The Dukes 34 - 38 St James's Place London SW1A 1NS Data via plota.co.uk

26/05859/FULL - Full Planning Permission Application Pending
Extensions & alterationsUtility infrastructure

Proposal

External alterations including external handrails and lighting to the main entrance step, new plant in the lightwell and roof level, new lifting platform from basement to street level, ductwork from fifth floor up to roof and associated works. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
26 Aug 2026
Decision
Target date was 21 Oct 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 29 Oct 2026; it is now day 64.

The consultation period closed on 7 Oct 2026.

Documents

View the documents on the council's website ↗

Site constraints 12

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 Named permitted development rights are withdrawn here.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 ↗
54 listed buildings within 150 m
Nearest: 31, St James's Place Sw1, Grade II, 10 m away · 8 Grade I, 11 Grade II*, 35 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 54 with distances
Historic England ↗
National infrastructure project 612 m away: Thames Tideway Tunnel
The site is 612 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, 428 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 ↗
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
Registered park or garden 110 m away: Green Park; Inside the City of Westminster built-up area; Public transport access: PTAL 6a (excellent), TfL 2023, for the 100 m square; Town centre 74 m away: West End.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 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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Other new applications on this street

18 Sept 2026Pending

Flat 5 25 St James's Place London SW1A 1NH

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13 Jul 2026Approved

7 St James's Place London SW1A 1NP

Replacement rooflight, and new fire-rated roof hatch.

26/04658/FULL
9 Jul 2026Approved

29 St James's Place London SW1A 1NR

Details of new door pursuant to condition 3 of listed building consent dated 30 ...

26/04574/ADLBC

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Variation of condition 9 of planning permission dated 01 September 2026 (RN: 26/...

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
SW1A 1NS
Received
26 Aug 2026
Validated
26 Aug 2026
Ward
St James's
Case officer
Show
Target decision
21 Oct 2026
Applicant
Show
Agent
Newmark

Decision outlook

Day 64, past the statutory target. 84% of extensions in Westminster are decided within thirteen weeks, which runs to 25 Nov 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 28 Oct 2026.

Day 648 days past the 56-day target
56%decided within 8 weeks
88%approved
1,688decided 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.

25 neighbours consulted · Last counted 28 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15176952
Planning Portal ref
PP-15176952
Comments by
7 Oct 2026
Site or press notice
16 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

2025
Excavation of lift pit at basement level. 37 - 38 St James's Place
25/06407/FULL
Within ~100m

Nearby activity

2025
Flat 5 25 St James's Place London SW1A 1NH
Replacement pergola and screen enclosures on roof terrace.
25/07461/FULL
2025
28 St James's Place London SW1A 1NR
T1 Himalayan birch: Fell Justification for Removal: The Betula pendula (Silver Birch) has…
25/07179/TCA
2025
7 St James's Place London SW1A 1NP
External and internal alterations, including replacing air conditioning units; replacing…
25/05599/LBC
2025
7 St James's Place London SW1A 1NP
External alterations, including replacing air conditioning units, replacing rear sashes w…
25/05598/FULL
2025
31 St James's Place London SW1A 1NR
Installation of three external wall mounted air conditioning units on the western elevati…
25/04514/FULL
2025
31 St James's Place London SW1A 1NR
Installation of three external wall mounted air conditioning units on the western elevati…
25/04515/LBC
2025 Refused
Spencer House 27 St James's Place London SW1A 1NR
Recording, removal, repair, redecoration and reinstallation of the Oeil-de-Boeuf window.
25/03749/CLLB
2025
16 Arlington Street SW1A 1RD
Demolition and replacement of external fire escape stair, conservatory removal and associ…
25/03660/LBC
2025
16 Arlington Street SW1A 1RD
Demolition and replacement of external fire escape stair, conservatory removal and associ…
25/03659/FULL
2025
Byron House 7 - 9 St James's Street London SW1A 1EE
Alterations to existing level 7 roof extension including new enlarged openings, timber lo…
25/03133/FULL
2025
69 - 70 St James's Street London SW1A 1PJ
Cleaning of the Portland Stone elevation facing onto St James's Street.
25/01907/LBC
2024
Spencer House 27 St James's Place London SW1A 1NR
T1, T2, T3, T4, T5 Lime trees: Reduce height and width by 2-3m, remove basal growth and r…
24/08390/TCA
2024 Approved
32 - 33 St James's Place London SW1A 1NR
Display for a temporary period of six months of a non-illuminated 'to let' board located…
24/07066/AD7
2024
29 St James's Place London SW1A 1NR
Internal changes to partitions, enlargement of the existing opening to the front vault to…
24/06581/LBC
2024
78 St James's Street London SW1A 1LF
Internal office fit to newly renovated extension. Existing space is currently newly refur…
24/06477/LBC
2024
26 St James's Place London SW1A 1NH
Removal of boiler flue and replacement new boiler flue at ground floor level. (Ground flo…
24/06062/LBC
2024
26 St James's Place London SW1A 1NH
Removal of boiler flue and replacement new boiler flue at ground floor level. (Ground flo…
24/06061/FULL
2024
Byron House 7 - 9 St James's Street London SW1A 1EE
Replacement of the fenestration to the ground floor office entrance and associated minor…
24/05732/FULL
2024
61 St James's Street London SW1A 1LY
Replacement of existing services equipment in the lower ground floor lightwell, and guard…
24/04709/FULL
2024 Approved
5 St James's Place London SW1A 1NP
Display for a temporary period of six months of a non-illuminated 'to let' board attached…
24/02373/AD7
2017 Approved
4 St James's Street London SW1A 1EF
Display of non illuminated vinyl lettering to three windows each measuring 1.65 x 2.50m a…
17/05259/ADV
2017 Approved
4 St James's Street London SW1A 1EF
Internal refurbishment of the ground floor and signage on window display.
17/05140/LBC
2017 Refused
69-70 St James's Street London SW1A 1PJ
Installation of two retractable sun shades/awnings to the rear terrace.
17/05577/FULL
2017 Refused
69-70 St James's Street London SW1A 1PJ
Installation of two retractable sun shades/awnings to the rear terrace.
17/05578/LBC
2017 Withdrawn
4 St James's Street London SW1A 1EF
Replacement of the windows to the main facade on St James's Street. (Linked to RN: 17/051…
17/05315/FULL
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