Fire escape staircase at Cumberland Court, London SW1V

What was proposed

The application sought retrospective permission to retain a metal lightwell staircase and gate as a secondary basement fire escape.

“CITY OF WESTMINSTER PLANNING APPLICATIONS SUB COMMITTEE Date 14 October 2025 Classification For General Release Report of Director of Town Planning & Building Control Ward(s) involved Pimlico South Subject of Report Cumberland Court, Cumberland Street, London, SW1V 4LR Proposal Retention of metal staircase within lightwell including gate on the Cumberland Street side of Cumberland Court to provide a secondary means of fire escape from basement to street level.”

“The proposal site is an unlisted building located within the Pimlico Conservation Area. The proposals involve the insertion of a gate and lightwell staircase to the elevation fronting on to Cumberland Street. The application is retrospective.”

Officer report

The site and its setting

The unlisted building lies in the Pimlico Conservation Area, with nearby listed buildings forming part of the heritage assessment.

“The acceptability of the proposed gate and staircase in design terms. • The impact of the proposed gate and staircase on the character and appearance of the Pimlico Conservation Area and the setting of other nearby designated heritage assets, such as the grade II listed buildings adjoining the site.”

Officer report

Earlier permission and enforcement

A similar scheme was refused in 2024, while earlier permissions approved a staircase and gate on the Winchester Street elevation.

“On 14 March 2007, the council approved permission for the “installation of fire escape staircase in basement lightwell (Winchester Street elevation) and gate in railings at street level, alterations to basement elevations and use of basement storage area as 2 x 2 bedroom self-contained flats and communal facilities.” (RN: 07/00093/FULL)”

“On 20 April 2006, the council approved permission for the “installation of fire escape staircase in basement lightwell (Winchester Street elevation) and gate in railings at street level, alterations to basement elevations and use of basement storage area as 2 x 2 bedroom self-contained flats and communal facilities.” (RN: 05/09989/FULL)”

Officer report

What officers recommended

Officers recommended approval because the black-painted staircase would not harm the conservation area and would improve fire safety.

“In the previous application, the stairs were proposed to be retained in a white colour which was considered incongruous with the palette of metalwork colour in the conservation area. However, the proposed drawings under this application show the stairs, balustrade and handrail will be painted black, which is acceptable. The imposition of a compliance condition to ensure this is maintained is recommended.”

“It is concluded in the Fire Statement that whilst it is not a strict necessity for either of the lower ground floor flats to have the external stairs to satisfy the current Building Regulations Approved Document B, the external staircase subject to this application represents an enhancement to the means of escape for the residents living at the lower ground floor level.”

Officer report

Consultation responses

Building Control raised no objection, Designing Out Crime raised no objection subject to fire safety, and five neighbours objected.

“DESIGNING OUT CRIME: No objection if the stair is to meet higher fire safety requirements…”

“Fire safety - An additional fire escape for lower ground floor is unnecessary given the second means of fire escape already installed - The effectiveness on the safety purpose is unclear and questionable…”

Officer report

Residents' concerns

Residents raised concerns about the staircase's appearance, necessity, privacy, security, noise, light obstruction and lack of engagement.

“Amenity - Potential invasion of privacy - Higher security risk to the residents in the building - Increased noise disturbance from increased foot traffic - Obstruction of lights coming through the lightwell…”

“Formal pre-application engagement is not required for a development of this scale although it is encouraged by the City Council for all development. Therefore, whilst no details of any pre-application engagement with neighbours have not been submitted and one of the objectors state that no engagement and consultation had been carried out before the installation, this is not contrary to the expectations of the guidance for development of this scale.”

Officer report

Who spoke

A supporter of the application addressed the committee in support.

The decision and condition

Permission was granted with an added condition restricting use of the stairs to emergencies only.

“That conditional planning permission be granted. That a condition be added restricting use of the stairs for in an emergency only.”

Minutes