Harcourt Arms 32 Harcourt Street London W1H 4HX Data via plota.co.uk

25/06989/FULL - Full Planning Permission Application Pending

Proposal

External alterations including the erection of an extension at rear first to second floor. Installation of replacement glazed roof to accommodation at rear lower ground floor level, installation of plant and replacement of roof to main portion of the building facing Harcourt Street. Installation of replacement windows to both front and rear elevation. Installation of duct to rear elevation. Internal alterations throughout. All in connection with the continued use of the basement, lower ground floor and part ground floor as a drinking establishment with expanded food provision (Sui Generis) and use of part ground, part first, second and third floor as four units let of a short-term basis ancillary to the primary use of the public house, with associated access (Linked with 25/06990/LBC) Data via plota.co.uk

View original council record ↗Last checked

Application progress

✓
Received
29 Sept 2025
✓
Validated
23 Oct 2025
✓
Consultation
27 Oct 2025
Decision
Target date was 18 Dec 2025

Under consideration

No decision has been issued yet. Plota predicted a decision around 28 Oct 2026; it is now day 370.

The consultation period closed on 17 Nov 2025.

Documents 161

Plans & drawings 104

PDF ROOF TIMBER REPAIR DETAILS Drawing · 16 Sept 2026 View ↗ PDF UPPER ROOF TIMBER CONDITION Drawing · 16 Sept 2026 View ↗ PDF ROOF REPAIRS AND PROPOSED STRUCTURAL WORK Drawing · 16 Sept 2026 View ↗ PDF ROOF REPAIRS AND PROPOSED Drawing · 16 Sept 2026 View ↗ PDF THIRD FLOOR PROPOSED Drawing · 16 Sept 2026 View ↗ PDF FIRST AND SECOND FLOOR PROPOSED Drawing · 16 Sept 2026 View ↗ PDF BASEMENT AND GROUND PROPOSED Drawing · 16 Sept 2026 View ↗ PDF PROPOSED CGI 5 CONTEXTUAL REAR VIEW Drawing · 16 Sept 2026 View ↗ PDF PROPOSED CGI 3 & 4 LINK BRIDGE VIEWS Drawing · 16 Sept 2026 View ↗ PDF PROPOSED CGI 1 & 2 REAR VIEWS Drawing · 16 Sept 2026 View ↗ PDF PROPOSED WINDOW TYPE 2 DETAILS Drawing · 16 Sept 2026 View ↗ PDF PROPOSED WINDOW TYPE 1 DETAILS Drawing · 16 Sept 2026 View ↗ PDF TYPICAL ROOF DETAIL Drawing · 16 Sept 2026 View ↗ PDF TYPICAL FLOOR AND CEILING DETAILS Drawing · 16 Sept 2026 View ↗ PDF PROPOSED SECTION BB Drawing · 16 Sept 2026 View ↗ PDF PROPOSED SECTION AA Drawing · 16 Sept 2026 View ↗ PDF PROPOSED FRONT & REAR ELEVATION Drawing · 16 Sept 2026 View ↗ PDF PROPOSED ROOF PLAN Drawing · 16 Sept 2026 View ↗ PDF PROPOSED THIRD FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF PROPOSED SECOND FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF PROPOSED FIRST FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF PROPOSED LOWER GROUND AND GROUND FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF PROPOSED BASEMENT PLAN Drawing · 16 Sept 2026 View ↗ PDF STRIPOUT SECTION AA Drawing · 16 Sept 2026 View ↗ PDF STRIPOUT FRONT & REAR ELEVATION Drawing · 16 Sept 2026 View ↗ PDF STRIPOUT ROOF PLAN Drawing · 16 Sept 2026 View ↗ PDF STRIPOUT THIRD FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF STRIPOUT SECOND FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF STRIPOUT FIRST FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF STRIPOUT LOWER GROUND AND GROUND FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF STRIPOUT BASEMENT PLAN Drawing · 16 Sept 2026 View ↗ PDF EXISTING SECTION BB Drawing · 16 Sept 2026 View ↗ PDF EXISTING SECTION AA Drawing · 16 Sept 2026 View ↗ PDF EXISTING FRONT & REAR ELEVATIONS Drawing · 16 Sept 2026 View ↗ PDF EXISTING ROOF PLAN Drawing · 16 Sept 2026 View ↗ PDF EXISTING THIRD FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF EXISTING SECOND FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF EXISTING FIRST FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF EXISTING LOWER GROUND AND GROUND FLOOR PLAN Drawing · 16 Sept 2026 View ↗ PDF EXISTING BASEMENT PLAN Drawing · 16 Sept 2026 View ↗ PDF PROPOSED SECTION BB REV A Superseded document · 24 Apr 2026 View ↗ PDF PROPOSED SECTION AA REV B Superseded document · 24 Apr 2026 View ↗ PDF PROPOSED FRONT & REAR ELEVATION REVB Superseded document · 24 Apr 2026 View ↗ PDF PROPOSED SECOND FLOOR PLAN REV B Superseded document · 24 Apr 2026 View ↗ PDF