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Land North of Westfield Shopping Centre, Ariel Way in the London Borough of Hammersmith & Fulham Planning Application No

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Land North of Westfield Shopping Centre, Ariel Way in the London Borough of Hammersmith & Fulham Planning Application No planning report PDU/2826/01 2 November 2011 Land North of Westfield Shopping Centre, Ariel Way in the London Borough of Hammersmith & Fulham planning application no. 2011/02940/OUT Strategic planning application stage 1 referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 The proposal Outline application with all matters reserved for a mixed use retail-led scheme, consisting of additions and alterations to the existing Westfield London shopping centre and the erection of 6 new blocks ranging from 5-20 storeys, to provide retail, restaurant, cafe, office, community and leisure floorspace, along with up to 1,646 residential units, 1,479 car parking spaces, landscaping and public realm improvements. The applicant The applicant is Westfield Shoppingtowns Limited, and the architect is Allies & Morrison. Strategic issues The principle of development is in line with the draft White City OAPF and newly adopted LB Hammersmith & Fulham Core Strategy. The provision of retail is welcomed however further assessment of the impact is required. The density of the development is appropriate, and revisions to the mass and height following submission are an improvement over the current application. The proposal raises concern over the limited amount and location of affordable housing, lack of private family sized housing and housing quality. The principle of a tall building is accepted, however the commitment to design quality must be secured. The applicant must demonstrate how principles of inclusive access will be incorporated, for the retail, public realm, and residential uses. Further information and commitment to carbon reductions and sustainable drainage is required. Further discussions are required with regards to transport modelling, car parking and transport impact mitigation strategies. Recommendation That Hammersmith & Fulham Council be advised that the application does not comply with the London Plan, for the reasons set out in paragraph 181 of this report; but that the possible remedies set out in paragraph 183 of this report could address these deficiencies. page 1 Context 1 On 26 September 2011 the Mayor of London received documents from Hammersmith & Fulham Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 4 November 2011 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Categories 1A, 1B and 1C of the Schedule to the Order 2008: Category 1A. Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats. Category 1B: Development which comprises or includes the erection of a building or buildings outside Central London and with a total floorspace of more than 15,000 square metres. Category 1C: Development which comprises or includes the erection of a building more than 30 metres high and outside the City of London 3 Once Hammersmith & Fulham Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 has been taken into account in the consideration of this case. 5 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 6 The 9.4 hectare site is located in the London Borough of Hammersmith and Fulham, and within the White City Opportunity Area. The site is partially within and immediately adjacent to the Shepherd’s Bush town centre which is identified as a metropolitan centre in the London Plan. 7 The site is bound to the north and north-west by a viaduct for the Hammersmith & City London Underground line; to the east by the West London Overground Line and the West Cross Route (A3220); to the south by the Westfield London Shopping Centre; and to the west by Wood Lane (A219). The Royal Borough of Kensington and Chelsea is immediately to the east of the site, with the West Cross Route marking the borough boundary. 8 The site is split into two by Ariel Way which runs east-west across the site, from Wood Lane in the west to the access onto the elevated West Cross Route in the east. 9 The southern part of the site provides car park and servicing access to the existing shopping centre from both east and west, as well as access to the White City Bus Station and the Grade II listed DIMCO buildings, which provide a bus layover for London Buses as well as a substation for London Underground. All of these functions require an extensive road network that occupies a significant portion of the site. page 2 10 To the north of Ariel Way the site is occupied by the White City Industrial Estate, which comprises several single-storey industrial and warehouse buildings, as well as a 7-storey office block called Network House. Beyond the Hammersmith & City Line to the north are industrial and warehouse buildings of 2-3 storeys. Beyond the dual carriageway of the West Cross Route to the east the landscape is varied, comprising a recently completed office development with several 8- storey buildings along the West Cross Route, recent 4-6 storey housing, and several 20-storey Council blocks. To the west of the site on Wood Lane is a multi-storey car park along with a terrace of 2-storey Victorian cottages. 11 The site is not in a conservation area, although the Wood Lane Conservation Area extends directly north and west of the site, beyond the Hammersmith & City Line viaduct. The conservation area includes the Grade II listed BBC Television Centre which lies to the northwest of the site. 12 The site is within easy walking distance of White City, Wood Lane and Shepherd’s Bush Underground stations, served by the Hammersmith and City Line and the Central Line, Shepherds Bush Overground station, together with two bus stations and numerous other bus stops. Public transport accessibility levels (PTAL) are recorded as very good with a range from 3 in the northeast corner to 6 (excellent) in the western parts of the proposed development. Details of the proposal 13 The applicant is seeking outline permission with all matters reserved including means of access within the site, layout, scale, appearance, and landscaping. The application proposes the comprehensive redevelopment and regeneration of the site to provide a retail extension to the existing Westfield London shopping centre, 1,646 residential units, a leisure facility and community uses, 1,479 car parking spaces, areas of public realm and pedestrian routes through the site to provide connections to RBKC to the east as well as passive provision for connections north through the Hammersmith & City Line viaduct. 14 The overall quantum of uses proposed are as follows: Use Maximum quantum (use class) (Gross External Area) Retail (A1, shops) 52,0891 sq.m. Retail (A3-A5, restaurants/cafes, hot food takeaways) 5,167 sq.m. Residential (C3) 1,646 units Community/Health/Cultural uses (D1) 1,600 sq.m. Offices (B1) 600 sq.m. Leisure (D2) 1,850 sq.m. Table 1: Quantum of uses proposed 15 This will be accommodated in six development plots (A-F). The proposed height parameters range from 4-20 storeys above ground, with some buildings connected to the 2-storey high podium that would be built over the roads and servicing infrastructure below. Ground floor frontages, whether above the podium or at ground level, would generally be active with retail, office and community uses, with mostly residential above. Car parking would be provided in a dedicated car park below the podium. 16 Plot A comprises an extension to the north elevation of the existing Westfield Centre, which is an 8-storey block with 2-3 storeys of housing above and set back. The lower floors will be an extension of the mall shopping from the Westfield Centre, with housing on upper floors. page 3 A F C C B E D Figure 1: The general disposition of uses. (Source: Allies & Morrison) 17 Plot B features an 8-storey perimeter block with 2-4 storey upper elements. The block will contain an anchor store, supermarket, other mall retail, and housing above. A bridge connects the retail uses in blocks A and B. 18 Plot C, which is closest to the West Cross Route, features three 11-storey blocks set back from the West Cross Route, interspersed with two 16-storey towers and one 20-storey tower. The rest of the plot contains an 8-storey perimeter block with 2-3 storey upper elements, and 6-storey blocks in the centre of the perimeter block. The block will feature retail and other active uses where it meets the podium or White City Green to the north, with residential uses in the rest of the block and along the West London Line frontage. 19 Plot D, which is closest to Wood Lane Station, is an 8-storey building with part-2, part-4 storey roof elements. 20 Plot E is an 8-storey residential block on Wood Lane to the west of the DIMCO building, with retail uses at ground floor.
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