Properties
Seagrave RoadPlanning Application
Housing Statement
Prepared for EC Properties Ltdby Quod
June 2011
PropertiesSeagrave Road | Housing Statement | June 2011 3
Cover Letter
Application Forms
Planning Application Drawings
Planning Statement (incl. s106 HoTs)
Design and Access Statement (including the Landscape Strategy)
Tree Survey
Sustainability Strategy
Energy Strategy (including CSH Pre-assessment)
Transport Impact Assessment (Delivery and Servicing Plan, Travel Plan)
Statement of Community Involvement
Housing Statement
Environmental Statement - Volume 1
Environmental Statement - Volume 2
Environmental Statement - Volume 3
Environmental Statement - Non-Technical Summary
Application Document
Seagrave Road
Housing Statement
22 June 2011
Our Ref: Q20055
CONTENTS
1 INTRODUCTION 5
2 EXISTING SITE AND APPLICATION OVERVIEW 6
a) Overview of the Site 6
b) Development Proposals 6
c) Relationship to the Wider Opportunity Area 7
3 POLICY CONSIDERATIONS 10
a) Background 10
b) National Policy 10
c) London Plan Policy 11
d) Local Policy 14
e) Summary 16
4 HOUSING PROPOSALS 18
a) Scheme Objectives 18
b) Scheme Components 18
c) Key Design Principles 19
d) Residential Proposals 20
e) Unit Mix and Sizes 21
f) Service Charge 21
g) Parking 22
h) Phasing 22
5 AFFORDABLE HOUSING PROPOSALS 23
a) Scenario 1: Implementation on a stand alone basis 23
b) Scenario 2: Implementation where the Earls Court Site Wide Development Option is
progressed 24
c) Design Standards 26
d) Service charging and Estate management 26
e) Summary 27
6 CONCLUSION 28
Seagrave Road Housing Statement 5
1 INTRODUCTION
1.1 The Housing Statement (HS) is submitted on behalf of EC Properties Limited (‘the Applicant’) in
support of the planning application for the demolition of existing buildings and development of a
mixed use, residential led scheme and associated infrastructure and access arrangements at
Seagrave Road Car Park (‘the Site’). This Statement sets out the residential components of the
scheme, explains the planning policy context against which the proposals come forward with
particular emphasis on the provision of affordable housing and the relevant design guidance and
standards.
1.2 The HS should be read in conjunction with a number of the other planning application documents,
including but not limited to, the Planning Statement, the Design and Access Statement, the
Environmental Statement and the Application Drawings.
1.3 This Statement is structured to provide:
An introduction to the existing site and the application proposals
An overview of relevant national, regional and local planning policy
The objectives, design principles and overall residential proposals
Details of the amount and type of affordable housing to be provided
Conclusion
Seagrave Road Housing Statement 6
2 EXISTING SITE AND APPLICATION OVERVIEW
a) Overview of the Site
2.1 The Application Site is approximately 3 hectares (ha) in size and is bound by commercial buildings
along Roxby Place to the north, London Ambulance Service buildings to the south, Brompton
Cemetery to the east (on the far side of the rail lines), and Seagrave Road to the west.
2.2 The Site is located within the Earls Court and West Kensington Opportunity Area (ECWKOA), as
defined in the Draft Replacement London Plan (October 2009).
2.3 The Site is currently occupied by a hard surfaced car park which is used to provide parking for the
Earls Court Exhibition Centre and some storage. Additional details of the site and its existing use
is set out in the Planning Statement.
b) Development Proposals
2.4 The development proposals for the Site involve the redevelopment of land and buildings, including
the demolition and alteration of existing buildings and structures. The development proposals
comprise a mixture of residential accommodation, a café, a gym/club, areas for servicing and
storage and plant, waste and utilities infrastructure, the creation of significant public space and a
contemporary garden square and the creation of new accesses for pedestrians and vehicles.
2.5 The description of development for the Application is:
“Demolition of all existing buildings and the development of 808 residential units comprising; 8 residential blocks (Blocks A-H) ranging from 4 to 16 storeys (C3); 24 residential town houses (C3), a gym facility with associated café (D2) in addition to plant, parking, servicing and new access arrangements.”
2.6 The maximum total floorspace proposed for the Application is 110,091 m2 GEA. Table 1 below
provides a breakdown of the floorspace figures between residential uses and the other proposed
land use categories.
