33 St James's Square London SW1Y 4JS Data via plota.co.uk

26/02814/FULL - Full Planning Permission Application Approved

Proposal

Variation of conditions 1, 11, 16, 24 and 25 of planning permission dated 19 October 2020 (RN: ) for the partial demolition and reconstruction of enlarged rear extension with additional storey; formation of terraces at ground, fourth, fifth and sixth floor levels; excavation to extend existing basement level; installation of plant machinery; internal alterations including installation of new grand stair; and associated external alterations in connection with increase in office floorspace (Class B1). NAMELY, to make changes to the approved drawings to allow changes to extend the lift overrun, remodelling of the roofscape, introduction of a secondary external staircase, omission of sixth floor east elevation terrace, minor amendments to elevations, plant reconfiguration and internal works. This also includes variations to Condition 11 (Roof Terrace), Condition 16 (Operational Management Plan), Condition 24 (Roof Terrace Hours) and Condition 25 (C`harles II Street crossover). Data via plota.co.uk

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View original council record ↗Last checked 12 Sept 2026, 12:52

Application progress

✓

Received

28 Apr 2026

✓

Validated

29 Apr 2026

✓

Consultation

7 May 2026

✓

Approved

11 Sept 2026

Approved on 11 Sept 2026 · Delegated Decision · Last checked 12 Sept 2026

Documents 85

Decision & officer reports 2

PDF GRANT OF FULL PP [PE] Decision Notice · 11 Sept 2026 View ↗ PDF DELEGATED REPORT Report · 11 Sept 2026 View ↗

Statements & assessments 5

PDF NOISE ADDENDUM-REV3 Acoustic report · 16 Jun 2026 View ↗ PDF NOISE ADDENDUM Noise impact assessment · 28 Apr 2026 View ↗ PDF STRUCTURAL METHODOLOGY STATEMENT Background Papers · 28 Apr 2026 View ↗ PDF S73 DESIGN AND ACCESS STATEMENT UPDATED Design and Access Statement · 28 Apr 2026 View ↗ PDF S73 DESIGN AND ACCESS STATEMENT UPDATED Design and Access Statement · 28 Apr 2026 View ↗

Plans & drawings 59

Application forms 1

PDF APPLICATION FORM REDACTED Application Form · 28 Apr 2026 View ↗

Consultation & comments 6

PDF REPRESENTATION COMMENT Public Comment · 26 Aug 2026 View ↗ PDF PUBLIC COMMENT Public Comment · 6 Aug 2026 View ↗ PDF GARDENS TRUST COMMENT Consultee Comment · 27 May 2026 View ↗ PDF TFL Consultee Comment · 8 May 2026 View ↗ PDF ECNSLT-STD EXT CONSULTEES Background Papers · 7 May 2026 View ↗ PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 7 May 2026 View ↗

Associated applications 3

Part of

FullApproved27 Oct 2020council archive

Conditions 7 discharged · 1, 11, 16, 24, 25 varied
- VariationVariation of conditions 1, 11, 16, 24 and 25 of planning permission dated 19 October 2020 (RN)…This application29 Apr 202626/02814/FULL
- Show 1 more · 1 approved
  - ConditionsDetails of unilateral undertaking pursuant to condition 7 of planning permission dated 27th…7 May 202626/03012/ADFULL

Site constraints 12

Grade II* listed: 33, ST JAMES'S SQUARE SW1 (See details for further address information)

List entry 1235831 · 9 m from the pin · 28 more listed buildings within 150 m (5 Grade I, 5 Grade II*, 18 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 28 with distances

15 mLondon HouseGrade II*
64 m31a, St James's Square Sw1Grade II
69 mCrusader HouseGrade II
73 m11, 12, 14, 16 17, WATERLOO PLACE SW1 (See details for further address information)Grade II
74 mStatue of William Iii (in Centre of Square)Grade I
81 mSummerhouse to Centre of South Side of Square GardenGrade II
82 m4, St James's Square Sw1Grade II*
90 mBritish Columbia HouseGrade II
91 m27-28 Pall Mall including 24-25 St James's SquareGrade II
95 mWentworth HouseGrade II*
95 mMounting Block on Kerb in Front of Number 7Grade II
99 m7-9, Babmaes Street Sw1Grade II
105 m7, St James's Square Sw1Grade II
109 mThe Guards Crimean War MemorialGrade II
110 mThe Reform ClubGrade I
111 mThe Travellers ClubGrade I
112 mStatue of Florence NightingaleGrade II
113 m2 Lampstandards Numbered 8 and 9 Flanking Crimean War MemorialGrade II
117 m7-9, WATERLOO PLACE SW1 (See details for further address information)Grade II
117 mLampstandard, Numbered 10 on South End of Crimean War MemorialGrade II
118 mStatue of Lord Herbert of LeaGrade II
122 mCarlton HouseGrade II
122 m100 Pall MallGrade II
127 m9, St James's Square Sw1Grade II*
127 mThe AthenaeumGrade I
133 mChatham HouseGrade I
143 m11, St James's Square Sw1Grade II*
144 m15, Lower Regent Street Sw1Grade II

