®Planning appeal decision
64 Clifton Street, 66 Clifton Street, 68-76 Clifton Street, And 4-8 Holywell Row, Shoreditch, London, EC2A 4HB
Planning appeal 3358590 at 64 Clifton Street, 66 Clifton Street, 68-76 Clifton Street, And 4-8 Holywell Row, Shoreditch, London, EC2A 4HB (London Borough of Hackney) was dismissed on 18 August 2025 by Inspector Raygen Z, following a hearing. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the South Shoreditch Conservation Area and 10-21, 24-27 Holywell Row and 75 Worship Street locally listed buildings.
demolition of the existing buildings on Site, (except for elements of numbers 64 and 66 Clifton Street to be repaired, restored, extended and enhanced) and the construction of a replacement building to deliver Office space (Use Class E (g) (i)), a publicly accessible restaurant/bar (Flexible Use Class E) unit at ground floor level; as well as associated facilities, including visitor cycle spaces within a basement along with external landscaping and public realm improvements
- Authority
- London Borough of Hackney
- Appeal type
- major · Planning Appeal
- Procedure
- Hearing
- Development
- employment-industrial · Major offices/R&D/light industry
- Inspector
- Raygen Z
- Postcode
- EC2A 4HB
Main issues, as the Inspector framed them
- The effect of the proposal on the character and appearance of the South Shoreditch Conservation Area and 10-21, 24-27 Holywell Row and 75 Worship Street locally listed buildings
- The effect of the proposal on the living conditions of the occupiers of maisonette 14 Holywell Row with particular regard to outlook and light
What decided it
The less than substantial harm to the significance of the South Shoreditch Conservation Area and the non-designated heritage assets on Holywell Row, caused by the height and massing of the proposal, was not outweighed by the public benefits.
The very significant public benefits (economic, employment, environmental and public realm) did not outweigh the considerable weight given to the less than substantial harm to the Conservation Area and the harm to the non-designated heritage assets, so the balance tipped against the proposal.
What the Inspector cited
- Development plan policies
- Policy HC1Policy D3Policy LP1Policy LP2Policy LP3Policy LP29Policy D5Policy D8
- National Planning Policy Framework
- Paragraph 58Paragraph 212Paragraph 213Paragraph 214Paragraph 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
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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.