Development Site At 38-70 Baker Street, 64-66 Blandford Street And 43-45 Dorset Street London Data via plota.co.uk

26/05568/NMA - Non-material amendments Pending

Proposal

Amendments to planning permission dated 16th July 2026 (RN 26/02205/FULL) for the Variation of Condition 40 of planning permission dated 4 April 2025 (Ref: ) for, 'Demolition of the existing buildings and redevelopment above a retained basement to create a mixed-use scheme providing Class E commercial space (retail, restaurants, offices), a community space, and 17 residential units within a new building consisting of ground plus 7 storeys plus rooftop amenity for the commercial, and ground plus 7 storeys for the residential element, improvements to the public realm and pedestrian routes around the perimeter of the Site and along Broadstone Place, consolidated servicing, ancillary plant and storage, cycle parking, and other associated works'; Namely, Façade development and refinement; Internal re-configurations to the office building; Amendments to the building's roof plan; and Green Wall and amendments to Condition 48. Data via plota.co.uk

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View original council record ↗Last checked 8 Nov 2026, 02:41

Application progress

✓

Received

14 Aug 2026

Decision

Target date was 11 Sept 2026

Under consideration

No decision has been issued yet. A decision is expected by 11 Sept 2026.

Documents 9

Associated applications 13

Part of

Full1 Dec 2022council archive

Conditions 24, 26, 33a, 34a, 40 discharged · 34 varied
- VariationVariation of Condition 40 of planning permission dated 4 April 20251 Apr 202626/02205/FULL
  Conditions 34 discharged · 33 awaiting decision · 40, 48 variation sought
  - AmendmentAmendments to planning permission dated 16th July 2026 (RN)This application14 Aug 202626/05568/NMA
  - Show 2 more · 1 approved, 1 pending
    - ConditionsDetails of Whole Life Carbon Assessment pursuant to condition 33 (B) of planning permission…24 Aug 202626/05792/ADFULL
    - ConditionsDetails a detailed Circular Economy Statement pursuant to condition 34 (B) of planning…24 Aug 202626/05793/ADFULL
- Show 8 more · 8 approved
  - ConditionsDetails of mechanical ventilation systems pursuant to Condition 26 of planning permission…30 Jan 202626/00566/ADFULL
  - ConditionsDetails of whole life carbon assessment prior to commencement of any work on site…30 Jan 202626/00544/ADFULL
  - ConditionsDetails of Circular Economy Statement pursuant to Condition 34a of planning permission dated 4…28 Jan 202626/00488/ADFULL
  - ConditionsDetails of tree protection pursuant to Condition 40 of planning permission dated 04 April 202527 Jan 202626/00484/ADFULL
  - ConditionsDetailed site investigation pursuant to Condition 24 (Phases 2 & 3) of planning permission…31 Oct 202525/07925/ADFULL
  - AmendmentAmendments to planning permission dated 4th April 2025 (RN)31 Oct 202525/07926/NMA
  - Planning obligationDeed of Variation to the Section 106 agreement (Ref: 40020699) pursuant to planning permission…11 Aug 202525/05000/MOD106
  - AmendmentAmendments to planning permission dated 4 April 202524 Jul 202525/05167/NMA

Site constraints 9

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.

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: Baker Street (part)

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.

15 listed buildings within 150 m of the postcode pin

Nearest: Barley Mow, Grade II, about 29 m from the postcode pin · 15 Grade II

The site itself is not listed. 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 all 15 with distances

29 mBarley MowGrade II
62 m28A, MANCHESTER STREET W1 (See details for further address information)Grade II
67 m53-55, Dorset Street W1Grade II
71 m2 and 3, Dorset Street W1Grade II
74 mFire StationGrade II
97 m18-27, Manchester Street W1Grade II
124 mThe Beehive Public HouseGrade II
124 m94-114,118 to 124, Baker Street W1Grade II
130 m50-54, Blandford Street W1Grade II
138 m48, Blandford Street W1Grade II
142 m46, Blandford Street W1Grade II
144 m67, BLANDFORD STREET (See details for further address information)Grade II
144 m65, Blandford Street W1Grade II
144 m61 and 63, Blandford Street W1Grade II
150 m34, Baker Street W1Grade II

Historic England ↗

Conservation area about 8 m away: Portman Estate

The edge of the area; work outside it can still affect its setting.

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 ↗

Also on the record

National infrastructure project about 328 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.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 2 November 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. 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.

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Important details

Part of 50 Baker Street: see the development

Council: Westminster
Application type: Non-material amendments
Received: 14 Aug 2026
Validated: 14 Aug 2026
Ward: Marylebone
Case officer: Show
Target decision: 11 Sept 2026
Agent: Newmark

Public comments

No public comments yet.

Last counted 7 Nov 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-15158058
Planning Portal ref: PP-15158058
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

Development Site At 38-70 Baker Street, 64-66 Blandford Street And 43-45 Dorset Street London Data via plota.co.uk

Proposal

Application progress

Documents 9

Statements & assessments 1

Plans & drawings 2

Application forms 2

Other documents 4