220 Ashley Gardens Emery Hill Street London SW1P 1PA Data via plota.co.uk

25/07631/FULL - Full Planning Permission Application Approved

Proposal

Replacement of twenty windows with double glazed timber framed windows at second floor level to Emery Hill Street, Francis Street and courtyard facades. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
21 Oct 2025
✓
Validated
24 Oct 2025
✓
Approved
18 Feb 2026

Approved on 18 Feb 2026 · Delegated Decision · Last checked 17 Oct 2026

Documents 31

Decision & officer reports 2

PDF GRANT OF FULL PP [PE] Decision Notice · 18 Feb 2026 View ↗ PDF DELEGATED REPORT Report · 18 Feb 2026 View ↗

Statements & assessments 2

PDF FIRE FORM 4 - REASONABLE EXCEPTION STATEMENT Background Papers · 24 Oct 2025 View ↗ PDF DESIGN_AND_ACCESS_STATEMENT Design and Access Statement · 21 Oct 2025 View ↗

Plans & drawings 15

PDF LOCATION PLAN Location Plan · 21 Oct 2025 View ↗ PDF 2431 PA1012 REV00 EXISTING SECOND FLOOR PLAN - FLAT 220 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA1100 REV00 EXISTING ELEVATION 1-1 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA1101 REV00 EXISTING ELEVATION 2-2 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA1102 REV00 EXISTING ELEVATION 3-3 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA3012 REV00 PROPOSED SECOND FLOOR PLAN - FLAT 220 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA3100 REV00 PROPOSED ELEVATION 1-1 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA3101 REV00 PROPOSED ELEVATION 2-2 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA3102 REV00 PROPOSED ELEVATION 3-3 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA6000 REV00 TYPICAL WINDOW DETAIL - SASH WINDOW 4 OVER 4 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA6001 REV00 TYPICAL WINDOW DETAIL - SASH WINDOW 6 OVER 6 Drawing · 21 Oct 2025 View ↗ PDF 2431 PA6002 REV00 TYPICAL WINDOW DETAIL - BALCONY DOOR Drawing · 21 Oct 2025 View ↗ PDF 2431 PA8000 REV00 EXISTING AND PROPOSED WINDOW SCHEDULE Drawing · 21 Oct 2025 View ↗ PDF 2431 PA8001 REV00 EXISTING AND PROPOSED WINDOW SCHEDULE Drawing · 21 Oct 2025 View ↗ PDF 2431 PA8002 REV00 EXISTING AND PROPOSED WINDOW SCHEDULE Drawing · 21 Oct 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 21 Oct 2025 View ↗

Consultation & comments 3

PDF CATHEDRAL AREA GROUP RESPONSE Consultee Comment · 24 Nov 2025 View ↗ PDF ECNSLT-STD EXT CONSULTEES Background Papers · 7 Nov 2025 View ↗ PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 7 Nov 2025 View ↗

Other documents 8

PDF AGENT AGREES TO EOT Other · 18 Feb 2026 View ↗ PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 7 Nov 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 7 Nov 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 7 Nov 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 7 Nov 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 7 Nov 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 24 Oct 2025 View ↗ PDF 1ST INVALID LETTER Background Papers · 24 Oct 2025 View ↗

All documents on the council site ↗

Site constraints 11

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 ↗
Westminster Cathedral 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.
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 ↗
National infrastructure project 447 m away: Thames Tideway Tunnel
The site is 447 m from the project boundary. Waste water treatment, decided. The project page says whether consent was granted. Also within 2 km: London Strategic Heat Main Project (at pre-application, 247 m).
Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.
Planning Inspectorate project page ↗
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.
9 listed buildings within 150 m
Nearest: United Westminster Almshouses, Grade II, 58 m away · 1 Grade I, 4 Grade II*, 4 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 9 with distances
Historic England ↗
Also on the record
Inside the City of Westminster built-up area; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square; Town centre 84 m away: Victoria Street.
Not affected
Not green belt · No scheduled monument at the site

Checked on 2 November 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.

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
SW1P 1PA
Received
21 Oct 2025
Validated
24 Oct 2025
Ward
Vincent Square
Case officer
Show
Target decision
18 Feb 2026
Decision
Application Permitted
Decision date
18 Feb 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Patalab Architects

How this decision compares

Decided in 117 days from validation, 41 days slower than Westminster's median of 76 for full applications. Approved, as 86% of full applications here are.

