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25, Monmouth Road, W2 4UT

24/09067/FULLHouseholder planning & demolition in a conservation areaRefused
Householder

Refused on 26 February 2026

4 reasons for refusal

Approximate site (title boundary)
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

Erection of a new raised second floor and pitched roof; Excavation of a new lowered lower ground floor slab; Installation of replacement windows; Refurbishment of windows; Installation of new heat pumps; Erection of the new rear extensions at Lower Ground and Ground floor. Installation of green roof to flat roof.

Submitted
26 February 2025
  1. Received26 Feb
  2. Validated
  3. Consult.
  4. Target
  5. Decided26 Feb

Decided in 365 days (council typically 49)

About this application

This is a planning application for an extension at 25, Monmouth Road, W2 4UT. Westminster has handled 43 applications of this type. This one was decided in 365 days, 45 weeks longer than Westminster's typical decision time. The site is in the Bayswater conservation area, with 18 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 52 applications across BWW_22. We hold 3,417 applications in total for the W2 postcode area.

75% of householder planning & demolition in a conservation area applications at City of Westminster were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Why it was refused

  1. Because of bulk, height, scale and detailed design, the creation of a new 2nd floor and replacement roof would harm the appearance of this building and fail to maintain or improve (preserve or enhance) the character and appearance of the Bayswater Conservation Area and harm the setting of the nearby grade II listed buildings 34, 36, 38 and 40 Monmouth Road. This would not meet Policies 42, 44 and 45 of the City Plan 2019 - 2040 (January 2026).
  2. Insufficient information has been submitted to allow assessment of the bulk, height, scale and detailed design of the proposed plant and plant enclosure. It cannot therefore be established that these elements of the proposal would maintain or improve (preserve or enhance) the character and appearance of the Bayswater Conservation Area, or protect the amenity of neighbouring properties, to accord with Policies 7, 42, 44 and 45 of the City Plan 2019 - 2040 (January 2026).
  3. Insufficient information has been submitted in regard to off-site trees and the likely harm to and loss of trees that make a significant contribution to the character and appearance of the townscape and conservation area. The proposal therefore fails to comply with policies 38, 42 and 44 of the City Plan 2019 - 2040 (January 2026).
  4. The provided flood risk assessment does not relate to the development as proposed. Insufficient information has therefore been provided to allow an assessment of the likely flood risk impacts of the proposal. The application therefore fails to accord with Policy 39 of the City Plan 2019 - 2040 (January 2026).

From the council's decision notice.

Application details

Postcode
W2 4UT
Application type
Householder planning & demolition in a conservation area

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Conservation area: Bayswater
  • Listed building: Grade II: 27 and 29, Monmouth Road W2On or next to this site · +1 more
  • Article 4 direction: Article 4 Basement Development Permitted Rights Removed
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (21)

flood storage areas, 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.

Source: Westminster

Contains public sector information from the Planning London Datahub, licensed under the Open Government Licence v3.0.

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