48 Eaton Square London SW1W 9BD Data via plota.co.uk

25/07054/TCA - Applic. for works to trees in CA Approved
Trees & landscaping

Proposal

1 x Magnolia grandiflora (T862): Prune to clear the building wall by up to 1 m, removing encroaching branches only. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
1 Oct 2025
✓
Approved
22 Oct 2025

Approved on 22 Oct 2025 · Delegated Decision · Last checked 12 Oct 2026

Documents 5

Decision & officer reports 1

PDF TCA NO OBJECTIONS Decision Notice · 22 Oct 2025 View ↗

Plans & drawings 1

PDF EATON 48 MAP Drawing · 1 Oct 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 1 Oct 2025 View ↗

Other documents 2

PDF RECEIPT OF APPLICATION Other · 2 Oct 2025 View ↗ PDF EATON 48 SCHEDULE Background Papers · 1 Oct 2025 View ↗

All documents on the council site ↗

Site constraints 12

Grade II* listed: Nos 24 and 24a to 48 (consecutive) including Nos 72 and 72a Elizabeth Street
List entry 1357004 · The pin is inside its outline · 23 more listed buildings within 150 m (3 Grade II*, 20 Grade II)
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 the other 23 with distances
Historic England ↗
Belgravia 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 Named permitted development rights are withdrawn here.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.
Protected view corridor: 9A.1 King Henry's Mound to St Paul's Cathedral
Inside the landmark viewing corridor of a protected vista. A building that rises above the corridor's threshold height should be refused. How high that is depends on where along the view the site is.
The London Plan (policy HC4) designates strategic views, and the Mayor's London View Management Framework (March 2012) gives 13 of them a protected vista toward St Paul's Cathedral, the Palace of Westminster or the Tower of London. A vista has a threshold height that rises or falls with the line of sight. In the landmark viewing corridor, a building above it would harm the view and should be refused. In the wider setting consultation area around the corridor, a building above it is referred for consultation and its effect on the view is judged. The threshold changes along each view and is set out in the framework. A revised framework is out for consultation until 4 December 2026 and is not yet in force.
London View Management Framework ↗
Archaeological priority area: City of Westminster APA 3.2
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 ↗
National infrastructure project 435 m away: Thames Tideway Tunnel
The site is 435 m from the project boundary. Waste water treatment, decided. The project page says whether consent was granted. Also within 2 km: London Strategic Heat Main Project (at pre-application, the site is inside its boundary).
Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.
Planning Inspectorate project page ↗
Registered park or garden 26 m away: The Grosvenor Estate: Eaton Square
Its setting is a consideration for work nearby.
Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.
Historic England ↗
Also on the record
Inside the City of Westminster built-up area; Public transport access: PTAL 6a (excellent), TfL 2023, for the 100 m square; Tree preservation order 26 m away: W10_A5; Priority habitat 27 m away: Deciduous woodland.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 2 November 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

Council
Westminster
Application type
Applic. for works to trees in CA
Postcode
SW1W 9BD
Received
1 Oct 2025
Validated
1 Oct 2025
Ward
Knightsbridge & Belgravia
Case officer
Show
Target decision
26 Nov 2025
Decision
No objections
Decision date
22 Oct 2025
Decision level
Delegated Decision
Applicant
Show
Agent
TMA Environmental Consultants

How this decision compares

Decided in 21 days from validation, 15 days faster than Westminster's median of 36 for tree and landscaping works. Approved, as 99% of tree and landscaping works here are.

77%decided within 8 weeks
99%approved
797decided 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 12 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14375033
Planning Portal ref
PP-14375033
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2022 Approved
1 x evergreen Magnolia (T511): Reduce height by 1-2 m. Final cuts to be no greater than 5…
22/05022/TCA
2018 Approved
1 x evergreen Magnolia tree (T.2): Prune branches away from neighbouring Mews property to…
18/05952/TCA
Within ~100m

Nearby activity

2025 Approved
Flat G 45 Eaton Square London SW1W 9BD
Alterations to internal wall and doorway made prior to purchase of property and proposed…
25/06150/LBC
2025
43 Eaton Square London SW1W 9BD
Installation of an internal only, water-based air conditioning system to lower ground flo…
25/07822/LBC
2025 Approved
Flat G 54 Eaton Square London SW1W 9BE
Installation of secondary glazing to the front three living/ dining room windows at third…
25/06174/LBC
2025
44 - 47 Eaton Square London SW1W 9BD
T851 - Magnolia grandiflora: Prune from adjacent structure - to clear the building wall b…
25/07053/TCA
2025
54 Eaton Square London SW1W 9BE
Replacement doors and Windows
25/06993/LBC
2025
54 Eaton Square London SW1W 9BE
Replacement timber doors and windows to rear first floor level (Flat B). (Linked 25/06993…
25/06992/FULL
2025
49 Eaton Square London SW1W 9BD
Refurbishment and upgrading of interiors to enhance its spatial functionality, modernisin…
25/06835/LBC
2025 Approved
81A Elizabeth Street London SW1W 9PG
Installation of an air conditioning unit at roof level and internal units in the second a…
25/04263/LBC
2025 Approved
81A Elizabeth Street London SW1W 9PG
Installation of an air conditioning unit at roof level.
25/04262/FULL
2025
38 Chester Square London SW1W 9HT
Upgrading of existing mechanical services, including installation of new boiler, hot wate…
25/01913/LBC
2024 Approved
38 Chester Square London SW1W 9HT
Internal refurbishment works, including new kitchen and bathroom, replacement of existing…
24/08184/LBC
2024
58 Elizabeth Street London SW1W 9PB
Display of non illuminated floral wreath measuring 3m X 2.2m
24/08365/ADV
2024
87 Elizabeth Street London SW1W 9PG
Bay laurel (T3) Prune western crown up to 1m branch lengths to give clearance of subject…
24/07592/TCA
2024
32 Chester Square London SW1W 9HT
Internal alterations to the second-floor master bedroom suite of the property.
24/07259/LBC
2024
85 Elizabeth Street London SW1W 9PG
Change of use of ground and lower ground floors from studio flat and commercial use (Use…
24/07125/FULL
2024
85 Elizabeth Street London SW1W 9PG
Internal and external alterations at lower ground and ground floor levels; external stair…
24/07126/LBC
2024
29 Chester Square London SW1W 9HT
Internal alterations comprising general refurbishment and redecorating as well as opening…
24/06464/LBC
2024
25 Chester Square London SW1W 9HS
Proposed works to 25 and 26 Chester Square and 48 and 49 Eaton Mews South, for the reconf…
24/06111/LBC
2024
25 Chester Square London SW1W 9HS
Variation of condition 1 of planning permission dated 23 April 2024 (RN: 24/00410/FULL) (…
24/06110/FULL
2024
Flat C 39 Eaton Square London SW1W 9DH
Installation of a new gas boiler internally and boiler flue to rear elevation.
24/05886/LBC
2020 Approved
Flat D 36 Eaton Square London SW1W 9DH
Replacement floor finishes to external balcony at first floor level.
20/05336/FULL
2020 Approved
Flat E 45 Eaton Square London SW1W 9BD
Installation of replacement windows to rear elevation at first floor and first floor mezz…
20/06816/LBC
2020 Approved
54 Eaton Mews West London SW1W 9ET
Conversion of existing garage into habitable space.
20/06699/FULL
2020 Approved
53 Eaton Square London SW1W 9BE
Internal alterations at lower ground and ground floor levels.
20/04667/LBC
2020 Approved
53 Eaton Mews West London SW1W 9ET
Variation of Condition 7 of planning permission dated 30 June 2020 (RN: 20/00790) for 'De…
20/04384/FULL
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