57 Clifton Hill London NW8 0JN Data via plota.co.uk

25/05331/FULL - Full Planning Permission Application Approved

Proposal

Erection of single storey rear extension at basement level, alterations to window, and replacement of existing front entrance gates. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
30 Jul 2025
✓
Validated
7 Aug 2025
✓
Consultation
13 Aug 2025
✓
Approved
25 Sept 2025

Approved on 25 Sept 2025 · Delegated Decision · Last checked 31 Oct 2026

Documents 20

Decision & officer reports 2

PDF GRANT OF FULL PP [PE] Decision Notice · 25 Sept 2025 View ↗ PDF DELEGATED REPORT Report · 25 Sept 2025 View ↗

Statements & assessments 4

PDF LOCAL FLOOD AUTHORITY RESPONSE Other · 21 Aug 2025 View ↗ PDF SUSTAINABLE DESIGN STATEMENT Background Papers · 7 Aug 2025 View ↗ PDF FLOOD RISK ASSESSMENT) Background Papers · 30 Jul 2025 View ↗ PDF DESIGN_ACCESS_HERITAGE STATEMENT Design and Access Statement · 30 Jul 2025 View ↗

Plans & drawings 3

PDF LOCATION PLAN Drawing · 30 Jul 2025 View ↗ PDF EXISTING DRAWINGS Drawing · 30 Jul 2025 View ↗ PDF PROPOSED DRAWINGS Drawing · 30 Jul 2025 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 30 Jul 2025 View ↗ PDF FEECALCULATION Background Papers · 30 Jul 2025 View ↗

Consultation & comments 1

PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 13 Aug 2025 View ↗

Other documents 8

PDF ECNSLT-INTERNAL CONSULTS Background Papers · 14 Aug 2025 View ↗ PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 13 Aug 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 13 Aug 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 13 Aug 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 13 Aug 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 7 Aug 2025 View ↗ PDF 1ST INVALID LETTER Background Papers · 7 Aug 2025 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 30 Jul 2025 View ↗

All documents on the council site ↗

Associated applications 2

Site constraints 7

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 Named permitted development rights are withdrawn here.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 ↗
33 listed buildings within 150 m
Nearest: 66, Clifton Hill, Grade II, 29 m away · 33 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 33 with distances
Historic England ↗
Protected tree 10 m away: STM11_T91, order STM11
2 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 2 trees with distances
Tree record ↗
Also on the record
Inside the City of Westminster built-up area; Public transport access: PTAL 4 (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 1 November 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.

Sales history 3

Last sold for £5,800,000 in January 2020. Semi-detached house, freehold.

16 January 2020£5,800,000
12 September 2014£5,800,000
30 June 2008£3,855,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area292 m² (3,143 sq ft)
Energy ratingD (60 out of 100), could reach C
PropertySemi-detached house, 6 habitable rooms
Built1930 to 1949
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in July 2019, 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
Full Planning Permission Application
Postcode
NW8 0JN
Received
30 Jul 2025
Validated
7 Aug 2025
Ward
Abbey Road
Case officer
Show
Target decision
2 Oct 2025
Decision
Application Permitted
Decision date
25 Sept 2025
Decision level
Delegated Decision
Applicant
Show
Agent
FT Architects Ltd

How this decision compares

Decided in 49 days from validation, 27 days faster than Westminster's median of 76 for full applications. Approved, as 86% of full applications here are.

35%decided within 8 weeks
86%approved
2,198decided in the last year

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

Public comments

No public comments yet.

