42 - 44 Beak Street London W1F 9RH Data via plota.co.uk

25/06226/FULL - Full Planning Permission Application Approved

Proposal

Installation of a replacement entrance door and the formation of an additional new entrance at ground floor level; associated alterations to the ground floor facade and the installation of plant and related mechanical equipment at roof level. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
2 Sept 2025
✓
Consultation
10 Sept 2025
✓
Approved
28 Oct 2025

Approved on 28 Oct 2025 · Delegated Decision · Last checked 18 Oct 2026

Documents 25

Decision & officer reports 2

PDF GRANT OF FULL PP [PE] Decision Notice · 28 Oct 2025 View ↗ PDF DELEGATED REPORT Report · 28 Oct 2025 View ↗

Statements & assessments 3

PDF DESIGN & ACCESS STATEMENT Design and Access Statement · 2 Sept 2025 View ↗ PDF HERITAGE STATEMENT Heritage Statement · 2 Sept 2025 View ↗ PDF SUSTAINABLE DESIGN STATEMENT Background Papers · 2 Sept 2025 View ↗

Plans & drawings 9

PDF SITE PLAN Drawing · 2 Sept 2025 View ↗ PDF BLOCK PLAN Drawing · 2 Sept 2025 View ↗ PDF STRIP OUT LAYOUT ROOF LEVEL Drawing · 2 Sept 2025 View ↗ PDF EXISTING - ELEVATION A - BEAK STREET Drawing · 2 Sept 2025 View ↗ PDF EXISTING - ELEVATION B - BRIDLE LANE Drawing · 2 Sept 2025 View ↗ PDF EXISTING ROOF PLAN Drawing · 2 Sept 2025 View ↗ PDF PROPOSED ROOF PLAN AC VENT LAYOUT ROOF LEVEL Drawing · 2 Sept 2025 View ↗ PDF PROPOSED - ELEVATION A - BEAK STREET Drawing · 2 Sept 2025 View ↗ PDF PROPOSED - ELEVATION B - BRIDLE LANE Drawing · 2 Sept 2025 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 2 Sept 2025 View ↗ PDF FEECALCULATION Background Papers · 2 Sept 2025 View ↗

Consultation & comments 1

PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 10 Sept 2025 View ↗

Other documents 8

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 10 Sept 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 10 Sept 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 10 Sept 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 9 Sept 2025 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 2 Sept 2025 View ↗ PDF COVERING LETTER Background Papers · 2 Sept 2025 View ↗ PDF ACOUSTIC REPORT Background Papers · 2 Sept 2025 View ↗ PDF MECHANICAL SCHEDULES Background Papers · 2 Sept 2025 View ↗

All documents on the council site ↗

Associated applications 3

Site constraints 11

Soho 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.
Protected view corridor: 4A.2 Primrose Hill summit to the Palace of Westminster
Inside the landmark viewing corridor of a protected vista. A building that rises above the corridor's threshold height should be refused. How high that is depends on where along the view the site is.
The London Plan (policy HC4) designates strategic views, and the Mayor's London View Management Framework (March 2012) gives 13 of them a protected vista toward St Paul's Cathedral, the Palace of Westminster or the Tower of London. A vista has a threshold height that rises or falls with the line of sight. In the landmark viewing corridor, a building above it would harm the view and should be refused. In the wider setting consultation area around the corridor, a building above it is referred for consultation and its effect on the view is judged. The threshold changes along each view and is set out in the framework. A revised framework is out for consultation until 4 December 2026 and is not yet in force.
London View Management Framework ↗
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.
42 listed buildings within 150 m
Nearest: 23, Great Pulteney Street W1, Grade II, 11 m away · 3 Grade II*, 39 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 42 with distances
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.
National infrastructure project 846 m away: Thames Tideway Tunnel
The site is 846 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, 133 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 ↗
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.
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 area183 m² (1,970 sq ft)
Energy ratingB (asset rating 40)
UseOffices and Workshop Businesses
HeatingAir Conditioning

From the energy performance certificate lodged in September 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
W1F 9RH
Received
2 Sept 2025
Validated
2 Sept 2025
Ward
West End
Case officer
Show
Target decision
28 Oct 2025
Decision
Application Permitted
Decision date
28 Oct 2025
Decision level
Delegated Decision
Applicant
Show
Agent
Maddox and Associates Ltd

How this decision compares

Decided in 56 days from validation, 20 days faster 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.

