38 Marlborough Place London NW8 0PE Data via plota.co.uk

25/05676/TCA - Applic. for works to trees in CA Approved
Trees & landscaping

Proposal

1 x Indian bean tree (mature tree): Reduce all round by 1-1.5m below the previous, most recent reduction points, leaving viable growth points. Reduce three branches and remove two branches as specified in the submitted David Archer Associates Condition Report, with reference to the annotated photographs. Retain lower canopy branches and epicormic growth, and retain as much foliage bearing twiggy growth as possible. 1 x Indian bean tree (younger tree): Reduce lateral growth back from property to suitable growth points to achieve 2m separation. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
8 Aug 2025
✓
Approved
10 Oct 2025

Approved on 10 Oct 2025 · Delegated Decision · Last checked 1 Nov 2026

Documents 10

Decision & officer reports 1

PDF TCA NO OBJECTIONS Decision Notice · 10 Oct 2025 View ↗

Statements & assessments 3

PDF TREE CONDITION SURVEY - ARNOLD HOUSE PRE-PREP SCHOOL 38 MARLBOROUGH PLACE NW8 0P Background Papers · 8 Aug 2025 View ↗ PDF TREE CONDITION SURVEY ARNOLD HOUSE PREP SCHOOL 1-3 LOUDOUN ROAD NW8 0LH - JULY 2 Background Papers · 8 Aug 2025 View ↗ PDF PROPOSAL Ventilation/Extraction statement · 8 Aug 2025 View ↗

Plans & drawings 2

IMG PLAN WITH TREES MAIN SCHOOL Drawing · 8 Aug 2025 View ↗ IMG PLAN WITH TREES PRE PREP Drawing · 8 Aug 2025 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 8 Aug 2025 View ↗ PDF FEECALCULATION Background Papers · 8 Aug 2025 View ↗

Other documents 2

PDF RECEIPT OF APPLICATION Other · 11 Aug 2025 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 8 Aug 2025 View ↗

All documents on the council site ↗

Site constraints 6

Grade II listed: Marlborough Family Services
List entry 1239649 · The pin is inside its outline · 24 more listed buildings within 150 m (24 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 24 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 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.

Building

Floor area1,932 m² (20,796 sq ft)
Energy ratingD (asset rating 84)
UseD1 Non-residential Institutions - Education
HeatingHeating and Natural Ventilation

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

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Important details

Council
Westminster
Application type
Applic. for works to trees in CA
Postcode
NW8 0LH
Received
8 Aug 2025
Validated
8 Aug 2025
Ward
Abbey Road
Case officer
Show
Target decision
3 Oct 2025
Decision
No objections
Decision date
10 Oct 2025
Decision level
Delegated Decision
Applicant
Show

How this decision compares

Decided in 63 days from validation, 27 days slower than Westminster's median of 36 for tree and landscaping works. 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 1 Nov 2026

Read the comments on the council site ↗

Consultation & key dates

Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2023 Approved
Replacement railings and gates to the front lightwells, with new stair down and internal…
23/03143/LBC
2023 Approved
Replacement railings and gates to the front lightwells, with new stair down. (Linked to 2…
23/03142/FULL
2023
T5 Lime Crown reduce by 2m back to previous and crown lift to 3m
23/06049/TCA
2023
T1 Tree of Heaven Crown reduce by 2m back to previousT2 Tree of Heaven Crown reduce by 2m…
23/05957/TCA
2023 Approved
Provision of a replacement roof to the kitchen dishwashing area and an extract fan. (Link…
23/01702/FULL
2023 Approved
Provision of a replacement roof to the kitchen dishwashing area and an extract fan.(Linke…
23/01703/LBC
2022
Extension of low wall and replacement of railings/gates to front; Replacement of roof and…
22/02654/FULL
2022
Extension of low wall in front and replacement of existing metal and timber railings/gate…
22/02216/LBC
Within ~100m

