We are creating a place the world will watch with wonder, on London’s iconic site of human ingenuity. Through our masterplan, we will reimagine the very fabric of living, working and urban wellbeing for London and future spaces.
Attracting the world’s most inventive, imaginative and extraordinary minds. That place is Earls Court.
Our four place pillars underpin our vision and set the ambitions for the place we want to create.
Nature
A celebration of nature and its ability to connect and revive. Innovation
A showcase for climate and clean innovation and skills. Culture
A cultural ecosystem for the future of talent.
Neighbourhood
An inspiring neighbourhood designed for all stages of life.
Foreword
After four years of deep consideration and collaboration with stakeholders and local people, The Earls Court Development Company (ECDC) is delighted to present the ambitious future plans for this iconic Site.
We formed in 2021 during the lockdown imposed by the first global pandemic in a century, an era which was both disruptive and formative, demanding that we reflect and reassess how we will be living in the future. There could be no more engaging mission for a team specifically assembled to design a place fit for the 22nd century.
As a team, ECDC shares a passion for transformational inner-city projects, and collectively have wide-ranging experiences from diverse international projects. Together, we are driven to fulfil the opportunities of this complex strategic site for London and rightfully put Earls Court as a place back on the global map.
Our intent from the very beginning, was to take a different approach to community involvement in shaping design. Setting up as a local business and being right next to Site everyday, working closely with both local authorities, the Mayor’s office, local businesses and our neighbours has been fundamental in shaping our plans for the Site, which we believe are more relevant and exciting for it.
We have listened and taken huge inspiration from Earls Court’s heritage, as a place that dared — to showcase, to entertain and celebrate the spectacular. A place that was so clearly cherished for being bold and brave, welcoming people from across the globe.
Our plans retain that innovative spirit that embraces future thinking — an approach we believe has become more important now than ever before. An approach that continues to drive us to create a global exemplar of sustainability.
We understand our responsibility to deliver much needed homes and employment opportunities for London. Critical to achieving these aims is creating a place with personality, a place that once again becomes a destination with a broad cultural appeal and is fully inclusive to all that come to experience it.
The masterplan has been created to prioritise urban wellbeing and includes a network of Exhibition Gardens that will be open and accessible for everyone to enjoy. We’re creating a pedestrian-first environment alive with daytime and evening active uses. This generosity of open space is evident at key arrival points as well as the unique Table Park and Lillie Sidings.
Our commitment to create a better piece of city has been evidenced over the last three years as we have
welcomed over 500,000 people back onto Site to enjoy a programme of events that nod to the past and point to the future of Earls Court.
ECDC began with a mantra ‘to make haste slowly’ and ensure we took the time to both listen and appreciate the world of Earls Court, which helped to establish the early vision to bring the wonder back to Earls Court.
Now, after over four years of consideration, we are proud to present our hybrid planning submission to the authorities for determination — a key milestone to enable the future of Earls Court as a place, once again, to discover wonder.
Rob Heasman CEO
The Earls Court Development Company
1 Introduction
1.1 Introduction
This Design and Access Statement has been prepared by Maccreanor Lavington and Gillespies. It is submitted as part of two Hybrid Planning Applications, one submitted to the London Borough of Hammersmith and Fulham (‘LBHF’) and one submitted to the Royal Borough of Kensington and Chelsea (‘RBKC’).
The Hybrid Applications have been submitted on behalf of the Earls Court Partnership Limited (‘ECPL’),(“The Applicant”). Together the RBKC and LBHF Proposed Developments form the Earls Court Development which comprises the redevelopment of the Site.
The Site, located within the wider Earl’s Court and West Kensington Opportunity Area (London Plan 2021) occupies an area of approximately 18 hectares (approximately 179,965sqm) and is located in both LBHF and RBKC, in West London.
The Site area associated with the RBKC Hybrid Application is 8 hectares (approximately 78,561sqm).
The RBKC Hybrid Application is formed of detailed development proposals in respect of plots EC05 and EC06 for which no matters are reserved (“RBKC Detailed Component”), and outline development proposals for the remainder of the RBKC Site, with all matters reserved (“RBKC Outline Component”).
The RBKC Detailed Component and RBKC Outline Component together are referred to as the “RBKC Proposed Development”. This Design and Access Statement has been prepared in support of the RBKC Detailed Component.
Earl’s Court station
West Brompton station
West Kensington station
Royal Borough of Kensington and Chelsea (RBKC)
London Borough of Hammersmith and Fulham (LBHF)
Aerial view of the Earls Court Site
Other
1.2 An Extraordinary Opportunity
The Earls Court Development is part of the Earl’s Court and West Kensington Opportunity Area. The Opportunity Area is identified as having the potential to provide substantial numbers of new employment and housing, with a mixed and intensive use of land, assisted by good public transport accessibility.
This designation signifies the Site’s crucial role in helping London to accommodate its growing population in sustainable, healthy and inclusive communities.
London has a finite supply of developable land and few opportunities are left to unlock development potential on such a considerable scale.
The Earl’s Court and West Kensington Opportunity Area is a 38 hectare area identified in the Mayor’s London Plan (London Plan 2021) with the potential to deliver 6,500 new homes and 5,000 new jobs by 2041.
The Earls Court Development covers c.18 hectares of the Opportunity Area and is one of the largest brownfield sites within central London. The Site has the potential to deliver homes and employment on a strategic scale, and to provide a truly inspiring new London district and destination. Earl’s Court and
The Earls Court Development has the potential to deliver strategic benefits for London and be a benchmark for sustainable growth—driven by high aspirations for social value, economic prosperity and growth, and environmental resilience defined by exemplary placemaking and a unique cultural identity.
1.3 A Team Embedded in the Local Community
The Earls Court Development Company (ECDC) is responsible for driving the transformation of the c. 18 hectare, former Earls Court Exhibition Centres Site on behalf of the Earls Court Partnership Limited (ECPL).
ECPL, the Applicant, is a joint venture between Delancey (on behalf of its client funds) and the Dutch pension fund manager, APG and Transport for London (TfL) that was formed in December 2019.
Based on Site at Empress Place since late 2020, ECDC is a proud local business responsible for driving the transformation of the former Earls Court Exhibition Centres Site, Central London’s largest cleared development opportunity.
The Earls Court Development Company (ECDC) Team
1.3 A Team Embedded in the Local Community
It has been important to work with local communities to understand the lived experiences, priorities and aspirations of those who live, work, and go to school in the area. Over the past four years, this careful listening has been central to the design evolution of the masterplan proposals for Earls Court.
The Earls Court Community Hub, staffed entirely by team members recruited from the local area, has allowed strong relationships to be established with its thousands of users. ECDC’s approach to engagement has involved working with resident associations, local amenity groups, charities, businesses and people from around all sides of the Site and across both boroughs. Feedback and input received has proved invaluable to the Design Team who have, over multiple iterations, amended and refined the proposals based on what was heard.
Images from ECDC’s engagement programme
1.4 Opening Up the Site to Temporary Activations
ECDC took on the stewardship of a largely underused and forgotten Site, along with 66 derelict properties. This has contributed nothing to the local community since the closure and demolition of the Exhibition Centres in 2015.
From the outset, ECDC recognised the importance of embedding culture, creativity and collaboration through an early activation strategy.
Through the focus on reinstating Earls Court as a destination from day one, the illustrious history of sport, fun and spectacle has been brought back. Festivals, events, art, creative studios, community uses, jobs and training have seen over 675,000 people welcomed to the Site.
Everyday on average c. 2000 people live, work or are entertained in the spaces curated by ECDC. This is central to the commitment to transform this extraordinary Site, putting it back into economic use, delivering social impact and bringing the wonder back to Earls Court.
In 2022, ECDC’s community investment programme generated £7.8 million of social value, £2.7 million of net additional expenditure as well as £2.1 million of additional Gross Value Added (GVA) within the local area.
In 2023, ECDC’s community investment programme generated over £7.9 million of social value, £25.7 million of net additional expenditure as well as £11.9 million of additional GVA within the local area.
Earls Court Community Fund 2023 beneficiaries
1.4 Opening Up the Site to Temporary Activations
Summer of Art - public art activations
July 2021 – ongoing
Partnerships with a variety of cultural partners including London Design Festival, Kensington and Chelsea Art Week and photographer Alison Jackson, have brought public art installations and exhibitions to Site.
Guardianship
homes
Summer 2021 – ongoing
In partnership with LOWE Guardians, ECDC refurbished and brought homes on Empress Place and in Seven Stars, North End Road back into use at discounted rents for key workers and people on low incomes. The homes are at full occupation.
The London Wonderground at Earls Court in partnership with Underbelly
Summer 2021 & 2022
Over 160,000 people visited the free to enter festival across both summers to see a range of theatre, circus and comedy, alongside food stalls and fairground rides.
Empress Studios
March 2022 – ongoing
In partnership with This is Projekt, ECDC turned six derelict Victorian townhouses on Empress Place into 46 affordable creative studios designed for the community.
Lillie Road shops
Summer 2021 – ongoing
The pop-up high street on Lillie Road is home to The Prince which hosts a line-up of London’s most in demand street food brands and a huge pub garden, alongside a curated mix of independent retailers.
Community Hub
June 2022 – ongoing
A social haven for the community to enjoy, with a range of free activities alongside a serene garden managed by Hammersmith Community Gardens Association and supported by a residentled gardening club. Each week hundreds of local residents take advantage of the range of classes and happenings at the Hub, which is also home to the 10th Fulham Scouts.
Opening Up the Site to Temporary Activations
The Lost Estate at the former Mannequin Factory
July 2022 – current
A temporary visionary and immersive theatre experience that brings well known stories to life through world-class performances and themed dining.
Padel and Beach Rugby
October 2023 – current
ECDC launched an outdoor Padel showcase court in collaboration with Padel Social Club. A city beach was also installed on Empress Space, programmed with free tag rugby tournaments and children’s rugby coaching sessions. In spring 2024, the Padel Social Club expanded to a further four courts, a club house and bar, and wellness facilities.
Artist in Residence programme
January 2023 – current
In partnership with the National Portrait Gallery, ECDC launched an Artist in Residence programme selecting twelve artists to work with the local community over a three year period to deliver portraits and community arts projects.
Earls Court Skills Centre
November 2023 – current
Together with Places for London and the Skills Centre, ECDC opened West London’s newest cross-borough centre for future education. This will be a central point for training and enterprise throughout the lifetime of the project, working with community groups and future employers to upskill local people.
BBC Earth Experience
March 2023 – January 2024
A world-first, ground breaking new experience narrated by Sir David Attenborough took visitors on an audio-visual experience featuring footage from the series Seven Worlds, One Planet. It was visited by over 375,000 people in 10 months.
The existing structure has been repurposed and this autumn will be home to the first global immersive experience of ‘Come Alive, The Greatest Showman Circus Spectacular’.
1.5 Listening to the Community
Over the past four years, ECDC has worked collaboratively with local residents, businesses, stakeholders and interest groups to understand their ambitions for the Earls Court masterplan and Detailed Plots. Recognising the Site holds a special place in the memories of local people, the vision and the masterplan have been shaped by working with the communities.
Through listening and engaging, as well as activities ranging from family fun-days to street stalls, exhibitions, workshops, door-knocking and sentiment surveys, thousands of people have given their views. A particular focus was on outreach to people whose voices are less often heard, and the Design Team worked through panels and forums to facilitate more in depth discussions. Out of workshops with young people, older people and those with disabilities, the Public Realm Inclusivity Panel (PRIP) was established.
Each iteration of the masterplan was publicly exhibited and staffed by members of ECDC and the wider Project Team, with thousands of residents attending in person or submitting feedback. The changes made following feedback were then tested through surveys with a high rate of return and 76% of respondents supporting the ongoing iteration of the masterplan.
Total engagement since 2020
2,707 2,562 1,917 800+ 722 493 50+ 76% 17,000+
unique visits to the Commonplace consultation microsite
survey contributions from 1,518 respondents
people emailed regular updates
visitors to ECDC’s exhibitions
hours of PRIP members’ time spent with the Design Team over 25 PRIP and Safety Panel meetings and carrying out homework/ research
school children and young people taking part in workshops and programmes
of survey respondents expressed support for the masterplan exhibited in November 2023 to April 2024
hours of the ECDC and Project Team members’ time engaging residents and lesser heard groups over 39 walks and workshops
organised site tours for local residents, groups and stakeholders
Earls Court Project Rooms, ECDC Head Office
For additional information, refer to the Statement of Community Involvement (SCI) submitted as part of this planning application.
Listening to the Community
2020
Community open day held at Earls Court Project Rooms
Autumn 2021
Stakeholder tours leading to the development of the vision and emerging guiding principles
Spring 2022
Community masterplanning workshops begin
Spring 2023
Consultation on draft masterplan, including exhibition and survey as well as continuing PRIP and community masterplan workshops
Spring 2020
Opinion polling research, interviews with stakeholders and residents survey
Summer 2021
Series of pop-up engagement events and family fun days in the local area
Winter 2021
Emerging vision launched to ‘bring the wonder back’ and four key priorities for the site
Exhibition held a survey on the priorities for the masterplan framework and workshops with young people, those with disabilities and older people
Summer 2022
Consultation on Framework Principles, exhibited at Conversation Corner
First meeting of the Public Realm Inclusivity Panel (PRIP)
Street stalls and pop-ups across the wider area and multiple community workshops with local residents and businesses
Spring 2024
Outlining proposals on detailed Phase 1 building designs and inviting feedback on the approach to design coding
Continued PRIP, masterplan and area-based workshops with the local community
Winter 2023
Consultation on updated masterplan in response to feedback and inviting feedback on the Character Areas and initial Phase 1 design proposals
PRIP sub-group focusing on safety
Series of area based workshops with nearby neighbours
Doorstep engagement with neighbouring residents
Summer
Inclusive Design
A key initiative has been working in more depth through community workshops and stakeholder engagement to discuss a wider range of topics. This has involved putting people at the heart of the design process, celebrating and incorporating diversity and difference. The masterplan and Detailed Plots reflect the needs of different groups including older people, children, those with disabilities and carers.
This has included dedicated outreach to those whose voices are less often heard. Out of workshops with young people, older people and those with disabilities, the Public Realm Inclusivity Panel (PRIP) was established. This group of 15 people of varying backgrounds and abilities from the local area aged 15-80 has, and is continuing to play a key role in shaping the accessible, inclusive and ambitious proposals for the public spaces within the masterplan.
The PRIP has played a pivotal role in amplifying the voices of people typically excluded from the decision making process of development projects.
In its first 16 months, the panel served as a critical friend, contributing to the public realm design brief and reviewing the draft design proposals. As the panel members developed the skills to understand and engage with the complexity and the challenges of a masterplan, as well as the planning process, their work became more detailed.
Between November 2023 and June 2024, they worked in a more advisory capacity, reviewing and providing input on the Design Code for access and movement, street furniture, lighting, signage, materiality, and design and management elements around safety.
The work of the PRIP continues and ECDC is committed to working with the group through future detail design phases of the development.
“I wasn’t expecting to be listened to as much as we are, but I’ve seen how the things we’ve discussed on the panel have been considered and implemented into the design plans which is amazing.”
Niamh Faleye PRIP member
“I cannot overstate just how good the process has been and it is all down to the innovative and inclusive ways in which the sessions are being run; well done all.”
Floyd Wilson PRIP member
“Having PRIP members in mind when making the case for inclusive design has been really impactful. It gives a face to the people we are designing for and a clear sense of purpose when we are weighing up design decisions.”
Laurence Neal, Design Manager The Earls Court Development Company
“The PRIP has enabled me to understand different concerns and issues with the way in which people use and experience streets than would be the case had we just been working with a group of built environment professionals.”
Justin Sherlock, Technical Director WSP
Photographs of the Public Realm Inclusivity Panel on Site and in workshops
The Design Team
RBKC Detailed Component team
The ambition for high quality design of the first residential buildings in the Royal Borough of Kensington and Chelsea (RBKC) led to a shortlist of architect practices being asked to submit initial design approaches for the Detailed Plots to work alongside the Outline Component Design Team. Through this process Maccreanor Lavington were selected as the architects to lead on the RBKC Detailed Component.
Together with landscape architects Gillespies and the wider consultant team they have evolved designs from the original masterplan idea for the Detailed Component to the designs now being presented in this document.
Alongside this core team, over 20 consultants have also been involved in preparing the Detailed Component.
Throughout the evolution of the designs, members of the design and consultant team have actively participated in the consultation and engagement process alongside ECDC. They have staffed public engagement events, attended workshops and have been present at the Conversation Corner drop-in space, allowing local residents the opportunity to engage with the Design Team, and give their views and suggestions directly.
Visualisation
Landscape
1.8 The Planning Applications
Two Hybrid Planning Applications
Whilst the masterplan has been developed for the Site as a whole, the administrative boundaries of the two local authorities bisect the Site. Separate Hybrid Applications are therefore submitted to each borough (in duplicate) and form the planning applications.
The RBKC Hybrid Application is formed of detailed development proposals in respect of plots EC05 and EC06 for which no matters are reserved (“RBKC Detailed Component”), and outline development proposals for the remainder of the RBKC Site, with all matters reserved (“RBKC Outline Component”). The RBKC Detailed Component and RBKC Outline Component together are referred to as the “RBKC Proposed Development”.
The LBHF Hybrid Application is formed of detailed development proposals in respect of plots WB03, WB04 and WB05 for which no matters are reserved (“LBHF Detailed Component”), and outline development proposals for the remainder of the Site, with all matters reserved (“LBHF Outline Component”).
LBHF Detailed Component and LBHF Outline Component together are referred to as the “LBHF Proposed Development”.
The Proposed Development is currently anticipated to be delivered in a number of phases over an estimated programme of approximately 19 years to completion.
No significant delay is anticipated between the phases. However, realising vacant possession of the Lillie Bridge Depot is complex and whilst an indicative programme has been agreed with London Underground Limited (LUL), it is subject to ongoing review, detailed preparation, and additional consents. It may change and could delay vacant possession beyond the timescales currently anticipated.
Due to the above, the Hybrid Planning Applications consider and assess two different scenarios. These are:
1. All Phases: comprising the entirety of the Proposed Development. This is currently anticipated for completion by 2043.
2. Early Phases: Phases 1-4 (the ‘Early Phases’) are completed, but the Depot remains operational and is delivered to a different programme from that currently anticipated in the All Phases scenario.
► For more information on the structure of the planning applications refer to the Planning Statement (EC.PA.04).
► For more information on phasing refer to the Design and Access Statement Volume 1: Outline Component / Phasing and Delivery (EC.PA.08).
Total area of 18 hectares, of which 10 hectares are in LBHF and 8 hectares in RBKC.
B LBHF Detailed Component (Plots WB03/04/05) Development Zones
London Borough of Hammersmith and Fulham (LBHF)
Royal Borough of Kensington and Chelsea (RBKC)
1.8 The Planning Applications
Structure of the application
The planning submissions are Hybrid Applications, meaning they contain both a Detailed Component and an Outline Component.
This is a standard approach for a masterplan of this scale—combining a comprehensive framework for development with a significant proportion of the Proposed Developed as a fully detailed application. This approach secures both a sitewide long-term vision and early detailed delivery on-site.
In addition to this Design and Access Statement (DAS) for the RBKC Detailed Component, separate DAS documents have been prepared for the Outline Component and the LBHF Detailed Component.
► For more information on how the read the application material refer to the Application User Guide (EC.PA.05).
► For more information on the structure of the planning applications refer to the Planning Statement (EC.PA.04).
► Please see the Design and Access Statement: Masterplan EC.PA.08 and Design and Access Statement: WB03, WB04 and WB05 EC.LBHF.02 for more information.
Outline Component
Outline proposals cover the extent of the Earls Court Site, excluding the Detailed Component. The Outline Component sets a robust Strategic Framework for development, but leaves room for flexibility so as not to overly constrain the delivery of future Development Plots. The Outline Component reserves all matters for future planning submissions known as applications for Reserved Matters Approval (RMAs).
Detailed Component
In contrast, the Detailed Component provides design certainty through detailed drawings that comply with the overarching principles established by the Control Documents. This has the added benefit of showcasing how the principles laid out in the Control Documents can be delivered successfully.
DEVELOPMENT SPECIFICATION PARAMETER PLANS
For approval (the Control Documents)* For approval For information For information
Design and Access Statement Vol. 1
*Future RMAs will need to demonstrate compliance with the Control Documents.
Flowchart showing the structure of the Hybrid Planning Applications
CODE
APPLICATION DRAWINGS
Design and Access Statement Vol.2 and Vol.3
1.8 The Planning Applications
This Design and Access Statement (DAS) explains the design evolution behind the RBKC Detailed Component (plots EC05 and EC06) of the application.
Its purpose is to describe the careful design development, in response to the masterplan strategies and ambition, and demonstrate that the design-led approach has been adopted, the London Plan Design policies are satisfied and Sustainable Development and Good Growth is achieved. It should be read in conjunction with the Detailed Component application drawings for EC05 and EC06 and the Outline component documents, which includes the Design and Access Statement, Design Code and Parameter Plans.
The DAS is arranged into the following chapters which cover assessment, process, explanation and description of the proposals as follows:
Chapter 1: Introduction
Chapter 2: A Vision for Earls Court
Chapter 3: Site Context and Analysis
Chapter 4: Design Evolution and Engagement
Chapter 5: Strategic Design Response
Chapter 6: Plot Proposals
Chapter 7: Technical Strategies
Chapter 8: Conclusion
Chapter 9: Appendices
Explains the context and purpose of the Planning Application, the role of the DAS, and presents the team behind the application.
Explains the vision for the Earls Court Site, establishing the opportunity, the core priorities and placemaking principles.
Assesses the attributes of the physical, social, economic and planning context which have guided the design proposals.
Describes the collaborative process behind the evolution of the proposals. Captures how the ECDC team and its architects worked with the community and stakeholders to inform the proposals.
Explains how the Detailed Component principles have been informed by the strategic context and masterplan framework.
Describes and illustrates the design proposals for EC05 and EC06 in response to the masterplan Character Areas. Detailed design responses are provided for each building and the landscape.
Offers additional technical supporting information, expanding on themes such as movement and access, fire safety and microclimate.
Summarises the design process, the placemaking approaches and design proposals set out through the document.
Offers additional information including accommodation schedules, residential plan layouts and policy trackers.
The Design and Access Statement (DAS) should be read in conjunction with the planning drawings and technical reports
Planning Policy Framework
| National
Achieving sustainable development
The National Planning Policy Framework (NPPF) (most recently updated in 2023) establishes the government’s planning policies for England.
The National Planning Practice Guidance (PPG) is an extensive online resource of detailed policy guidance provided by the Ministry of Housing, Communities and Local Government. Along with the National Planning Policy Framework (NPPF), the PPG sets out how the government envisages the day to day working of the planning system in England to operate.
At the heart of the NPPF is the presumption in favour of sustainable development, achieved through meeting the three ‘overarching aims’ set out in paragraph 8 of the NPPF.
