Double-storey extension113 days ago
554 Finchley Road, London, NW11 8DD
Part single, part two storey side and rear extension, roof extension including front, side and rear dormer windows and rooflights. Creation of an off-street parking space following the demolition of the two-storey front outrigger. Creation of basement level including two lightwells in the rear garden. Conversion into 4no. self-contained residential units, together with an outbuilding in the rear garden. Associated external amenity space, cycle storage and refuse and recycling facilities
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Rear extension673 days ago
The Blue Lion Public House, 133 Gray's Inn Road, London, WC1X 8TZ
Partial change of use from pub (Sui Generis) and ancillary accommodation to pub (Sui Generis) and residential (Class C3) involving the creation of new residential units. Erection of four-storey rear extension (1st - 4th floors) and the creation of rear terraces at 1st - 4th floors. Associated exterior alterations to front and rear elevations.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Side extension167 days ago
458 Romford Road, Forest Gate, London, E7 8DF
Demolition of the existing single storey rear and side extensions, erection of a part single, part three storey building with a mansard roof and first and second floor rear extensions. Partial change of use of the ground floor front commercial unit and full change of use of the ground floor rear and upper floor commercial units to residential use, to provide 1 x 3-bedroom maisonette, 1 x 2-bedroom maisonette, and 2 x 1-bedroom flats, associated with installation of solar PV panels to the rear roof slope and second floor extension roof, and front façade improvement works, including brickwork restoration and replacement fenestration to existing building.
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant mixed use opportunity.Application is awaiting a decision.
Rear extension273 days ago
DEVELOPMENT AT 600, HIGH ROAD, London, IG1
Change of use of ground floor from Offices / Residential use into Retail use. Part change of use of first floor from Offices / Residential use into Residential use. First and second floor rear extensions including internal reconfiguration of existing 2no. flats and creation of 2no. new flats to create a total of 4no. self-contained flats (1 x 2 and 3 x 1 x bedrooms) with associated cycle parking, waste / refuse storage and amenity space. Alterations to fenestrations. (Summary).
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant mixed use opportunity.Application is awaiting a decision.
Double-storey extension179 days ago
19 Northwick Avenue, Harrow, London, HA3 0AA
Proposed conversion of single-family dwellinghouse into 4x self-contained flats with demolition of rear conservatory, side garage & shed and erection of two-storey side to rear extension, hip to gable-end roof extension, rear dormer with 3x front rooflights, 1x side rooflight, front porch, single-storey outbuilding, subdivision of rear garden, associated refuse & cycle storage and hard & soft landscaping works in front & rear gardens (amended description)
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant residential construction opportunity.Application is awaiting a decision.
Double-storey extension392 days ago
19 & 19A Mowbray Road, London, NW6 7QX
Demolition of part single part-two storey rear extension and front and rear basement extensions, erection of a part single part two-storey rear extension, installation of 2x front lightwells, replacement of windows to front, side and rear elevations and internal alterations to convert property into 4x self contained flats with provision for cycle and refuse storage, boundary treatment, amenity space and associated landscaping
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension461 days ago
73 The Avenue, Wembley, London, HA9 9PH
Conversion of dwellinghouse into 4x self-contained flats, including the erection of part single, part two-storey rear extension, two-storey side extension, main roof extension, 1x rear dormer, 3x front rooflights, soft and hard landscaping including car and cycle parking with refuse stores in the forecourt and rear amenity space
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension621 days ago
Flats 1-12, Skyline House, 387 Chapter Road, London, NW2 5BR
Prior approval for the construction of new dwellinghouses on a detached block of flats: Erection of a two-storey extension on top of the existing three-storey (ground, first and second) building to provide 4 new flats
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension598 days ago
77 Kenton Road, Harrow, London, HA3 0AH
Demolition of existing attached garage and detached shed, proposed two-storey side extension, part single part two-storey rear extension, hip-to-gable roof extension, rear dormer, installation of 4x front and 1x rear rooflights, conversion of dwellinghouse into 4x self-contained flats, soft and hard landscaping to front and rear, sub-division of rear garden, EV charging point, cycle and refuse storage to front and front, side and rear boundary treatment
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension888 days ago
Craven Court, Greenhill Park, London, NW10 9AL
Proposed part one-storey, part two-storey rooftop extension to provide 4x new flats, internal alterations, cycle parking provision, cycle parking, refuse and recycling storage, amenity space, landscaping alterations and new playspace
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion887 days ago
57 Northwick Avenue, Harrow, London, HA3 0AU
Proposed conversion of garage into habitable room and replacement of garage door with window, single storey rear extension with 3x new windows to the ground floor side elevation, rear dormer window with Juliet balcony and 2x front rooflights, replacement of front door to accommodate the conversion of a single dwelling into 4x self-contained flats with divided amenity space and associated refuse and bike storage .
