28 Old Queen Street London SW1H 9HP Data via plota.co.uk

25/04820/LBC - Listed Building Consent Application Approved
Listed buildings

Proposal

Installation of internal kitchen extract system with airbricks to rear elevation at lower ground floor level. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
14 Jul 2025
✓
Approved
28 Aug 2025

Approved on 28 Aug 2025 · Delegated Decision · Last checked 28 Oct 2026

Documents 5

Decision & officer reports 2

PDF GRANT OF LISTED BUILDING CONSENT [PE] Decision Notice · 28 Aug 2025 View ↗ PDF DELEGATED REPORT Report · 28 Aug 2025 View ↗

Other documents 3

PDF ACK-GENERAL LETTER (G/P/C) Background Papers · 25 Jul 2025 View ↗ PDF SITE NOTICE 21 OR 28 DAYS IF T&C APPL. Background Papers · 25 Jul 2025 View ↗ PDF RECEIPT OF APPLICATION Other · 17 Jul 2025 View ↗

All documents on the council site ↗

Site constraints 14

Grade II listed: 26 and 28, Old Queen Street Sw1
List entry 1225627 · The pin is inside its outline · 22 more listed buildings within 150 m (5 Grade I, 3 Grade II*, 14 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 22 with distances
Historic England ↗
Flood zone 3, rivers and sea
High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Birdcage Walk 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 ↗
Article 4 direction
Article 4 Basement Development Permitted Rights Removed. Named permitted development rights are withdrawn here.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 2.8
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 176 m away: Thames Tideway Tunnel
The site is 176 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, 571 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 ↗
Registered park or garden 18 m away: St James's 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 ↗
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.
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; Metropolitan Open Land 29 m away; Priority habitat 30 m away: Deciduous woodland.
Not affected
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.

Sales history 1

Last sold for £16,226,000 in May 2022. Terraced house, freehold.

12 May 2022£16,226,000Recorded as a transfer outside a standard sale

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

Building

Floor area606 m² (6,523 sq ft)
Energy ratingD (62 out of 100), could reach C
PropertyMid-terrace house, 11 habitable rooms
BuiltBefore 1900
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in November 2021, 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
Listed Building Consent Application
Postcode
SW1H 9HP
Received
14 Jul 2025
Validated
14 Jul 2025
Ward
St James's
Case officer
Show
Target decision
8 Sept 2025
Decision
Application Permitted
Decision date
28 Aug 2025
Decision level
Delegated Decision
Applicant
Show
Agent
allPlanning

How this decision compares

Decided in 45 days from validation, 12 days faster than Westminster's median of 57 for listed building works. Approved, as 90% of listed building works here are.

49%decided within 8 weeks
90%approved
2,227decided in the last year

Plota live figures for listed building works decided by Westminster in the last twelve months, from validation. Westminster decision record →

Public comments

No public comments yet.

Last counted 28 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14166571
Planning Portal ref
PP-14166571
Comments by
27 Aug 2025
Site or press notice
6 Aug 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

2023 Approved
Internal alterations to the sixth floor.
23/06966/LBC
Within ~100m

Nearby activity

2025
23 Old Queen Street London SW1H 9JA
Erection of a single story conservatory structure at first-floor level to the rear of the…
25/06809/FULL
2025
30 Old Queen Street London SW1H 9HP
Internal and external alterations including refurbishment to existing windows with draugh…
25/06583/LBC
2025
30 Old Queen Street London SW1H 9HP
External alterations including refurbishment to existing windows with draught seals; clea…
25/06582/FULL
2025
16 - 18 Old Queen Street London SW1H 9HP
Alterations to the front elevation including relocation of the main entrance and formatio…
25/03057/FULL
2025
Storeys Gate Lodge Birdcage Walk SW1H 9JH
Installation of four outdoor canvas parasols, a main entrance sign and a projecting sign…
25/01882/LBC
2025
Storeys Gate Lodge Birdcage Walk SW1H 9JH
Installation of four outdoor canvas parasols. (Linked with 25/01882/LBC)
25/01881/FULL
2024
23 Old Queen Street London SW1H 9JA
Conversion of flat roof at 1st floor level as a roof terrace, replacement of three window…
24/08581/FULL
2024
21 Dartmouth Street London SW1H 9BP
Installation of lower ground level and roof level plant and enclosures together with alte…
24/08263/FULL
2024 Withdrawn
32 Old Queen Street London SW1H 9HP
Local repairs and cleaning of front and rear elevation brickwork. (Linked with 24/07061/L…
24/07060/FULL
2024
32 Old Queen Street London SW1H 9HP
Local repairs and cleaning of front and rear elevation brickwork.
24/07061/LBC
2024
2 - 6 Old Queen Street London SW1H 9HP
Display of two non illuminated A Boards measuring 0.463m X 0.91m
24/06370/ADV
2024
21 Dartmouth Street London SW1H 9BP
Installation of lower ground level and roof level plant and enclosures together with alte…
24/05213/FULL
2024 Approved
32 Old Queen Street London SW1H 9HP
Installation of lighting to rear garden; alterations to approved raised main roof design…
24/02781/LBC
2024 Approved
32 Old Queen Street London SW1H 9HP
Installation of lighting to rear garden; alterations to main roof design together with ro…
24/02780/FULL
2024 Approved
Basement And Ground Floor Maisonette 25-27 Old Queen Street London SW1H 9JA
Installation of replacement of single glazed sash windows at lower ground and ground floo…
24/00496/FULL
2024
32 Old Queen Street London SW1H 9HP
Replacement of timber stair with Portland stone with new iron balustrade and existing mah…
24/02165/LBC
2024
32 Old Queen Street London SW1H 9HP
Glazing the existing sash windows on the front and rear elevations with vacuum insulating…
24/01932/LBC
2024
32 Old Queen Street London SW1H 9HP
Glazing the existing sash windows on the front and rear elevations with vacuum insulating…
24/01931/FULL
2023 Approved
30 Old Queen Street London SW1H 9HP
Replacement of window, window cill and door to rear at fifth floor level.
23/05273/LBC
2023 Approved
30 Old Queen Street London SW1H 9HP
Replacement of window, window cill and door to rear at fifth floor level.
23/05586/FULL
2016 Approved
34 Old Queen Street London SW1H 9HP
Internal alterations.
16/10186/LBC
2016 Refused
34 Old Queen Street London SW1H 9HP
Erection of sheer extension to replace mansard at rear fifth floor level and new roof ext…
16/09075/LBC
2016 Refused
34 Old Queen Street London SW1H 9HP
Erection of sheer extension to replace mansard at rear fifth floor level and new roof ext…
16/09074/FULL
2016 Withdrawn
1-3 Birdcage Walk London SW1H 9JH
Replacement of existing timber windows, balcony doors and lower ground floor door to no.3…
16/09009/FULL
2016 Approved
18 Queen Anne's Gate London SW1H 9AA
Variation of condition 1 of planning permission dated 30 March 2016 (RN: 15/10976) for th…
16/09153/LBC
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Other 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.