Planning application · Hackney
2025/2695.
Santander, 390 - 392 Mare Street, Hackney, London, E8 1HP
Full / Other Planning at Santander, 390 - 392 Mare Street, Hackney, London, E8 1HP, received 8 Dec 2025 — refused on 27 Feb 2026 (delegated, Tim Wilson).
ApprovedRefusedOther
At a glance · this applicationHackney profile →
Refused
Outcome
27 Feb 2026
12 wks
Decision time
4 wks over the 8-week target
—
Conditions
not captured
13
Documents
13 linked
—
Objections
not captured
No
Appeal
none recorded
Record from the Hackney planning register as captured; documents link to the council's own files. Nearby applications are context, not part of this application.
Application
What is it?
Change of use of basement & ground floor & part first floor (to rear of site) from a vacant bank (Use Class E) to a bingo hall (Use Class Sui Generis) and associated alterations to front elevation. Proposed hours of opening 08:00 – 00:30 (the following day) Monday to Friday, 08:00 – 01:00 (the follo
Reference
2025/2695
Type
Full Planning Permission
Applicant
Agent / consultant
Case officer
Postcode
Council
Received
8 Dec 2025
Validated
9 Dec 2025
Target date
4 Mar 2026
Decision date
27 Feb 2026
Decision route
Delegated (officer)
Status
Final Decision
Premises record
Council register
Reference
2025/2695
Type
Full Planning Permission
Show all 17 rows
Applicant
Agent / consultant
Case officer
Postcode
Council
Received
8 Dec 2025
Validated
9 Dec 2025
Target date
4 Mar 2026
Decision date
27 Feb 2026
Decision route
Delegated (officer)
Status
Final Decision
Premises record
Council register
Documents
What was filed?
Document
Published
View
Show all 10 rows
Documents open on the Hackney portal. View the application page ↗
Decision
What happened?
Refused on 27 Feb 2026, delegated decision by Tim Wilson — 12 weeks from submission (4 over the 8-week target).
Timeline
Date
Event
8 Dec 2025
Application received
9 Dec 2025
Application validated
4 Mar 2026
Statutory target date
27 Feb 2026
Delegated decision: Refused · Tim Wilson
8 Dec 2025
Application received
9 Dec 2025
Application validated
4 Mar 2026
Statutory target date
Show all 4 rows
27 Feb 2026
Delegated decision: Refused · Tim Wilson
Why it was refused
Reason
As stated on the decision notice
1
The proposed change of use from Class E (office) to Sui Generis (bingo hall/adult
gaming centre) would result in the unjustified loss of employment space, with no
robust evidence that the office floorspace is no longer required or viable. The
development would therefore conflict with Part I of policy LP27 (Protecting and
Promoting Office Floorspace in the Borough) of the Hackney Local Plan LP33 (2020),
policy GG2 (Making the best use of land), and E1 (Offices) of the London Plan (2021),
and paragraphs 90-95 of the National Planning Policy Framework (2024).
2
The proposed change of use to a bingo hall/adult gaming centre (Sui Generis Use)
would result in an over-concentration of gambling establishments within Hackney
Town Centre, which already experiences a number of such uses in close proximity.
This would negatively impact the vitality, viability, and character of this part of the
town centre and the surrounding area, as well as the health and wellbeing of the local
community. The absence of an adequate Health Impact Assessment or evidence
addressing health inequalities further exacerbates these concerns. As such, the
proposal is contrary to policy SD6 (Town centres and high streets) of the London Plan
(2021), and policies PP3 (Hackney Central and Surrounds), LP9 (Health and
Wellbeing), LP38 (Evening and Night-Time Economy), and LP39 (Over-concentration of
Uses) of the Hackney Local Plan (2020), and paragraphs 96-102 of the National
Planning Policy Framework (2024).
3
The proposal, by introducing a late-night activity without a robust management
plan, would lead to unacceptable levels of noise, disturbance, and potential anti-social
behaviour, and harm the living conditions of nearby residents and other town centre
users. This conflicts with policies D3 (Optimising site capacity through the design led
approach) and D14 (Noise) of the London Plan (2021), as well as policies LP2
(Development and Amenity), LP9 (Health and Wellbeing), LP38 (Evening and Night-
Time Economy), and LP58 (Improving the Environment - Pollution) of the Hackney
Local Plan LP33 (2020).
