Development Site At 25 - 28 Buckingham Gate London

26/01684/NMANon-material amendmentsApproved

Discharge / amendments

Approved on 13 May 2026

Site boundary (council red line)

Proposal

Amendments to planning permission 23rd January 2024 (RN:23/02516/FULL) for Variation of condition 1 and 22 of planning permission dated 10 February 2022 (RN: 21/04999/FULL as amended by 22/01339/NMA) for 'Demolition of existing office building and redevelopment to provide a replacement building over two basement levels, lower ground, ground and eight upper levels. Use of the building for residential purposes (Class C3) including car parking spaces at basement level, accessed from Buckingham Gate', to reduce the number of residential units, internal layout amendments, amendments to Buckingham Gate and Catherine Place elevations including to the mansard at levels 7 and 8; and alterations to flue, vents, and access hatch at roof level. Namely, to allow amendments to internal glazing configuration at Level 8; removal of rooflight; internal reconfiguration of layouts to individual apartments.

Received: 16 March 2026
Council: City of Westminster
Ward: St James's
Agent: OGP Planning

ReceivedReceived16 Mar
ValidatedValidated16 Mar
Consult.Consultation
TargetTarget Date13 Apr
DecidedDecided13 May

Decided in 58 days (council typically 49)

About this application

This is an application to amend a permission at Development Site At 25 - 28 Buckingham Gate London. Westminster has handled 604 applications of this type. This one was decided in 58 days, 9 days longer than Westminster's typical decision time. The site is in the Birdcage Walk conservation area, with 7 listed buildings nearby. There have been 3 other applications at this address. In the past year there have been 478 applications across St James's. We hold 526 applications in total for the SW1E postcode area.

88% of amendment applications at City of Westminster were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Application details

Postcode: SW1E 6LB
Application type: Non-material amendments
Scale / size: Small

Planning application dates

Date validated: 16 March 2026
Target decision date: 13 April 2026

Applicant and agent

Agent: OGP Planning
Agent address: 11 Laura Place Bath City Of Westminster BA2 4BL United Kingdom

Planning decision

Statutory period: 28 days

Additional information

Planning Portal ID: PP-14764929
Comments: 0
Documents: 29

Site constraints

Checking the site

2/3

Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

Flood zone 3: High probability (rivers and sea)
Conservation area: Birdcage Walk
Article 4 direction: Article 4 Basement Development Permitted Rights Removed
Brownfield land register: Eggington House 25-28 Buckingham Gate London SW1E 6LDRegister site at or near this address · +1 more

Also checked, none recorded (21)

flood storage areas, listed buildings, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves and heritage coasts.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Planning history at this site

6 other applications at this property, newest first.

Source: Westminster

Contains public sector information from the Planning London Datahub, licensed under the Open Government Licence v3.0.

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