The Strategic Planning Committee of Westminster Council met on Tuesday 24 March 2026 to discuss two significant planning applications. The committee approved changes to Phase 5 of the Chelsea Barracks redevelopment, allowing for the construction of 87 apartments instead of 20 townhouses, and also granted permission for extensions and alterations to the Grade II listed Columbia Hotel at 95-99 Lancaster Gate.

Chelsea Barracks Redevelopment - Phase 5

The committee approved significant amendments to Phase 5 of the Chelsea Barracks redevelopment, permitting the construction of 87 apartments across three blocks, replacing the previously consented 20 townhouses. This decision was made despite some concerns raised about the increased height and massing of the new buildings and their impact on daylight and sunlight for neighbouring properties. The proposal was seen as an improvement on the consented scheme, offering a better use of land, delivering more homes, and providing additional contributions to the Council's Affordable Housing Fund.

A key aspect of the approval was a £3.6 million payment in lieu to the Council's Affordable Housing Fund, secured through a variation to the existing Section 106 legal agreement. The committee also agreed to a £655,413 payment to the Council's Carbon Offsetting Fund and other measures to address embodied carbon emissions. The decision to replace townhouses with apartments was supported as it better reflects modern housing needs and optimises site density, aligning with the Westminster City Plan¹ and the London Plan².

Concerns were raised by objectors, including Geoff Simpson, about the long-delayed delivery of promised community facilities and affordable housing in Phase 6 of the development. While the committee acknowledged these concerns, they noted that imposing a long-stop date for Phase 6 was not a practical or lawful planning consideration. The applicant, Qatari Diar, argued that the proposed changes to Phase 5 would accelerate the overall development, including Phase 6.

The committee also discussed the sustainability credentials of the proposal, noting that while the development aimed for net-zero operational carbon, an offsetting contribution was required. The inclusion of air conditioning in the new apartments was a point of contention, as it conflicted with policies aimed at reducing reliance on air conditioning, but this was not deemed sufficient grounds to refuse the application given the overall benefits.

Columbia Hotel, 95-99 Lancaster Gate

The committee granted conditional planning permission and listed building consent for extensions and alterations to the Grade II listed Columbia Hotel³ at 95-99 Lancaster Gate. The proposals include roof extensions to provide additional hotel accommodation, a roof terrace for restaurant and bar use, and internal reconfigurations to improve accessibility, fire safety, and event spaces.

The decision was made despite objections from local residents and ward councillors concerning the potential impact of the extended operating hours of the hotel's ancillary event spaces on residential amenity. The applicant, The Hotel York Holdings Limited, presented an amended Operational Management Plan⁴ that included reduced operating hours for the roof terrace and ground floor seating areas, and specific restrictions on amplified music. Environmental Health officers raised no objection subject to conditions ensuring mitigation measures were in place.

The proposals were considered to offer significant heritage benefits, including the reinstatement of missing principal staircases and the improvement of room proportions, which were deemed to outweigh the less than substantial harm caused to the listed building by the loss of historic fabric and alterations to the roof structure. The committee noted that the hotel's use as a place of accommodation and hospitality was a key part of its historical significance.

Sustainability improvements were also highlighted, including the installation of air source heat pumps to provide heating and hot water, contributing to the building's extended lifetime and reduced reliance on fossil fuels. The committee also discussed the provision of cycle parking and the management of servicing and waste, with conditions attached to ensure compliance with relevant policies.