London Coffee Bank, 81 Abbey Road, LONDON, NW8 0AE

raised outdoor seating area with bollard lighting and screened planter boxes to the front and side

Authority: City of Westminster Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Minor retail and services
Inspector: Ellison H

Main issues, as the Inspector framed them

whether the development preserves or enhances the character or appearance of the St John's Wood Conservation Area
the effect of the development on pedestrian safety

What decided it

The development fails to preserve or enhance the character or appearance of the St John's Wood Conservation Area, and the limited public benefits do not outweigh this identified harm which carries great weight.

Plan policies cited: Policy 38, Policy 39, Policy 40, Policy 25, Policy 43

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.