First Floor And Second Floor Maisonette 25 Abbey Road London NW8 9AU Data via plota.co.uk

25/07587/LBC - Listed Building Consent Application Approved
Extensions & alterationsListed buildings

Proposal

Amalgamation of two flats to reinstate a single family dwelling and associated internal and external alterations. (Linked to 25/07586/FULL) Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
20 Oct 2025
✓
Validated
14 May 2026
✓
Approved
8 Jul 2026

Approved on 8 Jul 2026 · Complex Delegated Decision · Last checked 26 Sept 2026

Documents 11

Decision & officer reports 2

PDF GRANT OF LISTED BUILDING CONSENT [PE] Decision Notice · 8 Jul 2026 View ↗ PDF DELEGATED REPORT Report · 8 Jul 2026 View ↗

Statements & assessments 3

PDF SUSTAINABLE DESIGN STATEMENT Other · 14 May 2026 View ↗ PDF PLANNING STATEMENT INCLUDING DESIGN AND ACCESS STATEMENT Other · 5 Nov 2025 View ↗ PDF HERITAGE STATEMENT Heritage Statement · 20 Oct 2025 View ↗

Plans & drawings 2

PDF DRAWING PACK Drawing · 20 Oct 2025 View ↗ PDF ADDITIONAL PLANS Drawing · 20 Oct 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 20 Oct 2025 View ↗

Other documents 3

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 6 Nov 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 22 Oct 2025 View ↗ PDF 1ST INVALID LETTER Background Papers · 22 Oct 2025 View ↗

All documents on the council site ↗

Site constraints 7

Grade II listed: 23 and 25, Abbey Road Nw8
List entry 1066530 · The pin is inside its outline · 16 more listed buildings within 150 m (16 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 16 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 Named permitted development rights are withdrawn here.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 ↗
Protected tree 10 m away: STM13_T68, order STM13
3 protected trees within 15 m. Named in a tree preservation order: work to it, its roots included, needs the council's consent first.
Root protection areas reach up to 15 m from a large tree, so an extension or new foundations this close usually needs a tree survey. Only some councils publish their single trees, and a position can be approximate: the order at the council is the definitive record, and no tree shown is not proof there is none.
Show all 3 trees with distances
Tree 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 6 October 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 area115 m² (1,238 sq ft)
Energy ratingD (61 out of 100), could reach C
PropertySemi-detached maisonette, 6 habitable rooms
BuiltBefore 1900
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in April 2025, 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
Listed Building Consent Application
Postcode
NW8 9AU
Received
20 Oct 2025
Validated
14 May 2026
Ward
Abbey Road
Case officer
Show
Target decision
9 Jul 2026
Decision
Application Permitted
Decision date
8 Jul 2026
Decision level
Complex Delegated Decision
Applicant
Show
Agent
Ferio Planning Limited

How this decision compares

Decided in 55 days from validation, about the council's usual 55 days. Approved, as 88% of extensions here are.

56%decided within 8 weeks
88%approved
1,683decided in the last year

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

Public comments

No public comments yet.

Last counted 26 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14412291
Planning Portal ref
PP-14412291
Comments by
3 Dec 2025
Site or press notice
12 Nov 2025
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025
Amalgamation of two mezzanine flats to reinstate a single family dwelling and associated…
25/07586/FULL
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 Approved
17 Abbey Gardens London NW8 9AS
External alterations including replacement of non-original windows with slimline double-g…
25/02967/FULL
2025
Langford Court 22 Abbey Road London NW8 9DN
All works due to complaints from residents and part of regular maintenance to the trees…
25/07879/TPO
2025 Approved
19 Abbey Gardens London NW8 9AS
Redecoration of the stucco, sash windows and ironmongery to front and rear, with fixings…
25/06169/LBC
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
32B Abbey Road London NW8 9AX
Use of part of flat roof as a terrace to the first floor rear extension, with associated…
25/06056/FULL
2025 Approved
11 Abbey Road London NW8 9AP
T1 and T2 2 x Purple Plum: crown reduce back to most recent, previous reductions points l…
25/05298/TCA
2025 Approved
11 Abbey Road London NW8 9AP
T3 1 x Lime: crown reduce back to most recent, previous reductions points leaving shorten…
25/05440/TPO
2025
St Marks Court Abercorn Place NW8 9AN
Variation of condition 1, 6, 7, 9, 11, 12, 16, 17, 18, and 19 of planning permission date…
25/04976/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
32C Abbey Road City Of Westminster London NW8 9AX
Erection of a single storey rear extension at ground floor level; frontal extension to ga…
25/02578/FULL
2025
11 Abbey Gardens City Of Westminster London NW8 9AS
Internal alterations; replacement ceilings; replacement floorboards; electrical re-wiring…
25/02553/LBC
2025
13 Abbey Gardens City Of Westminster London NW8 9AS
T1: Holly ? reduce height of crown by approx. 2m and reduce the size by 1-2m to form a mo…
25/02183/TCA
2025
Dudley Mansions 15 - 17 Abbey Road City Of Westminster London NW8 9AR
6 x Lime Tree 1 x Sycamore Prune back to most recent previous reduction points leaving sh…
25/00223/TPO
2025
11 Abbey Gardens City Of Westminster London NW8 9AS
Installation of an external air conditioning on rear balcony with associated external pip…
25/00162/FULL
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
11 Abbey Gardens NW8 9AS
T1: Cherry - fell in sections to ground level. It has been reduced repeatedly and heavily…
24/07391/TCA
2024
2 Abbey Gardens NW8 9AT
Rear garden T1 Sycamore x 1 (Acer pseudoplatanus) This tree has died due to 'sooty bark d…
24/06756/TDD
2020 Approved
17 Abbey Gardens London NW8 9AS
Erection of replacement single storey rear infill extension, replacement window on rear e…
20/07667/FULL
2020 Approved
2 Abbey Gardens London NW8 9AT
1 x sycamore (T1, rear): reduce by about 2.5m to no more than previous, most recent point…
20/04140/TCA
2020 Approved
2 Abbey Gardens London NW8 9AT
Internal works to add new joinery within living room and library at upper ground floor le…
20/06028/LBC
2020 Approved
51 Marlborough Place London NW8 0PS
1 x holm oak (T1): crown reduce (by 2m) back to previous pruning points leaving short fur…
20/03188/TCA
2020 Approved
25 Abbey Road London NW8 9AU
1 x cherry (T1) (rear): prune lateral branches in line with boundary of No.23 Abbey Road.
20/03356/TCA
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Other 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

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.