The Strategic Planning Committee is scheduled to meet on 8 July 2025 to consider three planning applications. These include a large residential development at 291 Harrow Road, a refurbishment and extension of 171 Victoria Street, and management plans for a mixed-use development at 19-35 Baker Street.

The committee will also review the minutes from their previous meeting.

Planning Applications

The committee will be considering the following planning applications:

291 Harrow Road

The committee will consider a report about an application for the demolition of existing buildings at 291 Harrow Road and 1-2 Elmfield Way, as well as the Multi Use Games Area (MUGA), to be replaced with three buildings of 15, 10 and 5 storeys. The development would create residential dwellings (Use Class C3), an Adult Social Care home (Use Class C3), a commercial unit at ground floor fronting Harrow Road (Class E), and a play court (Class F.2c) on the corner of Harrow Road and Elmfield Way. The application also includes associated amenity space, communal facilities, play space, cycle parking, waste stores, roof gardens, plant, landscaping, and highways and public realm improvements. Westminster City Council is listed as the applicant.

The Director of Town Planning & Building Control is expected to recommend conditional permission, subject to referral to the Mayor of London, and subject to the completion of a Unilateral Undertaking¹ to secure obligations including:

• Provision of affordable housing equating to 50% of the habitable rooms before the occupation of any of the market housing.
• A financial contribution of £455,400 towards Carbon Offset Payments.
• A financial contribution of £47,432.06 towards Westminster Employment Service.
• Provision of employment training, skills and apprenticeships opportunities for residents of Westminster.

The report notes that the application has attracted 12 objections from adjacent residents, including from the NHS as owner of the adjacent site, on grounds including over intensive development, design, amenity and highways concerns.

The report also notes that the proposed development would result in less than substantial harm to the following heritage assets:

• Harrow Road Police Station (Grade 2 listed)
• Maida Vale Conservation Area
• Westbourne Conservation Area
• Westminster Register Office Building on Harrow Road (unlisted heritage asset)

However, the report states that the package of public benefits arising from the development are considered to be very substantial.

171 Victoria Street

The committee will consider a report about an application for the refurbishment and extension of the existing office building at 171 Victoria Street. The proposal includes creating additional Class E floorspace², infilling internal lightwells, extensions and terraces at roof level, an extension to the entrance on Carlisle Place, a new entrance on Cathedral Plaza, rooftop plant and PV panels, replacement glazing to facades and associated works. Kirkglade Limited is listed as the applicant.

The Director of Town Planning & Building Control is expected to recommend conditional permission, subject to a S106 legal agreement to secure the following:

• A financial contribution of £142,271 towards the Carbon Off Set Fund.
• A financial contribution of £ 99,179.50 towards initiatives that provide local employment, training opportunities and skills development and supporting the Westminster Employment service.
• All costs associated with, and changes to the Traffic Management Order to make Carlise Place one-way.

The report notes that objections have been received from the local amenity societies and neighbouring residents principally to the proposed entrance extension on Carlise Place on design, amenity, loss of trees and highway grounds.

19-35 Baker Street, 88-110 George Street, 69-71 Blandford Street And 30, Gloucester Place

The committee will consider a report about applications relating to the mixed-use development at 19-35 Baker Street, 88-110 George Street, 69-71 Blandford Street And 30, Gloucester Place. Derwent London Baker Street Limited is the applicant.

The applications seek approval for:

• Details of a courtyard management plan pursuant to Condition 36 of planning permission dated 01 October 2021 (RN: 20/06914/FULL).
• Details of a retail management plan pursuant to Condition 37 of planning permission dated 01 October 2021 (RN: 20/06914/FULL)

The Director of Town Planning & Building Control is expected to recommend approval of both sets of details.

The report notes that objections have been received to both applications from residents on Blandford Street on the grounds that use of the courtyard beyond 9pm would result in noise nuisance.