Earls Court Project London Borough of Hammersmith & Fulham Application 2 Development Specification Prepared for EC Properties Ltd by DP9 February 2012 Properties DEVELOPMENT SPECIFICATION CONTENTS 1. Introduction and Purpose of Document 1.1 Introduction 1.2 The Purpose of the Development Specification 1.3 The Structure of the Development Specification 2. The Planning Applications 2.1 Nature and Type of Planning Applications 2.2 Parallel Applications under the Planning (Listed Building and Conservation Areas) Act 1990 2.3 Highway Proposals 2.4 Application Documents 3. Development Options 4. Site Description 4.1 Summary Site Description 4.2 Existing Floorspace 5. Description of Development: Application 1 5.1 Description of Development 5.2 Proposed Floorspace by Land Use 5.3 Proposed Floorspace by Development Plot 5.4 Development Plot Land Use Description 5.5 Residential 5.6 Business 5.7 Retail 5.8 Hotel and Serviced Apartments 5.9 Leisure 5.10 Education, Health, Community and Culture 5.11 Works to Earls Court Station 5.12 Ancillary Uses 5.13 Proposed Amount and Distribution of Car and Cycle Parking 5.14 Open Space 6. Description of Development: Application 2 6.1 Description of Development 6.2 Proposed Floorspace by Land Use 6.3 Proposed Floorspace by Development Plot 6.4 Development Plot Land Use Description 6.5 Residential 6.6 Business 6.7 Retail 6.8 Hotel and Serviced Apartments 6.9 Leisure 6.10 Private Hospital 2 DEVELOPMENT SPECIFICATION 6.11 Education, Health, Community and Culture 6.12 Ancillary Uses 6.13 Stabling Area 6.14 Proposed Amount and Distribution of Car and Cycle Parking 6.15 Open Space 7. Description of Plans and Drawings 7.1 Introduction 7.2 Application Red Line Boundaries 7.3 Site Levels and Sections 7.4 Details of Layout 7.5 Scale Parameters 7.6 Detailed Plans and Drawings of Development Plots WV01, WV02 and WV05 for Approval 7.7 Access and Circulation 8. Appendix Appendix 1 Schedule of Detailed Plans and Drawings of Development Plots WV01, WV02 and WV05 for Approval Appendix 2 Plan of Buildings and Structures to be Demolished in Barons Court Conservation Area Appendix 3 Description of Proposed Highway Works Appendix 4 Schedule of Parameter Plans Appendix 5 Schedule of Access Plans Appendix 6 Site Wide Development Option Description Appendix 7 Development Plot Plan (Application 1) Appendix 8 Development Plot Plan (Application 2) Appendix 9 Plan of Application 2 Site Area within RBKC 3 DEVELOPMENT SPECIFICATION 1. INTRODUCTION & PURPOSE OF DOCUMENT 1.1 Introduction 1.1.1 This Development Specification defines and describes the principal components of the proposed development. It is submitted in support of Planning Applications 1 and 2 for the redevelopment of the Earls Court Site on behalf of EC Properties Limited (‘the Applicant’). It also supports a parallel application for Conservation Area Consent (refer to Section 2.2 of this document). This Development Specification replaces the June 2011 version originally submitted with the applications. 1.1.2 The application site for Application 1 extends to a total area of 9.06 hectares (22.40 acres). It relates to land entirely within the Royal Borough of Kensington and Chelsea. The planning application boundary is defined on Figure 1 below. However, the development area when Warwick Road, West Cromwell Road and Lillie Road / Old Brompton Road are excluded is 7.67 hectares (18.95 acres). The parts of the planning application boundary relating to Warwick Road, West Cromwell Road and Lillie Road / Old Brompton Road are included because they relate to highway works forming part of the development. Figure 1 – Planning Application 1 boundary 1.1.3 The application site for Application 2 extends to a total area of 23.16 hectares (57.23 acres). It relates almost entirely to land within the London Borough of Hammersmith and Fulham, but also includes a small area of land within the Royal Borough of Kensington and Chelsea. The planning application boundary is defined on Figure 2 below. However, the development area when North End Road, West Cromwell Road and Lillie Road are excluded is 20.10 hectares (49.68 acres). The parts of the planning application boundary relating to North End Road, West Cromwell Road and Lillie Road are included because they relate to highway works forming part of the development. 4 DEVELOPMENT SPECIFICATION 1.1.4 In addition to the Applications for the development of the Earls Court Site, the Applicant has submitted a separate planning application to the London Borough of Hammersmith and Fulham for the redevelopment of the Seagrave Road Car Park. The Seagrave Road Car Park planning application is supported by an entirely separate suite of documents to those explained in Section 2.4 of this document. Figure 2 – Planning Application 2 boundary 1.2 The Purpose of the Development Specification 1.2.1 The Development Specification defines and describes the principal components of the development and explains: The type of planning applications, what is sought for approval now and what is to be applied for in due course through future reserved matters applications. The development options that result from the two planning applications. The plans and documents comprising the planning applications and parallel conservation area consent application, including those submitted for approval and those submitted to support the determination of the applications. The development content including floorspace, land use, residential quantum and mix, open space and parking in respect of each application. The parameter plans, providing a broad description of each Parameter Plan and a guide to their content. 1.3 The Structure of the Development Specification 1.3.1 This Development Specification is structured as follows: This introduction forms Section 1. 5 DEVELOPMENT SPECIFICATION Section 2 – explains the scope of the planning applications and parallel conservation area consent application; Section 3 – explains the development options that arise out of the planning applications; Section 4 – provides a summary description of the Earls Court Site; Section 5 – defines and describes the development content for Application 1; Section 6 – defines and describes the development content for Application 2; and Section 7 – describes the plans and drawings. 6 DEVELOPMENT SPECIFICATION 2. THE PLANNING APPLICATIONS 2.1 Nature and Type of Planning Applications 2.1.1 The proposed development for the Earls Court Site comprises two Planning Applications. Technically both planning applications are submitted in outline form. These are: Planning Application 1: this relates only to land within RBKC. Planning Application 2: this relates almost entirely to land within LBHF, but also includes a small area of land (0.38 hectares) within RBKC. 2.1.2 The planning application boundaries are defined on Figures 1 and 2 in the previous section. 2.1.3 Both applications seek approval of details given at this stage, for: Access – detail on the accessibility to the Site for vehicles, cycles and pedestrians in terms of positioning and treatment of access and how these fit into the surrounding existing access network. Amount, and use, of development – the amount of development proposed for each land use. 2.1.4 Both applications subdivide the Site into a number of development plots (each plot has a specific reference number – refer to Appendix 1). With the exception of Development Plots WV01, WV02 and WV05 (in relation to which see 2.1.5 below), both applications reserve for subsequent approval: scale, layout, appearance and landscaping. However, the applications set out and seek approval for the maximum and minimum height, width and length of development plots by way of Parameter Plans. The Parameter Plans, for which approval is sought, also set out the location of principal open space areas, the hierarchy of primary and secondary routes and the maximum area of below ground/basement space. Further, the applications include and seek approval of Design Guidelines, by which future reserved matters applications relating to scale, layout as well as appearance and landscaping will come forward. The Design Guidelines provide additional detail to the Parameter Plans in relation to the layout of development plots. The Design Guidelines also provide rules which control aspects of appearance and landscaping. The Parameter Plans and Design Guidelines are explained in Section 2.4. 2.1.5 In respect of Development Plots WV01, WV02 and WV05, Application 1 also seeks approval of details given at this stage, for: Scale – the height, width and length of each building. Appearance – the visual impression made by each building, including the external built form of the development and its architecture. Layout – the siting of buildings, routes and open spaces. 7 DEVELOPMENT SPECIFICATION 2.1.6 Landscaping in respect of Development Plots WV01, WV02 and WV05 is reserved for subsequent approval. 2.2 Parallel Applications under the Planning (Listed Buildings and Conservation Areas) Act 1990 2.2.1 A parallel application for conservation area consent is submitted to LBHF for the demolition of the following existing properties and structures within the Earls Court Site that are located within the Barons Court Conservation Area: 175 – 177 North End Road; 1-8 Gibbs Green Close; and Existing brick wall to the north of the West Kensington Underground Station. 2.2.2 Please refer to the plans in Appendix 2. 2.2.3 Also, works are proposed to the Grade II listed Earls Court station in order to allow for a direct access into the Site. The proposals have been discussed with relevant stakeholders including RBKC, English Heritage Transport for London and London Underground Limited. An application for listed building consent will be prepared and submitted to RBKC in due course. The timing of an application is anticipated to be controlled pursuant to appropriately worded conditions. Please refer to Section 5.11 of this Development Specification.