Pub and restaurant expansion at 139 Ladbroke Grove, Kensington, London W11

What was proposed

The application sought to expand the existing public house and hotel into neighbouring floors, adding a kitchen, dining area, outdoor seating, awnings and internal connections.

“PP/26/00698 Agenda Item: N031 Address: 134-134a Lancaster Road and 139 Ladbroke Grove, LONDON, W11 1QU Proposal: 134-134A Lancaster Road for the use of the ground and basement floor as an expansion to the public house/Hotel (sui generis) at 139 Ladbroke Grove, with new kitchen in the basement and a restaurant dining area on the ground floor, outdoor tables and chairs, new replacement awnings and retention and repair of the shopfront.”

Officer report

The site and its history

The site includes a public house, hotel and vacant neighbouring floors within the Ladbroke Conservation Area and neighbourhood centre, with earlier permissions for seating and awnings.

“/PP/26/00698:2 recommendation is to grant. 3.The site and its surroundings 3.1 The application site is located at the junction of Ladbroke Grove and Lancaster Road. No. 139 Ladbroke Grove accommodates "The Knight of Notting Hill" public house at basement and ground floor levels and associated hotel at first, second and third floors. The building is in Sui Generis use. No.”

“4.3Officers visited the site on 22/07/2025. 4.4The relevant planning history is set out below: ReferenceSummary descriptionDecision and date PP/17/06797Elevation alterations, installation of ventilation and extraction system and alterations to roof access. Granted – 09/01/2018 PP/19/03465Placing of 5 x tables and 20 x chairs on public highway.”

Officer report

What consultees and residents said

Eight letters objected over outdoor seating, noise, kitchen equipment, late-night activity, waste and conservation, while consultees raised no objection subject to conditions or without objection.

“It is noted that footpath dining has previously been approved on this frontage outside of No.139 Ladbroke Grove and the same conditions restricting the use of this have been applied to this permission. 2 Relocated kitchen at basement level would give rise to amenity impacts to neighbours. The proposals involve no new external mechanical ventilation equipment.”

“No other shopfront alterations are proposed Other consultees and organisations ConsulteeComment Where in the report this is considered Director of Transportation and Highways No objection subject to conditions.Part 6.15-16 Director of Environmental Health - Noise No objection.Part 6.13 Policy OfficerNo objection.Part 6.1 9.Recommended conditions if the application is granted 1.Time limit (Full PP) The development hereby approved shall be begun before the expiration of three…”

Officer report

Who spoke

An objector addressed the committee against the application.

The committee vote

The committee unanimously declined to adopt the officer recommendation and unanimously resolved to refuse planning permission.

“Resolved unanimously: to not adopt the Officer’s recommendation to approve planning permission with the conditions listed in Section 9 of the report.”

“Resolved unanimously as proposed by Cllr North and seconded by Cllr Goldfinger: to refuse planning permission for the following reasons:”

Minutes

Why permission was refused

The committee found that the intensified public house and hotel use could harm neighbours through noise and disturbance, and that this harm had not been demonstrated to be avoided.

“The proposal would intensify the public house/hotel (sui generis) use and the applicant has failed to demonstrate in the submission that the proposal would not harm the existing living conditions of neighbouring residents in terms of noise and disturbance. The proposal is contrary to policies CD9, GB8, TC4 and TR3 of the Local Plan 2024.”

Minutes