®Planning appeal decision
177 Hoxton Street, London, N1 6PJ
Planning appeal 3376175 at 177 Hoxton Street, London, N1 6PJ (London Borough of Hackney) was dismissed on 9 April 2026 by Inspector Storey P, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area, including whether it would preserve or enhance the character or appearance of the conservation area.
The proposals involve the retention, reconfiguration, partial demolition, and extension of the building on the ground and upper floors to create 2 new residential units. The proposed residential mix is: 1 x 1B/2P and 1 x 2B/3P
- Authority
- London Borough of Hackney
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Storey P
- Postcode
- N1 6PJ
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area, including whether it would preserve or enhance the character or appearance of the conservation area
- whether the proposed development would safeguard the living conditions of the occupiers of neighbouring properties, with particular regard to the effect of the proposed second-floor external terrace on the privacy of existing units within No 177 Hoxton Street
- whether the proposed development would provide suitable living conditions for future occupiers, with particular regard to the provision of adequate floor-to-ceiling heights
- whether the obligations necessary to make the development acceptable in planning terms would be secured, with particular regard to affordable housing, car-free development and carbon offsetting
- whether it is demonstrated that the proposed development would make appropriate provision for refuse and recycling
What decided it
The failure to secure necessary planning obligations for affordable housing, car-free development, and carbon offsetting, combined with inadequate floor-to-ceiling heights in the second-floor unit and unresolved concerns regarding overlooking of neighbouring properties, meant the development conflicted with the development plan as a whole.
What the Inspector cited
- Development plan policies
- London Plan Policy HC1Hackney Local Plan Policy LP1Hackney Local Plan Policy LP3Hackney Local Plan Policy LP2London Plan Policy D6Hackney Local Plan Policy LP17Hackney Local Plan Policy LP13Hackney Local Plan Policy LP12London Plan Policy H4London Plan Policy H5Hackney Local Plan Policy LP45London Plan Policy T6Hackney Local Plan Policy LP55Hackney Local Plan Policy LP57Hackney Local Plan Policy LP58
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 2026
- Dismissed1 October 20266010033259 Wick Road, Hackney, London, E9 5DG
- Allowed11 August 20266010297Flat A 141 Amhurst Road, London, E8 2AW
- Dismissed7 July 20266004208El Manti, 10 - 12 Andre Street,, Hackney, London,, E8 2AA
- Allowed9 June 202660045948-9 Gloucester Square, Haggerstone, London, E2 8RS
- Allowed8 June 2026600936419 St Andrews Grove, London, N16 5NF
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.