Albany House 98 Petty France London SW1H 9EA Data via plota.co.uk

25/07812/FULL - Full Planning Permission Application Pending

Proposal

Refurbishment, alterations and extensions including demolition of existing sixth floor to Petty France elevation and erection of three-storey roof top extension; removal of roof top plant and two storeys from the Palmer Street (tower) wing and their replacement with five storeys (net increase of three) and screened plant; central atrium extension; alterations to the Petty France facade at ground floor level, extension to the Palmer Street wing at ground floor level and improvement works to forecourt and greening; all in connection with provision of new hotel with ancillary uses (class C1). Data via plota.co.uk

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View original council record ↗Last checked 31 Oct 2026, 22:36

Street View

Application progress

✓

Received

28 Oct 2025

Decision

Target date was 10 Mar 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 6 Nov 2026; it is now day 374.

The consultation period closed on 10 Dec 2025.

Documents 249

Statements & assessments 63

PDF Commenter’s name hidden Show Statement of Community Involvement · 28 Oct 2025 View ↗

Plans & drawings 120

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 28 Oct 2025 View ↗

Consultation & comments 35

PDF SUPPORT COMMENT Support Comment · 8 Oct 2026 View ↗ PDF OBJECTION Objection Comment · 16 Sept 2026 View ↗ PDF APPLICANTS RESPONSE TO VNF Background Papers · 7 Aug 2026 View ↗ PDF APPLICANTS RESPONSE TO MARKETING OBJECTIONS Background Papers · 7 Aug 2026 View ↗ PDF OBJECTION Objection Comment · 20 Jul 2026 View ↗ PDF SUPPORT COMMENT Support Comment · 16 Jul 2026 View ↗ PDF SUPPORT COMMENT Support Comment · 14 Jul 2026 View ↗ PDF SUPPORT COMMENT Support Comment · 3 Jul 2026 View ↗ PDF OBJECTION Objection Comment · 3 Jul 2026 View ↗ PDF NEIGHBOUR AMENDMENT LETTER 21 DAYS Background Papers · 30 Jun 2026 View ↗ PDF ROYAL PARKS Consultee Comment · 11 Jun 2026 View ↗ PDF APPLICANTS RESPONSE TO CONSULTEES Background Papers · 26 May 2026 View ↗

PDF Commenter’s name hidden Show Consultee Comment · 20 May 2026 View ↗

Site constraints 13

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 ↗

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 2.8

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 ↗

16 listed buildings within 150 m

Nearest: London Underground Headquarters Including St James's Park Underground Station, Grade I, 13 m away · 9 Grade I, 1 Grade II*, 6 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 16 with distances

13 mLondon Underground Headquarters Including St James's Park Underground StationGrade I
32 mSt Ermin's HotelGrade II
75 mCaxton HallGrade II
93 mGuards Chapel, Wellington BarracksGrade II*
96 m12 Lamp Standards Numbers 1 to 12 (Consecutive)Grade II
98 m46, Queen Anne's Gate Sw1Grade I
104 m44, Queen Anne's Gate Sw1Grade I
111 m40, Queen Anne's Gate Sw1Grade I
116 m42, Queen Anne's Gate Sw1Grade I
121 m25, Queen Anne's Gate Sw1Grade I
125 m21 and 23, Queen Anne's Gate Sw1Grade I
131 mWellington Barracks East GuardhouseGrade II
132 mBluecoat School (National Trust)Grade I
141 m17 and 19, Queen Anne's Gate Sw1Grade I
148 m34, Queen Anne's Gate Sw1Grade II
149 m58 and 58a, Petty France Sw1Grade II

Historic England ↗

National infrastructure project 478 m away: Thames Tideway Tunnel

The site is 478 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, 589 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

Conservation area 29 m away: Broadway And Christchurch Gardens; Registered park or garden 146 m away: St James's Park; Inside the City of Westminster built-up area; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square; Town centre 94 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.

Building

Floor area8,811 m² (94,841 sq ft)

Energy ratingE (asset rating 103)

UseB1 Offices and Workshop businesses

HeatingAir Conditioning

From the energy performance certificate lodged in June 2018, 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: SW1H 9EA
Received: 28 Oct 2025
Validated: 28 Oct 2025
Ward: St James's
Case officer: Show
Target decision: 10 Mar 2026
Agent: Daniel Watney LLP

Decision outlook

Day 374, past the statutory target. 58% of full applications in Westminster are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 31 Oct 2026.

target

predicted

Day 374318 days past the 56-day target

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

27comments received

22 objecting5 supporting

81% object · above the UK average of 74%

299 neighbours consulted · Last counted 31 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14282470
Planning Portal ref: PP-14282470
Comments by: 10 Dec 2025
Site or press notice: 19 Nov 2025
Env. assessment: No

Historical activity at this location

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

This property

Previous applications at this address

2021 Approved

Installation of six antennas (top height of antennas 41.20m AGL/43.55M AGL on 2.5m and 3…

21/05344/TELCOM 30 Sep 2021

2021 Approved

Removal of three antennas and installation of six antennas; together with one replacement…

21/01694/TELCOM 6 May 2021

Within ~100m

Nearby activity

2025

2 - 14 Palmer Street London SW1H 0AP

Variation of conditions 1, 11, 13, 19, 20, 21, 22, 23 of planning permission dated 11 Mar…

