- Decision
- dismissed, 17 August 2026
- Decided by
- Planning Inspector: Caroline Skelly
- Authority
- Camden (London)
- Appeal reference
- 6009775
- Application reference
- 2025/5873/P
- Procedure
- written representations
- Development
- BT Street Hub replacing a kiosk (Appeal A) with digital advert panels both sides (Appeal B, 6009777, 2026/0198/A)
- Site context
- inside settlement, conservation area, listed building setting
- Green Belt
- No
- Framework applied
- December 2024 NPPF (transitional)
- Determinative policies
- HE6(4), P5
- Development plan policies
- Camden Local Plan 2017 A1, C5, C6, D1, D2, G1, T1
- Main issues
- heritage and character; community safety; pedestrian safety; advert amenity
Summary
A BT Street Hub with digital adverts on the pavement beside the Grade II "Lighthouse Building" at King's Cross was dismissed on heritage and community-safety grounds. The advertisement consent appeal was dismissed on amenity. The decision is dated 17 Aug 2026 but applies the December 2024 heritage paragraphs and does not cite CO1.
Issues and findings
- Heritage: HARM. The hub's scale and digital screens would clutter a stretch of pavement without advertising and "erode the views along Pentonville Road towards the Grade I listed St Pancras Station and Former Midland Hotel and Kings Cross Stations" (DL ¶12). "I find the harm to be less than substantial in this instance, and at the lower end of the spectrum, but nevertheless of considerable importance and weight. Paragraph 215 of the National Planning Policy Framework …" (DL ¶14).
- Public benefits: INSUFFICIENT. "they occupy only a small part of the structure, with the dominant element being the advertisements. Moreover, I have not been provided with any evidence that these benefits could not be provided in a way which does not result in the harm I have identified" (DL ¶15).
- Community safety: FAIL. "in the lack of any compelling evidence to the contrary, I cannot be satisfied that the proposed hub would not lead to increased criminal activity" (DL ¶20-21).
- Pedestrian safety: PASS (DL ¶25-26).
Planning balance
An HE6(4)-type balance under 2024 ¶215: low harm with considerable weight against connectivity benefits, which were treated as incidental to the adverts. Community-safety conflict was an additional reason.
What made the difference
The adverts dominated the hub, and there was no evidence that the digital benefits needed this form or location. Police evidence on drug-dealing via free calls was site-relevant. Under the 2026 Framework, CO1 would have required the benefits to carry substantial weight; this letter did not engage CO1.
Transferable points
- Street-hub benefits can be discounted where "the dominant element" is advertising and no less harmful alternative is shown (DL ¶15).
- Police crime evidence, even at ward level, can defeat hubs where the management plan is not site-specific (DL ¶19-23).
- Transition evidence: this 17 Aug 2026 letter applied 2024 ¶¶212 and 215 without CO1. Compare PINS-6008051, where CO1 substantial weight was applied but still outweighed.
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| HE6(4) | fail | considerable | "less than substantial … lower end" harm to Grade II Lighthouse Building setting, King's Cross/St Pancras CA and views to Grade I stations; public benefits (Wi-Fi, 5G, free calls, 999, sensors) insufficient; applies 2024 NPPF paras 212 and 215 (DL 11-16) |
| P5 | fail | Met Police evidence of drug dealing via free calls and phone theft; larger hub gives concealment; management plan not site-specific; decided on Camden C5 (DL 18-23) | |
| TR4 | pass | pavement about 3.2 m retained; no evidence of high-flow threshold (DL 24-26) |
Key facts
- Decision dated 17 Aug 2026, citing 2024 paras 212 and 215 and "less than substantial" harm
- Benefits "occupy only a small part of the structure, with the dominant element being the advertisements"; no evidence they could not be provided without the harm (DL 15)
- Concurrent appeals by the same inspector at 366 Gray's Inn Road and outside the Standard Hotel (DL 6)
Related decisions
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.