31 St James's Place London SW1A 1NR Data via plota.co.uk

25/04514/FULL - Full Planning Permission Application Withdrawn

Proposal

Installation of three external wall mounted air conditioning units on the western elevation at below ground floor level. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
1 Jul 2025
−
Withdrawn
30 Oct 2025

Withdrawn on 30 Oct 2025 · Last checked 19 Oct 2026

Documents 21

Statements & assessments 3

PDF NOISE REPORT Acoustic report · 1 Jul 2025 View ↗ PDF HERITAGE STATEMENT Design and Access Statement · 1 Jul 2025 View ↗ PDF FIRE SAFETY REASONABLE EXEMPTION STATEMENT Background Papers · 1 Jul 2025 View ↗

Plans & drawings 9

PDF LOCATION PLAN Location Plan · 1 Jul 2025 View ↗ PDF EXISTING BASEMENT & GROUND FLOOR Drawing · 1 Jul 2025 View ↗ PDF EXISTING FLOOR PLANS Drawing · 1 Jul 2025 View ↗ PDF EXISTING ROOF PLAN Drawing · 1 Jul 2025 View ↗ PDF PROPOSED SIDE ELEVATIONS Drawing · 1 Jul 2025 View ↗ PDF PROPOSED BASEMENT & GROUND FLOOR Drawing · 1 Jul 2025 View ↗ PDF PROPOSED FLOOR PLANS Drawing · 1 Jul 2025 View ↗ PDF WEST ELEVATION STREET VIEW Drawing · 1 Jul 2025 View ↗ PDF EXISTING SIDE ELEVATIONS Drawing · 1 Jul 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 1 Jul 2025 View ↗

Consultation & comments 1

PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 14 Jul 2025 View ↗

Other documents 7

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 14 Jul 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 14 Jul 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 14 Jul 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 14 Jul 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 2 Jul 2025 View ↗ PDF SPECIFICATION Background Papers · 1 Jul 2025 View ↗ PDF INTERNAL UNITS PRODUCT Background Papers · 1 Jul 2025 View ↗

All documents on the council site ↗

Site constraints 13

Grade II listed: 31, St James's Place Sw1
List entry 1235762 · The pin is inside its outline · 54 more listed buildings within 150 m (8 Grade I, 11 Grade II*, 35 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 54 with distances
Historic England ↗
St James's 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.
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 ↗
National infrastructure project 626 m away: Thames Tideway Tunnel
The site is 626 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, 441 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.
Registered park or garden 98 m away: Green Park
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 6a (excellent), TfL 2023, for the 100 m square; Town centre 85 m away: West End; Metropolitan Open Land 94 m away.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 1 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 area317 m² (3,412 sq ft)
Energy ratingD (asset rating 91)
UseB1 Offices and Workshop businesses
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in October 2013, 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

9 Jul 2026Approved

29 St James's Place London SW1A 1NR

Details of new door pursuant to condition 3 of listed building consent dated 30 ...

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18 Sept 2026Pending

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26 Aug 2026Pending

The Dukes 34 - 38 St James's Place London SW1A 1NS

External alterations including external handrails and lighting to the main entra...

26/05859/FULL
23 Jul 2026Approved

10 St James's Place London SW1A 1NP

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26/04901/LBC

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
SW1A 1NR
Received
1 Jul 2025
Validated
1 Jul 2025
Ward
St James's
Case officer
Show
Target decision
26 Aug 2025
Decision
Application Withdrawn
Decision date
30 Oct 2025
Applicant
Show
Agent
Rapleys LLP
Freehold owner
Show

Public comments

No public comments yet.

