11 - 12 St James's Square London SW1Y 4LB Data via plota.co.uk

25/09400/FULL - Full Planning Permission Application Pending

Proposal

External and internal alterations, including the partial removal of non-heritage additions and the remodelling of the 1980s rear extension, provision of terraces and roof garden and associated works. (Linked to 25/09401/LBC) Data via plota.co.uk

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View original council record ↗Last checked 28 Oct 2026, 08:08

Street View

Application progress

✓

Received

22 Dec 2025

✓

Validated

13 Aug 2026

Decision

Target date was 23 Oct 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 29 Oct 2026; it is now day 77.

The consultation period closed on 1 Apr 2026.

Documents 136

Decision & officer reports 1

PDF SUB COMMITTEE REPORT Report · 18 Aug 2026 View ↗

Statements & assessments 23

PDF ARUP RESPONSE TO TRANSPORT AND WASTE OFFICER COMMENTS_REV A Background Papers · 1 Jul 2026 View ↗ PDF APPENDIX 4 - ARUP SUSTAINABILITY NOTE Sustainability appraisal · 16 Jun 2026 View ↗ PDF LOCAL FLOOD AUTHORITY RESPONSE Consultee Comment · 27 Mar 2026 View ↗ PDF DESIGN & ACCESS STATEMENT (PART 1) Design and Access Statement · 20 Jan 2026 View ↗ PDF DESIGN & ACCESS STATEMENT (PART 2) Design and Access Statement · 20 Jan 2026 View ↗ PDF DESIGN & ACCESS STATEMENT (PART 3) Design and Access Statement · 20 Jan 2026 View ↗ PDF ENERGY STATEMENT Energy Assessment · 20 Jan 2026 View ↗

PDF Commenter’s name hidden Show Statement of Community Involvement · 20 Jan 2026 View ↗

Plans & drawings 66

Application forms 1

PDF APPLICATION FORM REDACTED Application Form · 22 Dec 2025 View ↗

Consultation & comments 21

PDF SUPPORT COMMENT Support Comment · 17 Aug 2026 View ↗ PDF OBJECTION Objection Comment · 13 Aug 2026 View ↗ PDF APPLICANTS RESPONSE TO OBJECTION Background Papers · 3 Aug 2026 View ↗ PDF OBJECTION Objection Comment · 10 Jul 2026 View ↗ PDF COVERING LETTER - APPLICANTS RESPONSE TO PUBLIC COMMENTS Background Papers · 16 Jun 2026 View ↗ PDF OBJECTION Objection Comment · 14 Apr 2026 View ↗ PDF GEORGIAN GROUP COMMENTS Consultee Comment · 31 Mar 2026 View ↗ PDF THE GARDEN'S TRUST Consultee Comment · 25 Mar 2026 View ↗ PDF OBJECTION Objection Comment · 24 Mar 2026 View ↗ PDF OBJECTION Objection Comment · 22 Mar 2026 View ↗ PDF OBJECTION Objection Comment · 20 Mar 2026 View ↗ PDF MET POLICE COMMENTS Consultee Comment · 20 Mar 2026 View ↗ PDF OBJECTION Objection Comment · 20 Mar 2026 View ↗ PDF REPRESENTATION Other · 19 Mar 2026 View ↗

PDF Commenter’s name hidden Show Online Comment · 19 Mar 2026 View ↗

PDF HISTORIC ENGLAND (GLAAS) COMMENT Consultee Comment · 18 Mar 2026 View ↗ PDF ECNSLT-STD EXT CONSULTEES Background Papers · 17 Mar 2026 View ↗ PDF CNSLT-CONSULTEE CLOUD STD Background Papers · 2 Mar 2026 View ↗ PDF CNSLT-CONSULTEE CLOUD STD Background Papers · 2 Mar 2026 View ↗ PDF ECNSLT-STD EXT CONSULTEES Background Papers · 2 Mar 2026 View ↗ PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 2 Mar 2026 View ↗

Associated applications 2

FullPending13 Aug 202625/09400/FULLThis application
External and internal alterations, including the partial removal of non-heritage additions and the remodelling of the 1980s rear…
Listed buildingPending22 Dec 202525/09401/LBC
External and internal alterations, including the partial removal of non-heritage additions and the remodelling of the 1980s rear…

Site constraints 13

Grade II listed: 12, St James's Square Sw1

List entry 1235770 · The pin is inside its outline · 38 more listed buildings within 150 m (5 Grade I, 10 Grade II*, 23 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 38 with distances