• An economic objective – to help build a strong, responsive and competitive economy, by ensuring that sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity; and by identifying and coordinating the provision of infrastructure.
• A social objective – to support strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering welldesigned, beautiful and safe places, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being.
• An environmental objective – to protect and enhance our natural, built and historic environment; including making effective use of land, improving biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy.
Section 2
Paragraph 10
Section 5
(Delivering a sufficient supply of homes)
Section 6
(Building a strong, competitive economy)
Section 8
(Promoting healthy and safe communities)
Section 11
(Making effective use of land)
At the heart of the Framework is a presumption in favour of sustainable development which means ‘approving development proposals that accord with an up-to-date development plan without delay’.
Sets out the objective of “significantly boosting the supply of homes”, including different sizes, types and tenures for different groups including those requiring affordable housing.
Supports economic growth through the investment, expansion and adaptation of businesses.
Planning policies and decisions should aim to achieve healthy, inclusive and safe places and beautiful buildings.
Requires decisions to promote an effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions. Paragraph 123 requires as much use as possible of previously-developed or ‘brownfield’ land.
Section 12
(Achieving well-designed and beautiful places)
Section 16
(Conserving and enhancing the historic environment)
Sets out that the creation of high quality, beautiful and sustainable buildings and places is fundamental to what the planning and development process should achieve.
Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.
National Planning Policy Framework - Key sections
1.9 Planning Policy Framework | Regional
Delivering ‘Good Growth’
The London Plan 2021 is the Spatial Development Strategy for Greater London. It sets out a framework for how London will develop over the next 20-25 years and the Mayor’s vision for Good Growth.
The London Plan defines good growth as ‘growth that is socially and economically inclusive and environmentally sustainable’ which ‘underpins the whole of the London Plan and each policy.’ Furthermore it ‘is the way in which sustainable development in London is to be achieved’.
The London Plan’s ‘Chapter 1: Planning London’s Future - Good Growth’ objectives are set out in the following policies:
and inclusive communities
Key Policies that have informed the proposals are:
Policy GG2 – sets out that to create successful sustainable mixed-use places that make the best use of land, those involved in planning and development must apply a design–led approach to determine the optimum development capacity of sites.
The Site is located within the wider Earl’s Court and West Kensington Opportunity Area. Policy GG2 requires that those involved in planning and development must enable the development of brownfield land, particularly in Opportunity Areas.
Policy GG4 – states that to create a housing market that works better for all Londoners, those involved in planning and development must (Part A) ensure that more homes are delivered.
Policy GG5 – sets out that to conserve and enhance London’s global economic competitiveness and ensure economic success is shared amongst all Londoners, those involved in planning and development must (Part B) seek to ensure that London’s economy diversifies and that the benefits of economic success are shared more equitably across London and (Part C) plan for sufficient employment and industrial space in the right locations to support economic development and regeneration.
1.9 Planning Policy Framework | Regional
Design, characterisation and growth
Chapter 3 (Design) of the London Plan sets out how Good Growth is delivered through good design.
Policy D1 (London’s form, character and capacity for growth) sets out:
• The importance of understanding the characteristics, qualities and value of different places within the plan area to develop an understanding of different areas’ capacity for growth.
Policy D2 (Infrastructure requirements for sustainable densities) sets out that the density of development proposals should:
• Consider, and be linked to, the provision of future planned levels of infrastructure rather than existing levels.
• Be proportionate to the site’s connectivity and accessibility by walking, cycling, and public transport to jobs and services (including both PTAL and access to local services).
Policy D3 (Optimising site capacity through the design-led approach) sets out that:
• Development must make the best use of land by following a design-led approach that optimises the capacity of sites, including sites within Opportunity Areas and subject to site allocations, such as at Earl’s Court.
• Higher density developments should generally be promoted in locations that are well connected to jobs, services, infrastructure and amenities by public transport, walking and cycling.
• Requires consideration of design options to determine the most appropriate form of development that responds to a site’s context and capacity for growth, and existing and planned supporting infrastructure capacity.
Policy D4 (Delivering good design) sets out that:
• Masterplans and Design Codes can be used to help bring forward development and ensure it delivers high quality design and place-making. It requires Design and Access Statements to be submitted with development proposals to demonstrate that the proposal meets the design requirements of the London Plan.
Policy D5 (Inclusive design) sets out that:
• Development proposals should achieve the highest standards of accessible and inclusive design.
The GLA’s Characterisation and Growth Strategy, London Plan Guidance (LPG) was adopted in June 2023. This guidance supports the objectives identified in Policy D1 and sets out the first step to a character-based, design-led approach to planning for development, and managing how a place changes over time.
The LPG sets out requirements for assessing an area’s characteristics and the steps for using this information to establish the capacity for growth to ensure sites are developed to an optimum capacity that is responsive to its context and infrastructure.
Stage one: Character survey and analysis
Stage two: Character evaluation
This involves the collation and analysis of character elements listed in Policy D1, part A, through engagement with local communities. This information and data should be used to identify and define the character types, Character Areas and tall building definitions within the plan area.
This involves the evaluation and appraisal of local character to understand its sensitivity to change.
Stage three: Growth strategy
In consultation with local communities, and through the evaluation of character at stage two, the level of change and capacity for growth should be determined for different areas. Area-wide design visions, policies and codes should be developed, and locations identified where tall buildings may be appropriate.
1.9 Planning Policy Framework | Regional
The ‘Design-led approach’
Good Growth across London requires development to optimise site capacity, rather than maximising density’ (Optimising Site Capacity: a Design-led Approach LPG 2023).
• London Plan Policy D3 sets out that `All development must make the best use of land by following a design-led approach that optimises the capacity of sites, including site allocations’.
• The Optimising Site Capacity: A Design-led Approach LPG was adopted in 2023. This sets out how the design-led approach, set out in Policy D3 of the London Plan, should be used to determine the most appropriate form of development on a site.
• ‘This means responding to the existing character and distinctiveness of the surrounding context and balancing the capacity for growth, need for increased housing supply, and key factors such as access by walking, cycling and public transport, alongside an improved quality of life for Londoners’ (Optimising Site Capacity: A Design-Led Approach LPG).
• Optimising Site Capacity: A Design-Led Approach LPG sets out the five stages that form the design-led approach.
This Design and Access Statement sets out that the Earls Court Development has been informed by the design-led approach ‘Stages of Assessment’ identified by the LPG.
Stage 1: Site analysis
A site’s design must be based on the findings of a thorough site analysis and an area’s characterisation assessment and growth strategy (see the Characterisation and Growth Strategy LPG), This should be used to inform the site design vision.
Stage 2: Design vision
Stage 3: Draft site-based design parameters
The design of a site should be based on a clear, site-specific design vision for how the site will be developed. This should be developed in collaboration with local communities, and accord with the areawide vision and design aspirations.
The five stages to the design-led approach
Stage 1: Site analysis
• Chapter 3 provides an analysis of the Site and its surrounding context. It reflects findings from boroughwide characterisation assessments, as well as a more detailed analysis of the Site’s opportunities and constraints.
• Chapter 3 analysis sets out the`Capacity for Growth’ at the Site and has informed the Earls Court Development vision, including the proposed approach to scale and character.
Stage 2: Design vision
• Chapter 2 sets out the ECDC vision, which has been informed by the Site analysis set out in Chapter 3.
Stage 4: Testing site capacity
A draft layout and set of draft parameters should be produced for the site, reflecting the design vision. This should be based on good design principles and analysis completed during stage one.
Stage 5: Finalise site-based design code
A site’s indicative site capacity must be based on the draft layout and parameters developed in Stage 3. An indicative site capacity calculator has been included to assist in this process (although alternatives can be used).
• Chapter 4 identifies the extensive community and stakeholder engagement, collaboration and design evolution undertaken to refine and ensure the appropriateness of the vision.
Stage 3: Response to feedback and Strategic Framework
• Chapter 4 and 5 set out the design evolution of the proposals, framing principles that both reflect the vision and can provide the framework to bring it to life.
Stage 4: Testing designs
Once a final site layout has been determined, the site-based design parameters should be finalised. When undertaken by the local authority, these should be detailed in the Local Plan documents and become a site’s high-level Design Code, which should be used to assess future planning applications.
• Chapter 4 & 5 set out the rigorous testing of the Site’s capacity, including 3D modelling that has been undertaken based on the Strategic Framework principles, planning and stakeholder feedback.
Stage 5: Finalise designs
• Chapters 5 and 6 sets out the Strategic Framework response and Detailed Component designs.
1.9 Planning Policy Framework | Local
Meeting local need in RBKC
The Development Plans identify the Site’s potential to contribute a strategic quantum of homes and jobs for London.
RBKC Local Plan 2019
The RBKC Local Plan identifies the opportunity for the Site to deliver the following:
• A minimum of 900 (C3) homes
• A minimum of 10,000 sqm of office floor space.
• A range of retail and other non-residential uses as critical to serve the day-to-day needs of the new development.
Earl’s Court and West Kensington Opportunity Area
-
• A significant cultural facility to retain Earl’s Court’s long-standing brand as a global cultural destination.
• Hospitality and leisure uses, social and community uses.
• On-site waste management facilities, and onsite renewable energy sources.
RBKC - The Earl’s Court Opportunity Area – Placemaking Framework, adopted in April 2023.
The framework focuses on setting the placemaking criteria (4 Priorities) to shape the development of the Site so that it is delivered at the highest quality to meet the priorities of the Council, local residents and businesses.
RBKC Local Plan Review 2024
The RBKC New Local Plan Review is an emerging policy document that establishes the aspiration for an optimised residential-led mixed use development, delivering:
• c. 40,000 sqm or more of non-residential floorspace.
• Of which a minimum 20,000 sqm should be for Class E(g) offices, research and development, or light industrial uses, as well as retail and other uses forming part of a new Neighbourhood Centre.
• c. 1,050 or more homes (C3).
• A cultural facility or facilities of international calibre.
• Social and community uses to support health, social and cultural wellbeing for all sections of the community.
• Public realm, interlinked public green spaces, a new public park measuring around two ha.
• An early-years education facility.
Both the existing and emerging RBKC Local Plan identifies the Site’s potential to contribute a strategic quantum of homes and jobs for the area as part of a residential-led, mixed use development that is integrated with the surrounding neighbourhood and with culture at its heart, to restore the area’s distinctive identity. The Local Plan also:
• Requires RBKC to meet and exceed the London Plan target for new homes in Policy H01.
• With paragraph 3.11 encouraging: ‘Making effective use of land is a long standing national policy. Each Site that comes forward must be optimised in its potential for housing delivery using a design led approach. This would make the best use of our sites and deliver more homes without compromising on quality’.
• Requires: ‘New residential developments must include a mix of types and sizes of homes to reflect the varying local needs of the Borough, taking into account the characteristics of the site, and current evidence in relation to housing need’ in Policy H04
• Requires development to be beautiful in Policy CD1, respecting the existing context, character and appearance, including historic characteristics. Where relevant, development should:
1. Enhance the quality and character of buildings.
2. Improve connectivity and function, including making it inclusive for all.
• Requires all development to meet the highest standards of urban design and architectural quality in Policy CD2, taking opportunities to improve the local area, its character, and the way it functions.
Planning Policy Framework | Local
Plan-led approach to tall buildings
As set out in the London Plan (Policy D9), tall buildings can form part of a plan-led approach to facilitating regeneration opportunities and managing future growth, contributing to new homes and economic growth.
This particularly includes the following:
• In order to make optimal use of the capacity of sites which are well-connected by public transport and have good access to services and amenities.
• Tall buildings can help people navigate through the city by providing reference points and emphasising the hierarchy of a place such as its main centres of activity, and important street junctions and transport interchanges.
• Tall buildings that are of exemplary architectural quality, in the right place, can make a positive contribution to London’s cityscape, and many tall buildings have become a valued part of London’s identity.
London Plan Policy D9 (Part B – Locations) sets out that:
1) Boroughs should determine if there are locations where tall buildings may be an appropriate form of development, subject to meeting the other requirements of the Plan. This process should include engagement with neighbouring boroughs that may be affected by tall building developments in identified locations.
2) Any such locations and appropriate tall building heights should be identified on maps in Development Plans.
3) Tall buildings should only be developed in locations that are identified as suitable in Development Plans.
Both the existing and emerging Development Plans for the Site (LBHF Local Plan Policy DC3 and RBKC emerging Local Plan Review Policy CD7) set out that the principle of tall buildings in this location are acceptable.
Local Plan Review 2024
The RBKC Local Plan Review 2024 also notes the following in relation to tall buildings:
• Local Plan Review Policy CD7 defines ‘Tall buildings’ at the subject Site as being ‘30m or more in height’ (Figure 4.3 of Local Plan Review).
• Policy CD7 sets out that D. Tall buildings will only be acceptable within those locations that are identified as suitable for tall buildings as shown in Figure 4.4.
• CD7 Part E states that introducing new buildings which are tall relative to their context should be done with careful consideration of the impact they may have in the surrounding townscape. Buildings that are tall in their context should contribute to enhancing the character and legibility of the local area.
In line with London Plan Policy D4 the subsequent chapters of this DAS will demonstrate that the Earls Court Development meets the design requirements of the London Plan and has adopted the design-led approach as required by the Optimising Site Capacity LPG (2023) and as informed by the Characterisation and Growth LPG (2023).
RBKC
4.4 from RBKC Local Plan Review 2024
1.10 RBKC Detailed Component Overview
RBKC Detailed Component
The RBKC Detailed Component is comprised of two Plots : EC05 and EC06.
The first detailed plots in RBKC have been selected to be delivered as part of Phase 1 of the masterplan, to provide a rich mix of housing and Ground Floor uses, activating the northern edge of the Table Park and Warwick Crescent.
The buildings will help to demonstrate the overall design quality established in the Outline Control Documents whilst providing high quality design proposals for the first buildings.
LillieRoad
OldBromptonRoad MundStreet AisgillAvenue
Philbeach Gardens
2 Vision for Earls Court
2.1 A Global Legacy
For 150 years Earls Court has been known as a global showcase for innovation, entertainment and excitement. A place known for wonder. A source of entertainment, employment and excitement, the Earls Court Exhibition Centres were alive with activity.
It started when a cabbage patch was transformed into the America Fair, a grand exhibition that brought the Wild West to West London. In the following decades the Exhibition Centres welcomed thousands to global exhibitions and fairs, held seminal rock concerts and global events, and twice played host to events for the Olympic Games.
Historical events and activities that were held at the Exhibition Centres
2.2 How the Vision Has Developed
The vision has been informed by the requirements of the Planning Policy Framework, alongside a detailed character assessment and growth strategy for the Site, following the approach set out by the Characterisation and Growth LPG (2023) and as demonstrated in Chapter 3 of this DAS.
Through early engagement, an understanding of what the Earls Court Site and its history meant to people was established. The days of Buffalo Bill and the Great Wheel at the World Fair Exhibitions, and Pink Floyd at the Exhibition Centres have passed but the legacy and memories of those times live on.
Through a series of collaborative workshops with local residents, community organisations and amenity groups, alongside round-tables with arts, cultural and stakeholder groups—hundreds of people have shared their stories, recollections of the past, thoughts of the present and hopes for the future. Masterplanning Workshops – developing a framework Masterplanning Workshops – developing a framework
Photographs from masterplan workshops
2.2 How the Vision Has Developed
The overwhelming feedback was clear — that Earls Court had been a place of excitement, spontaneity and diversity. The myriad of shows and concerts at the Exhibition Centres brought a buzz to the area that is greatly missed. As important were the skills and training opportunities and the economic impact which the Exhibition Centres had on the local area.
For younger people, for whom the Exhibition Centres had not been part of their past, the conversations focused on what the Site could become in future.
One word came up again and again – wonder.
Community listening: Wonder emerges Responses gathered during the February and March 2022 masterplan workshops. Words have been scaled to be indicative of the level of importance given at the events.
2.3 The Vision: To Bring the Wonder Back
Reinstating the wonder Earls Court was known for will reflect its rich cultural heritage and the sense of excitement which so many experienced.
The vision to bring the wonder back is based on four priorities which emerged through early public consultation during 2021. These set out the ambition and helped shape the emerging masterplan approach.
2.4 The Four Place Pillars of Earls Court
Setting the standard for future urban development, Earls Court will re-emerge as London’s place to discover wonder.
During consultation, the question ‘why would you come here’ was repeatedly asked. This led to the evolution of four place pillars which will create the identity for Earls Court. These formed a core part of the consultation material since early 2023 and underpin a unique proposition for the future development. A
into a
based around four
cultural ecosystem for the future of talent
An inspiring neighbourhood designed for all stages of life
A celebration of nature and its ability to connect and revive
The vision evolved
masterplan
place pillars: A showcase for climate and clean innovation and skills
The Four Place Pillars of Earls Court
A celebration of nature’s ability to connect and revive
Nature presents untold benefits to the health and wellbeing of ourselves and our planet. Amplifying its presence and fostering better connections with nature is our golden thread - creating diverse and generous spaces to play, meet, relax and for sanctuary, whatever the season.
c. 20 acres of public realm and green space for all to enjoy
Over 1,000 new trees will be planted throughout the Site
Connecting biodiversity east-west and north-south for planting and wildlife
c. 2.75 acres of new play space for all ages
Climate resilient planting for all seasons in landscapes and buildings
Reusing water to irrigate, interact and cool
Accessible landscapes to navigate the 8 metre level change
Includes a c. 4.5 acre urban park at the centre
Improved air quality within and around the Site
View of the Cascades linking the Table Park, Empress Place, Aisgill Gardens and Lillie Sidings
2.4 The Four Place Pillars of Earls Court
A showcase for climate and clean innovation and skills
A new destination offering the scale, location and connectivity to create a home for a green economy, accelerating opportunities in a smart campus environment that supports start ups, scale ups and multi nationals to collaborate and tackle humanity’s challenges.
Co-working space enabling start up and scale up businesses
A sustainable development improving air quality and water management on the site
to 2.5 million sq ft of workspace across three locations Bespoke lab / office / research and development space, to meet high demand
with partners to equip the next generation with vital skills bringing c. 12,000 jobs
2.4 The Four Place Pillars of Earls Court
A cultural ecosystem for the future of talent
Earls Court is synonymous with the power of culture, creativity and performance with a magnificent heritage of spectacle dating back to the 19th Century. The spirit of delight and discovery is re-emerging as the site once again is proudly stitched back into London’s cultural map.
10 acres of outdoor space which can be transformed and used for seasonal events
3 main cultural venues, around which culture and creatives can cluster
2.4 The Four Place Pillars of Earls Court
An inspiring neighbourhood designed for all stages of life.
The future of city living, creating a new urban fabric, a place where people want to visit but also stay and grow, whether to live or work. Reflecting the brilliance of London, Earls Court will be inclusive and accessible, allowing families, communities, businesses and social connections to take root and thrive.
c. 4,000 new homes
Targeting 35% affordable homes across all tenures
Homes for sale, for rent, for older people, for students and for post-graduates
Up to 2 childcare facilities
Lively streets with local amenities for residents
A new Community Hub and 8,000 sq ft of additional community and healthcare facilities An 850m long active boulevard (the length of Regent Street, from Piccadilly Circus to Oxford Circus)
c. 100 retail, dining and leisure spaces
Zero carbon, low cost energy for all homes
Lillie Sidings Square will form the heart of the neighbourhood to the north of the development
2.5 ECDC Design Principles
Detailed Component response to ECDC design principles
The ECDC design principles were established to inform the development of the first buildings and ensure delivery on the commitment to design excellence.
The principles ensure that the Design Team are enabled to achieve ECDC’s aim of designing a solution for the site which is a global exemplar of sustainable development. The design principles ensure that the proposals have personality, are accessible and create a blueprint for future generations, the Detailed Component response is set out as follows.
A New West Side Story
Be Good Ancestors
To celebrate the heritage of a place that has always embraced the opportunity to be different and made a strategic contribution to the future of this great city through innovation and entertainment; creating a new destination which puts Earls Court confidently back on the map and changes perceptions of West London.
Constantly thinking beyond today, working collaboratively to leave a better piece of city for existing and future communities, delivering the ambition to create the heritage of the future through exemplary design and sustainability.
An
Court for Everyone
The opportunity, privilege and responsibility of designing this new neighbourhood, one with people at its heart. A neighbourhood that brings people together, where they feel welcome, safe and included, a sense that this is truly for everyone.
Exhibition Gardens on the Table
Designed to bring destination play, culture and leisure around the Table Park.
Beautiful buildings
310 homes submitted in detail for planning in the Royal Borough of Kensington and Chelsea.
A New West Side Story
Summary of the ECDC design principles
Earls
2.5 ECDC Design Principles
Detailed Component response to ECDC design principles
Showcasing biodiversity, water & natural landscape
Using lush and varied planting, with largely deciduous trees throughout to create shading and help keep temperatures down.
Sustainable materials
Prioritising the use of low embodied carbon materials and construction methods; embracing new technologies and materials throughout the lifetime of the development.
Timelessness and longevity
Be Good Ancestors
High quality homes for today and the future
Creating the heritage of the future through exemplary design. Designed to respond to a changing climate, all homes will optimise views and daylight whilst minimising overheating and energy use.
An inclusive neighbourhood
All buildings are set within beautifully landscaped public space with access to excellent play space, meeting spaces, retail, culture and leisure amenity.
Low cost, low carbon energy network
All buildings will be served by one of the UK’s largest zero operational carbon ambient loops. This will embrace new technologies to reuse energy, minimise heating costs and look to export energy beyond our red line.
Detailed Component response to ECDC design principles
An Earls Court for Everyone
Entrances to homes from Warwick Crescent
Eating, drinking, dining on the Table
2.6 The Sustainable Development Charter
ECDC is committed to delivering an exemplar development at Earls Court, a blueprint for future living, creating a resilient masterplan, considering the future, through sustainability and exceptional design. This means delivering innovative buildings and spaces, enhancing the environment, producing economic benefits for the widest number of people, and creating significant social and economic value for the local area. The development aspires to have a positive sustainable impact not just within the Proposed Development but beyond the boundaries of the Site.
The focus on sustainability has run through and informed all aspects of the development proposals and processes. From dayone to in use, across ECDC’s own internal operations to meanwhile uses, and the way in which the team works with all stakeholders –from suppliers and contractors, to tenants, occupiers, partners and neighbours. These are ECDC’s principles for future living: to be people-centric and planet-conscious.
The Sustainable Development Charter (SDC), ‘Principles for Future Living’ sets out goals and objectives for three focus areas: social value, economic inclusion and environmental wellbeing. The goals underpin the vision and key priorities. Each goal has a clear set of metrics and targets that will allow measurement of performance and support continuous improvement, all with the aim of driving the best sustainable outcomes for all.
The purpose of the Charter is to:
• Show how ECDC intends to build a sustainable Earls Court from meanwhile activities through development and during occupancy.
• Provide the basis for the way ECDC will measure and report on progress.
• As a result, establish the means to improve performance yearon-year for the good of the Earls Court community.
