Planning Permission in Westminster
London Borough in London · Last updated April 2026
The City of Westminster is one of England's most complex and heritage-rich planning authorities, encompassing the West End, Mayfair, Belgravia, Soho, Paddington, Pimlico and the seat of national government at Whitehall. The borough contains 4,003 listed buildings — the highest concentration of any local authority in England — including iconic Grade I structures such as the Palace of Westminster, Westminster Abbey, Buckingham Palace and 10 Downing Street.
The council's City Plan 2019–2040 was adopted in April 2021, with a Partial Review currently in examination covering affordable housing (increasing to 35%), Retrofit First policy and new site allocations. Westminster has an extraordinary 7 made neighbourhood plans (Knightsbridge, Mayfair, Fitzrovia West, Soho, Queen's Park, Pimlico and Belgravia) with Maida Hill and Victoria recently at referendum and 8 more forums in preparation. Major regeneration includes Ebury Bridge Estate (781 homes), Church Street (1,120 homes, 50%+ affordable) and the Paddington Opportunity Area.
Planning application fees are set nationally and increased in April 2025. A householder application costs £528. Westminster charges £456 for pre-application householder advice and £912 for basement proposals — significantly higher than most boroughs, reflecting the complexity of the heritage environment. CIL rates are among the highest in London: £550/sqm (base rate, indexed higher) in the Prime Zone covering Mayfair and Belgravia, £400/sqm in the Core Zone, and £200/sqm in the Fringe Zone. The UNESCO World Heritage Site of the Palace of Westminster, Westminster Abbey and St Margaret's Church sits at the heart of the borough.
Planning a project in Westminster? Start here.
Enter your address to check your permitted development rights, conservation area status, and Article 4 restrictions specific to Westminster.
Free check — no account required
What can I build in Westminster?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Only outside conservation areas and Article 4 zones | Properties near boundaries | Conservation areas (57), Article 4 zones (10), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m | Conservation areas (57), Article 4 zones (10), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (57), Article 4 zones (10), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners or in Article 4 areas (Basement development — borough-wide, Class E to residential (C3) — Central Activities Zone) | Conservation areas (e.g. Regent's Park, Maida Vale, Queens Park Estate), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Westminster outside conservation areas | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Only outside conservation areas and Article 4 zones, if within size/height limits | Large outbuildings covering >50% of garden | Conservation areas (side or front), listed buildings |
| Porch | Most properties if within 3m² and 3m height | Properties in Article 4 areas or near highway boundary | Conservation areas with restrictions, listed buildings |
| Solar panels | Most properties (roof-mounted) | Panels protruding beyond roofline | Listed buildings, conservation areas (if visible from road) |
| Driveway / hard standing | If using permeable surfacing | Non-permeable surfacing over 5m² | Conservation areas with specific restrictions |
| Garage conversion | Most of Westminster (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Westminster's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Westminster
Permitted development rights in Westminster are significantly restricted. A borough-wide Article 4 direction (in force since July 2016) removes all PD rights for basement development, meaning every basement excavation requires planning permission. City Plan Policy 45 further limits basements to single-storey depth below the lowest original floor and no more than 50% of the garden area. Separate Article 4 directions restrict Class E commercial-to-residential conversions in the Central Activities Zone (modified by the Secretary of State, 2022) and town centres outside the CAZ. Site-specific Article 4 directions at Abbey Gardens, Bridstow Place, Bristol Gardens, Moncorvo Close, Queen's Park Estate, Relton Mews and Sussex Gardens remove PD rights for external alterations within those conservation areas. With 78% of Westminster covered by conservation areas, most householders face reduced PD rights. The borough has the UK's largest evening economy with over 3,700 licensed premises, and Cumulative Impact Zones in the West End, Queensway/Bayswater and Edgware Road restrict new licensed premises.
