Clifton Court Northwick Terrace London NW8 8HS Data via plota.co.uk

25/04869/CLOPUD - Certificate of Lawfulness (proposed) Refused

Proposal

Change of use from an oil storage tank to an office. Installation of two rooflights and new door, and green roof. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
15 Jul 2025
✗
Refused
27 Feb 2026
Appeal
Not lodged

Refused on 27 Feb 2026 · Delegated Decision · Last checked 28 Oct 2026

Documents 8

Decision & officer reports 2

PDF REFUSAL-LAWFUL USE OF DEVELOPMENT-PROP. Decision Notice · 27 Feb 2026 View ↗ PDF DELEGATED REPORT Report · 27 Feb 2026 View ↗

Plans & drawings 2

PDF LOCATION PLAN Location Plan · 15 Jul 2025 View ↗ PDF EXISTING AND PROPOSED DRAWINGS Drawing · 15 Jul 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 15 Jul 2025 View ↗

Other documents 3

PDF RECEIPT OF APPLICATION Other · 18 Jul 2025 View ↗ PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 18 Jul 2025 View ↗ PDF PHOTO Photo · 15 Jul 2025 View ↗

All documents on the council site ↗

Site constraints 8

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 Named permitted development rights are withdrawn here.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.
Archaeological priority area: City of Westminster APA 2.10
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 ↗
17 listed buildings within 150 m
Nearest: K2 Telephone Kiosk Outside Number 2, Grade II, 37 m away · 1 Grade II*, 16 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 17 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; National infrastructure project 1532 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 1 November 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
NW8 8HS
Received
15 Jul 2025
Validated
15 Jul 2025
Ward
Abbey Road
Case officer
Show
Target decision
9 Sept 2025
Decision
Application Refused
Decision date
27 Feb 2026
Decision level
Delegated Decision
Applicant
Show
Agent
4 Site Design LTD
Freehold owner
Show

How this decision compares

Decided in 227 days from validation, 174 days slower than Westminster's median of 53 for lawful development certificates. Refused, as 20% of lawful development certificates here are.

63%decided within 8 weeks
80%approved
211decided in the last year

Plota live figures for lawful development certificates decided by Westminster in the last twelve months, from validation. Westminster decision record →

Public comments

3comments received
3 objecting

100% object · above the UK average of 74%

3 neighbours consulted · Last counted 28 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14177682
Planning Portal ref
PP-14177682
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

2025 Approved
1 x Mimosa (T005): reduce crown by up to 2 m 1 x Mimosa (T006): remove broken out branche…
25/05242/TCA
2024 Approved
4 x Horse chestnut (G001): reduce the crowns of all 4 trees back to the most recent point…
24/01084/TPO
2024 Approved
13 x Italian Cypress trees: Reduce heights by about 1.5m
24/00972/TCA
2022 Approved
1 x cherry (T1): fell1 x sycamore (T5): fell1 x ash (T6): fell
22/02623/TCA
2021 Approved
T3 1 x mimosa: fell
21/05270/TCA
2018 Approved
4 x horse chestnuts: crown reduce to previous, most recent reduction points retaining fur…
18/08103/TPO
2017 Approved
Holm Oak - Fell. Reasons - Tree beginning to damage retaining wall. Tree in wrong locatio…
17/00104/TCA
Within ~100m

Nearby activity

2025
Flats 112a To 128 Clifton Court Northwick Terrace London NW8 8JA
Replacement of ground floor front windows with double-glazed units.
25/07374/FULL
2025
Garages Behind Harrow Lodge St John's Wood Road London NW8 8HR
Car park entrance St John's Wood Road T1 Lime x 1 (Tilia spp) To shape and maintain. Sugg…
25/01673/TPO
2024
Northwick House 1 St John's Wood Road London NW8 8RD
T67 Plane (Platanus x acerifolia) Remove branch at 4m to NE with included union forming…
24/08825/TPO
2024
14 St John's Wood Road London NW8 8RE
T1. Laburnum Front Garden/Northeast Boundary: Severe die-back through out crown and unsta…
24/06963/TCA
2024
14 Northwick Terrace London NW8 8JB
Conversion of 4 existing garages into habitable accommodation, excavation of new basement…
24/05475/FULL
2023 Approved
8 Northwick Close London NW8 8JG
Excavation of basement level with associated lightwell, conversion of existing garages, a…
23/06871/FULL
2024
Harrow Lodge St John's Wood Road London NW8 8HR
T1 Liquid Amber Tree has caused damage to the surrounding wall of the raised bed. Fell to…
24/02633/TCA
2024 Approved
11 Northwick Close London NW8 8JG
Excavation of new basement storey below footprint of existing mews property. Replacement…
24/00436/FULL
2024 Approved
4 Northwick Close London NW8 8JG
T1 Horse chestnut: reduce damaged branch on the right-hand side by approx. 4 metres to fi…
24/00882/TPO
2024
10 Northwick Close London NW8 8JG
Replacement of rear first floor window with a door and installation of a retractable meta…
24/01279/FULL
2024
Flat 19 Clifton Court Northwick Terrace London NW8 8HT
Sycamore T001 (18M high, 500mm dia.) - reduce the crown of the tree back to the most rece…
24/00819/TCA
2023 Approved
Blomfield Court Maida Vale London W9 1TA
5 x London planes (G1, front): crown reduce by up to 3m: back to the previous, most recen…
23/02627/TPO
2023 Approved
5 Hamilton Terrace London NW8 9RE
Removal of main dead/diseased trunk and retention of secondary, healthy trunk.
23/02992/TDD
2022 Approved
6 St John's Wood Road London NW8 8RE
Replacing a ground floor rear reception sash window with a replicated timber frame that o…
22/01631/FULL
2022 Approved
6 St John's Wood Road London NW8 8RE
Replacing a ground floor rear reception sash window with a replicated timber frame that o…
22/01903/LBC
2021 Refused
Flat 4 12 Northwick Terrace London NW8 8JD
Variation of condition 1 of planning permission dated 15th December 2020 (RN 20/05953/FUL…
21/04727/FULL
2021 Approved
6 St John's Wood Road London NW8 8RE
External duct outlets, installation of secondary glazing, refurbishment of interiors incl…
21/05245/LBC
2021 Approved
6 St John's Wood Road London NW8 8RE
External duct outlets, installation of secondary glazing, refurbishment of interiors incl…
21/05244/FULL
2021 Approved
8 Northwick Close London NW8 8JG
Demolition of three existing single storey garages and replacement with single storey ext…
21/05389/FULL
2021 Approved
13 Northwick Close London NW8 8JG
1 x Monterey cypress (rear): Reduce lateral branches by up to approx. 1.5m; to make a mor…
21/07406/TCA
2016 Approved
16 St John's Wood Road London NW8 8RE
Erection of rear conservatory at ground floor level, side extension at second floor level…
16/05857/LBC
2016 Approved
16 St John's Wood Road London NW8 8RE
Erection of rear conservatory at ground floor level, side extension at second floor level…
16/05856/FULL
2016 Approved
3 Hamilton Terrace London NW8 9RE
Variation of Condition 1 of planning permission dated 10 February 2016 (RN: 15/09918/FULL…
16/02913/FULL
2016 Approved
1 Clifton Road London W9 1SZ
Erection of rear extension to the lower ground, ground, first, second and third floor lev…
16/00804/FULL
2016 Approved
5 St John's Wood Road London NW8 8RB
Cherry (T1): Fell to ground level (excessive lean over neighbouring glass roof).
16/01758/TCA
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Change of use

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 owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.