98 Shaftesbury Avenue London W1D 5EB Data via plota.co.uk

25/05047/FULL - Full Planning Permission Application Approved

Proposal

Installation of two new air vent grilles in shopfront stallriser. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
21 Jul 2025
✓
Consultation
6 Aug 2025
✓
Approved
10 Sept 2025

Approved on 10 Sept 2025 · Delegated Decision · Last checked 30 Oct 2026

Documents 21

Decision & officer reports 2

PDF GRANT OF FULL PP [PE] Decision Notice · 10 Sept 2025 View ↗ PDF DELEGATED REPORT Report · 10 Sept 2025 View ↗

Statements & assessments 1

PDF HERITAGE STATEMENT - FULL Background Papers · 21 Jul 2025 View ↗

Plans & drawings 5

PDF LOCATION PLAN Drawing · 21 Jul 2025 View ↗ PDF EXISTING SHOP FRONT ELEVATION Drawing · 21 Jul 2025 View ↗ PDF PROPOSED SHOP FRONT ELEVATION Drawing · 21 Jul 2025 View ↗ PDF EXISTING AND PROPOSED SHOP FRONT SECTIONS Drawing · 21 Jul 2025 View ↗ PDF PROPOSED VISUALIZATION-FULL APP Drawing · 21 Jul 2025 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 21 Jul 2025 View ↗ PDF FEECALCULATION Background Papers · 21 Jul 2025 View ↗

Consultation & comments 3

PDF TFL CROSSRAIL 1 COMMENTS Other · 22 Aug 2025 View ↗ PDF TFL CROSSRAIL 2 COMMENTS Other · 22 Aug 2025 View ↗ PDF NEIGHBOUR NOTIFICATION LETTER (21D) Background Papers · 6 Aug 2025 View ↗

Other documents 8

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 6 Aug 2025 View ↗ PDF CNSLT-CROSS LONDON RAIL LINKS 1&2 Background Papers · 6 Aug 2025 View ↗ PDF CNSLT-CROSS LONDON RAIL LINKS 1&2 Background Papers · 6 Aug 2025 View ↗ PDF CNSLT-LA SOCIETY Background Papers · 6 Aug 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 6 Aug 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 25 Jul 2025 View ↗ PDF ATTACHMENTSUMMARY Background Papers · 21 Jul 2025 View ↗ PDF SITE PHOTOS Photo · 21 Jul 2025 View ↗

All documents on the council site ↗

Site constraints 11

Chinatown 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: 2B.1 Parliament Hill oak tree 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 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.
57 listed buildings within 150 m
Nearest: 12, Gerrard Street W1, Grade II, 21 m away · 4 Grade II*, 53 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 57 with distances
Historic England ↗
National infrastructure project 563 m away: Thames Tideway Tunnel
The site is 563 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, 107 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 ↗
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
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 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 area65 m² (700 sq ft)
Energy ratingC (asset rating 74)
UseRetail/Financial and Professional Services
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in January 2024, the latest held for this property. The building may have changed since. View the certificate

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Important details

Council
Westminster
Application type
Full Planning Permission Application
Postcode
W1D 5EB
Received
21 Jul 2025
Validated
21 Jul 2025
Ward
St James's
Case officer
Show
Target decision
15 Sept 2025
Decision
Application Permitted
Decision date
10 Sept 2025
Decision level
Delegated Decision
Applicant
Show
Agent
TX11 ARCHITECTS

How this decision compares

Decided in 51 days from validation, 25 days faster than Westminster's median of 76 for full applications. Approved, as 86% 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

1comment received
1 neutral

4 neighbours consulted · Last counted 30 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14177372
Planning Portal ref
PP-14177372
Comments by
3 Sept 2025
Site or press notice
6 Aug 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

2025
Display of internal illuminated projecting sign measuring 0.64m X 0.64m
25/06599/ADV
2025 Refused
Display of one internally illuminated projecting sign measuring 0.7m x 0.7m. [Split Decis…
25/04772/ADV
2025 Approved
Display of one internally illuminated fascia sign measuring 870m x 2590m [Split decision]
25/05177/ADV
Within ~100m

