Creative workspace containers at Former Laundry Site Rear Of No.s, Hammersmith, London W12

What was proposed

The application sought to retain existing shipping containers for 12 months as creative and affordable workspace and ancillary storage.

“The proposal seeks the retention of the shipping containers units for a further temporary period of 12 months, for use as creative and affordable workspace units and ancillary storage units [Class E]. The use provides ancillary storage space for existing market traders at Shepherds Bush Market, ancillary workspace to new and existing traders of the market and workspace to businesses from the creative industries. The proposed use is less intense than the previous temporary…”

“The 52 container units are proposed to be split into 35 creative and affordable workspace units, 13 for storage purposes: two for public toilets and recycling and waste management and two for cycle parking. The shipping container units have a total GEA of 966 m2. The site remains car-free, with no car parking spaces provided on-site. It is proposed that 26 cycle spaces be provided on site (16 long- stay and 10 short-stay spaces).”

Officer report

The site and surroundings

The site is a landlocked former laundry yard beside Shepherd’s Bush Market, residential properties and Goldhawk Road, with no car parking.

“The application site (‘the site’) is a triangular shape and covers an area of approximately 0.42 hectares. With exception to 15 Pennard Road, the site is landlocked. The site is bounded by Shepherd's Bush Market (SBM) to the west, residential dwellings on Pennard Road to the east, and commercial/residential uses on Goldhawk Road to the south.”

“The site adjoins Shepherds Bush Market, established in 1914.The market occupies a narrow strip of land from Goldhawk Road (south) to Uxbridge Road (north) comprising a mixture of stalls, shops and railway arches retailing fruit and vegetables, fresh food, fabrics and a range of other goods and services. There is an entrance at each to the market (Uxbridge Road and Goldhawk Road). The market trades 6 days a week (Monday to Saturday) from 9.30am to 6pm.”

Officer report

Earlier permissions and applications

The containers and temporary uses have existed for over eight years, with earlier permissions, refusals, extensions and a withdrawn application.

“On 8 November 2017, a revised application (ref: 2017/03851/FUL) was granted permission for the temporary use of the site and existing shipping containers for a period of up to 2 years, in the form of a mix of Class B1 creative affordable workspace centre (46 containers), ancillary Class A3/A4/A5 food and beverage area (8 containers), outdoor events space, Class D1 community use (7 containers), associated storage space (7 containers), bicycle storage (4 containers),…”

“On 25 February 2021, application (ref: 2020/01580/FUL) was granted for the continued use of the site and existing shipping containers for a further temporary period (expiring 30 November 2021), for use as a creative affordable workspace centre (Class B1 use) (46 containers), ancillary Class A3/A4/A5 food and beverage area (7 containers) with outdoor events space, Class D1 community use (7 containers), associated storage space (7 containers), bicycle storage (4…”

Officer report

Why officers recommended approval

Officers considered the temporary use acceptable because it supported regeneration, employment, local businesses and creative uses without unacceptable effects on design, transport or neighbours.

“The containers would be retained for local pop-up uses including storage facilities for the market traders, start-up businesses and charities, boosting the local economy in line with Policy E1 of the Local Plan. The temporary use is a complimentary use to the adjoining market use and would not directly compete with the retail offer of Shepherds Bush Market.”

“Officers consider a continued use of the site for an extended temporary period of 12 months until the consented wider development scheme comes forward would provide an acceptable use in the town centre, alongside the existing market traders and traders in Goldhawk Road. The interim use is considered to be appropriate in the context of the site’s historical past.”

Officer report

Effects on neighbours and access

The reduced single-storey scheme, conditions, controlled access, operating hours and management plan were considered sufficient to protect neighbours and manage transport impacts.

“An Operational Management Plan (OMP) is submitted. The OMP covers the operational period of the temporary use and includes details on operating hours, lettings, service charge, rent and marketing. The plan demonstrates the general site management procedures and access arrangements, including management of the entrances and emergency exits. The plan also covers waste, maintenance, security, event management, lighting, and landscaping maintenance.”

“Access 6.24 The primary access arrangement to the site would continue via Market Lane from Goldhawk Road. Two locked secondary entrances are located along the western boundary with Shepherds Bush Market site for ingress, so market traders can use to access storage and egress for occupiers of the units to enter the market. The public are not permitted to freely flow between Shepherds Bush Market site and the OLY site.”

Officer report

Consultation responses

The Theatre Trust raised no objection, while 116 objections and one supporting letter were received from residents, market representatives and others.

“The Council has received 116 objections including representations from the former Chair of the Shepherd's Bush Market Traders Association (SBMTA) and “Friends of Shepherd’s Bush Market” and residents in Pennard Road/Lime Grove and one letter of support.”

“Containers are unsightly and in a poor state of maintenance. • The proposed operational hours are inconsistent with Shepherd’s Bush Market opening hours 06:30–19:00 (Monday to Saturday), with no trading permitted on Sundays, out of character for the neighbourhood and inconsiderate of both residents and traders. • Use of the OLY during evening hours gives rise to light pollution and impacts on the neighbouring residential amenities of properties along Pennard Road.”

Officer report

Who spoke

John Sanchez gave a presentation, and the Shepherd’s Bush Market Tenants Association chairman and an applicant representative spoke in support.

The committee vote

The committee voted unanimously for both officer recommendations, with no votes against and nobody not voting.

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

Minutes

The decision

Permission was authorised subject to the listed conditions, with authority for minor changes to those conditions after consultation.

“That the Director of Planning and Property be authorised to grant planning permission subject to the conditions listed in the report.”

“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 conditions, which may include the variation, addition or deletion of conditions, any such changes shall be within their discretion.”

Minutes