13 - 14 Portsmouth Street London WC2A 2ES Data via plota.co.uk

26/05186/CLOPUD - Certificate of Lawfulness (proposed) Refused
Admin / proceduralCommercial premises

Proposal

To confirm the basement, ground and first floors of the building is in Class E (Commercial, business and service) use and that its use for any use within Class E including a Tea Shop would not require further planning permission. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
31 Jul 2026
✗
Refused
9 Sept 2026
Appeal
Not lodged

Refused on 9 Sept 2026 · Delegated Decision · Last checked 11 Sept 2026

Documents 10

Decision & officer reports 2

PDF REFUSAL-LAWFUL USE OF DEVELOPMENT-PROP. Decision Notice · 9 Sept 2026 View ↗ PDF DELEGATED REPORT Report · 9 Sept 2026 View ↗

Plans & drawings 2

PDF SITE LOCATION PLAN Drawing · 31 Jul 2026 View ↗ PDF SITE PLAN Drawing · 31 Jul 2026 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 31 Jul 2026 View ↗ PDF FEECALCULATION Background Papers · 31 Jul 2026 View ↗

Other documents 4

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 7 Aug 2026 View ↗ PDF RECEIPT OF APPLICATION Other · 5 Aug 2026 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 31 Jul 2026 View ↗ PDF COVER LETTER Background Papers · 31 Jul 2026 View ↗

All documents on the council site ↗

Site constraints 12

Grade II* listed: The Old Curiosity Shop
List entry 1227133 · The pin is inside its outline · 10 more listed buildings within 150 m (1 Grade I, 2 Grade II*, 7 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 10 with distances
Historic England ↗
Strand 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 ↗
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 Named permitted development rights are withdrawn here.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 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 ↗
National infrastructure project 296 m away: Thames Tideway Tunnel
The site is 296 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, 629 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 41 m away: Lincoln's Inn Fields
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; Designated open space 43 m away; Town centre 85 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.

Sales history 1

Last sold for £485,000 in January 2018. Other property, freehold.

31 January 2018£485,000Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

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Important details

Council
Westminster
Application type
Certificate of Lawfulness (proposed)
Postcode
WC2A 2ES
Received
31 Jul 2026
Validated
31 Jul 2026
Ward
St James's
Case officer
Show
Target decision
25 Sept 2026
Decision
Application Refused
Decision date
9 Sept 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Newmark
Freehold owner
Show

Public comments

No public comments yet.

Last counted 11 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15102873
Planning Portal ref
PP-15102873
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
University 1 - 4 Portsmouth Street London WC2A 2ES
Installation of non- illuminated hanging and fascia signs. (Linked with 25/06886/ADV)
25/08118/LBC
2025
University 1 - 4 Portsmouth Street London WC2A 2ES
Display of non-illuminated fascia signs at student salon elevation measuring 3.71m x 0.18…
25/06886/ADV
2025
Kings Chambers 29 - 31 Portugal Street London WC2A 2HE
Replacement and addition of new external signage for both Kings Chambers and Lincolns Cha…
25/06836/LBC
2025 Approved
University 1 - 4 Portsmouth Street London WC2A 2ES
Alterations to signage and refresh/ paint window frames on the Portsmouth Street and Shef…
25/02992/LBC
2025
Clare Market London
Display of LSE logo letter on the public highway measuring 2.5m x 1.975m x 0.8m in front…
25/03308/ADV
2024
44 Lincoln's Inn Fields London WC2A 3LY
Installation of smoke extraction plant to the existing building Level 09 Roof terrace, in…
24/05449/FULL
2024
Alexandra House 33 Kingsway London WC2B 6UF
Display of internally illuminated Christmas Lights measuring 0.8m x 0.8m on 8 trees on Ki…
24/04033/ADV
2024
Clare Market London
Display of non illuminated 3D letters (LSE) measuring 2.5m X 1.975m
24/01865/ADV
2024 Approved
22 Kingsway London WC2B 6LE
Display of nineteen contravision films on glazing; one measuring 2.16m x 3.21m, fifteen m…
24/00614/ADV
2024
22 Kingsway London WC2B 6LE
Use of part of basement and ground to seventh floor as student accommodation (Sui Generis…
24/00898/FULL
2023 Approved
Royal College Of Surgeons Of England 38 - 43 Lincoln's Inn Fields London WC2A 3PE
Relocation of existing facade lighting within the ground facing Lincoln's Inn Fields to b…
23/08137/LBC
2023 Approved
Royal College Of Surgeons Of England 38 - 43 Lincoln's Inn Fields London WC2A 3PE
Relocation of existing facade lighting within the ground facing Lincoln's Inn Fields to b…
23/08136/FULL
2023 Approved
New Academic Building 54 Lincoln's Inn Fields London WC2A 3LJ
Temporary erection of vinyl column wraps and railing banners on Lincoln's Inn Fields, and…
2023/3000/A
2022 Approved
22 Kingsway London WC2B 6LE
Use of part of basement and ground to eighth floor as student accommodation (Sui Generis)…
22/06928/FULL
2023 Withdrawn
Pear Tree Cafe Lincoln's Inn Fields London WC2A 3PF
Cosmetic refurbishment to main body of cafe only. Removal of existing large access ramp &…
2023/5481/NEW
2023
6 Portugal Street London WC2A 2HJ
Display of two non-illuminated fascia signs measuring 20cm x 156cm and 24cm x 24cm; and r…
23/08435/ADV
2023
Kings Chambers 29 - 31 Portugal Street London WC2A 2HE
Removal of metal clasp nail/fixing anchors with dome shaped caps detail.
23/08007/LBC
2023 Approved
Kings Chambers 29 - 31 Portugal Street London WC2A 2HE
Replacement of the deteriorated and impaired finial situated atop the cupola dome at King…
23/05870/LBC
2023 Approved
Lincoln Chambers 2-4 Portsmouth Street London WC2A 2ES
Internal refurbishment to toilets at basement to third floor level.
23/03583/LBC
2023 Approved
22 Kingsway London WC2B 6LE
Display of nineteen non-illuminated vinyls on glazing; one measuring 212.6cm x 321.5cm; f…
23/02943/ADV
2018 Approved
Saw Swee Hock Centre 1 Sheffield Street London WC2A 2AP
Installation of an external spotlight to be fixed to the Saw Swee Hock Student Centre to…
18/08667/FULL
2018 Approved
22 Kingsway London WC2B 6LE
Display of 19 non-illuminated vinyl graphics on windows; one measuring 2.2m x 3.2m; 15 me…
18/09743/ADV
2018 Approved
Lionel Robbins Building 10 Portugal Street London WC2A 2HD
Installation of a new gateway at the exit to north elevation.
18/05266/FULL
2018 Approved
Kings Chambers 29 - 31 Portugal Street London WC2A 2HE
Internal alterations.
18/02946/LBC
2018 Refused
22 Kingsway London WC2B 6LE
Installation of telephone kiosk on the pavement.
18/00904/TELCOM
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

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

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.