6 m13, St James's Square Sw1Grade II*
8 m11, St James's Square Sw1Grade II*
19 mChatham HouseGrade I
20 mLondon LibraryGrade II
24 m15, St James's Square Sw1Grade I
26 m41 LampstandardsGrade II
31 m9, St James's Square Sw1Grade II*
32 mEast India Sports ClubGrade II
56 m18, St James's Square Sw1Grade II
63 m1a, 1b, 1c, King Street, St James's Sw1Grade II
69 m7, St James's Square Sw1Grade II
73 mMounting Block on Kerb in Front of Number 7Grade II
74 m89, Jermyn Street Sw1Grade II
75 m88, Jermyn Street Sw1Grade II
75 m93, Jermyn Street Sw1Grade II
75 m94, Jermyn Street Sw1Grade II
75 m96, Jermyn Street Sw1Grade II
76 m11, Duke StreetGrade II
76 m90, Jermyn Street Sw1Grade II*
76 m4 Lampstandards Numbered 1 to 4 (Consecutive)Grade II
77 mThe Red Lion Public HouseGrade II
79 m95, Jermyn Street Sw1Grade II
79 m2 and 3, Duke Street St James's Sw1Grade II
87 mStatue of William Iii (in Centre of Square)Grade I
99 m20 and 21, St James's Square Sw1Grade I
101 mWentworth HouseGrade II*
103 mChurch of St James's PiccadillyGrade I
114 m4, St James's Square Sw1Grade II*
115 m106, Jermyn Street Sw1Grade II
124 mFormer Royal Institute of Painters in Water Colours Premises, Now Forming Part of Prince's HouseGrade II
127 mThe Eccentric ClubGrade II
128 mSouthwood Memorial in St James's ChurchyardGrade II
129 mSimpsonsGrade II*
132 mSummerhouse to Centre of South Side of Square GardenGrade II
135 mFormer Midland BankGrade II*
141 m33, ST JAMES'S SQUARE SW1 (See details for further address information)Grade II*
149 m27-28 Pall Mall including 24-25 St James's SquareGrade II
149 mLondon HouseGrade 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.

National infrastructure project 429 m away: Thames Tideway Tunnel

The site is 429 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, 238 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 ↗

Registered park or garden 29 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 ↗

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; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square; Priority habitat 30 m away: Deciduous woodland; Tree preservation order 29 m away: W22_A1.

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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Important details

Council: Westminster
Application type: Full Planning Permission Application
Postcode: SW1Y 4LB
Received: 22 Dec 2025
Validated: 13 Aug 2026
Ward: St James's
Case officer: Show
Target decision: 23 Oct 2026
Applicant: Show
Agent: Bidwells

Decision outlook

Day 77, past the statutory target. 84% of extensions in Westminster are decided within thirteen weeks, which runs to 12 Nov 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 28 Oct 2026.

target

predicted

Day 7721 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

13comments received

10 objecting1 neutral2 supporting

77% object · above the UK average of 74%

133 neighbours consulted · Last counted 28 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14504551
Planning Portal ref: PP-14504551
Comments by: 1 Apr 2026
Site or press notice: 11 Mar 2026
Committee: 18 Aug 2026
Env. assessment: No

Historical activity at this location

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

This property

Previous applications at this address

2024

Details of hard and soft landscaping and planting management pursuant to Conditions 8 and…

24/03476/ADFULL 24 May 2024

2024

Details of Plant Acoustic Report pursuant to Condition 6 of planning permission dated 20…

24/03475/ADFULL 24 May 2024

2023 Approved

Replacement and installation of new plant at roof and basement level and three plant scre…

23/02582/FULL 20 Mar 2024

2023

Office enhancements, including internal alterations to main entrance, reception and atriu…

23/04635/LBC 6 Jul 2023

2023

Refurbishment and alterations to main entrance, reception and atrium areas, improvements…

23/04634/FULL 6 Jul 2023

2023 Approved

Various internal refurbishment works to existing rear office extension area from ground f…

23/01136/LBC 18 May 2023

2023

Replacement of roof and basement level plant equipment and enclosure at roof level; lands…

23/02583/LBC 19 Apr 2023

Within ~100m

Nearby activity

2025

Telecommunications Mast 81 - 84 Jermyn Street London

Removal of 6 existing antennas to be replaced with 8 new antennas (overall antenna height…

25/07465/FULL 15 Oct 2025

2025 Approved

Chatham House 10 St James's Square London SW1Y 4LE

Remedial structural works to the lightwell and basement vault.