11 neighbours consulted · Last counted 31 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14210396
Planning Portal ref
PP-14210396
Comments by
10 Sept 2025
Site or press notice
13 Aug 2025
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025 Approved
Installation of a condenser unit on flat roof within acoustic enclosure, to flat roof at…
25/05328/FULL
2025 Refused
Erection of single storey rear extension at basement level, alterations to window, and re…
25/03035/FULL
2025
Installation of a condenser unit.
25/02988/FULL
Within ~100m

Nearby activity

2025
95 Clifton Hill London NW8 0JN
Alterations to the rear closet wing by the introduction of new widows.
25/08408/CLOPUD
2025
66 Clifton Hill London NW8 0JT
Rear boundary. 1 x Lime (T5): Reduce canopy height by 4m and lateral spread by 1m. 1 x Li…
25/08172/TCA
2025
39 Belgrave Gardens London NW8 0RE
T1 - Reduce the Sycamore tree back to previous pruning points removing approximatley 3 me…
25/08117/TPO
2025
95 Clifton Hill London NW8 0JN
Erection of a rear extension to lower ground floor and new ground floor rear window.
25/06536/FULL
2025 Refused
98 Clifton Hill London NW8 0JT
Variation of conditions 1,3, 6, 8 of planning permission dated 19th July 2027 (RN 17/0406…
25/02625/FULL
2025 Refused
95 Clifton Hill London NW8 0JN
Erection of rear extension to lower ground floor, alterations to ground floor rear window…
25/04786/FULL
2025
23 Belgrave Gardens London NW8 0QY
Installation of new gas pipes to front and rear elevations (21-23 Belgrave Gardens)
25/06042/FULL
2025 Approved
11 Belgrave Place London SW1X 8AH
1 x dead cherry: fell
25/04897/TDD
2025 Approved
55 Carlton Hill London NW8 0EN
1 x Mulberry (T1, rear): fell
25/04313/TCA
2025 Approved
80 Clifton Hill London NW8 0JT
1 x Stone pine (T1, front) : reduce by about 1m; to no more than previous most recent red…
25/03216/TCA
2025 Approved
63 Carlton Hill London NW8 0EN
4 x London planes (T1-4): crown reduce to previous most recent reduction points. 3 x lime…
25/03791/TPO
2025 Approved
70 Clifton Hill London NW8 0JT
Excavation under front garden to provide a lower ground floor extension and associated in…
25/02127/LBC
2025
55 Belgrave Gardens London NW8 0RE
Demolition of existing family dwelling and construction of new house over basement, groun…
25/03136/FULL
2025
55 Carlton Hill London NW8 0EN
T1 - Mulberry - Remove close to ground level and treat stump to inhibit regrowth T2 - Euc…
25/02966/TCA
2025 Approved
61A Clifton Hill London NW8 0JN
1 x lime: crown reduce to previous, most recent reduction points, retaining selected shor…
25/02132/TPO
2025
70 Carlton Hill London NW8 0ET
T3 Lime 70 Carlton Hill rear garden Goals: ? Reduce height and spread of tree by pollardi…
25/02320/TCA
2025
68 Carlton Hill London NW8 0ET
T5 Sycamore back of property right side Goals: ? Reduce height and spread of tree by poll…
25/02388/TCA
2025
68 Carlton Hill London NW8 0ET
T1 Horsechestnut left front of property T2 Horsechestnut right front of property Goals: ?…
25/02319/TPO
2025
70 Clifton Hill London NW8 0JT
Erection of a Lower Ground floor front extension and associated installation of balustrad…
25/02126/FULL
2025
Flat A 33 Belgrave Gardens London NW8 0RE
T1 - Bay tree - Reduce height 1.5 to 2m from 9m to 7m, and reduce sides 1 to 1.5m (6m wid…
25/01308/TCA
2021 Approved
68 Carlton Hill London NW8 0ET
1 x sycamore (T5): Crown reduce to previous most recent reduction points; retaining short…
21/01010/TCA
2021 Approved
68 Carlton Hill London NW8 0ET
2 x horse chestnuts (T1 and T2): crown reduce to previous, most recent reduction points…
21/00924/TPO
2020 Withdrawn
58 Carlton Hill London NW8 0ES
Fell 1 No. ash tree, bad specimen due to excessive ivy coverage
20/07626/TCA
2021 Approved
75 Clifton Hill London NW8 0JN
Variation of condition 1 of planning permission dated 24 November 2020 (RN: 20/06374/FULL…
21/00179/FULL
2020 Approved
86 Clifton Hill London NW8 0JT
Demolition of existing conservatory and erection of rear extension at lower ground floor…
20/04099/LBC
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Householder 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

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

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

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.