Railway Hotel And Forumside Station Road Edgware HA8 Data via plota.co.uk

26/0537/LBC - Listed Building Consent / Demolition Pending Consideration
Change of useCommercial & major worksExtensions & alterationsListed buildingsCommercial premises

Proposal

Restoration, refurbishment, extension and associated internal and external alterations to the Grade II listed Railway Hotel, including its change of use to a drinking establishment with expanded food provision (Sui Generis) and ancillary entertainment, cultural and event venue on the upper floor. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
9 Feb 2026
✓
Validated
13 Aug 2026
✓
Consultation
10 Sept 2026
Decision
Expected by 12 Nov 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 29 Oct 2026; it is now day 77.

The consultation period closed on 1 Oct 2026.

Documents 46

Statements & assessments 11

PDF HERITAGE STATEMENT PART 03 Application Document · 22 Jul 2026 View ↗ PDF STRUCTURAL STAGE 1 PRELIMINARY SURVEY Application Document · 22 Jul 2026 View ↗ PDF DESIGN & ACCESS STATEMENT PART 02 Design and Access Statement · 22 Jul 2026 View ↗ PDF HERITAGE STATEMENT PART 01 Application Document · 22 Jul 2026 View ↗ PDF HERITAGE STATEMENT PART 02 Application Document · 22 Jul 2026 View ↗ PDF DESIGN & ACCESS STATEMENT PART 01 Design and Access Statement · 22 Jul 2026 View ↗ PDF DESIGN & ACCESS STATEMENT PART 03 Design and Access Statement · 22 Jul 2026 View ↗ PDF DESIGN & ACCESS STATEMENT PART 04 Design and Access Statement · 22 Jul 2026 View ↗ PDF DESIGN & ACCESS STATEMENT PART 05 Design and Access Statement · 22 Jul 2026 View ↗ PDF DESIGN & ACCESS STATEMENT PART 06 Design and Access Statement · 22 Jul 2026 View ↗ PDF PLANNING STATEMENT AND AFFORDABLE HOUSING STATEMENT Planning statement · 22 Jul 2026 View ↗

Plans & drawings 31

PDF SITE APPLICATION BOUNDARY - LISTED BUILDING BOUNDARY Site Location Plan · 22 Jul 2026 View ↗ PDF SITE LOCATION PLAN Site Location Plan · 22 Jul 2026 View ↗ PDF DEMOLITION SOUTHEAST AND SOUTHWEST ELEVATIONS Drawing · 22 Jul 2026 View ↗ PDF DEMOLITION NORTHWEST AND NORTHEAST ELEVATIONS Drawing · 22 Jul 2026 View ↗ PDF DEMOLITION BASEMENT PLAN Drawing · 22 Jul 2026 View ↗ PDF DEMOLITION ROOF PLAN Drawing · 22 Jul 2026 View ↗ PDF DEMOLITION SECOND FLOOR PLAN Drawing · 22 Jul 2026 View ↗ PDF DEMOLITION FIRST FLOOR PLAN Drawing · 22 Jul 2026 View ↗ PDF DEMOLITION GROUND FLOOR PLAN Drawing · 22 Jul 2026 View ↗ PDF OAK PANELS AND STAIR INFILL - PLAN, ELEVATION AND DETAILS Drawing · 22 Jul 2026 View ↗ PDF LIFT OVER-RUN - PLAN, SECTION AND DETAILS Drawing · 22 Jul 2026 View ↗ PDF ENTRY DOOR, WINDOW & EXTENSION - PLAN AND DETAILS Drawing · 22 Jul 2026 View ↗ PDF EXISTING SOUTHEAST AND SOUTHWEST ELEVATIONS Drawing · 22 Jul 2026 View ↗ PDF EXISTING NORTHWEST AND NORTHEAST ELEVATIONS Drawing · 22 Jul 2026 View ↗ PDF EXISTING SECTIONS Drawing · 22 Jul 2026 View ↗ PDF EXISTING BASEMENT PLAN Drawing · 22 Jul 2026 View ↗ PDF EXISTING ROOF PLAN Drawing · 22 Jul 2026 View ↗ PDF EXISTING SECOND FLOOR PLAN Drawing · 22 Jul 2026 View ↗ PDF EXISTING FIRST FLOOR PLAN Drawing · 22 Jul 2026 View ↗ PDF EXISTING GROUND FLOOR PLAN Drawing · 22 Jul 2026 View ↗ PDF LISTED RAILWAY HOTEL LANDSCAPE DEMOLITION Drawing · 22 Jul 2026 View ↗ PDF LISTED RAILWAY HOTEL PROPOSED LANDSCAPE AND SITE LEVELS Drawing · 22 Jul 2026 View ↗ PDF LISTED RAILWAY HOTEL EXISTING SITE LEVELS Drawing · 22 Jul 2026 View ↗ PDF PROPOSED SOUTHEAST AND SOUTHWEST ELEVATIONS Drawing · 22 Jul 2026 View ↗ PDF PROPOSED NORTHWEST AND NORTHEAST ELEVATIONS Drawing · 22 Jul 2026 View ↗ PDF PROPOSED SECTIONS Drawing · 22 Jul 2026 View ↗ PDF PROPOSED BASEMENT PLAN Drawing · 22 Jul 2026 View ↗ PDF PROPOSED ROOF PLAN Drawing · 22 Jul 2026 View ↗ PDF PROPOSED SECOND FLOOR PLAN Drawing · 22 Jul 2026 View ↗ PDF PROPOSED FIRST FLOOR PLAN Drawing · 22 Jul 2026 View ↗ PDF PROPOSED GROUND FLOOR PLAN Drawing · 22 Jul 2026 View ↗

Consultation & comments 1

PDF COMMENT(FULL) Public Comment · 11 Sept 2026 View ↗

Other documents 3

PDF COVER LETTER Application Document · 1 Sept 2026 View ↗ PDF COVER LETTER Application Document · 1 Sept 2026 View ↗ PDF STRUCTURAL TECHNICAL NOTE Application Document · 22 Jul 2026 View ↗

All documents on the council site ↗

Site constraints 10

Listed building: Railway Hotel Including Sign in Front and Former Off-Sales Building to West
The pin is inside its outline · 3 more listed buildings within 150 m (3 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 3 with distances
Article 4 direction
Article 4 Small Houses in Multiple Occupation (HMO) Area 1. 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.
Heritage at risk: Railway Hotel including sign in front and former off-sales building to west, Station Road, Edgware
On the register of historic places assessed as at risk.
A designated building, monument, park or conservation area assessed as at risk from neglect, decay or development. Proposals that secure its future are looked on favourably.
Historic England ↗
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: Barnet 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 ↗
Town centre: Edgware
A designated centre in the London Plan.
Shops, services and active frontages are protected in centres, and main town centre uses are steered here first.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Registered park or garden 247 m away: Canons Park; Inside the Barnet built-up area; Public transport access: PTAL 6a (excellent), 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.

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Important details

Council
Barnet
Application type
Listed Building Consent / Demolition
Postcode
HA8 7AB
Received
9 Feb 2026
Validated
13 Aug 2026
Ward
Edgware
Case officer
Show
Target decision
12 Nov 2026
Agent
Bidwells

Decision outlook

Day 77, past the statutory target. 91% of changes of use in Barnet are decided within thirteen weeks, which runs to 12 Nov 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 28 Oct 2026.

Day 7721 days past the 56-day target
68%decided within 8 weeks
56%approved
191decided in the last year