Seagrave Road Housing Statement 7
Table 1 : Proposed Floorspace by Land Use
Land Use Use Class GEA (sqm)
Block A C3 10,925
Block B C3 6,243
Block C C3 19,934
Block D C3 18,523
Block E C3 6,460
Block F C3 12,243
Block G C3 4,534
Block H C3 4,126
Seagrave Road Town Houses C3 6,096
Total residential 89,084
Gym, café, head house, reception etc D2 1,842
Ancillary (servicing, plant, parking) 19,165
Total 110,091
2.7 The Application also includes a significant amount of open space, a total of 1.5ha at ground level
with a further 2,000sqm of communal space at roof level. The open space provision includes a
new garden square, communal gardens, courtyard gardens, shared surface public realm,
communal roof terraces and private gardens.
2.8 A number of enhancements to the public realm are also proposed as part of the Application and
details of these proposals are explained within the Landscape Strategy which forms part of the
Design and Access Statement accompanying the Application.
c) Relationship to the Wider Opportunity Area
2.9 The Site forms part of the ECWKOA. The Applicant has recently submitted two further planning
applications for land within the ECWKOA:
Seagrave Road Housing Statement 8
Earls Court Site Planning Application 1 relates only to land within RBKC and seeks permission
for a maximum quantum of residential floorspace of 143,503 m2 GEA residential floorspace,
this could accommodate up to 1,016 homes depending on the precise unit size mix.
Earls Court Site Planning Application 2 relates almost entirely to land within LBHF, but also
includes a small area of land within RBKC. Permission is sought for a maximum quantum of
residential floorspace of 613,944 sqm (GEA) which could accommodate 5,759 units
depending on the precise mix of unit sizes.
2.10 Together these two applications provide for comprehensive redevelopment of the Earls Court Site.
Both applications are outline parameter based and comprise a total of 1,144,899 m2 GEA of
development and respond to the significant regeneration potential of the ECWKOA, with
Application 2 including the redevelopment of the existing Gibbs Green and West Kensington
estates. These estates are identified by LBHF, in their emerging Core Strategy and draft ECWKOA
SPD, as a regeneration priority. The development proposals for Seagrave Road are important to
enabling the first phase of the estate relocation process and are specifically identified for this
purpose in Earls Court Site planning applications.
2.11 The intention is to fully implement both planning applications. These applications provide the
opportunity for two Development Options:
Earls Court Site Wide Development Option: This option relates to the whole of the Earls Court
Site. It results from the combination of Planning Applications 1 and 2 and provides a maximum
of 6,775 residential units along with office, leisure, retail, cultural and community uses and
includes the reprovision of the existing estates.
Earls Court RBKC Only Development Option: This option relates to the scheme proposals
within RBKC. It comprises the implementation of Planning Application 1 only and provides a
maximum of 1,016 residential units and a number of other uses.
2.12 In the event that Earls Court Site Wide Development Option does not proceed, the Seagrave Road
Site will be delivered on a stand alone basis. This is further addressed in Section 5 of this Statement.
Seagrave Road Housing Statement 9
2.13 In order to appraise the specific impacts of the Proposed Development, the planning application
for Seagrave Road assumes a base case scenario where the estate regeneration does not occur.
This base case assumes Earls Court Exhibition Centre (“EC”) may remain open.
2.14 The Housing Statement which accompanies the Earls Court Applications provides additional detail
relating to the existing estates, the policy support for their regeneration, the relocation process
and the draft offers that have prepared by LBHF for consultation with existing residents who may
be relocated.
Seagrave Road Housing Statement 10
3 POLICY CONSIDERATIONS
a) Background
3.1 Policy and guidance relating to development at the Seagrave Road site is significant and detailed.
National planning guidance as detailed mainly but not exclusively by PPS3 sets the tone for
affordable housing delivery, regional guidance in the form of the London Plan and its
supplementary documents address regional priorities and both the emerging Hammersmith and
Fulham Core Strategy (CS) and the Earl’s Court and West Kensington Opportunity Area Draft Joint
Supplementary Planning Document (ECWKOASPD) consider the local context and housing
priorities.
b) National Policy
3.2 National planning policy on housing is evolving. Presently, Planning Policy Statement 3: Housing
(PPS3), published in November 2006 and updated in June 2010, provides the current and adopted
national planning policy framework for the delivery of Central Government’s housing policy
objectives.
3.3 A new National Planning Policy Framework (NPPF) will ultimately replace the existing planning
guidance in the form of the Planning Policy Statements. The NPPF Practitioners’ Advisory Group
to Government issued its group recommendation draft of the NPPF to the department of
Communities and Local Government in May 2011, which will inform Government drafting of the
new NPPF due to be released in July 2011. Of critical importance is the emerging, and increasingly
important theme for this NPPF being the ‘agenda for growth’ or the increased emphasis on the
recognition that housing delivery provides invaluable support to deliver the vital economic
growth.
