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98 Clifton Hill London NW8 0JT

25/02625/FULLFull Planning Permission ApplicationRefused
Full

Refused on 27 August 2025

Council decision: Application RefusedDelegated (officer decision)

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

Variation of conditions 1,3, 6, 8 of planning permission dated 19th July 2027 (RN 17/04068/FULL) for the erection of two storey side extension at lower ground and ground floor levels, erection of rear extension at lower ground floor level with roof terrace, platform and steps and installation of bin store in front garden; NAMELY, to allow for revisions to front boundary wall, comprising of revised design of wall to the east of front driveway and omission of wall to the west of front driveway; use of York Stone for the side for the side entrance steps; details of bin store; retention of hard landscaping as installed and details of proposed soft landscaping;

Received
16 April 2025
Decision level
Delegated (officer decision)
Public comments
5
Ward
Abbey Road
Agent
architectural services
  1. Received16 Apr
  2. Validated23 Apr
  3. Consult.
  4. Target18 Jun
  5. Decided27 Aug

Decided in 126 days (council typically 49)

About this application

This is a full planning application for a two storey side extension at 98 Clifton Hill London NW8 0JT. Westminster has handled 4,484 applications of this type. This one was decided in 133 days, 12 weeks longer than Westminster's typical decision time. The site is in the St John's Wood conservation area, with 19 listed buildings nearby. There are no previous applications recorded at this address. In the past year there have been 113 applications across Abbey Road. We hold 2,757 applications in total for the NW8 postcode area.

86% of full 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

Application details

Postcode
NW8 0JT
Application type
Full Planning Permission Application
Scale / size
Small

Planning application dates

Date validated
23 April 2025
Consultation expiry
28 May 2025
Target decision date
18 June 2025

Applicant and agent

Agent
architectural services
Agent address
2 marlborough Road keith Ashford, Middlesex TW15 3QA

Planning decision

Statutory period
56 days

Publicity

Last advertised
7 May 2025
Advertisement expiry
28 May 2025

Additional information

Planning Portal ID
PP-13940031
Documents
20

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Conservation area: St John's Wood
  • Article 4 direction: Article 4 Basement Development Permitted Rights Removed
  • Tree Preservation Order: Ref STM11Protected tree on or next to this site · +5 more
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (21)

flood storage areas, listed buildings, 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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