®Planning appeal decision
Bull & Gate, 389 Kentish Town Road, London, NW5 2TJ
Planning appeal 3268083 at Bull & Gate, 389 Kentish Town Road, London, NW5 2TJ (London Borough of Camden) was dismissed on 29 September 2021 by Inspector Rann J, by written representations. The main issue, as the Inspector framed it: whether the proposals would preserve the grade II listed building, the Bull and Gate Public House, 389 Kentish Town Road, and any of the features of special architectural or historic interest that it possesses.
Operational development associated with a new external terrace area to the front of the public house at first floor level; new plant equipment, a new bin store and an access staircase to the rear of the public house”. Appeal B: APP/X5210/Y/21/3268088 Bull & Gate Public House, 389 Kentish Town Road, London NW5 2TJ
- Authority
- London Borough of Camden
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- leisure-sport · Other Major Developments
- Inspector
- Rann J
- Postcode
- NW5 2TJ
Main issues, as the Inspector framed them
- whether the proposals would preserve the grade II listed building, the Bull and Gate Public House, 389 Kentish Town Road, and any of the features of special architectural or historic interest that it possesses
- the effect of the proposals on the setting of the grade II listed building, 1 to 7 Highgate Road
- the effect of the proposals on the character and appearance of the surrounding area
What decided it
The harm to the special interest of the listed building and the setting of the neighbouring listed building arising from the roof terrace and associated works was not outweighed by the moderate public benefits of supporting the public house's viability and the substantial benefit of improved fire safety, as the latter could not justify the other harmful works in the absence of evidence of necessity.
The considerable harm to the significance of the designated heritage assets was weighed against the moderate public benefits of supporting the public house as a community facility and the substantial public benefit of improved fire safety; the harm was not outweighed by these benefits.
What the Inspector cited
- Development plan policies
- Policy D1Policy D2Policy D3
- National Planning Policy Framework
- Paragraph 194
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.