3.4 The Practitioners’ Advisory Group draft of the NPPF confirm this by stating:
Seagrave Road Housing Statement 11
“At the heart of the planning system is a presumption in favour of sustainable development, which should be seen as golden threat running through both plan making and decision taking”.
3.5 Whilst the Government will consult on their own approach to the NPPF the presumption in favour of
sustainable development, and the imperative for new housing numbers to help drive prosperity and
economic growth, will be key components which will be promoted by Government.
3.6 PPS3 sets out the specific outcomes that the planning system should seek to deliver including the
delivery of a sufficient quantity of housing taking into account need and demand and seeking to
improve choice across local areas (paragraph 10).
3.7 PPS3 requires that the deliverability of targets set locally should also be tested to ensure that they
are viable and deliverable taking into account risks to delivery and drawing on informed
assessments of the likely levels of finance available for affordable housing, including public
subsidy and the level of developer contributions that can reasonably be secured (paragraph 29).
3.8 Delivering Affordable Housing (DAH), the sister guidance document to PPS3, provides guidance on
the role of local authorities in the delivery of affordable housing. It states that Local Authorities
are required to ensure that existing housing provision be balanced carefully with future housing
demand on the basis of a robust and credible evidence base.
3.9 DAH also sets out that local authorities are encouraged to set ambitious but realistic affordable
housing targets and thresholds, given site viability (paragraph 10).
c) London Plan Policy
3.10 The adopted London Plan (2008) requires boroughs to set overall targets for the amount of
affordable housing to be delivered within the area over the plan period. This target should be
based upon an assessment of all housing needs and a realistic assessment of supply and have
regard to the London-wide strategic target of 50% of all new housing delivered being affordable
housing. Within that delivery parameter, the objective is to achieve a 70:30 tenure split in terms
of social rented to intermediate provision, on a pan-London basis (policy 3A.9).
Seagrave Road Housing Statement 12
3.11 Policy 3A.10 Negotiating affordable housing in individual private residential and mixed-use
schemes states:
“Boroughs should seek the maximum reasonable amount of affordable housing when negotiating on individual private residential and mixed-use schemes, having regard to their affordable housing targets adopted in line with Policy 3A.9, the need to encourage rather than restrain residential development and the individual circumstances of the site. Targets should be applied flexibly, taking account of individual site costs, the availability of public subsidy and other scheme requirements.”
3.12 London Plan housing policy is supplemented by the London Housing Supplementary Planning
Guidance (SPG) which was adopted in 2005 and has been updated by the adoption of the Interim
Housing SPG in April 2010 which replaces or supplements relevant sections of the 2005 policy.
The 2005 SPG at paragraph 18.11 states that boroughs should take account of the economic
viability of developments and the potential for a site to make a contribution towards affordable
housing provision when seeking contributions, and account should be taken of site specific costs
and values. It also notes that a scheme should not be made unviable by virtue of the Section 106
costs attributable to it. The tenet of this guidance is also reflected in paragraph 4.46 of the 2010
Interim SPG.
3.13 The affordable housing provisions of the adopted London Plan have been in part substantially
amended in the Replacement Draft London Plan (RDLP). Rather than the simple application of
blanket percentage targets, the RDLP requires affordable housing provision to be considered on a
site by site basis having regard to site specific circumstances including the need to encourage
rather than restrain development (policy 3.3), promotion of mixed and balanced communities
(policy 3.10), the specific constraints of individual sites, development viability and the availability
of public subsidy. This is reinforced by the move to change targets for affordable housing delivery
from a percentage of overall delivery to a fixed quantum in numbers of homes.
3.14 The DRLP was subject to Examination in Public during 2010, closing in December 2010. The
Panel’s report was published in May 2011. The Plan is expected to be adopted later in 2011.
3.15 The Examination in Public Panel supported the proposed tenure split change from the adopted 70%
social rent and 30% intermediate to the proposed 60% social rent and 40% intermediate
Seagrave Road Housing Statement 13
Londonwide, but identified the following key points at paragraph 3.156 in respect of their view on
the delivery of intermediate housing and the relevance of this in terms of the availability of funding;
“Importantly, maximising the “pool” of affordable homes through expanding the scope of intermediate sector, for family homes or others, is likely to be of much increased importance in a climate of reduced public subsidy. Fears that the available pot of public or private funding for such products will in consequence be spread too thinly is not one that in our estimation should be addressed by restricting either the overall extent of the pool or (in response to those arguing for social rented and market housing only) the range of specific types of affordable housing that policy provides for. Rather, it should be addressed by the opposite approach of designing the broadest possible range of intermediate housing products (alongside social rented provision) supported by a correspondingly wide and diverse pattern of funding mechanism.”
3.16 In terms of intermediate housing affordability, the adopted Plan considers affordability of new
(affordable) accommodation at paragraph 3.37 by setting the range of eligible incomes for
households to access the intermediate sector, which are further considered within the SPG and
are updated through the Annual Monitoring Reports. The London Plan initially set a monitoring
‘mid-point income’ of £35,600 and an upper limit of household income for the intermediate
sector of £52,500. These have since been updated to be £39,950 and £61,400 respectively with a
proposed amendment to the upper threshold to £74,000 for families being promoted through the
Mayor’s Housing Strategy and the RDLP.
3.17 The issue of affordability and targeting of intermediate accommodation to incomes was
considered at length within the RDLP Panel report (paragraphs 3.154 – 3.160). The emphasis of
this suggested that the price of intermediate accommodation should be considered in light of the
locally occurring market conditions which relate to the site rather than being solely directed by
the incomes thresholds. On this basis these incomes become a secondary ‘benchmark’ particularly
for strategic sites. This slightly altered approach may alter the course the RDLP takes prior to
submission for Secretary of State approval and subsequent adoption by the GLA.
3.18 This Site forms part of the Earls Court & West Kensington Opportunity Area, as designated in the
DRLP. The Opportunity Area offers the potential to deliver substantial land use change and mixed
use development presenting a significant opportunity for regeneration in London potentially
comprising estates renewal, housing and employment growth. The DRLP Panel Report indicated
Seagrave Road Housing Statement 14
that the scale of opportunity here should be to provide a minimum of 4,000 homes and an
indicative 7,000 new jobs.
d) Local Policy
3.19 There are two distinct areas of Hammersmith and Fulham’s planning policy that relate to
development at Seagrave Road. There is the Core Strategy (CS) post examination version (May
2011) and the Earl’s Court and West Kensington Opportunity Area Draft Joint Supplementary
Planning Document, (ECWKOA SPD) released in draft for public consultation in March 2011. The
CS is anticipated to be adopted by LBHF in October 2011, following review of the Panel’s
comments issued in May 2011 and any proposed revisions. The ECWKOA SPD is due out for
second round consultation in Autumn 2011 and is expected to be finalised by the end of the year.
3.20 CS policy H2 and Strategy Policy FRA (Fulham Regeneration Area), including the Strategic Site and
Housing Estate Regeneration Area 1 – FRA policy, relate to affordable housing delivery in the
borough in general and specifically on the Seagrave Road site respectively. The ECWKOA SPD
also provides advice on housing delivery in the local area under Section 6 – Housing Strategy and
specifically at Seagrave Road under paragraph 6.7 and at Key Principles HO4 and HO6.
3.21 Borough Wide Strategic Policy H2 of the CS explains that on sites with the capacity for 10 or more
dwellings affordable housing should be provided having regard to;
A borough-wide target of 40% of additional dwellings provided being affordable,
The majority of affordable housing provision sought will be intermediate or affordable
rented tenure,
Where rented tenures are offered, schemes that facilitate progression into full or partial
ownership are favoured and
When considering appropriate affordable housing contributions for any specific site the
Council will consider the site constraints, financial viability and the desire to create mixed
and balanced communities
Seagrave Road Housing Statement 15
3.22 LBHF’s CS (2011) Strategic Site and Housing Estate Regeneration Area 1 - FRA identifies that the
part of the Opportunity Area falling within LBHF has the potential for to accommodate significant
new homes and jobs. With regards to general affordable housing policy for the FRA it states that
there should be a substantial overall net increase in housing, where 40% of all new housing in the
Opportunity Area in Hammersmith and Fulham should be affordable in accordance with Policy H2
Affordability.
3.23 Specifically it states that with any proposals to replace existing social rented housing from the
Opportunity Area, the existing quantity should not be reduced but it should be redistributed
across the Opportunity Area, in order to create high quality living environments for a mixed and
balanced community.
3.24 In relation to the application Site at Seagrave Road, the policy says;
“Seagrave Road car park must be considered as part of the comprehensive approach to the Opportunity Area. It should be primarily for residential purposes with supporting facilities, including public open space.”
3.25 and whilst Policy H2 applies (ie. target 40% intermediate or affordable rented homes) that;
“Development proposals for Seagrave Road should provide for the opportunity to deliver approximately 25% of all housing as social rented housing subject to estate regeneration coming forward, detailed analysis and viability. This will provide opportunities for tenants on local housing estates to be re-housed into better accommodation and to facilitate regeneration on those estates.”