22 neighbours consulted · Last counted 18 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14213497
Planning Portal ref
PP-14213497
Comments by
8 Oct 2025
Site or press notice
10 Sept 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 Approved
35 Broadwick Street London W1F 0DH
Installation of new shopfront to Broadwick Street and Lexington Street
25/05412/FULL
2025
35 Broadwick Street London W1F 0DH
Display of non illuminated haording sign measuring 4.1m x 8.5m.
25/07501/ADV
2025 Refused
50 - 54 Beak Street London W1F 9RN
Alterations to the existing shopfront, including reduction in height of stallrisers to gr…
25/05567/FULL
2025
Ground Floor 36 Great Pulteney Street London W1F 9NT
Use of ground and lower ground floors to display works of art (Class F.1).
25/06630/FULL
2025
1 Silver Place London W1F 0JW
Repairs and alterations to ground floor shopfront stallrisers to No. 1 and No. 2 Silver P…
25/06425/FULL
2025 Approved
5 - 7 Carnaby Street London W1F 9PB
Display of non-illuminated blade sign on a spring mount measuring 0.7m x 0.7m
25/05482/ADV
2025
Unlimited House 10 Great Pulteney Street London W1F 9NB
Partial demolition, refurbishment, and extension of the existing building to provide a ba…
25/05858/FULL
2025 Approved
35 Broadwick Street London W1F 0DH
Display of two halo illuminated fascia signs both measuring 1.1m x 0.3m.
25/05413/ADV
2025 Approved
45 Beak Street London W1F 9SD
Display of non illuminated fascia sign measuring 1.035m X 0.235m, non illuminated project…
25/03814/ADV
2025 Approved
54 Marshall Street London W1F 9BH
Display of a halo illuminated (letters only) fascia sign measuring 5.0m x 0.27m and an in…
25/03829/ADV
2025 Approved
Christmas Decorations Carnaby Street London W1F 9PB
Display of Christmas Decorations on the Carnaby Estate at Carnaby Street, Kingly Street…
25/03699/ADV
2025
54 Marshall Street London W1F 9BH
Erection of single storey roof extension to provide additional Class E floorspace; replac…
25/03688/FULL
2025 Approved
45 Lexington Street London W1F 9AN
Installation of plant and associated noise attenuation comprising two HVAC units mounted…
25/02114/FULL
2025
56B Carnaby Street London W1F 9PX
Display of non illuminated fascia and hanging sings measuring 1.29m x 0.19 and 0.60m x 0…
25/03442/ADV
2025
Ground Floor East 60 - 62 Broadwick Street London W1F 7AN
Display of non illuminated painted door sign measuring 3.87m X 2.025m (Ground floor eleva…
25/03250/ADV
2025
45 Lexington Street London W1F 9AN
Installation of plant and associated noise attenuation comprising 2 x HVAC units mounted…
25/02115/LBC
2025
3 - 4 Carnaby Street London W1F 9QG
Display of 2 x Black metal internally illuminated fascia sign, measuring 0.846mm x 0.2mm
25/01173/ADV
2025
Ground Floor Rear 44 Lexington Street London W1F 0LW
Refurbishment works to the annex at the rear of 44 Lexington Street, reinstating the roof…
25/00553/FULL
2025
Ground Floor Rear 44 Lexington Street London W1F 0LW
Refurbishment works to the annex at the rear of 44 Lexington Street, reinstating the roof…
25/00554/LBC
2024 Approved
21 Great Pulteney Street London W1F 9NG
Display of non-illuminated canvas awnings with lettering measuring 5m X 1.2m, 3.19m X 1.2…
24/08667/ADV
2020 Approved
Basement And Ground Floor 5 - 7 Carnaby Street London W1F 9PB
Dual/alternative use of part of the basement at the rear of 5-7 Carnaby Street for either…
20/05231/FULL
2020 Refused
79 Beak Street London W1F 9SU
Retention of four alarm boxes on front facade
20/05210/LBC
2020 Refused
79 Beak Street London W1F 9SU
Retention of four alarm boxes on front facade
20/05209/FULL
2020 Approved
10 Golden Square London W1F 9JA
Display for a temporary period of six months of a non-illuminated estate agent board loca…
20/06308/AD7
2020 Approved
First To Fourth Floor Rooms 9 Golden Square London W1F 9HZ
Infill extension to existing lightwell at first floor level, to provide additional reside…
20/04577/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

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.