®Planning appeal decision
114 Southgate Road, Hackney, London, N1 3HY
Planning appeal 3255225 at 114 Southgate Road, Hackney, London, N1 3HY (London Borough of Hackney) was dismissed on 21 June 2021 by Inspector Hayden M, by written representations. The main issue, as the Inspector framed it: The effect of the proposed works on the special historic and architectural interest of 114 Southgate Road, as a Grade II listed building.
erection of single storey rear extension, new internal WC at ground floor level, replacement windows at rear elevation, relocation of rainwater pipe at the rear elevation, relocation of trees at the rear garden, and associated landscaping
- Authority
- London Borough of Hackney
- Appeal type
- other · Listed Building Consent & Conservation Area Consent Appeal
- Procedure
- Written Representations
- Development
- other · Householder developments
- Inspector
- Hayden M
- Postcode
- N1 3HY
Main issues, as the Inspector framed them
- The effect of the proposed works on the special historic and architectural interest of 114 Southgate Road, as a Grade II listed building
What decided it
The combination of loss of historic fabric, partial erosion of the plan form, disproportionate size of the rear extension, and harmful replacement of traditional windows would fail to preserve the special interest of the listed building, and the public benefits were insufficient to outweigh the identified harm when weighed against the statutory requirement to have special regard to the preservation of the building.
Less-than-substantial harm to the heritage significance of the listed building, weighed against claimed public benefits of improved energy efficiency, enhanced appearance, and modern living standards; the harm outweighed the benefits because the benefits could be achieved through less harmful means and there was no evidence that modern space standards must be applied retrospectively to existing dwellings
What the Inspector cited
- Development plan policies
- Policy LP3 of the Hackney Local Plan (2020)Policy LP3 of the Hackney Local Plan (2002)
- National Planning Policy Framework
- Paragraph 193Paragraph 196
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.