1 Victoria Street London SW1H 0ET Data via plota.co.uk

25/09079/NMA - Non-material amendments Approved

Proposal

Amendments to planning permission dated 08th November 2024 (RN ) for 'Retention of two storey basement and demolition of existing building above ground level. Construction to provide a building comprising retained basement, ground and nine upper floors for use as retail, restaurant, leisure/experience, medical (Class E (a) (b) (c) (d) (e)) and office (Class E(g)(i)) uses together with associated ancillary spaces to those uses. Provision of public realm enhancements, including new landscaping. Provision of short and long stay cycle parking, on-site servicing, refuse storage, plant and other ancillary and associated works'. Namely reduction in photovoltaics, landscape re-design at junction of Victoria Street and Great Smith Street, changes to Victoria Street elevation materials and internal adjustments to the basement cycle store layout. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
15 Dec 2025
✓
Approved
30 Apr 2026

Approved on 30 Apr 2026 · Delegated Decision · Last checked 3 Oct 2026

Documents 49

Decision & officer reports 2

PDF GRANT NON MATERIAL AMENDMENT Decision Notice · 30 Apr 2026 View ↗ PDF DELEGATED REPORT Report · 30 Apr 2026 View ↗

Statements & assessments 3

PDF DESIGN REPORT Design and Access Statement · 24 Apr 2026 View ↗ PDF DESIGN & ACCESS STATEMENT Superseded document · 15 Dec 2025 View ↗ PDF DESIGN & ACCESS STATEMENT Superseded document · 15 Dec 2025 View ↗

Plans & drawings 40

PDF PROPOSED EAST & NORTH-EAST ELEVATION Drawing · 24 Apr 2026 View ↗ PDF PROPOSED SOUTH ELEVATION Drawing · 24 Apr 2026 View ↗ PDF PROPOSED WEST ELEVATION Drawing · 24 Apr 2026 View ↗ PDF PROPOSED NORTH ELEVATION Drawing · 24 Apr 2026 View ↗ PDF PROPOSED ROOF PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED LOWER GROUND FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED BASEMENT LEVEL 3 PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED BASEMENT LEVEL 2 PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED BASEMENT LEVEL 1 PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED NINTH FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED EIGHTH FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED SEVENTH FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED SIXTH FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED FIFTH FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED FOURTH FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED THIRD FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED SECOND FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED FIRST FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED GROUND FLOOR PLAN Drawing · 24 Apr 2026 View ↗ PDF PROPOSED GROUND FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED FIRST FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED SECOND FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED THIRD FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED FOURTH FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED FIFTH FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED SIXTH FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED SEVENTH FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED EIGHTH FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED NINTH FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED BASEMENT LEVEL 1 PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED BASEMENT LEVEL 2 PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED BASEMENT LEVEL 3 PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED LOWER GROUND FLOOR PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED ROOF PLAN Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED NORTH ELEVATION Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED WEST ELEVATION Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED SOUTH ELEVATION Superseded document · 15 Dec 2025 View ↗ PDF PROPOSED EAST & NORTH-EAST ELEVATION Superseded document · 15 Dec 2025 View ↗ PDF PLANNING DRAWING REGISTER Drawing · 15 Dec 2025 View ↗ PDF SITE LOCATION PLAN Drawing · 15 Dec 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 15 Dec 2025 View ↗

Other documents 3

PDF RECEIPT OF APPLICATION Other · 18 Feb 2026 View ↗ PDF ACK - NON-MATERIAL AMENDMENT Background Papers · 18 Feb 2026 View ↗ PDF PLANNING LETTER Background Papers · 15 Dec 2025 View ↗

All documents on the council site ↗

Associated applications 9

Site constraints 14

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 ↗
National infrastructure project 345 m away: Thames Tideway Tunnel
The site is 345 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, 501 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.
World heritage site 80 m away: Palace of Westminster, Westminster Abbey and St. Margaret's Church
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 ↗
12 listed buildings within 150 m
Nearest: Orchard House, Grade II, 54 m away · 1 Grade II*, 11 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 12 with distances
Historic England ↗
Also on the record
Conservation area 47 m away: Peabody Estates: South Westminster; Scheduled monument 238 m away: The Chapter House and Pyx Chamber in the abbey cloisters, Westminster Abbey; Inside the City of Westminster built-up area; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square; Town centre 69 m away: Victoria Street.
Not affected
Not green belt