25/05354/LBC 26 Sep 2025

2025 Approved

31 King Street Covent Garden London WC2E 8JD

Display of non-illuminated vinyls to windows.

25/03815/LBC 31 Jul 2025

2025 Approved

12 St James's Square London SW1Y 4LB

Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus to a Listed Bu…

25/05203/TELNOT 25 Jul 2025

2025 Approved

44 Duke Street St James's London SW1Y 6DD

Display of one non illuminated high level banner on white painted steel flag pole measuri…

25/04734/ADV 18 Jul 2025

2025

14 St James's Square London SW1Y 4LG

Installation of a new lift shaft within the existing lightwell providing access to all le…

25/03510/LBC 22 May 2025

2025

14 St James's Square London SW1Y 4LG

Installation of a new lift shaft within existing lightwell providing access to all levels…

25/03509/FULL 22 May 2025

2024

14 St James's Square London SW1Y 4LG

External alterations including replacement of existing plant equipment and rooflights; in…

24/06485/FULL 17 Sep 2024

2024

14 St James's Square London SW1Y 4LG

Internal refurbishment and alterations at ground and basement level; external alterations…

24/06486/LBC 17 Sep 2024

2024 Approved

95 Jermyn Street London SW1Y 6JE

Display of non-illuminated mesh and vinyl advertisements on hoardings measuring 2.44m x 0…

24/04433/ADV 17 Jul 2024

2024

81 Jermyn Street London SW1Y 6JF

Internal and external refurbishment, comprising of works to the Jermyn Street entrance, D…

24/03521/FULL 28 May 2024

2024 Approved

95 Jermyn Street London SW1Y 6JE

Replacement of one window to front elevation at third floor level.

24/00086/FULL 14 Mar 2024

2023 Approved

95 Jermyn Street London SW1Y 6JE

Works of repair and restoration to the external elevations and roof including brickwork c…

23/06749/LBC 2 Jan 2024

2022 Approved

7 St James's Square London SW1Y 4JU

Internal at all levels to reconfigure layouts and external alterations to the eastern lig…

22/03422/LBC 31 Oct 2023

2023 Approved

Bray House Duke Of York Street London SW1Y 6JX

Retention of replacement staircase and security sensor lighting to rear escape stairwell.

23/00765/FULL 19 Jul 2023

2023 Withdrawn

Ames House 6 Duke Of York Street London SW1Y 6LA

The construction of a fully glazed winter garden over the existing outdoor terrace area.

23/00499/FULL 25 Apr 2023

2023 Approved

12 St James's Square London SW1Y 4LB

Installation of brass plaque located on pilaster adjacent to main entrance.

23/00553/LBC 16 Mar 2023

2022 Approved

12 St James's Square London SW1Y 4LB

Display of a non-illuminated bronze plaque measuring 25cm x 35cm

22/08226/ADV 10 Jan 2023

2022 Approved

11 Duke Street St James's London SW1Y 6BN

Internal alterations associated with fire proofing stairwell on all levels.

22/06768/LBC 21 Nov 2022

2022 Approved

Cleveland House 33 King Street St James's London SW1Y 6RJ

Installation of plant located at roof level.

22/03527/FULL 26 Aug 2022

2018 Approved

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

T1 1 x cherry: fellT2 1 x Sorbus: crown clean and lift over road up to 3mT3 and T4 2 x ch…

18/06821/TPO 7 Nov 2018

2018 Approved

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

T5 1 x hawthorn: fellT6 1 x Malus: reduce canopy by 20-30% pruning back to suitable growt…

18/08148/TPO 7 Nov 2018

2018 Approved

89 Jermyn Street London SW1Y 6JH

Display for a temporary period of six months of a non-illuminated estate agent board loca…

18/06147/AD7 12 Sep 2018

2018 Approved

12 St James's Square London SW1Y 4LB

Internal alterations to existing rear extension, in connection with a new internal fit ou…

18/07303/LBC 7 Sep 2018

2018 Approved

7 St James's Square London SW1Y 4JU

Variation of condition 1 of listed building consent dated 08 September 2014 (RN: 14/01446…

18/05381/LBC 6 Sep 2018

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

11 - 12 St James's Square London SW1Y 4LB Data via plota.co.uk

Proposal

Application progress

Documents 136

Decision & officer reports 1

Statements & assessments 23

Plans & drawings 66

Application forms 1

Consultation & comments 21

Other documents 24

Associated applications 2

Site constraints 13

Nearby new applications

Important details

Decision outlook

Public comments

Consultation & key dates

Previous applications at this address

Nearby activity