88 - 92 Baker Street London W1U 8TQ Data via plota.co.uk

26/05963/FULL - Full Planning Permission Application Approved
Extensions & alterations

Proposal

Replacement of principal entrance door. (like-for-like) Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
1 Sept 2026
✓
Approved
19 Oct 2026

Approved on 19 Oct 2026 · Delegated Decision · Last checked 20 Oct 2026

Documents 14

Decision & officer reports 2

PDF GRANT OF FULL PP [PE] Decision Notice · 19 Oct 2026 View ↗ PDF DELEGATED REPORT Report · 19 Oct 2026 View ↗

Statements & assessments 1

PDF DESIGN & ACCESS STATEMENT Design and Access Statement · 1 Sept 2026 View ↗

Plans & drawings 3

PDF LOCATION PLAN Drawing · 1 Sept 2026 View ↗ PDF EXISTING DRAWINGS Drawing · 1 Sept 2026 View ↗ PDF PROPOSED DRAWINGS Drawing · 1 Sept 2026 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 1 Sept 2026 View ↗ PDF FEECALCULATION Background Papers · 1 Sept 2026 View ↗

Consultation & comments 1

PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 16 Sept 2026 View ↗

Other documents 5

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 16 Sept 2026 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 16 Sept 2026 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 16 Sept 2026 View ↗ PDF RECEIPT OF APPLICATION Other · 8 Sept 2026 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 1 Sept 2026 View ↗

All documents on the council site ↗

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 Named permitted development rights are withdrawn here.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.
17 listed buildings within 150 m
Nearest: 94-114,118 to 124, Baker Street W1, Grade II, 32 m away · 17 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 17 with distances
Historic England ↗
Conservation area 20 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 419 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. 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.

Building

Floor area2,195 m² (23,627 sq ft)
Energy ratingC (asset rating 62)
UseOffices and Workshop Businesses
HeatingAir Conditioning

From the energy performance certificate lodged in July 2026, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
W1U 8TQ
Received
1 Sept 2026
Validated
1 Sept 2026
Ward
Marylebone
Case officer
Show
Target decision
27 Oct 2026
Decision
Application Permitted
Decision date
19 Oct 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Axis Architecture

How this decision compares

Decided in 48 days from validation, 7 days faster than Westminster's median of 55 for extensions. Approved, as 88% of extensions here are.

56%decided within 8 weeks
88%approved
1,937decided in the last year

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

Public comments

No public comments yet.

10 neighbours consulted · Last counted 20 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14890554
Planning Portal ref
PP-14890554
Comments by
14 Oct 2026
Site or press notice
23 Sept 2026
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2020 Approved
Display of one non-illuminated ATM header measuring 0.71m x 0.72m
20/00449/ADV
Within ~100m

Nearby activity

2025 Refused
12 Baker Street London W1U 3AA
Installation of a service hatch in the existing shopfront
25/06083/FULL
2025
Basement And Ground Floor 6 - 7 Portman Square London W1H 6NA
Display of two internally illuminated projecting sign measuring 0.75m x 0.75m, 0.18m x 1…
25/07373/ADV
2025
4 Portman Square London W1H 6LD
Replacement entrance door with a new full-height glazed door; replacement of windows 1 an…
25/07152/FULL
2025 Approved
9 Seymour Mews London W1H 6BE
Replacement of existing single glazed timber windows with new double glazed windows.
25/05476/FULL
2025 Approved
16 Baker Street London W1U 3HS
Display of 11 vinyls on the external ground floor windows for a temporary period of one y…
25/06013/ADV
2025 Approved
Orchard Court Portman Square London W1H 6LE
Display of an internally illuminated (letters only) projecting sign measuring 0.80m x 0.7…
25/05613/ADV
2025
Flat 3 11 Robert Adam Street London W1U 3HN
Installation of secondary glazing to Flat C at first floor level.
25/03055/LBC
2025 Approved
4 Fitzhardinge Street London W1H 6EG
Display for a temporary period of six months of a non-illuminated estate agent board atta…
25/01885/AD7
2025
9 Robert Adam Street London W1U 3HN
Installation of an overflow pipe from existing roof, including new rainwater hopper and d…
25/00754/FULL
2025
9 Robert Adam Street London W1U 3HN
Installation of an overflow pipe from existing roof, including new rainwater hopper and d…
25/00755/LBC
2024
Orchard Court Portman Square London W1H 6LE
Alterations to shopfronts and entrances to Portman Square, Wigmore Street and Fitzharding…
24/08325/FULL
2024
Second Floor 3 Fitzhardinge Street London W1H 6EF
Installation of electrical floor boxes within existing timber floor boards to second floo…
24/07400/LBC
2024
Orchard Court Portman Square London W1H 6LE
Display of vinyls on glazing over a total area of 8m x 152m and graphics applied to hoard…
24/06202/ADV
2024
5 Fitzhardinge Street London W1H 6ED
Internal upgrades, repair and extension of a Georgian Townhouse; new internal finishes an…
24/05919/LBC
2024
5 Fitzhardinge Street London W1H 6ED
Building services to be removed, replaced and relocated, installation of air source heat…
24/05918/FULL
2024
11 Robert Adam Street London W1U 3HN
Installation of Secondary glazing to the windows of the front elevation of Flat E.
24/04676/LBC
2024
Portman Square London
T8 Prunus cerasifera ???Atropurpurea??? (Cherry Plum (Myrobalan)) EW20 (End-weight reduct…
24/04477/TPO
2024
Portman Square London
T8 Prunus cerasifera ???Atropurpurea??? (Cherry Plum (Myrobalan)) EW20 (End-weight reduct…
24/04477/TCA
2024 Approved
Flat 23 Orchard Court Portman Square London W1H 6LE
Installation of two condenser units at roof level.
24/01232/FULL
2024
6 Seymour Mews London W1H 6BE
External alterations, extension at ground floor, excavation to provide new basement; and…
24/02777/FULL
2016 Approved
10 Portman Square London W1U 3BP
Display of an internally illuminated (letters only) projecting sign measuring 0.4m x 0.5m.
16/02060/ADV
2016 Approved
14 Fitzhardinge Street London W1H 6DH
Erection of a single storey extension at rear ground floor level for use as additional re…
16/00041/FULL
2016 Approved
Unit 2 2 - 14 Baker Street London W1U 3BU
Display of 3 no. internally illuminated fascia signs (1 no. measuring 0.20m x 1.6m x 0.03…
16/00497/ADV
2016 Withdrawn
14 Fitzhardinge Street London W1H 6DH
Alterations including a new external glazed passenger lift at the rear to serve basement…
16/00042/FULL
2016 Approved
Portman Square London
3 x London planes (T15, T8, T10): Crown lift roadside overhang by 2-3 m.1 x London plane…
16/00602/TPO
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

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.