25/07949/FULL 3 Nov 2025

2025 Approved

Alliance House 12 Caxton Street London SW1H 0QL

Extensions to sides and rear at third to sixth floor levels; roof extension; roof terrace…

25/05026/FULL 10 Oct 2025

2025 Approved

2 Caxton Street London SW1H 0QW

Installation of new canopies and window boxes to the windows of the restaurant facing Cax…

25/01987/LBC 19 May 2025

2025 Approved

2 Caxton Street London SW1H 0QW

Installation of new canopies and window boxes to the windows of the restaurant facing Cax…

25/01986/FULL 19 May 2025

2025 Approved

Jolly St Ermins Hotel Caxton Street London SW1H 0QW

Internal alterations to the Caxton Restaurant including redecoration, refurnishing and ad…

25/01946/LBC 15 Apr 2025

2024

66 Broadway London SW1H 0DB

Display of an externally illuminated projecting sign measuring 75cm x 75cm; two externall…

24/07594/ADV 31 Oct 2024

2024 Approved

St James's Park Underground Station 55 Broadway London SW1H 0BD

Installation of new staircase tactile paving at top and base of staircases.

24/02506/LBC 10 Jun 2024

2023 Approved

Wellington Barracks Birdcage Walk London SW1E 6HQ

Redevelopment of band practice facilities including demolition of existing rehearsal hall…

23/05458/FULL 20 Mar 2024

2023 Approved

16-18 Palmer Street London SW1H 0AD

Use of an area of the public highway measuring 7.6m x 2.2m for the placing of six tables…

23/08957/TCH 15 Feb 2024

2023 Approved

Ground Floor Broadway Complex 55 Broadway London SW1H 0BD

Installation of six mosaic panels in the ticket hall of St James's Park Underground Stati…

23/07104/LBC 23 Nov 2023

2023 Approved

21 Palmer Street London SW1H 0AD

Installation of an external enclosure to house five additional condenser units at the bas…

23/04413/FULL 10 Aug 2023

2022 Approved

2 Caxton Street London SW1H 0QW

Repair and replacement of damaged roof slates and associated lead flashing and lead roofi…

22/07896/LBC 2 Feb 2023

2022

Broadway Complex 55 Broadway London SW1H 0BD

Conversion of buildings for use as hotel (Class C1) with ancillary flexible retail, leisu…

22/06238/LBC 10 Aug 2022

2021 Approved

16-18 Palmer Street London SW1H 0AD

Use of an area of the public highway for the placing of six tables, twelve chairs, two ba…

21/08665/TCH 17 Feb 2022

2020 Approved

16-18 Palmer Street London SW1H 0AD

Use of an area of the public highway for the placing of six tables, twelve chairs, two ba…

20/07449/TCH 6 Jan 2021

2019 Approved

Broadway Complex 55 Broadway London SW1H 0BD

Conversion of buildings for use as hotel (Class C1) with ancillary flexible retail, leisu…

19/09814/LBC 23 Dec 2020

2019 Approved

Broadway Complex 55 Broadway London SW1H 0BD

Conversion of buildings for use as hotel (Class C1) with ancillary flexible retail, leisu…

19/09813/FULL 23 Dec 2020

2019 Approved

2 - 14 Palmer Street London SW1H 0AP

Demolition and redevelopment of existing building to provide a nine storey building (Base…

19/03757/FULL 11 Mar 2020

2019 Approved

16-18 Palmer Street London SW1H 0AD

Use of an area of the public highway for the placing of six tables, twelve chairs, two ba…

19/06739/TCH 10 Oct 2019

2019 Refused

St James's Park Underground Station 55 Broadway London SW1H 0BD

Display of a non illuminated sign measuring 0.9m x 3m fixed to railings for temporary per…

19/06883/ADV 18 Sep 2019

2016 Approved

84 - 86 Petty France London SW1H 9EA

Display of three halo lit fascia signs each measuring 3.7m x 0.65m; 6.5m x 0.65m; and 3.3…

16/08603/ADV 10 Oct 2016

2016 Approved

Clive House 70-78 Petty France London SW1H 9EX

Replacement of bi-folding fire exit door with new manually operating door to front facade…

16/00903/CLOPUD 2 Aug 2016

2016 Approved

84 - 86 Petty France London SW1H 9EA

Replacement shop front with relocated entrance

16/05311/FULL 26 Jul 2016

2016 Approved

Unit 14 To Unit 17 St James's Park Ltstation 55 Broadway London SW1H 0DB

Internal alterations including new signage to retail units and new flooring and replaceme…

16/04013/LBC 12 Jul 2016

2016 Approved

St James's Park LTStation 55 Broadway London SW1H 0BB

Installation of a new opaque secondary glazing within decorative bronze frames to the tic…

16/00428/LBC 16 Mar 2016

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

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.

Albany House 98 Petty France London SW1H 9EA Data via plota.co.uk

Proposal

Application progress

Documents 249

Statements & assessments 63

Plans & drawings 120

Application forms 1

Consultation & comments 35

Other documents 30

Site constraints 13

Building

Nearby new applications

Important details

Decision outlook

Public comments

Consultation & key dates

Previous applications at this address

Nearby activity