Albany House 98 Petty France London SW1H 9EA Data via plota.co.uk

26/05684/TPO - Applic. for wks to trees subject to TPO Pending
Trees & landscaping

Proposal

Tree 1 Honey Locust - Lift crown all round to give 5.5m clearance above ground level. Tree 2 Wild Cherry - Reduce crown to previous & outermost pruning points. Pruning cuts to be back to previous locations and to live growing points. Works to be undertaken to BS 3998: 2010 specifications. The works are a repeat of previous pruning works required to manage the trees in respect their juxtaposition with adjacent highway infrastructure. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
19 Aug 2026
Decision
Expected by 14 Oct 2026

This application is under consideration - no decision has been issued yet. Plota predicts a decision by 22 Sept 2026, from Westminster's recent tree and landscaping works.

Documents 8

Statements & assessments 2

PDF PROPOSAL Ventilation/Extraction statement · 19 Aug 2026 View ↗ PDF ALBANY HOUSE TREE SURVEY Background Papers · 19 Aug 2026 View ↗

Plans & drawings 1

PDF ALBANY HOUSE TREE LOCATIONS Drawing · 19 Aug 2026 View ↗

Application forms 2

PDF APPLICATIONFORMREDACTED Application Form · 19 Aug 2026 View ↗ PDF FEECALCULATION Background Papers · 19 Aug 2026 View ↗

Other documents 3

PDF ATTACHMENTSUMMARY Background Papers · 19 Aug 2026 View ↗ PDF ALBANY HOUSE PHOTOMONTAGE OF TREES Background Papers · 19 Aug 2026 View ↗ PDF RECEIPT OF APPLICATION Other · 19 Aug 2026 View ↗

All documents on the council site ↗

Site constraints 11

Flood zone 3, rivers and sea
High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Article 4 direction
Article 4 Basement Development Permitted Rights Removed. Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
Archaeological priority area: City of Westminster APA 2.8
An assessment or field evaluation may be asked for before ground works.
The council or Historic England considers archaeology likely here. A desk-based assessment, and sometimes trial trenching, can be asked for with the application.
Air quality management area: Westminster AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Central activities zone
The core of central London in the London Plan.
Offices, culture and the other strategic functions of the centre take priority over new housing here.
12 listed buildings within 150 m
Nearest: London Underground Headquarters Including St James's Park Underground Station, Grade I, 41 m away · 8 Grade I, 1 Grade II*, 3 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 12 with distances
Historic England ↗
Also on the record
Conservation area 29 m away: Broadway And Christchurch Gardens; Registered park or garden 146 m away: St James's Park; Inside the City of Westminster built-up area; Town centre 94 m away: Victoria Street.
Not affected
Not green belt · No scheduled monument at the site

Checked on 11 September 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council
Westminster
Application type
Applic. for wks to trees subject to TPO
Postcode
SW1H 9EA
Received
19 Aug 2026
Validated
19 Aug 2026
Ward
St James's
Case officer
Show
Target decision
14 Oct 2026
Applicant
Show
Agent
Arboricultural Solutions LLP

Decision outlook

Day 26 of the 56-day target. Westminster usually decides tree and landscaping works by day 28.

Day 2630 days to the 56-day target
90%decided within 8 weeks
98%approved
318decided in the last year

Plota live figures for tree and landscaping works decided by Westminster in the last twelve months, from validation. Westminster decision record →

Public comments

No public comments yet.

Last counted 8 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15169988
Env. assessment
No

Historical activity at this location

28 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025
Refurbishment, alterations and extensions including demolition of existing sixth floor to…
25/07812/FULL
2021 Approved
Installation of six antennas (top height of antennas 41.20m AGL/43.55M AGL on 2.5m and 3…
21/05344/TELCOM
2021 Approved
Removal of three antennas and installation of six antennas; together with one replacement…
21/01694/TELCOM
Within ~100m

