101B Blackhorse Lane, Walthamstow, London, E17 6DJ Data via plota.co.uk

252982 - Full Planning Approved
Change of useCommercial premises

Proposal

Change of use to sections of the ground and first floor levels to include a flexible Sui-generis use for the provision of a taproom, and provision of bicycle storage. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
16 Dec 2025
✓
Validated
30 Dec 2025
✓
Approved
20 Feb 2026

Approved on 20 Feb 2026 · Delegated · Last checked 19 Oct 2026

Documents 13

Decision & officer reports 2

PDF Planning Decision Notice - General - Approve (with Conditions & Informatives) Decision Notice · 29 Jan 2026 View ↗ PDF Officer Report Officer Report · 29 Jan 2026 View ↗

Statements & assessments 2

PDF Planning Statement Supporting/Supplementary Info · 30 Dec 2025 View ↗ PDF Transport Impact Assessment.docx Document · 17 Dec 2025 View ↗

Plans & drawings 8

PDF superseded GF-Proposed Plans · 30 Dec 2025 View ↗ PDF GF-Pre-Existing Plans · 30 Dec 2025 View ↗ PDF SUPERSEDED GF-Existing Plans · 30 Dec 2025 View ↗ PDF 1st-Floor-Proposed Plans · 30 Dec 2025 View ↗ PDF 1st-Floor-Pre-Existing Plans · 30 Dec 2025 View ↗ PDF 1st-Floor-Existing Plans · 30 Dec 2025 View ↗ PDF Operational Management Plan.docx Document · 17 Dec 2025 View ↗ PDF LocationPlan.pdf Document · 17 Dec 2025 View ↗

Other documents 1

PDF ApplicationFormRedacted.pdf Document · 17 Dec 2025 View ↗

All documents on the council site ↗

Site constraints 11

3 Article 4 directions
Strategic Industrial Location · Strategic Employment Area related A4D · Other Article 4 Direction Area. Named permitted development rights are withdrawn here.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.
Strategic industrial land
Reserved for industry and logistics.
The London Plan protects strategic industrial locations from other uses; release needs a plan-led process.
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: Waltham Forest 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 ↗
Special protection area 197 m away: Lee Valley
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
National infrastructure project 1011 m away: North London (Electricity Line) Reinforcement
The site is 1011 m from the project boundary. Electricity line, decided. The project page says whether consent was granted.
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 ↗
Opportunity area
Where the London Plan expects significant growth.
Boundaries are indicative and the borough holds the detailed plan.
SSSI 197 m away: Walthamstow Reservoirs SSSI
Natural England may need consulting, depending on what is proposed.
Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.
Also on the record
Inside the Waltham Forest built-up area; Public transport access: PTAL 3 (moderate), TfL 2023, for the 100 m square.
Not affected
Outside flood zones 2 and 3 · Not green belt · No listed building at the site

Checked on 2 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
Waltham Forest
Application type
Full Planning
Postcode
E17 6DJ
Received
16 Dec 2025
Validated
30 Dec 2025
Ward
Higham Hill
Case officer
Show
Target decision
24 Feb 2026
Decision
Approved (with Conditions & Informatives)
Decision date
20 Feb 2026
Decision level
Delegated
Applicant
Show

How this decision compares

Decided in 52 days from validation, 4 days faster than Waltham Forest's median of 56 for changes of use. Approved, as 50% of changes of use here are.

52%decided within 8 weeks
50%approved
164decided in the last year

Plota live figures for changes of use decided by Waltham Forest in the last twelve months, from validation. Waltham Forest decision record →

Consultation & key dates

Statutory expiry
24 Feb 2026

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

2025
Change of use from s torage or distribution (Use Class B8 ) to flexible uses including r…
250434
2024 Refused
Change of use from s torage or distribution (Use Class B8 ) to gymnastics training centre…
241651
Within ~100m

Nearby activity

2025 Approved
96 Blackhorse Lane, Walthamstow, London, E17 6AA
Lawful Development Certificate (Proposed) - Construction of dormer roof extension to main…
250281
2023
120 Blackhorse Lane, Walthamstow, London, E17 6AA
Lawful Development Certificate (Proposed) - Construction of dormer roof extension to main…
232052
2023 Withdrawn
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Outline application for demolition of existing MOT garage and construction of a new build…
231008
2023 Withdrawn
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Outline application for demolition of the existing MOT garage and construction of a three…
230146
2022 Approved
162 Blackhorse Lane, Walthamstow, London, E17 6AA
Construction of a single storey rear wraparound extension at ground floor level.
220021
2021 Approved
162 Blackhorse Lane, Walthamstow, London, E17 6AA
Lawful Development Certificate Proposed - Construction of dormer roof extension to main r…
213654
2021 Approved
146 Blackhorse Lane, Walthamstow, London, E17 6AA
Construction of a replacement single storey side and rear extension.
211432
2020 Approved
Forest Trading Estate Priestley Way,
Installation of a non illuminated hanging sign and painted signage to north and south ele…
202404
2020 Approved
Unit 1, Forest Trading Estate Priestley Way, Walthamstow, London, E17 6AL
Change of use from Use Class B8 warehouse to Brewery/Warehouse (Use Class B2/Class B8) an…
202403
2019 Approved
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Demolition of existing MOT garage and construction of a three storey building to create 3…
194068
2019 Refused
Unit A, 101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Installation of mesh boundary fencing, vehicular access gates and two pedestrian gates to…
193650
2019 Approved
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Application for planning permission under Class V, Part 3, Schedule 2 of the Town and Cou…
193438
2019 Approved
Unit A, 101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Installation of two non-illuminated totem signs to site frontage and four non-illuminated…
193651
2018 Withdrawn
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Demolition of existing MOT building and construction of three storey building to form 3 x…
183067
2019 Approved
Blackhorse Workshop, 1 - 2 Sutherland Road Path, Walthamstow, London, E17 6BX
Construction of single storey outbuilding together with installation of extraction vent a…
192791
2019 Approved
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Changes to north, south and east elevations including changes to fenestration, doors and…
191059
2018 Approved
Blackhorse Workshop, 1 - 2 Sutherland Road Path, Walthamstow, London, E17 6BX
Installation of eight shipping containers
182801
2017 Refused
101 Blackhorse Lane, Walthamstow, London, E17 6DJ
Demolition of existing MOT building and construction of four storey building to form 3 x…
171043
2016 Approved
Ground Floor Flat, 115 Blackhorse Lane, Walthamstow, London, E17 6DJ
Construction of single storey rear extension.
163515
2016 Approved
First Floor Flat, 115 Blackhorse Lane, Walthamstow, London, E17 6DJ
Construction of dormer roof extension to main rear roof together with installation of two…
163516
2016 Approved
1a Sutherland Road Path, Walthamstow, London, E17 6BX
Construction of two single storey rear extensions for mixed uses A3 (restaurant / cafe)…
162157
2016 Withdrawn
2 Sutherland Road Path Walthamstow E17 6BX
Construction of a two new single storey buildings in yard, one insulated with B1 and A3 u…
160379
2016 Refused
67 - 69 Sutherland Road, Walthamstow, London, E17 6BH
Change of use from B1 to C3 residential.
161833
2016 Approved
134 Blackhorse Lane, Walthamstow, London, E17 6AA
PIA larger home extn
161186
2016 Approved
Blackhorse Workshop, 1 - 2 Sutherland Road Path, Walthamstow, London, E17 6BX
Construction of two single storey buildings for mixed use, cafe and studio/office (use cl…
160450
Waltham Forest
Planning Authority Score
5.6/10
Average
#116 of 296 councils
Relevant to this application:
Change of use

Waltham Forest is faster than most councils at deciding householder applications, ranking #80 out of 296. Only 22% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Waltham Forest is also one of the strictest councils - it refuses more householder applications than almost any other, with only 79% approved vs 90% nationally.

One of the strictest councils
only 79% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Waltham Forest decision statistics
Based on MHCLG data, the year to March 2026
76%
Overall approval rate
Below avg (87%) #284 of 296
79%
Householder approved
Below avg (90%) #284 of 296
75%
Decided in 8 weeks
Above avg (63%) #80 of 296
22%
Extended time limit
Below avg (41%) #25 of 296
49%
Minor dwellings approved
113 decided (1-9 homes)
100%
Major dwellings approved
8 decided (10+ homes)
50%
Change of use approved
56 decided
1,391
Total decisions
332 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings