The Strategic Planning Committee of Westminster Council met on Tuesday 27 May 2025 to discuss three significant planning applications. The committee approved all three applications, which involved extensions and refurbishments to existing buildings, with a focus on increasing office space, retail provision, and improving sustainability.

Ebury Gate, 23 Lower Belgrave Street, London

The committee granted conditional planning permission for the extension and refurbishment of the Ebury Gate office building at 23 Lower Belgrave Street. The proposal includes part demolition of the ground floor, rebuilding of the sixth floor, and the erection of setback seventh and eighth floors with a plant enclosure. It also features a lateral extension towards Lower Belgrave Street, flexible Class E floorspace (restaurant/retail) at ground level, and terraces with greening at levels 6 and 7. The decision was made subject to a Section 106 legal agreement to secure carbon offsetting measures, energy monitoring, contributions to the Westminster Employment Service, maintenance of street trees, and highways works.

The application was called in due to concerns regarding the loss of daylight and outlook for residents of the neighbouring Belgravia Court, increased overshadowing of St Peter's Eaton Square Primary School playground, and the visual impact of the upwards extension. However, officers concluded that these harms were outweighed by the economic benefits of the additional office floor space in this location, which is within the Central Activities Zone and the Victoria Opportunity Area. The proposal was deemed to accord with the London Plan, City Plan, and Belgravia Neighbourhood Plan.

6 - 10 Bruton Street, London, W1J 6PU

Conditional planning permission was granted for the partial demolition and redevelopment of 6-10 Bruton Street. The proposal includes the demolition of the existing sixth and seventh floors, rooftop plant room, and facades, with excavation to extend the basement and create a second basement level. New extensions will be erected to the rear and the seventh and eighth floors rebuilt, including a plant room. The building will be used for retail at ground and part basement level 1, and office use on all remaining floors. Associated alterations include terraces, greening, cycle parking, and photovoltaic panels.

The decision was subject to a legal agreement securing financial contributions towards the Carbon Off-Set Fund and the Westminster Employment Service, as well as undertaking highways works and submitting 'Be Seen' energy performance indicators. Key considerations included the justification for the extent of demolition from a circular economy perspective, the energy performance, design, height, bulk, materiality, and impact on the local townscape. Concerns were raised by Highways Planning regarding under-provision of cycle parking, lack of off-street servicing, and alterations to the building line. However, the committee found the planning benefits, including the enhancement of Bruton Lane and the improved environmental performance, outweighed potential harm.

25 - 27 St George Street, London, W1S 1FS

The committee granted conditional planning permission for alterations to the elevations of 25-27 St George Street, removal of the car lift, and extensions at fourth to seventh floor levels for office accommodation. The proposal also includes new terraces, photovoltaic panels, a green roof, and new cycle parking facilities. A key aspect of this application was the loss of five residential units, which was to be offset by a payment of £4,928,000 to the City Council's affordable housing fund.

This application was a revised proposal following a previous approval that had linked the development to the provision of replacement residential units off-site. However, due to changes in fire safety regulations following the Building Safety Act 2022, the off-site provision became unfeasible. The applicant argued that the proposed office development, with its extensive use of timber frame and cross-laminated timber, was incompatible with retaining residential units. The committee accepted these exceptional circumstances and the proposed financial contribution to the affordable housing fund, noting that the Mayfair Neighbourhood Forum also supported the application, acknowledging the difficulties faced by the applicant. The payment will contribute to the council's wider affordable housing stock.