Nearby activity

2025
12 Abbey Gardens London NW8 9AT
Installation of metal railings and gate to the front of the property.
25/08212/FULL
2025
Flat 18 Manor Apartments 40 - 42 Abbey Road London NW8 0AR
Replacement of 4th floor front elevation windows with double glazed including erection of…
25/07965/FULL
2025
First Floor And Second Floor Maisonette 25 Abbey Road London NW8 9AU
Amalgamation of two mezzanine flats to reinstate a single family dwelling and associated…
25/07587/LBC
2025
First Floor And Second Floor Maisonette 25 Abbey Road London NW8 9AU
Amalgamation of two mezzanine flats to reinstate a single family dwelling and associated…
25/07586/FULL
2025 Approved
29 Blenheim Terrace London NW8 0EH
1 x Purple plum: fell
25/05698/TCA
2025 Approved
42 Marlborough Place London NW8 0PL
1 x Golden chain tree (laburnum) (front): fell
25/03109/TPO
2025 Approved
12 Abbey Gardens London NW8 9AT
Installation of metal railings and matching gate to the front of the property. (Linked RN…
25/04998/LBC
2025 Refused
12 Abbey Gardens London NW8 9AT
Installation of metal railings and gate to the front of the property. (Linked RN: 25/0499…
25/04997/FULL
2025 Approved
36 Marlborough Place London NW8 0PD
1 x hornbeam (T1): Fell 1 x crab apple (T2): Selectively prune up to approximately 1m to…
25/03974/TCA
2025 Approved
44A Marlborough Place London NW8 0PL
1 x ash: crown reduce to previous most recent reduction points.
25/03880/TCA
2025 Refused
Basement Flat 1A Abbey Court Abbey Road City Of Westminster London NW8 0AU
Conversion of two existing flats (1A and 1 Abbey Court) into three flats (1A, 1 and 2A) w…
25/02846/FULL
2025 Approved
45 Blenheim Terrace London NW8 0EJ
T1 1 x Eucalyptus: crown reduce to previous most recent reduction points, retaining furni…
25/02903/TCA
2025
45 Blenheim Terrace London NW8 0EJ
T2: Callary Pear - Reduce by 1 metre circa to suitable points Reason for works: Regular t…
25/03002/TPO
2025
61 Marlborough Place London NW8 0PT
Demolition and reconstruction of the curtilage listed front boundary wall and entrance ar…
25/00900/LBC
2025
61 Marlborough Place London NW8 0PT
Demolition and reconstruction of front boundary wall and entrance arch; removal of a matu…
25/00899/FULL
2025
37 Blenheim Terrace London NW8 0EJ
Tree number - T1 Tree type - False Acacia (Robinia pseudoacacia) Approx Height - 9m Appro…
25/00699/TCA
2025
45 Blenheim Terrace London NW8 0EJ
T1: Pear: To reduce to most recent reduction points and to thin the crown by 15% for gene…
25/00547/TPO
2024
2 Abbey Gardens City Of Westminster London NW8 9AT
Front garden of no2 Abbey Gardens T1 Lime x 1 (Tilia spp) To maintain, improve light and…
24/08536/TPO
2024
Abbey Court Abbey Road City Of Westminster London NW8 9AP
Location: Back garden, Abbey Court. T002 Hawthorn - remove to prevent further damage to w…
24/07907/TCA
2024
50 Marlborough Place London NW8 0PL
Variation of Conditions 5 (Landscaping) and 6 (Tree planting) of planning permission date…
24/07386/FULL
2020 Approved
20 Abbey Gardens London NW8 9AT
Internal alterations including the removal of an existing partition
20/00704/LBC
2019 Approved
31 Abbey Road London NW8 9AU
3 x limes (T1): 2 x larger limes: crown reduce to previous, most recent reduction points…
19/08835/TPO
2019 Withdrawn
31E Abbey Road London NW8 9AU
Installation of 2 air conditioning units, one to front and one to the rear, each with scr…
19/09818/FULL
2019 Approved
43 Blenheim Terrace London NW8 0EJ
Alterations to windows and door at lower ground floor level. Installation of rooflight in…
19/08326/FULL
2019 Approved
43 Blenheim Terrace London NW8 0EJ
Alterations to windows and door at lower ground floor level. Installation of rooflight in…
19/08327/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.