PROPOSED FIRST FLOOR PLAN REV C Superseded document · 24 Apr 2026 View ↗ PDF EXISTING SECTION BB Drawing · 24 Apr 2026 View ↗ PDF PROPOSED CGI 5 CONTEXTUAL REAR VIEW Drawing · 19 Feb 2026 View ↗ PDF PROPOSED SECTION AA Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED FRONT & REAR ELEVATIONS Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED ROOF PLAN Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED THIRD FLOOR PLAN Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED SECOND FLOOR PLAN Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED FIRST FLOOR PLAN Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED LOWER GROUND AND GROUND FLOOR PLAN Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED BASEMENT PLAN Superseded document · 19 Feb 2026 View ↗ PDF STRIPOUT SECTION AA Superseded document · 19 Feb 2026 View ↗ PDF STRIPOUT ROOF PLAN Superseded document · 19 Feb 2026 View ↗ PDF STRIPOUT THIRD FLOOR PLAN Superseded document · 19 Feb 2026 View ↗ PDF STRIPOUT SECOND FLOOR PLAN Superseded document · 19 Feb 2026 View ↗ PDF STRIPOUT FIRST FLOOR PLAN Superseded document · 19 Feb 2026 View ↗ PDF STRIPOUT LOWER GROUND AND GROUND FLOOR PLAN Superseded document · 19 Feb 2026 View ↗ PDF STRIPOUT BASEMENT PLAN Superseded document · 19 Feb 2026 View ↗ PDF EXISTING SECTION AA Drawing · 19 Feb 2026 View ↗ PDF EXISTING FRONT & REAR ELEVATIONS Drawing · 19 Feb 2026 View ↗ PDF EXISTING ROOF PLAN Drawing · 19 Feb 2026 View ↗ PDF EXISTING THIRD FLOOR PLAN Drawing · 19 Feb 2026 View ↗ PDF EXISTING SECOND FLOOR PLAN Drawing · 19 Feb 2026 View ↗ PDF EXISTING FIRST FLOOR PLAN Drawing · 19 Feb 2026 View ↗ PDF EXISTING LOWER GROUND AND GROUND FLOOR PLAN Drawing · 19 Feb 2026 View ↗ PDF EXISTING BASEMENT PLAN Drawing · 19 Feb 2026 View ↗ PDF STRIPOUT FRONT & REAR ELEVATION Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED WINDOW TYPE 3 DETAILS Drawing · 16 Oct 2025 View ↗ PDF PROPOSED WINDOW TYPE 2 DETAILS Drawing · 16 Oct 2025 View ↗ PDF PROPOSED WINDOW TYPE 1 DETAILS Drawing · 16 Oct 2025 View ↗ PDF PROPOSED SECTION AA Superseded document · 16 Oct 2025 View ↗ PDF STRIPOUT SECTION AA Superseded document · 16 Oct 2025 View ↗ PDF EXISTING SECTION AA Drawing · 16 Oct 2025 View ↗ PDF LOCATION PLAN Location Plan · 29 Sept 2025 View ↗ PDF EXISTING BASEMENT PLAN Superseded document · 29 Sept 2025 View ↗ PDF EXISTING LOWER GROUND AND GROUND FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF EXISTING FIRST FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF EXISTING SECOND FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF EXISTING THIRD FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF EXISTING ROOF PLAN Superseded document · 29 Sept 2025 View ↗ PDF EXISTING FRONT AND REAR ELEVATIONS Superseded document · 29 Sept 2025 View ↗ PDF ELEVATION (REAR) - EXISTING INCLUDED IN ELEVATION (FRONT) - EXISTING Background Papers · 29 Sept 2025 View ↗ PDF EXISTING SECTION AA Superseded document · 29 Sept 2025 View ↗ PDF STRIPOUT BASEMENT PLAN Superseded document · 29 Sept 2025 View ↗ PDF STRIPOUT LOWER GROUND AND GROUND FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF STRIPOUT FIRST FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF STRIPOUT SECOND FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF STRIPOUT THIRD FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF STRIPOUT ROOF PLAN Superseded document · 29 Sept 2025 View ↗ PDF STRIPOUT FRONT AND REAR ELEVATION Superseded document · 29 Sept 2025 View ↗ PDF STRIPOUT SECTION AA Superseded document · 29 Sept 2025 View ↗ PDF PROPOSED BASEMENT PLAN Superseded document · 29 Sept 2025 View ↗ PDF PROPOSED LOWER GROUND AND GROUND FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF PROPOSED FIRST FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF PROPOSED SECOND FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF PROPOSED THIRD FLOOR PLAN Superseded document · 29 Sept 2025 View ↗ PDF PROPOSED ROOF PLAN Superseded document · 29 Sept 2025 View ↗ PDF PROPOSED FRONT AND REAR ELEVATIONS Superseded document · 29 Sept 2025 View ↗ PDF ELEVATION (REAR) - PROPOSED INCLUDED IN ELEVATION (FRONT) - PROPOSED Background Papers · 29 Sept 2025 View ↗ PDF PROPOSED SECTION AA Superseded document · 29 Sept 2025 View ↗