Nearby activity

2025
2 - 14 Palmer Street London SW1H 0AP
Variation of conditions 1, 11, 13, 19, 20, 21, 22, 23 of planning permission dated 11 Mar…
25/07949/FULL
2025 Approved
Alliance House 12 Caxton Street London SW1H 0QL
Extensions to sides and rear at third to sixth floor levels; roof extension; roof terrace…
25/05026/FULL
2025 Approved
2 Caxton Street London SW1H 0QW
Installation of new canopies and window boxes to the windows of the restaurant facing Cax…
25/01987/LBC
2025 Approved
2 Caxton Street London SW1H 0QW
Installation of new canopies and window boxes to the windows of the restaurant facing Cax…
25/01986/FULL
2025 Approved
Jolly St Ermins Hotel Caxton Street London SW1H 0QW
Internal alterations to the Caxton Restaurant including redecoration, refurnishing and ad…
25/01946/LBC
2024
66 Broadway London SW1H 0DB
Display of an externally illuminated projecting sign measuring 75cm x 75cm; two externall…
24/07594/ADV
2024 Approved
St James's Park Underground Station 55 Broadway London SW1H 0BD
Installation of new staircase tactile paving at top and base of staircases.
24/02506/LBC
2023 Approved
Wellington Barracks Birdcage Walk London SW1E 6HQ
Redevelopment of band practice facilities including demolition of existing rehearsal hall…
23/05458/FULL
2023 Approved
16-18 Palmer Street London SW1H 0AD
Use of an area of the public highway measuring 7.6m x 2.2m for the placing of six tables…
23/08957/TCH
2023 Approved
Ground Floor Broadway Complex 55 Broadway London SW1H 0BD
Installation of six mosaic panels in the ticket hall of St James's Park Underground Stati…
23/07104/LBC
2023 Approved
21 Palmer Street London SW1H 0AD
Installation of an external enclosure to house five additional condenser units at the bas…
23/04413/FULL
2022 Approved
2 Caxton Street London SW1H 0QW
Repair and replacement of damaged roof slates and associated lead flashing and lead roofi…
22/07896/LBC
2022
Broadway Complex 55 Broadway London SW1H 0BD
Conversion of buildings for use as hotel (Class C1) with ancillary flexible retail, leisu…
22/06238/LBC
2021 Approved
16-18 Palmer Street London SW1H 0AD
Use of an area of the public highway for the placing of six tables, twelve chairs, two ba…
21/08665/TCH
2020 Approved
16-18 Palmer Street London SW1H 0AD
Use of an area of the public highway for the placing of six tables, twelve chairs, two ba…
20/07449/TCH
2019 Approved
Broadway Complex 55 Broadway London SW1H 0BD
Conversion of buildings for use as hotel (Class C1) with ancillary flexible retail, leisu…
19/09814/LBC
2019 Approved
Broadway Complex 55 Broadway London SW1H 0BD
Conversion of buildings for use as hotel (Class C1) with ancillary flexible retail, leisu…
19/09813/FULL
2019 Approved
2 - 14 Palmer Street London SW1H 0AP
Demolition and redevelopment of existing building to provide a nine storey building (Base…
19/03757/FULL
2019 Approved
16-18 Palmer Street London SW1H 0AD
Use of an area of the public highway for the placing of six tables, twelve chairs, two ba…
19/06739/TCH
2019 Refused
St James's Park Underground Station 55 Broadway London SW1H 0BD
Display of a non illuminated sign measuring 0.9m x 3m fixed to railings for temporary per…
19/06883/ADV
2016 Approved
84 - 86 Petty France London SW1H 9EA
Display of three halo lit fascia signs each measuring 3.7m x 0.65m; 6.5m x 0.65m; and 3.3…
16/08603/ADV
2016 Approved
Clive House 70-78 Petty France London SW1H 9EX
Replacement of bi-folding fire exit door with new manually operating door to front facade…
16/00903/CLOPUD
2016 Approved
84 - 86 Petty France London SW1H 9EA
Replacement shop front with relocated entrance
16/05311/FULL
2016 Approved
Unit 14 To Unit 17 St James's Park Ltstation 55 Broadway London SW1H 0DB
Internal alterations including new signage to retail units and new flooring and replaceme…
16/04013/LBC
2016 Approved
St James's Park LTStation 55 Broadway London SW1H 0BB
Installation of a new opaque secondary glazing within decorative bronze frames to the tic…
16/00428/LBC
Westminster
Planning Authority Score
3.5/10
Below average
#221 of 296 councils
Relevant to this application:
Householder decisions

Westminster is slower than most councils at deciding householder applications, ranking #258 out of 296. Only 28% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Westminster is also one of the strictest councils - it refuses more householder applications than almost any other, with only 81% approved vs 90% nationally.

One of the strictest councils
only 81% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Westminster decision statistics
Based on MHCLG data, the year to March 2026
86%
Overall approval rate
Below avg (87%) #201 of 296
81%
Householder approved
Below avg (90%) #277 of 296
44%
Decided in 8 weeks
Below avg (63%) #258 of 296
28%
Extended time limit
Below avg (41%) #46 of 296
83%
Minor dwellings approved
12 decided (1-9 homes)
67%
Major dwellings approved
3 decided (10+ homes)
81%
Change of use approved
133 decided
4,602
Total decisions
648 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings