The Planning Sub-Committee (1) of Westminster Council convened on Tuesday, 5 August 2025, to discuss several planning applications and a tree preservation order. The committee approved a new public realm guidance document, allocated funding for improvements to Maida Hill Market, and made decisions on planning applications for Charles Lane, Gloucester Terrace and Caroline Terrace. Additionally, they considered a Tree Preservation Order for a London plane tree on Hamilton Terrace.

Westminster's Streets and Spaces – Public Realm Guidance Supplementary Planning Document

The Cabinet Member for Planning and Economic Development approved the formal adoption of Westminster's Streets and Spaces, Public Realm Guidance as a Supplementary Planning Document (SPD). The SPD is designed to align with the requirements of the Town and Country Planning Act 1990 and related regulations, carrying significant weight as a material consideration in planning application decisions. The guidance aims to assist applicants, community groups, council decision-makers, and others involved in managing public spaces to better understand the council’s expectations for public realm schemes and how developers can meet policy requirements within Westminster's Development Framework.

Planning Applications

21, 23-25 Charles Lane, London, NW8 7SB

The committee conditionally approved the application for the use of 21, 23-25 Charles Lane as offices, the creation of a garden area with landscaping, alterations to the fenestration, and the installation of plant machinery, including an air source heat pump (ASHP). The site is within the St John's Wood Conservation Area. The application proposed converting a single-storey car storage building and a smaller residential car garage into office space with a garden.

Several objections were received, primarily concerning the potential impact of the office use on the amenity of neighbours, increased traffic, and construction-related disturbances. The St John's Wood Society initially raised concerns about the location of the air source heat pump and potential hazards to pedestrians from outward-opening doors and windows.

The committee considered the land use implications, the design and its impact on the buildings' appearance, the effect on the character of the conservation area, and the amenity of neighbouring residential properties. The committee decided that the proposed office use was acceptable, subject to conditions, including adherence to an Operational & Servicing Management Plan (OSMP), restricted garden opening hours, and a prohibition on live or recorded music in the garden.

113-115 Gloucester Terrace, London, W2 3HB

The committee granted conditional permission and listed building consent for the relocation of two air conditioning units and the installation of two additional units at 113-115 Gloucester Terrace, a Grade II listed building within the Bayswater Conservation Area. The proposal involved moving two existing air conditioning units from the rear main roof to a first-floor terrace and installing two new units on another first-floor terrace, all within acoustic enclosures.

Objections were received from neighbouring residents, citing concerns about the accuracy of the Acoustic Report and the potential amenity impact of the air conditioning units. The South East Bayswater Residents Association (SEBRA) also raised objections, pointing out inaccuracies in the Acoustic Report, including incorrect closest receivers and the lack of inclusion of windows to the rear of the site within Upbrook Mews.

The committee considered the impact of the proposal on the listed building's character, appearance, and special interest, as well as the amenity of neighbouring residential properties. The committee was satisfied that the proposals aligned with City Council policies, subject to conditions.

14A Caroline Terrace, London, SW1W 8JS

The committee granted conditional permission for part demolition and extensions to an existing garden studio at 14A Caroline Terrace, for use as a residential dwelling. The site is located within the Belgravia Conservation Area. The proposal included the removal of the roof, the reinstatement of a new roof in a higher position, the lowering of the internal ground floor level to allow for the insertion of a new first floor level within the building, an extension to the front of the property and new fenestration and rooflights.

Numerous objections were received from nearby residential properties, citing concerns about land use, amenity, and design. Objectors argued that the increased bulk and massing were excessive and out of character with the area, and that the property was originally intended as an artisan's workshop/studio, not a residential home.

The committee considered the acceptability of the proposal in land use terms, its impact on the amenity of neighbouring residential properties, the design and heritage implications, and the effect on the character of the Belgravia Conservation Area. The committee decided that the proposal was acceptable and consistent with the relevant policies in the City Plan 2019-2040, the Belgravia Neighbourhood Plan, and the London Plan 2021, subject to conditions.

Tree Preservation Order No. 717 - 51 Hamilton Terrace V2

The committee considered a report regarding Tree Preservation Order (TPO) No. 717 (2025) for a London plane tree at 51 Hamilton Terrace, which is within the St John's Wood Conservation Area. The TPO was made following a notification of intent to remove the tree, with the reason given that it was touching an outbuilding.

An objection to the TPO was received from David Morley Architects, acting on behalf of the owner of the property, citing concerns about potential structural collapse of the building against which the tree is leaning. The City Council's Arboricultural Officer responded to the objection, stating that evidence had not been submitted to show that the building was damaged, or could not be repaired, or that the roof could not be modified to accommodate the tree.

The Sub-Committee was asked to decide whether to confirm the Tree Preservation Order No. 717 (2025), but the outcome of this decision was not included in the provided documents.

Maida Hill Market Capital Funding

The Executive Director for Regeneration, Economy and Planning approved £53,000 of North Paddington Programme capital funding for 'finishing touches' at Maida Hill Market Square. The funding is specifically allocated for new festoon lighting for the square, as the market did not have remaining capital budget for this purpose.