The Hammersmith and Fulham Planning and Development Control Committee met to discuss a hybrid planning application for a large, mixed-use regeneration project on land bounded by North End Road, Beaumont Avenue, West Cromwell Road, the West London Railway Line, Lillie Road, the Empress State Building, Aisgill Avenue, the former Gibbs Green School and properties fronting Dieppe Close in West Kensington. After a lengthy presentation, questions from the councillors, and statements from both supporters and local ward councillors, the committee voted to approve the application, subject to conditions and a legal agreement, and referral to the Mayor of London.

Earls Court Development

The main item under consideration was a hybrid planning application for a large, mixed-use regeneration project on land bounded by North End Road, Beaumont Avenue, West Cromwell Road, the West London Railway Line, Lillie Road, land comprising the Empress State Building, Aisgill Avenue, the former Gibbs Green School and properties fronting Dieppe Close in West Kensington. The application, reference 2024/01942/COMB, sought permission for both detailed and outline elements of the development. The committee voted to approve the application, as amended by an addendum, subject to conditions and a legal agreement, and referral to the Mayor of London.

The proposed development site covers approximately 18 hectares, with 10 hectares falling within the London Borough of Hammersmith and Fulham (LBHF) and eight hectares within the Royal Borough of Kensington and Chelsea (RBKC). The site is located within the Earls Court and West Kensington Opportunity Area, which supports the delivery of 6,500 new homes and over 5,000 new jobs by 2041, and is allocated as a strategic development site in the council's local plan.

Key Aspects of the Proposal

• Housing: The development aims to deliver between 2,000 and 2,500 new homes, with a minimum of 35% affordable housing by habitable room. This includes conventional housing, purpose-built student accommodation (PBSA), and co-living spaces. 15% of market units will be made available for employees of local businesses in order to help the squeezed middle, in a special product called ERA employment-related accommodation.
• Commercial and Community Uses: The plan includes a mix of commercial, retail, cultural, and community spaces. Minimum delivery requirements are specified for employment uses (50,000 square meters), retail, food and beverage, and commercial spaces (4,000 square meters), cultural floor space (500 square meters), and community spaces (350 square meters).
• Design and Heritage: The design incorporates both detailed and outline elements, with the latter controlled by parameter plans and design codes. The development seeks to balance regeneration with the need to mitigate harm to nearby heritage assets, with an assessment concluding that there would be less than substantial harm to 17 assets across both boroughs.
• Access and Movement: Key access points to the site include Lily Road and Beaumont Avenue. The development aims to be car-light, with limited parking provision and a focus on promoting public transport, cycling, and walking.
• Sustainability: The development aims to be an exemplar net-zero development, incorporating low-carbon technologies, green roofs, and sustainable urban drainage systems[^1]. [^1]: Sustainable Drainage Systems (SuDS) are designed to manage surface water runoff in a way that mimics natural processes.
• Phasing: The development is expected to take approximately 20 years to build out, with the first occupation proposed for 2030.

Concerns and Mitigation

Several concerns were raised during the meeting, including:

• Traffic and Congestion: Councillors expressed concerns about the potential impact of construction traffic on local streets, particularly Lily Road and Asgill Avenue. Officers confirmed that construction access for the detailed phase would be from Lily Road, with measures in place to minimise disruption, promote the use of low-emission vehicles, and avoid peak hours.
• Impact on Local Services: Concerns were raised about the impact of the development on local services such as doctor surgeries and schools. Officers noted that financial contributions had been secured towards primary care and education, with the potential for a medical facility to be provided on-site.
• Heritage Impact: Councillors discussed the potential impact of the development on nearby conservation areas and listed buildings. Officers acknowledged that there would be some harm to the setting of these assets, but argued that the benefits of the scheme outweighed the harm.
• Affordable Housing: Councillors sought assurances that the affordable housing provision would be prioritised for borough residents. Officers confirmed that the council would have nomination rights to the affordable housing, allowing them to prioritise local residents.

Community Benefits and Engagement

The Earls Court Development Company (ECDC) emphasised its commitment to community engagement and delivering benefits for local residents. Rob Heasman, chief executive of the Earls Court development company, stated that the company had already generated over £50 million of local economic benefits and supported over a thousand residents into jobs or training. Sharon Giffen, head of design at the Earls Court development company, highlighted the company's engagement with local people and its commitment to creating high-quality spaces for everyone.

Neve, a local resident and member of the Public Inclusivity Panel (PRIP), spoke in support of the plans, highlighting the genuine community co-production that had been at the heart of the project.

The committee heard that the scheme would deliver Upstream London¹ through innovation, education, outreach, employment, and innovative housing models.

Section 106 Agreement and Conditions

The committee discussed the heads of terms for the section 106 agreement², which would secure various community benefits and mitigation measures. These included:

• Financial contributions towards primary care, education, community safety, and transport improvements.
• Delivery of affordable workspace and incubator space.
• Implementation of a residential strategy to prioritise sales to UK residents.
• Submission of commercial and employment delivery strategies, events management plans, and student management plans.
• Provision and maintenance of public access across the site for pedestrians and cyclists.

The committee also discussed various conditions to be attached to the planning permission, including those relating to construction management, noise and dust control, ecology, and fire safety.

Other Business

• Minutes: The minutes of the previous meeting held on 11 November 2025, as recorded in the Minutes of Previous Meeting.pdf document, were approved as an accurate record.
• Apologies: Apologies for absence were received from Councillor Ross Melton, Chair of Pension Fund Committee and Lead Member for Energy and Decarbonisation, and Councillor Adrian Pascu-Tulbure, Opposition Deputy Leader.