120 Leman Street, London, E1 8EU
Refused on 30 September 2026
Council decision: RefuseDelegated (officer decision)2 reasons for refusal
Boundary © HM Land Registry, © Ordnance Survey · details
This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.
Proposal
Recladding refurbishment and extension of the building to include an additional two floors of accommodation in connection with a change of use from office (class E) to hotel (Class C1) use, and introduction of associated new plant and equipment, and related works.
- Received
- 1 July 2026
- Decision level
- Delegated (officer decision)
- Public comments
- 1 · last counted 8 November 2026
- Ward
- Whitechapel
- Agent
- Callidus Planning Ltd
- ReceivedReceived1 Jul
- ValidatedValidated1 Jul
- Consult.Consultation13 Aug
- TargetTarget Date30 Sep
- DecidedDecided30 Sep
Decided in 91 days (council typically 56)
About this application
This is a full planning application for a change of use at 120 Leman Street, London, E1 8EU. Tower Hamlets has handled 1,261 applications of this type. This one was decided in 91 days, 5 weeks longer than Tower Hamlets's typical decision time. The site is in 4 listed buildings nearby. There have been 5 other applications at this address. In the past year there have been 134 applications across Whitechapel. We hold 2,489 applications in total for the E1 postcode area.
83% of full applications at London Borough of Tower Hamlets were approved. Across all application types, the council typically decides in about 8 weeks (median).
Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street
Why it was refused
- - The proposed roof extension, by reason of its height, bulk, massing and architectural treatment, would appear as an overly prominent and insufficiently subordinate addition to the host building, resulting in harm to the character and appearance of the area and to the setting and significance of the Grade II listed buildings at No.1 Prescot Street and No.99 Leman Street. The public benefits arising from the proposal are not sufficient to outweigh the identified heritage harm. The proposal therefore conflicts with Policies S.DH1 and S.DH3 of the Tower Hamlets Local Plan (2020), Policies D3 and HC1 of the London Plan (2021), Chapter 20 of the National Planning Policy Framework (2026), and the statutory duty under Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.
- - In the absence of a finalised planning obligation secured through a Section 106 agreement pursuant to the Town and Country Planning Act 1990, the LPA is unable to secure the necessary planning obligations. The impacts of the development proposal cannot therefore be sufficiently mitigated, and the proposal cannot be made acceptable in planning terms. The proposal therefore fails to comply with Local Plan Policy D.ES7, D.SG5, D.TR2, London Plan Policy DF1 and the National Planning Policy Framework (2026).
From the council's decision notice.
Application details
- Postcode
- E1 8EU
- Application type
- Full Planning Permission
- Scale / size
- Medium
Planning application dates
- Date validated
- 1 July 2026
- Consultation expiry
- 13 August 2026
- Consultation end
- 13 August 2026
- Neighbour consultation end
- 13 August 2026
- Target decision date
- 30 September 2026
Applicant and agent
- Agent
- Callidus Planning Ltd
- Agent address
- 18 Sumburgh Road, London, SW12 8AL
Planning decision
- Case officer
- Caitlin McArthur
- Statutory period
- 91 days
Publicity
- Last advertised
- 16 July 2026
- Advertisement expiry
- 13 August 2026
- Site notice start
- 14 July 2026
- Site notice end
- 13 August 2026
Additional information
- Documents
- 93
Site constraints
Designations that overlap or adjoin the site outline.
- Article 4 direction: Prescot Street
- Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)
flood storage areas, conservation areas, listed buildings, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.
A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.
Data © Crown copyright and others · sources and licences
Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.
© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.
© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.
© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.
Contains Ordnance Survey data © Crown copyright and database right 2026.
Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.
Associated applications
- 20261 Jul
Recladding refurbishment and extension of the building to include an additional two floors of accommodation…
This applicationRefusedFullPA/26/00996/NC - 20261 Jul
Recladding and refurbishment of the building in connection with a change of use from office (class E) to…
ApprovedFull Planning PermissionFiled alongsidePA/26/01001/NC
Planning history at this site
4 other applications at this property, newest first.
- 202523 Jul
Recladding refurbishment and extension of the building to include an additional three floors of accommodation…
RefusedAll OtherPA/25/01236/A1 - 202523 Jul
Recladding refurbishment and extension of the building to include an additional three floors of accommodation…
RefusedAll OtherPA/25/01236/R - 20039 May
Installation of two non-illuminated PVC banners.
ApprovedAdvertisement consentPA/03/00077 - 20004 Feb
Change of use from business (B1) to an on-line fibre optic telecommunication systems office.
ApprovedFull Planning PermissionPA/00/00213
Source: Tower Hamlets
Contains public sector information from the Planning London Datahub, licensed under the Open Government Licence v3.0.
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Around this site
Nearby applications
- 1 Prescot Street, London, E1 8RJPA/00/00769 · FullApproved0.0 mi
- 1 Prescot Street, London, E1 8RJPA/00/00388 · HeritageApproved0.0 mi
- 1 Prescot Street, London, E1 8RJPA/00/00770 · HeritageApproved0.0 mi
- 1 Prescot Street, London, E1 8RJPA/00/00826 · HeritageApproved0.0 mi
- Flat 132, 1 Prescot Street, London, E1 8RLPA/25/00885/NC · HeritageApproved0.0 mi
For applicants and trades
Consultants on this application
- Callidus Planning Ltd · Agent for this application
Contractors near this project
Find contractors for extensions near this site- Orient Construction Consultancy LimitedVerifiedLondon2.5 mi
- Building Services LondonVerifiedLondonExtensionsLoft Conversions2.6 mi
- Avent Roofing ServicesVerifiedWestminsterRoofing3.1 mi
- Atlas South Technical Service LimitedVerifiedLondonProperty MaintenanceHandyman3.2 mi
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