• Provide a mechanism by which those who live, work, and visit Earls Court can assess the extent to which ECDC has delivered.
It is not intended to be a ‘fixed‘ statement, but a Charter that will adapt and develop over time to suit the shifting programme of the development, and to better suit the changing needs of the communities and stakeholders.
PRINCIPLES FOR FUTURE
The Sustainable Development Charter, ‘Principles for Future Living’
A Sustainability Charter for Earls Court
2.6 The Sustainable Development Charter
Social Value
The generation of social value is, and will continue to be, a core driver in everything ECDC does. In the context of Earls Court, social value is defined as ‘the importance that people (and society) place on changes to their lives caused by the actions and activities of ECDC.’ The social value created will be measured and reported on a regular basis. This measurement will be governed by the 11 OECD Dimensions of Wellbeing, and the guidelines set out for Social Return on Investment.
Economic Inclusion
ECDC’s mission is to deliver the very highest standards of economic inclusivity, to involve and benefit the widest number of people and local communities in and around Earls Court who are directly and indirectly affected by the project throughout its lifetime. Economic inclusion will be achieved when the widest range of people benefit from the advantages created by the development. This commitment will apply during design and construction as well as in the longer-term; through postoccupation and operation.
Environmental Wellbeing
ECDC’s aim is clear – to ensure impacts are climate positive, to respect and live within collective environmental limits, now and for tomorrow. One of the goals is to go beyond net zero carbon: simply put, to remove more carbon emissions from the atmosphere over the lifetime of the development than are emitted during the design, construction and operation of the scheme.
To ensure this is verifiable, ECDC will measure progress against independent and internationally recognised environmental assessment methodologies to evidence and validate the outcome. For a first step ECDC has signed up to the UN Race to Zero campaign, aligned with Science Based Targets to guide and validate this ambition.
► For more information on the sustainability strategy refer to Sustainability Strategy (EC.PA.21).
► For more information on sustainability within the Illustrative Masterplan refer to Design and Access Statement Volume 1: Outline Component / Spatial Strategies / Sustainability (EC.PA.08).
► For more information on the socials values of the project refer to Social Value Statement (EC.PA.45).
The goals are as follows:
A safe, inclusive and supportive place for everyone
Involving local people A wonderful place to live, work and visit
Maximise appropriate economic growth in the local area
net zero carbon
Provide access to economic opportunities for all
Create an affordable community
neutral Celebrating and enhancing our natural environment
3 Site Context and Analysis
3.1 Masterplan Site Context
Characterisation and capacity for growth assessment
A decade after the demolition of the Exhibition Centres, the Earls Court Site is a gap in the urban fabric of West London. The infrastructure that shaped it as well as its extraordinary legacy have helped inform the proposals for its future.
A thorough strategic and contextual analysis and technical understanding of the Site has informed the design-led response. This chapter summarises the key considerations that have informed the approach to the framework, following the process outlined in the Characterisation and Growth Strategy LPG (2023). This includes:
• Character survey and analysis of the wider area and the Site itself
• An evaluation and appraisal of local character to form the basis of a sensitive development response
• Identifying the constraints and opportunities of the RBKC Detailed Component Site
Aerial view of the Earls Court Site from the north in September 2023
Brompton Cemetery Chelsea Harbour
Battersea Park
Empress State Building
Lillie Bridge Depot
West Kensington and Gibbs Green Estates
Philbeach Gardens
Earl’s Court station
West Brompton station
West Kensington station
Eardley Crescent
North End Road
West Cromwell Road (A4)
Warwick Road
Stamford Bridge
Kensington Village
Wandsworth Common
Ashfield House
Royal Borough of Kensington and Chelsea (RBKC)
London Borough of Hammersmith and Fulham (LBHF)
3.1 Masterplan Site Context
A strategic brownfield opportunity for London
The Earls Court brownfield Site occupies a strategic location in London and the magnitude of the development opportunity reflects its role in delivering benefits for Londoners.
Straddling zones 1 and 2, the Site is highly connected with links to citywide hubs of culture, commerce, business and innovation.
Its location on the A4 makes it an important point along the M4 corridor, to Heathrow Airport, and the Thames Valley to the west.
To the east, it interfaces with London’s hub of museums and culture and has direct links with the City.
3.1 Masterplan Site Context
c. 18 hectares of developable area in West London
The LBHF and RBKC administrative boundary bisects the Site along a north-west / south-east axis from West Cromwell Road to Lillie Road.
The RBKC Site is bound to the north by West Cromwell Road, to the east by Warwick Road, Philbeach Gardens (including 1 Cluny Mews) and Eardley Crescent, to the south by Lillie Road and Old Brompton Road and to the west by the West London Railway Line (WLL).
The LBHF Site is bound to the west by North End Road, Beaumont Avenue, the former Gibbs Green School, properties fronting Dieppe Close, to the north by West Cromwell Road, to the east by the West London Railway Line (WLL), to the south by Lillie Road and to the south-west by land comprising the Empress State Building and Aisgill Avenue.
The Site area associated with the RBKC Hybrid Planning Application is approximately 8 hectares (78,561sqm) and the Site area associated with the LBHF Hybrid Planning Application is approximately 10 hectares (101,395sqm).
The scale of the Earls Court Site overlaid onto other major London
allocations and emerging schemes
Royal Borough of Kensington and Chelsea (RBKC)
London Borough of Hammersmith and Fulham (LBHF)
3.1 Masterplan Site Context
An exceptional history
The Earls Court Site has always been a unique, complex and fascinating part of London. Throughout history, it has been at the forefront of economic and societal change.
Earls Court has evolved over the centuries as the growth of London expanded to the west.
From rural farmland and horticultural gardens, to the arrival of 19th century railway and underground lines, the Site became a showground for exhibitions, spectacle and innovation.
For over 75 years the Earls Court Exhibition Centres occupied the masterplan Site, leaving a large legacy of amazing cultural events in the collective memory. The 1937 Exhibition Centre One was designed by established American theatre architect, C. Howard Crane who brought the spirit of North American
The Site sits within walking distance of two vibrant local high streets, Earls Court Road to
Neighbourhood, and community infrastructure
critical mass of development at Earls Court will drive of a new centre that employment and social infrastructure to meet the needs of new communities. suggests the existing provision of adequate in the local area although schools have higher numbers to due to changes in the population. under-provision of Early Years area. The location of these be close to the areas of greatest childcare. these spaces is complex and over time. The masterplan for need to include space to some of these types of uses – but required is not prescriptive, therefore will need to be flexible and adapt
Analysis:
3.4 Loca l context
Analysis suggests the existing provision of schools is adequate in the local area with more
Analysis:
► For additional information on the Site context, refer to the Design and Access Statement: Masterplan
There is an opportunity to complement the local social infrastructure offer in line with Policy S1 of the London Plan and the Development Plan to meet the needs of new and existing communities.
3.4 Loca l context
North End Road, Fulham Broadway and Earls Court Road all provide access to local shops,
Built form in the local area
Analysis:
3.4 Loca l context
There is an opportunity to complement the local social infrastructure offer in line with Policy S1 of the London Plan and the Development Plan to meet the needs of new and existing communities.
There is an opportunity to complement local cultural offer in line with Good objectives and London Plan Policy
Built form in the local area
The Earls Court site is surrounded by a variety of built form characters and streetscape typologies that reflect the rich architectural tapestry of West London.
Much of the existing site is surrounded by a fine grain of Victorian housing, with terrace houses and mews forming a distinct streetscape that varies from traditional terrace homes to elaborate mansion blocks.
Post-war mid-century housing estates offer a contrasting typology that establishes a different street grain, material palette and open space character.
More recent developments along the West London Line corridor occupy larger footprints and integrate taller elements.
Residential neighbourhoods
This diverse mix of styles, periods, and typologies lends a unique quality to the site’s context and offers many material and built form references to inform the proposals.
Historic pre-Victorian buildings
Traditional Victorian terraces
Victorian mansion blocks
and
Much of the existing Site is surrounded by a fine grain of Victorian housing, with terrace houses and mews forming a distinct streetscape. There are also post-war mid century housing estates that offer a contrasting character.
There is an opportunity to complement the local cultural offer in line with Good Growth objectives and London Plan Policy HC5
Built form in the local area
3.4 Loca l context
The Earls Court site is surrounded by a variety of built form characters and streetscape typologies that reflect the rich architectural tapestry of West London.
Built
in the local area The
Much of the existing site is surrounded by a fine grain of Victorian housing, with
There is opportunity for the proposals to demonstrate how the mix of dwelling types and sizes and the mix of tenures meet strategic and local need and are appropriate to the location, in line with the Housing SPG 2016.
Residential neighbourhoods
More recent developments along the West London Line corridor occupy
There is opportunity for the proposals to demonstrate how the mix of dwelling types and sizes and the mix of tenures meet strategic and local need and are appropriate to the location, in line with the Housing SPG 2016.
The Opportunity Area and LBHF’s Industrial Strategy identify Earls Court’s potential complement the local workspace and While LBHF and RBKC both have ample provision of affordable workspace, flexible workspace, accelerator space and co-working space, there is little of this within a 10-minute walk from the site. This is likely to be the area is predominantly residential, focused, and because the existing building
3.1 Masterplan Site Context
Masterplan local context summary
Public transport
Analysis:
3.4 Loca l context
The masterplan Site has a 6a PTAL rating, which demonstrates that it has an optimal level
Cycle infrastructure
Analysis:
3.4 Loca l context
Play provision
High connectivity presents an opportunity for site optimisation in line with Good Growth objectives and the London Plan.
Analysis:
3.4 Local context
► For additional information on the Site context, refer to the Design and Access Statement: Masterplan EC.PA.08
Parks and open space
The site can extend, connect and improve the local pedestrian and cycling networks.
Analysis:
3.4 Local context
The TfL designated cycle route Quietway 15 provides connections to the east. Additional
Loca l context
culture amid a rich ecosystem cultural centres, clusters. The GLA recognises the site in contributing
A connected place
missing link in the cycle network can enhance and complete cycle network and is key to establishing a much-needed east-west from busy main roads.
The site is served by three TfL Underground stations, one London Overground station and a number of bus routes, providing a good range of local public transport options.
segments of the cycle route running along and Old Brompton Road are in poor with opportunities to improve the experience along the southern boundary
connections to a variety of the local area. North Broadway and Earls Court to local shops, cafes short distance. At a benefits from links to Centre, Shepherd’s Bush, High Street.
The site has a 6a PTAL rating, which demonstrate that it has an optimal level of public transport accessibility throughout a large proportion of the development as a result of being located adjacent to three London Underground and Overground stations, and numerous bus routes.
There is an opportunity to complement the local cultural offer in line with Good Growth objectives and London Plan Policy HC5 London Underground
3.4 Local context
High connectivity presents an opportunity for site optimisation in line with Good Growth objectives and the London Plan.
A missing link in the cycle
Playgrounds at Normand Park and Holland Park are located between 10 and 15 minutes away, and facilities nearer the Site are smaller and cater to fewer age groups, typically younger children.
3.4 Local context
designated cycle route Quietway 15 connections to the east.
However, the site does feature a PTAL of 2 and 3 adjacent to the Lillie Bridge Depot and 4 and 5 on North End Road and around West Kensington.
The stations located adjacent to the site provide a range of services that operate frequently.
venues sit on neighbouring End Road, Hammersmith Museum Quarter further the east. supporting service industries locally despite the closure Centres, bringing small bespoke predominently residential to extend and support been established in the
London policy supports the optmisation of development in proximity to transport nodes.
Cycleways and the national cycle currently provide established east-west within 15 minutes to the south of the the Cycle superhighway (CS8) and Cycle Route 4 (NCR4) along either river.
on the current retail demand and how this has refer to the Retail Leslie Jones.
&
► For further information on public transport access, refer to the Transport Assessment.
information, refer to the Cultural Sound Diplomacy.
London Underground
The three stations bordering the site support good connectivity to central and outer London. Given its Zone 1 location, Earl’s Court station offers cheaper fares for travel to Central London.
The site can enhance and complete the local cycle network and is key to establishing a much-needed east-west
There is an opportunity to complement the local cultural offer in line with Good Growth objectives and London Plan Policy HC5
The three stations bordering the site support good connectivity to central and outer London. Given its Zone 1 location, Earl’s Court station offers cheaper fares for travel to Central London.
High connectivity presents an opportunity for site optimisation in line with Good Growth objectives and the London Plan.
Play provision nearest the site can be found in the Gibbs Green estate and Normand Park. Play areas are smaller and cater primarily to younger children.
London Underground
The District Line serves the site at Earl’s Court Station (Zone 1) and West Brompton Station (Zone 2) with a peak frequency of 21 trains per hour. The Piccadilly Line serves the site at Earl’s Court Station (Zone 1) and West Kensington Station (Zone 2) with a peak frequency of 24 trains per hour. The Night Tube runs Piccadilly Line 24-hour services on Friday and Saturday.
The three stations bordering the site support good connectivity to central and outer London. Given its Zone 1 location, Earl’s Court station offers cheaper fares for travel to Central London.
The District Line serves the site at Earl’s Court Station (Zone 1) and West Brompton Station (Zone 2) with a peak frequency of 21 trains per hour. The Piccadilly Line serves the site at Earl’s Court Station (Zone 1) and West Kensington Station (Zone 2) with a peak frequency of 24 trains per hour. The Night Tube runs Piccadilly Line 24-hour services on Friday and Saturday.
London Overground
The Overground serves the site at West Brompton station, connecting from Stratford to Clapham Junction. It offers interchanges with the District Line and National Rail.
Playgrounds at Normand Park and Holland Park are located between 10 and 15 minutes away, and facilities which are nearer the site are smaller and cater to fewer age groups, typically younger
The District Line serves the site at Earl’s Court Station (Zone 1) and West Brompton Station (Zone 2) with a peak frequency of 21 trains per hour. The Piccadilly Line serves the site at Earl’s Court Station (Zone 1) and West Kensington Station (Zone 2) with a peak frequency of 24 trains per hour. The Night Tube runs Piccadilly Line 24-hour services on Friday and Saturday.
Workspace
London Overground
The Opportunity Area and LBHF’s Industrial Strategy identify Earls Court’s potential to complement the local workspace and innovation
Earl’s Court station has step-free access via lift to Piccadilly line services and using mini-ramps to District Line trains. There is step-free access at West Brompton station via lifts to eastbound District line services and using additional ramps to board London Overground services. West Kensington station is not wheelchair accessible.
The Overground serves the site at West Brompton station, connecting from Stratford to Clapham Junction. It offers interchanges with the District Line and National Rail.
The Overground serves the site at West Brompton station, connecting from Stratford to Clapham Junction. It offers interchanges with the District Line and National Rail.
Step-free access
Step-free access
While LBHF and RBKC both have ample provision of affordable workspace, flexible workspace, accelerator space and co-working space, there is little of this within a 10-minute walk from the site. This is likely to be because the area is predominantly residential, and retail focused, and because the existing building typology and vernacular does not easily lend itself to open and modern workspace schemes.
The site is served by 6 bus routes and 3 Night Bus routes, with bus stops located on all sides along North End Road, Lillie Road, Warwick Road, and West Cromwell Road.
Earl’s Court station has step-free access via lift to Piccadilly line services and using mini-ramps to District Line trains. There is step-free access at West Brompton station via lifts to eastbound District line services and using additional ramps to board London Overground services. West Kensington station is not wheelchair accessible.
Bus network
The site is served by 6 bus routes and 3 Night Bus routes, with bus stops located on all sides along North End Road, Lillie Road, Warwick Road, and West Cromwell Road.
Earl’s Court station has step-free access via lift to Piccadilly line services and using mini-ramps to District Line trains. There is step-free access at West Brompton station via lifts to eastbound District line services and using additional ramps to board London Overground services. West Kensington station is not wheelchair accessible. Bus network The site is served by 6
Workspace
Brompton Cemetery, Normand Park and Holland Park are key parks and open spaces within walking distance of the masterplan Site. The West London Railway Line embankments are an important north-south biodiversity corridor.
The site can extend, connect and improve the local pedestrian and cycling networks.
The site can supplement the local play offer and bring play for all ages closer to nearby communities.
Parks and open space
Opportunity:
The local area offers a wide variety of open spaces. However, there is a lack of publicly accessible, useable green space in the site’s immediate vicinity.
The local area is characterised by a patchwork of semi-private Victorian and Georgian squares and
A variety of public open spaces exists. On the site’s doorstep, Brompton Cemetery offers a quiet and picturesque escape from busy roads. Further afield, Normand Park offers a mix of recreational spaces, which are modest in contrast to Holland Park, a 20-minute walk from the site. There is an opportunity to bring forward more publicly accessible green spaces at Earls Court.
The Opportunity Area and LBHF’s Industrial Strategy identify Earls Court’s potential to complement the local workspace and innovation network.
Local sites of ecological significance include the embankments of the West London Line, which provide an important north-south biodiversity corridor stretching to the Thames. This link is interrupted within the site. This is an opportunity to restore an ecological connection.
While LBHF and RBKC both have ample provision of affordable workspace, flexible workspace, accelerator space and co-working space, there is little of this within a 10-minute walk from the site. This is likely to be because the area is predominantly residential, and retail focused, and because the existing building typology and vernacular does not easily lend itself to open and modern workspace schemes.
Masterplan Site Context
Below
ground constraints
The masterplan Site is crossed by the London Underground District and Piccadilly lines, and West London Railway Line. Consultation was required with Network Rail and TfL to determine the constraints of buildings next to their assets. Requirements for offsets, construction logistics, access positions loading limits etc. have been discussed as part of the masterplan development.
Of particular note for the RBKC Detailed Component are the District line tunnel to the north of the Site, and the West London Railway Line on the western boundary. These assets have informed the plot boundary positions and engineering proposals.
► For additional information on the Site context, refer to the Design and Access Statement: Masterplan EC.PA.08
The masterplan Site has a number of sensitive edges. The residential properties of the RBKC crescents back onto the Site.
As a result of these edge conditions, Site access is limited to a few locations, each with their own constraints due to ownership or loading capacity. Within the Site are a number of access points for TfL and Network Rail that need to be maintained.
For the Detailed Component the sensitivity of the existing residential context has directly informed the building massing, height and orientation in order to ensure good daylight and sunlight is maintained in these homes.
The masterplan Site is subject to noise and air pollution from the surrounding transport network: the West London Railway Line, London Underground District line (District line) and air traffic noise are of particular relevance to the RBKC Detailed Component.
A Flood Risk Assessment has been undertaken for the Earls Court Development to support the hybrid planning applications. The RBKC Detailed Components (plots EC05 and EC06), and most of the RBKC Site, sit within Flood Zone 1, and have a low probability of fluvial or tidal flooding.
► Further detail is provided in: EC.RBKC.12 Drainage Statement: EC05 and EC06
3.1 Masterplan Site Context
Emerging context
New developments around the Earls Court Development Site demonstrate various approaches to density optimisation in well connected brownfield sites. They establish precedents for the integration of contemporary building typologies within the local area and highlight the range and scale of transformation already under way.
Opportunity Areas and centrally located brownfield sites along the West London Railway Line respond to the GLA’s Good Growth Principles, making best use of available land by delivering sustainable new homes and employment in high-density developments. This forms London’s next wave of growth, introducing contemporary typologies to the local context.
A spine of dense residential development is emerging along the West London Railway Line corridor, characterised by contemporary proposals, each which respond to the scale and character of their local context. These developments present an opportunity for the Earls Court Development Site to be a coherent addition to this growth by optimising density with complementary building typologies which are informed by their immediate context.
Materials play a significant role in defining the architectural character of the context which surrounds the proposals.
Brick, stone and stucco are used across different styles and ages of architecture. There is a range of brick and stone colours, some brick houses are painted but the limited material palette brings a general level of coherence to the place.
Red
Painted
3.2 Plot Context
Heritage context
The Earls Court Development Site neighbours a number of conservation areas and historic assets that invite a considered response.
A number of conservation areas around the masterplan Site delineate zones of special architectural and historic interest. Directly adjacent to the Site, the Philbeach Conservation Area reflects the Victorian architectural and historical characteristics of this neighbourhood. Within it, the Grade I listed Church of St Cuthbert is a notable example of Gothic Revival architecture.
South of the Site, Grade I listed Brompton Cemetery is one of London’s “Magnificent Seven” cemeteries. It was established in 1840 and designed by Benjamin Baud in a grand neoclassical style. Its history, architecture, and diverse flora and fauna make it a significant cultural, historical, and ecological site.
Earl’s Court and West Brompton stations are both Grade II listed buildings opened in 1869. They are emblematic of the Victorian architectural style, and are recognised for their architectural and historic interest.
► Refer to Environmental Statement (EC.PA.12).
The Earls Court Development should enhance and utilise the heritage assets and architectural features that contribute towards the local character, in line with Policy D3 and HC1 of the London Plan.
The Earls Court Development Site
Conservation Areas
Statutory listed park and gardens
Statutory listed buildings
2. Grade I listed Brompton Cemetery, which includes Grade II* and II listed structures.
1. Grade I listed St Cuthbert’s Church and Grade II listed Clergy House.
3. Grade II listed Earl’s Court and West Brompton stations (1871 and 1869).
West Brompton is one of the first Underground stations in the world and retains its original booking hall. Earl’s Court was the first to have escalators (from 1911).
Map of conservation areas and statutory listed buildings around the Earls Court Development Site
Nevern Square
Philbeach
Philbeach
Earl’s Court Square
Courtfield
Earl’s Court Village
The Boltons
Brompton Cemetery
Sedlescombe Road
Baron’s Court
Olympia and Avonmore
Lexham
Edwardes Square/ Scarsdale & Abingdon
Turneville/ Chesson
3.2 Plot Context
Philbeach Gardens
Conservation Area (CA)
The CA is made up of the principal roads of Philbeach Gardens and Eardley Crescent.
Philbeach Gardens lies to the north of the RBKC Detailed Component. The individual façade detailing to the houses contributes to the overall significance of the CA. It includes stucco dressings, iron railings and tiling. Rear elevations are characteristically plainer than the frontages but also contribute to the character and appearance of the CA. Original features such as closet wings, chimneys and verandas can be glimpsed from public vantage points as well as from the communal garden and other private locations.
There is a historic functional link between the Site and the CA, as the configuration of the railway line within the Site dictated the crescent form of street layout. The masterplan responds to this context by establishing ‘Warwick Crescent’ which follows the alignment of the District Line tunnels, mirroring Philbeach Gardens.
3.2 Plot Context
Key townscape views
Key townscape views
Heritage views
Views 07 to 09 Brompton Cemetery
Views 07 to 09 Brompton Cemetery
Brompton Cemetery and Philbeach Gardens are key heritage views which the RBKC Detailed Component needs to consider and respond to. By working with the townscape consultant the Team identified how proposed development can respond sensitively to these views.
In this dynamic view along the central axis of the Cemetery, the bell tower with its cupola frames the perspective looking north. Development will need to maintain the prominence of the cupola by locating taller elements closer to the Empress State Building and stepping heights down towards the east. Buildings to the east and west of the cupola will appear peripheral to these axial views.