35%decided within 8 weeks
86%approved
2,198decided 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

No public comments yet.

14 neighbours consulted · Last counted 17 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14401492
Planning Portal ref
PP-14401492
Comments by
10 Dec 2025
Site or press notice
19 Nov 2025
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

2025 Refused
180 Ashley Gardens Emery Hill Street London SW1P 1PD
Installation of double glazed windows.
25/06037/FULL
2025
7 Howick Place London SW1P 1BB
Variation of condition 1 of planning permission dated 12 February 2015 (RN:22/05088/FULL)…
25/06484/FULL
2025
7A Howick Place London SW1P 1DZ
Display of non-illuminated hanging sign measuring 0.70m x 0.70m.
25/01658/ADV
2024 Approved
42 Rochester Row London SW1P 1BU
T1 Gingko: reduce overlong lateral growth on west side back from property by approx. 1m…
24/07118/TCA
2024 Approved
Block A 1 - 18 Coburg Buildings Coburg Close London SW1P 1DT
New down pipes and hoppers to the front elevation with new opening created for drainage (…
24/04267/FULL
2024
Greencoat House Francis Street London SW1P 1DH
Installation of pavement vents; expansion of fifth floor roof terrace; increased plant ar…
24/05834/FULL
2023 Approved
192 Emery Hill Street London SW1P 1PN
Replacement of existing single glazed sash units with slimline double glazed units within…
23/08364/CLOPUD
2024
Flat 8 8 Francis Street London SW1P 1QN
Addition of new glazed skylight opening and alterations to two existing skylights from fi…
24/02966/FULL
2023 Approved
18 Greencoat Row London SW1P 1PG
Installation of full height extract duct to rear elevation.
23/04008/FULL
2023 Approved
Gordon House 10 Greencoat Place London SW1P 1PH
Removal of the existing loading bay roller shutter and replacement with a glazed 'shopfro…
23/00272/FULL
2022
139A Ashley Gardens Thirleby Road London SW1P 1HN
Replacement of windows with docuble glazed sash winodws and replacement of balcony door.
22/05284/FULL
2022 Approved
6 - 8 Greencoat Place London SW1P 1PL
Display of an internally illuminated (letters and logo only) window mounted sign measurin…
22/03221/ADV
2021 Approved
Greencoat House Francis Street London SW1P 1PQ
Variation of Condition 11 of permission dated 3 December 1998 (RN 98/02868); for the demo…
21/08376/FULL
2021 Approved
6 - 8 Greencoat Place London SW1P 1PL
Installation of seven air conditioning units and associated ductwork consisting of four u…
21/07959/FULL
2021 Approved
Francis House Francis Street London SW1P 1DE
Installation of roof plant (at main roof and mezzanine level) and associated works.
21/08379/FULL
2022 Approved
134A Ashley Gardens Thirleby Road London SW1P 1HN
Replacement timber sash windows and door at first floor level.
22/00853/FULL
2021 Withdrawn
7 Howick Place London SW1P 1BB
Erection of rooftop extension on the front part of building, on the junction of Howick Pl…
21/08048/FULL
2021 Approved
Second Floor Front West 7 Howick Place London SW1P 1BB
Installation of a new open mezzanine level with four new rooms beneath within a double he…
21/08360/CLOPUD
2021 Withdrawn
Second Floor Front West 7 Howick Place London SW1P 1BB
Installation of a new open mezzanine with 4 contained rooms beneath within a double heigh…
21/08361/FULL
2021 Approved
42 Rochester Row London SW1P 1BU
T1 - Ginkgo - reduce to most recent points of reduction removing around 1.5m of regrowth…
21/05995/TCA
2016 Refused
Greencoat House Francis Street London SW1P 1DH
Display of non illuminated signage measuring 0.24m x 1.02m.
16/11397/ADV
2016 Refused
Gallery 9 Howick Place London SW1P 1AA
Temporary installation of the 'Everything is Connected' public art piece at Howick Place…
16/10120/FULL
2016 Approved
38 Rochester Row London SW1P 1BU
Alterations to roof, including installation of dormer windows and rooflights in connectio…
16/08721/FULL
2016 Approved
Greencoat House Francis Street London SW1P 1DH
Alterations to Francis Street entrance, including the removal of existing steps and doors…
16/00717/FULL
2016 Approved
Ashley Gardens Thirleby Road London SW1P 1HG
T1 1 x pagoda tree: crown reduce by 15-20%
16/00071/TCA
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

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