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Planning Sub-Committee (1) - Tuesday 13th May, 2025 6.30 pm

May 13, 2025 View on council website  Watch video of meeting
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Summary

The Planning Sub-Committee (1) of Westminster Council is scheduled to meet on 13 May 2025 to review several planning applications. These include proposals for hotel amalgamation, residential extensions, and changes of use, with a focus on design, heritage, and amenity impacts. The meeting will also cover standard agenda items such as membership updates and declaration of interests.

Planning Applications

Ebury House Hotel, 102 - 104 Ebury Street

The committee will consider an application for the amalgamation of the Astors (106-112 Ebury Street) and Belgravia (102-104 Ebury Street) hotels into a single entity. The proposal includes internal reconfiguration and refurbishment, extensions to the rear at various levels, a mansard roof enclosure at 106 Ebury Street, and the installation of lifts.

Key considerations include the impact on residential amenity, the design and heritage implications within the Belgravia Conservation Area, and land use acceptability. Objections have been received from the Belgravia Residents Association, the Belgravia Society, the Belgravia Neighbourhood Forum, and local residents, citing concerns over amenity, design, and highways issues.

The report pack notes that the proposed amalgamation aims to improve the quality of hotel accommodation, aligning with Policy 15 of the City Plan 2019-2040. It also mentions the Belgravia Neighbourhood Plan, which acknowledges the importance of commercial activities but resists late-night uses outside designated centres. The applicant anticipates that the dinner service will be from 18:00, with last orders at 21:30 and closing at 23:30. For the bar area, the hours would be 12 noon, with last orders for non-resident guests at 23:00.

The report pack states that the applicant has agreed to remove the previously proposed small outdoor terrace area shown as part of the restaurant extension and to fix all windows (including the rooflight) shut.

The report pack also notes that the proposal would cause less than substantial harm to the Grade II listed buildings1 that form part of the application site. The report pack states that the harm would be caused by the partitioning and creation of linking corridors at second and third floor level across the site, the platform lift within the front light-well at 110 Ebury Street and the internal passenger lift also at 110 Ebury Street.

Fourth Floor Flat F, 104 St George's Square

The Planning Sub-Committee (1) will consider an application relating to Fourth Floor Flat F, 104 St George's Square, which seeks permission for an extension to the rear closet wing at fourth floor level. The flat is located within a Grade II listed building in the Pimlico Conservation Area.

Key issues include the impact on the listed building, the character and appearance of the conservation area, and the amenity of neighbouring properties. The report pack notes that the prevailing pattern of rear extensions in the terrace does not rise above the penultimate storey level, contributing to the terrace's historic significance.

The report pack states that the proposed extension to the closet wing would rise above penultimate storey level. The proposals would fail to preserve or enhance the character or appearance of the conservation area, and the special interest of the listed building. It would also harm the setting of the nearby listed buildings around the square.

1 Lower John Street

The committee will review an application for the erection of a mansard roof extension at 1 Lower John Street, along with a change of use of the upper levels from a restaurant to residential units. The proposal includes alterations to the facade, including window replacements, and an increase in the height of a chimney stack shared with the adjacent listed building at 2 Lower John Street.

The key considerations involve land use, design, heritage, and residential amenity. The site is located within the Soho Conservation Area, the Central Activities Zone2, and the West End Retail and Leisure Special Policy Area. The report pack notes an objection from the Soho Society, citing concerns over the bulk of the proposed extension, its visibility from Air Street, and potential harm to the amenity of 2 Lower John Street.

The report pack also notes that the alterations to No.2 Lower John Street relate to the party wall and chimney stack. The changes are minor and typical of buildings in the surrounding conservation area where there is a height difference. The chimney stack will not appear excessively tall, and the party wall is raised in a manner sympathetic to the building and its surroundings. There is no harm to the characterand appearance of the conservation area, or to the listed building.

3 Brunswick Mews

The committee will discuss an application for a new mansard roof extension at 3 Brunswick Mews, to enlarge the existing dwellinghouse.

Key considerations include the impact on the character and appearance of the Portman Estate Conservation Area and the amenity of neighbouring properties.

The report pack notes that the application site forms part of an attractive late 19th-century terrace that maintains a considerable amount of its uniformity. The report pack also notes that the building is marked within the Portman Estate Conservation Area Audit as one where roof extensions will not be acceptable without proper justification.

Caroline House, 135 Bayswater Road

The committee will consider an application for the erection of a single-storey extension at first-floor level at Caroline House, 135 Bayswater Road, to create a residential unit. The proposal includes a green roof, PV panels, and external waste storage.

Key considerations include the acceptability of the residential accommodation, the design and heritage implications within the Bayswater Conservation Area, and the impact on residential amenity.

The report pack notes that objections have been raised by residents and the Bayswater Residents Association, citing concerns over design, residential amenity, trees, and highways issues.

The report pack also notes that the Environmental Health Officer has identified that the kitchen is the most likely place for a fire to start and occupiers of the bedrooms are not adequately protected in the event of fire as they will have to escape via the living/kitchen area.


  1. Grade II listed buildings are defined by Historic England as buildings that are nationally important and of special interest. 

  2. The Central Activities Zone (CAZ) is an area in central London that is recognised for its high concentration of commercial, cultural, and entertainment activities. 

Attendees

Profile image for Councillor Patrick Lilley
Councillor Patrick Lilley  Deputy Cabinet Member for Economic Development, Lead Member for Soho and LGBTQ+ Champion •  Labour •  West End
Profile image for Councillor Md Shamsed Chowdhury
Councillor Md Shamsed Chowdhury  Deputy Cabinet Member - Streets and Lead Member - Edgware Road Champion •  Labour •  Hyde Park
Profile image for CouncillorLaila Cunningham
CouncillorLaila Cunningham  Reform UK •  Lancaster Gate
Profile image for Councillor Elizabeth Hitchcock
Councillor Elizabeth Hitchcock  Conservative •  Knightsbridge and Belgravia
Profile image for Councillor Iman Less
Councillor Iman Less  Night Time Champion •  Labour •  Maida Vale
Profile image for Councillor Paul Fisher
Councillor Paul Fisher  Conservative •  West End

Topics

No topics have been identified for this meeting yet.

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