14 Buckingham Street London WC2N 6DF Data via plota.co.uk

26/04216/LBC - Listed Building Consent Application Refused
Extensions & alterationsListed buildingsUtility infrastructure

Proposal

Lower Ground Floor front two rooms facing Watergate Walk:- new opening between two rooms, installation of air handling equipment to ceiling with suspended ceiling and intake extract in end wall. (Linked with 26/04274/FULL) Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
25 Jun 2026
✓
Validated
29 Jun 2026
✗
Refused
25 Aug 2026
Appeal
Not lodged

Refused on 25 Aug 2026 · Delegated Decision · Last checked 26 Aug 2026

Documents 31

Decision & officer reports 2

PDF REFUSAL-LISTED BUILDING CONSENT [PE] Decision Notice · 25 Aug 2026 View ↗ PDF DELEGATED REPORT Report · 25 Aug 2026 View ↗

Statements & assessments 4

PDF NOISE ASSESSMENT REPORT Noise impact assessment · 29 Jun 2026 View ↗ PDF DESIGN AND ACCESS STATEMENT Design and Access Statement · 25 Jun 2026 View ↗ PDF HERITAGE STATEMENT Heritage Statement · 25 Jun 2026 View ↗ PDF DESIGN ASSESSMENT Design and Access Statement · 25 Jun 2026 View ↗

Plans & drawings 15

PDF 2538 08A - EXISTING INTERNAL ELEVATIONS SHEET 3 OF 3 Drawing · 29 Jun 2026 View ↗ PDF 2538 07A - EXISTING INTERNAL ELEVATIONS SHEET 2 OF Drawing · 29 Jun 2026 View ↗ PDF 2538 06A - EXISTING INTERNAL ELEVATIONS SHEET 1 OF 3 Drawing · 29 Jun 2026 View ↗ PDF 2538 05A - EXISTING PLANS AND ELEVATIONS Drawing · 29 Jun 2026 View ↗ PDF 2538 01 - SITE LOCATION PLAN Location Plan · 25 Jun 2026 View ↗ PDF 2538 05 - EXISTING PLANS AND ELEVATIONS Drawing · 25 Jun 2026 View ↗ PDF 2538 06 - EXISTING INTERNAL ELEVATIONS SHEET 1 OF 3 Drawing · 25 Jun 2026 View ↗ PDF 2538 07 - EXISTING INTERNAL ELEVATIONS SHEET 2 OF 3 Drawing · 25 Jun 2026 View ↗ PDF 2538 08 - EXISTING INTERNAL ELEVATIONS SHEET 3 OF 3 Drawing · 25 Jun 2026 View ↗ PDF 2538 10 - PROPOSED PLANS AND ELEVATIONS Drawing · 25 Jun 2026 View ↗ PDF 2538 11 - PROPOSED INTERNAL ELEVATIONS SHEET 1 OF 3 Drawing · 25 Jun 2026 View ↗ PDF 2538 12 - PROPOSED INTERNAL ELEVATIONS SHEET 2 OF 3 Drawing · 25 Jun 2026 View ↗ PDF 2538 13 - PROPOSED INTERNAL ELEVATIONS SHEET 3 OF 3 Drawing · 25 Jun 2026 View ↗ PDF VTC240-M02-P06-MAIN SEATING AREA Drawing · 25 Jun 2026 View ↗ PDF VTC240-M03-P03-EXTERNAL ELEVATION Drawing · 25 Jun 2026 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 25 Jun 2026 View ↗

Consultation & comments 4

PDF HISTORIC ENGLAND COMMENT Consultee Comment · 14 Jul 2026 View ↗ PDF HISTORIC ENGLAND COMMENT Consultee Comment · 14 Jul 2026 View ↗ PDF ECNSLT-STD EXT CONSULTEES Background Papers · 4 Jul 2026 View ↗ PDF CNSLT-CONSULTEE CLOUD STD Background Papers · 4 Jul 2026 View ↗

Other documents 5

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 4 Jul 2026 View ↗ PDF 1ST INVALID LETTER Background Papers · 29 Jun 2026 View ↗ PDF RECEIPT OF APPLICATION Other · 26 Jun 2026 View ↗ PDF 1ST INVALID LETTER Background Papers · 26 Jun 2026 View ↗ PDF GORDONS WINE BAR - KHP STRUCT MARK UP REVB Background Papers · 25 Jun 2026 View ↗

All documents on the council site ↗

Associated applications 2

Site constraints 13

Grade II* listed: 13, Buckingham Street Wc2
List entry 1066366 · The pin is inside its outline · 45 more listed buildings within 150 m (4 Grade I, 15 Grade II*, 25 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 45 with distances
Historic England ↗
Adelphi 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.
In flood zones plus climate change
Inside the extent flood zones 2 and 3 could reach with climate change: the Central allowance for the 2080s on rivers, the Upper End allowance for sea level rise to 2125. From the sea. Defences are not counted.
The Environment Agency flood map for planning. Councils use it to decide when a flood risk assessment and the sequential test are needed. It is indicative and does not show whether a particular property will flood.
Flood map ↗
National infrastructure project: Thames Tideway Tunnel
The site is inside 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, the site is inside its boundary).
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 ↗
Archaeological priority area: City of Westminster APA 1.2
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.
Registered park or garden 24 m away: Victoria Embankment Gardens
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 24 m away: Deciduous woodland.
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.