4
The proposed cycle store, due to its failure to provide sufficient space for adequate
access and manoeuvrability, fails to provide accessible, safe and secure cycle storage
for the operation of the bingo hall/adult gaming centre and thus fails to promote
sustainable transport modes. The development would be contrary to policies T1
(Strategic approach to transport), T4 (Assessing and mitigating transport impacts),
and T5 (Cycling) of the London Plan (2021) and policies LP41 (Liveable
Neighbourhoods), LP42 (Walking and Cycling), and LP43 (Transport and Development)
of the Hackney Local Plan LP33 (2020), and the London Cycling Design Standards
(2016).
5
In the absence of sufficient information relating to the proposed use of the
additional planning unit at first and second floors, the proposal will fail to make the
best use of land as required by policies GG2 (Making the best use of land) and D3
(Optimising site capacity through the design-led approach) of the London Plan (2021)
and Part I of policy LP27 (Protecting and Promoting Office Floorspace in the Borough)
and policy LP12 (Meeting Housing Needs and Locations for New Homes) of the
Hackney Local Plan LP33 (2020).
1
The proposed change of use from Class E (office) to Sui Generis (bingo hall/adult
gaming centre) would result in the unjustified loss of employment space, with no
robust evidence that the office floorspace is no longer required or viable. The
development would therefore conflict with Part I of policy LP27 (Protecting and
Promoting Office Floorspace in the Borough) of the Hackney Local Plan LP33 (2020),
policy GG2 (Making the best use of land), and E1 (Offices) of the London Plan (2021),
and paragraphs 90-95 of the National Planning Policy Framework (2024).
2
The proposed change of use to a bingo hall/adult gaming centre (Sui Generis Use)
would result in an over-concentration of gambling establishments within Hackney
Town Centre, which already experiences a number of such uses in close proximity.
This would negatively impact the vitality, viability, and character of this part of the
town centre and the surrounding area, as well as the health and wellbeing of the local
community. The absence of an adequate Health Impact Assessment or evidence
addressing health inequalities further exacerbates these concerns. As such, the
proposal is contrary to policy SD6 (Town centres and high streets) of the London Plan
(2021), and policies PP3 (Hackney Central and Surrounds), LP9 (Health and
Wellbeing), LP38 (Evening and Night-Time Economy), and LP39 (Over-concentration of
Uses) of the Hackney Local Plan (2020), and paragraphs 96-102 of the National
Planning Policy Framework (2024).
3
The proposal, by introducing a late-night activity without a robust management
plan, would lead to unacceptable levels of noise, disturbance, and potential anti-social
behaviour, and harm the living conditions of nearby residents and other town centre
users. This conflicts with policies D3 (Optimising site capacity through the design led
approach) and D14 (Noise) of the London Plan (2021), as well as policies LP2
(Development and Amenity), LP9 (Health and Wellbeing), LP38 (Evening and Night-
Time Economy), and LP58 (Improving the Environment - Pollution) of the Hackney
Local Plan LP33 (2020).
Show all 5 rows
4
The proposed cycle store, due to its failure to provide sufficient space for adequate
access and manoeuvrability, fails to provide accessible, safe and secure cycle storage
for the operation of the bingo hall/adult gaming centre and thus fails to promote
sustainable transport modes. The development would be contrary to policies T1
(Strategic approach to transport), T4 (Assessing and mitigating transport impacts),
and T5 (Cycling) of the London Plan (2021) and policies LP41 (Liveable
Neighbourhoods), LP42 (Walking and Cycling), and LP43 (Transport and Development)
of the Hackney Local Plan LP33 (2020), and the London Cycling Design Standards
(2016).
5
In the absence of sufficient information relating to the proposed use of the
additional planning unit at first and second floors, the proposal will fail to make the
best use of land as required by policies GG2 (Making the best use of land) and D3
(Optimising site capacity through the design-led approach) of the London Plan (2021)
and Part I of policy LP27 (Protecting and Promoting Office Floorspace in the Borough)
and policy LP12 (Meeting Housing Needs and Locations for New Homes) of the
Hackney Local Plan LP33 (2020).
Policies cited
National Planning Policy Framework 95NPPFNational Planning Policy Framework 102
Public response
Comment counts were not captured for this application.
People
Who is involved?
Name
Role
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer — delegated decision
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer — delegated decision
Place
What affects it?
Context around the site — not part of this application. Designations over the site: use the map's designations filter (conservation areas, listed buildings, Article 4, flood risk …). Decisions within 250 metres of the site are listed below — context, not this application.
Other applications within 250 metres (context — nearby, not this application)
No other geocoded decision is recorded within 250 metres.