Hotel and life-science offices at Liberty House, Kensington, London W14

What was proposed

The application proposed partial demolition, extensions and new buildings for a hotel, life-science and office accommodation, public realm and landscaping.

“This application seeks full planning permission for the partial demolition and reconfigura- tion and extension of existing buildings and basement, together with the erection of new buildings and extensions, for a mixed-use development comprising life science/office ac- commodation (Use Class E) in a 10 storey building (plus basement and plant), and a ho- tel (Use Class C1) in a part 5 / part 9 storey building (plus basement and plant), including ancillary…”

“The hotel building is 14,471sqm (GIA) and would provide a total of 371 bedrooms and ancillary uses. • The office / life science building is 13,762sqm (GIA) and would provide Affordable workspace (Class E) = total GIA area of 2,027sqm.”

Officer report

The site and surroundings

The site is a U-shaped office building beside Hammersmith Road, Brook Green and Windsor Way, close to commercial and residential buildings.

“The application relates to 76-80 Hammersmith Road and extends to an area of approxi- mately 0.568 hectares. The Site is a ‘U’-shaped office building (Use Class E) comprising two wings, which are connected at basement level, each consisting of six storeys from ground level: Hammersmith Road on the eastern part of the site and 80 Hammersmith Road on the western part of the site.”

“The Site is bound by Hammersmith Road directly to the south, Windsor Way to the north, Brook Green to the west, and a similar U-shaped building in terms of height, scale, ap- pearance and massing is located directly to the east of the Site (68-72 Hammersmith Road).”

Officer report

Earlier planning history

A 2019 office extension scheme received a resolution to grant, but its legal agreement was not completed and no decision notice was issued.

“Alterations and extensions to the existing office building to provide an additional 4,226sqm (GEA) of Class B1a office space and 205sqm (GEA) of ground floor flexible Class A1/A2/A3 commercial floorspace (13,303sqm (GEA) in total), including erection of a part seven, part eight storey plus plant at roof level infill extension to the front and partly over the existing courtyard at the rear and two additional floors plus replacement plant and green roof at roof level over…”

“The scheme received resolution to grant at Planning Committee in January 2020, but the Section 106 Agreement was not progressed and a decision notice was not issued.”

Officer report

What officers recommended

Officers recommended approval because the scheme would make efficient use of a brownfield site and deliver economic, workspace, public realm and environmental benefits.

“The proposal represents a comprehensive mixed-use development that will make efficient use of a brownfield site in a sustainable location. The application has been subject to ex- tensive consultation and iterative design revisions, resulting in a proposal that fulfils the key economic, social and environmental objections of the NPPF.”

“It is considered that the proposals will deliver good quality architecture which optimises the capacity of the site with a good quality good hotel and life science/office accommoda- tion. The development would provide new high-quality public realm. The height, scale and massing of the proposed built form is appropriate and provides a satisfactory design re- sponse to the site and surrounding townscape at its edges.”

Officer report

Consultees’ views

The GLA was generally positive, while Historic England identified low-level heritage harm and Transport for London raised transport and servicing concerns.

“Greater London Authority (GLA) 4.20 The Mayor of London issued a stage 1 response to the proposals on 24 October 2024. In short, the Mayor of London was generally positive in the response. Highlighted the appli- cation does not fully comply with London Plan policies at the time however, the proposals may be acceptable subject to addressing various concerns, namely: • The proposed redevelopment of the site to deliver hotel and flexible commercial floor space for office and…”

“Historic England 4.29 Historic England consider that some harm, of a low level, would be caused to both the Grade II* listed Holy Trinity Church through development within its setting, and to the character of the Brook Green Conservation Area. The harm to both would be cumulative in nature due to the existing impacts.”

Officer report

What residents said

Residents objected to the scale, uses, servicing, traffic, noise, pollution, heritage effects, loss of light, overshadowing, privacy and cumulative impacts.

“In terms of noise, disturbance and environmental impacts, objections were raised regard- ing increased noise from deliveries, waste collection and 24-hour hotel operations, to- gether with associated disturbance to neighbouring occupiers. Concerns were also ex- pressed that additional traffic and servicing would worsen local air quality, increase pollu- tion levels, and undermine the Council’s environmental and public health objectives.”

“In terms of residential amenity, objections were raised regarding loss of daylight, sunlight and outlook, increased overshadowing, and loss of privacy for neighbouring residents, particularly those in Windsor Way and surrounding properties. Residents also raised con- cerns regarding impacts on wellbeing, including from reduced light, increased noise and general disturbance during both construction and operation.”

Officer report

Who spoke

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

The committee vote

The committee voted unanimously in favour of both officer recommendations, with no votes against and no members not voting.

“The Committee voted on the officer recommendations for approval as amended by the Addendum as follows:”

Minutes

The decision

Permission was authorised subject to a satisfactory legal document, report conditions and changes in the Addendum.

“That the Executive Director for Place be authorised to grant planning permission upon the completion of a satisfactory legal document and subject to the conditions listed in the report and changes in the Addendum.”

“That the Executive Director of Place, after consultation with the Assistant Director, 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 document or proposed conditions, which may include the variation, addition, or deletion of conditions, any such changes shall be within their discretion.”

Minutes