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Dismissed16 June 20253350984

92-96 Curtain Road, Hackney, London, EC2A 3AA

Planning appeal 3350984 at 92-96 Curtain Road, Hackney, London, EC2A 3AA (London Borough of Hackney) was dismissed on 16 June 2025 by Inspector Owen A, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the South Shoreditch Conservation Area (SSCA), the non-designated heritage asset (NDHA) on the site, and the setting of a nearby listed building.

part retention, part reconfiguration and part redevelopment to provide a mixed-use scheme, increasing the Class E commercial floorspace (from 199 sqm to 288 sqm GIA) and Class C3 residential dwellings (from 9 to 13 homes), associated landscaping and cycle parking spaces

Authority
London Borough of Hackney
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Other Major Developments
Inspector
Owen A
Postcode
EC2A 3AA

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the South Shoreditch Conservation Area (SSCA), the non-designated heritage asset (NDHA) on the site, and the setting of a nearby listed building
  • whether the proposal would provide an appropriate amount of commercial floorspace
  • whether the proposal would provide a suitable mix of housing
  • the effect of the proposal on the living conditions of the occupiers of neighbouring properties with respect to their privacy
  • whether the proposal would provide acceptable living conditions for its future occupiers with respect to accessibility, internal living space, light, and privacy
  • whether the proposal would provide appropriate facilities for waste
  • whether the proposal would provide appropriate facilities for cycle parking
  • the effect of the proposal on flooding
  • whether the proposal would provide appropriate contributions towards affordable housing and carbon offset

What decided it

The harm to the character and appearance of the South Shoreditch Conservation Area and non-designated heritage assets, combined with conflicts on commercial floorspace, housing mix, neighbour privacy, and inclusive access, collectively outweigh the limited benefits of the scheme.

The limited benefits of four additional residential units, improved commercial floorspace quality, affordable housing contributions, and surface water improvements were outweighed by the considerable harms to heritage assets, insufficient employment floorspace, inappropriate housing mix, severe loss of privacy to neighbours, and failure to provide inclusive access for family units.

What the Inspector cited

Development plan policies
London Plan Policy HC1London Plan Policy D3London Plan Policy D5London Plan Policy D6London Plan Policy D7London Plan Policy D8London Plan Policy E1London Plan Policy H4London Plan Policy H10London Plan Policy SD4London Plan Policy SD5London Plan Policy SI 2London Plan Policy T1London Plan Policy T4London Plan Policy T5Hackney Local Plan Policy LP1Hackney Local Plan Policy LP2Hackney Local Plan Policy LP3Hackney Local Plan Policy LP4Hackney Local Plan Policy LP13Hackney Local Plan Policy LP14Hackney Local Plan Policy LP17Hackney Local Plan Policy LP26Hackney Local Plan Policy LP27Hackney Local Plan Policy LP42Hackney Local Plan Policy LP43Hackney Local Plan Policy LP53Hackney Local Plan Policy LP55Hackney Local Plan Policy LP57
National Planning Policy Framework
Paragraph 11

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.

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The decision letter

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More decisions in London Borough of Hackney

The authority’s record since 2016 · every decision in 2025

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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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.