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
Non-material amendments
Postcode
SW1H 0ET
Received
15 Dec 2025
Validated
15 Dec 2025
Ward
St James's
Case officer
Show
Target decision
12 Jan 2026
Decision
Application Permitted
Decision date
30 Apr 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Newmark

How this decision compares

Decided in 136 days from validation, 83 days slower than Westminster's median of 53 for amendments. Approved, as 90% of amendments here are.

56%decided within 8 weeks
90%approved
433decided in the last year

Plota live figures for amendments decided by Westminster in the last twelve months, from validation. Westminster decision record →

Public comments

No public comments yet.

Last counted 3 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14565524
Planning Portal ref
PP-14565524
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025
Detailed Noise Assessment Report pursuant to condition 17 of planning permission dated 8t…
25/08201/ADFULL
2025
Details of a supplementary acoustic report pursuant to condition 15 of planning permissio…
25/08200/ADFULL
2025
Details of typical bay studies for each elevation, showing façade build out, including gl…
25/06643/ADFULL
2025
Details of Code of Construction Practice pursuant to condition 3 (C) of planning permissi…
25/06609/ADFULL
2025 Approved
Detailed sample of the facing materials you will use, including glazing, and elevations a…
25/05816/ADFULL
2025 Approved
Details of a Drainage Strategy; pursuant to condition 48 of planning permission dated 8th…
25/01690/ADFULL
2025
Amendments to planning permission dated 8th November 2024 (RN 24/00977/FULL) for the Rete…
25/03431/NMA
2025
Amendments to planning permission dated 8th November 2024 (RN:24/00977/FULL) for Retentio…
25/02600/NMA
2025
Details of a detailed Circular Economy Statement including a site waste management plan p…
25/02598/ADFULL
2025
Details of Code of Construction Practice Appendix A for Earthwork and Piling Phase only p…
25/01526/ADFULL
2025
Details of Whole Life Carbon Assessment pursuant to Condition 45 (part a), partial discha…
25/01060/ADFULL
2024 Approved
Details of Code of Construction Practice for demolition phase only pursuant to Condition…
24/08852/ADFULL
2025
Details of a site investigation and remediation strategy pursuant to Condition 49 of plan…
25/00047/ADFULL
2024
Retention of two storey basement and demolition of existing building above ground level…
24/00977/FULL
2023
Request for a scoping opinion under Regulation 15 of The Town and Country Planning (Envir…
23/07875/EIASCO
2021 Approved
Installation of one additional security camera on Great Smith Street elevation.
21/01955/FULL
2020 Approved
Relocation of existing telephone kiosk measuring 0.92m X 2.461m.
20/05987/FULL
2020 Approved
Enhancement of existing external security provision: replacement of existing external veh…
20/04937/FULL
2020 Approved
Display of one internally illuminated digital screen measuring 2.37m x 1.34m
20/01232/ADV
2019 Approved
Detailed drawings of the method of fixing and CCTV brackets pursuant to condition 4 of pl…
19/00366/ADFULL
2018 Approved
Installation of CCTV cameras.
18/06873/FULL
2018 Refused
Installation of a telephone kiosk on the pavement.
18/00919/TELCOM
2017 Refused
Installation of a public call box.
17/01517/TELCOM
Within ~100m

