The Planning Sub-Committee (1) of Westminster Council met on Tuesday 18 August 2026 to consider a planning application for alterations to 11-12 St James's Square. The meeting's agenda also included standard procedural items such as noting membership changes, receiving declarations of interest, and signing the minutes of the previous meeting.

Planning Application: 11-12 St James's Square, London, SW1Y 4LB

The primary item scheduled for discussion was a planning application for external and internal alterations to the Grade II* and Grade II listed buildings at 11-12 St James's Square, London, SW1Y 4LB. The proposal involved the partial removal of non-heritage additions and the remodelling of the 1980s rear extension, including the provision of terraces and a roof garden.

The report pack indicated that the application sought to refurbish and remodel the buildings to provide modern, high-quality office accommodation for the Ellison Institute of Technology (EIT) as its London headquarters. The proposals included the demolition of later 20th-century rear massing and the removal of existing facades, with the retention and retrofit of the majority of the rear extension structure. The plan also detailed the replacement of rear extension facades, roof elements, and building services.

Key considerations outlined in the report pack included:

• Land Use: The proposal aimed to support office growth and modernisation, with a reduction of approximately 1,603 square metres of office floorspace. The applicant argued this would significantly improve the quality, accessibility, and functionality of the office accommodation.
• Environment and Sustainability: The development was designed to adopt a retrofit-first approach, prioritising the re-use of existing buildings and minimising embodied carbon emissions. The report noted that the proposals aimed to achieve a BREEAM Excellent rating and included measures for sustainable drainage and energy efficiency. A financial contribution of £83,464 towards the Council's Carbon Offset Fund was recommended.
• Townscape, Design, and Heritage Impact: The application involved alterations to Grade II* and Grade II listed buildings within the St James's Conservation Area. The report discussed the impact on the significance of the listed buildings, their setting, and the character of the conservation area. It noted that while the proposals represented an improvement over the existing rear extension, certain aspects of the contemporary design and scale of the rebuilt rear extension were identified as causing a low level of less than substantial harm to the heritage assets.
• Residential Amenity: Objections were raised by neighbouring residents and businesses concerning potential impacts on daylight, sunlight, sense of enclosure, privacy, overlooking, noise, and light pollution. The report detailed proposed mitigation measures, including opaque balustrades, perimeter planting, and restrictions on the use of external terraces.
• Transportation, Accessibility, and Servicing: The proposal included a reduction in car parking spaces and an increase in cycle parking. Servicing and waste collection arrangements, primarily from Ormond Yard, were also a point of discussion, with a servicing management plan proposed.
• Construction Impact: Concerns were raised regarding noise, vibration, and disruption during demolition and construction. The report indicated that these impacts would be managed through compliance with Westminster's Code of Construction Practice (CoCP).

The report pack recommended granting conditional planning permission and listed building consent, subject to the completion of a Section 106 legal agreement to secure various contributions and management plans, and the imposition of several conditions.