3.26 Policy therefore requires the potential for up to 25% of new homes to be provided as social
rented housing, if estate regeneration is to be progressed, with the residual up to 40% being
intermediate tenures – always subject to viability and other considerations. Paragraphs 8.125 and
8.126 of the CS expand on these issues and they are further reiterated in paragraph 6.7, Key
Policy HO4 and Key Policy HO6 of the ECWKOA SPD.
3.27 Where intermediate housing is provided the ECWKOA SPD states, in accordance with the DRLP;
Seagrave Road Housing Statement 16
“Any intermediate housing will be expected to cover a range of intermediate products, including shared equity, key worker, discounted market sale/rent and shared ownership. Para 3.55 of the draft replacement London Plan (2010) specifies that “new intermediate homes should be affordable to households whose annual income is in the range of £18,100 to £61,400. For homes with more than two bedrooms, which are particularly suitable for families, the upper end of this range will be extended to £74,000. These figures will be updated annually in the London Plan Annual Monitoring Report.”
3.28 Both the CS and the ECWKOA SPD emphasise the importance of good design in delivering high
quality residential development. Key Principle H011 of the ECWKOA SPD states that all new housing
should have regard to emerging design standards as set out in Mayor’s Housing SPG, and as a
subsequently currently detailed in the Interim London Housing Design Guide (ILHDG) and as a
general principle affordable housing should be tenure blind externally. (Key Principle H012).
3.29 CS Policy H4 requires that 10% of residential units are designed to be capable of being wheelchair
accessible and that all new dwellings are built to Lifetime Homes standards. These priorities are
also reflected in the ECWKOA SPD HO14 and HO15 policies.
3.30 Specific environmental performance standards are set out under the Mayor’s guidance, ILHDG,
which uses the Code for Sustainable Homes to assess performance and further reference is made
to high levels of environmental performance in the CS Strategic Site and Housing Estate
Regeneration Area 1 – FRA.
e) Summary
3.31 The approach to housing, including affordable housing at Seagrave Road has been considered in
the context of the policy and guidance set out herewith.
3.32 The principal objectives in relation to affordable housing provision on the Site are derived from
policy and are therefore;
40% of new housing is to be affordable housing, either intermediate or affordable rent -
subject to detailed analysis and viability.
Seagrave Road Housing Statement 17
Where estate regeneration is to be progressed there should be the opportunity for 25%
social rented homes and the remaindering 15% as intermediate tenure homes - subject to
detailed analysis and viability.
To deliver new homes that are designed, having due regard to the Mayor’s residential
design standards, including internal space standards.
To ensure that all homes are designed in accordance with the principles of Lifetime Homes
and that 10% of new homes are capable of being wheelchair accessible (with a priority for
this provision targeted towards any existing residents’ needs).
Seagrave Road Housing Statement 18
4 HOUSING PROPOSALS
4.1 The development proposals are residential led. This Section of the Statement sets out the key
factors that have been considered in determining the amount and type of housing including the
objectives for the scheme and key design principles.
a) Scheme Objectives
4.2 The objectives for the scheme are;
To deliver high quality residential accommodation offering greater housing choice locally.
To create a rich and varied urban environment that is permeable and encourages
integration with the existing community.
To set the standard for residential development and landscaping throughout the ECWKOA.
b) Scheme Components
4.3 The Application scheme is residential led but also comprises a number of complimentary uses such
as a gym, café etc along with the creation of significant amount of new public space including a
contemporary garden square. Discussions with key stakeholders identified that the site would be
suitable for the delivery of predominantly residential accommodation, provided as a mixture of
houses, duplexes and flats, in sizes ranging from one bed apartments to large family houses with a
variety of open space, ranging through public gardens to private gardens to balconies. This
accords with the guidance contained in the draft Hammersmith and Fulham Core Strategy, under
Strategic Site and Housing Estate Regeneration Area 1 – FRA saying;
Seagrave Road Housing Statement 19
“The Seagrave Road car park must be considered as part of the comprehensive approach to the Opportunity Area. It should be primarily for residential purposes with supporting facilities, including public open space. Other employment based uses may be appropriate as part of a comprehensive development scheme for the site”
c) Key Design Principles
4.4 The final scheme design is a development of many of the key principles established by the Terry
Farrell Seagrave Road Masterplan completed in February 2011. It is intended to create a seamless
urban connection between the Seagrave Road site, its existing neighbourhood and the emerging
Earls Court Masterplan. The design elements include;
West Brompton Village: The regeneration of the Site significantly enhance the local area
with a mix of building spaces and scales that together will make a valuable contribution to
the local area and provide a distinct threshold into the Opportunity Area.
A Garden Square: A new garden square is created, typical of the surroundings and London,
forming a social heart to the scheme and providing a high quality landscape setting for the
new residential quarter.