The historic cupola of Brompton Cemetery was identified as a key feature in the Brompton Cemetery view.
In this dynamic view along the central axis of the Cemetery, the bell tower with its cupola frames the perspective looking north. Development will need to maintain the prominence of the cupola by locating taller elements closer to the Empress State Building and stepping heights down towards the east. Buildings to the east and west of the cupola will appear peripheral to these axial views.
In the Philbeach Gardens view the St Cuthbert’s Church roof line was similarly identified as a key feature but as the adjacent map shows, the RBKC Detailed Component Site does not appear prominently in this view.
► See the Environmental Statement EC.PA.12 for details on the townscape and heritage assessments.
The Grade I listed St Cuthbert’s Church breaks the uniform height of the residential crescent and acts as an important local landmark. The legibility skyline should be maintained.
The Grade I listed St Cuthbert’s Church breaks the
View 25 St Cuthbert’s Church
Cuthbert’s Church
View 25 St Cuthbert’s Church
Cupola of bell tower
Central axis
Empress State Building
St Cuthbert’s Church
1. View from Brompton Cemetery
View from Philbeach Gardens with St Cuthbert’s Church (Grade I listed)
3.2 Plot Context
Townscape views
As well as Philbeach Gardens and Brompton Cemetery, Knaresborough Place, Trebovir Road and Nevern Square have been identified as important views to consider in the development of the RBKC Detailed Component.
Townscape consultant Tavernor identified these views, along with others in the Townscape and Visual Impact Assessment. Other views affecting the RBKC Detailed Component are included in their full report.
► Refer to the Environmental Statement EC.PA.12 for further details on the townscape and heritage assessments.
View looking south along Trebovir Road
View looking south-west along Knaresborough Place
View looking south along Philbeach Gardens.
View looking south along Nevern Square
3.2 Plot Context
Detailed Component existing Site constraints
The Site of the RBKC Detailed Component is triangular in nature and is directly shaped by the adjacent railway infrastructure.
To the north is the District Line tunnel from Ealing, the top of which can be seen on image 1. Adjacent to the west is the West London Line Railway which sits below the level of the Detailed Component Site and is used by national rail, London Overground and freight train services.
These two elements converge to the north west of the Site which defines the prow and directly informs the built footprint of EC06 in particular.
Straddling the West London Line Railway is ‘The Table Structure’, an existing retained structure which formed the base of Earls Court Exhibition Centre Two and which will be repurposed for the Masterplan as public realm. There is a level difference between the existing Site level and the top of The Table which the Detailed Component has to respond to.
View looking east over ‘The Table’ with the tops of the District line tunnels made visible.
View looking North towards Lillie Bridge Depot.
View looking north-west along the Table Structure
View looking south-east towards the Table Structure
3.2 Plot Context
Scale context
Just west of the Site, the Empress State Building represents the forward-looking spirit of mid-century modernist architecture. Completed in 1961 and designed by Stone, Toms & Partners it has since undergone various refurbishments and change of uses and is currently owned and occupied by the Mayor’s Office for Policing and Crime.
To the north of the Site is 100 West Cromwell Road, an emerging tall building design on the Tesco superstore site. This scheme will deliver 462 new homes including 186 affordable homes and a new public leisure centre including a gym and pool.
State Building
3.3 Plot Site Analysis
Component Site constraints and opportunities
Underground constraints
• The London Underground District line tunnel forms the northern boundary of the Site, with tracks at circa 12.3m below the proposed Warwick Crescent level (+9m). An offset agreement is in place, restricting column locations next to the tunnel.
• To the west of EC06, an existing District line ventilation shaft has a similar offset agreement in place, restricting column locations in relation to the tunnel.
The existing ‘Table’
• The retained Table Structure (the last remaining element of the original Exhibition Centre) forms a raised edge to the westwhilst also providing an opportunity to straddle the West London Railway Line/ negotiate levels within the landscape. In order to facilitate access at the basement level, a small part of the Table will be demolished.
Levels
• The West London Railway Line is in a railway cutting, covered by the Table Structure which is circa 5-6m higher than the existing Site.
• The masterplan sets a future levels context where ground levels are raised to +12.5m along the south edge of the detailed plots and +9m to the north.
Constraints plan for EC05 and EC06
Key:
Table
London Underground / Overground Lines
London Underground vent
St Cuthbert’s Lane opening
Level change
Outline Development plot
RBKC Detailed Component boundary line
Connection to neighboring plot
Sensitive edges; neighbours and heritage
+12.5
Proposed Site levels
+12.5
Existing Site levels
Network Rail access point
3.3 Plot Site Analysis
RBKC Detailed Component Site environmental considerations
Air quality
The surrounding transport network has an air pollution impact on the Detailed Component, with the West London Railway Line being a notable source.
Overshadowing
The Empress State Building is a 31-storey building approximately 200m south of the Detailed Component Site which poses some overshadowing impact during Winter months. The future development context of the Illustrative Masterplan proposes tall buildings south of the Table Park.
Flood risk
The RBKC Detailed Components (plots EC05 and EC06), and most of the RBKC Site, sits within Flood Zone 1, and have a low probability of fluvial or tidal flooding.
Noise and vibration
The West London Railway Line, London Underground District line (District line) and air traffic noise are of particular relevance to the RBKC Detailed Component for noise and vibration impact.
Key:
Table
London Underground / Overground Lines
Outline Development plot
RBKC Detailed Component boundary line
Sensitive edges; neighbours and heritage
Sun path
Overshadowing
Prevailing wind direction
West London Line Railway noise and air pollution
London Underground noise and vibration
Adjacencies to Outline Component plots
The RBKC Detailed Component is one of the first detailed proposals in the Earls Court Development.
Neighbouring plots are governed by the Maximum Envelope, which is a three-dimensional extrusion of the Proposed Maximum Heights Parameter Plan, establishing the maximum extent of possible development. The illustrative massing sits within the Maximum Envelope and is one possible development scenario.
Outline application parameter massing
Key: RBKC and LBHF Detailed Component
EC05 and EC06
Maximum Envelope defined by masterplan Parameter Plans with proposals for RBKC and LBHF Detailed Component
3.4 Conclusion
Extensive analysis of the specific context for the Detailed Component Site has been reviewed alongside the masterplan Site context and wider policy context to establish strategic, local and physical opportunities.
The following objectives were established during this process.
Strategically, to deliver on the ambitions of the London Plan, RBKC local plan and Earls Court Placemaking Framework SPD.
At the masterplan level, to support the Strategic Framework’s objectives to open up this brownfield Site for the first time in 150 years, reinstating its legacy for wonder and delivering benefits for the local communities.
At the Detailed Component Site level, to adopt innovative responses to constraints, prioritise nature and sustainability through designs that contribute to the local character of RBKC.
• Optimising land use in line with Policy GG2 to leverage the Site’s scale and connectivity, thereby supporting additional homes and workspaces.
• Employing a design-led approach to maximise Site capacity, ensuring development is contextual and embraces local character, as per Policy D3 of the London Plan.
• Adopting a considered approach to land intensification, using an impact-tested and plan-led strategy for taller buildings, in accordance with Policy D9.
• Amplifying landscape and nature on the Site.
• Provide uses, like restaurants, which support the cultural anchor uses of the Masterplan.
• Delivering benefits for local communities in line with the Development Plan. Such as the nursery / creche.
• Opening up the Site creating new routes to improve local movement.
• Contributing to creating a coherent addition to London’s skyline.
• Contributing to the sense of neighbourhood created through locally specific architecture.
• Taking a considered approach to the character, scale, and environmental impact of proposed buildings in relation to neighbouring properties.
• Responding thoughtfully to heritage and special townscape contexts in the local area.
• Harnessing level changes to deliver a varied public realm.
• Responding to underground constraints to create distinct buildings.
• Delivering urban greening and biodiversity.
• Addressing air pollution and flood risk through sustainable building practices.
4 Design Evolution and Engagement
4.1
Masterplan Design Evolution
The journey to the vision
The Illustrative Masterplan and Strategic Framework proposals have evolved in tandem with stakeholder engagement and the refinement of priorities defined for the Site. The vision for Earls Court embeds the aspirations expressed over the course of the design process.
Priorities Masterplan Guiding Principles Place Pillars
Four ‘priorities’ were developed as part of the original Site response, brief, and preliminary consultation.
They helped shape and guide early design studies, and develop an understanding of the opportunity and uniqueness of the place.
Vision
Through consultation with the public, Local Authorities, and statutory bodies, ECDC formulated a vision statement, ‘To bring the wonder back to Earls Court’
8 masterplan ‘guiding principles’ emerged from the engagement process and captured the Design Team’s response to the many conversations and shared aspirations for the site.
Four ‘place pillars’ form the culmination of the engagement and design development process.
Eight guiding principles that underpin our ambition
8 guiding principles underpin this ambition Fundamental spatial moves and aspirations driving the design process
They underpin the vision and set the ambitions for the place ECDC wants to create.
1. Create an exceptional place that maximises benefits for all 8 guiding principles underpin this ambition
Fundamental spatial moves and aspirations driving the design process
Nature
Fundamental
1. Open up the former Exhibition Centres Site for the first time in 150 years - giving back to local communities.
and
A celebration of nature and its ability to connect and revive
2. Amplify nature, our emotional hero, our golden thread 8 guiding principles underpin this ambition
3.
2. A showground of worldclass ingenuity - celebrating its legacy and history.
Innovation
A showcase for climate and clean innovation and skills
8 guiding principles underpin this ambition
Fundamental spatial moves and aspirations driving the design process
4. A resilient Strategic Framework that
guiding principles underpin this ambition Fundamental spatial moves and aspirations driving the design process
3. Create a better piece of city - a blueprint for future generations.
4. Addressing the climate emergency - an ambition to go beyond net zero.
Culture
A cultural ecosystem for the future of talent
5. The most connected place, open and accessible, helping to make city life more equitable
6. A continued heritage of world-class ingenuity for Earls Court, London and the UK
7. Welcome and surprise, bringing back the Earls Court wonder
8. Creating a sense of place from day one, living our values
Neighbourhood
An inspiring neighbourhood designed for all stages of life
4.1 Masterplan Design Evolution
This chapter demonstrates the extensive design iteration process that has taken place for the RBKC Detailed Component. This builds upon the work undertaken as part of the masterplan, and responding to public and stakeholder engagement and the requirements of the planning policy framework.
The evolution of the RBKC Detailed Component design has continued to follow the ‘Design-led approach’ outlined in the masterplan DAS and as required by the Optimising Site Capacity: A Design-led Approach LPG
The masterplan design evolution is divided into three stages:
Stage 1: Framing priorities
Stage 1 was focused on the Site and context analysis, investigating retention, options testing, and the development of the brief. Principles that underpin the project were developed iteratively through engagement events and community masterplanning workshops, as well as through pre-application meetings with the Local Authorities and statutory bodies. These led to the formulation of the vision, masterplan guiding principles, and key priorities for the Site.
Stage 2: Design development
Stage 2 formalised the principles of the masterplan into a concept layout that was shared with the public for the first time in Summer 2022. Engagement continued to feed into the emerging design. The Public Realm Inclusivity Panel was launched, and Conversation Corner opened to help shape the emerging designs. Plot architects were appointed for the Phase 1 detail designs and a more evolved masterplan, including proposed Character Areas, was presented to the public in February 2023.
Stage 3: Finalising the masterplan
In Stage 3, the Character Areas were refined and plot designs were integrated into the wider Illustrative Masterplan. These were shown again to the public in November 2023, and March 2024. More detailed pre-application meetings and regular Design Review Panels took place during this time.
The journey in numbers
From 2019 to now, ECDC and the Design Team have undertaken an ambitious process of engagement to shape the Earls Court Development. These are some key figures relating to the people, groups and authorities we spoke to.
c. 200
pre-application meetings with LBHF, RBKC, the GLA and TfL
16 +
Design Review Panels, including LBHF, RBKC, and the GLA
12
Statutory consultees
116
76%
people surveyed said they were ‘happy’ or ‘satisfied’ with the latest version of the masterplan shown days of exhibitions
2,562
people signed up for email updates on the proposals
50+
Site tours for members of the public and local groups
2,707
comments received from over 1,518 unique survey respondents
young people directly involved in educational programmes 722
25
Public Realm Inclusivity Panel and Safety Panel meetings
1,917
people visited Conversation Corner and pop-up exhibitions
27
community masterplan and focused resident workshops
4.2 RBKC Detailed Component Design Evolution
Summary
The RBKC Detailed Component Team commenced work on the scheme in August 2022, collaborating on designs for the Detailed Plots. Then through a period of plot-specific engagement and design development, the Detailed Component team prepared designs which were presented at the November 2023 and March 2024 public engagement exhibitions. The process concluded with planning submission.
Pre-app engagement with LBHF and RBKC, the GLA Design Review Panel Sessions (LRP/DRP/QRP)
4.3 Detailed Component: Stage 1
Public engagement feedback
During Stage 1 public engagement focussed on the masterplan design, with the key activities being consultation exhibitions and workshops for the first conceptual layout for the Site. The Public Realm Inclusivity Panel (PRIP) was also launched.
The RBKC Detailed Component team joined the masterplan Design Team and began working to test the masterplan principles for the plots informed by feedback from on-going consultation.
Consultation on the initial Framework layout
June 2022 - October 2022
The first public consultation exhibition of the Strategic Framework took place in Conversation Corner, initially located in a retail unit on Lillie Road and staffed by ECDC and the Design Team. The exhibition invited the public to view the emerging conceptual layout for the Site and review how priorities identified in the first period of engagement had been addressed.
ECDC also ran pop-up events, activities and a mobile exhibition to reach the community. 31 events were undertaken in June and July 2022 at various locations such as North End Road market and local stations, culminating in 754 conversations and 1,500 copies of exhibition materials given to members of the public.
Community masterplan workshops
June 2022 - December 2022
The ongoing workshops, facilitated by Kanda, focused on specific themes with guest speakers to provoke more in-depth conversations and continued to feed into emerging designs. Key outcomes included:
• Discussion on how the history of the Site could influence a new culture offering and included proposals by cultural consultant, Sound Diplomacy
• Desire for a refined cultural strategy that evoked wonder and brought a range of cultural uses into buildings and the landscape
• A discussion on green space.
• Approach to height clusters.
• Excitement at the prospect of something happening on the Site.
Public Realm Inclusivity Panel
July 2022 onwards
ECDC wanted to create a welcoming and inclusive forum where diverse and seldom-heard voices could participate in the design process. ECDC decided to bring these voices, needs and wishes together to inform the design of the public spaces.
In July 2022, an open invitation was made for applicants to join a new community-led panel which would help to shape the public open spaces on the Site. The Public Realm Inclusivity Panel (PRIP) is formed from a diverse group of local people with a wide range of lived experiences, requirements and support needs.
The PRIP serves as a community review panel working closely with the Design Team to help develop the built form and public realm proposals. The group met on a monthly basis and helped to created the brief for the public realm through collaborative discussion, modelmaking and design exercises. PRIP panel members have expressed the need for a public realm that is:
• An everyday place and an exciting destination
• Inclusive, fully accessible and works well for people with disabilities, young people, older people and carers
• Welcoming and embraces difference
Make a place for everyone with green open spaces to enjoy
Create spaces for culture to reflect the Site’s heritage
Support jobs and investment lacking since the Exhibition Centres closed Tell us more about building heights and how you will approach this
4.3 Detailed Component: Stage 1
Planning and stakeholder engagement feedback
ECDC engaged with the Local Boroughs’ leadership teams and continued to hold pre-application meetings. The Detailed Component teams were also introduced to the boroughs and GLA planning officers with introductory conversations about early aspirations for the Detailed Plots.
RBKC Draft Placemaking Framework Workshops
May - August 2022
From May to August 2022, ECDC was invited to input into RBKC’s emerging Placemaking Framework. This was an opportunity to align priorities for the Earls Court Site, focusing on public open space principles and spatial hierarchy.
Workshops were held to discuss themes that stemmed from community conversations: ‘landscape-led’, ‘culture and character’, as well as ‘sustainability and use’.
Four placemaking priorities emerged for RBKC as identified in the Placemaking Framework, including aspirations to be: ‘Public realm first’, an ‘Exemplar of environmental sustainability’, a ‘Part of the city’, and contain a ‘Varied and rich urban life’.
RBKC Quality Review Panels
17 November 2022 / 2 February 2023
Two RBKC Quality Review Panel meetings were held to review the emerging masterplan layout. Panel members commended the aspiration to bring the wonder back to Earls Court and to go beyond net zero, deliver a destination green space, and embrace a landscape-led approach. The panel encouraged the team to increase the scale of the central park in conjunction with a rich mix of landscape areas to support a range of activities.
RBKC LBHF GLA plot architect introduction
12 December 2022
An initial meeting with RBKC, LBHF and GLA planning officers took place to introduce the Detailed Component architects and provide an overview of early aspirations for the Plots.
GLA Pre-application Meeting
11 January 2023
This meeting established broad support for the landscape-led approach and cultural strategy. The GLA requested further information about the integration of townscape, heritage, and microclimate considerations to substantiate the massing strategy.
RBKC Planning team introduction with Plot architect
17 January 2023
A focussed introduction meeting took place between the Detailed Component team working in RBKC with the RBKC planning team to review the initial thoughts and aspirations for the Detailed Plots.
Place Pillars
Four ‘place pillars’ were shaped by engagement process.
They underpin the vision and set the ambitions for the place ECDC wants to create.
Nature
A celebration of nature and its ability to connect and revive
Innovation
A showcase for climate and clean innovation and skills
Culture
A cultural ecosystem for the future of talent
Neighbourhood
An inspiring neighbourhood designed for all stages of life
4.3 Detailed Component: Stage 1
Summary of development through Stage 1
Shortly after being selected, the Detailed Component Design Team began collaborating on the masterplan design for the Detailed Plots. Below is a summary of how designs evolved in response to consultation and engagement feedback.
Early masterplan designs established the Table as the primary open space. During this stage the Detailed Component team worked with the masterplan Design Team to evolve the precise definition of the Table and other open spaces around the Detailed Component. This included:
• Exploring deeper building plots which increased the size of courtyards gardens, but impacted the Table open space.
• Introducing a second public space called ‘the Culture Square’.
• Moving the location of the Warwick Walk link to be in the centre of the four plots.
• Increasing the number of courtyard gardens between plots, by increasing the number of plots from three to four.
Stakeholder feedback influenced a wider uses strategy for the plots, to include a community use and destination spaces. The Detailed Component team helped refine the building uses during this stage influenced by public, planning and stakeholder engagement. This included:
• Introducing food and beverage uses to the ground floors of the western plots (now EC05).
• Introducing a nursery / creche to the western most plot (now EC06).
• Developing a servicing strategy which maximises active frontage by utilising the below-ground servicing road called St Cuthbert’s Lane.
beginning September, 2022 Stage 1
ending February, 2023
ECDC established an ambition to become a global exemplar of sustainability. A Sustainable Development Charter continued to be developed and tested during this period, culminating in the sustainability brief which the Detailed Component team received. This included:
• The ambient loop shared energy networkan innovative way of delivering clean energy was developed during this stage.
• Targets for water use, operational energy, embodied carbon, biodiversity amongst others were tested and the Detailed Component team reviewed and helped shape the briefs for these.
Ongoing discussions with the public and input from the boroughs and the GLA led the masterplan Design Team and Detailed Component Design Teams to revisit the building massing and heights. For the RBKC Detailed Component this led to:
• A change from three plots to four, creating an additional planted courtyard garden.
• Introducing ‘shoulder’ buildings which face onto Warwick Crescent, establishing a lower datum.
• Introducing greater variety to building heights, rising up to the north west plot.
4.4 Detailed Component: Stages 2 - 3
Public engagement
The designs for the first Detailed Plots were presented in greater detail during Stages 2 -3 alongside the Illustrative Masterplan.
Consultation and engagement feedback received during this stage helped shape the Detailed Component designs, including the amount of landscape design included in the application and the approach to building massing.
Consultation on draft Illustrative Masterplan and Strategic Framework February 2023 - May 2023
The emerging Illustrative Masterplan was shown in more detail within a larger Conversation Corner exhibition space created at the former Metropolitan Police Heritage Centre on Lillie Road. Feedback included:
• 70% of people expressed satisfaction with the vision and its four priorities.
• Many were glad to see progress on the Site.
• Many prioritised provision of open green spaces and acknowledged the local area lacks publicly accessible green space.
• Support for accessible London streets prioritising pedestrians and cyclists - most supported reduced car use and requested more information on routes and connections.
• Desire for high quality design with general support for emerging proposals.
• Building heights were often a concern, but many respondents supported the proposed balance of heights, affordable housing and green space.
November 2023 Consultation on the updated Illustrative Masterplan
The updated consultation exhibition showcased the amended Illustrative Masterplan, presenting five key design moves (the ‘big moves’) developed in response to previous public and Local Authority feedback. ECDC shared four place pillars which create an identity and purpose for the Earls Court Development. Information was also shown on the Character Areas, emerging Design Code and initial designs for the Phase 1 part of the masterplan.
Over 600 individuals shared their views, assessing the ‘big moves’ and offering feedback on the proposed Character Areas. The majority of responses were positive with 76% of respondents stating they were ‘happy’ or ‘satisfied’ with the principles of the masterplan. Specific feedback was gathered on preferred uses within the public realm and for the buildings.
March 2024 Consultation on Phase 1 and Detailed
Plots
Responding to requests for more detail on Phase 1 designs, as well as additional detail on how the Design Code reflects the Illustrative Masterplan, the exhibition was revised and reopened in March 2024. A series of neighbouring area based workshops were held, with local residents invited by post to attend. Questions / concerns expressed were addressed directly by the Design Teams, with input resulting in design changes including the design of the EC05 townhouses.
► Refer to Statement of Community Involvement / Design Code (EC.PA.33).
Conversation Corner exhibition material
Conversation Corner exhibition model
4.4 Detailed Component: Stages 2 - 3
Response to November engagement feedback
The design proposals were developed to address some of the key feedback received in the November public consultation events, seeking to retain and enhance elements which were positively received and to address some of the concerns raised. Below are some of the key themes of the Detailed Component engagement and how these have been responded to.
Positive
• “Yes, like the height graduation.”
• “Supportive of variation in design / articulation across the buildings.”
• “Like the height graduation. Glad green spaces being developed early on.”
► Refer to Statement of Community Involvement / Design Code (EC.PA.33).
November, 2023
Positive, but with comments
• “The focus on Ground Floor activity is great. The buildings are quite foreign for this area though. I worry the area will feel very corporate.”
• “Good start but needs more trees, greenery and shading and less hard open surfaces.”