Nearby activity

2025
3 Macclesfield Street London W1D 6AU
Triple/alternative use of the first floor of 3 and 4 Macclesfield Street for either Resid…
25/08139/FULL
2025
12 Macclesfield Street London W1D 5BP
Dual / alternative use of the second and third floors for either residential (Class C3) u…
25/08137/FULL
2025
118 - 120 Shaftesbury Avenue London W1D 5EP
Installation of replacement shopfronts and associated external works.
25/07595/FULL
2025
112 Shaftesbury Avenue London W1D 5EJ
Display of externally illuminated fascia sign measuring 3.505m X 0.194m and 2.753m X 0.32…
25/07310/ADV
2025 Approved
Basement And Ground Floor 39 Old Compton Street London W1D 5JY
Display of two externally illuminated fascia signs measuring 1.65m X 0.715m and two inter…
25/06194/ADV
2025
Basement 46 Gerrard Street London W1D 5QH
Variation of condition 1 of planning permission dated 29 January 2018 (RN: 17/10562/FULL)…
25/07095/FULL
2025
90 - 92 Shaftesbury Avenue London W1D 5EA
Display of one externally illuminated entrance sign measuring 0.133m x 0.586m and one int…
25/07006/ADV
2025
90 - 92 Shaftesbury Avenue London W1D 5EA
Alterations to shopfront including replacement glazing; installation of new entrance door…
25/07005/FULL
2025
55 Dean Street London W1D 6AF
Shopfront alteration; louvre for new ventilation system; and associated works.
25/06932/FULL
2025
12 Macclesfield Street London W1D 5BP
Alterations to the existing kitchen extract at the rear of the property and installation…
25/06634/FULL
2025
32 Wardour Street London W1D 6JJ
Installation of a new shopfront and associated external works including step lighting (si…
25/06591/FULL
2025
32 Wardour Street London W1D 6JJ
Display of three halo illuminated fascia signs measuring 4.30m x 0.40m, 3.20m x 0.30m and…
25/06592/ADV
2025 Approved
39 Gerrard Street London W1D 5QD
The installation of new air bricks to the rear elevation, installation of a sprinkler sys…
25/03800/LBC
2025 Approved
39 Gerrard Street London W1D 5QD
Continued triple / alternative use of the 2nd floor as either a restaurant Class E (b), o…
25/03799/FULL
2025 Refused
32 Wardour Street London W1D 6JJ
Installation of a new shopfront and associated external works including external lighting…
25/04326/FULL
2025 Approved
St Anne's Gardens Wardour Street London W1F 0UN
Alteration to the Wardour Street entrance stair and retaining wall, installation of new i…
25/03991/FULL
2025 Refused
32 Wardour Street London W1D 6JJ
Display of two internally and halo illuminated fascia signs each measuring 5.40m x 0.30m…
25/04327/ADV
2025 Approved
12 Macclesfield Street London W1D 5BP
Display of externally illuminated fascia sign measuring 4.90m x 0.62m and externally illu…
25/04560/ADV
2025
Telephone Exchange Building 12 Lisle Street London WC2H 7BQ
Retention of two antennas on the Gerrard Buildings Telephone Exchange.
25/04971/FULL
2025 Approved
Third Floor 34 - 36 Wardour Street London W1D 6QT
Dual / alternative use of the third floor for either office (Class E) or residential (Cla…
25/02656/FULL
2021 Approved
36 Gerrard Street London W1D 5QA
Relocation and installation of fascia signs.
21/00784/LBC
2021
33 Old Compton Street London W1D 5JU
Use of first floor as a two bed flat (Class D3).
21/01741/FULL
2021 Approved
36 Gerrard Street London W1D 5QA
Display of two non-illuminated fascia signs measuring 0.72m x 0.83m and 2.00m x 0.50m.
21/00783/ADV
2020 Refused
30 Gerrard Street London W1D 6JS
Painting of ground floor external wall, doors, wooden profiles panel, and window frames i…
20/07919/LBC
2020 Approved
7-9 Newport Place London WC2H 7JR
Use of an area of the public highway measuring 4.0m x 11.5m for the placing of 12 tables…
20/07002/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

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.