Development Intent
AtlasSouthwarkOfficersJaney Zhao
Planning Atlas›Southwark›Janey Zhao
Case officer · Southwark Planning

Janey Zhao.

Last recorded decision Dec 2022 — no decisions in this record since

A case officer at Southwark with an approval rate of 91% across 66 decided planning applications, spanning 21 wards.[1] Decision speed and appeal performance publish when decision notices are ingested.

Planning officer66 decisions91% approvalSave
Southwark · ward map
Approval rate — by ward
Lower ~68%
Higher ~90%
ShowingAll years · subscriber →across all years on record — a period re-scopes the headline figures and the trend
At a glanceEach metric links to the investigation behind it
All investigations →
66
Applications
2021–22
Approval rate over time — tougher or softer 🔒Dashed line = London average
avg 81%90%2022100%2023
Approval-rate trend is subscriber dataSubscribe to see the trend →
What they decide — by application type
How they compare — Versus peers
Approval rate91% · 31st of 79
higher is betterdashed = London avg
Decision time— · publishes with decision notices
in development
Appeal overturn— · publishes with decision notices
in development
How this officer decides — from their own reports95 officer reports parsed
4%
Approves despite concerns
of approvals record a documented reservation
0%
Negotiated approvals
approvals mentioning revisions/amendments
2%
"On balance" reports
reports using explicit balancing language
50%
Bespoke reasoning
of report text written for the case, not recited
What they write about — vs Southwark's average officer

Topic mentions per 1,000 words of their own report text (boilerplate stripped), indexed against all parsed Southwark reports. Attention, not stance.

Privacy & overlooking
2.77× borough avg
Daylight & sunlight
1.65× borough avg
Energy & sustainability
1.45× borough avg
Outlook & amenity
1.34× borough avg
Trees & landscape
1.32× borough avg

Mark = borough average (1×). Bar capped at 2×.

Assigned Janey Zhao on a live case?What they pay attention to, how they reason, and what their reports consistently look for — so you can address it before they raise it.Subscribe to unlock →
In their own words

“The window at 79 is close to the boundary in central London. Absolute protection of outlook from it would be unreasonable”

22/AP/1014

“Conditions to obscure glazed and limit the opening of the windows were a potential which could limit the harm to the neighbour's amenity to make the proposal more acceptable, however this is found to be still in conflict with policy P18”

22/AP/1116

“The dormer is exactly the same plans that were approved under 21/AP/3162”

22/AP/1275

Measured from 95 published Southwark officer reports written by this officer, with recited policy boilerplate stripped before any counting. These describe how this officer works and writes — they are not outcome predictions. Every quote is from a named public report.

Policy playbook — what this officer cites[3]

The policies this officer cites most in their own reports — times cited across 95 parsed reports. Whether refusals citing each survive appeal isn't traced per policy yet.

P56Protection of amenity
35 times cited
P14Design quality
34 times cited
P15Residential
29 times cited
D12
20 times cited
P18Efficient use of land
12 times cited
D4Good
8 times cited
P13Design of places
7 times cited
P20Conservation areas
6 times cited
Which policies this officer leans on is subscriber intelligenceSubscribe to unlock →
Decisions by ward
Ward
Decisions
Approval rate
10
89%
6
100%
6
100%
6
83%
5
100%
4
75%
4
100%
4
100%
3
100%
3
67%
2
100%
2
50%
2
100%
2
100%
1
100%
1
100%
1
100%
1
100%
1
–
1
–
1
–
10
89%
6
100%
6
100%
Show all 21 rows
6
83%
5
100%
4
75%
4
100%
4
100%
3
100%
3
67%
2
100%
2
50%
2
100%
2
100%
1
100%
1
100%
1
100%
1
100%
1
–
1
–
1
–

Where this officer's caseload concentrates, 2021–22.[1] Click the map above to focus this page on a ward, or a row to open the ward.

Recent applications
Address
Reference
Type
Outcome
Date
22/AP/4233
Minor application
Approved
2023-03-01
22/AP/1014
Minor application
Approved
2023-02-24
22/AP/4233
Minor application
Approved
2023-03-01
22/AP/1014
Minor application
Approved
2023-02-24
Full application history locked
Subscribe to see all 66 decisions →
Consultants approved most— subscriber data
1. Resi
2. Intellect Civil and Construction Limited
3. P+P Architects
4. Westleigh Design
At a glance
OfficerJaney Zhao
BoroughSouthwark
RolePlanning officer
Experience—
Applications66 (2021–22)
Approval rate91%
London approval avg81%
Who decides here
GovernmentMayor of LondonCouncilCommitteeOfficersDecisionsApplicantsInspectorate
Related investigations
When committees overrule officers like this one →
How often members depart from officer recommendations, and how those overrides fare at appeal.
How much gets decided without a committee →
The delegated share by borough and officer — where the real power over decisions sits.
Sources & method
  1. [1]Applications decided, approval rate, per-year trend and ward breakdown — London Borough of Southwark planning register and published decision notices, 2021–22. · methodology
  2. [2]Appeal overturn and decision-time benchmarks — Planning Inspectorate (PINS) appeal decisions and application date pairs; not yet computed per officer, shown as a dash until they are. · PINS appeals casework
  3. [3]Condition load — mean effective conditions attached to Southwark decision notices (grant/split), parsed from the published notice text; a borough figure, not yet split per case officer.
  4. [4]"How this officer decides", the policy playbook and all quotes — parsed from 95 published Southwark officer reports written by this officer, recited policy boilerplate stripped before counting; disposition text coded from their own reasoning with every quote machine-verified verbatim. Descriptive of how they work — not outcome predictions.
Methodology is published in full so every number is traceable to its primary source.