Student accommodation building at Woodward Block A, 1 Victoria Road, North Acton, London W3

What was proposed

The application proposed demolishing the existing building and constructing a 14-storey student building with 268 bedrooms, commercial space and community space.

“Summary Application reference 25/0011/FUMOPDC Site address Woodward Block A, 1 Victoria Road, North Acton, W3 6AR Proposal Demolition of existing building and redevelopment to provide a 14-storey building to accommodate purpose-built student accommodation comprising 268 bedspaces, 189 sqm of flexible commercial space and a 132 sqm community space at ground floor, together with soft and hard landscaping, cycle parking and associated works.”

“The Old Oak and Park Royal Development Corporation (OPDC) Scheme of Planning Delegations states that planning applications should be referred to Planning Committee where, in the opinion of the Director of Planning, the application: ‘is of a significant or potentially contentious nature.’ The planning application is for the demolition of the existing building and redevelopment to provide a 14-storey building to accommodate purpose-built student accommodation (PBSA)…”

Officer report

The site and surroundings

The site is a 0.53-hectare three-storey building containing a gym, commercial space and community room, beside student halls and transport links.

“The application site is 0.53 hectares and is within the London Borough of Ealing (LBE). The site currently comprises a standalone 3-storey building accommodating a gym, commercial floorspace and a community room.”

“The site has a PTAL rating of 5 (very good). There are bus stops in close proximity to the site including on Victoria Road just north of the site, which provide services to locations across West London. North Acton station (Central Line) is approximately a 4-minute walk to the northeast of the site; and the Acton Mainline Station (Elizabeth Line and national rail services) is a 10-minute walk to the south.”

Officer report

Earlier applications

Earlier permissions covered mixed-use redevelopment, amendments to building heights and layout, a larger gym, and replacement cladding.

“Reference Description Status P/2012/2339 (LBE Ref) Mixed- use redevelopment (following the demolition of the office building) on the site to provide a grouping of buildings rising from 3 storeys at the south, to 11, 16 and 19 storeys (plus basement) at the northern end of the site with a lower 7 storey building linking the 11 and 16 storey buildings and a single storey linking these to the taller element - comprising 1,675sqm of office space (Use Class B1);student…”

“Approved 14/03/2013 PP/2015/0202 (LBE Ref) Application for a non-material amendment (enlargement of the gym floor area from 140sqm to 600sqm and its relocation from block B to block A; reduction in the size of the proposed printshop from 87sqm to 35.3sqm with block C and the introduction of a multifaith room; and replacement of the cinema and art studio with music rooms within block B of planning permission Ref: P/2012/2339 dated 04/12/12 for mixed development and varied to…”

Officer report

What officers recommended

Officers recommended approval because the proposal supported student housing and community uses, provided affordable rooms, and had acceptable design, transport, amenity and environmental impacts.

“The principle of the mixed-use development for PBSA with ground floor commercial and community uses is supported. The loss of the existing gym on the site has been addressed via a gym relocation strategy to be secured in the S106 agreement.”

“The amenity impacts including the overlooking, daylight/sunlight, microclimate and noise impacts of the proposals are acceptable, subject to conditions and planning obligations securing appropriate mitigation.”

Officer report

What people said

Objections concerned the gym, student-housing concentration, open space, consultation and demolition, while consultees raised issues that were addressed through changes or safeguards.

“Loss of the gym. • Area already has at least two student accommodation buildings – replacing a community resource with more student housing seems unnecessary. • Lack of clarity in terms of the location of building to be demolished. • Insufficient statutory consultation.”

“Officer response: Whilst the application will result in a loss of publicly accessible open space, the proposed new open space is considered to be of higher quality and more useable. A contribution has also been secured in line with the Local Plan for the shortfall of open space…”

Officer report

Who spoke

An objector challenged the evidence on student-housing concentration, while the applicant’s team supported the scheme’s housing, economic and area benefits.

What members discussed

Members discussed student-housing concentration, housing supply, commercial and community space, the gym, affordability, design, transport and local planning policy.

“When setting out their views on the application concerns were acknowledged about the level of student accommodation in the area but the importance of responding to genuine local and London wide needs was emphasised and also that this was new need arising from expansion of the university and not relocations. The location has a good PTAL level and noted that this did not reduce conventional housing supply. The design was of a good quality.”

Minutes

The committee vote

The committee voted seven in favour, none against and one abstention.

“The proposal supported Imperial College London and contributed to local and national growth, including job creation during and after construction. The inclusion of 35 per cent affordable accommodation was seen as a critical component for creating a more inclusive environment in North Acton, particularly for students. RESOLVED: The Planning Committee (For: 7, Against: 0 and Abstention: 1): 5.13.1.”

Minutes

The decision

The committee granted conditional planning permission subject to the Mayor’s referral, a Section 106 agreement and planning conditions.

“Delegated authority to the Director of Planning to: a. Finalise the recommended conditions as set out in the appendix to this report including such refinements, amendments, additions and/or deletions as the Director of Planning considers reasonably necessary; provided that the Director of Planning is satisfied that any such changes could not reasonably be regarded as deviating from the overall principle of the decision reached by the committee, nor that such…”

Minutes