Response:
• A variety of height was retained across EC05 and EC06, with the differentiation now accentuated through a further reduction in building height to EC06
• Additional landscaping was included in detail design proposals
• Greater differentiation in architectural language was developed between EC05 and EC06
Response:
• Greater detail was added to the Ground Floor areas: more front doors and active frontage and greater focus on local material palette (stone and brick) at ground level
• The public realm space between EC05 and EC06 was brought into the detailed design scope. Greater opportunities for urban greening and play on the way were included, in addition to a play area to the nursery
March, 2024
Visualisations from November consultation to March consultation
Neutral
• “The more you can use plants to soften the building materials, the better.”
• “Fine as far as its goes. A lot more to be developed in the design of each building.”
• “Ensure they have fascias so they last when the rain drips off, reduces damp and staining.”
Response:
• Additional landscape areas were added to detail design proposals
• Undertook significant development of architectural character and façade articulation
• Progressed detailing of the façades, driven by a desire for longevity and buildings which will age well
Negative
• “I still think the development is too dense and the buildings too high for the area.”
• “Too much glass & steel, use of London stocks within the lower-level construction would make it feel more London. “
• “This is just high-rise concrete with no consideration whatsoever for the identity of the Earl’s Court neighbourhood.”
Response:
• The height of EC06 was reduced from the heights shown in the Character Area consultation by one storey
• Effort concentrated on developing the articulation and façades of the buildings to reduce the apparent mass and create a clear lower datum of brick and stone
• Façade designs based on local vernacular and RBKC precedent studies
4.4 Detailed Component: Stages 2 - 3
Response to March 2024 engagement feedback
The March engagement was held in response to requests for more detail on Detailed Component designs. Below are some of the key themes of the Detailed Component engagement and how these have been responded to.
► Refer to Statement of Community Involvement / Design Code (EC.PA.33).
Positive
• “Love the art deco inspiration. Great way to differentiate from other new build areas like Elephant and Castle, Kings Cross etc. ”
• “Rooftop gardens on lower levels are great!”
• “Generally appear to be good designs and layouts.”
Response:
• The detailed layouts and planting strategies for roof terraces were further refined and developed to best suit the environmental conditions of each of the roof terraces areas (park-facing and city facing)
• Detailed review of layouts was undertaken with planning officers to optimise the designs and demonstrate compliance/ betterment against planning
November, 2023
March, 2024
Visualisations from November consultation through March consultation up to the planning submission
Positive, but with comments
• “Organic feeling, friendly, modern, soft rounded edges, welcoming; however, the last building was a bit grey/boring.”
• “Broadly good / attractive designs, however the tower blocks need more design symmetry between them”
Neutral
• “Maximising solar PV generation wherever possible, including on any carports, covered walkways, etc.”
• “Are you making the best use of all roof spaces, eg, solar panels.”
June, 2024
Negative
• “The scale of everything seems very large at the moment. It’d be good to have some smaller/cosier feeling areas.. think Pavilion Road in Chelsea.”
• “The materials used bear little resemblance to the tonality of the surrounding conservation area.”
Response:
• The colour and material palette was further developed with warm tones, a variety of textures and finishes to facing materials and reference to local context
• EC05 was part of a broader coordination study, working with the other Plot architects to achieve a cohesive language across the masterplan
Response:
• Roofscapes of the buildings underwent detailed development work
• Rooftops were utilised for air source heat pumps which connect into the Site-wide ‘5th generation ambient energy network’
Response:
• A detailed piece of work was undertaken on the mass and scale of elements along Warwick Crescent
• Townhouses were adjusted to present a more domestic scale and character to the street
4.4 Detailed Component: Stages 2 - 3
Planning engagement feedback
During this stage pre-application meetings with RBKC increased and they helped shape the designs from the early massing designs through to the detailed design of façades, landscape, sustainability strategy and residential quality.
RBKC detailed pre-application meeting
31st October 2023
A meeting was held with RBKC’s planning team to review the emerging designs for the Detailed Plots. RBKC gave the following feedback:
• Discussed the servicing strategy which removes a significant portion of service vehicles from the public streets
• Queried the proximity of homes to St Cuthbert’s Lane in EC06
• Alternative definitions of the GLA Housing Design Standard measurement for dual aspect homes were reviewed
• The level of Ground Floor activation and the design of a restaurant pavilion facing the Table was well received
• Queried the extent of public realm being included in the Planning Application;
• Relationship between the ‘shoulder’ of EC05 and the tall building was queried
Design team response:
• Removed homes from level 01 of EC06, increasing the distance of homes to St Cuthbert’s Lane
• Developed the relationship between the tall building and shoulder of EC05
RBKC townscape & heritage workshop
14th November 2023
A meeting was held with RBKC planning team to review changes to the masterplan massing and Detailed Plots. While going through the views, reference was made to the recent Historic England assessment (summarised overleaf).
RBKC gave the following feedback:
Philbeach Gardens View
• Reviewed changes made to massing between June and November to reduce impact in Philbeach Gardens views
• Encouraged lighter, recessive materials to be used for proposed buildings (as proposed on the RBKC Detailed Plots)
Brompton Cemetery
• Noted that the prominence of the Cupola has already been impacted by 100 West Cromwell Road and encouraged an approach to move building height away from the Brompton Cemetery cupola
Design team response:
• Continue to review materiality of proposed buildings to ensure a recessive effect can be created in the Philbeach Gardens view
• Introduced additional articulation to the tops of the buildings to reduce their impact on key views
RBKC detailed pre-application meeting
21st November 2023
A meeting was held with RBKC’s planning team to discuss the Detailed Component. RBKC gave the following feedback:
• The provision of dual aspect, and the ‘habitable dual aspect’ interpretation of the GLA’s Housing Design Standards definition was understood
• Noted how the EC05 façades had been resolved
• Generally welcomed the nursery provision in EC06
• Acknowledged the separation distances on typical floors and asked for a similar assessment of the shoulder level
• Asked for clarity over the provision of outside space for the nursery on EC06
• Queried if the residential entrance in EC06 could be more generous
Design team response:
• Revisited the EC06 entrance design, making it more prominent in the streetscape
• Shared separation distance drawing identifying that proximities were sufficient and that homes have a good outlook with dual aspect maximised
• Incorporated nursery outdoor amenity into the masterplan play strategy
4.4 Detailed Component: Stages 2 - 3
Planning engagement feedback
Planning engagement continued up to a month before the production of final information for planning, with continued input from the borough to help positively shape detailed design proposals.
RBKC detailed pre-application meeting
25th January 2024
A meeting was held with RBKC’s planning team to discuss the Detailed Component, with presentations of architectural design, housing quality, daylight and overheating. RBKC:
• Discussed the detailed study of Warwick Crescent and images showing townhouses and shoulder elements in the context of emerging plans for outline plots to the north of Warwick Crescent
• Noted that further development of the townhouses was required - clarity over whether they are architecturally connected to EC05 or a distinct element
• Reviewed the landscape development between EC05 and EC06 and valued the precedent study of similar scaled spaces
• Noted that play on plot needed more consideration - including use of roof terraces as an option for play for older children
• Encouraged by nursery play space but further development required
Design team response:
• Detail of Warwick Crescent elevations and townhouses form/massing refined
• Play and landscape strategies developedillustrative design prepared for nursery play
RBKC detailed pre-application meeting
12th March 2024
A meeting was held with RBKC’s planning team to discuss the Detailed Component with a specific focus on architectural character and housing quality and landscape design. RBKC:
• Acknowledged the changes made to address previous comments on the cycle storage provision
• Reviewed the evolution and architectural character of both plots
• Queried whether the base of EC06 along Warwick Crescent could adjust to emphasise the human scale
• Noted the family accommodation provision across both plots and queried if flexibility could be introduced to allow 2-bedroom apartments in EC06 to have separate kitchens
• Queried whether the public play space in Warwick Walk could be brought closer to EC06 giving residents a sense of ownership
Design team response:
• Adjusted Warwick Walk landscape to bring the play space closer to EC06
• Adjusted the base of EC06, reducing the scale of openings
• Alternate layouts for 2-bed homes in EC06 demonstrated separate kitchens and living rooms can be introduced if needed
RBKC detailed pre-application meeting
7th May 2024
A meeting was held with RBKC planning officers, at which the following items were presented in response to previous discussions/points raised in earlier pre-application meetings:
• The location of doorstep play provision for EC06 closer to The Table level entrance.
• The greening of small intermediate roofs of EC06,
• The position of EC06 blue badge car parking moved closer to the entrance,
• The design of the EC05 townhouses,
• The scale of the EC06 Ground Floor composition towards Warwick Crescent
• The option of splitting the kitchen/living rooms into two separate rooms in EC06 2-bedroom homes
• The wind conditions on EC06 balconies to being acceptable for standing and sitting conditions
• The bike and car parking provision and access to it
• The location of the Detailed Component boundary and support for the inclusion of Warwick Walk in the detailed element
4.4 Detailed Component: Stages 2 - 3
Stakeholder engagement feedback
Meetings were held during this stage with other key statutory and planning stakeholders regarding the Detailed Component.
The masterplan Design Team also continued to liaise with the wider range of stakeholders as part of the development of the Strategic Framework.
► Please see the Design and Access Statement: Masterplan EC.PA.08 for a full list of stakeholder engagement on the masterplan development.
Historic England workshop
2nd November 2023
A meeting was held with Historic England to review both the emerging masterplan and Detailed Component designs. The cumulative impact of Detailed Component proposals and masterplan proposals was reviewed in relation to sensitive local heritage assets and heritage views including the Brompton Cemetery view and Philbeach Gardens / St Cuthbert’s view.
GLA pre-application meeting
8th November 2023
A meeting was held with the GLA to review both the emerging masterplan and Detailed Component designs. Feedback included:
• Discussed the strategic rotation of the tallest elements to face the park, noting that it enhances the interaction between the buildings and the public space
• Noted the provision of dual aspect housing for all 2 and 3-bedroom homes
• Acknowledged the aspiration to create generous, well proportioned amenity space
• Appreciated the visual interest and character brought about by the distinctive building typologies and noted that they contribute to a cohesive townscape
• Noted that tall buildings will need to be justified taking into account the qualitative criteria for tall buildings in the London Plan
RBKC Quality Review Panel
20th November 2023
A design review was held with RBKC’s Quality Review Panel to assess the Detailed Component. The panel:
• Noted the development of designs highlighting the dual aspect provision, Warwick Crescent massing, art deco influences and balcony designs as particularly successful
• Acknowledged the aspiration to deliver exemplary sustainable buildings
• Queried how the two buildings relate to one another
• Encouraged the team to include Warwick Walk as part of the detailed application rather than as part of the Outline Component
• Commended the addition of a nursery and sought further design development to demonstrate how it could work successfully
• Requested more detail on the relationship between the EC05 tall building and connecting shoulder
Design team response:
• Continued to develop building designs in conversation with townscape and heritage consultants Tavernor, refining design proposals to ensure that the tops of both EC05 and EC06 became recessive and articulated in key views
Design team response:
• Prepared an assessment of tall building proposals against London Plan qualitative criteria and RBKC place-making framework
Design team response:
• Developed the relationship between the EC05 tall building and shoulder, preparing more design material to illustrate this condition
• Developed potential layouts for the proposed nursery to demonstrate that it could work well
4.4 Detailed Component: Stages 2 - 3
Stakeholder engagement feedback
Stakeholder engagement continued until the last month of the planning programme. A final review was held with the GLA’s London Review Panel on the 12th June to consolidate designs in response to previous feedback and present the final planning submission for comment.
► Please see the Design and Access Statement: Masterplan EC.PA.08 for a full list of stakeholder engagement on the masterplan development.
GLA London Review Panel
4th December 2023
A meeting was held with the GLA’s London Review Panel to assess the Detailed Component.
The panel:
• Were supportive of the variety of typologies, describing it as a “monolithic mosaic,” of urban blocks forming streets with ample detail and variation
• Noted the ‘Habitable dual aspect’ interpretation of the London Plan policy, which removes non-habitable space from the measurement
• Described EC06 as an evolution of the mansion block typology which effectively responds to surrounding scales
• Acknowledged EC05’s thorough exploration of geometries which has resulted in a contextually relevant design
• Would like to further understand approach to materiality and suggested that materiality could be simplified
TfL cycle and car strategy review
19th February 2024
A meeting was held with TfL to review the cycle and car parking strategy for the Detailed Component, after which proposals were refined and discussed with TfL over email correspondence. TfL:
• Encouraged the provision of cycle maintenance hubs and asked that these are shown in all cycle stores
• Queried the 15% provision of Sheffield stands instead of the 20% requested in TfL cycle design standards documents
• Queried the allocation of some cycle spaces at basement level in EC05 accessed via a accessible lift / cycle stair ramp
• Queried the route to the cycle store at-grade at Warwick Crescent Level
HSE Fire Safety Pre-app meeting 04th April 2024
A meeting was held with the health and safety executive (HSE) to review the fire safety strategy for the Detailed Component.
• The HSE commended the Design Team for the level of detail provided, and confirmed that they were unlikely to raise a concern relating to this during a planning consultation
• The provision of two staircases in Detailed Plots was well-received
• The site-wide fire service access strategy was commended for allowing proper fire appliance access
• The HSE queried the fire brigade access to the protected lobby which needs to be <18m
• The HSE also requested that only 1 stair circulates to Basement Level and that the other stair would terminate at The Table Level
Design team response:
• Confirmed approach to materiality in subsequent RBKC pre-app meetings
Design team response:
• Maintenance hubs were added to all stores
• The 15% provision of Sheffield stands and accessible cycles were supported by RBKC
• At-grade spaces were introduced on EC05 for all accessible cycle spaces
• Clarified that a dedicated route to the cycle store is provided Warwick Crescent Level
Design team response:
• Confirmed that resident escape corridor distances in EC05 is below 18m in length
• The EC05 core was reconfigured at Level 1 to provide dedicated protected core access for the Fire Brigade in <18m distance
• The stairs in EC05 were redesigned to ensure only 1 circulated to the basement
4.4 Detailed Component: Stages 2 - 3
A spotlight on the overheating and daylight design development
Working with specialist consultants, designs evolved through iterative testing to find the balance between energy performance, mitigating the risk of overheating and ensuring good quality internal daylight.
As part of the Stage 2 design process, an active and collaborative approach has been taken to help find the balance between energy performance, mitigating the risk of overheating and quality internal daylighting. This healthy tension between the varying disciplines and teams has helped improve the performance of both EC05 and EC06 to achieve the targets for energy performance, daylighting quality, thermal comfort and resilience to climate change.
Window sizes and window specifications were a key point of discussion as daylight, overheating and energy performance was refined. The diagrams adjacent illustrate how the windows in EC06 evolved through this process to optimise performance. A similar process was undertaken for EC05.
The overlapping disciplines of energy performance, overheating mitigation and internal daylight. Diagram from Etude.
4.4
Detailed Component: Stages 2 - 3
Warwick Walk development
Warwick Walk is a landscaped pedestrian route between Plots EC05 and EC06 which connects Warwick Crescent to The Table. The design of Warwick Walk was incorporated into the Detailed Component Planning Application following requests from RBKC and stakeholders to develop this element in detail.
The design was further refined through the pre-application process. Specifically, RBKC suggested that the play space should be more closely integrated with EC06. This page explains how this change was incorporated.
During the January pre-application meeting RBKC queried the position of the play space within Warwick Walk, which sat in the middle, flanked by circulation. The Design Team were encouraged to bring the play space closer to EC06 giving residents a sense of ownership over it.
In response to this feedback the Warwick Walk landscape design evolved to move the play space closer to EC06, partly enclosed by shrub planting. This greater sense of enclosure and closer proximity helps the play space feel better connected to EC06.
Illustrative landscape plan locating Warwick Walk.
4.4
Detailed Component: Stages 2 - 3
Warwick Crescent EC05 townhouses
In response to feedback received during the RBKC pre-application process and stakeholder meetings, the EC05 townhouse designs adjusted to better connect to the character of Warwick Crescent.
► See earlier in this chapter for stakeholder and planning feedback on townhouse design.
RBKC Pre-Application meeting (March, 2024)
During the March pre-application meeting RBKC encouraged the design team to explore ways of better connecting the design of the EC05 townhouses to the character of other buildings along Warwick Crescent.
Current (July, 2024)
Learning from the local context of RBKC, the 3-storey townhouses of EC05 adjusted to incorporate 2-storey bay windows that visually connect to the 2-storey base on EC05 and EC06. The townhouse materials also adjusted, connecting the townhouse character to the character of the EC05 mansion block and EC06.
Warwick Crescent elevation diagram
4.4 Detailed Component: Stages 2 - 3
EC05 Facade Development
This page discusses the massing and facade development of EC05 in response to planning and stakeholder feedback between Stages 2 -3.
During this period, in response to planning, stakeholder and consultation feedback, the top of EC05 was adjusted and façades were refined. These changes are examples of the designled approach which has created an elegant tall building with a distinct base, middle, and top, contributing positively to the skyline with materials and architecture that reinforce the character of the local area.
RBKC, GLA & Historic England October - December 2023
In late 2023, feedback on the EC05 tall building design was received from RBKC and GLA preapplication meetings, GLA’s London Review Panel, RBKC Quality Review Panel and Historic England. Key points included:
• RBKC encouraged alignment with tall building criteria in the London Plan
• The GLA’s London Review Panel suggested simplifying the materiality and facade design
• Historic England and the RBKC townscape pre-application team encouraged consideration of lighter materiality which mitigates impact to heritage and townscape views.
RBKC Pre-Application meeting January, 2024
In response to feedback received from the different meetings held in late 2023, the Design Team:
• Continued to explore building design themes in line with qualitative criteria in the London Plan and began presenting the design alongside these policy criteria
• Simplified facade design and materiality in response to the GLA’s London Review Panel’s feedback.
• Explored different materials, tones and proportions of colour in response to townscape and Heritage England feedback
Current July, 2024
Further refinements continued following the January RBKC pre-application meeting. Food and beverage façades facing Table Park were refined and the top of EC05 continued to develop in response to previous feedback from the RBKC townscape and heritage and Historic England meetings.
4.4
Detailed Component: Stages 2 - 3
EC05 tall building top
This page brings a spotlight on to the development of the EC05 building top between Stages 2 -3.
RBKC Pre-Application meeting
January, 2024
The RBKC Townscape & Heritage Workshop and the Historic England pre-application meeting in late 2023 emphasised the relationship of the Detailed Plots within key townscape and heritage views. They highlighted the importance of massing, materiality, and facade design in making a positive contribution to the skyline.
RBKC Pre-Application meeting
March, 2024
In response to discussions with the RBKC Townscape & Heritage Team and Historic England, the design of the EC05 evolved to increase articulation at the top of the building and simplify the materiality, making it more recessive in key views. The increased articulation, introduced based on townscape feedback, also improved the aspect and quality of apartments at the upper level.
Current July, 2024
Further refinements continued after the March RBKC preapplication meeting. Additional articulation was incorporated into the tower top, stepping the plant enclosure inward from the north and south façades to enhance the building’s appearance in longdistance views. The proposals for building materials and colours evolved, aiming to create a recessive materiality and minimize the impact on key heritage views.
4.4 Detailed Component: Stages 2 - 3
EC06 prow elevation
This page discusses the massing and facade development of EC06 between Stages 2 -3.
During this period, in response to planning, stakeholder, and consultation feedback, the height of EC06 was reduced, and the façades were refined. These changes align with the vision of creating an elegant building with a distinct base, middle, and top, contributing positively to the skyline with materials and architecture that reinforce the character of the local area.
RBKC Pre-Application meeting October 2023
The October pre-application meeting was the first opportunity to present detailed facade proposals of EC06 to the RBKC planning team. Discussions focused on how the proposals could create an elegant building with a distinct base, middle, and top, contributing positively to the skyline with materials and architecture that reinforce the character of the local area.
RBKC Pre-Application meeting January, 2024
Following further environmental testing and public consultation feedback, the height of EC06 reduced from 21 to 20-storeys.
Visually lighter materials were also explored in response to feedback from Historic England and the RBKC townscape pre-application meeting where more recessive materials were encouraged to lessen the prominence of buildings in the Philbeach Gardens and Brompton Cemetery views.
Current July, 2024
In the final stage, encouraged by conversations with the RBKC planning team, a stronger definition of the base, middle, and top of EC06 was explored. Material changes and horizontal banding were used to emphasise the facade hierarchy and to create a clear top which makes a positive contribution to the skyline. The base of EC06 was also refined into a 2-storey datum defined by its distinctive architecture and materiality with a scale of window opening appropriate to the scale of Warwick Crescent.
4.4 Detailed Component: Stages 2 - 3
A summary of design development between Stages 2 - 3
Between Stages 2 - 3 the number of public consultation events and stakeholder meetings increased. Feedback from the events summarised on previous pages positively shaped the designs, leading to the key changes highlighted on this page.
Public realm and open space Building uses
During this stage the shape and character of the Table and Warwick Crescent Character Areas continued to develop. Gillespies also began working on landscape designs for the communal amenity spaces. Later in this stage, following requests from the planning officers, Warwick Walk was included in the Detailed Component.
• The Table increased in size, made possible by moving detail plots eastwards, reducing the footprint
• Warwick Walk play space and design was refined following engagement
• Nursery play space was added to the masterplan play strategy following review of this use with stakeholders
• Biodiversity and Urban Greening were positively influenced through planning discussions after additional areas for greening were identified
The Detailed Component team continued to develop the Ground Floor uses to ensure the range of uses are appropriate and the quality of design ensures maximum levels of active frontage.
• Following feedback from stakeholders and planning teams the nursery designs were refined and the nursery amenity space was included in the masterplan play space strategy
• Workspaces were introduced to EC06 supported by the encouragement from engagement to create a diverse range of uses
• Food and beverage units were refined and the servicing strategy consolidated to deliver near-complete active frontage along the south-east park elevation
Sustainability
Particular focus was given to daylight and overheating during the planning and stakeholder engagement and public engagement feedback continued to support the masterplan’s sustainability ambitions.
• Numerous rounds of daylight, overheating and thermal performance testing were undertaken to respond to the overheating and daylight requirements
• Circular design strategies and design for disassembly were developed with prefabricated façade panels being considered for EC05
• Warwick Walk was added to the Detailed Component design, bringing forward more green space within this application
Feedback from consultation events, planning, stakeholder and technical reviews shaped the development of the building heights and massing strategy.
• Two rounds of height reduction were incorporated following feedback from the first two consultation exhibitions during this stage
• The taller building was moved to the southern plot following conversations with the planning, heritage and technical consultants and RBKC planning team
• Façade designs continued to develop during this stage in line with the Masterplan’s Character Area strategy
• The relationship between different facades along Warwick Walk, and between the shoulder and taller elements evolved following planning conversations
Design evolution journey.
Stage 1 - building on masterplan priorities
Built form and character
• ‘Shoulder’ buildings were introduced to face Warwick Crescent, establishing a lower datum and creating greater variety in building heights.
• The tallest building at this stage was to the north-west of the plot, and was 32-storeys.
Sustainability
• The ambient loop for clean energy was developed, and targets for water use, operational energy, embodied carbon, and biodiversity were tested and refined.
Stage 2 - design concept
The tallest building was reduced to 27-storeys.