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

Public comments

24comments received
24 objecting

100% object · above the UK average of 74%

Last counted 28 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14554450
Planning Portal ref
PP-14554450
Comments by
1 Oct 2026
Site or press notice
10 Sept 2026
Statutory expiry
8 Oct 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025 Refused
Railway Hotel Station Road Edgware HA8 7AB
Proposed change of use from sui generis pub to Class F2 Community Centre including repair…
25/4604/FUL
2025 Refused
Railway Hotel Station Road Edgware HA8 7AB
Proposed change of use from sui generis pub to Class F2 Community Centre to include repai…
25/4686/LBC
2025
Railway Hotel, Edgware, HA8 7AB
Consultation from neighbouring authority London Borough of Barnet: Reference: 25/4505/RCU…
PL/3007/25
2025 Refused
28 Station Road Edgware HA8 7AB
Roof extension including rear dormer and 3no. front facing rooflights to create 1no. self…
25/3081/FUL
2025
Railway Hotel, Edgware, HA8 7AB
Consultation from neighbouring authority London Borough of Barnet: Reference: 25/3897/ESC…
PL/2476/25
2025
Railway Hotel Station Road Edgware HA8 7AB
Environmental Impact Assessment - request for a Scoping Opinion
25/3897/ESC
2025 Refused
Outside 10 - 14 Station Road Edgware HA8 7AB
Insertion of two internally illuminated digital LED screens, one on each side of new BT S…
25/2747/ADV
2025 Refused
Outside 10 - 14 Station Road Edgware HA8 7AB
Installation of 1no. new BT Street Hub
25/2746/FUL
2025 Refused
Outside 28 - 30 Station Road Edgware HA8 7AB
Insertion of two internally illuminated digital LED screens, one on each side of new BT S…
25/2755/ADV
2025 Refused
Outside 28 - 30 Station Road Edgware HA8 7AB
Installation of 1no. new BT Street Hub
25/2754/FUL
2025 Approved
Outside 10 - 14 Station Road,, Edgware, HA8 7AB
Consultation from neighbouring authority London Borough of Barnet: Ref 25/2118 for
PL/1959/25
2025 Approved
Bus Shelter Outside The Railway Hotel Station Road Edgware HA8 7AB
Installation of an internally illuminated double sided, freestanding advertising panel lo…
25/0629/ADV
2025 Approved
Pavement Outside 28 Station Road Edgware HA8 7AB
Installation of public payphone/communication hub
25/0383/FUL
2025 Approved
Pavement Outside 28 Station Road Edgware HA8 7AB
Installation of 86 inch advertisement located on the rear face of the communications appa…
25/0384/ADV
2024 Refused
15 - 17 Station Road Edgware HA8 7JE
Additional storey at first floor level to provide 1no. self-contained flat
24/3128/FUL
2023 Withdrawn
O/s 1 And 3 - 5 Station Road Edgware HA8 7JE
Installation of 1no. double-sided internally illuminated LCD screen with integral electri…
23/1618/ADV
2023 Withdrawn
O/s 1 And 3 - 5 Station Road Edgware HA8 7JE
Installation of 1no. electrical vehicle charging point unit with double-sided LCD screen…
23/1617/FUL
2023
Premier House 112 Station Road Edgware HA8 7BJ
Recladding of the existing building and replacement of the existing balcony decking. Repl…
23/1304/FUL
2021 Refused
Railway Hotel Station Road Edgware HA8 7AB
Change of use of existing Ground Floor Sui Generis Pub to Restaurant (E class) with the i…
21/4803/LBC
2021 Refused
Railway Hotel Station Road Edgware HA8 7AB
Change of use of existing Ground Floor Sui Generis Pub to Restaurant (E class) with the i…
21/4802/FUL
2016 Refused
74B High Street Edgware HA8 7EJ
Change of use from A2 (Estate Agents) to A3 (Cafe)
16/7391/192
2016 Approved
6 - 8 Station Road Edgware HA8 7AB
Single storey rear extension
16/4892/FUL
2016 Withdrawn
42 - 46 Station Road Edgware HA8 7ZZ
Part change of use of first floor from existing D1 use into 4 no self contained units.
16/2840/FUL
2016 Approved
16-18 Station Road Edgware HA8 7AB
Proposed removal of internal staircase, formation of new bathroom, re-instatement of acce…
16/0631/FUL
2016 Approved
10 Station Road Edgware HA8 7AB
Installation of 1no internally illuminated fascia sign
16/0661/ADV
Barnet
Planning Authority Score
6.2/10
Average
#90 of 296 councils
Relevant to this application:
Change of use

Barnet is faster than most councils at deciding householder applications, ranking #42 out of 296. Only 25% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Barnet is also one of the strictest councils - it refuses more householder applications than almost any other, with only 82% approved vs 90% nationally.

One of the strictest councils
only 82% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Barnet decision statistics
Based on MHCLG data, the year to March 2026
75%
Overall approval rate
Below avg (87%) #285 of 296
82%
Householder approved
Below avg (90%) #264 of 296
79%
Decided in 8 weeks
Above avg (63%) #42 of 296
25%
Extended time limit
Below avg (41%) #29 of 296
55%
Minor dwellings approved
319 decided (1-9 homes)
90%
Major dwellings approved
21 decided (10+ homes)
41%
Change of use approved
132 decided
2,541
Total decisions
625 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use