Open Space Manchester Square London W1U 3HQ Data via plota.co.uk

26/06607/TPO - Applic. for wks to trees subject to TPO Pending

Proposal

T1. Platanus x hispanica London plane Reduce the crown by up to 4m on the N (for the longest branches) and about 2m on the NE, with about 2m reduction elsewhere to balance the crown so far as feasible while reducing the new impact of wind on the tree when the plane T2 has been removed. To reduce the impact of new wind loading on this tree in the absence of the plane T2. T2. Platanus x hispanica London plane Dismantle tree and grind out the roots to about 300mm below existing ground level. Replace with a London plane of a minimum 12-14cm girth at 1.5m above ground level. To prevent injury and damage, while sustaining future landscape value, canopy cover and other environmental benefits. T3. Platanus x hispanica London plane Selectively reduce and lift branches oversailing the highway, especially ESE, to their last reduction points over the road to provide about 4m vertical clearance underneath. To prevent damage to the tree and high vehicles. T14. Malus ?Golden Hornet? or similar cv. crab apple Selectively reduce and lift branches oversailing the highway, especially ESE, to their last reduction points over the road to provide about 4m vertical clearance underneath. Aesthetics and long-term canopy maintenance. T35. Malus cultivar crab apple Fell, grind out stump to about 300mm below current ground level and replace with a Koelreuteria paniculata (golden rain tree) of minimum 10-12cm girth at 1.5m above ground level. To prevent increasing risk of injury, damage and nuisance while enhancing the garden. Data via plota.co.uk

View original council record ↗Last checked

Application progress

✓
Received
28 Sept 2026
✓
Validated
1 Oct 2026
Decision
Expected by 26 Nov 2026

Under consideration

No decision has been issued yet. Plota predicts a decision between 27 Oct 2026 and 7 Nov 2026, from Westminster's recent tree and landscaping works.

Site constraints 11

Registered park or garden: Portman Square and Manchester Square
Nationally designated heritage. Its significance and setting carry great weight.
Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.
Historic England ↗
Portman Estate conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
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.
Tree preservation order: STM4_A1
Consent is needed before work on protected trees.
Not every council has published its orders as open data, so no order shown is not proof there is none.
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 ↗
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.
43 listed buildings within 150 m
Nearest: 14-18, Fitzhardinge Street W1, Grade II, 47 m away · 2 Grade II*, 41 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 43 with distances
Historic England ↗
Also on the record
National infrastructure project 1938 m away: Thames Tideway Tunnel; Inside the City of Westminster built-up area; Public transport access: PTAL 6b (excellent), TfL 2023, for the 100 m square; Town centre 81 m away: Marylebone High Street.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate, Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) 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

Application type
Applic. for wks to trees subject to TPO
Postcode
W1U 3HQ
Received
28 Sept 2026
Validated
1 Oct 2026
Ward
Marylebone
Case officer
Show
Target decision
26 Nov 2026
Applicant
Show
Agent
The Tree Bureau

Decision outlook

Day 8 of the 56-day target. Westminster usually decides tree and landscaping works by day 31.

Day 848 days to the 56-day target
86%decided within 8 weeks
98%approved
589decided 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 6 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15253354
Planning Portal ref
PP-15253354
Env. assessment
No
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

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use