St Andrew's House 35 St Andrew's Hill London EC4V 5DE Data via plota.co.uk

25/01521/TCA - Trees in Conservation Area Approved
Trees & landscaping

Proposal

1x Ficus (T1): crown reduce by 1 metre Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
5 Nov 2025
✓
Approved
16 Dec 2025

Approved on 16 Dec 2025 · Delegated Decision · Last checked 8 Oct 2026

Documents 5

Decision & officer reports 1

PDF DECISION Decision · 16 Dec 2025 View ↗

Plans & drawings 1

PDF ST ANDREW BY THE WARDROBE EC4V 5DE PLAN Site Plan · 5 Nov 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 5 Nov 2025 View ↗

Other documents 2

PDF OFFICER'S REPORT Officers Report · 16 Dec 2025 View ↗ IMG ST ANDREW BTW PHOTO Photograph · 5 Nov 2025 View ↗

All documents on the council site ↗

Site constraints 11

23 listed buildings within 150 m of the postcode pin
Nearest: 31-32, St Andrew's Hill, Grade II, the postcode pin is inside its outline · 4 Grade I, 1 Grade II*, 17 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 23 with distances
Historic England ↗
St Paul's Cathedral 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 ↗
Protected view corridor: 8A.1 Westminster Pier to St Paul's Cathedral
Inside the landmark viewing corridor of a protected vista. A building that rises above the corridor's threshold height should be refused. How high that is depends on where along the view the site is. Also in the corridor of 9A.1 King Henry's Mound to St Paul's Cathedral.
The London Plan (policy HC4) designates strategic views, and the Mayor's London View Management Framework (March 2012) gives 13 of them a protected vista toward St Paul's Cathedral, the Palace of Westminster or the Tower of London. A vista has a threshold height that rises or falls with the line of sight. In the landmark viewing corridor, a building above it would harm the view and should be refused. In the wider setting consultation area around the corridor, a building above it is referred for consultation and its effect on the view is judged. The threshold changes along each view and is set out in the framework. A revised framework is out for consultation until 4 December 2026 and is not yet in force.
London View Management Framework ↗
National infrastructure project: Thames Tideway Tunnel
The site is inside the project boundary. Waste water treatment, decided. The project page says whether consent was granted. Also within 2 km: London Strategic Heat Main Project (at pre-application, about 119 m).
Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.
Planning Inspectorate project page ↗
Archaeological priority area
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: City of London 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 ↗
Scheduled monument about 95 m away: Apothecaries' Hall
Its setting is a consideration for work nearby.
Nationally important archaeology protected by the Secretary of State. Work that affects the monument or its setting is rarely permitted.
Historic England ↗
Central activities zone
The core of central London in the London Plan.
Offices, culture and the other strategic functions of the centre take priority over new housing here.
Also on the record
Inside the City and County of the City of London built-up area; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square; Designated open space about 11 m away.
Not affected
Outside flood zones 2 and 3 · Not green belt

Checked on 2 November 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. 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
City of London
Application type
Trees in Conservation Area
Postcode
EC4V 5DE
Received
5 Nov 2025
Validated
5 Nov 2025
Ward
Castle Baynard
Case officer
Show
Target decision
17 Dec 2025
Decision
No objections to tree works - TCA
Decision date
16 Dec 2025
Decision level
Delegated Decision
Applicant
Show
Freehold owner
Show

How this decision compares

Decided in 41 days from validation, 5 days slower than City of London's median of 36 for tree works. Approved, as 96% of tree works here are.

87%decided within 8 weeks
96%approved
89,189decided in the last year

Plota live figures for tree works decided across the UK in the last twelve months, from validation; too few recent tree works in City of London to go on. City of London decision record →

Public comments

No public comments yet.

Last counted 8 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14465971
Planning Portal ref
PP-14465971
Comments by
28 Nov 2025
Committee
16 Dec 2025
Statutory expiry
17 Dec 2025
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2021 Approved
Removal of a floor mounted boiler and installation of a new wall mounted boiler to lower…
21/00553/LBC
2021 Approved
Installation of new external flue to the rear elevation at lower ground floor level.
21/00552/FULL
Within ~100m

