Two-storey side extension at 25 Gloucester Circus, Greenwich, London SE10

What was proposed

The application sought a first- and second-floor side extension, patio works, repairs, internal alterations and associated external works.

“The proposed two storey side extension would be situated above the single storey side element of the property, measuring 1.6 metres wide, 8.67 metres deep and 10.1 metres from ground level (5.75 metres above the existing single storey side element). A non-original store, which is attached to the rear elevation at ground level would also be removed.”

“In addition to this, minor alterations are proposed to the internal layout at lower ground and ground floor level. At first floor level two existing side elevation windows would be removed, with an opening created for access to the proposed extension via the rear bedroom. As a result of this a non-original bathroom would be removed from this bedroom. A storeroom and cupboard next to the staircase would also be converted to a WC, with the storeroom door block up.”

Officer report

The site and surroundings

The property is a three-storey terraced dwelling with a basement, within a listed terrace, conservation area and World Heritage Site buffer zone.

“ITEM NO: 5 3.2 The site is located on the southern side of Gloucester Circus and relates to a three-storey (plus basement) terraced dwelling, which includes a single storey side element relating to the front entrance to the property. The surrounding area is mainly residential in character, comprising of predominantly terraced dwellings. Notably, the southern side of Gloucester Circus is of a uniform design of three storey terraced dwellings.”

“Side windows blank. Brick plinth. 4 steps, with cast iron rail, to door of 6 beaded panels with side lights. Cornice head level with impost blocks of round gauged brick arch. Wide, patterned fanlight. Similar door to North return of No 42, but pattern gone from fanlight. 3 storey, 3 windows, all blank with stone cills. Stone plinth. Small door inserted at left.” The site is also within the middle ground of the Strategic View between Greenwich Park and Central London.”

Officer report

Earlier applications

Earlier works at the property involved basement windows and a basement lobby, while a similar nearby application was approved in 2025.

“96/1743/F and 96/1744/L – 25 Gloucester Circus, Greenwich, SE10 - Replacement of basement windows with sash windows to match original; enclosure of basement area beneath main entrance steps to form new lobby.”

“25/0446/F and 25/0447/L – 29 Gloucester Circus, Greenwich, SE10 – Construction of a second flood side extension and rear basement patio; internal and external repair and remodelling works and other associated alterations (Resubmission) - Approved on 17/06/2025.”

Officer report

What officers recommended

Officers recommended granting planning permission and listed building consent subject to conditions.

“That Householder Planning Permission & Listed Building Consent be GRANTED for:”

“ITEM NO: 5 internal alterations including the alteration of partitions and repair works, landscaping works to increase lower ground floor rear patio, construction of new access stairs and installation of metal balustrades and other associated works. Subject to the conditions (Appendix 2 & Appendix 3) to be detailed in the notice of determination.”

Officer report

Residents’ concerns

Objectors raised concerns about historic fabric, the listed terrace, the patio, light, overlooking, enclosure and the extension’s appearance.

“Summary of Comments Officers comments • The proposed extension would block public sight lines and unbalance the external view of the listed crescent and display mis- matched brick colours • Enlargement/replacement of openings would involve loss of historic fabric and cause harm.”

“While concerns are acknowledged, the remits of consideration of fire safety to a development of this scale falls outside of the considerations of the planning process. • Loss of light to windows. • Loss of light to gardens through the two-storey extension and reduction in separation of the properties • Overlooking from additional windows. This is noted. Amenity impacts will be considered in Section 11 of this report.”

Officer report

The decision

“Resolved - That Full Planning Permission and Listed Building consent be REFUSED for the Construction of a first and second floor side extension and associated demolition works, external repair works, replacement of existing rear lower ground floor door, internal alterations including the alteration of partitions and repair works, landscaping works to increase lower ground floor rear patio, construction of new access stairs and installation of metal balustrades and other associated works. 6 That the grounds for refusal of the proposed development were that the proposed development would result in the unacceptable loss and erosion of the distinctive single storey design element belonging to Nos 25 and 26 Gloucester Circus. As this is the only remaining example of this within this group of Grade II properties (Nos. 21-42) the loss of this feature would not only have an”

Minutes, 3 Mar 2026