Record from the Newham 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?
(retrospective application) Re-development of site to provide a mixed-use scheme comprising of: B1(a) ground floor use in the Grade II Listed former public house, and eight residential units in total (three units in the former public house and five units in a new build residential element infilling the space in between No.98 and No.92 High Street). Repair and refurbishment of Grade II Listed former public house building, including second floor rear extension to facilitate delivery of residential units. Provision of associated refuse and cycle storage, amenity space, and landscaping. (Application site is a Grade II Listed Building - Coach and Horses Public House).
Documents open on the Newham portal (the portal needs its documents tab opened first — the link handles that). View the application page ↗
Decision
What happened?
Refused on 7 Jan 2025, delegated decision by Winnie Tse.
Timeline
Date
Event
25 Jul 2023
Application validated
2 Sep 2023
Statutory target date
7 Jan 2025
Delegated decision: Refused · Winnie Tse
25 Jul 2023
Application validated
2 Sep 2023
Statutory target date
7 Jan 2025
Delegated decision: Refused · Winnie Tse
Why it was refused
Reason
As stated on the decision notice
1
The proposed development, by nature of a retrospective application, comprises an outdated,
factually conflicting and inadequate submissions on the unauthorised works to the listed
building. Notwithstanding the limited information, it was established through site visits that the
proposals would likely result in substantial harm to the significance of the heritage asset. It has
not been sufficiently demonstrated by justifications or evidence that harm has been minimised
and the substantial harm is necessary to achieve substantial public benefits that outweigh that
harm or loss. Accordingly, the proposed development is contrary to:
The National Planning Policy Framework 2024
Policy HC1 of London Plan 2021
Policy SP5 of Local Plan 2018
The above policies can be viewed online via the respective government websites ie. the Council's
website www.newham.gov.uk , the GLA’s website www.london.gov.uk and the www.gov.uk website.
1
The proposed development, by nature of a retrospective application, comprises an outdated,
factually conflicting and inadequate submissions on the unauthorised works to the listed
building. Notwithstanding the limited information, it was established through site visits that the
proposals would likely result in substantial harm to the significance of the heritage asset. It has
not been sufficiently demonstrated by justifications or evidence that harm has been minimised
and the substantial harm is necessary to achieve substantial public benefits that outweigh that
harm or loss. Accordingly, the proposed development is contrary to:
The National Planning Policy Framework 2024
Policy HC1 of London Plan 2021
Policy SP5 of Local Plan 2018
The above policies can be viewed online via the respective government websites ie. the Council's
website www.newham.gov.uk , the GLA’s website www.london.gov.uk and the www.gov.uk website.
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.