®Planning appeal decision
195-197 Edgware Road, London, W2 1ES
Planning appeal 3343183 at 195-197 Edgware Road, London, W2 1ES (City of Westminster Council) was allowed in part (a split decision) on 11 August 2025 by Inspector Rafferty C, by written representations. The main issue, as the Inspector framed it: The effect of the development on highway safety.
without the requisite planning permission and within the last 10 years, the material change of use of the highway at the Star Street frontage of the Property from use for the passing of pedestrians to use for the provision of tables and chairs, free standing canvas barriers, and the installation of a fixed screen affixed to the building at ground floor level on the Star Street elevation of the Property, at the south-west end of the seating area
- Authority
- City of Westminster Council
- Appeal type
- enforcement · Enforcement Notice
- Procedure
- Written Representations
- Development
- leisure-sport · Change of use
- Inspector
- Rafferty C
- Postcode
- W2 1ES
Main issues, as the Inspector framed them
- The effect of the development on highway safety
- The effect of the development on the setting of a nearby conservation area and listed buildings
- The effect of the development on the living conditions of occupiers of surrounding properties, with particular regard to noise and disturbance
What decided it
The development impedes the free flow and safe passage of pedestrians on an already narrow and busy footpath, causing unacceptable harm to highway safety which cannot be outweighed by the modest public benefits of the café seating area.
What the Inspector cited
- Development plan policies
- Policy SD6 of the London Plan 2021Policy 7 of the City of Westminster City Plan 2019-2040Policy 25 of the City of Westminster City Plan 2019-2040Policy 28 of the City of Westminster City Plan 2019-2040Policy 43 of the City of Westminster City Plan 2019-2040Policy HC1 of the London Plan 2021Policy 39 of the City of Westminster City Plan 2019-2040Policy D14 of the London Plan 2021Policy 33 of the City of Westminster City Plan 2019-2040
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.