Unit 5 West Building Zig Zag Building 70 Victoria Street London SW1E 6SQ Data via plota.co.uk

26/05691/FULL - Full Planning Permission Application Pending
Extensions & alterationsCommercial premises

Proposal

Installation of replacement planters and glazed structure comprising of integral glazing, frames and new gate to existing restaurant outdoor terrace. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
19 Aug 2026
Decision
Expected by 14 Oct 2026

This application is under consideration - no decision has been issued yet. Plota predicts a decision between 7 Oct 2026 and 14 Oct 2026, from Westminster's recent extensions. Comments are open until 30 Sept 2026.

Comment on this application ↗

Documents 11

Statements & assessments 2

PDF DESIGN & ACCESS STATEMENT Design and Access Statement · 19 Aug 2026 View ↗ PDF FIRE SAFETY STRATEGY STATEMENT Background Papers · 19 Aug 2026 View ↗

Plans & drawings 5

PDF LOCATION PLAN Location Plan · 19 Aug 2026 View ↗ PDF BLOCK PLAN Location Plan · 19 Aug 2026 View ↗ PDF EXISTING EXTERIOR ELEVATIONS REV A Drawing · 19 Aug 2026 View ↗ PDF PROPOSED EXTERIOR ELEVATIONS REV B Drawing · 19 Aug 2026 View ↗ PDF PROPOSED DETAILED ELEVATIONS AND FLOOR PLAN Drawing · 19 Aug 2026 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 19 Aug 2026 View ↗

Other documents 3

PDF RECEIPT OF APPLICATION Other · 25 Aug 2026 View ↗ PDF COVERING LETTER MARCEL Background Papers · 19 Aug 2026 View ↗ PDF SITE PHOTOS Photo · 19 Aug 2026 View ↗

All documents on the council site ↗

Site constraints 9

Flood zone 3, rivers and sea
High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
2 Article 4 directions
Article 4 Basement Development Permitted Rights Removed · Article 4 Direction Class E To C3 In Central Activities Zone. Named permitted development rights are withdrawn here.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.
Archaeological priority area: City of Westminster APA 3.2
An assessment or field evaluation may be asked for before ground works.
The council or Historic England considers archaeology likely here. A desk-based assessment, and sometimes trial trenching, can be asked for with the application.
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 ↗
Town centre: Victoria Street
A designated centre in the London Plan.
Shops, services and active frontages are protected in centres, and main town centre uses are steered here first.
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.
Opportunity area
Where the London Plan expects significant growth.
Boundaries are indicative and the borough holds the detailed plan.
Also on the record
Conservation area 27 m away: Westminster Cathedral; Inside the City of Westminster built-up area.
Not affected
Not green belt · No listed building at the site · No scheduled monument at the site

Checked on 11 September 2026. Historic England, the Environment Agency, Natural England 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.

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Other new applications on this street

1 Apr 2026Withdrawn

Zig Zag Building 70 Victoria Street London SW1E 6SQ

Removal of planter and installation of outdoor seating to ninth floor terrace.

26/02188/FULL
19 Aug 2026Approved

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18 Aug 2026Pending

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Details of Travel Plan Pursuant to condition 30 of planning permission dated 17t...

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25 Aug 2026Pending

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Erection of a mansard roof extension.

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3 Sept 2026Pending

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Samples of finishes and locations of control boxes, emergency buttons and any as...

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Details of bird and bat boxes as set out in the submitted Ecological Report; pur...

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Details of the usage of the terrace and details of engagement with neighbours as...

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
SW1E 6SQ
Received
19 Aug 2026
Validated
19 Aug 2026
Ward
St James's
Case officer
Show
Target decision
14 Oct 2026
Applicant
Show
Agent
Stephen Birrell

Decision outlook

Day 26 of the 56-day target. Westminster usually decides extensions by day 53.

