Residents of St John's Wood have voiced their concerns regarding a proposal to convert buildings at 21, 23-25 Charles Lane into office spaces. The Westminster Council Planning Sub-Committee (1) convened on Tuesday, 5th August 2025, to discuss the application, among other planning matters.
The application, submitted by the Trustees of the Eyre Estate, seeks permission to change the use of the properties from their current state – a car storage building and a residential car garage – to offices. The plan includes creating a garden area, landscaping, altering the fenestration, and installing plant machinery, including an air source heat pump (ASHP). According to the council report, no. 23-25 Charles Lane was originally built to provide a drill hall for the Territorial Army in the 1920s, while no. 21 is a much smaller garage building. The council report states that the new timber frontage with integral doors is similar in style to the existing and will allow for a more airtight and sustainable frontage without loss of character. The replacement of the existing metal and unattractive garage door at no.21 with a new timber one is a welcome change which will improve the character and appearance of the Charles Lane frontage.
The proposed site lies within the St John's Wood Conservation Area, adding another layer of scrutiny to the application. According to the Public Reports Pack, the council received objections primarily focusing on the potential impact of the office use on the amenity of neighbours, increased traffic, and potential construction disturbances. To minimize construction disturbances, the report recommends adherence to the Council's standard working hours for construction and demolition1. The report also encourages the applicant to join the considerate constructors scheme.
The St John's Wood Society, while not objecting to the change of use, raised concerns about the location of the air source heat pump and the potential hazard to pedestrians from doors and windows opening outwards onto Charles Lane.
The council report outlined several key considerations for the sub-committee:
- The land use implications of the proposal.
- The impact of the works on the appearance of the buildings in design terms.
- The impact of the proposals on the character and appearance of the St John's Wood Conservation Area.
- The impact on the amenity of neighbouring residential properties.
Despite the objections, the planning officer's report recommended conditional permission be granted. The draft decision letter outlines numerous conditions, including restrictions on construction hours, requirements for matching exterior work, energy efficiency measures, screening for the air source heat pump, land contamination investigations, noise limits, cycle storage, waste management, door openings, permitted use (offices only), adherence to the Operational & Servicing Management Plan, restrictions on music and garden use hours, arboricultural method statements, landscaping schemes, security measures, boundary wall details, glazing specifications, flood risk mitigation, and green roof details.
Regarding noise levels from the air source heat pump, specific limits have been proposed. The 'A' weighted sound pressure level from the plant and machinery shall not exceed a value of 5 dB below the minimum external background noise, or 10 dB below if the noise contains tones or is intermittent. Mitigation measures are detailed within the Noise Impact Assessment dated 9 December 2024.
Details of the Charles Lane application can be found in Item 01 - 21 23 - 25 Charles Lane London NW8 7SB.
- The standard working hours are: between 08.00 and 18.00 Monday to Friday; between 08.00 and 13.00 on Saturday; and not at all on Sundays, bank holidays and public holidays.↩
