4 Berners Street London W1T 3LE Data via plota.co.uk

25/06846/FULL - Full Planning Permission Application Refused

Proposal

Installation of replacement fully glazed shopfront. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
24 Sept 2025
✓
Consultation
3 Oct 2025
✗
Refused
14 Nov 2025
Appeal
Not lodged

Refused on 14 Nov 2025 · Delegated Decision · Last checked 19 Oct 2026

Documents 21

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 1

PDF DESIGN AND ACCESS STATEMENT V2 Design and Access Statement · 24 Sept 2025 View ↗

Plans & drawings 8

PDF LOCATIONPLAN Drawing · 24 Sept 2025 View ↗ PDF EXISTING GF PLAN Drawing · 24 Sept 2025 View ↗ PDF PROPOSED GF PLAN Drawing · 24 Sept 2025 View ↗ PDF EXISTING SHOPFRONT Drawing · 24 Sept 2025 View ↗ PDF PROPOSED SHOPFRONT Drawing · 24 Sept 2025 View ↗ PDF EXISTING AND PROPOSED SECTION Drawing · 24 Sept 2025 View ↗ PDF EXISTING FRONT ELEVATION Drawing · 24 Sept 2025 View ↗ PDF PROPOSED FRONT ELEVATION Drawing · 24 Sept 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 24 Sept 2025 View ↗

Consultation & comments 1

PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 3 Oct 2025 View ↗

Other documents 8

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 3 Oct 2025 View ↗ PDF ECNSLT-INTERNAL CONSULTS Background Papers · 3 Oct 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 3 Oct 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 3 Oct 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 3 Oct 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 29 Sept 2025 View ↗ PDF SITELOCATION Background Papers · 24 Sept 2025 View ↗ PDF BRAND PROPOSAL Other · 24 Sept 2025 View ↗

All documents on the council site ↗

Site constraints 11

East Marylebone 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 Named permitted development rights are withdrawn here.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.
Protected view corridor: 2A.2 Parliament Hill summit to the Palace of Westminster
Inside the landmark viewing corridor of a protected vista. A building that rises above the corridor's threshold height should be refused. How high that is depends on where along the view the site is.
The London Plan (policy HC4) designates strategic views, and the Mayor's London View Management Framework (March 2012) gives 13 of them a protected vista toward St Paul's Cathedral, the Palace of Westminster or the Tower of London. A vista has a threshold height that rises or falls with the line of sight. In the landmark viewing corridor, a building above it would harm the view and should be refused. In the wider setting consultation area around the corridor, a building above it is referred for consultation and its effect on the view is judged. The threshold changes along each view and is set out in the framework. A revised framework is out for consultation until 4 December 2026 and is not yet in force.
London View Management Framework ↗
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 ↗
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.
19 listed buildings within 150 m
Nearest: The Berners Hotel, Grade II, 13 m away · 1 Grade II*, 17 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 19 with distances
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
National infrastructure project 1136 m away: Thames Tideway Tunnel; 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 £875,000 in July 1995. Terraced house, freehold.

27 July 1995£875,000

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

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Other new applications on this street

21 Oct 2026Pending

Newlands House 37 - 40 Berners Street London W1T 3NA

Amendments to planning permission dated 9th October 2025 (RN:25/04048/FULL) forI...

26/07181/NMA
17 Sept 2026Approved

Sanderson House 50 Berners Street London W1T 3NG

Variation of Condition 5 of planning permission dated 23rd September 2024 (RN 24...

26/06383/FULL
30 Jun 2026Approved

13 Berners Street London W1T 3BY

Installation of replacement shopfront.

26/04248/FULL
1 Jun 2026Approved

29 Berners Street London W1T 3LR

Amendments to planning permission dated 11th July 2024 (RN: 24/03356/FULL) for: ...

26/03582/NMA

Nearby new applications

3 Nov 2026Pending

226 Regent Street London W1B 3BR

Internal alterations associated with the retail fit-out of the ground floor and ...

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3 Nov 2026Pending

226 Regent Street London W1B 3BR

Display of a non-illuminated fascia sign measuring 0.28m x 1.94m and an external...

26/07334/ADV
3 Nov 2026Pending

4 Carlisle Street London W1D 3BJ

Display of internally illumianted fascia sign measuring 1.19m x 3.98m. (Linked w...

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3 Nov 2026Pending

4 Carlisle Street London W1D 3BJ

Retention and regularisation of the existing fascia sign, removal of the existin...

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3 Nov 2026Pending

9-11 Tottenham Street London W1T 2AQ

Installation of new kitchen extraction system (retrospective).

2026/4827/P
2 Nov 2026Pending

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Internal alterations and refurbishments, including reconfigured bathrooms, alter...