Nearby activity

2025
10 Godliman Street London EC4V 5AJ
The installation of a single storey retractable pavilion over the roof terrace on Level 7.
25/01580/FULL
2025 Approved
London College of Printing And Graphic Art Elephant And Castle London
Partial demolition, refurbishment and re-use of existing UAL:LCC Workshop Building for fl…
25/00881/OBS
2024 Withdrawn
59A Carter Lane London EC4V 5DY
Change of use from Class E to Drinking Establishment (Sui Generis). (retrospective applic…
24/00523/FULL
2025
Offices 42 - 44 Carter Lane London EC4V 5EA
(i) Change of use of first, second, third and fourth floors from office use (Class E) to…
25/00711/FULL
2024 Approved
59 Carter Lane London EC4V 5AQ
Change of use of the existing building from offices (Use Class E) to an apart-hotel (Use…
24/01004/FULL
2024 Approved
YHA London St Paul's 36 Carter Lane London EC4V 5AB
Structural works to repair deflection of existing internal staircase.
24/01040/LBC
2023 Withdrawn
9 Creed Lane London EC4V 5BR
Installation and display of; (i) one internally illuminated fascia sign measuring 0.3m hi…
23/01318/ADVT
2024
1 - 2 St Andrew's Hill London EC4V 5BY
Change of use of 1-2 St Andrew's Hill from commercial offices (Use Class E) to residentia…
24/01323/FULL
2024 Approved
160 Queen Victoria Street London EC4V 4BF
Installation of an extension, lift and balustrade at roof level, to provide access to a n…
24/00205/FULL
2023 Approved
160 Queen Victoria Street London EC4V 4BF
Installation of new entrance facade to the western entrance.
23/01202/FULL
2024 Approved
160 Queen Victoria Street London EC4V 4BF
Replacement of two sections of existing window glazing with louvres on the east facade fa…
24/00213/FULL
2023 Approved
160 Queen Victoria Street London EC4V 4BF
Installation of three new doors, a balustrade, planters and new floor finish to provide a…
23/01203/FULL
2021 Approved
36 St Andrew's Hill London EC4V 5DE
Demolition and reconstruction of the existing third floor level and rear three storey ext…
21/00944/FULL
2022 Approved
36 St Andrew's Hill London EC4V 5DE
Demolition and reconstruction of the existing third floor level and rear three storey ext…
22/01043/LBC
2023 Approved
59 Carter Lane London EC4V 5AQ
Installation of four VRF condenser units on the roof and associated free standing guardra…
23/00141/FULL
2023 Approved
Shaws Booksellers Public House 31 - 34 St Andrew's Hill London EC4V 5DE
Installation and display of: (i) one externally illuminated fascia sign measuring 2.96m x…
23/00079/LBC
2023 Approved
Shaws Booksellers Public House 31 - 34 St Andrew's Hill London EC4V 5DE
Installation and display of: (i) one externally illuminated fascia sign measuring 2.96m x…
23/00080/ADVT
2021 Approved
2 Burgon Street London EC4V 5DR
(i) Change of use of the upper floors from office (Class E) to residential (Class C3) to…
21/00768/FULL
2022 Approved
YHA London St Paul's 36 Carter Lane London EC4V 5AB
Submission of details of samples of scraffito, bricks, Portland Stone, terracotta, pointi…
22/00400/LDC
2022 Approved
YHA London St Paul's 36 Carter Lane London EC4V 5AB
Submission of details of samples of scraffito, bricks, Portland Stone, terracotta, pointi…
22/00400/MDC
2018 Approved
1 - 2 St Andrew's Hill London EC4V 5BY
Replacement of rooftop extension and roof level alterations (16sq.m), together with repla…
18/00034/FULL
2017 Approved
65 Carter Lane London EC4V 5DY
Formation of a new accessible entrance on the Carter Lane frontage, removal of fire exit…
17/00702/FULL
2016 Approved
9 Ludgate Square London EC4M 7AS
Change of use of ground floor and basement from retail (A1) to restaurant (A3) (84sq.m).
16/01184/FULL
2016 Approved
Flat 20 Priory House 6 Friar Street London EC4V 5DT
Construction of an enlarged replacement dormer to the side elevation and installation of…
16/00335/FULL
2016 Withdrawn
Flat 20 Priory House 6 Friar Street London EC4V 5DT
Erection of a replacement, enlarged dormer to the side elevation; replacement of two exis…
16/00018/FULL
City of London
Planning Authority Score
6.7/10
Good
#71 of 296 councils
Relevant to this application:
Other decisions

City of London is one of the fastest councils in England for householder decisions, ranking #1 out of 296. The council extends the time limit on 84% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are more likely to be approved here than most councils, with a 100% approval rate vs 90% nationally.

Among the fastest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
City of London decision statistics
Based on MHCLG data, the year to March 2026
97%
Overall approval rate
Above avg (87%) #3 of 296
100%
Householder approved
Above avg (90%) #1 of 296
100%
Decided in 8 weeks
Above avg (63%) #1 of 296
84%
Extended time limit
Above avg (41%) #296 of 296
50%
Minor dwellings approved
4 decided (1-9 homes)
91%
Change of use approved
22 decided
460
Total decisions
14 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.