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension249 days ago
12 The Broadway, Mill Hill, London, NW7 3LL
Conversion of existing first and second floor residential unit into 2no. self-contained flats including: Two storey rear extension at first and second floor levels. Alterations and extensions to roof including 1no. rear dormer window and a front rooflight. Demolition of existing detached garage at rear. Provision of associated amenity space, refuse storage, cycle storage and new fence and gates to rear boundary.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension309 days ago
554 Finchley Road, London, NW11 8DD
The erection of a part single, part two storey side and rear extension, roof extension including the creation of front, side and rear dormer windows and rooflights and the creation of an on-street parking space following the demolition of the two-storey front outrigger. Conversion into 4no. self-contained residential units, together with an outbuilding (gym) in the rear garden, with associated external amenity space, cycle storage and refuse and recycling facilities
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension180 days ago
Astey'S House, 137 - 139 Essex Road, London, N1 2SN
Construction of a one storey roof extension fronting Essex Road and a two storey roof extension fronting Asteys Row to create four residential flats (3 × 1 bedroom, 2 person units and 1 × 3 bedroom, 4 person unit), the creation of an internal bin and bike store at ground floor level, alterations to fenestration and other associated works.
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant residential construction opportunity.Application is awaiting a decision.
Double-storey extension433 days ago
85 Station Road, Hendon, London, NW4 4PA
Conversion of the existing dwelling into 3no. self-contained flats including part single, part two storey side and rear extension following demolition of the existing garage and conservatory. Associated parking, cycle parking, refuse and recycling store and amenity space
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion257 days ago
574, 580 King's Road, London, SW6 2DY
Erection of mansard roof extensions; demolition of existing rear back additions; erection of rear extensions at ground, first, and second floor; demolition of existing garage and erection of new single-storey residential dwelling to rear; alterations to the existing front elevation; reconfiguration of existing commercial floorspace (Class E) at ground and basement; reconfiguration and conversion of existing residential accommodation to provide 3 x 3 bedroom flats at first, second, and new third floor level; together with associated alterations, landscaping, and formation of refuse and cycle stores.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant mixed use opportunity.Positive decision with no recorded commencement.
Loft conversion629 days ago
Fanshaw House, FANSHAW STREET, HACKNEY, London, N1 6HX
Roof extension to the existing building involving two additional storeys for use as residential accommodation as 4 self-contained flats and associated bicycle and bin storage
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion631 days ago
35 SCRUTTON STREET, HACKNEY, London, EC2A 4HU
Redevelopment of the site involving the enlargement of the existing basement to provide additional restaurant floorspace (Use Class E); and the erection of an additional storey plus mansard roof extension, three storey rear extension and associated external alterations to reprovide 4 x residential units.
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant mixed use opportunity.Application is awaiting a decision.
Double-storey extension190 days ago
142 New City Road, Plaistow, London, E13 9PY
Change of use of basement and ground floor commercial unit to 1x self-contained units (Use Class C3) and basement storage, also subdivision of the first floor flat into 2x self-contained units with erection of double storey rear/side extension, single storey rear extension, basement excavation and enlargement, rear window addition, demolition of rear outbuilding, and associated works to facilitate the development.
