12 Baker Street London W1U 3AA Data via plota.co.uk

25/06083/FULL - Full Planning Permission Application Refused

Proposal

Installation of a service hatch in the existing shopfront Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
27 Aug 2025
✓
Validated
4 Sept 2025
✓
Consultation
16 Sept 2025
✗
Refused
20 Oct 2025
Appeal
Not lodged

Refused on 20 Oct 2025 · Delegated Decision · Last checked 18 Oct 2026

Documents 13

Decision & officer reports 2

PDF REFUSAL-FULL PP [PE] Decision Notice · 20 Oct 2025 View ↗ PDF DELEGATED REPORT Report · 20 Oct 2025 View ↗

Statements & assessments 1

PDF ACCESS STATEMENT Design and Access Statement · 4 Sept 2025 View ↗

Plans & drawings 3

PDF EXISTING AND PROPOSED PLAN Drawing · 4 Sept 2025 View ↗ PDF EXISTING AND PROPOSED PLAN Superseded document · 27 Aug 2025 View ↗ PDF ADDITIONAL PLANS Drawing · 27 Aug 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 27 Aug 2025 View ↗

Consultation & comments 1

PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 16 Sept 2025 View ↗

Other documents 5

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 16 Sept 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 16 Sept 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 16 Sept 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 16 Sept 2025 View ↗ PDF 1ST INVALID LETTER Background Papers · 3 Sept 2025 View ↗

All documents on the council site ↗

Site constraints 10

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 Named permitted development rights are withdrawn here.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.
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: Baker Street (part)
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.
23 listed buildings within 150 m
Nearest: 7-11, Robert Adam Street, Grade II, 39 m away · 3 Grade I, 20 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 23 with distances
Historic England ↗
Conservation area 13 m away: Portman Estate
The edge of the area; work outside it can still affect its setting.
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 ↗
Registered park or garden 86 m away: Portman Square and Manchester Square
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
National infrastructure project 52 m away: London Strategic Heat Main Project, at pre-application; 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.

Building

Floor area502 m² (5,403 sq ft)
Energy ratingB (asset rating 28)
UseA1/A2 Retail and Financial/Professional services
HeatingAir Conditioning

From the energy performance certificate lodged in November 2014, 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

15 Oct 2026Pending

16 - 20 Baker Street London W1U 3BL

Alteration to shopfront including the installation of a set of automatic entranc...

26/07059/FULL
13 Oct 2026Approved

126 - 134 Baker Street London W1U 6SH

Details of signed Appendix A checklist of the Code of Construction Practice purs...

26/06112/ADFULL
8 Oct 2026Pending

55 Baker Street London W1U 8EW

Variation of Condition 1 of planning permission dated 11 August 2026 (Ref: 25/04...

26/05934/FULL
1 Sept 2026Approved

88 - 92 Baker Street London W1U 8TQ

Replacement of principal entrance door. (like-for-like)

26/05963/FULL

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57 Harley Street London W1G 8QS

Details of facing materials, biodiverse green roof details and management, and L...

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39 Montagu Square London W1H 2LL

Amalgamation of Flats 3 and 4 (Use Class C3) to form one single dwelling (Use Cl...

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30 Oct 2026Pending

39 Montagu Square London W1H 2LL

Amalgamation of Flats 3 and 4 to form one single dwelling including associated i...

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29 Oct 2026Pending

Flat 6 15 Fitzhardinge Street London W1H 6EQ

Replacement of existing timber sash windows with slim double glazed timber sash ...

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29 Oct 2026Pending

Flat 6 15 Fitzhardinge Street London W1H 6EQ

Replacement of existing timber sash windows with slim double glazed timber sash ...

26/06623/LBC
29 Oct 2026Pending

40 Wigmore Street London W1U 2RX

Display of a non-illuminated fascia sign measuring 0.29m x 0.79m. (Linked with 2...

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
W1U 3AA
Received
27 Aug 2025
Validated
4 Sept 2025
Ward
Marylebone
Case officer
Show
Target decision
30 Oct 2025
Decision
Application Refused
Decision date
20 Oct 2025
Decision level
Delegated Decision
Agent
Wellsfield Associates

How this decision compares

Decided in 46 days from validation, 30 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

No public comments yet.