Local Linkages and Accessibility: The urban grain and arrangement of buildings, key spaces
and routes have been designed to align with local streets and promote a permeable and
accessible public realm. Particular attention is given to the definition of public and private
spaces to ensure appropriate levels of privacy, outlook and enclosure.
Lost River Park: Potential for future extension of the new public park from the Earls Court
Main Site to the Application Site, subject to securing ownership from Network Rail. This will
provide an enhanced ecological resource and genuine public amenity whilst giving a buffer
between the development and the railway. This does not constitute part of this application
proposal.
Scale: The scheme generally increases in scale from west to east across the site ranging from
3 storey terraced houses along Seagrave Road to a series of 8 storey villa’s along the eastern
boundary facing the Brompton Cemetery. The careful articulation of scale and silhouette is a
fundamental driver of the scheme and particular care has been given to its appearance in
local and distant views and the impact on the setting of the Grade 1 Listed Cemetery. A
Seagrave Road Housing Statement 20
single taller element within the development is located at the northern end of the new
garden square creating a focal point that marks the location of the new square to include a
local landmark.
Variety: The design has been articulated into a number of distinct and different buildings to
include varying materials, patterns and characters adding variety.
4.5 The development proposals have sought to encapsulate these elements and present a significant
piece of urban design that is further explained in the Design and Access Statement.
d) Residential Proposals
4.6 The residential component of the scheme is significant, seeking planning permission for 808 new
homes. This will be provided across 8 blocks (referred to as Blocks A to H), in addition to a number
of houses on the eastern side of Seagrave Road (referred to as Seagrave Road Town Houses).
4.7 The unit mix range proposed for this Application is set out in Table 2 below.
Table 2: Unit Mix
Market Accommodation
1 Bed 2 Bed 3 Bed 4 Bed House
Penthouse Total
Block A 38 42 23 0 0 103
Block B 22 25 4 0 2 53
Block C 60 104 20 0 4 188
Block E 16 25 13 0 2 56
Block F 50 45 16 0 0 111
Block G 25 12 7 0 0 44
Block H 14 7 16 0 0 37
Seagrave Road Houses
0 0 0 16 0 16
Total Market 225 260 99 16 8 608
Seagrave Road Housing Statement 21
Affordable Accommodation
1 Bed 2 Bed 3 Bed 4 Bed House
Penthouse Total
Block D 68 85 33 6 0 192
Seagrave Road Houses
0 0 0 8 0 8
Total Affordable
68 85 33 14 0 200
All Accommodation
1 Bed 2 Bed 3 Bed 4 Bed House Penthouse Total
Total 293 345 132 30 8 808
e) Unit Mix and Sizes
4.8 The proposed unit size mix provides for a range of unit sizes appropriate to the scheme specific
circumstances, set out in Table 3 below.
Table 3: Unit Mix and Minimum Unit Sizes
All Accommodation
1 Bed 2 Bed 3 Bed 4 Bed House Penthouse Total
Unit Size mix (No. Units)
293 345 132 30 8 808
Unit Size Mix (%)
36 43 16 4 1 100
Minimum Unit Size (m2 NIA)
50 61 74 90 n/a n/a
f) Service Charge
4.9 All residents will be expected to make a contribution to service and estate charges.
Seagrave Road Housing Statement 22
g) Parking
4.10 Cycling facilities will be provided within the development for residents and visitors totalling 978
and 81 cycle spaces respectively, in accordance with London Plan standards and LBHF
requirements.. Cycle parking for residents will be located in the basement in the form of double
height Josta parking systems; visitor cycle parking will be provided at ground level across the site
in convenient locations.
4.11 A total of 40 motorcycle parking spaces will be provided at basement level within the proposed
development.
4.12 A total of 485 residential car parking spaces are proposed at basement level based on a ratio of 0.6
spaces per dwelling, visitor spaces will be provided in addition across the site.
h) Phasing
4.13 The approach taken to phasing will depend on whether the wider Earls Court Site Wide
Development Option proceeds. Where the Earls Court Site Wide Development Option proceeds
approximately 75% of the affordable homes will be available for occupation from late 2014. The
phasing strategy is further explained in Section 5 of this Statement.
Seagrave Road Housing Statement 23
5 AFFORDABLE HOUSING PROPOSALS
5.1 The proposed affordable housing comprises 200 units of which 192 (including 6 houses) are
located in Block D and a further 8 houses are on Seagrave Road on the basis of the unit size mix
set out in table 2. The amount of affordable housing has been informed having regard to scheme
specific circumstances, policy considerations and requirements, including the DRLP and LBHF’s CS
Policy H2, and having regard to scheme viability.