Building

Floor area2,221 m² (23,907 sq ft)
Energy ratingC (asset rating 61)
UseB1 Offices and Workshop businesses
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in November 2018, the latest held for this property. The building may have changed since. View the certificate

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Other new applications on this street

5 Oct 2026Pending

Flat 5 19 Buckingham Street London WC2N 6EG

Replacement of an air conditioning unit to lightwell wall at fourth floor level ...

26/06764/LBC

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Flat 5 19 Buckingham Street London WC2N 6EG

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3 Sept 2026Pending

430 Strand London WC2R 0QN

Display of internally illuminated fascia sign measuring 0.15m x 1.50m and two in...

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5 Oct 2026Pending

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Retrospective consent sought for new internally located illuminated signage and ...

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2 Oct 2026Pending

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External alterations. (Linked to 26/06761/LBC)

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Important details

Council
Westminster
Application type
Listed Building Consent Application
Postcode
WC2N 6DF
Received
25 Jun 2026
Validated
29 Jun 2026
Case officer
Show
Target decision
24 Aug 2026
Decision
Application Refused
Decision date
25 Aug 2026
Decision level
Delegated Decision
Applicant
Show
Agent
MKA Architects LTD
Freehold owner
Show

How this decision compares

Decided in 57 days from validation, about the council's usual 55 days. Refused, as 12% of extensions here are.

56%decided within 8 weeks
88%approved
1,675decided 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.

Last counted 26 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15039981
Planning Portal ref
PP-15039981
Comments by
5 Aug 2026
Site or press notice
15 Jul 2026
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
Charing Cross Station Strand London WC2N 5HS
Alterations to shopfronts of retail units 17 and 18 within station concourse.
25/08336/LBC
2025
11 Adelphi Terrace WC2N 6BJ
Connection of 11 Adelphi Terrace to 2-3 Robert Street at lower basement level, installati…
25/07873/LBC
2025
11 Adelphi Terrace WC2N 6BJ
Connection of 11 Adelphi Terrace to 2-3 Robert Street at lower basement level, installati…
25/07872/FULL
2025 Approved
2 Villiers Street London WC2N 6NQ
Installation of a new staircase over existing stairs to basement and new level gate secur…
25/06009/LBC
2025 Approved
2 Villiers Street London WC2N 6NQ
Alterations to ground floor elevation to provide a new shopfront.
25/05968/FULL
2025 Approved
2 Villiers Street London WC2N 6NQ
Alterations to ground floor elevation to provide a new shopfront. Installation of one ext…
25/05972/LBC
2025 Refused
49 Villiers Street London WC2N 6NE
Display of non illuminated A-frame board measuring 1.1m x 0.65m placed on pavement.
25/04592/ADV
2025 Approved
49 Villiers Street London WC2N 6NE
Display of non illuminated projecting sign measuring 0.6m x 0.6m.
25/07402/ADV
2025
8 Buckingham Street London WC2N 6BX
Proposed repainting of the front elevation.
25/07007/LBC
2025
20 Buckingham Street London WC2N 6EF
Change of use of house into a 1-bedroom flat at lower ground floor level and a 9-bed, 9-p…
25/06819/LBC
2025
Charing Cross Hotel Strand London WC2N 5HX
Door replacement and blocking up of 5 windows at ground, mezzaine and first floor levels…
25/06655/FULL
2025
Charing Cross Hotel Strand London WC2N 5HX
Door replacement and blocking up of 5 windows at ground, mezzaine and first floor levels…
25/06656/LBC
2025
20 Buckingham Street London WC2N 6EF
Change of use of house into a 1-bedroom flat at lower ground floor level and a 9-bed, 9-p…
25/06652/FULL
2025 Approved
Flat 5 19 Buckingham Street London WC2N 6EG
Retention of an air conditioning unit to lightwell wall at fourth floor level to north we…
25/05227/LBC
2025 Approved
Charing Cross Station Strand London WC2N 5HS
External alterations to Villiers Street facade including replacement of partially louvere…
25/04716/LBC
2025 Refused
20 Buckingham Street London WC2N 6EF
Internal alterations including the addition of two en-suites to the layout approved under…
25/04279/LBC
2025 Approved
20 Buckingham Street London WC2N 6EF
Installation of metal staircase to front lightwell (Retrospective) (Linked 25/04282/FULL)
25/04283/LBC
2025 Approved
20 Buckingham Street London WC2N 6EF
Installation of metal staircase to front lightwell. (Retrospective)
25/04282/FULL
2025 Approved
47 Villiers Street London WC2N 6NE
Use of five areas of Watergate Walk for the placing of 50 tables, 168 chairs, 2 serveries…
25/02970/TCH
2025
Charing Cross Station Strand London WC2N 5HS
Internal floor remedial works within units 17 and 18 located in the south eastern corner…
25/03479/LBC
2019 Approved
28 - 32 John Adam Street London WC2N 6HL
External redecoration works.
19/03514/FULL
2019 Approved
29 Villiers Street London WC2N 6ND
Display of 1 halo illuminated fasica sign measuring 0.79m x 2.99m, 1 halo and edge illumi…
19/03806/ADV
2019 Approved
28 - 32 John Adam Street London WC2N 6HL
Display of three externally illuminated fascia signs each measuring 2m x 0.12m; 2.7m x 0…
19/03535/ADV
2019 Approved
25 Villiers Street London WC2N 6ND
Display of promotional flags supported by existing catenery wires at 9 locations along th…
19/03517/ADV
2019 Approved
39-41 Villiers Street London WC2N 6NE
Use of an area of the public highway measuring 5.4m x 0.75m for the placing of three tabl…
19/02776/TCH
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Other 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

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

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.

Freehold owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.