Historic England ↗

St James's 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 ↗

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 2.5

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: West End

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.

Registered park or garden 27 m away: St James's Square

Its setting is a consideration for work nearby.

Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.

Historic England ↗

Habitat network: Network Enhancement Zone 2

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

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

Inside the City of Westminster built-up area; Tree preservation order 27 m away: W22_A1; Priority habitat 28 m away: Deciduous woodland.

Not affected

Outside flood zones 2 and 3 · Not green belt · 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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Important details

Council: Westminster
Application type: Full Planning Permission Application
Postcode: SW1Y 4JS
Received: 28 Apr 2026
Validated: 29 Apr 2026
Ward: St James's
Case officer: Show
Target decision: 16 Sept 2026
Decision: Application Permitted
Decision date: 11 Sept 2026
Decision level: Delegated Decision
Applicant: Show
Agent: DP9 Limited

Public comments

1comment received

1 neutral

11 neighbours consulted · Last counted 12 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14754452
Comments by: 3 Jun 2026
Site or press notice: 7 May 2026
Env. assessment: No

Historical activity at this location

35 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025

Confirmation that installation of a reinforced concrete foundation and supporting column…

25/03241/CLEUD 13 May 2025

2023 Approved

Removal and replacement of plant within existing acoustic enclosure on the roof; making g…

23/07700/LBC 29 Jan 2024

2023 Approved

Removal and replacement of plant within existing acoustic enclosure on the roof.

23/07699/FULL 29 Jan 2024

2023 Approved

Detailed drawings showing omission of proposed decking to lower ground floor level front…

23/08888/ADLBC 16 Jan 2024

2023 Approved

Detailed drawings showing omission of proposed decking to lower ground floor level front…

23/08681/ADFULL 16 Jan 2024

2023

Internal refurbishment works including within the modern extension.

23/07563/LBC 31 Oct 2023

2023 Approved

Amendments to planning permission dated 30 October 2020 (RN:20/03222/FULL) for partial de…

23/06070/NMA 28 Sep 2023

2022 Withdrawn

Internal works including replacement of carpet in the Heritage Lounge, installation of ne…

22/01096/LBC 21 Jul 2022

2022 Approved

External works to the party wall between 32 St James's Square and 33 St James's Square, i…

22/02362/LBC 6 Jun 2022

2017 Approved

Internal alterations including localised restoration, repair and redecoration of 1st floo…

17/07592/LBC 17 Oct 2017

Within ~100m

Nearby activity

2025

Basement Rear And Ground Floor Part And Mezzanine Part 11 Waterloo Place London SW1Y 4AU

Display of two externally illuminated hanging signs each measuring 1.00m x 1.00m. (Linked…

25/07796/ADV 28 Oct 2025

2025

Basement Rear And Ground Floor Part And Mezzanine Part 11 Waterloo Place London SW1Y 4AU

Installation of retractable awnings, and the installation of 12 up lights. (Linked with 2…

25/07795/FULL 28 Oct 2025

2025

Basement Rear And Ground Floor Part And Mezzanine Part 11 Waterloo Place London SW1Y 4AU

Display of two externally illuminated hanging signs each measuring 1.00m x 1.00m, install…

25/07797/LBC 28 Oct 2025

2025 Approved

3 St James's Square London SW1Y 4JU

Extension of lift overrun at roof level and associated works.

