Restaurant extension and shopfront changes at 18-22 Holbein Place, Chelsea, London SW1W

What was proposed

The application proposed a rear single-storey infill extension, shopfront changes, new bin and bicycle stores, replacement condensers and advertisements.

“PP/25/03817 Agenda Item: S085 Address:18-22 Holbein Place, LONDON, SW1W 8NL Proposal: Erection of single storey infill extension to rear and changes to existing shopfront; installation of freestanding, metal framed, timber slatted bin and bicycle stores to rear of property; and replacement of existing condenser units. Replacement advertisements for non-illuminated fascia signage, internally illuminated menu housings, and awnings.”

“/PP/25/03817:2 3.1 This application relates to the restaurant unit occupying the ground and basement floor at 18-22 (even) Holbein Place. The property backs onto the private road of Holbein house which is a block of flats. The site is located close to the boundary with the borough of Westminster and is not within or near to a conservation area in RBKC or in Westminster. 3.2The site forms a part of the Lower Sloane Street Neighbourhood Centre.”

Officer report

Earlier applications

Earlier permissions included rear extensions, air-conditioning and extract ductwork, while a similar 2025 application was refused.

“4.2While the proposed floorplan indicates a row of planters would be installed along the front facade of the unit, these have not been indicated on any other drawings or within the description of development and have not been assessed as a part of the current application. 4.3Revised drawings were received during the course of the application to introduce step-free entrance to the restaurant as otherwise the proposals would have been contrary to Local Plan Policy CD14.”

“Granted on 19/04/2004 PP/08/02080Reinstatement of basement lightwell and windows; provision of new door at ground floor level; part removal of existing lean-to and provision of new glazed roof; installation of three air conditioning units and relocation of kitchen extract duct at rear. Granted on 11/09/2008 PP/12/00860Installation of one kitchen extract ductwork extending from ground floor to main roof level on the rear elevation. Refused on 25/05/2012”

Officer report

Why officers supported it

Officers considered the design subordinate and well-designed, with no unacceptable effects on neighbours, transport, overheating or fire safety.

“/PP/25/03817:6 spaces and can be accessed without impacting the existing off-street parking spaces to the rear. 6.15The proposals would also introduce a new timber bike store to the rear with a capacity to store five wall-mounted bikes. It would feature sliding doors and there is sufficient space to ensure that they can be accessed without impacting the the existing parking spaces to the rear.”

“Issues and balancing 6.18The proposed shopfront would be well-designed and would provide step-free access in line with Local Plan Policy CD14. The rear extension, alterations, and additions would enhance the character and appearance to the rear of the property and would continue to maintain good living conditions for the neighbouring occupants in line with Local Plan Policies CD1, CD2, CD9, CD10, CD13, GB7, and GB8. Fire safety has been considered in line with policy CD16.”

Officer report

Consultees’ views

Environmental Health and Transportation and Highways raised no objections, while Environmental Health requested noise-related conditions.

“Therefore, it would not impact the living conditions of the existing occupiers in terms of overlooking, loss of privacy, loss of daylight/sunlight or light overspill. 6.11The proposed development would include replacement of seven existing wall-mounted condenser units with five new units which would be relocated from their existing position and mounted above the proposed bin store. 6.12This application is supported by a Noise Impact Assessment ref.”

“As such, the proposals would not have a detrimental impact on local residential amenity and would comply with Local Plan Policy GB7. Transport and Highways 6.14The proposals would introduce a new bin store to the rear with a capacity to store four bins. It would include two fixed panels and four openable panels. Drawings have been submitted showing that the bins can be collected from an area in between the parking…”

Officer report

Objections received

Three objections concerned appearance, construction noise, access and parking arrangements, land ownership, security and possible damage to private gates.

“Therefore, these would be considered as Category-3 works as per the Council’s Code of Construction Practice and would not create an unacceptable impact in terms of noise and nuisance during the construction phase. Transport and Highways No information has been provided as to how the restaurant staff would access the proposed bin and bike stores as none of the shops have access to the residential private garden and car park.”

“Other matters No information has been provided as to whether Guiness Partnership, who own the land to the rear has been informed There are concerns regarding damage and tampering to the private pedestrian and vehicle gates to Holbein House due to The applicants have signed certificate B which confirms that the owners of any part of land or building to which this application relates have been notified. This is not a planning matter.”

Officer report

Recommended safeguards

The recommended conditions covered approved drawings, matching materials, plant noise, operating hours, vibration and the removal of proposed planters.

“5.Noise from building services plant and vents Prior to the commencement of the development, a report prepared by an suitable qualified acoustic consultant shall be submitted to and approved by the local planning authority detailing the proposed plant, lowest background noise levels, and demonstrating full compliance with condition 4 above.”

“7.Anti-vibration mounts for air-conditioning/ extraction equipment The plant hereby approved shall not operate unless it is supported on adequate proprietary anti-vibration mounts to prevent the structural transmission of vibration and regenerated noise within adjacent or adjoining premises, and these shall be so maintained thereafter. If at any time the plant is unable to comply with this Condition, it shall be switched off and not used again until it is able to comply.”

Officer report

The decision

“Resolved unanimously(S086): that advertising consent be granted with the conditions in section 9 of the officer report.”

Minutes, 23 Sept 2025