What Westminster expects from your project
Westminster established its Design Review Panel in 2023–2024 with 28 members including three co-chairs, covering architecture, urban design, landscape, ecology, sustainability, heritage and inclusive design. The panel meets monthly to review major developments of 25+ residential units, significant public realm schemes and other complex proposals. The borough contains the UNESCO World Heritage Site of the Palace of Westminster, Westminster Abbey and St Margaret's Church (inscribed 1987), with Heritage Impact Assessments required for development affecting its setting. Royal Parks within Westminster include Hyde Park, St James's Park, Green Park, Regent's Park and Kensington Gardens, all designated as Metropolitan Open Land. Westminster's Local Views SPD and detailed guidance on shopfronts, mews and railings reflect the exceptional sensitivity of the built environment.
Local design guidance
- Roofs: A Guide to Alterations and Extensions on Domestic Buildings
- Environment SPD
Local Plan: City of Westminster Local Plan
Westminster's City Plan 2019-2040 was adopted in November 2021 and replaced the previous UDP and Core Strategy. It sets policies for one of the most intensively developed areas in England, covering the West End, Victoria, Paddington and other major centres. The London Plan (2021) also applies as part of the statutory development plan.
Emerging / replacement plan
Westminster is undertaking a City Plan Review in response to the new NPPF (December 2023) and updated London Plan policies, with early engagement commenced in 2024.
57 conservation areas
Westminster has a high number of conservation areas. Check whether your property falls within one before starting any work — conservation area status significantly restricts what you can do without planning permission.
Conservation areas in Westminster
57 designated conservation areas
Westminster has 57 conservation areas covering approximately 78% of the borough — one of the highest proportions in England. These range from grand Georgian and Victorian estates (Belgravia, Mayfair, Regent's Park) to vibrant mixed-use quarters (Soho, Covent Garden), government precincts (Whitehall), and model housing estates (Queen's Park, Churchill Gardens). The newest is Dorset Square, designated in 2023. The borough has 4,003 listed buildings including an exceptional 206 Grade I and 374 Grade II* structures. Any works affecting a listed building require listed building consent (no application fee). Westminster publishes detailed Conservation Area Audit documents providing character assessments and management guidelines for each area. The Historic Environment SPD and supplementary guidance on Repairs and Alterations to Listed Buildings, Roofs, and Mews alterations provide further design guidance.
Article 4 directions in Westminster
10 Article 4 direction areas
Listed buildings in Westminster
There are 4,003 listed buildings in Westminster. If your property is listed, permitted development rights are significantly restricted. Most external and many internal alterations will require listed building consent, which is separate from planning permission. Always check with Westminster's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Westminster received 5,387 planning applications and decided 5,234 in the year ending September 2025. The approval rate of 86.8% is below the national average of 86.9%. Major applications are expected to be decided within 13 weeks, while householder and other non-major applications have an 8-week target. The “in time” figures include decisions made within agreed extensions of time.
Westminster approved 86.8% of applications in the year ending September 2025, slightly below the national average — reflecting the borough's stringent heritage protection policies. The council is one of England's busiest planning authorities, determining 5,234 applications from 5,387 received, with a delegation rate of 98.6%. Performance on major applications (95.2% on time) exceeds national targets, while householder decisions (85.8% on time) reflect the complexity of applications in a predominantly listed and conservation area context. The Housing Delivery Test score of 129% shows strong housing delivery, with 3,396 homes delivered against a 2,626 requirement. Despite only 486 householder applications (the lowest of any London borough, reflecting the predominance of flats), Westminster processes the highest total volume of planning applications in inner London.
If your project complies with permitted development rules, you don't need to worry about approval rates — a Lawful Development Certificate is a factual assessment, not a judgment call.
Recent planning applications in Westminster
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Westminster expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Westminster's portal →Data from MHCLG planning application register. Search for householder applications (H01/H02) to see extensions and loft conversions in your area.
