32 Abbey Gardens London NW8 9AT Data via plota.co.uk

26/02069/FULL - Full Planning Permission Application Approved
Extensions & alterationsListed buildings

Proposal

Remodel an existing area of hardstanding at the front of the property, replacing the brick pavers with Yorkstone, and adjusting the levels to remove trip hazards and create a unified surface. [Linked to 26/02070/LBC] Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
27 Mar 2026
✓
Validated
7 May 2026
✓
Approved
21 Jul 2026

Approved on 21 Jul 2026 · Delegated Decision · Last checked 25 Sept 2026

Documents 25

Decision & officer reports 2

PDF DELEGATED REPORT Report · 22 Jul 2026 View ↗ PDF GRANT OF FULL PP [PE] Decision Notice · 21 Jul 2026 View ↗

Statements & assessments 3

PDF TREE REPORT Tree Survey · 7 May 2026 View ↗ PDF DESIGN ACCESS STATEMENT Design and Access Statement · 27 Mar 2026 View ↗ PDF HERITAGE STATEMENT Heritage Statement · 27 Mar 2026 View ↗

Plans & drawings 8

PDF LOCATION PLAN Location Plan · 27 Mar 2026 View ↗ PDF EXISTING DRAWINGS Drawing · 27 Mar 2026 View ↗ PDF LAYOUT PLAN - EXISTING_INCLUDED_IN_ELEVATION (FRONT) - EXISTING Background Papers · 27 Mar 2026 View ↗ PDF SECTION - EXISTING_INCLUDED_IN_ELEVATION (FRONT) - EXISTING Background Papers · 27 Mar 2026 View ↗ PDF PROPOSED DRAWINGS Drawing · 27 Mar 2026 View ↗ PDF ELEVATION (FRONT) - PROPOSED_INCLUDED_IN_ADDITIONAL PLANS Background Papers · 27 Mar 2026 View ↗ PDF LAYOUT PLAN - PROPOSED_INCLUDED_IN_ADDITIONAL PLANS Background Papers · 27 Mar 2026 View ↗ PDF SECTION - PROPOSED_INCLUDED_IN_ADDITIONAL PLANS Background Papers · 27 Mar 2026 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 27 Mar 2026 View ↗

Consultation & comments 4

PDF TREES FINAL COMMENTS Consultee Comment · 17 Jul 2026 View ↗ PDF TREE RESPONSE Consultee Comment · 15 Jul 2026 View ↗ PDF TREES COMMENT Consultee Comment · 10 Jun 2026 View ↗ PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 13 May 2026 View ↗

Other documents 7

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 13 May 2026 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 13 May 2026 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 13 May 2026 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 13 May 2026 View ↗ PDF 1ST INVALID LETTER Background Papers · 9 Apr 2026 View ↗ PDF RECEIPT OF APPLICATION Other · 7 Apr 2026 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 27 Mar 2026 View ↗

All documents on the council site ↗

Associated applications 2

Site constraints 7

Grade II listed: 8-48, Abbey Gardens Nw8
List entry 1066527 · The pin is inside its outline · 23 more listed buildings within 150 m (1 Grade II*, 22 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 23 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 ↗
2 Article 4 directions
1-47 And 2-56 Abbey Gardens, NW8 · 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 11 m away: STM13_T30, order STM13
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 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.

Sales history 1

Last sold for £3,195,000 in August 2024. Terraced house, freehold.

27 August 2024£3,195,000

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

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
NW8 9AT
Received
27 Mar 2026
Validated
7 May 2026
Ward
Abbey Road
Case officer
Show
Target decision
23 Jul 2026
Decision
Application Permitted
Decision date
21 Jul 2026
Decision level
Delegated Decision
Applicant
Show
Agent
James Lambert Architects Ltd.

How this decision compares

Decided in 75 days from validation, 20 days slower than Westminster's median of 55 for extensions. Approved, as 88% of extensions here are.

56%decided within 8 weeks
88%approved
1,688decided 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.

3 neighbours consulted · Last counted 25 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14817466
Planning Portal ref
PP-14817466
Env. assessment
No

Historical activity at this location

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

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 Approved
42 Abbey Gardens London NW8 9AT
1 x lime (T1): crown reduce to previous most recent reduction points (shown by the red re…
25/06180/TPO
2025 Approved
17 Abbey Gardens London NW8 9AS
External alterations including replacement of non-original windows with slimline double-g…
25/02967/FULL
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 Approved
33 Abbey Gardens City Of Westminster London NW8 9AS
Alterations to staircase between ground and first floor.
25/02926/LBC
2025 Approved
44A Marlborough Place London NW8 0PL
1 x ash: crown reduce to previous most recent reduction points.
25/03880/TCA
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
61 Marlborough Place London NW8 0PT
Demolition and reconstruction of the curtilage listed front boundary wall and entrance ar…
25/00900/LBC
2025
61 Marlborough Place London NW8 0PT
Demolition and reconstruction of front boundary wall and entrance arch; removal of a matu…
25/00899/FULL
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
29 Abercorn Place NW8 9DU
TPO T1) London Plane - Re-pollard reducing crown by 35% back to previous growth points to…
24/08554/TPO
2024
29 Abercorn Place NW8 9DU
TPO T1) London Plane - Re-pollard reducing crown by 35% back to previous growth points to…
24/08598/TCA
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
48 Abbey Gardens City Of Westminster London NW8 9AT
Front T1 Cherry x 1 (Prunus spp) This cherry tree is in an extremely poor state with over…
24/07613/TCA
2024
65 Marlborough Place London NW8 0PT
Rear - 5x ligustrum lucidum - fell; 3x pittosporum tenuifolium - remove.
24/07551/TCA
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
50 Marlborough Place London NW8 0PL
Variation of Conditions 5 (Landscaping) and 6 (Tree planting) of planning permission date…
24/07386/FULL
2020 Withdrawn
38 Abbey Gardens London NW8 9AT
External alterations including alterations to windows and doors to the rear elevation, in…
20/02937/LBC
2020 Withdrawn
38 Abbey Gardens London NW8 9AT
External alterations including alterations to windows and doors to the rear elevation, in…
20/02936/FULL
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
29 Abercorn Place London NW8 9DU
Rear garden: 2 x London planes (T6 and T7): reduce crowns back to previous points of redu…
20/01651/TCA
2020 Approved
29 Abercorn Place London NW8 9DU
4 x London planes (T1, T3, T4 and T5, front): reduce crowns back to previous points of re…
20/01807/TPO
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