Day 2630 days to the 56-day target
62%decided within 8 weeks
87%approved
930decided in the last year

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

Public comments

1comment received
1 neutral

117 neighbours consulted · Last counted 9 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15160952
Comments by
30 Sept 2026
Site or press notice
9 Sept 2026
Env. assessment
No

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2024 Approved
Ashley Gardens Thirleby Road London SW1P 1HG
24/04839/TDD
2024 Approved
Zig Zag Building 70 Victoria Street London SW1E 6SQ
Display of an internally illuminated projecting sign measuring 75cm x 75cm; four internal…
24/00102/ADV
2023 Approved
74 Victoria Street London SW1E 6SQ
Use of part ground and lower ground floor (basement) as a 22-pod karaoke house together w…
23/04188/FULL
2023 Approved
143 Victoria Street London SW1E 5NH
Display of two externally illuminated hanging signs measuring 0.6m 0.6m
23/04731/ADV
2023 Approved
76 Victoria Street London SW1E 6SQ
Use of basement, ground and part first floors as a bowling centre with ancillary use for…
23/00153/FULL
2023 Withdrawn
62 Victoria Street London SW1E 6QP
VS TEST DNP
23/00370/TDD
2022 Approved
129 Victoria Street London SW1E 6RD
Display of one internally illuminated fascia sign measuring 1.254m x 4.765m, two external…
22/08610/ADV
2022 Approved
123 Victoria Street London SW1E 6DB
The installation of fifteen antennas, four 300mm dishes, six equipment cabinets and ancil…
22/07086/FULL
2022 Approved
24 Palace Street London SW1E 5JD
Display of externally illuminated projecting sign measuring 0.75m x 0.1m, internally illu…
22/05879/ADV
2022 Approved
119 - 121 Victoria Street London SW1E 6RA
Alterations to shopfront.
22/05249/FULL
2022 Refused
24 Palace Street London SW1E 5JD
Display of internally illuminated projecting measuring 0.65m x 0.72m and internally illum…
22/04807/ADV
2022
24 Palace Street London SW1E 5JD
Replacement of two entrance doors with a new doors and replacement of one entrance door w…
22/04806/FULL
2022 Approved
127 Victoria Street London SW1E 6RD
Installation of new shopfront (site includes Nos. 127-129).
22/01262/FULL
2022
127 Victoria Street London SW1E 6RD
Outline application for existing fully glazed shop front allows to ingress and egress via…
22/01262/OUT
2021 Approved
135 Victoria Street London SW1E 6RD
Display of externally illuminated projecting sign measuring 0.60 x 0.50m.
21/07091/ADV
2021 Approved
79 Ashley Gardens Thirleby Road London SW1P 1HG
Installation of an air condensing unit within an attenuation enclosure on the main roof o…
21/02058/FULL
2021 Approved
77 Ashley Gardens Thirleby Road London SW1P 1HG
Installation of an air condensing unit within an attenuation enclosure on the main flat r…
21/02057/FULL
2021 Withdrawn
73 Ashley Gardens Thirleby Road London SW1P 1HG
Relocation of boiler flue.
21/04698/FULL
2021 Approved
141 Victoria Street London SW1E 6RD
Display of non-illuminated vinyl panel measuring 6150m x 3800m.
21/03475/ADV
2021 Approved
74 Victoria Street London SW1E 6SQ
Variation of Condition 5 of planning permission dated 11 June 2019 (RN 19/03324/FULL) (wh…
21/02900/FULL
2016 Approved
Westminster City Hall 64 Victoria Street London SW1E 6QP
External alterations to the north, south and western ground and sub-mezzanine floor eleva…
16/06056/COFUL
2016 Approved
Westminster City School 51-57 Palace Street London SW1E 5HJ
Installation of temporary educational accommodation in playground of existing school unti…
16/05179/COFUL
2016 Approved
Zig Zag Building 70 Victoria Street London SW1E 6SQ
Display of eight internally illuminated fascia signs, four measuring 2.93m x 2.36m, two m…
16/05610/ADV
2016 Approved
79 Ashley Gardens Thirleby Road London SW1P 1HG
External alterations to No. 79 at fourth floor level within internal lightwell, including…
16/03272/FULL
2016 Approved
119 Victoria Street London SW1E 6RA
Display of 1 partially internally illuminated fascia sign behind the shopfront glass, one…
16/01010/ADV
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
Source: MHCLG planning statistics · See full council rankings