13 neighbours consulted · Last counted 19 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14126839
Planning Portal ref
PP-14126839
Comments by
13 Aug 2025
Site or press notice
23 Jul 2025
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025
Installation of three external wall mounted air conditioning units on the western elevati…
25/04515/LBC
Within ~100m

Nearby activity

2025
Flat 5 25 St James's Place London SW1A 1NH
Replacement pergola and screen enclosures on roof terrace.
25/07461/FULL
2025
28 St James's Place London SW1A 1NR
T1 Himalayan birch: Fell Justification for Removal: The Betula pendula (Silver Birch) has…
25/07179/TCA
2025
The Dukes 34 - 38 St James's Place London SW1A 1NS
Excavation of lift pit at basement level. 37 - 38 St James's Place
25/06407/FULL
2025
7 St James's Place London SW1A 1NP
External and internal alterations, including replacing air conditioning units; replacing…
25/05599/LBC
2025
7 St James's Place London SW1A 1NP
External alterations, including replacing air conditioning units, replacing rear sashes w…
25/05598/FULL
2025 Refused
Spencer House 27 St James's Place London SW1A 1NR
Recording, removal, repair, redecoration and reinstallation of the Oeil-de-Boeuf window.
25/03749/CLLB
2025
69 - 70 St James's Street London SW1A 1PJ
Cleaning of the Portland Stone elevation facing onto St James's Street.
25/01907/LBC
2024
Spencer House 27 St James's Place London SW1A 1NR
T1, T2, T3, T4, T5 Lime trees: Reduce height and width by 2-3m, remove basal growth and r…
24/08390/TCA
2024 Approved
32 - 33 St James's Place London SW1A 1NR
Display for a temporary period of six months of a non-illuminated 'to let' board located…
24/07066/AD7
2024
29 St James's Place London SW1A 1NR
Internal changes to partitions, enlargement of the existing opening to the front vault to…
24/06581/LBC
2024
78 St James's Street London SW1A 1LF
Internal office fit to newly renovated extension. Existing space is currently newly refur…
24/06477/LBC
2024
26 St James's Place London SW1A 1NH
Removal of boiler flue and replacement new boiler flue at ground floor level. (Ground flo…
24/06062/LBC
2024
26 St James's Place London SW1A 1NH
Removal of boiler flue and replacement new boiler flue at ground floor level. (Ground flo…
24/06061/FULL
2024 Approved
5 St James's Place London SW1A 1NP
Display for a temporary period of six months of a non-illuminated 'to let' board attached…
24/02373/AD7
2024
Fifth Floor Flat 21-22 St James's Place London SW1A 1NH
Installation of one external air conditioning unit and new pipe work for Flat 5a located…
24/02055/FULL
2023 Approved
26 St James's Place London SW1A 1NH
Internal alterations to the Garden Flat.
23/08179/LBC
2023 Approved
78 St James's Street London SW1A 1LF
Fit out of the modern first floor office unit
24/00339/CLLB
2023 Approved
1 Catherine Wheel Yard London SW1A 1DR
Removal of existing conservatory and erection of a new conservatory at rear first floor l…
23/06093/FULL
2024
11 Little St James's Street London SW1A 1DP
Excavation of new basement level; erection of extensions at rear second and third/roof le…
24/00152/FULL
2023 Approved
1 Catherine Wheel Yard London SW1A 1DR
Replacement of existing single glazed timber framed windows with new double glazed timber…
23/06092/FULL
2016 Approved
Stafford Hotel 16 - 17 St James's Place London SW1A 1NJ
Internal alterations to 'The Carriage Rooms' including erection and removal of internal p…
16/10167/LBC
2016 Approved
Hotel 16-18 St James's Place London SW1A 1NH
External alterations in connection with the refurbishment of The Carriage House and The G…
16/09852/FULL
2016 Approved
26 St James's Place London SW1A 1NH
Relocation of a satellite dish to sit below the parapet level of the property. (Linked ap…
16/10240/FULL
2016 Approved
Grand House 12 Park Place London SW1A 1LP
Display of a non-illuminated hoarding sign measuring 7.7m x 7.3m for a temporary period f…
16/08724/ADV
2016 Approved
Grand House 12 Park Place London SW1A 1LP
Display of a non-illuminated hoarding sign measuring 4.90m X 5.78m for a temporary period…
16/07018/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

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 and leaseholders: 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.