20 Buckingham Street London WC2N 6EF Data via plota.co.uk

25/06652/FULL - Full Planning Permission Application Refused

Proposal

Use as 1-bedroom flat (Class C3) at lower ground floor level and HMO (sui generis) at ground, first, second and third floor level. Data via plota.co.uk

Track application Save this application and get an email when its status or decision changes. Alerts nearby Get email alerts for new planning applications near this address.
View original council record ↗Last checked

Application progress

✓
Received
17 Sept 2025
✓
Validated
23 Sept 2025
✗
Refused
14 Nov 2025
Appeal
Not lodged

Refused on 14 Nov 2025 · Delegated Decision · Last checked 18 Oct 2026

Documents 28

Decision & officer reports 2

PDF REFUSAL-FULL PP [PE] Decision Notice · 14 Nov 2025 View ↗ PDF DELEGATED REPORT Report · 14 Nov 2025 View ↗

Statements & assessments 5

PDF LOCAL FLOOD AUTHORITY RESPONSE Consultee Comment · 3 Oct 2025 View ↗ PDF DESIGN AND ACCESS AND PLANNING STATEMENT Background Papers · 23 Sept 2025 View ↗ PDF HERITAGE STATEMENT Background Papers · 23 Sept 2025 View ↗ PDF DESIGN AND ACCESS AND PLANNING STATEMENT Design and Access Statement · 17 Sept 2025 View ↗ PDF HERITAGE STATEMENT Heritage Statement · 17 Sept 2025 View ↗

Plans & drawings 7

PDF EXISTING ELEVATIONS Drawing · 17 Sept 2025 View ↗ PDF EXISTING PLANS Drawing · 17 Sept 2025 View ↗ PDF LOCATION_PLAN Drawing · 17 Sept 2025 View ↗ PDF PROPOSED PLANS L Drawing · 17 Sept 2025 View ↗ PDF PROPOSED PLANS LL Drawing · 17 Sept 2025 View ↗ PDF PROPOSED SECTION AA Drawing · 17 Sept 2025 View ↗ PDF PROPOSED SECTION BB Drawing · 17 Sept 2025 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 17 Sept 2025 View ↗ PDF FEECALCULATION Background Papers · 17 Sept 2025 View ↗

Consultation & comments 3

PDF ENVIRONMENTAL HEALTH COMMENTS Consultee Comment · 4 Nov 2025 View ↗ PDF OBJECTION Objection Comment · 27 Oct 2025 View ↗ PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 30 Sept 2025 View ↗

Other documents 9

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 30 Sept 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 30 Sept 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 30 Sept 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 30 Sept 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 30 Sept 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 30 Sept 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 23 Sept 2025 View ↗ PDF 1ST INVALID LETTER Background Papers · 23 Sept 2025 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 17 Sept 2025 View ↗

All documents on the council site ↗

Site constraints 12

Grade II* listed: 20, Buckingham Street Wc2
List entry 1066368 · The pin is inside its outline · 45 more listed buildings within 150 m (4 Grade I, 18 Grade II*, 23 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, 9 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 ↗
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.
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.
Registered park or garden 59 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 ↗
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.

Sales history 1

Last sold for £3,000,000 in August 2023. Terraced house, freehold.

22 August 2023£3,000,000

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

Building

Floor area475 m² (5,113 sq ft)
Energy ratingD (66 out of 100)
PropertyMid-terrace house
Built2024
HeatingBoiler and radiators, mains gas
WallsAverage thermal transmittance 1.28 W/m²K

From the energy performance certificate lodged in April 2025, the latest held for this property. The building may have changed since. View the certificate

Work with planning data?

Every application in Westminster - and every UK council - as a live feed, an API, or a bulk CSV export.

About Plota's data service

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
29 Jun 2026Refused

14 Buckingham Street London WC2N 6DF

Lower Ground Floor front two rooms facing Watergate Walk:- new opening between t...

26/04216/LBC

Nearby new applications

2 Nov 2026Pending

9 Henrietta Street London WC2E 8PW

Refurbishments to the ground floor entrance, alterations to the rear third floor...