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
W1T 3LE
Received
24 Sept 2025
Validated
24 Sept 2025
Ward
West End
Case officer
Show
Target decision
19 Nov 2025
Decision
Application Refused
Decision date
14 Nov 2025
Decision level
Delegated Decision
Applicant
Show
Agent
New Image Design

How this decision compares

Decided in 51 days from validation, 25 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.

33 neighbours consulted · Last counted 19 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14346679
Planning Portal ref
PP-14346679
Comments by
5 Nov 2025
Site or press notice
3 Oct 2025
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025 Refused
Replacement shopfront.
25/03784/FULL
2025 Approved
Display of externally illuminated fascia sign measuring 4.23m X 1.05m and non illuminated…
25/04460/ADV
Within ~100m

Nearby activity

2025
85 - 86 Newman Street London W1T 3EX
Replacement of an existing commercial facade to introduce a new canopy and feature wall a…
25/06729/FULL
2025
93 Newman Street London W1T 3EZ
Alterations to create roof terrace at fifth floor leveI including sliding doors to provid…
25/06092/FULL
2025
The Plaza 120 Oxford Street London W1D 1LT
Removal of existing 6 antennas (height to top: 4 at 34.2m and 2 at 34.5m) replaced with p…
25/04656/FULL
2025 Approved
66 Berners Street London W1T 3NL
Replacement of the existing external facade doors with a fixed glazed panel and upstand t…
25/03356/FULL
2025
93 Newman Street London W1T 3EZ
Display of internally illuminated canopy with backlit '93' building signage , measuring 3…
25/00586/ADV
2025
The Plaza 120 Oxford Street London W1D 1LT
Display of three internally illuminated fascia signs measuring (0.14m x 1.74m) and 2x (0…
25/00265/ADV
2024 Approved
87 - 91 Newman Street London W1T 3EY
Minor external works to the main entrance of the building to include a new canopy, featur…
24/06761/FULL
2024
1 Rathbone Square London W1T 1FB
Removal of external staircase between 6F and 7F terraces and reinstatement of 7F parapet.
24/05897/FULL
2023 Approved
84 Newman Street London W1T 3EU
Use of the basement, first, second and third floors to an HMO use (Sui Generis) a house i…
23/05695/FULL
2024 Approved
Christmas Decorations Oxford Street London W1C 2DZ
Display of Christmas decorations along Oxford Street for a temporary period.
24/04464/ADV
2024
90 - 92 Oxford Street London W1D 1BY
Display of two internally illuminated fascia signs each measuring 3.00m x 0.51m and one h…
24/03950/ADV
2024
90 - 92 Oxford Street London W1D 1BY
Shpfront alterations.
24/03949/FULL
2024 Approved
119-121 Oxford Street London W1D 2HP
Display of two externally illuminated fascia signs measuring 100cm x 423cm and 100cm x 30…
24/01185/ADV
2023 Approved
Flat 21 York House 12 Berners Street London W1T 3LG
Replacement of timber sash windows and French doors with thermally broken aluminium sash…
23/07793/FULL
2023 Approved
113 - 117 Oxford Street London W1D 2HN
Display of an internally illuminated projecting sign measuring 0.7m x 0.7m.
23/06374/ADV
2023 Approved
Development Site At 70-88 Oxford Street London
External alterations to the Oxford Street elevation to reconfigure the retail shopfront…
23/05399/FULL
2023 Approved
182 Wardour Street London W1F 8FZ
Display of two halo illuminated fascia signs (letters only) measuring 0.5m x 2.7m and an…
23/03503/ADV
2023
70-88 Oxford Street London
Display of two internally illuminated fascia signs measuring 2.03m x 0.42m and 2.09m x 1…
23/03963/ADV
2023
70-88 Oxford Street London
External alterations to the Oxford Street elevation to reconfigure the retail shopfront…
23/03962/FULL
2023 Approved
Development Site At 70-88 Oxford Street London
Display of two internally illuminated fascia signs measuring 0.5m x 4.66m and five intern…
23/03221/ADV
2018 Approved
125 Oxford Street London W1D 2HS
Display of non-illuminated graphics on a hoarding measuring 3.6m x 18m for a temporary pe…
18/06375/ADV
2018 Approved
Colegrave House 70 Berners Street London W1T 3NQ
Display of four internally illuminated projecting signs measuring 0.6m x 0.6m; one intern…
18/04932/ADV
2018 Approved
105-107 Oxford Street London W1D 2HQ
Display of internally illuminated fascia sign measuring 0.65m x 2.39m, internally illumin…
18/03140/ADV
2018 Approved
112-114 Oxford Street London W1D 1LS
Display of internally illuminated 2no. fascia measuring 0.26m x 2.8m and 0.19m x 1.64m an…
18/03896/ADV
2018 Approved
92 Newman Street London W1T 3EZ
Display of internally illuminated (letters only) fascia sign measuring 0.33m X 3.32m with…
18/00704/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

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