The Planning Sub-Committee (1) of Westminster Council was scheduled to meet on 2 December 2025 to discuss several planning applications, including the installation of a parklet, the amalgamation of flats, basement excavations, and double-glazing installations. The committee was also scheduled to consider the confirmation of two Tree Preservation Orders (TPOs).

Planning Applications

The committee was scheduled to discuss the following planning applications:

• Marylebone Library, 9 New Cavendish Street: The Harley Street Business Improvement District sought permission for a temporary, 12-month installation of a public parklet, replacing two existing car parking spaces. The report pack for Item 01 - Marylebone Library 9 New Cavendish Street London W1G 9UQ notes that the key considerations included land use, highways, waste, design, and the amenity of neighbouring residential properties.
• 22 Palace Court: Frank Muci and Marisa Rama applied to amalgamate Flats 7 and 8 to create a four-bedroom duplex apartment. According to the report pack for Item 02 - 22 Palace Court London W2 4Hu, the recommendation was to refuse permission on land use grounds, as the proposals would result in the loss of an existing family-sized unit, and the proposed amalgamation would result in a unit larger than 200 sqm, both reasons being contrary to Policy 8 of the City Plan (2021-2040).
• 5 Upper Belgrave Street: Rosspark Limited sought listed building consent for the excavation of two basements (one beneath the main house and one beneath the mews house), associated plant, the addition of louvres to mews garage doors, and internal works. The report pack for Item 03 - 5 Upper Belgrave Street SW1X 8BD notes that this application was previously discussed on 11 November 2025, but no decision was made on the listed building consent application.
• Flat 3, Rossetti House, Erasmus Street: Ms A McGee requested permission for the installation of slimline double-glazing within existing retained timber window frames and sashes, as well as internal alterations. The report pack for Item 04 - Flat 3 Rossetti House Erasmus Street London SW1P 4HT notes that the key considerations were the impact of the proposed works on the character and appearance of the Millbank Conservation Area¹, and the impact of the proposed works on the special architectural and historic interest of the grade II listed Rossetti House.

Tree Preservation Orders

The committee was scheduled to decide whether to confirm two provisional Tree Preservation Orders (TPOs):

• TPO 725 - 14 Wilton Place: This order was made on 25 June 2025 to protect one Evergreen Magnolia in the front garden of the property. The TPO was made following a notification of intent to remove the tree, with the reason given being that the tree roots are causing damage to hard surfacing and a neighbour's gate. Objections to the TPO were received from the owner of the property and the owner of the neighbouring property. According to the Tree Preservation Order No 725 - 14 Wilton Place document, the Sub-Committee had to decide either not to confirm the order, or to confirm it with or without modification. The owner of the property objected to the TPO on the grounds that:

  The tree has caused damage to the paving in the front garden. The tree has caused damage to the boundary railings with number 15 Wilton Place. Cracking has been observed in the lightwell walls which you believe is related to the tree's root system If the tree is retained the damage will be ongoing and will escalate. Constantly repairing the damage is not sustainable. The tree is not native. It tree could be replaced with a smaller, more suitable species. If it is not removed it should be subject to a stringent pruning and maintenance regime to mitigate future damage.

  The owner of the neighbouring property objected to the TPO on the grounds that:

  The tree has caused significant damage to your main entrance paving, causing a trip hazard. Repairs to the paving would require an increase in overall levels in the front garden which would introduce a step down to pavement level and which would require planning permission. The tree has caused significant damage to your railings and entrance gate to a degree that the gate no longer works. If the railings and paving are repaired, the tree will damage them again. The proximity of underground services beneath the pavement should be taken into consideration in the decision to protect the tree. The tree is not a native species. The tree has not been adequately maintained. The tree causes significant shading. If the TPO is upheld any future application to prune or remove the tree would be increased in complexity and would be more onerous.

• TPO 724 - 55 Carlton Hill: This order was made on 2 July 2025 to protect two Cider gums (eucalyptus) in the rear garden of the property. The TPO was made following a notification of intent to remove the trees, with the reason given being to stop the influence of the trees on the soil below building foundation level and provide long term stability to 3 Ryders Terrace. According to the Tree Preservation Order No 724 - 55 Carlton Hill document, the Sub-Committee had to decide either not to confirm the order, or to confirm it with or without modification. Objections to the TPO were received from Millbank LLP and MWA Arboriculture on behalf of the Owner of 3 Ryder's Terrace, on the grounds that:

  The trees are directly implicated in root induced clay shrinkage subsidence damage to 3 Ryders Terrace, NW8 0EE. Site investigations have established the following: There is a plastic clay subsoil below the foundations susceptible to volumetric change under the influence of vegetation. Eucalyptus spp. roots were observed to a depth of 2.2m below ground level. The origin of the Eucalyptus spp. roots is concluded to be the subject Eucalyptus trees. The subject Eucalyptus trees are only 8.7m and 9.0m respectively from 3 Ryders Terrace and within the normally accepted influencing distance of this property. Engineering opinion is that there is damage to 3 Ryders Terrace due to clay shrinkage subsidence. On the basis of the evidence available, it is our opinion that there is damage consistent with the influence of the Eucalyptus trees on the soils below foundation level. The trees are too close to the affected building for pruning of offer a viable long-term solution in abating their influence. If the trees are retained, even with pruning, further damage is inevitable at some point in the future. If stability is to be restored to 3 Ryders Terrace, the Eucalyptus trees will need to be removed. The alternative to tree removal is underpinning the costs of which will be recovered from the council if they decide to prevent removal of the trees.

Other Business

The agenda for the meeting of 2 December 2025 also included:

• Membership: To note any changes to the membership of the committee.
• Declarations of Interest: To receive declarations of interest from members and officers.
• Minutes: To sign the minutes of the last meeting as a correct record of proceedings. The minutes from the meeting on 11 November 2025 are available.