The tallest building moved to EC05 following consultation, heritage, townscape and environmental testing.
Stage 3 - finalising proposals
EC06 was reduced to 20-storeys following consultation and environmental testing.
• Following feedback from consultation exhibitions, feedback from the RBKC planning team and further townscape, heritage and environmental testing, EC05 became the tallest building instead of EC06, and it reduced to 27-storeys.
• This change was made to mitigate impact on heritage and townscape views and to improve environmental performance to neighbouring properties.
• Through an iterative process of modelling and testing, building massing was adjusted to optimise daylight, thermal performance and overheating mitigation.
• Towards the end of Stage 2, in response to further consultation and environmental testing, EC06 was reduced to 20-storeys.
• Façade designs evolved to align with the masterplan Character Area strategy, with varied building heights and additional planted courtyard gardens.
• Sustainable building design strategies were consolidated in preparation for the planning submission.
Proposed massing view looking north-west
4.5 Summary
Design evolution journey
Stage 1 - building on masterplan priorities
• At this Stage building plots became deeper, altering the shape of the Table public space. The linking route was between EC05 and EC04 and a secondary public space, ‘Culture Square’, was created to the east, next to EC04.
Stage 2 - design concept
Park size increased in response to consultation feedback.
• In response to consultation feedback the Table public open space increased in size, to allow for a greater variety of uses, planting and improved east-west visibility.
• The route which links Warwick Crescent to the Table moved west between EC05 and EC06 in response to concerns that the active frontage along the park had become fractured.
Building uses
• During this Stage the brief to deliver a community use alongside food and beverage units had been established. The north-west end of the Table was seen as suitable for the community use, with food and beverage units located more centrally in the park.
• The community use was confirmed as a nursery / creche, and the design of this space developed to better suit the use.
• Food and beverage units benefited from the increased active frontage brought about from moving the linking route.
Key:
Residential Nursery / Creche Food and beverage Workspace
Stage 3 - finalising proposals
• Towards the end of Stage 2 the courtyard strategy for EC05 changed to introduce a courtyard between the building elements; bringing daylight to the Ground Floor and views out towards a green open space.
• The detailed design of Warwick Walk progressed. Play space in this space was located closer to the EC06 entrance allowing residents to have a greater sense of ownership over it.
• Towards the end of Stage 2 workspace had been introduced along Warwick Crescent in response to discussions about the nature of this street and level of active frontage; with these small workspaces being envisaged as estate management offices.
Public realm and open space
Proposed perceived Ground Floor plans.
5 Strategic Design Response
5.1 Introduction
A
Strategic Framework that embeds the vision for the Earls Court Site
Consultation and engagement established a clear set of priorities for the Design Team to respond to. This informed the urban design framework for the Site which embed the place pillars of nature, innovation, culture and neighbourhood.
This chapter begins by describing the spatial layers that create a flexible spatial framework, able to adapt to future needs and deliver an exemplary new piece of city over time. It then goes on to explain how the Detailed Component principles have been informed by the Strategic Framework.
The place pillars deliver the priorities established in consultation...
Open up the former Exhibition Centres Site for the first time in 150 years - giving back to local communities.
...to
create an embedded place through spatial layers...
Create a better piece of city - a blueprint for future generations.
The spatial layers address the complexity of the Site and reflect the diverse local character, transforming a brownfield site dominated by infrastructure into an inclusive, sustainable and rich mosaic of spaces and activities. These key Strategic Framework design moves are referenced later in this chapter and include:
• Turning constraints into opportunities
• Opening up the Site
• Stitching the Site into its context
A showground of world-class ingenuity - celebrating its legacy and history.
Addressing the climate emergency - an ambition to go beyond net zero.
• A destination landscape
• A varied public realm network
• Flexible Development Zones
• Embedding the place pillars
• A stepped approach to heights
• A layered approach to scale
• A range of typologies and architectural variety
• Seven Character Areas
...and underpinned by the approach to sustainability.
The project’s approach to sustainability is set out in the Earls Court Sustainable Development Charter (SDC). Goals from this document will be referenced throughout this chapter, demonstrating how each design move embeds sustainability.
5.1 Introduction
Key considerations for the Strategic Framework
Earls Court is brownfield land, centrally located within Zone 1 and exceptionally well connected by the existing public transport network. These attributes position the Site as an appropriate place for significant growth in new homes, employment opportunities and lifestyle activities.
This is supported by the London Plan’s Good Growth objectives GG1-GG6 and Policy D3 (Optimising site capacity through a design led approach). Policy D9 (Tall Buildings) recognises the role tall buildings can play in the optimisation of sites and has guided the approach to distribution of massing and height.
The Local Plans in both boroughs identify the Site as a location to deliver significant numbers of homes and jobs as part of the Earl’s Court and West Kensington Opportunity Area.
Optimising development capacity within the Earl’s Court and West Kensington Opportunity Area
• The Site sits within the Opportunity Area designation, setting a clear brief for the delivery of homes and jobs.
• A process of design-led site optimisation has arrived at a scheme that makes the best use of the land to deliver homes, economic growth and the framework for a strong and inclusive community.
Delivering a mix of uses to create a vibrant and resilient place
Making the most of proximity to public transport
• Three TfL stations border the Site, providing exceptional connectivity.
• London Plan Policy D3 promotes higher density developments in locations that are well connected to jobs, services, infrastructure and amenities by public transport, walking and cycling.
Addressing the climate emergency
• Sustainability was established as a priority from the outset, and every move within the Strategic Framework is underpinned by a commitment to deliver long term economic, social and environmental sustainability.
• The relevant goals from the project’s Sustainable Development Charter are embedded throughout the Strategic Framework chapter.
A sensitive response to heritage and townscape considerations Driven by environmental analysis
• Earls Court will be a place for everyone, where all generations and abilities will have access to homes, jobs, amenities, culture and leisure activities.
• As a microcosm of London, the balance of uses will bring the place to life throughout the week, day and night.
• The Site has no London View Management Framework (LVMF) constraints and has been recognised in both borough’s Local Plans as an appropriate location for tall buildings.
• Aligned with London Plan Policy D9, the local and wider context has been carefully analysed to sensitively craft the skyline of the development, establishing and locating height where it is appropriate.
• Achieving optimal conditions appropriate to the intended uses with respect to wind, daylight, sunlight and thermal comfort has driven the locations and form of buildings and public open spaces within the Strategic Framework.
• This process has been iterative and continuous throughout design development.
Neighbourhood Culture Innovation Nature
5.1 Introduction
The Strategic Framework underpins the Parameter Plans and Design Code documents. It establishes a series of spatial layers that embed the aspirations established through the engagement process. Careful consideration of sustainability and the place pillars results in a robust masterplan.
The Strategic Framework is...
...using the circular economy to turn constraints into opportunities.
...creating the place by curating a mix of uses ensuring it is lively and vibrant throughout the day, night and week.
...connecting the local area by opening up and stitching in.
...a contextual response that is sensitive to townscape and heritage considerations with a range of building typologies.
...landscapeled, providing accessible public open spaces for people to enjoy and connect with nature.
...made up of seven Character Areas that draw from the existing local context to form one coherent neighbourhood.
5.2 Four Place Pillars
Responding to the masterplan vision
The RBKC Detailed Component responds to the masterplan vision by transforming the Site into a new West Side Story creating an Earls Court for everyone, reflecting the rich
Nature
Warwick Walk, the first element of masterplan public realm is provided with the Detailed Component. This will provide play, biodiverse landscaping and a new accessible route connecting Warwick Crescent and Table Park. Rainwater will be harvested and used to irrigate the landscape. New trees are planted across the courtyard, terraces and within Warwick Walk contributing towards the sitewide tree strategy. The nursery in EC06 will be provided with it’s own dedicated play space on the Table Park. Green roofs are used where possible as well as green walls and biodiverse landscaping which culminate in a 2,082% increase in Biodiversity Net Gain.
character of Kensington and Chelsea in refined and timeless contemporary buildings. Responses to the four place pillars are summarised below.
Innovation
A showcase for climate and clean
EC05 and EC06 integrate with the 5th generation Ambient Loop energy network via dry air coolers, providing homes and commercial spaces with zero carbon fossil fuel free heat and hot water. Non-residential spaces will achieve BREEAM Excellent and all homes will achieve HQM 4 star. Cycling and active travel is promoted through extensive cycle parking provisions, new pedestrian and cycle routes and blue badge only parking. Good air quality is promoted through minimising vehicle use which is enabled through the Basement Level servicing ensuring much of the residential and commercial servicing can be achieved through the basement and away from the street.
Culture
EC05 and EC06 are activated and animated by a range of street and park level uses – new spaces for dining on the Table Park are provided which will bring vibrancy throughout the day and evening. These will support the adjacent cultural uses by creating a place that people will want to visit and enjoy. Residents will benefit from cultural activities and events in the park happening on their doorstep with dedicated access from both buildings to the park.
Neighbourhood
EC05 and EC06 have a range of homes from 3 bedroom townhouses to 1, 2 and 3 bedroom apartments of different sizes providing a balanced mix that will appeal to a wide selection of residents. The new nursery in EC06 will be provided in the first phase and will ensure that families have an amenity close to home to support their family life.
A cultural ecosystem for the future of talent
An inspiring neighbourhood designed for all stages of life
A celebration of nature and its ability to connect and revive
innovation and skills
5.3 Detailed Component Strategic Response
Response to policy
The Detailed Component design builds upon the masterplan Strategic Framework which has evolved through a design-led approach. The proposed built form of the Detailed Component, including scale and massing, has been developed by positively addressing the qualitative requirements of London plan Policy D3, D4, D9, RBKC Local Plan Review policies CD1, CD2 , CD7 and the Earl’s Court Placemaking Framework SPD.
The following pages are structured around three themes used by these policy documents to assess the proposed development:
Impact 3. Quality
Location Impact Quality
The Site is suitable in principle for tall buildings in accordance with the plan-led approach set out in London Plan Policy D9, LBHF Local Plan Policy DC3 and RBKC Local Plan Review Policy CD7 and SA2. The specific location and height of the tall buildings has been determined through a design-led approach assessing the impact and quality of proposed buildings.
Proposed buildings, particularly tall buildings, have followed a designled approach which considers their impact on heritage & townscape views, on the local environment (including daylight and microclimate impact) and the setting of the building. Through multiple rounds of technical assessments and consultation the building heights have been tested and established to respond to these considerations in a location deemed appropriate for height.
The policy documents identified above establish a series of principles for high-quality design. Over the subsequent pages is a summary of how these various quality-principles have been distilled down into the development of high-quality tall buildings for EC05 and EC06, which includes the design of their ground floors, their massing and façade design and sustainability strategy.
5.3 Detailed Component Strategic Response
The diagram below summarises key design principles which have been developed in response to London Plan polices D3 and D9 along with supporting texts. A summary of key policy descriptions are shown below each principle with a reference to the policy code. For example, (D9.C.1.d) refers to Policy D9, point C, sub-point 1(d) and (3.9.1) refers to a paragraph number for supporting text in the London Plan.
Location & Impact Principles
London Plan Policy (Policies D3 & D9)
Quality Principles
(D9.B) Boroughs should determine locations where tall buildings may be an appropriate form of development.
(D9.C.1.d) Proposals should take account of, and avoid harm to, the significance of London’s heritage assets and their settings. The buildings should positively contribute to the character of the area.
(D9.C.3) Proposals should carefully consider wind, daylight, sunlight penetration and temperature conditions around the building(s) and neighbourhood.
Tall building locations align with the designated locations in policy (SA2).
Steps down to meet sensitive edges in a layered approach to scale. Height reduces impact to sensitive heritage assets and key views.
(D9.C.1.a) Proposals should address the visual impact of buildings on longrange, mid-range and immediate views.
Supporting movement through the site
(paragraph 3.9.1) Tall buildings can help people navigate through the city by providing reference points and emphasising the hierarchy of a place.
(D6) Includes a range of standards defining residential design quality.
(GLA HDS SPG) Includes residential design standards in addition to D6.
Strategic Framework Principles
Positive response to townscape A stepped approach to heights with taller buildings close to the centre of the site.
Base, middle and top
(D3.D.13) Aim for high sustainability standards... and take into account the principles of the circular economy.
(D3.D.3) Be streetbased with clearly defined public and private environments
(D3.D.6) Provide active frontages and a positive reciprocal relationship between inside and outside.
(paragraph 3.9.6)
A tall building can be considered to be made up of three main parts: a top, middle and base.
(paragraph 3.9.6)
The top should be designed to make a positive contribution to the quality and character of the skyline... the top of the building should relate to the building’s role in the context of London’s skyline.
(D9.C.1.c)
Architectural quality and materials should be of an exemplary standard to ensure that the appearance and architectural integrity of the building is maintained through its lifespan.
Detailed Component Principles
Tall buildings mark the axis of two key routes. Active uses animate the east-west route and proposed Table Park.
High quality residential design which creates comfortable, usable and inclusive spaces. An ambitious and innovative approach to the challenges of climate change.
Tall buildings grounded in a common base that is activated by varied uses.
Base, middle & top which creates legible buildings.
Articulated top giving a positive skyline addition. Material influence from local character.
5.3 Detailed Component Strategic Response
The diagram below summarises key design principles which have been developed in response to RBKC New Local Plan Draft Policies Review and the RBKC Earls Court Placemaking Framework SPD. A shortened summary of key policy descriptions are shown below each principle with a reference to the policy code, for example (1.3) refers to Principle 1.3 in the RBKC Earls Court Placemaking Framework SPD.
Location & Impact Principles
Appropriate location for tall buildings
(CD7.D) Tall buildings are acceptable in designated locations.
(SA2) Designates the Site as an area suitable for tall buildings.
Positive heritage response
(CD3.A) Preserve the cherished local scenes.
(CD3.B) Preserve the character of CA’s.
(SA2.M) Massing not to coalesce with the Brompton Cemetery cupola in views.
Tall building locations align with the designated locations in policy (SA2).
Height reduces impact to sensitive heritage assets and key views.
Quality Principles
RBKC New Local Plan Draft Policies Review (SA2, CD1, CD3, CD2, CD7 & CD14)
Positively responds to existing context
(CD1.J) Positively relates to existing context.
(CD2.C) Appropriate response on a siteby-site basis. Steps down to meet sensitive edges in a layered approach to scale.
Positive response to townscape
(CD1.B.4) Consider local townscape vistas and views.
(CD7.E) Consider impact on local townscape.
Supporting movement through the site
(SA2.R) Improved pedestrian and cycle links through the site.
(1.3) Open space for everyone.
Quality homes / a place for people to settle
(CD7.F.1) Highest quality homes and amenity spaces should be proposed.
(4.1) A choice of homes which are adaptable and consider acoustics.
Strategic Framework Principles
A stepped approach to heights with taller buildings close to the centre of the site.
Sustainability considered from the outset
(CD2.B.6) Incorporating principles for sustainable design.
(2.1 & 2.2) Having a vision for sustainability.
Meets the ground well with varied uses
Slender with a base middle and top
Positive Skyline Addition
Materials appropriate to context
(CD7.F.2) Buildings are well-integrated at street level.
(3.1.d) Towers work best when they are part of an urban block.
(SA2) Retail and other uses to supplement existing facilities.
(3.1.d) Slender blocks are more likely to make a positive contribution to townscape.
(3.1.d) A tall building should be designed to have a base, middle and top.
(CD1.B.4) Consider local townscape vistas and views.
(CD14.A) Protect the skylines that contribute to local character
(CD7.F.3) Materials that fit their context, are robust and safe.
(3.1.e) Development feels part of the area albeit contemporary.
(CD2.B.4) Attractive and pleasing materials.
Detailed Component Principles
Tall buildings mark the axis of two key routes. Active uses animate the east-west route and proposed Table Park.
High quality residential design which creates comfortable, usable and inclusive spaces.
An ambitious and innovative approach to the challenges of climate change.
Tall buildings grounded in a common base that is activated by varied uses.
Slender form that emphasises verticality.
Base, middle & top which creates legible buildings.
Articulated top giving a positive skyline addition. Material influence from local character.
5.4 Detailed Component Layout
Turning constraints into opportunities
The Strategic Framework works with existing infrastructure on the Site, turning it into opportunities. The existing Table Structure, the railway and District line tunnels are pieces of infrastructure which the Detailed Component positively responds to.
Railway and District line tunnels
District line tunnels and the railway frame a constrained development plot for the Detailed Component, with a curved crescent to the north that follows the sweep of the District line (Warwick Crescent). To the west the lower railway edge offers the opportunity to pair it with the integrated service road (St Cuthbert’s Lane); connecting to the service hub beneath the Table while not impeding pedestrian movement.
The Table Structure
SDC - Circular resource use:
The Table Structure is retained and incorporated into the public realm. EC05 and EC06 directly address this with active uses including restaurants and a nursery.
Multi-level Ground Floor experience
Integrated service road
Constrained development plot
Earls Court is...
The Table Structure is retained and incorporated into a new public open space which raises site levels in the centre of the Masterplan; permitting an east-west connection across the railway and a distinct multi-level Ground Floor experience.
...turning constraints into opportunities
The Table and Warwick Crescent are arranged on two levels, offering a diverse public realm character supported by underground servicing.
St Cuthbert’s Lane is paired with the West London Railway Line cutting, accessing the service hub underneath the Table.
The existing tunnel structure results in a sweeping road layout above, creating a connection to the historic crescent typology.
destination landscape ...opening up the site
in
StCuthbert’s Lane
5.5 Access
Opening up the Site into a cycle friendly and walkable neighbourhood.
The Strategic Framework creates two new routes which open up the Site and provide unrestricted public access for the first time in 150 years, prioritising cycling and walkability. The Detailed Component supports this aspiration by:
Reinforcing the east-west route
Reinforcing the east-west route through active public ground floors which face onto it. Taller buildings help mark the intersection between the east-west and north-south routes.
A network of local routes
The Detailed Component supports additional local routes which feed into the east-west connection. Warwick Walk, delivered in detail, is a landscaped link that connects Warwick Crescent to the east-west route and the Table. This route is supported and animated by active residential uses, play space and planting.
SDC - Healthy Living:
EC05 and EC06 promote walking and cycling by activating the principle east-west route with dining and nursery uses. A new pedestrian friendly link is created between the
the east-west route
2 A network of local routes
The Table
Warwick Crescent
plots connecting Warwick Crescent with the Table Park.
5.6 Uses
A lively Ground Floor experience and a mixed use piece of city.
The Strategic Framework introduces a diverse range of cultural, food and beverage, retail and commercial uses,creating a lively Ground Floor and new jobs. The Detailed Component delivers key components of this:
Food and beverage units
Two food and beverage units located in EC05 support the proposed cultural anchors and become destinations in their own right.
Nursery
A nursery facing onto the Table Park provides a key piece of social infrastructure for the new mixed use neighbourhood.
Workspace
Workspace envisaged for the estate management team is located at the base of EC06 adding to the diversity of uses.
New
homes
310 new homes are provided in a range of types and sizes.
EC05 and EC06 animate the Table Park with restaurants, a nursery and activate Warwick Crescent
and
Scale & Massing
A layered approach to scale
Court is...
In support of the Strategic Framework’s layered approach to scale and RBKC Local Plan Policies
CL2, CL12 , Local Plan Review Policies CD1, CD2 and CD7, the taller buildings in the Detailed Component are designed to be legible as follows:
Close to the axis of two key routes
Located adjacent to the junction of the east-west and north-south routes, EC05 and EC06 mark this strategic location helping with way-finding.
Step down to meet sensitive edges
The massing of EC05 and EC06 steps down to create a mansion-block-scale along Warwick Crescent, acknowledging the residential character of this street and the sensitive Philbeach Gardens edge.
Forms part of a cluster
EC05 and EC06 form part of a cluster which frames the Table, adding to the Strategic Framework’s layered approach to scale.
EC05 and EC06
and 310
providing appropriate development which contribute
the
of the
Area vision and RBKC site allocation with safe homes provided by sprinklers and two stair cores which will provide passive surveillance and activity to the
5.7 Scale & Massing
Environmental considerations for scale and massing
The scale and massing of EC05 and EC06 has responded to environmental considerations, which include:
Daylight to Philbeach Gardens
By placing taller buildings to the south of the plot facing the Table, daylight and sunlight impact to Philbeach Gardens is mitigated. Through an iterative process of testing EC05 and EC06, building heights and profiles have been optimised to maximise retained daylight and sunlight to Philbeach Gardens properties.
Wind impact
An interactive process of wind testing has informed the designs of EC05 and EC06 to ensure the wind speeds in Warwick Walk, Warwick Crescent and the Table are within acceptable limits for their purpose. Steps in the building massing, articulated façades and canopies help achieve this.
Internal daylight
The slender building proportions and building spacing have been optimised to maximise the internal daylight and quality of proposed apartments.
EC05 and EC06 optimise internal daylight whilst ensuring homes are resilient for the anticipated warmer climate of the future through passive shading measures and with limited active cooling. 92% of homes are dual aspect ensuring residents benefit from views, daylight and fresh air.
► See the Amenity Within the Site: Internal Daylight, Sunlight, Overshadowing, Assessment: EC05 and EC06 EC.RBKC.07 for more information
5.7 Scale & Massing
Heritage views
Through consultation with Historic England and RBKC, the scale and massing of EC05 and EC06 has evolved to mitigate perceived impact to key heritage assets in views of local importance and regionally through the London View Management Framework.
These two key selected views show the Outline and Detailed Component from Brompton Cemetery and St Cuthbert’s Church. Detailed plot designs seek to mitigate harm to these two heritage assets by:
• Stepping back from the heritage assets as part of a varied height cluster.
• Adopting lighters materials and an architectural character that supports the local character.
EC05 is located away from the cupola as part of a varied height cluster that steps towards the centre of the masterplan. Its light materiality creates a recessive effect in the view.
EC06 is only partially visible in this view and benefits from a light, recessive materiality.
Scale & Massing
Townscape views
EC05 and EC06 designs mitigate impact to long-distance and midrange views through:
Location
EC05 and EC06 are positioned to avoid harm to key heritage and townscape views and are part of a varied height cluster.
Slender forms
Slenderness is emphasised through the building form and architectural design.
Base, middle and top
A clear design of a base, middle and top provides legibility in long and mid-range views.
Articulated tops which create a positive skyline addition
The tops of EC05 and EC06 create positive additions on the skyline through architectural design and stepped massing.
Collingham Place view looking south.
Trebovir Road view looking south.
East of Nevern Square looking south.
Philbeach Gardens view looking south.
5.7 Scale & Massing
Tall Building Design
RBKC local policy and London Plan policy D9 emphasise the importance of making a positive contribution to the local architectural character and townscape.
Slender proportions
Slenderness has been a key consideration in the development of both EC05 and EC06, and is realised through both the building massing and the architectural expression.
1. Beginning with a slender, directional building massing: an elongated octagon for EC05 and a tapered prow for EC06.
2. Creating contrasting faces: achieved through the placement of balconies and chamfered corners, breaking the massing into a series of slender faces.