5.2 The tenure of the affordable homes is an important element of the Application because there are
two possible scenarios dependent on progress across the wider Opportunity Area. Critically the
affordable housing proposals have been devised to ensure that two possible scenarios can be
implemented thus enabling the full potential of the wider Opportunity Area to be realised.
5.3 Against this background this Section of the Statement sets out the affordable housing proposals
on the basis of two scenarios:
Scenario 1: Assumes implementation of the Application scheme on a stand alone basis ie.
where the Earls Court Site Wide Development Option is not progressed..
Scenario 2: Assumes implementation of the Earls Court Site Wide Development where
Seagrave Road makes affordable homes available as part of the relocation strategy for the
existing residents of the West Kensington and Gibbs Green Estates.
5.4 The differentiation between the two scenarios reflects guidance contained in planning policy and
the decision as to which scenario is delivered will be subject to agreement with LBHF (and will also
depend on the outcome of the determination of the two planning applications for the Earls Court
site (Applications 1 & 2) as submitted by the Applicant and described in Section 2c of this
Statement).
a) Scenario 1: Implementation on a stand alone basis
5.5 Site specific policy contained in the draft CS states that the affordable housing contribution sought
for the Seagrave Road Site should be in accordance with Strategy Policy H2 which targets up to
40% of all additional dwellings to be intermediate or affordable rent homes subject to site specific
Seagrave Road Housing Statement 24
constraints, financial viability (including the availability of public subsidy and the need to
encourage rather than restrain residential development), affordability and profile of housing
locally and the creation of mixed of balanced communities.
5.6 In view of the concentration of social rent tenures within the immediate area, housing needs and
the aspiration to achieve a greater choice and range of housing types and tenures the approach
taken has been to assess the extent to which 40% intermediate tenure housing can be
accommodated whilst ensuring the scheme is viable. The viability assessment assumes nil grant
funding, reflecting the current availability of grant, with the completed affordable being
transferred to a Registered Provider and takes into account the affordability considerations
detailed in the DRLP and the draft ECWKOA SPD. On this basis the scheme viability evidences the
maximum reasonable affordable housing contribution that the scheme can support is 25%
intermediate housing (ie. 200 homes).
5.7 The unit size mix of the affordable element is set out in Tables 2 and 3. Of the 200 affordable
homes, 47 are 3 or 4 bed intermediate tenure family homes.
b) Scenario 2: Implementation where the Earls Court Site Wide Development Option is progressed
5.8 Where the Earls Court Site Wide Development Option proceeds, as set out in the emerging CS and
the ECWKOA SPD, this requires the proposals for the Application Site to provide for the opportunity
to deliver approximately 25% of the proposed homes as social rent homes. This will enable the first
phase of the regeneration of the West Kensington and Gibbs Green Estates to be initiated in
accordance with the draft commitments to residents for a single move relocation and will also offer
the potential to keep existing neighbours/communities together where possible.
5.9 The approach taken, as with the approach taken to the stand alone scheme (and in accordance
with policy), is to use an assessment of scheme viability to test the impact of incorporating the
homes for existing tenants within the Seagrave Road Site. Under this scenario a number of inputs
and assumptions which underlie the viability assessments are required to be changed because the
tenure of the affordable housing changes (ie. to social rent tenure) and the timing of delivery
changes (ie. the affordable homes are required to be delivered earlier). Examples of the inputs
Seagrave Road Housing Statement 25
and assumptions that are changed include the value of the affordable housing, marketing costs,
timing of sales and receipts, fit out costs and cost of finance.
5.10 It is anticipated that the relocation process may comprise a series of phases, the first phase which
Seagrave Road may provide homes for is envisaged to start in late 2014. The construction phasing
of Seagrave Road has been designed to accommodate this but the early delivery of Block D and the
Seagrave Road affordable homes does impact scheme viability – on a stand alone basis the
affordable housing is programmed for delivered later in the construction process.
5.11 In terms of viability this scenario presents a challenge to the financial performance of the scheme –
to the point where the change in tenure from 25% intermediate to 25% social rent would mean that
the scheme would not be considered viable if brought forward on a stand alone basis. However, the
Applicant has a much wider interest in the Opportunity Area. The ability of the Seagrave Road Site to
facilitate the first phase of relocation of existing residents is considered to be a significant benefit. In
view of this, and the Applicants commitment to delivering both Development Options for the Earls
Court Site, the Applicant is prepared to proceed on the basis of 25% social rented housing for the
existing residents of West Kensington and Gibbs Green Estates if the wider scheme proceeds.
5.12 It is envisaged that this will be secured within the Section 106 Agreement that will provide for
affordable housing at Seagrave Road to be ‘reserved’ for provision of replacement homes until an
agreed long stop date.
