1,674-home mixed-use redevelopment at Ariel Way, Shepherd's Bush, London W12

What was proposed

The application sought changes to an existing outline permission for up to 1,674 homes, commercial and community space, a basement and public realm.

“Application under Section 73 of the Town and Country Planning Act (1990) for variation of Planning Conditions 4, 5, 6, 7, 34, 35, 41, 42, 48, 49, 50, 53 and 62, and to delete Condition 53 of Outline Planning Permission (2021/01101/OUT) dated 24th January 2024, with description of development as amended by NMA (Ref.”

“The proposed revisions would result in a mixed-use redevelopment comprising the erection of new buildings ranging from 23.5 AOD - 133.150 AOD above ground level plus basement level, providing up to 1,674 residential units (up to 136,348sqm GIA) residential (Class C3) floorspace) with associated private and communal garden areas and amenity spaces; up to 813sqm (GIA) of Class E/F.2 floorspace; provision of basement level car park, and associated development, including new and…”

Officer report

The site and surroundings

The 2.06-hectare site lies between railway infrastructure, residential development, the shopping centre and major roads, with high public transport accessibility.

“The application site covers an area of 2.06ha. It is bounded to the north by the Hammersmith & City and Circle lines viaduct and the White City Living residential led development. To the east is the London Overground and Southern Railway lines, Marathon Way (previously known as Silver Road) and the A3220 (West Cross Route). To west of the site is Silver Street and Block A of the Consented Masterplan Scheme, now forming part of the Westfield London Shopping Centre.”

“Most of the site has a Public Transport Accessibility Level (PTAL) of 6a to 6b, on a scale of 0-6 where 6b is highest. A small area in the north-east of the site has a PTAL of 5. The site is served by three Underground stations (White City, Wood Lane and Shepherd’s Bush), as well as Shepherd’s Bush Overground station and extensive bus infrastructure, including White City Bus Station.”

Officer report

Earlier permissions

The site forms part of a wider masterplan, with an existing 2024 outline permission allowing up to 1,700 homes and earlier permissions for surrounding development.

“This application site (referred to as Block C) is part of the wider Westfield Phase 2 masterplan area and is located directly north of the adjoining shopping centre. The Block C site benefits from an extant outline planning permission dating from 2024 for a comprehensive residential led mixed-use redevelopment including up to 1,700 new homes.”

“In addition to the Block C land the Westfield Phase 2 masterplan permissions also include the now complete retail extension to Westfield (Block A) and two further residential-led development plots (Blocks D and K). Block K (wholly residential building) has also been completed/occupied and provides 89 new homes, all of which are affordable. Of the Phase 2 masterplan sites that have not been developed to date, Block C is by far the largest and most significant.”

Officer report

Why officers supported it

Officers considered the scheme deliverable, sustainable and acceptable overall, with housing, public realm, transport, biodiversity and economic benefits outweighing residual harm.

“The proposal scheme would result in harm to the setting of both the Avondale Park Gardens Conservation Area and Grade II Listed DIMCO building. The development would not result in harm to other heritage assets. The harm identified, is considered to be at the lowest degree of harm to the setting of the Conservation Area and listed building, considering the NPPF (2026) tests. There are no heritage benefits which would outweigh this harm.”

“The development would provide significant public benefits, including optimising the provision of new homes, affordable housing, enhanced scale and quality of public realm and open space, biodiversity net gain, urban greening, sustainable transport measures and substantial economic and regenerative benefits.”

Officer report

Who spoke

A planning officer presented the application, and the applicant spoke in support of the recommendation for approval.

The decision

The committee authorised planning permission, subject to the legal agreement, conditions, Addendum changes and no contrary direction from the Mayor of London.

“That subject to there being no contrary direction from the Mayor of London, the Director of Planning and Property be authorised to grant planning permission upon the completion of a satisfactory legal agreement and subject to the conditions listed in the report and changes in the Addendum.”

“That the Director of Planning and Property, after consultation with the Assistant Director of Legal Services and the Chair of the Planning and Development Control Committee, be authorised to make any minor changes to the proposed Heads of Terms of the legal agreement or proposed conditions, which may include the variation, addition or deletion of conditions, any such changes shall be within their discretion.”

Minutes