Pub lightwell and railings at Public House, Kensington, London W10

What was proposed

The application sought a pavement vault lightwell with a black metal grill and retrospective permission for black railings around the front forecourt.

“/PP/25/03160:1 THE ROYAL BOROUGH OF KENSINGTON AND CHELSEA PLANNING APPLICATIONS COMMITTEE 09/09/2025 REPORT BY THE DIRECTOR, PLANNING AND PLACE Application: PP/25/03160 Agenda Item: N103 Address:Public House, 274 Latimer Road, LONDON, W10 6QW Proposal: Reinstatement of original pavement vault lightwell to existing pub cellars, including conservation grade heavy guage flat bar grills painted black gloss.”

Officer report

The site and surroundings

The site is a three-storey public house building with upper-level residential units, in a conservation area and neighbourhood area.

“/PP/25/03160:2 · Three or more objections were received during the consultation period and the recommendation is to grant. 3.The site and its surroundings 3.1 The application site is a three-storey building located on the corner of Latimer Road and Latimer Place. The building retains a public house ground floor and ancillary residential units at the upper levels. 3.2The building is not listed but lies within the Oxford Gardens St Quintin Conservation Area.”

Officer report

Planning history

Earlier permission was granted for illuminated signs and lanterns at the building in February 2024.

“4.4The relevant planning history is set out below: ReferenceDescriptionDecision CA/23/08399 Installation of No1 externally illuminated corner fascia sign; No2 externally illuminated hanging signs; placement of 4 illuminated lanterns to ground floor fascia level Granted (29/02/2024) 5.Main policies and strategies relevant to the decision The development plan 5.1The main planning considerations applying to the site and the associated policies are: Local PlanSt Quintin and…”

Officer report

Officers’ assessment

Officers considered the design, heritage, living conditions and highway effects acceptable and recommended permission with conditions.

“6.2The decisive issues are: iWhether the proposals would preserve, or take opportunities to enhance the character, appearance and significance of the building and wider Oxford Gardens St Quintin Conservation Area; iiWhether the proposals would have an acceptable impact on the living conditions of neighbouring occupiers; and iiiWhether the proposal would have an acceptable impact on highways in the Borough.”

“/PP/25/03160:5 development acceptable. The proposal would therefore be in accordance with policy TR6. 6.12Policy TR4(A) requires improvements to the visual, functional and inclusive quality of our streets, ensuring they are designed and maintained to a very high standard, that street clutter is removed, and that street furniture, advertisements and signs are carefully controlled to avoid clutter to support the Council’s aim of driving up the quality of the borough’s…”

Officer report

Objections and consultation

Sixteen objections were received, while no letters supported the application; the transport officer raised no objection and recommended a condition.

“8.2No letters were receivedsupporting the application. 8.316 letters were receivedobjecting to the application, summarised as: CommentResponse 1 The applicant has not appropriately addressed the increased fire risk. The proposal is not supported by appropriate fire safety information.”

“The proposal description has subsequently been updated to reflect these works. Other consultees and organisations ConsulteeComment Where in the report this is considered Transportation Officer No objection. Recommended condition. 6.7-6.13 9.Recommended conditions if the application is granted 1.Time limit (Full PP) The development hereby approved shall be begun before the expiration of three years from the date of this permission.”

Officer report

Who spoke

An objector addressed the committee, followed by the applicant’s agent in support.

Questions from councillors

The agent said the accommodation above the public house was used with the public house, and that earlier marketing information was wrong.

“The agent responded to questions from Councillors to confirm that the residential accommodation above the public house was not in use as separate residential accommodation but remained in use in conjunction with the public house below. Marketing information suggesting otherwise was produced in error in the past.”

Minutes

The committee’s vote

The committee granted planning permission by majority, with one councillor dissenting, subject to the officer’s recommended conditions.

“Resolved by majority (with Cllr Dent Coad dissenting): that planning permission be granted with the conditions in section 9 of the officer report.”

Minutes