Westminster Planning Consultant
Retrofit first, heritage always
More than three quarters of the City of Westminster lies within its 56 conservation areas, almost all of it sits in or beside the Central Activities Zone, and a city-wide Article 4 Direction brings every basement under planning control. Since January 2026 the council has also expected owners to justify demolition before it will consider redevelopment.
Cedar Planning, led by Dan Malloy MRTPI, is a Chartered consultancy run from Norfolk that takes instructions across England, including central London. We deal with Westminster's officers and the Planning Inspectorate directly and arrange visits to properties in the city as each project requires.
- RTPI Chartered
- Fixed-fee quotations
- Direct advice from a Chartered Planner
Westminster's City Plan after the 2026 review
The City Plan 2019 to 2040 was adopted in April 2021 and is the council's main development plan document, read alongside the London Plan 2021 and several neighbourhood plans. It directs growth to the West End, the Opportunity Areas and the town centres, while protecting residential neighbourhoods and the city's historic fabric.
A Partial Review of the plan was adopted on 21 January 2026. Its headline change is Policy 43: Retrofit First, which requires applicants to explore all reasonable options for retaining, refurbishing and extending an existing building before seeking permission to demolish it. The council describes this as retrofit first rather than retrofit only.
The review also changed the affordable housing tenure split, moving from 40 per cent social rent and 60 per cent intermediate to 70 per cent social rent and 30 per cent intermediate. For the first time, schemes of fewer than ten homes are expected to contribute to affordable housing. Four strategic sites were allocated: St Mary's Hospital, Westbourne Park Bus Garage, land next to Royal Oak and Grosvenor Sidings.
Work on a full replacement has already started. Westminster has published a notice of intention to begin preparing a new City Plan and a timetable, with a scoping consultation planned during 2026.
Central Activities Zone and three Opportunity Areas
Most of Westminster lies in the CAZ, where the London Plan protects offices and strategic functions. It also contains the Paddington, Victoria and Tottenham Court Road Opportunity Areas, where larger schemes and higher densities are expected, subject to heritage and townscape tests.
The Westminster planning landscape
An Article 4 Direction in force since 31 July 2016 removes permitted development rights for basements across the whole city. The City Plan's basement policy normally limits them to one storey below the lowest original floor.
Under Policy 43, substantial demolition needs a pre-redevelopment audit and sequential justification, supported by circular economy and whole life carbon evidence, as set out in the Retrofit First guidance addendum to the Environment SPD.
Two Class E to C3 Article 4 Directions, one for the CAZ modified in July 2022 and one outside it confirmed in December 2022, together restrict commercial to residential permitted development across the city.
Conservation areas cover over 76 per cent of the city, from Soho's 17th-century street pattern to Thomas Cubitt's Pimlico squares, and several estates such as Queen's Park and Sussex Gardens also have Article 4 Directions on minor works.
Our planning services in Westminster
All of our work is provided on a fixed-fee quotation. These are the services most relevant to Westminster properties.
Heritage Statements
Significance assessments for listed houses in Belgravia and Marylebone, mews properties and shopfronts in Mayfair or Soho, written to meet City Plan heritage policy and the relevant conservation area audit.
View serviceHouseholder Applications
Roof additions, rear extensions and basements for houses in St John's Wood, Maida Vale and Pimlico, prepared around Policy 38 on design principles and the city-wide basement controls.
View servicePlanning Applications
Change of use, refurbishment and extension of commercial and mixed-use buildings in the CAZ, including a Retrofit First justification where demolition is proposed.
View servicePlanning Statements
Statements that tie a proposal to the 2026 City Plan, the CAZ policies of the London Plan and any neighbourhood plan, so officers can see the policy case in one place.
View serviceLawful Development Certificates
Evidence-based applications to confirm that an existing flat, use or alteration is lawful, often needed in mansion blocks and mews before a sale.
View serviceDesign and Access Statements
Clear design narratives for listed building and conservation area proposals, drawing on the council's audits and our London D&AS guidance.