3. Using architectural elements: vertical piers, contrasting materials, additional facets and steps to enhance slenderness.
Base, middle & top
Both building massing and architectural designs for EC05 and EC06 emphasise a base, middle and top. This helps make the buildings legible in long and mid-range views and the enriched base gives a clear sense of grounding to the buildings. The base, middle and top are expressed through:
• The building form: the sculpted top of EC05 and the set-back ‘shoulder’ on EC06.
• Material changes: the changing brick colours on EC06.
• Balconies: where the design changes on both buildings to emphasise the transition between base, middle and top.
Skyline contribution
EC05 and EC06 use material changes, building form and sculpted profiling to create distinct and elegant additions to the skyline.
The design of building tops reference to the Earls Court Exhibition Centres designed by C. Howard Crane, and other buildings he designed, including early American skyscrapers. The tops of these early skyscrapers created striking additions to the skyline. Similar to EC05 and EC06 they were sculpted, vertically emphasised and often colourful.
EC05 and EC06 adopt the Strategic Framework’s ‘common base’ typology to create specific responses to varied Plot conditions.
Warwick Crescent edge
The EC05 townhouses and mansion block present a smaller scale to Warwick Crescent and together with the base of EC06 define its edge.
EC06 ‘the prow’
The EC06 prow-building marks the western end of the crescent, becoming a way-finder when viewed from the north.
EC05
EC05 brings a taller scale to the Table edge with an architecture that reinvents the architectural heritage of the Earls Court Exhibition Centres.
5.7 Scale & Massing
Meets the ground well
EC05 and EC06’s scale and massing support the Strategic Framework and Character Area’s aspiration for Warwick Crescent to be a contemporary residential crescent which takes its cues from neighbouring streets.
Learning from Philbeach Gardens and Warwick Road, EC05 presents a 7-storey mansion block and 3-storey townhouse to Warwick Crescent. Both the mansion block and the townhouses express a 2-storey datum architecture.
EC06 similarly expresses a 2-storey datum through its architecture
The junction of Philbeach Gardens and Warwick Road showing the range of building A view west along Warwick Crescent highlighting the 2-storey datum and mansion
5.7 Scale & Massing
Material quality
EC05 and EC06’s architectural character and material quality support the aspirations of the Table and Warwick Crescent Character Areas by adopting specific architectural responses to each condition.
The Table: Opportunity to reinvent and introduce contemporary building typologies at the centre fo the Site.
The EC05 tall building responds to the architectural character of the Earls Court Exhibition Centres and other buildings designed by its architect - C. Howard Crane. It reinvents this heritage through its vertical piers, generous balconies and sculpted top, creating a contemporary architecture which ‘brings wonder’ to the Table edge. EC06 faces directly onto both the Table and Warwick Crescent and therefore adopts a character which filters the aspirations of both Character Areas into a contemporary building.
Warwick Crescent: Extending the RBKC place character
EC06, EC05 mansion block and townhouses address Warwick Crescent and support the Strategic Framework’s aspiration for this street to be a contemporary residential crescent which takes its cues from neighbouring streets. The proposed architectural character supports this aspiration by extending the RBKC place character into contemporary brick buildings. They also carry through materials and architectural motifs which reference the architectural heritage of the Earls Court Exhibition Centres, creating a cohesive whole.
Reinventing the architecture of the Earls Court Exhibition Centres
Extending the RBKC place character
Earls Court Exhibition Centres designed by C. Howard Crane
Arched red brick entrance porch Philbeach Gardens townhouse
axonometric looking south towards the Table.
Above: Sun Realty Building, Los Angeles
LeVeque Tower by C. Howard Crane, Ohio
5.8
Landscape
Residential courtyards and terraces alongside a pedestrian focused public realm.
The Detailed Component delivers the first piece of detailed public realm, Warwick Walk, alongside planted residential courtyards and terraces.
Warwick Walk is a public open space that links the Table Park and Warwick Crescent, accommodating play space and planting on the doorsteps of EC05 and EC06.
Earls Court is...
StCuthbert’s Lane
Appropriate location for tall buildings
Positively responds to existing context Positive heritage response
StCuthbert’sLane
Sustainability considered from the outset Positive response to townscape
Quality homes / a place for people to settle
Meets the ground well with varied uses
Slender with a base middle and top Positive Skyline Addition Supporting movement through the site
Materials appropriate to context
SDC - Celebrating and enhancing our natural environment:
EC05 and EC06 offer a range of biodiverse landscaped spaces including a new public route Warwick Walk as well as a courtyard garden, communal roof terraces and green roofs. Together, these achieve significant Biodiversity Net Gain and celebrate nature as a key part of the Detailed Component.
The Table
Warwick Crescent
5.9 Sustainability
For people and planet
The Earls Court Sustainable Development Charter sets the ambition for the Strategic Framework and Detailed Component covering a holistic range of social, economic and environmental sustainability strategies.
The Detailed Component responds to these targets, some of which are summarised on this page.
► Please see the EC05 and EC06 Sustainability Statements EC.RBKC.08 and EC.RBKC.09 for more information.
Certifications
The Earls Court Development is committed to achieving recognised and verified sustainability ratings, ensuring a high standard of environmental performance and occupant wellbeing. To this end, rigorous assessments will be conducted using reputable certification schemes, including HQM Assessment with a base of HQM 4*, and aspiring to achieve HQM 5*. Plots will also aim to achieve BREEAM ‘Excellent’ for non residential buildings.
Beyond Net Zero Carbon Water Neutral
The Earls Court Development proposes to set a new standard in sustainable urban living, aligning with the Greater London Authority’s Net Zero Carbon requirements, and surpassing existing environmental policies policy benchmarks. This ambitious project is not only focused on the carbon footprint of its buildings but extends its commitment to reducing emissions in all aspects of the development.
Plots EC05 and EC06 are designed to significantly reduce CO2 emissions through passive design and energy efficiency measures (‘Be Lean’), as well as through connection to the site-wide energy network. This approach significantly improves on standard practices. The design of EC05 and EC06 incorporates passive design principles where feasible, aiming for high environmental performance in residential applications.
Celebrating nature
The Earls Court Development intends to make a profound impact on biodiversity and natural ecosystems, surpassing regulatory requirements and setting a new standard for environmental stewardship. With a commitment to achieving a Biodiversity Net Gain of >85%, well above the Environment Act’s mandated 10%, the project demonstrates a resolute dedication to preserving and enhancing natural habitats.
The Earls Court Development is set to pioneer a comprehensive ‘water neutral’ management strategy that integrates seamlessly across both public and private spaces, significantly reducing environmental impact. This strategy includes minimising Site water runoff and maximising water capture and reuse, ensuring a sustainable approach to urban development.
Plots EC05 and EC06 will incorporate efficient fittings to significantly reduce water consumption. The design will aim to limit water usage well below standard regulations through the use of low-flow fittings, rainwater harvesting, and where appropriate, greywater recycling.
The Earls Court Development is committed to sustainable practices that prioritise the responsible use and reuse of resources, embodying principles of durability, disassembly, re-use, and adaptability. Where possible and to suit the requirements of the site, existing buildings and structures will be retained on-Site, including The Table and the historic train siding, as well as the facades of Empress Place, West Brompton Apron, and Warwick Apron.
The Plot will use materials that minimize carbon impacts, with a focus on reusing materials and incorporating recycled content. Plots EC05 and EC06 aim to significantly reduce upfront embodied carbon emissions, greatly improving on standard practices.
Delivering clean air
Healthy living
In line with London Plan policy D3.D13 and RBKC Earls Court Placemaking Framework priorities 2.1 and 2.2, the Detailed Component establishes an ambitious sustainability strategy.
EC06 aims to enhance urban greening with a green roof, while EC05 will achieve its target through a combination of a sedum green roof, green wall, trees, and an intensive green roof. These measures will significantly improve the Urban Greening Factor of the site beyond the current baseline.
The Earls Court Development proposes to set a new benchmark in urban air quality, targeting a healthier environment both on-Site and in the surrounding community. By targeting pollutant levels that are at least 10% lower than the Borough averages, the project emphasises its commitment to a cleaner, greener future. A key feature of the Earls Court Development’s strategy is the absence of combustion-based plant and equipment for daily operations (other than life safety systems such as emergency generators, which will utilise sustainable biofuels). This approach eliminates a major source of air pollutants. As such, Plots EC05 and EC06 propose no combustion plant.
The Earls Court Development is seeking to redefine urban living by creating spaces that resonate positively with individuals and the community at large. This initiative is rooted in an inclusive design philosophy guided by insights from the ‘Public Realm Inclusion Panel’ (‘PRIP’), which hosted 20 workshops to shape the design of the public realm.
Plots EC05 and EC06 have conducted detailed overheating risk analyses to optimize the design. By incorporating shading measures like recessed glazing and balconies, enhancing the MVHR unit, and introducing limited active cooling, the plots comply with current Part O requirements. Additionally, they meet future climate resilience standards, demonstrating compliance with projected weather scenarios for 2050.
5.9 Sustainability
Sustainable design within homes
Designs for homes have evolved to optimise sustainability performance through their building orientation, apartment depths, window sizes, mechanical engineering, ventilation design, overheating mitigation and thermal energy performance. PHPP modelling was used to help with this process, using passive principles to ensure homes have optimal energy performance and thermal comfort.
In line with London Plan policy D3.D.13 and RBKC New Local Plan Draft Policies Review policy CD2.B.6, the homes in EC05 and EC06 have been designed from the outset to achieve high sustainability standards.
water use fittings and appliances are used to reduce water consumption. Greywater and rainwater recycling is also proposed where appropriate.
MVHR positions optimised to reduce the length of ductwork, improving ventilation performance and reducing heat loss.
A low temperature, ambient loop network will deliver fossil fuel free, zero operational carbon energy to homes. Air source heat pumps on the roof of EC05 and EC06 will input into the ambient loop and water source heat pumps located in utility cupboards of apartments deliver energy from the ambient loop into homes.
Passivhaus Planning Package (PHPP) modelling has been used to optimise building form, window sizes, orientation and thermal performance to minimise energy use. Generously proportioned amenity spaces improving health and well-being.
Window sizes are optimised to reduce overheating and energy loss.
Apartment depths are balanced to improve daylighting with energy performance.
5.10 Summary
RBKC Detailed Component EC05 and EC06
Our proposal for plots EC05 and EC06 support the Outline Component for the Earls Court Development within the Hybrid Planning Application. The Detailed Component designs will set a benchmark for the masterplan, creating a better piece of city and delivering:
• 310 homes in a mixtures of types and sizes;
• a nursery / creche;
• food and beverage units facing Table Park
• workspace units on Warwick Crescent;
• 12 accessible car parking spaces consisting of: 7 on-plot serving EC05 residents, 4 on-street serving EC06 and 1 on-street serving non-residential uses. On-street spaces being provided in the Outline Component;
• targeting a >85% increase in Biodiversity Net Gain;
• The first sections of the 5th generation energy sharing network, providing zero carbon low cost energy.
Sketch axonometric looking south towards the Table.
6 Plot Proposals
6.1 RBKC Detailed Component
The previous chapter set out the RBKC Detailed Component response to the masterplan Strategic Framework. The following chapter provides detail on the uses, amount, scale, massing, design and appearance of the proposed buildings.
The following section is divided into 4 parts, starting with a summary of the use, amount, scale and massing of the RBKC Detailed Component and the plot-wide Ground Floor experience, followed by the two building plots, and concluding with a section on the landscape proposals.
RBKC Detailed Component
Warwick Crescent Character Area / Public Realm
EC05 and EC06 are located within the Warwick Crescent Character Area which is defined as a quiet and contemporary residential area centred around a landscaped crescent that draws on local character and prioritises pedestrians.
This section illustrates how the Detailed Component has been informed by and how it has responded to the Character Area principles.
The key public realm principles that characterise Warwick Crescent are described in the Design Code. These are demonstrated in the illustrative proposal, including:
• Creating a tree-lined street referencing local street typologies.
• Creating defensible space in front of entrances and habitable rooms.
• Activated with residential front entrances and amenity spaces.
A marker building along West Cromwell Road and a key access route to the Site.
A sensitive approach to massing, stepping down to the existing context.
A pocket space terminating the crescent.
A range of housing typologies responding to the architectural heritage of the local area.
A transition in built form from the Site edge to the Table Park.
A quiet residential area with a tree-lined crescent and lanes.
Location of West Brompton Character Area
6.1 RBKC Detailed Component
Warwick Crescent / Built Form
EC05 and EC06, along with outline plot EC04, sit together to form the Table Plots. Within the Plots, buildings gradually decrease in height towards the edges to transition sensitively into the neighbouring crescents.
The Built Form principles outlined in the Control Documents include:
• Creating a rich architectural and landscape character that emerges from the place.
• Stepping down in scale to respond to the existing context.
• Organising ‘families of buildings’ and creating permeability in the massing.
• Locating higher buildings to assist with orientation and wayfinding.
Key requirements of the Table Plots area described in the Control Documents and explored in the Illustrative Masterplan include:
• Aligning with the strategic approach to a stepped built form by creating heights that descend from The Table frontage towards the crescent.
• Creating a cohesive character along the edge of the Table and crescent.
• Creating permeable and open design that allows sunlight to penetrate through the massing.
• Designing a common building base alive with cafes, bars, and cultural spaces that activate the edge of The Table and crescent.
Detailed Component and Illustrative Design Response to Table Plots
Ground floor entrances animate crescent
Breaks for sunlight to penetrate massing
Entrances and active frontages animate The Table
St Cuthbert’s Lane Plots are smaller-scale and standalone building typologies helping to define the lane’s character.
Cluny Mews is a standalone building that complements and extends the existing residential mews.
Crescent Plots are mid-scale typologies. Their massing, layout, composition and materiality is reflective of the local character.
Residential buildings (Detailed Components) form a key component of the approach to height within the masterplan and help to define the Character Area.
► Refer to Design and Access Statement Volume 2: RBKC Detailed Component (EC.RBKC.02).
Table Plots share a common base with taller elements that frame the approach from Earl’s Court station.
6.1 RBKC Detailed Component
Warwick Crescent Character Area Response
EC05 and EC06 respond to the Warwick Crescent built form and public realm Character Area principles.
This page provides a summary of how the two plots respond.
...stitching in
...a lively ground floor experience ...a flexible framework ...seven character areas
Warwick Crescent Character Area response
Built form
• In line with the Strategic Framework, building heights for EC05 step down from the Table towards Warwick Crescent. EC06 marks the end of the crescent and has a 7-storey shoulder facing Warwick Walk.
• EC05 and EC06 are designed with specific, but related characteristicslinking them as a family of buildings as explained in Chapter 5.6.
• A 2-storey datum on Warwick Crescent creates a common base defined through the architectural expression of EC05 and EC06. Facing the Table a common non-residential base brings food and beverage uses and a nursery to this public open space.
...for people and planet
Public realm
• EC05 proposals introduce townhouse front doors, cycle hub entrance and communal resident entrance to Warwick Crescent. Additional activation is provided by the communal residential entrance and workspace entrances from EC06.
• The planted defensible space of the townhouses in EC05 brings visual amenity to the crescent and privacy benefits for residents.
• Warwick Walk is submitted in detail as a landscaped vehicle-free route with a mixture of biodiverse planting and play space.
An Illustrative Masterplan view along Warwick Crescent
Detailed Component view of the Table.
6.1 RBKC Detailed Component
Shared design themes
EC05 and EC06: two distinct buildings linked by a common base.
This page illustrates responses to some of the key design themes that emerged through consultation with the borough and through a review of the Site and policy context.
Each Plot takes a different approach to embedding these principles in the design, making the response appropriate to the specific context and use.
Meets the ground well
Taller buildings are grounded in a common base that adjusts in scale and character to meet the ground well.
Positive skyline addition
Material changes, building form and sculpted profiling create distinct and elegant additions to the skyline.
Slender proportions
Buildings that emphasise slenderness through their scale, massing and architectural design.
Material quality
Buildings which resonate with the ambition and wonder of the Earls Court Exhibition Centres and the local RBKC character.
Base, middle and top
Legible buildings with a clear base, middle and top; defined by building form and material changes.
High quality homes
High level of dual aspect homes with wellproportioned, curved balconies.
6.1 RBKC Detailed Component
Use and amount
The scheme will provide a total of 310 homes, across two plots, EC05 and EC06. The heights of the buildings in the Detailed Component are in keeping with the principles set out in the previous chapter.
Plot EC05 is comprised of a 27-storey tall building grounded in a 7-storey mansion block alongside two 3-storey townhouses with private entrances fronting Warwick Crescent. The plot provides a total of 202 homes with food and beverage units facing the Table. Homes are proposed in a range of sizes from studios to 3 beds. Plot EC06 is a single 20-storey tall building with workspace units located at Warwick Crescent level and nursery / creche at Table level. The plot provides 108 homes ranging in size from 1 beds to 3 beds. Wheelchair adaptable homes are provided in both EC05 and EC06, totalling ten percent of the total number of homes.
Note: WAD = Wheelchair adaptable homes WAC = Wheelchair accessible homes
The Table
The Table
6.1 RBKC Detailed Component
A variety of building typologies
The buildings respond to the Character Areas within which they sit, with smaller scale buildings on Warwick Crescent stepping up to taller buildings framing The Table.
This proposal is guided by the priorities of the RBKC Placemaking Framework SPD and London Plan Policy D9. The RBKC principles are summarised below and detailed in section 5:
• Public Realm First
• Exemplar of Environmental Sustainability
• Part of the City
• Varied and Rich Urban Life
The urban design response has enabled a coherent streetscape and public realm to develop that connects both buildings. The definition of EC05 and EC06 is informed by the shape and geometries of their plots and ensuring that aspect, orientation and environmental performance are fine tuned.
Illustrative
StCuthbert’sLane(servicingaccess)
6.1 RBKC Detailed Component
Scale and massing
Warwick Crescent
Mansion blocks and townhouses create a residential scale and character along Warwick Crescent, responding to the principles established by the Character Area.
The 3-storey townhouses and a 7-storey mansion block make reference through their scale and materiality to similar building typologies found in the local area.
A 2-storey datum is established across EC05 and EC06, defining a common language along Warwick Crescent through the architectural expression.
EC05 entrances respond to London Plan policy D3.D.3 with principal entrances being street based and having active frontage.
Warwick Crescent - a quiet residential street
2-storey datum through the architectural expression of EC05 and EC06.
Illustrative view of EC05 townhouses, cycle hub entrance & mansion block on Warwick Crescent
WarwickCrescent
6.1 RBKC Detailed Component
Scale and massing
Warwick Crescent
The crescent is book-ended to the east and west by taller ‘prow’ buildings. The EC06 prow-building pictured right marks the western end of the crescent.
EC06 also borrows from the local architectural traditions of Kensington and Chelsea as well as global examples such as the early American skyscrapers which in many ways were like scaled-up Victorian mansion blocks; with similar ideas about materiality, proportion and hierarchy.
In line with RBKC New Local Plan Draft Policies Review policy CD1.J, EC05 and EC06 adopt a contextual response to massing and built form on Warwick Crescent. And in line with policy CD2.C, the response is specific to RBKC and the site context.
Above: Warwick Crescent diagram
Right: Illustrative view looking west along Warwick Crescent East West WarwickCrescent
6.1 RBKC Detailed Component
Scale and massing
Warwick Walk
A public pedestrian route links Warwick Crescent to The Table. The buildings either side step down in scale to frame the landscaped area with articulated façades offering a human scale to their bases.
Both EC05 and EC06 have second residential entrances on Warwick Walk, offering direct access to the Table Park.
Warwick Walk - a public route that links Warwick Crescent to The Table Park
Illustrative view of Warwick Walk between EC05 and EC06
6.1 RBKC Detailed Component
Scale and massing
The Table
EC05 and EC06 frame the northern edge of the Table Park with 27 and 20-storey buildings respectively.
Being located adjacent to The Table Park, the largest open space within the masterplan, assists in providing a comfortable setting for both EC05 and EC06. Both buildings will assist with wayfinding and legibility at this important destination within the Site.
EC05 responds to supporting London Plan policy D9 guidance captured in paragraph 3.9.1 by providing a reference point to aid navigation through the Site, emphasising the hierarchy of the place as established in the masterplan framework.
6.1 RBKC Detailed Component
Ground Floor design
A vibrant mix of food and beverage, workspace, nursery and residential uses is proposed, bringing activity to nearly every corner of the Ground Floor. This is made possible by moving ancillary uses to the basement level with access and servicing via St Cuthbert’s Lane.
6.1 RBKC Detailed Component
Ground floor uses
Warwick Crescent level (+9.0m AOD)
A residential street providing access to communal residential entrances, a cycle hub, workspaces and townhouses.
Workspaces
Workspaces on the Ground Floor of EC06 are envisaged as estate management offices that bring activity to Warwick Crescent.
Townhouses
Two townhouses between EC04 and EC05 bring a domestic scale and animation to the street.
In line with RBKC New Local Plan Draft Policies Review policy SA2 and London Plan policy D3.D.3, EC05 and EC06 are designed to meet the ground well and to be street based with active frontages.
Residential Entrances
Both the main residential entrances for EC05 and EC06 face onto Warwick Crescent as well as the EC05 cycle hub.
6.1 RBKC Detailed Component
Ground floor uses
The Table level (+12.5m AOD)
The destination park is supported by destination uses. Two food and beverage units in EC05 and a nursery / creche in EC06 will bring people and activity to the park edge.
Food and Beverage Units
Food and beverage units at the base of EC05 will create a destination on the northern edge of The Table.
Nursery / Creche
A nursery space is proposed on the first floor of EC06, to the western park edge.
In line with RBKC New Local Plan Draft Policies Review policy SA2 and London Plan policy D3.D.3, EC05 and EC06 are designed to meet the ground well, be street based with active frontages.
View of EC05 from the Table Park.
Use and amount
Plot EC05 is comprised of a 27-storey tall building grounded in a 7-storey mansion block alongside two 3-storey townhouses with private entrances fronting Warwick Crescent. The plot provides a total of 202 homes with commercial spaces facing the park currently proposed as food and beverage units. Homes are proposed in a range of sizes from studios to 3 beds.
22 wheelchair adaptable homes are provided in this building, ranging from 1 bed to 3 bed, totalling 10.9% of the total homes.
Key: Residential Food and beverage uses
1-Bed,1person707
1-Bed,2person7726103
2-Bed,3person11011
2-Bed,4person10336139
3-Bed,5person03636
3-Bed,6person14014
Eb-F&B GIAGIA
Eb-F&B Food&Beverage1,229m²0m²1,229m²
Eg-Workspace Workspace0m²268m²268m²
1B-2P-1S-WAD 1-Bed,2personWAD606
2B-4P-1S-WAD 2-Bed,4personWAD10010
3B-6P-1S-WAD 3-Bed,6personWAD606
2B-3P-1S-WAC 2-Bed,3personWAC01010
The Table
The Table
Layout summary
Servicing and ancillary uses are at B1 level for EC05, allowing lower pedestrian levels to be full of active uses animating both the Table Park and Warwick Crescent levels. A diverse range of homes are provided from Ground Floor upwards. Communal residents terraces are provided at levels GF, 03 and 07, each of which offering a different environment in response to its location.
