erection of a kiosk in Regents Park adjacent to boating lake.

19/07775/CLOPUD 27 Nov 2019

2019 Approved

Erection of a rooftop extension, new roof and rear extension in association with the cont…

19/05197/FULL 29 Aug 2019

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