176 - 177 Forest Lane Forest Gate London E7 9BB Data via plota.co.uk

26/01494/FUL - Full Planning Permission Refused
Extensions & alterationsShopfronts

Proposal

Relocation of entrance door at front elevation and installation of new kitchen extract to side with internal filter unit. (This application is in the Forest Gate Town Centre Conservation Area.) 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 decision · Last checked 7 Oct 2026

Documents

View the documents on the council's website ↗

Site constraints 6

Forest Gate Town Centre 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 ↗
Air quality management area: Newham 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: Forest Gate
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.
Also on the record
Radon affected area, class 2; Inside the Newham 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 listed building at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI), 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.

Sales history 1

Last sold for £760,000 in November 2024. Other property, freehold.

15 November 2024£760,000Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area184 m² (1,981 sq ft)
Energy ratingE (asset rating 125)
UseRetail/Financial and Professional Services
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in November 2022, the latest held for this property. The building may have changed since. View the certificate

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Other new applications on this street

1 May 2026Withdrawn

127 Forest Lane Forest Gate London E7 9BB

Retrospective planning application for alterations to window positions at the fr...

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30 Apr 2026Withdrawn

The Forest Tavern 173 - 175 Forest Lane Forest Gate London E7 9BB

Extension of the upper floors (first and second), to provide a total of 14 B&B g...

26/00500/FUL
14 Apr 2026Approved

179 Forest Lane Forest Gate London E7 9BB

Application for a lawful development certificate (proposed) for the lawful devel...

26/00770/CLP

Nearby new applications

30 Sept 2026Pending

176 - 177 Forest Lane Forest Gate London E7 9BB

Proposed new kitchen extract duct at rear with a filter unit. (This application ...

26/02052/FUL
30 Sept 2026Pending

76 Woodgrange Road Forest Gate London E7 0EN

Proposed single storey ground floor rear extension and first floor rear outrigge...

26/02029/FUL
28 Sept 2026Pending

41 Windsor Road Forest Gate London E7 0QX

Erection of a loft conversion with the installation of 3 velux roof windows (Thi...

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28 Sept 2026Pending

98A Osborne Road Forest Gate London E7 0PL

T1 - Sycamore - Raise crown and thin tree by 30% (This application is in the Woo...

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25 Sept 2026Pending

100 Osborne Road Forest Gate London E7 0PL

Erection of main pitched roof covering with slate tiles and alteration to the fr...

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25 Sept 2026Pending

61 Cranmer Road Forest Gate London E7 0JL

Approval of details pursuant to Condition 4 (Detailed Drawings), Condition 5 (Fe...

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Important details

Council
Newham
Application type
Full Planning Permission
Postcode
E7 9BB
Received
13 Jul 2026
Validated
13 Jul 2026
Ward
Forest Gate North
Parish
Forest Gate Community Forum
Case officer
Show
Decision
Refuse
Decision date
7 Sept 2026
Decision level
Delegated decision
Applicant
Show
Agent
SIAW Ltd

How this decision compares

Decided in 56 days from validation, about the council's usual 54 days. Refused, as 18% of extensions here are.

76%decided within 8 weeks
82%approved
668decided in the last year

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

Public comments

No public comments yet.

Last counted 7 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025 Approved
Prior Approval application for the change of use of the ground floor ancillary office spa…
25/02866/PRECOU
2025
Prior Approval application for the change of use of the ground floor ancillary office spa…
25/01838/PRECOU
2025
Prior Approval application for the change of use of the first floor ancillary office spac…
25/00860/PRECOU
2025 Refused
Prior Approval application for the change of use of the first floor ancillary office spac…
25/00205/PRECOU
2025 Refused
Change of use from Estate Agent (Use Class E(c)(ii) to Betting Shop (Use Class Sui Generi…
24/02658/FUL
2024 Approved
Display of 2 internally illuminated fascia signs and 1 internally illuminated projecting…
24/02659/ADV
Within ~100m