Housing delivery in Westminster
Housing Delivery Test 2023 measurement | Source: MHCLG
Westminster delivered 3,396 homes against a requirement of 2,626 over the three-year measurement period, giving a Housing Delivery Test score of 129%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Westminster are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Westminster
A Lawful Development Certificate (LDC) is formal confirmation from Westminster that your project is lawful under permitted development rules. It is not legally required before you build, but it is the only official document that proves your project did not need planning permission. Most solicitors will ask for one when you come to sell, remortgage, or insure your property.
Westminster decided 486 householder applications in the year ending september 2025. Their 8-week performance of 85.8% is below the national average of 93%, so LDC applications may take longer than the 8-week target. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Westminster
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Westminster's website. You will need to submit:
- A completed application form (available on the Planning Portal)
- A site location plan at 1:1250 or 1:2500 scale
- Existing and proposed floor plans and elevations
- A written description of the proposed works and how they comply with the GPDO 2015
- The application fee of £258
Westminster must issue a decision within 8 weeks. If the application is approved, the certificate is a permanent legal record that the development is lawful. If refused, you can appeal to the Planning Inspectorate or amend your project and reapply.
Need help preparing your LDC application?
Our Permitted Development Certificate Report gives you a full PD eligibility assessment, property constraints check, and application checklist tailored to your address and project — so you can apply with confidence.
Check your permitted development rights
Find out instantly whether your project in Westminster needs planning permission.
FROM £39Permitted Development Certificate Report
Get a comprehensive report for your Lawful Development Certificate application.
£49Westminster Local Authority Report
Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Westminster.
Pre-application advice in Westminster
Westminster offers a pre-application advice service. The fee for householder pre-app advice is £456 for householder development; £912 for householder basement development. You can typically expect a response within Not formally published (typically several weeks).
Pre-app advice is worth paying for if your project is borderline, your property is in a conservation area, or your home is a listed building.
Think your project might be permitted development?
Check in 2 minutes with our free tool — no sign-up needed.
Check your PD rights now →Pre-application fees are significantly higher than most London boroughs, reflecting the complexity of Westminster's heritage-rich environment. A discounted rate of £372 applies for householder environmental performance improvements. Free advice for tree-related queries and disabled access improvements. Apply online via the council website.
Planning fees and timelines in Westminster
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning application | £528 | 8 weeks (target) |
| Lawful Development Certificate (proposed) | £264 | 8 weeks |
| Lawful Development Certificate (existing) | £298 | 8 weeks |
| Listed building consent | £0 (no fee) | 8 weeks |
| Prior approval (larger home extension) | £120 | 42 days |
| Discharge of conditions (householder) | £145 | 8 weeks (no statutory limit) |
| Non-material amendment (householder) | £44 | 28 days |
| Pre-application advice (householder) | £456 | Several weeks (no published target) |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Westminster and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Westminster
Building regulations approval is separate from planning permission. Most extensions, loft conversions, and structural alterations need building regs approval even if they don't need planning permission.
Building control in Westminster is provided by Westminster City Council District Surveyors. You can also use a private approved inspector instead of the council's service.
Building control contact
Westminster planning department
Your building project checklist for Westminster
- Check if your property is in a conservation area — Westminster has 57 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Westminster has 10 Article 4 areas. Check your address.
- Check if your property is listed — search the Historic England list.
- Use our free PD checker to see if your project qualifies as permitted development — Check now.
- Consider a Lawful Development Certificate if PD applies — it protects you when selling. Learn more about LDCs or get your PD Certificate Report.
- Consider pre-application advice if planning permission is needed — see the pre-application section above.
- Check building regulations — most extensions and loft conversions need building regs approval even if they don't need planning permission.
- Check Party Wall Act obligations if building near a boundary — read our Party Wall guide or use our free Party Wall tool.
- Notify your home insurer about planned building work.
- Get at least 3 quotes from builders and check their credentials.
Nearby planning authorities
Stay informed about planning in Westminster
Approval rate updates, Article 4 changes, and local planning tips — straight to your inbox.
No spam. Unsubscribe anytime.