29 neighbours consulted · Last counted 18 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14283019
Planning Portal ref
PP-14283019
Comments by
15 Oct 2025
Site or press notice
16 Sept 2025
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2018 Approved
Display of two internally illuminated (letters only) hanging signs both measuring 0.65m x…
18/06451/ADV
2018 Refused
Installation of a telephone kiosk on the pavement outside 12 Baker Street.
18/00921/TELCOM
2017 Refused
Installation of a public call box on the pavement outside 12 Baker Street.
17/01539/TELCOM
Within ~100m

Nearby activity

2025
Basement And Ground Floor 6 - 7 Portman Square London W1H 6NA
Display of two internally illuminated projecting sign measuring 0.75m x 0.75m, 0.18m x 1…
25/07373/ADV
2025
4 Portman Square London W1H 6LD
Replacement entrance door with a new full-height glazed door; replacement of windows 1 an…
25/07152/FULL
2025 Approved
9 Seymour Mews London W1H 6BE
Replacement of existing single glazed timber windows with new double glazed windows.
25/05476/FULL
2025 Approved
16 Baker Street London W1U 3HS
Display of 11 vinyls on the external ground floor windows for a temporary period of one y…
25/06013/ADV
2025
Flat 3 11 Robert Adam Street London W1U 3HN
Installation of secondary glazing to Flat C at first floor level.
25/03055/LBC
2025 Approved
4 Fitzhardinge Street London W1H 6EG
Display for a temporary period of six months of a non-illuminated estate agent board atta…
25/01885/AD7
2025
9 Robert Adam Street London W1U 3HN
Installation of an overflow pipe from existing roof, including new rainwater hopper and d…
25/00754/FULL
2025
9 Robert Adam Street London W1U 3HN
Installation of an overflow pipe from existing roof, including new rainwater hopper and d…
25/00755/LBC
2025 Approved
13 Baker Street London W1U 3AH
Display of one internally illuminated projecting sign measuring 0.6m X 0.6m.
25/00022/ADV
2024
Orchard Court Portman Square London W1H 6LE
Alterations to shopfronts and entrances to Portman Square, Wigmore Street and Fitzharding…
24/08325/FULL
2024
Second Floor 3 Fitzhardinge Street London W1H 6EF
Installation of electrical floor boxes within existing timber floor boards to second floo…
24/07400/LBC
2024
Orchard Court Portman Square London W1H 6LE
Display of vinyls on glazing over a total area of 8m x 152m and graphics applied to hoard…
24/06202/ADV
2024
5 Fitzhardinge Street London W1H 6ED
Internal upgrades, repair and extension of a Georgian Townhouse; new internal finishes an…
24/05919/LBC
2024
5 Fitzhardinge Street London W1H 6ED
Building services to be removed, replaced and relocated, installation of air source heat…
24/05918/FULL
2024
11 Robert Adam Street London W1U 3HN
Installation of Secondary glazing to the windows of the front elevation of Flat E.
24/04676/LBC
2024 Approved
Flat 23 Orchard Court Portman Square London W1H 6LE
Installation of two condenser units at roof level.
24/01232/FULL
2024
6 Seymour Mews London W1H 6BE
External alterations, extension at ground floor, excavation to provide new basement; and…
24/02777/FULL
2024 Approved
Ground Floor 3 Fitzhardinge Street London W1H 6EF
Minor internal alterations to include two new partitions and doors to partition off the e…
24/02386/LBC
2024 Approved
18 Baker Street London W1U 3BX
Proposed front entrance design change introducing a mechanical door opening, installation…
24/00490/FULL
2024 Approved
Flat 43 Orchard Court Portman Square London W1H 6LG
Installation of plant equipment comprising two condenser units in acoustic enclosures at…
24/00047/FULL
2016 Approved
20A Baker Street London W1U 8ED
Display of 2no. non-illuminated fascia sign measuring 0.59m x 0.92m, display of 2no. non…
16/06851/ADV
2016 Approved
14 Fitzhardinge Street London W1H 6DH
Erection of a single storey extension at rear ground floor level.
16/05904/LBC
2016 Approved
14 Fitzhardinge Street London W1H 6DH
Erection of a single storey extension at rear ground floor level for use as additional re…
16/05903/FULL
2016 Approved
St Pauls Court 56 Manchester Street London City Of Westminster W1U 3AF
Installation of double glazed windows at basement to second floors.
16/05982/FULL
2016 Refused
Basement 5 Fitzhardinge Street London W1H 6ED
Installation of a partition wall at basement level.
16/05275/CLLB
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.