90 Liverpool Street, London, EC2M 2AT

Planning appeal 3373952 at 90 Liverpool Street, London, EC2M 2AT (City of London Council) was allowed on 24 December 2025 by Inspector Chamberlain G, by written representations. The main issue, as the Inspector framed it: Whether Condition 8 is necessary when considering the effect of the proposed development on the living conditions of the occupants of the flats above The Railway Tavern Public House.

the change of use of part ground floor and part first floor from gymnasium use (Class E(d) to a mixed (sui generis) use including restaurant, drinking establishment and competitive socialising use [1,974 sqm GIA] without complying with a condition attached to planning permission Ref 24/01065/FULL, dated 29 November 2024

Authority: City of London Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Change of use
Inspector: Chamberlain G
Postcode: EC2M 2AT

Main issues, as the Inspector framed them

Whether Condition 8 is necessary when considering the effect of the proposed development on the living conditions of the occupants of the flats above The Railway Tavern Public House

What decided it

The licensing condition permitting use until 01:00 with no new admissions thereafter (except smokers) provides sufficient control to prevent harmful noise impacts from queuing, making an amended Condition 8 necessary and proportionate rather than an outright removal.

What the Inspector cited

Development plan policies: DM3.5DM15.7DM21.3
National Planning Policy Framework: Paragraph 201

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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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.