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant mixed use opportunity.Application is awaiting a decision.
Double-storey extension182 days ago
4 Sterne Street, London, W12 8AD
Erection of a rear roof extension; erection of a part one, part two storey rear extension at ground and first floor level to the side and rear of the existing back addition; excavation of the front garden and part of the rear garden to form lightwells, in connection with the creation of a new basement; installation of 2no. rooflights in the front roofslope; erection of a 1.8 metre high obscured glazed screen around part of the flat roof at second floor level of the existing back addition, in connection with the formation of a roof terrace; erection of a 1.8 metre high obscured glazed screen around the flat roof at first floor level of the proposed single storey rear extension, in connection with the formation of a roof terrace; change of use and conversion of the existing property from an HMO (Use Class C4) into 4no. self-contained residential flats, consisting of 1no. studio unit, 1no. one bed unit, and 2no. two bed units; with associated cycle and refuse storage to the rear of proposed ground floor back addition.
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant residential construction opportunity.Application is awaiting a decision.
Loft conversion134 days ago
DEVELOPMENT AT 9, CAVENDISH GARDENS, London, IG1
Single storey rear extension. First floor part rear extension. Loft conversion with a rear dormer. Two front rooflights. Conversion of the property into four (one x 2-bedroom, one x 1-bedroom and two x studio) self-contained residential flats with associated amenity space, cycle and refuse storage. (Summary)
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion141 days ago
61 Tunley Road, London, SW17 7QH
Alterations including erection of mansard roof extension to main rear roof and formation of roof terrace over back addition with 1.7m high screen; erection of single rear/side extension and roof terrace above with 1.7m high screen surround. Alterations and extensions in connection with conversion of dwelling into 1 x3 bedroom, 1 x2 bedroom and 1 x1 bedroom flats.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion294 days ago
84C Lillie Road, London, SW6 1TL
Erection of a rear roof extension; erection of rear extensions at ground, first and second floor levels; formation of roof terraces at first and third floor levels; installation of 3no rooflights in the front roofslope; installation of French doors to replace the existing window at third floor level to the rear elevation; installation of a door to replace the existing window to the rear of main building, infilling of the existing windows and installation of French doors to the side of rear back addition at first floor level; alterations to existing shopfront to include the installation of new residential entrance door; change of use and conversion of upper floor levels from HMO (Class C4) into 2 x 1 bedroom, 1 x 2 bedroom and 1 x 3 bedroom self-contained residential flats (Class C3); formation of refuse and bike storage at the rear of proposed ground floor back addition.
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant mixed use opportunity.Application is awaiting a decision.
Loft conversion323 days ago
Raymond Court, Pembroke Road, Muswell Hill, London, N10 2HS
Mansard roof extension with front and rear dormer windows and side rooflights to provide 4no. self-contained flats. Associated vehicular access, parking, amenity space, refuse and recycling and cycle storage (Amended description)
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant residential construction opportunity.Application is awaiting a decision.
Loft conversion153 days ago
DEVELOPMENT AT 111, ALBERT ROAD, London, IG1
Single storey rear extension. Part first floor side rear extension with rear terrace. Loft conversion with a rear dormer and two front roof lights. Creation of four (two x 1-bedroom, one x 3-bedroom, one x 2-bedroom) self-contained flats with associated waste/refuse, cycle store, car parking and private amenity space. Alterations to fenestrations (Summary)
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion162 days ago
Stuart House, 45, 47 Halfway Street, London, DA5
Erection of a three storey rear extension to provide 3 self contained residential units and creation of a first floor roof extension to the detached rear building to provide 1 self contained residential unit with associated landscaping, parking and cycle and refuse storage.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Side extension215 days ago
Norfolk Court, 31, 32 Manor Road, London, EN5 2JT
Third floor side extensions and internal reconfiguration to create 3no. additional flats. Associated addition of 4no. parking spaces
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion305 days ago
45 Thurlow Park Road London Lambeth, London, SE21 8JP
Erection of a ground floor, single storey rear infill extension, a hip-to-gable roof enlargement, a rear 'L' shaped mansard roof extension, along with the insertion of three roof lights to the front roofslope and associated works to create 1 additional dwelling.
