187-199: Focus shifts to City Hall
A group of West Hampstead residents unhappy with Camden council’s decision to approve the plans for 187-199 West End Lane have written to City Hall (and David Cameron!) to express their views. The Mayor’s Office will be deciding the next steps with all outcomes still on the table. The full text of the letter is below.
I’ve followed up with a couple of the councillors who voted in favour to find out their reasoning in light of the strength of objection to the scale of the development. The response has been much the same as Cllr Hayward’s comment on the night: “given the other benefits I think we should approve it.”
Cllr Jonathan Simpson said, “There didn’t seem a policy reason to vote against,” while Cllr Andrew Marshall tweeted: “on [a] scheme like this it’s overall balance, but housing volume, the section 106, the square, plus I’m not so anti tall buildings!”.
Given the complexity of planning decisions, there is a view that if the planning officer who has worked with the developer feels it should get the go ahead, it is hard for the committee to object.
The more I dig into all this, the less convinced I am that some of the emotive language in this objection letter, such as “It will have a chilling impact on the local community,” is especially helpful. As someone whose main objections are the height/scale of the development, the siting of the affordable housing, and what I see as a lack of rigor in the analysis of the traffic/parking situation, I’d rather see less “chilling impact” (although such rhetoric might appeal to Boris), and more of the dull sentences like:
“The height, bulk and density of the development is far above the existing historical, mainly Edwardian and Victorian dwellings and contravenes Camden’s Core strategy CS14.”
That is, fewer subjective issues and more policy reasons for a committee to demand some reduction in scale.
What’s CS14? This refers to the section in the council’s Core Strategy document on “Promoting high quality places and conserving our heritage”
“The Council will ensure that Camden’s places and buildings are attractive, safe and easy to use by: a) requiring development of the highest standard of design that respects local context and character;”
Paragraph 14.2 states:
“Our overall strategy is to sustainably manage growth in Camden so it meets our needs for homes, jobs and services in a way that conserves and enhances the features that make the borough such an attractive place to live, work and visit. Policy CS14 plays a key part in achieving this by setting out our approach to conserving and, where possible, enhancing our heritage and valued places, and to ensuring that development is of the highest standard and reflects, and where possible improves, its local area.”
When I raised this “context and character” point with one of the councillors, the response was that it didn’t apply to this development because it wasn’t in a conservation area, but conservation areas are dealt with separately; this is a borough wide strategy.
Clearly it’s possible – indeed correct – to argue that this site is not a “valued place”, but this local context and character is more interesting. This is partly about architecture, and the developers would argue that the choice of colours and building materials does broadly fit in with the local area. But what about the scale? Paragraph 14.8:
“While tall buildings offer the opportunity for intensive use, their siting and design should be carefully considered in order to not detract from the nature of surrounding places and the quality of life for living and working around them. Applications for tall buildings will be considered against policy CS14, and policies DP24 Securing high quality design and DP25 Conserving Camden’s heritage in Camden Development Policies, along with the full range of policies on mixed use, sustainability, amenity and microclimate. Effect on views and provision of communal and private amenity space will also be important considerations.”
And what’s DP24? That’s from Camden’s Development Policies document. It says:
“The Council will require all developments, including alterations and extensions to existing buildings, to be of the highest standard of design and will expect developments to consider: a) character, setting, context and the form and scale of neighbouring buildings;”
One might argue that being twice the height of existing buildings, is not considering the character or scale of neighbouring buildings. The full text of DP24 is worth reading (the entire DP document is on Camden’s website).
West Hampstead is mentioned specifically in the Core Strategy docment, under CS7 “Promoting Camden’s centres and shops”. Here are some of the relevant bullet points:
“The Council… will …
- seek to improve the street environment south of West End Green, in particular, to enhance the street scene around the transport interchange area between Broadhurst Gardens and the Thameslink station;
- ensure that development around the interchange provides an appropriate mix of uses and contributes towards improved interchange facilities and a high quality street environment.”
The development does tick these boxes – whether you think it’s the best way of achieving these aims is another matter, but it will help improve the interchange area.
So, anyway, those of you that want to carry on the fight to make this development more reflective of West Hampstead’s “local context and character”, should get your objections in. Our London Assembly member is Brian Coleman. If you’re a glutton for reading, then here’s the document that explains the Mayor’s role in strategic planning, alternatively, there’s a brief overview. Or you may feel that, given development on this site is inevitable, this proposal could be worse. It’s all the Ocado drivers delivering groceries to 200 flats down one narrow access road that I feel sorry for!
I think we shouldn’t be too alarmist. This development will improve the area immediately opposite the tube station and probably make that southern end of WEL nicer. Personally if the buildings were just a couple of floors smaller and the architecture was nice I would be fully behind it. I really am surprised how quickly this was rushed through. I live in the local area and didn’t find out about this until last week. The wheels of bureaucracy seem to turn very fast when the council get their money and their boxes ticked!
Agree there are benefits to it, but 12 storeys sets a new benchmark for WEL developments in the future (e.g., the Travis Perkins site which will come up soon, or future Iverson Rd developments). It’s been floating around for at least six months though – think it was first mentioned on this site in June 2011. Don’t think anyone is really against there being development on the land, would be nice if it was a little more inspiring and a little more in keeping with West Hampstead.
I hope they build the flats. Then all the wankers in the area will move.
Oh no! My life is ruined they are building flats in my beloved village of West End Lane.
What a crock of shit. Your all full of shit.
We are local residents who spoke to, between us, some 500 people and everyone objected to the scale of the development. I think we’re all in favour of decent/affordable homes for Londoners (that includes the colourful character above) and for local businesses in the area to be given first option on new retail units. Do we really want to see Peppercorns disappear? Sadly, this planning proposal was rushed through to avoid the Crossrail levy and a much more scaled down version, maybe even something innovative reflecting the cultural and social buzz of West Hampstead, would have endeared rather than antagonised local people.
When are we likely to hear about whether it has been granted final permission by the mayor?
The hearing is next week apparently. Can't remember exact date – think it's the 27th.
I just dont want understand , who likes the way it looks that specific area in west hampstead? I do believe it only make west hamsptead looking rough. Im in favor of a new development, a modern building with character to make west hampstead more desirable area to live. UNFORTUNATELY it doesn’t look the most atractive buildings and thats what concerns me. However saying that when a great modern project like the one in old garden centre, i dont know who but they go against it as well… what to say about keeping west hampstead village, come on we need the area to develop and modernize and become a true family area, where people want to live and not only to rent here… like any good area… Also why they don’t change beautiful lamp post in west end lane, like the ones in hampstead and primrose hill. It will amazingly change the appearence of road and make west end lane look charmer and beautiful. Those changes make investors (small or big ) bring their eyes to area. Investing in here then we will get better.
The Deputy Mayor of London has given permission for Camden to make final decision on the West End Lane plans, so that means we’re going to get it – all five (or was it four?) blocks, up to 12 storeys. Yes, we need more affordable housing – although this development won’t have much of that – but we want to keep the character of the area. Most people who move here do so because they like the human scale of it, the space and light, the fact that we’re not hemmed in by huge buildings, and the good public transport. 198 homes (for this one alone), at least one worker from each…how much more crowded can the tube/train/buses become?
Do we really want another supermarket?
And as for those who say the existing buildings aren’t very nice, how much would you invest in something if you only had a six month lease? Network Rail, and Railtrack before it, only gives out six month leases on retail/commercial premises like those that are going to be destroyed – including Peppercorns. Would you spend a lot of money to find your lease terminated in another few months?
I believe this development will destroy West Hampstead. But what upsets me just as much, or more, is that Camden ‘consults’, holds public meetings, hears what people want – and then does what it wanted to do in the first place. And while it is hard to get diverse groups of people to agree on every aspect of life in WH, the general consensus was the buildings will be too high, don’t have enough affordable housing, and will cause chaos to parking, roads and public transport. I don’t think one person at the last public meeting was in favour of a big supermarket, either.
@Marciamac
You say "Camden.. then does what it wanted to do in the first place"
That's not been my experience as a Development Control Committee member. I didn't know how I was going to vote until I had heard all the arguments on the night, and I'm sure that goes for other committee members as well. Remember we have to vote on what we judge to be