®Planning appeal decision
27 Hackney Grove, London, E8 3NR
Planning appeal 3351389 at 27 Hackney Grove, London, E8 3NR (London Borough of Hackney) was dismissed on 8 May 2025 by Inspector Redford R, by written representations. The main issue, as the Inspector framed it: whether the proposal would preserve a Grade II listed building known as '25 and 27, Hackney Grove E8' and any of the features of special architectural or historic interest that it has.
the change of use from offices to mixed residential/commercial with 3x 1-bed/1person self contained flats and 1x office space at the lower ground floor, side infill extension and 1st and 2nd floors, demolition of additions at the rear, window change to rear, front railing refurbishment and restauration, bike storage, waste storage, planter extension to front garden, new paving to the front, new cast iron stairs to rear garden from upper ground floors level, internal alterations
- Authority
- London Borough of Hackney
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Redford R
- Postcode
- E8 3NR
Main issues, as the Inspector framed them
- whether the proposal would preserve a Grade II listed building known as '25 and 27, Hackney Grove E8' and any of the features of special architectural or historic interest that it has
- whether the proposal would preserve the setting of the nearby Grade II listed building, known as 'Forecourt wall to number 25' and preserve or enhance the character or appearance of Mare Street Conservation Area
- whether the proposal would provide adequate living conditions for future occupiers with specific regard to internal space
- whether the proposal would provide sufficient affordable housing
- the effect of the proposal on transport infrastructure with regard to car parking
- the effect of the proposal on climate change
What decided it
The harm to three heritage assets (the listed building, its setting, and the conservation area) would not be outweighed by the public benefits of bringing a vacant building back into use and creating housing, particularly given the irrevocable damage to historic fabric and context.
The considerable weight given to bringing a vacant at-risk building back into use and creating housing in a sustainable location was outweighed by the great weight that must be attached to the less than substantial harm caused to three heritage assets, the failure to provide adequate living conditions for future occupants, insufficient affordable housing provision, and potential harm to transport infrastructure.
What the Inspector cited
- Development plan policies
- London Plan Policy D3London Plan Policy D4London Plan Policy D6London Plan Policy H4London Plan Policy H5London Plan Policy T1London Plan Policy T4London Plan Policy SI2Hackney Local Plan Policy LP1Hackney Local Plan Policy LP2Hackney Local Plan Policy LP3Hackney Local Plan Policy LP4Hackney Local Plan Policy LP12Hackney Local Plan Policy LP13Hackney Local Plan Policy LP17Hackney Local Plan Policy LP43Hackney Local Plan Policy LP55
- National Planning Policy Framework
- Paragraph 11Paragraph 65Paragraph 215
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
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in London Borough of Hackney
The authority’s record since 2016 · every decision in 2025
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- Allowed11 August 20266010297Flat A 141 Amhurst Road, London, E8 2AW
- Dismissed7 July 20266004208El Manti, 10 - 12 Andre Street,, Hackney, London,, E8 2AA
- Allowed8 June 2026600936419 St Andrews Grove, London, N16 5NF
- Dismissed19 May 202660040319 Clifden Road, Hackney, London,, E5 0LL
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.