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant residential construction opportunity.Application is awaiting a decision.
Loft conversion495 days ago
459 London Road, Isleworth, London, TW7 4BX
Erection of a single storey rear extension, first floor rear extension, and mansard roof extension to create two additional self-contained flats
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Rear extension977 days ago
520 Bath Road, Hounslow, London, TW3
Conversion of House in Multiple Occupation (HMO) to four self-contained flats incorporating a single storey rear extension and the replacement of the existing garage door with windows
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Side extension762 days ago
Norfolk Court, 31, 32 Manor Road, London, EN5 2JT
Third floor side extensions and internal reconfiguration to create 3no. additional flats. Associated addition of 4no. parking spaces
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Rear extension677 days ago
49, 51 Fulham High Street, London, SW6 3JJ
Erection of an additional floor at roof level including formation of a rear roof terrace; and erection of rear infill extensions at ground, first and second floor level, in connection with the conversion of existing 2no. self-contained flats into 4no. self-contained flats at first, second and proposed third floor level; installation of new double glazed timber framed windows to replace all existing; associated alterations.
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant residential construction opportunity.Application is awaiting a decision.
Loft conversion742 days ago
Oslo Court, Prince Albert Road, London, NW8 7EN
Erection of a single storey roof extension to provide four new residential (3x3bed, 1x2bed) (Class C3) units with external terraces, green roof and PV Panels, installation of associated plant equipment, extension of the roof stair tower and existing lifts, replacement of existing restaurant extension and provision of separate restaurant entrance. Creation of new bin and cycle stores, new gates to forecourt, landscaping works and associated external alterations. (Linked with 24/01696/LBC)
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant mixed use opportunity.Positive decision with no recorded commencement.
Loft conversion713 days ago
164 Wandsworth Bridge Road, London, SW6 2UQ
Erection of a front and rear roof extension; demolition of existing single storey outbuilding in the rear garden; demolition of existing ground and first floor rear back additions, erection of rear extensions at ground, first and second floor levels including the formation of roof terraces at first and second floor levels; partial demolition of the ground floor to form a new window opening; alterations to the existing shopfront to include installation of new glazing and entrance door to replace the existing; formation of bin and cycle stores at the rear of the property; demolition and re-building of the rear boundary wall to include the installation of new doors to access the bin and cycle stores; replacement of existing windows with new windows at the rear elevation; removal of front timber decking area and enclosing walls; conversion of the first, second and third floor level into 1 x studio and 2 x 1 bedroom self-contained flats; change of use rear part of the ground floor level from restaurant (Class E) into 1 x 1 bedroom self-contained flat (Class C3).
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant mixed use opportunity.Positive decision with no recorded commencement.
