The Planning Committee of Kensington and Chelsea Council was scheduled to discuss a major redevelopment proposal for Sainsbury's and surrounding former utilities land at Canal Way, London W10. The meeting's agenda focused on a hybrid planning application for a mixed-use development, including residential units, retail, commercial, and community spaces, with buildings planned to range up to 29 storeys in height. The committee was provided with a report pack detailing the proposal, but no information was available regarding what was actually discussed or any decisions made.

Sainsbury's and surrounding former utilities land, Canal Way, LONDON, W10

The primary item scheduled for discussion was a hybrid planning application for the redevelopment of a significant site at Canal Way, London W10. The proposal involved the demolition of existing buildings, including a supermarket, car park, petrol filling station, office building, and community facilities, to create a mixed-use development. This would encompass residential units, retail spaces, commercial areas, and community facilities, with buildings designed to reach up to 29 storeys in height. The application was accompanied by an Environmental Statement, and was classified as major development, affecting the setting of conservation areas and listed buildings.

The report pack detailed the extensive background to the Kensal Canalside Opportunity Area (KCOA), highlighting its allocation for significant redevelopment under both the London Plan 2021 and the Royal Borough of Kensington and Chelsea's (RBKC) Local Plan 2024. The KCOA is identified as a key area for delivering new homes and jobs, with specific policy aims outlined in Local Plan 2024 Policy SA1, supported by the Kensal Canalside SPD. The report also referenced national planning policy, including the National Planning Policy Framework (NPPF) 2024, which promotes the effective use of brownfield land.

The application was structured as a hybrid application, with both detailed and outline proposals. The detailed element focused on the supermarket's basement, ground floor, and mezzanine levels, along with ancillary residential facilities. The outline element covered the remaining commercial floorspace, all residential development, and public open space across five plots. The proposal sought to deliver up to 2,519 residential homes, a new Neighbourhood Centre, and a replacement supermarket.

Significant attention was given to various planning considerations, including:

• Land Use: The proposal aimed to deliver a mix of residential, retail, commercial, leisure, and community uses, aligning with the vision for a new Neighbourhood Centre within the KCOA.
• Housing: The development sought to deliver up to 2,519 residential homes, including a commitment to 25% affordable housing by habitable room. The report detailed the proposed tenure split and the applicant's Financial Viability Assessment.
• Urban Design: The report discussed the proposed scale, design, and siting of buildings, referencing the Kensal Canalside SPD and Local Plan 2024 policies on townscape principles, tall buildings, and views. The Quality Review Panel's feedback on previous iterations of the design was also noted, highlighting concerns about density, building heights, and public realm.
• Heritage: The application site itself contained non-designated heritage assets, including Canalside House and the Ladbroke Grove Rail Crash memorial. The report detailed the potential impacts on designated heritage assets in the vicinity, such as Kensal Green Cemetery (a Grade I Registered Park and Garden), its associated listed buildings, and surrounding conservation areas. The report concluded that the development would result in less than substantial harm to these assets, which would be weighed against the public benefits of the proposal.
• Transport: The report outlined the proposed transport strategy, including internal road layouts, pedestrian and cycle routes, and bus services. It also addressed the need for contributions towards improvements at Ladbroke Grove Underground Station and potential bridge connections over the railway and canal.
• Environment and Climate Change: The application addressed matters relating to energy efficiency, Net Zero Carbon targets, whole-life carbon assessments, circular economy principles, BREEAM standards, urban greening, trees, biodiversity, flood risk, drainage, air quality, and land contamination. Conflicts with some Local Plan policies were identified, particularly regarding carbon offsetting, but were considered to be outweighed by public benefits or given limited weight due to specific site circumstances.
• Basement Development: The proposal included seven basement areas across the site, with details for Plot 2 provided and outline consent sought for others. The report assessed compliance with Local Plan Policy CD11 regarding basement development.
• Section 106 Legal Agreement: A comprehensive list of Heads of Terms for a Section 106 legal agreement was provided, detailing financial contributions and non-financial obligations required to mitigate the impacts of the development and secure necessary infrastructure improvements. These included contributions towards healthcare, education, transport, parks, carbon offsetting, and employment and training initiatives.
• Consultations: Summaries of comments from interested parties, statutory consultees, and the Mayor of London were included. Numerous objections were received, raising concerns about housing affordability, traffic, design, heritage impacts, environmental issues, and service capacity. Support was also received, primarily focusing on housing provision, community benefits, and economic development. Statutory consultees, including Historic England, The Gardens Trust, and The Georgian Group, raised objections or concerns regarding heritage impacts. Transport for London and the Lead Local Flood Authority provided comments that were addressed through revised plans and recommended conditions.
• Conditions: A lengthy list of recommended planning conditions was provided, covering aspects such as time limits for development, submission of reserved matters details, design codes, landscaping, tree protection, environmental management plans, fire safety, and car park management.

The report concluded with a recommendation to grant planning permission, subject to the completion of the Section 106 legal agreement and the imposition of conditions. This recommendation was based on a balancing exercise of harms and public benefits, with significant weight given to housing delivery and the regeneration of a key opportunity area, despite identified conflicts with certain policies, particularly concerning heritage impacts. The report also noted that the Council's failure to meet its Housing Delivery Test targets engaged the 'tilted balance' in favour of granting permission.