# 172 Royal College Street, Camden

- **Decision:** allowed, 11 September 2026
- **Decided by:** Planning Inspector: M Cryan
- **Authority:** Camden (London)
- **Appeal reference:** 6007562
- **Application reference:** 2026/0055/P
- **Procedure:** written-representations
- **Development:** Opening a front lightwell with external stair, railings and gate for basement access below a shop
- **Site context:** inside-settlement, conservation-area
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** HE4, HE6
- **Development plan policies:** Camden Local Plan 2017 D1, D2, A5
- **Main issues:** conservation area character
- **Tags:** tier-2, conservation-area, transitional-no-consultation, no-harm-no-balance

## Summary
A front lightwell and basement stair below a shop in the Camden Broadway Conservation Area. Allowed. The shallow lightwell with traditional railings preserves the CA's character, and similar lightwells nearby make it a recognised feature of the street. With no harm found, the HE6(4) public-benefits balance was not needed (DL ¶16).

## What made the difference
Detail quality (arrowhead railings, the shopfront retained) and local precedent. The inspector noted that many existing lightwells are poor, so precedent alone would not have carried the appeal (DL ¶10-11).

## Policy findings
- **HE6: neutral.** no harm to Camden Broadway CA: shallow lightwell, shopfront kept, traditional arrowhead railings, lightwells already part of street character; HE6(4) public-benefit test "not necessary" when there is no harm (DL 9-11, 16); s72 duty paraphrased

## Key facts
- Block identified as a positive contributor; other open lightwells nearby at Nos 168, 197-213 (DL 8-9)
- Additional before/after drawing accepted under Holborn Studios (DL 3)
- Parties not re-consulted; references are to the August 2026 Framework (DL 4)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6007562
- https://appeal-planning-decision.service.gov.uk/published-document/326ebe06-c73d-4d81-84c8-7403264e51b2

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6007562.html

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