25/05780/FULL 2 Oct 2025

2025

Basement Rear And Ground Floor Part And Mezzanine Part 11 Waterloo Place London SW1Y 4AU

Installation of a plant deck and associated plant and acoustic enclosure within the rear…

25/06873/LBC 24 Sep 2025

2025

Basement Rear And Ground Floor Part And Mezzanine Part 11 Waterloo Place London SW1Y 4AU

Installation of a plant deck and associated plant and acoustic enclosure within the rear…

25/06872/FULL 24 Sep 2025

2025 Approved

Basement Rear And Ground Floor Part And Mezzanine Part 11 Waterloo Place London SW1Y 4AU

Repairing ceiling cracks across multiple bays, repair and reinstatement of plaster cornic…

25/06267/LBC 23 Sep 2025

2025

Part Basement, Ground Floor And Part Mezzanine Floor British Columbia House 1 - 3 Regent Street London SW1Y 4NR

Minor internal works to two sets of doors at ground floor level.

25/06651/LBC 17 Sep 2025

2025

Basement Rear And Ground Floor Part And Mezzanine Part 11 Waterloo Place London SW1Y 4AU

Variation of condition 13 of planning permission dated 18th September 2023 (RN:23/02563/F…

25/06628/FULL 16 Sep 2025

2025 Approved

Open Space Centre Of St James's Square London SW1Y 4LD

T146 1 x Tree of Heaven: Crown reduce to previous, most recent reduction points, pruning…

25/06052/TPO 11 Sep 2025

2025 Approved

Second Floor North British Columbia House 1 - 3 Regent Street London SW1Y 4NW

Installation of security locks to the entrance doors to 3 Regent Street, an internal cros…

25/04736/LBC 22 Aug 2025

2025 Refused

11 Waterloo Place London SW1Y 4AU

Repairs to ceiling cracks across multiple bays, repair and reinstatement of plaster corni…

25/05083/CLLB 7 Aug 2025

2025 Approved

11 Waterloo Place London SW1Y 4AU

Upgrading of internal doors.

25/04368/LBC 15 Jul 2025

2025 Refused

26 St James's Square London SW1Y 4JH

Display of two non illuminated brass name plates to either side of the entrance doors, ea…

25/03761/ADV 23 Jun 2025

2025

24 St James's Square London SW1Y 4JH

Display of one non illuminated 3D lettering signage measuring 0.42m x 1.4m. Linked with 2…

25/01455/ADV 4 Mar 2025

2025

24 St James's Square London SW1Y 4JH

Installation of 3D lettering sign on the central glass transom of the ground floor facade…

25/01453/LBC 4 Mar 2025

2024

Basement And Ground Floor 11 - 12 Pall Mall London SW1Y 5LU

Alterations at roof level including: the removal of existing water tank and redundant ite…

24/07526/FULL 29 Oct 2024

2024

Summerhouse To Centre Of South Side Of Garden St James's Square London SW1Y 4LB

Essential like-for-like repairs to restore the original appearance.

24/06184/LBC 4 Sep 2024

2024

Basement And Ground Floor 11 - 12 Pall Mall London SW1Y 5LU

Installation of 2no. air conditioning units at rooftop level of 11-12 Pall Mall (Linked w…

24/05840/FULL 21 Aug 2024

2024

Fourth Floor Seymour House 17 Waterloo Place London SW1Y 4AR

Internal alterations to the fourth floor consisting of the replacement of modern partitio…

24/05084/LBC 26 Jul 2024

2019 Approved

St James's Square London

Display of a non- illuminated sign measuring 1.6m x 0.8m on a Royal Mail post box located…

19/06033/ADV 7 Aug 2019

2019 Approved

11 Waterloo Place London SW1Y 4AU

Strip out the modern restaurant fit out at basement, ground floor and mezzanine level and…

19/03676/LBC 25 Jun 2019

2019 Approved

6 Waterloo Place London SW1Y 4AN

Use of two areas of the highway measuring 1.79m x 3.6m and 2.86m x 6m for the placing of…

19/03760/TCH 25 Jun 2019

2019 Approved

St James's Square London

Display of a non- illuminated sign measuring 1.6m x 0.8m on a Royal Mail post box located…

19/03083/ADV 9 May 2019

2019 Approved

Second Floor 5 St James's Square London SW1Y 4JU

Refurbishment and minor internal alterations to the second floor offices.

19/01592/LBC 9 May 2019

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

33 St James's Square London SW1Y 4JS Data via plota.co.uk

Proposal

Application progress

Documents 85

Decision & officer reports 2

Statements & assessments 5

Plans & drawings 59

Application forms 1

Consultation & comments 6

Other documents 12

Associated applications 3

Site constraints 12

Other new applications on this street

Nearby new applications

Important details

Public comments

Consultation & key dates

Previous applications at this address

Nearby activity