Nearby activity

2025 Approved
2A Field Road Forest Gate London E7 9DP
Erection of mansard roof extension with front/rear dormer windows and ground floor rear e…
25/02676/HH
2024 Refused
5 Forest Street Forest Gate London E7 0HP
Erection of single storey rear extension.
24/02645/FUL
2024 Refused
5 Forest Street Forest Gate London E7 0HP
Erection of single storey rear extension.
24/01902/FUL
2022 Withdrawn
187 Earlham Grove Forest Gate London E7 9AP
T1: Sycamore Tree - reduce by 2.0/2.5Mtrs Light Access/General Maintenance (Application s…
22/00075/TPO
2019 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Removal of existing shipping container adjacent to Hornbeam Building and the erection of…
19/02970/LA3
2017 Approved
The Forest Tavern 173-175 Forest Lane Forest Gate London E7 9BB
Proposed three storey building for use as restaurant and drinking establishments (A3/A4)…
17/01395/FUL
2019 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
The erection of a 4 storey infill block extension to the north side of the existing schoo…
19/00332/LA3
2018 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
The erection of a 4 storey infill block extension to the north side of the existing schoo…
18/01009/LA3
2018 Approved
185 Earlham Grove Forest Gate London E7 9AP
Demolition of the existing constructions and redevelopment of the site to provide 1 x 2 s…
18/00833/FUL
2017 Approved
143 Forest Lane Forest Gate London E7 9BB
Notification under Electronic Communications Code (Conditions and Regulations) 2003 as am…
17/03091/TEL
2017 Approved
16 Forest Street Forest Gate London E7 0HW
Conversion of garage to shower room for disabled user.
17/02026/HH
2017 Approved
21 Forest Street Forest Gate London E7 0HP
Erection of a single storey rear conservatory.
17/01284/FUL
2025 Refused
127 Forest Lane Forest Gate London E7 9BB
Non-material amendment to planning consent 24/00318/FUL granted on 28th June 2024 - front…
25/02803/NONMAT
2020 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details in pursuant to Condition 14 (Events Management Strategy) & 16 (Delive…
20/01612/AOD
2020 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details in pursuant to Conditions (15) Traffic Management Plan, (17) School T…
20/01422/AOD
2020 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details in pursuant to Condition 18 (Cycle Parking) attached to planning perm…
20/02677/AOD
2020 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details pursuant to Conditions 8 (Demolition and construction management plan…
20/01651/AOD
2020 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Section 73 application to vary Condition 2 (Development in accordance with Approved Plans…
20/00968/VAR
2020 Refused
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details in pursuant to Condition 18 (Cycle Parking) attached to planning perm…
20/00970/AOD
2020 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details in pursuant to Condition 13 (Landscaping) attached to planning permis…
20/00629/AOD
2019 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details pursuant to Condition 6 (Details of boundary treatments to sports enc…
19/02971/AOD
2019 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details pursuant to Conditions 7 (Unexploded Ordinance), 10 (Air Quality) and…
19/02512/AOD
2019 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details pursuant to condition 4 (Materials), 5 ( Detailed Drawings) and 12a (…
19/01602/AOD
2018 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details pursuant to Condition 4 (Sample of the materials) attached to plannin…
18/03343/AOD
2018 Approved
Forest Gate Community School Forest Lane Forest Gate London E7 9BB
Approval of details pursuant to Conditions 8 (Demolition and Construction Management Plan…
18/03097/AOD
Newham
Planning Authority Score
3.7/10
Below average
#211 of 296 councils
Relevant to this application:
Householder decisions

Newham ranks #191 out of 296 councils for householder decision speed. Householder applications are slightly less likely to be approved here (87%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance
Newham decision statistics
Based on MHCLG data, the year to March 2026
83%
Overall approval rate
Below avg (87%) #239 of 296
87%
Householder approved
Below avg (90%) #233 of 296
59%
Decided in 8 weeks
Below avg (63%) #191 of 296
39%
Extended time limit
Below avg (41%) #140 of 296
51%
Minor dwellings approved
67 decided (1-9 homes)
100%
Major dwellings approved
2 decided (10+ homes)
59%
Change of use approved
51 decided
989
Total decisions
170 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

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.