Other documents 33

PDF CONCEPTS & OPERATIONS Background Papers · 16 Sept 2026 View ↗ PDF STRUCTURAL SPECIFICATION Background Papers · 16 Sept 2026 View ↗ PDF COVER LETTER Background Papers · 16 Sept 2026 View ↗ PDF COMPREHENSIVE LIST OF DOCUMENTS Background Papers · 16 Sept 2026 View ↗ PDF AEVUM CONSULTING SUPPORTING LETTER Background Papers · 16 Sept 2026 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 12 May 2026 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 12 May 2026 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 12 May 2026 View ↗ PDF DAYLIGHT & SUNLIGHT - TECHNICAL NOTE Superseded document · 24 Apr 2026 View ↗ PDF HARCOURT CONCEPT & OPERATIONS Superseded document · 24 Apr 2026 View ↗ PDF ACOUSTIC PLANNING REPORT Superseded document · 24 Apr 2026 View ↗ PDF DAYLIGHT & SUNLIGHT - TECHNICAL NOTE - FEBRUARY 2026 Superseded document · 19 Feb 2026 View ↗ PDF SUBMISSION OF ADDITIONAL INFORMATION FINAL 19.02.26 Background Papers · 19 Feb 2026 View ↗ PDF HARCOURT CONCEPT & OPERATIONS Superseded document · 19 Feb 2026 View ↗ PDF STRUCTURAL SITE INSPECTION REPORT NO.4 Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED CGI 3 & 4 LINK BRIDGE VIEWS Superseded document · 19 Feb 2026 View ↗ PDF PROPOSED CGI 1 & 2 REAR VIEWS Superseded document · 19 Feb 2026 View ↗ PDF TYPICAL ROOF DETAIL Superseded document · 19 Feb 2026 View ↗ PDF TYPICAL FLOOR AND CEILING DETAILS Superseded document · 19 Feb 2026 View ↗ PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 27 Oct 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 27 Oct 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 27 Oct 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 27 Oct 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 27 Oct 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 27 Oct 2025 View ↗ PDF ROOF STRENGTHENING DETAIL Superseded document · 16 Oct 2025 View ↗ PDF 1ST INVALID LETTER Background Papers · 7 Oct 2025 View ↗ PDF RECEIPT OF APPLICATION ACKREC · 3 Oct 2025 View ↗ PDF APPLICATION SUMMARY SHEET Background Papers · 3 Oct 2025 View ↗ PDF ATTACHMENT SUMMARY Background Papers · 29 Sept 2025 View ↗ PDF TYPICAL FLOOR AND CEILING DETAILS Superseded document · 29 Sept 2025 View ↗ PDF TYPICAL ROOF DETAIL Superseded document · 29 Sept 2025 View ↗ PDF HARCOURT INTERIOR DESIGN Superseded document · 29 Sept 2025 View ↗