View serviceCity Plan policies and London Plan context
Applications in Westminster are usually tested against Policy 38 on design principles, the City Plan's heritage and townscape policies, Policy 12 on housing standards and, where demolition is involved, Policy 43 on Retrofit First. The basement policy requires structural stability to be safeguarded and construction impacts to be minimised, and it makes exceptions to the single-storey limit only on large sites with good access for construction.
Supporting guidance includes the Environment SPD with its Retrofit First addendum, plus conservation area audits for individual areas. Westminster has charged its own CIL since 1 May 2016, alongside the Mayor's CIL.
From the London Plan 2021, SD4 and SD5 on the Central Activities Zone, SD1 on Opportunity Areas, HC1 on heritage, HC4 on the London View Management Framework and SI 2 and SI 7 on carbon and the circular economy all feature regularly in Westminster decisions.
Areas of policy we deal with in Westminster
Pre-redevelopment audits, circular economy statements and whole life carbon evidence.
Depth limits, structural and construction management evidence, and the city-wide Article 4.
High quality, inclusive design that respects building lines, materials and streetscape.
The 70 per cent social rent split and new expectations for schemes under ten homes.
A Consultancy That Works With You, For You
In Westminster almost every proposal meets heritage policy, and many also meet CAZ, basement or Retrofit First requirements. Missing a pre-redevelopment audit or a proportionate heritage assessment is one of the quickest ways to have an application made invalid or delayed.
Advice is most valuable at the outset, when the choice between refurbishment, extension or redevelopment is still open and the evidence can be planned to suit.
RTPI Chartered
Led by a Chartered member of the Royal Town Planning Institute with more than ten years of public and private-sector planning experience.
Honest Prospects
A realistic view of the planning risks and options before you commit time or money.
Fixed, Transparent Fees
Fixed-fee quotations agreed before work starts, so you know the cost from the outset.
Direct Access
You deal with the Chartered Planner doing the work, not an account manager.
Planning Consultants Across London
We cover every council area in London. See our main London planning consultants page. If your application has been refused, see our Westminster planning appeal page.
Westminster Planning FAQs
Can I dig a basement under my Westminster house as permitted development?
No. An Article 4 Direction in force since 31 July 2016 removes permitted development rights for basements across the whole city, so planning permission is always needed. The City Plan normally limits basements to a single storey below the lowest original floor, with exceptions only on large, accessible sites.
What does Retrofit First mean for a redevelopment in the West End?
Policy 43, adopted in January 2026, means you must show that retaining and refurbishing the building has been fully explored before demolition. Substantial demolition needs a pre-redevelopment audit, and whole life carbon and circular economy evidence is expected. It is retrofit first, not retrofit only.
Can I convert an office in Marylebone to flats under Class MA?
Generally not. Westminster has Class E to C3 Article 4 Directions covering both the CAZ and the rest of the city, so a full planning application is normally required. The CAZ also brings office protection policy into play. Our Camden Class MA case study shows how this differs next door.
How likely is it that my property is in a conservation area?
Quite likely. Westminster's 56 conservation areas cover over 76 per cent of the city, including Mayfair, Soho, Belgravia, Pimlico, St John's Wood and Maida Vale. Check the council's conservation area map and read the audit for your area before designing any external change.
Is Westminster preparing a new City Plan?
Yes. Having adopted the Partial Review in January 2026, the council has published a notice of intention to prepare a new City Plan and a timetable, with a scoping consultation planned during 2026. Landowners can use our Local Plan representations service to take part.
Does a small scheme of a few flats need to provide affordable housing?
Since the January 2026 Partial Review, developments of fewer than ten homes are expected to contribute to affordable housing delivery. This should be tested at feasibility stage, as it can affect site value and the best mix of units.
Get a Free Quote
Tell us what you are trying to achieve and where the property or site is. We will give you an initial view and a fixed-fee quote.
Or email us at info@cedarplanning.co.uk with the relevant information.
Considering a basement in Maida Vale, a refurbishment in Mayfair or a change of use in Soho? Book a free 15-minute call, or read about heritage statements and Westminster appeals.