26/07432/FULL
2 Nov 2026Pending

9 Henrietta Street London WC2E 8PW

Refurbishments to the ground floor entrance, alterations to the rear third floor...

26/07433/LBC
30 Oct 2026Pending

1 Upper St Martin's Lane London WC2H 9NY

Display of non-illuminated vinyl lettering and graphics to five ground-floor sho...

26/07083/ADV
30 Oct 2026Pending

1 Upper St Martin's Lane London WC2H 9NY

Installation of non-illuminated vinyl lettering to the external face of the exis...

26/07421/LBC
29 Oct 2026Pending

Fortune Theatre Russell Street London WC2B 5HH

Installation of floral arrangement on structural frame around the entrance for t...

26/07319/LBC
28 Oct 2026Pending

The Market Covent Garden London

Refurbishment of existing lanterns and installation of other external lighting t...

26/06926/LBC

Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
WC2N 6EF
Received
17 Sept 2025
Validated
23 Sept 2025
Ward
St James's
Case officer
Show
Target decision
18 Nov 2025
Decision
Application Refused
Decision date
14 Nov 2025
Decision level
Delegated Decision
Applicant
Show
Agent
Henry Planning Ltd

How this decision compares

Decided in 52 days from validation, 24 days faster than Westminster's median of 76 for full applications. Refused, as 14% 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

4comments received
4 objecting

100% object · above the UK average of 74%

36 neighbours consulted · Last counted 18 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14338349
Planning Portal ref
PP-14338349
Comments by
29 Oct 2025
Site or press notice
8 Oct 2025
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025
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 Refused
Internal alterations including the addition of two en-suites to the layout approved under…
25/04279/LBC
2025 Approved
Installation of metal staircase to front lightwell (Retrospective) (Linked 25/04282/FULL)
25/04283/LBC
2025 Approved
Installation of metal staircase to front lightwell. (Retrospective)
25/04282/FULL
2024 Withdrawn
Internal alterations.
24/04452/LBC
2023 Approved
Detailed drawings of amended interior details of the basement floor; details of a conditi…
23/07595/ADLBC
2023 Approved
Details of the flooring, including any build up pursuant to Condition 9 of listed buildin…
23/07596/ADLBC
2023
Alterations to internal layout.
23/07836/LBC
2022
Restoration works including internal alterations and associated external works in relatio…
22/05350/LBC
2022
Use of the property as a single, self-contained family dwelling (Class C3) and associated…
22/05349/FULL
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 Approved
2 Villiers Street London WC2N 6NQ
Display of one externally illuminated fascia sign (letters only) 2.96m x 0.7m and one ext…
25/05969/ADV
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
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 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 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
2025 Approved
18 - 20 York Buildings London WC2N 6JU
Display for a temporary period of six months of a non-illuminated board attached to the r…
25/02775/AD7
2024
34 John Adam Street London WC2N 6HW
Alterations to boundary wall and external wall for the installation of a new fire main
24/08224/FULL
2024
York Place London WC2N 6HW
Installation of new security gates and associated works at both ends of York Place at jun…
24/08033/FULL
2024
18 Buckingham Street London WC2N 6DU
Cleaning of brickwork; redecoration of previously decorated parts; like-for-like repairs…
24/06536/LBC
2018 Withdrawn
2-3 Robert Street London WC2N 6BH
Variation of condition 1 of planning permission dated 03 July 2018 (RN: 17/11409/FULL) fo…
18/06274/FULL
2018 Approved
Villiers Street London
Display of festive lights supported by catenary wires along Villiers Street.
18/08803/ADV
2018 Approved
29 Villiers Street London WC2N 6ND
Installation of timber double glazed windows to rear elevation, and associated repairs. (…
18/06902/FULL
2018 Approved
25 Villiers Street London WC2N 6ND
Use of an area of the public highway measuring 3.3m x 0.67m for the placing of one table…
18/07449/TCH
2018 Refused
47 Villiers Street London WC2N 6NE
Use of Watergate Walk for the placing of tables and chairs, umbrellas, grill servery, win…
18/06559/TCH
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 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.