All documents on the council site ↗

Site constraints 9

Grade II listed: Harcourt Arms
List entry 1357078 · The pin is inside its outline · 26 more listed buildings within 150 m (1 Grade I, 25 Grade II)
Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show the other 26 with distances
Historic England ↗
Portman Estate conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Article 4 direction
Article 4 Basement Development Permitted Rights Removed. Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
Air quality management area: Westminster AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
Central activities zone
The core of central London in the London Plan.
Offices, culture and the other strategic functions of the centre take priority over new housing here.
Also on the record
National infrastructure project 522 m away: London Strategic Heat Main Project, at pre-application; Inside the City of Westminster built-up area; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square; Town centre 89 m away: Marylebone Road.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 12 October 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate, Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Sales history 3

Last sold for £2,250,000 in February 2025. Other property, freehold.

28 February 2025£2,250,000Recorded as a transfer outside a standard sale
13 March 2015£3,599,000Recorded as a transfer outside a standard sale
7 October 2013£1,900,000Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area312 m² (3,358 sq ft)
Energy ratingE (asset rating 108)
UseA3/A4/A5 Restaurant and Cafes/Drinking Establishments and Hot Food takeaways
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in September 2013, the latest held for this property. The building may have changed since. View the certificate

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Important details

Application type
Full Planning Permission Application
Postcode
W1H 4HX
Received
29 Sept 2025
Validated
23 Oct 2025
Ward
Marylebone
Case officer
Show
Target decision
18 Dec 2025
Applicant
Show
Agent
Contour Planning
Freehold owner
Show

Decision outlook

Day 370, past the statutory target. 59% of full applications in Westminster are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 27 Oct 2026.

Day 370314 days past the 56-day target
36%decided within 8 weeks
86%approved
2,036decided in the last year

Plota live figures for full applications decided by Westminster in the last twelve months, from validation. Westminster decision record →

Public comments

26comments received
25 objecting1 neutral

96% object · above the UK average of 74%

101 neighbours consulted · Last counted 27 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14245560
Planning Portal ref
PP-14245560
Comments by
17 Nov 2025
Site or press notice
27 Oct 2025
Env. assessment
No
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Householder decisions

Westminster is slower than most councils at deciding householder applications, ranking #258 out of 296. Only 28% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Westminster is also one of the strictest councils - it refuses more householder applications than almost any other, with only 81% approved vs 90% nationally.

One of the strictest councils
only 81% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Westminster decision statistics
Based on MHCLG data, the year to March 2026
86%
Overall approval rate
Below avg (87%) #201 of 296
81%
Householder approved
Below avg (90%) #277 of 296
44%
Decided in 8 weeks
Below avg (63%) #258 of 296
28%
Extended time limit
Below avg (41%) #46 of 296
83%
Minor dwellings approved
12 decided (1-9 homes)
67%
Major dwellings approved
3 decided (10+ homes)
81%
Change of use approved
133 decided
4,602
Total decisions
648 refused in the year to March 2026

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.

Freehold owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.