The Strategic Planning Committee of Westminster City Council met on 28 October 2025, and approved plans for the refurbishment of 55 Baker Street and the demolition of Latimer House at the University of Westminster, 115 New Cavendish Street, to be replaced with a new building.

University of Westminster, 115 New Cavendish Street

Conditional planning permission was granted for the demolition of Latimer House at the University of Westminster and the construction of a new building, subject to a section 106 agreement¹ that includes public realm improvements and greening along Cleveland Street. The new building will provide new library and student support facilities for the University of Westminster, connecting into the Copland Building and 115 New Cavendish Street. The committee heard that the new building has been designed to connect into the wider Cavendish Campus to fully integrate with the existing university buildings.

The committee considered that the key considerations were:

• the acceptability of the proposal in land use terms
• the acceptability in sustainability terms
• the acceptability of the proposed buildings in design and townscape terms
• the impact on the amenity of adjacent occupiers

The committee noted that objections and letters of support had been received in response to consultations.

The committee was told that the new building would utilise an underused vacant part of the street block to provide improved facilities for the University, which was welcomed in land use terms. While the upfront carbon cost associated with the demolition of the existing building was noted, the applicant's argument that the existing building presented constraints which prevented its retention and integration with the other University buildings was accepted. The committee agreed that given the energy improvements, circular economy position and significant greening proposed, the scheme was supported from a sustainability perspective, subject to appropriate conditions. In design terms, the new building was considered to be well resolved and would enhance the townscape, and that the additional bulk and mass would not result in a material loss of amenity to the occupants of surrounding properties.

The committee heard that the Fitzrovia West Neighbourhood Forum broadly supported the plan and welcomed changes to the public highway along Clipstone, Hanson and parts of New Cavendish Street. The Fitzrovia West Neighbourhood Forum commented that the development should secure section 106 funding for greening on Cleveland Street frontage, a known local 'bleak spot'.

The committee noted that the Westminster Trees Trust welcomed greening around the Cavendish Campus to improve the open space around Cleveland Street, and the Arboricultural Impact Assessment that trees around the site can be retained and protected. The Westminster Trees Trust suggested a condition that requires any badly damaged or lost trees to be replaced and opportunities for planting further trees should be tested.

The committee heard objections that the demolition of the existing building was not justified, that there was incorrect information in the submission, that there would be a significant increase in floorspace, and that the increase in height would create a canyon effect in the street. The Charlotte Street Association also said that the improved amenity space for the University should be open to the public, that there was a lack of greenery, and that construction should be carefully managed.

The committee agreed to a condition to secure public realm improvement works and greening along Cleveland Street, and that condition 21 be amended to require details on cycle parking.

55 Baker Street

Conditional planning permission was granted for the refurbishment of 55 Baker Street, including demolition of level 08 and construction of level 08 and level 08 gallery, to enlarge an existing mixed-use building. As part of the permission, a legal agreement was put in place to secure financial contributions towards local employment initiatives and the City Council's carbon offset fund.

The committee heard that the application proposed refurbishment of the building including demolition of Level 08 and construction of Level 08 and Level 08 Gallery to enlarge an existing mixed-use building comprising office (Class E(g)), gymnasium (Class E(d)) and retail/food and beverage (Class E(a)-(b)) with soft and hard landscaping, pedestrian and vehicle access, cycle parking, public realm, plant and other works associated with the development.

The committee was told that additional submissions had been received from the applicant, London and Regional (Baker Street) Limited, a local resident, and Marylebone Ward Councillor Karen Scarborough.

Officers tabled two additional conditions as follows:

• Additional Condition 32 – Pre-Commencement Condition relating to a Habitat Management and Monitoring Plan
• Additional Condition 33 relating to a detailed Servicing Management Plan

The committee heard from Sam Hine and Geoff Springer, on behalf of the applicant team, in support of the application.

The committee resolved to grant conditional planning permission subject to the completion of a legal agreement securing:

• a financial contribution of £146,000 towards initiatives that provide local employment, training opportunities and skills development through the Westminster Employment Service
• a financial contribution to the City Council's Carbon Off-Set Fund of £152,000 to mitigate the residual regulated operational carbon emissions arising from the development over the anticipated 30-year life of the building's services
• the costs of monitoring the section 106 agreement

The committee agreed that an informative be added requesting the applicant to minimise light pollution from the completed development as much as possible.