Rear extension418 days ago
40 Temple Fortune Parade Finchley Road London, London, NW11 0QX
Outline planning application for a three-storey rear extension (at ground, first and second floor), and an additional new storey (third floor). Change of use of existing first and second floor flats to provide an 18-room, 18-person HMO and 3no. 1-bedroom flats. Associated refuse/recycling and cycle storage, with landscaping reserved. [Amended Description/Plans]
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension316 days ago
Orpen House, 10-14 Trebovir Road, LONDON, SW5 9LY
Two storey roof extension to create 2 x two bedroom apartments and 2 x one bedroom apartments, including solar panels and rainwater harvesting to roof. Renovation of garden with associated steps, bike and bin storage and planting. Lift to rear.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Major refurbishment676 days ago
237-239 King's Road, LONDON, SW3 5EJ
Refurbishment of existing residential accommodation and replanning of layouts to deliver 4 residential units
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Rear extension285 days ago
8 Gilbert Road, London, DA17 5DA
Erection of single storey rear extension to provide 3no residential units along with cycle and refuse storage.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension880 days ago
116 The Vale, Childs Hill, London, NW11 8SL
Conversion of the existing dwelling into 4no. self-contained flats including part single, part two storey side and rear extension, roof extension involving hip to gable and rear dormer window, 4no front facing rooflights and new side window
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Rear extension369 days ago
88 Rossiter Road, London, SW12 9RX
Alterations including erection of ground and lower ground floor rear/side extension. Alterations and extensions in connection with conversion of property into four flats, with associated cycle parking and waste storage
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion410 days ago
53 Chandos Place, London, WC2N 4HS
Erection of a roof extension to provide new residential accommodation (Class C3), use of the fifth-floor level to provide 16 hotel rooms (Class C1) and a new mechanical plant room and the installation of photovoltaic panels to the main roof.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Rear extension411 days ago
90 Queensway, London, W2 3RR
Erection of lower ground floor & first floor rear extensions and rear balcony at first floor level, shopfront alterations to create new entrance to upper floor apartments, all in connection with use of ground floor and part lower ground floor (front) for Class E use, and use of part lower ground floor (rear) and upper floors as 4 residential units.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant mixed use opportunity.Positive decision with no recorded commencement.
Rear extension375 days ago
Development At 96, Cranbrook Road, London, IG1
Three storey rear extension to create 2x two bedroom flats with associated amenity space, waste and cycle storage and relocation of the flue/associated work. (summary) Amended Description
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion418 days ago
91 Disraeli Road, Forest Gate, London, E7 9JU
Conversion of property into 4 flats with loft conversion and erection of rear double dormer roof extension with 2 rear balconies and front roof lights, first floor rear extension, ground floor rear extension, basement rear extension, facade alterations and associated refuse/cycle storage.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Rear extension637 days ago
35B The Cut, London, SE1 8LF
Construction of 3-storey rear extension at first and second floor levels and one-storey upward extension, associated with internal rearrangements, to result in a 4-storey building providing a total of 4no. self-contained units, (2no. 1 bed and 2no. Studios).
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion468 days ago
92 Anerley Road, Penge, London, SE19 2AN
Conversion of part of ground floor commercial (Class E) floorspace to residential (Class C3), construction of single storey rear extension, alterations to existing first floor projection, construction of rear dormer extension and elevational alterations, with conversion of resultant space from ground floor commercial unit with split level flat above to provide commercial unit at ground floor with 4 no. self-contained flats. Replacement shopfront with amended residential and commercial access and installation of refuse storage area in front of property.
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant mixed use opportunity.Application is awaiting a decision.
Loft conversion567 days ago
43 Woodside Park Road London, London, N12 8RT
Conversion of property into 4no. self-contained flats including: Single storey rear extension; Second floor rear extension involving hip to gable roof extension to rear outrigger; Associated amenity space, refuse storage, cycle storage and off-street parking (amended drawings and description).
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Double-storey extension490 days ago
113 Widmore Road, London, BR1 3AH
Part one/two storey extension and configuration of the existing residential units at 111 and 113 Widmore Road to provide 4 new dwellings with parking, cycle and refuse storage, addition of rear balconies and amenity space
- Planning stage
- Awaiting decision
- Our take
- Strong match
Relevant residential construction opportunity.Application is awaiting a decision.
Rear extension656 days ago
38 Clarence Street, London, KT1 1NR
Erection of single storey rear, second floor rear extension. Addition of third floor to create 4 no. self-contained residential flats (Use Class C3) including provision of new residential access, cycle parking and associated works. Installation of PV solar panels.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.
Loft conversion489 days ago
56 Park Lane, London, N9 9BG
Conversion of single family dwelling house into 2 x self-contained flats including part single, part 2-storey side extension, single storey rear extension, front entry porch, rear dormer and front roof lights.
- Planning stage
- Approved - no start recorded
- Our take
- Strong match
Relevant residential construction opportunity.Positive decision with no recorded commencement.