Nearby activity

2025
10 Victoria Street London SW1H 0NN
Request for a screening opinion under Regulation 6 of the Town and Country Planning (Envi…
25/07754/EIASCR
2025 Refused
Retail Unit 2 19 Dacre Street London SW1H 0DJ
Display of non-illuminated A Board measuring 0.9m x 0.6m
25/03092/ADV
2024
Retail Unit 2 19 Dacre Street London SW1H 0DJ
Display of non illuminated 4.5m X 0.45m and non illuminated hanging sign measuring 0.5m X…
24/09080/ADV
2024
19 Dacre Street London SW1H 0DJ
Installation of two air conditioning units within a mechanical plant enclosure located at…
24/06599/FULL
2024 Approved
20 Victoria Street London SW1H 0NB
Display of two internally illuminated fascia signs measuring 75cm x 359cm.
24/01409/ADV
2023 Approved
Heron House 10 Dean Farrar Street London SW1H 0DX
Display of an internally illuminated fascia sign measuring 0.45m x 2m and a non-illuminat…
23/08413/ADV
2023 Withdrawn
A Block Peabody Estate Abbey Orchard Street London SW1P 2LJ
T1 Serviceberry Small Young tree maintenanceT2 Rowan Small Young tree maintenanceT3 White…
23/06541/TCA
2023 Approved
A Block Peabody Estate Abbey Orchard Street London SW1P 2LJ
T8 1 x London plane - Crown lift 2.4mT14 1 x London plane - Crown lift 2.4m. Cut back fro…
23/06655/TPO
2023 Approved
N I O C House 4 - 8 Victoria Street London SW1H 0NE
Variation of condition 1 of planning permission dated 30 May 2022 (RN:22/02156/FULL) for…
23/02220/FULL
2022 Approved
N I O C House 4 - 8 Victoria Street London SW1H 0NE
Variation of condition 1 of planning permission dated 26 May 2021 (RN: 21/01109/FULL) (wh…
22/02156/FULL
2022 Approved
A Block Peabody Estate Abbey Orchard Street London SW1P 2LJ
1 x London plane T9: crown reduce by up to 3m all round1 x London plane T10: crown reduce…
22/01473/TPO
2022 Approved
A Block Peabody Estate Abbey Orchard Street London SW1P 2LJ
1 x rowan T2: undertake formative pruning in accordance with Section 7.4 of BS3990 (2010)…
22/01789/TCA
2022 Refused
Second Floor To Fourth Floor N I O C House 4 - 8 Victoria Street London SW1H 0NE
Installation of two externally illuminated advertising panels at first floor level measur…
22/01330/ADV
2021 Approved
Ground Floor Heron House 10 Dean Farrar Street London SW1H 0DX
Display of one internally illuminated fascia sign on the Dean Farrar Street elevation mea…
21/07708/ADV
2022 Refused
N I O C House 4 - 8 Victoria Street London SW1H 0NE
Temporary decorative scaffold shroud screen printed onto pvc comprising a 1:1 image of th…
22/00741/ADV
2021 Approved
Dacre House 19 Dacre Street London SW1H 0DH
Variation of Conditions 1 and 19 of planning permission dated 12 October 2017 (RN: 17/013…
21/05212/FULL
2021 Approved
Ground Floor Heron House 10 Dean Farrar Street London SW1H 0DX
Installation of entrance at ground floor level, canopy and ramp access.
21/06134/FULL
2021 Approved
Ground Floor Heron House 10 Dean Farrar Street London SW1H 0DX
Display of non-illuminated hoarding signage measuring 3.9m x 9.3m for a temporary period…
21/06899/ADV
2021 Withdrawn
Ground Floor Heron House 10 Dean Farrar Street London SW1H 0DX
Display of an internally illuminated fascia sign and artificial green wall on the Dean Fa…
21/06135/ADV
2021 Approved
N I O C House 4 - 8 Victoria Street London SW1H 0NE
Variation of condition 1, 6 and 13 and removal of condition 8 and 18 of planning permissi…
21/01109/FULL
2016 Approved
Bus Shelter Outside 6 Victoria Street London
Display of a double-sided advertisement panel consisting of 2 LED screens positioned back…
16/10565/ADV
2016 Approved
21 Tothill Street London SW1H 9LL
Variation of Condition 1 and removal of of Condition 6 of planning permission dated 1 Aug…
16/09804/FULL
2016 Approved
21 Tothill Street London SW1H 9LL
Installation of replacement rear glazed curtain wall.
16/08485/FULL
2016 Approved
21 Tothill Street London SW1H 9LL
Use of the building as a hotel (Class C1) and cafe (Sui Generis) at part ground floor lev…
16/01895/FULL
2016 Approved
4 Victoria Street London
Display of a double sided advertisement panel consisting of 1 LED screen and 1 static int…
16/01147/ADV
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

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