The Planning Sub-Committee (2) of Westminster Council convened to consider a Tree Preservation Order (TPO) and two planning applications. The meeting was scheduled to address concerns about a TPO at Essendine Mansions, a request to extend the operation of Passage House homeless hostel, and a retrospective application for security shutters on Albemarle Street. Councillor Sara Hassan, Deputy Cabinet Member - Equalities and Skills and Lead Member - Women and Girls' Champion, was scheduled to chair the meeting.

Tree Preservation Order: Essendine Mansions

The committee was scheduled to discuss whether to confirm Tree Preservation Order No. 723 (2025) for trees at Essendine Mansions on Essendine Road. The council had made a provisional TPO on 4 June 2025 to protect an oak and a sycamore tree, labelled T1 and T2 respectively, after receiving notice of intent to remove them. The stated reason for the intended removal was alleged subsidence damage to properties at 34-48 Essendine Mansions .

The report pack noted that the trees are within the Maida Vale conservation area, and that the confirmation of the TPO would not prevent future management or removal of the trees, subject to a future TPO application.

One objection to the TPO had been received from the owner of Flat 38, Essendine Mansions, who claimed that the trees were causing major, ongoing, subsidence to the building . The resident also stated that the damage had started 15 months prior, following drain repairs that had removed the water source for the trees, and that a wall in their kitchen had moved one inch in that time.

The council's Arboricultural Officer responded to the objection, stating that while site investigations had found shrinkable clay soil and sycamore roots beneath the foundations, no oak roots were found. The officer also noted that the location of one borehole was unclear, and that the application lacked an assessment from a structural engineer regarding repair options and costs. The Arboricultural Officer concluded that there was insufficient evidence to confirm that the trees were the cause of the movement and that tree removal was the appropriate remedy.

The sub-committee was asked to decide whether to confirm the TPO, with or without modification, or not to confirm it.

Planning Application: Passage House

The committee was scheduled to consider an application relating to Passage House, a homeless hostel at 1-5 Longmoore Street. Passage 2000, on behalf of the Passage, applied for a variation of condition 2 and removal of several other conditions attached to a planning permission granted on 3 April 1997. The original permission allowed the use of the building as a hostel for 30 years. The new application sought to extend this period for another 30 years and to remove conditions that were either time-sensitive or had already been met.

The report pack noted that Passage House has been operating as a homeless hostel since the late 1990s, providing 37 rooms and support services. The key issues to consider were the acceptability of the continued use in land use terms and its impact on the amenity of neighbouring residential properties.

According to the report pack, the council's Homelessness & Rough Sleeping Strategy (2025-2030) identifies a need for temporary accommodation, and Passage House contributes to this plan by working with council services to prevent rough sleeping. The report pack also stated that Passage House operates as a rapid-response assessment and resettlement centre, achieving a 90% annual positive move-on rate into longer-term accommodation.

The council received 12 objections from neighbouring residents and one commercial occupier, citing concerns about noise, anti-social behaviour, street disorder, and safety issues. Some objectors requested the retention and strengthening of existing conditions, including a neighbourhood management plan, 24-hour contact for complaints, and CCTV cameras.

Three letters of support were received, including one from Westminster Abbey, praising the project's management and its success in helping homeless individuals resettle.

The Metropolitan Police also supported the application, noting that Passage House has well-established protocols to prevent and address anti-social behaviour.

The report pack stated that the council considered the continued use of the site as a hostel to be critical to tackling homelessness, in accordance with London Plan Policy H12¹, City Plan Policy 10² and the council's Homelessness & Rough Sleeping Strategy (2025-2030). The report pack recommended granting conditional permission, subject to conditions designed to protect the amenity of neighbouring properties.

Planning Application: Albemarle Street Security Shutters

The committee was scheduled to consider a retrospective application from Omakase Mayfair Ltd for the installation of external metal security shutters at 36 Albemarle Street. The key consideration was the impact of the shopfront on the character and appearance of the Mayfair Conservation Area.

The report pack noted that the council's Shopfronts, Blinds and Signs SPG³ does not generally support roller shutters, as they can detract from the architectural integrity of a building. The Mayfair Neighbourhood Forum objected to the solid nature of the roller shutter, arguing that it would harm the area. The applicant stated that the shutters were installed in response to repeated crimes against the unit, which resulted in the shopfront being smashed.

The report pack stated that the installed external shutter is very basic, non-traditional, without any design quality and is an incongruent addition to this part of the conservation area . It also noted that the proposals would cause a moderate level of less than substantial harm to the heritage asset.

The report pack considered the applicant's claim that the numerous attacks on the shop front were hate crimes, but noted that the Metropolitan Police had closed the case due to a lack of further evidence.

The report pack recommended refusing planning permission, stating that the less than substantial heritage harm was not outweighed by public benefits.