5.13 In accordance with the approach and provisions contained within CS policy HS2 the scheme
viability has been tested to ascertain whether any additional housing over and above the
reprovision can be provided as intermediate tenure homes and this evidences that it is not
feasible to be able to accommodate any additional intermediate tenure affordable housing over
and above the 25%.
5.14 The unit size mix is the same as Scenario 1 and is set out in Tables 2 and 3. This is understood to
be able to meet estimated requirements of the first phase of the relocation.
5.15 Making available the 200 affordable homes for the relocation of existing residents would be a
catalyst to enable delivery of the Earls Court Site Wide Development Option. Critically the ability of
Seagrave Road to accommodate the initial phase of existing residents to be relocated means that the
Seagrave Road Housing Statement 26
decant process can be progressed in accordance with i) the key principles set out in the CS and ii) the
initial proposals made by LBHF to existing residents. These include:
Enabling every resident that wants one to have a new home
A single direct move – no use of temporary accommodation
Input into the specification of their new home
5.16 Additional details relating to the existing estates, the proposed relocation process and the draft
LBHF offers that have been the subject of consultation with existing residents being relocated are
set out in the Housing Statement which accompanies the Earls Court Applications, as described in
Section 2c of this Statement.
c) Design Standards
5.17 The affordable housing element of the scheme has been designed with regard to LBHF residential
design standards expressed through the CS and SPDs, the Mayor’s Interim London Housing Design
Guide, Lifetime Homes Standards, the Code for Sustainable Homes, Habinteg Wheelchair Housing
Design Guide and Building for Life principles. A full list of design references is provided in the
Design and Access Statement.
5.18 The approach in relation to scheme design accords with CS Policy H4 and ECWKOA SPD policies
HO11, HO12. HO14 and HO15.
d) Service charging and Estate management
5.19 The consideration of on-going maintenance and management of the affordable housing has played
a role in design evolution, to ensure that the obligation imposed onto the affordable housing
element in respect of service charges and estate management charges can be contained within
reasonable allowance. All residents will be expected to make a contribution to reasonable service
and estate changes.
Seagrave Road Housing Statement 27
e) Summary
5.20 Irrespective of whether the Earls Court Site Wide Development Option progresses or not, when
appraised in accordance with policy, the maximum reasonable amount of affordable housing that
can be provided is 25%. Both scenarios assume the same unit size mix (as set out in Table 2).
Seagrave Road Housing Statement 28
6 CONCLUSION
6.1 The Application scheme comprises a mix of residential and other uses in addition to the creation of
significant public space, including a new London garden square. It offers a mixture of residential
accommodation including houses, duplexes and apartments, ranging in size from one beds to large
family houses with a variety of open space provision, ranging through public gardens to private
gardens to balconies.
6.2 The design principles accord with the vision for the area set out in the LBHF CS and the overarching
objective has been to create a seamless urban connection between the Seagrave Road Site, its
existing neighbourhood and the emerging Earls Court Masterplan.
6.3 Policy requires the Seagrave Road site to be considered as part of a comprehensive approach to the
Opportunity Area and directs that it should be primarily for residential purposes with supporting
facilities, including public open space. The scheme proposals wholly accord with these requirements.
6.4 The key policy test for the Application are;
To provide 40% of additional new homes as affordable housing, either intermediate or
affordable rent tenure – subject to detailed analysis and viability.
In the event that the Earls Court Site Wide Development Option proceeds, to provide the
opportunity to deliver approximately 25% of homes as social rented housing and the
remaindering 15% as intermediate tenure homes - subject to detailed analysis and viability.
To deliver new homes that are designed, have due regard to the Mayor’s residential design
standards, including internal space standards
To ensure that all homes are designed in accordance with the principles of Lifetime Homes and
that 10% of new homes are capable of being wheelchair accessible (with priority for this
provision targeted towards any existing residents’ needs)
6.5 As detailed in Section 5, the maximum reasonable affordable housing contribution is 25%,
established in accordance with CS Policy H2, to be provided as intermediate tenures with the
Seagrave Road Housing Statement 29
opportunity for the tenure to be varied social rent in the event that the Earls Court Site Wide
Development Option is progressed in line with the aspirations of the ECWKOA SPD.
6.6 The affordable housing element of the scheme has been designed with regard to LBHF residential
design standards expressed through the CS and SPDs, the Mayor’s Interim London Housing Design
Guide, Lifetime Homes Standards, the Code for Sustainable Homes, Habinteg Wheelchair Housing
Design Guide and Building Life principles. The accords with both CS Policy 4 and the ECWKOA SPD
policies on good design.
Properties2 Seagrave Road | Housing Statement | June 2011