Basement level general arrangement
Ancillary uses are concentrated at basement level, which allows the buildings to maximise active frontages at Ground Floor levels.
Refuse storage and collection, plant space, some cycle storage and food and beverage servicing happen at this level. All benefit from vehicle servicing via a dedicated loading bay located off St Cuthbert’s Lane, below ground and not visible from main public spaces or streets. All residential refuse servicing is from this below ground access road, apart from the two townhouses on EC05 that are serviced from Warwick Crescent level.
► Cross reference the DRAFT DELIVERY AND SERVICING PLAN: EC05 and EC06 EC.RBKC.04 for further details.
6.2 EC05
Warwick Crescent level (+9.0m AOD) general arrangement
The residential character of Warwick Crescent is reinforced by the uses at this level.
The main residential entrance for EC05, townhouse frontages and cycle hub / car park entrances bring residential activity to the street.
Residents are able to access cycle stores from this level by taking their cycles either down the lift or a stair ramp to the basement cycle store. Alternatively an at-grade cycle store can be accessed via the courtyard which accommodates accessible cycle parking.
Warwick Crescent
Stairs/publicliftto Warwick Walk
Warwick Crescent townhouses
Two 3-storey townhouses further enhance the residential character of Warwick Crescent.
Paired residential entrances set behind planted front gardens connect to the character of terrace streets in the surrounding neighbourhoods.
Illustrative view of Warwick Crescent townhouses.
of the Warwick Crescent townhouses.
EC05 entrances respond to London Plan policy D3.D.6 with active street based frontages that have a positive relationship between inside and outside.
Warwick Crescent residential entrance
The primary entrance to the building is at Warwick Crescent, where an entrance canopy and double storey treatment of the base clearly identifies the building on the street. A concierge, lobby space and residential amenity are provided at this level as well as access to the residents courtyard and lift lobby.
Illustrative view of EC05 main residential entrance on Warwick Crescent Warwick Crescent building entrance
Warwick Crescent
Warwick Walk residential entrance
In addition to the main building entrance on Warwick Crescent, there is a second entrance at The Table Park level offering residents the opportunity to enter and exit the building directly to the park. Adjacent to the entrance is a dedicated entrance for fire fighters to gain direct and separate access to / egress from the residential core.
Illustrative view of the parkside entrance to EC05 at level 01
The Table level building entrance
The Table Park level (+12.5m AOD) general arrangement
An active park edge animated by food and beverage units, lead to a more residential character facing Warwick Walk.
A stepped landscape and a public lift enable the connection between Warwick Crescent and this level between EC05 and EC06. Food & beverage units are provided in the base of EC05 facing the Park and residential accommodation in EC05 is provided to the north, raised 1500mm above The Table Park level, improving privacy to the units.
The Warwick Walk landscape is included within this application and will provide the first portion of detailed park landscape with planting and door step play. The remaining play is provided in the Outline Component within The Table Park.
The Table restaurants
The location of the food and beverage units on EC05 to the south of the building contribute to the vibrant edge to The Table. This is a place for people to meet, connect and gather all year round.
Activity from the food and beverage units will also help bring the building to life in the evenings offering light, and passive surveillance to the park.
Above: Illustrative restaurant interior for larger unit.
Right: Illustrative view of food and beverage units at the base of EC05 facing the park.
The Table restaurants
Two flexible food and beverage units are provided facing south onto the Table.
These benefit from southerly aspect, outside space for seating and access to expansive green planted open space. The generous floor to ceiling height within the larger restaurant space would
allow for a mezzanine to be added by a tenant at a future stage should they wish. A mezzanine is shown on the adjacent plans to provide an indication of how that may be arranged.
The provision of ancillary back of house space at basement level maximises active frontage by locating servicing below ground supported by a goods lifts. The stair and lift also serve as an escape core that serves EC07.
Night time view of food and beverage units at the base of EC05 facing the park
Mezzanine Level
Mezzanine seating accessed via one of two stairs
Escape route from EC07
StCuthbert’sLane vehicleservicing
Loadingbay
Service lift and stair also used by EC07 for escape.
EC05
Residential design
EC05 will provide 202 high quality homes. The following table demonstrates how the proposed residential accommodation performs against some of the key, relevant quality criteria from the GLA’s Housing Design Standards.
Notes:
*1 M4(2) homes meet or exceed the NDSS minimum targets. M4(3) wheelchair homes are 8% or more over the NDSS minimum areas. 61% of homes in EC05 exceed the NDSS minimum by 10% or more.
*2 All homes in EC05 meet or exceed the minimum combined floor area for living/dining/kitchen with the exception of one 2 bedroom home where this is marginally below the 27sqm. However, in this one instance the home is oversized by 7.7sqm above the NDSS minimum and also benefits from having storage space in excess of the NDSS minimum.
*3 EC05 has 87% dual aspect homes measured to habitable dual aspect of GLA LPG standards. Overall, the RBKC Detailed Component buildings offer 92% dual aspect homes (see dual aspect section in this chapter for further information).
*4 Bathrooms do not have windows, but MVHR units provide fresh air and ventilation.
C1.1 C1.1 90 per cent of dwellings that are required to meet M4(2) and the 10 per cent required to meet M4(3) set out in Approved Document M, Volume 1 (ADM).
C2.1 All new dwellings must meet the minimum space standard in Policy D6 Part F(1-8) and Table 3.1 of the London Plan.
C2.3 A minimum ceiling height of 2.5m is required for at least 75 per cent of the gross internal area (GIA) of each dwelling
C2.5 The following combined floor areas for living/kitchen/dining space should be met or exceeded:
One person 21 sqm
One bed, two persons 23 sqm
One bed, three persons 25 sqm
Two bed, four persons 27 sqm
Three bed, five persons 29 sqm
Four bed, six persons 31 sqm
C2.6 The main sitting space in a home for up to two people should be at least 3m wide, and increased to 3.5m wide in homes with three or more bedspaces to achieve a functional layout.
C4.1 Recommended: new homes should be dual aspect unless exceptional circumstances make this impractical or undesirable; for example, when one side of the dwelling would be subjected to excessive noise or outside air pollution. Where single aspect dwellings are proposed they should be restricted to homes with one or two bedspaces.
C4.2 Recommended: The location of the main living and eating spaces, and the main private outside space should be optimised to make the most of the best views and orientation and direct sunlight.
C4.4 Recommended: Avoid placing bedrooms and bathrooms on street-facing façades at ground level or where they face onto a busy courtyard or podium.
C4.6 Avoid large wide full-height windows to habitable rooms (particularly in bedrooms) where the risk of being overlooked and/or overheating is high
C4.7 All habitable rooms (including a kitchen/dining room) should receive natural light and have at least one openable window that provides a view out when seated.
Best practice: Bathrooms should receive natural light through openable window/s. (Best practice)
C4.8
Residential quality
Considerations for the day-to-day experience of residents has shaped all aspects of the residential design. In particular, amenity, aspect and access which have informed the building massing and plan.
1. Generously proportioned amenity
Generous curved balconies run vertically up the building offering residents a room in the sky to privately enjoy all the benefits of outdoor space whilst the curved green metal balustrades contrast with the vertical emphasis on the facade and soften the edges of the building form.
2. Good aspect to all homes
The form of the building has been optimised to enhance the quality of apartments, with living spaces that benefit from multiple aspects bringing light in and offering long views out.
3. Double stair central core
Access is provided by 3 lifts and safe evacuation, in the event of emergency, is ensured by the provision of 2 stairs and a sprinkler system for every home. Refuge spaces are provided for wheelchair users and two lifts are identified as evacuation lifts.
Outlook and privacy
The building has been designed to enhance the outlook and maximise views out of each home.
Apartments facing south will benefit from views over the park, those facing west will look toward Hammersmith and Chiswick, those facing north over Kensington or east will have views towards the city of London on upper levels. There is no direct overlooking between rooms in adjacent buildings.
6.2 EC05
Typical upper level general arrangement
(levels 09 - 22)
The mid typical floor for EC05 provides eight homes served by a core with two stairs and three lifts. All homes meet or exceed minimum NDSS area requirements and offer generous habitable spaces.
All homes at this level are dual aspect, following the definition explained in the dual aspect strategy. All homes have generously proportioned balconies or terraces providing external amenity above the GLA’s Housing Design Standard LPG minimum area.
Illustrative view of dual aspect home in EC05
01
Dual aspect strategy
Dual aspect has been defined for homes within both EC05 and EC06 by combining the GLA LPG definition with the project definition, ‘Habitable Dual Aspect’ as follows:
• GLA LPG dual aspect (complies with the GLA’s Housing Design Standards LPG)
• Habitable dual aspect (shown adjacent)
Non-habitable Rooms Housing Design Standards LPG
Appendix 3 Dual aspect definition
Habitable dual aspect is the project definition of dual aspect used in this application in conjunction with the GLA’s Housing Design Standard definition which requires the return wall of a dual aspect apartment to be half the depth of the apartment. Habitable dual aspect meets this definition when non-habitable space e.g. bathroom / corridors are discounted from the measurement as shown adjacent.
aspect dwelling is one with opening windows on two external walls, which may be on opposite sides of a dwelling see illustration I below) or on adjacent sides of a dwelling (F, H) where the external walls of a dwelling wrap around the corner of a building One aspect may be towards an external access deck or courtyard (F) although the layout of the dwelling needs to be carefully considered in these cases to maintain privacy. The design of the dual aspect dwelling must enable passive/natural ventilation across the whole dwelling. The provision of bay windows, stepped frontage, shallow recesses, or projecting facades does not constitute dual aspect (B, C)
Extent of Habitable Rooms
In line with London Plan policy D6 and GLA HDS SPG policy C4.1, 87% of homes in EC05 are dual aspect by the project definition, those which aren’t are oversized by minimum 4%, do not face north and have higher ceiling heights.
Area within this zone of the dwelling is limited to circulation and bathrooms/ utility cupboards which are subject to mechanical ventilation
This definition has been presented in preapplication discussions with RBKC, as well as to the RBKC QRP and GLA LRP. The proposed methodology was found to be helpful and the London Review Panel in particular found this to be a sensible interpretation which could be applied in other urban contexts.
Dwellings that have opening windows on two adjacent sides can only be defined as dual aspect if the window opening/s are situated at least halfway down the depth of the dwelling (E, F, G, H). Where an aspect is facing a neighbouring wall, this aspect can only contribute towards being dual aspect if the separation distance between this aspect and a neighbouring wall is the same or greater than the distance from the outer corner of the wall to the inner most edge of the window (F). Where the two aspects of a dwelling are not at right angles, to contribute towards being dual aspect the internal angle between these aspects must not be greater than 135 degrees (D, G) This angle is the midpoint between 90 degrees (a dual aspect dwelling with right angled sides – see H) and 180 degrees (a single aspect dwelling – see A).
A3.1.1 Single and dual aspect dwellings2
EC05-T1-08-03
2 These illustrations represent
EC05-T1-08-02 OMS-F-2B-4P-1S-Type 01
'Habitable Dual Aspect'
Area within this zone of the dwelling calculated against depth requirements for ‘Habitable Dual Aspect’
The design seeks to maximise the number of dual aspect homes with 87% of homes being dual aspect by a combination of the GLA and habitable dual aspect definition.
1B-2P-1S-WAD 1-Bed,2personWAD606
2B-4P-1S-WAD 2-Bed,4personWAD10010
3B-6P-1S-WAD 3-Bed,6personWAD606
2B-3P-1S-WAC 2-Bed,3personWAC01010
Only 13% of all homes in EC05 are single aspect, none of which are north facing and all of which are oversized by between 4 - 13% beyond the Nationally Described Space Standards.
Generous curved balconies contribute to the building’s distinctive form providing private outdoor space, in excess of minimum design standards, to the majority of homes.
A small number of homes at the lower levels utilise internalised amenity in lieu of a projecting balcony where the latter would contribute to overlooking issues or conflict with the architectural character of the building. These homes are always oversized by at least 10% with larger habitable rooms.
Key:
Inset-balcony
Projecting balcony
Terrace
Wintergarden
Internalised amenity
M4(3) WAD (Wheelchair Adaptable Home)
Illustrative view of EC05 balconies
Opera box balconies
Distinctive and generously proportioned balconies are a key design theme of the building.
The semi-circular balconies on EC05 are reminiscent of opera boxes - a nod to the history of the Site as exhibition centres. These balconies offer multi-directional views from a private oasis in the sky. Their curved projection offers maximum usability and will be experienced as a living space of it’s own.
Early concept sketch and image of opera box balconies.
Illustrative image of an opera box balcony design for EC05.
► This is a sample of unit plans. Please see the appendix chapter 9.2 for the full set.
EC05 1-bed 2-person home
Type 01
EC05-T1-041
EC05-T1-051
EC05-T1-061
EC05-T1-082
EC05-T1-092
EC05-T1-102
EC05-T1-112
EC05-T1-122
EC05-T1-041
EC05-T1-132
EC05-T1-051
EC05-T1-142
EC05-T1-061
EC05-T1-082
EC05-T1-092
EC05-T1-102
EC05-T1-112
EC05-T1-122
EC05-T1-132
EC05-T1-142
EC05-T1-152
EC05-T1-162
EC05-T1-172
EC05-T1-182
EC05-T1-192
EC05-T1-202
EC05-T1-212
EC05-T1-222
EC05-T1-152
EC05-T1-162
EC05-T1-172
EC05-T1-182
EC05-T1-192
EC05-T1-202
EC05-T1-212
EC05-T1-222
* storage area includes 0.5m2 in the
cupboard as prescribed in the NDSS. **policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall minimum worktop length may be reduced by 630mm. This has been factored into the target length below.
*** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
► This is a sample of unit plans. Please see the appendix chapter 9.2 for the full
EC05 2-bed 4-person home
EC05-T1-041
EC05-T1-051
EC05-T1-061
EC05-T1-072
EC05-T1-083
EC05-T1-093
EC05-T1-103
EC05-T1-113
EC05-T1-123
EC05-T1-133
EC05-T1-143
EC05-T1-153
EC05-T1-163
EC05-T1-173
EC05-T1-183
EC05-T1-193
EC05-T1-203
EC05-T1-213
EC05-T1-223
EC05-T1-083
EC05-T1-093
EC05-T1-103
EC05-T1-113
EC05-T1-123
EC05-T1-133
EC05-T1-143
EC05-T1-153
EC05-T1-163
EC05-T1-173
EC05-T1-183
EC05-T1-193
EC05-T1-203
EC05-T1-213
EC05-T1-223
PRELIMINARY
3-bed 6-person home
Amenity: Varies (see below)
Total homes: 4
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS. **policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall minimum worktop length may be reduced by 630mm. This has been factored into the target length below.
► This is a sample of unit plans. Please see the appendix chapter 9.2 for the full set.
3B-6P-Type 02 Schedule LevelCount
EC05-T1-031
EC05-T1-041
EC05-T1-051
EC05-T1-061
Accessibility strategy
In accordance with London Plan Policy D7 over 10% of homes are wheelchair user dwellings.
22 homes in EC05 are designed to M4(3) adaptable standards. All other dwellings are designed to M4(2) accessibility standards.
No.Homes202108310
OMS No.Homes202108310
HabRooms543370913
GIA23,611m²11,645m²35,257m²
HabRooms543370913 0 AR GIA23,611m²11,645m²35,257m² 0 m²
M4(3) homes have been proposed in locations that naturally benefit from larger floor areas to accommodate the additional provisions required by AD Part M.
Commerciauses
Ph1 EC05EC06
EC04
Ph1 EC05EC06
Eb-F&B GIAGIA
Eb-F&B GIAGIA
Wheelchair user parking is provided on-plot in a dedicated car park. There are a total of 7 residential spaces serving more than 3% of the total number of homes, with an additional space for non-residential uses located on the street, delivered as part of the Outline Component.
WA TotalM4(3)2 221032 %M4(3)10.9%9.3%10.3% TotalUnits(all)202108310 #REF!
2B-3P-1S-WAC 2-Bed,3personWAC01010
WA TotalM4(3)221032 %M4(3)10.9%9.3%10.3% TotalUnits(all)202108310 #REF!
Summary table of wheelchair user homes. WAD = Part M4(3) adaptable.
1 SingleAspect13%0%8%
2 DualAspect87%100%92% LPGDualAspect51% 78%61%
3 TotalUnits(all)202108310 Tota
In line with RBKC New Local Plan Draft Policies Review policy CD7.F.1 and Earls Court Placemaking Framework SPD priority 4.1, a range of homes are provided in EC05 including 10% which are adaptable to meet the requirements of wheelchair users.
2 HabitableDualAspect 36% 22%31%
TotalUnits(all)202108310
M4(3) parking space on -plot Key:
M4(3) adaptable (WAD) Accessible lift
EC05 2-bed adaptable
M4( 3 ) home
NSA: 85 m²
Hab rooms: 3 Amenity: 8.7 m² Total homes: 04
M4(3) wheelchair homes in EC05 are proposed as ‘adaptable’, which means they can be adapted for wheelchair users should this be required.
► This is a sample of unit plans. Please see the appendix chapter 9.2 for the full set of accessible homes.
In line with London Plan Policy D6 and GLA HDS SPG policy C1.1, 10% of homes in EC05 are designed to be adaptable to suit wheelchair user’s needs at a future point.
6.2 EC05 Appearance
The appearance of EC05 has been informed by the contextual and policy analysis set out in this DAS as well as through detailed understanding of the site constraints, history and townscape and visual impact.
The development of the plan and focus on delivering high quality homes which have informed the layout and external appearance through layering of windows and balconies. Considerations around sustainability, daylight/ sunlight, overheating and passive design performance have added further to the evolution of the building appearance. Emphasising the slenderness of the building has been developed through the vertical pilasters, simple fenestration and stepping the building form back at upper levels to have an elegant form to the top of the building. This section further details the approach to achieving a high quality design.
In line with London Plan Policy D9.B and RBKC New Local Plan Draft Policies Review CD7.D and SA2, EC05 is the tallest building in the RBKC part of the masterplan and is located in an area of the site designated for the tallest buildings.
Elevation diagrams of the EC05 massing development.
6.2 EC05
Appearance
EC05 base, middle, top and responsive façades. A clear hierarchy is introduced through form, façade rhythm and material colours.
Façades are also responsive to their urban contexts; with the Warwick Crescent building expressed as a brick mansion with a stone base.
In line with London Plan paragraph 3.9.6 and RBKC New Local Plan Draft Policies Review policy 3.1.d, EC05 clearly defines a base, middle and top as critical elements of the design strategy.
Lower base: Stone / precast
Upper base: Buff brick
Middle: Light piers Green spandrels
Top: Light piers Green Spandrels
Base, middle and top diagram for EC05
6.2 EC05
Skyline contribution
Tall buildings in the Royal Borough of Kensington and Chelsea should provide a positive, legible addition to the skyline, which helps to orientate the building and act as a marker within the neighbourhood, with a profile that reads as a legible addition to the skyline.
The top of the building has been informed by understanding the architectural style of C. Howard Crane, the American architect who designed the art deco Earls Court Exhibition Centres. Through this process, other prominent early American skyscrapers were also analysed to inform the development of the top of the building.
This analysis identified that the most successful art deco examples have a clearly defined base, simple and rational lower and upper middle with vertical emphasis and then highly decorative tops with recessive elements and stepping.
These examples were also considered alongside the decorative mansion blocks typical of Kensington & Chelsea. As shown in the adjacent sketch, these often have clearly defined bases, rational middle elements with decorative flourishes to the tops - be it through chimney pots, expressed window framing or pronounced bays.
This in-depth understanding has informed the design, ensuring a reference to the site’s architectural legacy as well as the context of the surrounding streets and squares.
In line with London Plan paragraph 3.9.6, RBKC Earls Court placemaking framework SPD priority 3.1.d and RBKC New Local Plan Draft Policies Review policy CD14.A, the top of EC05 has been designed to be recessive and articulated to provide a positive skyline response.
Above:Sketch of local building in RBKC Right: Illustrative view of the top of EC05
LeVeque Tower by C. Howard Crane, Ohio
EC05
EC05 mansion block and townhouses appearance
As described in section 05, the mansion block and townhouses contribute strongly to the architectural character of Warwick Crescent.
The townhouses are linked to the adjacent mansion block and EC06 by the design approach to the lower levels which emphasise the base of these buildings. A bay projection adds interest offering a modern interpretation to the traditional townhouses within the Royal Borough of Kensington & Chelsea. The base is wrapped in stone which reflects the approach to the lower 2 floors of the adjacent mansion building. Windows are framed with a contrasting material to the simple brickwork proposed across the rest of the facades. The cornice of the building is emphasised with a slight projection and in contrasting materiality to the simple brick treatment offering a final architectural flourish.
In line with RBKC New Local Plan Draft Policies Review policy CD1.J, EC05 and EC06 adopt a contextual response to massing and built form on Warwick Crescent which is site specific (CD2.C) and responds to the RBKC context
Right: Illustrative view looking north-west along Warwick Crescent
Tall Building Material palette
EC05 Tall Building typical facade
High quality materials are proposed that reference the Site’s architectural legacy as well as the surrounding context. The simple approach to the elevational treatment ensures that these materials will deliver a building that is elegant and timeless in quality.
4. PPC steel balcony railing with decorative detailing
5. Composite window frames with PPC aluminium finish
Mansion Block Material palette
EC05 Mansion Block typical facade
The mansion block sits on Warwick Crescent with proposed materials emphasising the calm residential nature of the Character Area. The building is grounded by a precast base with simple brick facade above.
5.
Bay elevation of the Warwick Crescent building lower courtyard façade
Bay elevation of the Warwick Crescent building upper typical façade
Bay study 1 illustrates the design intent for levels 1, 2 and part of level 3 of EC05 facing the Table Park. Level 1 illustrates the intent for the food and beverage facade, which will be subject to detailed design development. Level 2 and 3 show the approach to the design of the residential facade and the transition between the base and the more typical middle elevation. The transition highlights the materiality change in balcony approach large picture windows which add interest to the elevation and which provide amenity to the residents.
Bay study 2 illustrates the typical corner element of the EC05 tall building. This detail shows the vertical profiled pilasters, curved spandrel and rounded metal balconies.
5. Composite window frames with PPC aluminium finish
6. PPC steel balcony railing with decorative detailing
7. PPC steel frame window / door with integrated louvres
8. PPC steel railings
9. Natural stone base / pigmented reconstituted stone
2. EC05 tall building typical upper bay study
1. EC05 tall building typical base bay study
Tall building bay studies
Bay study 3 illustrates the transition between the middle treatment of the building to the upper levels. At this point, the curved balconies fall away to express the verticals which then transition to the upper level where the building erodes in mass.
Bay study 4 illustrates the upper levels highlighting the transition in floorplate, elevation and mass. Two larger apartments wrap the building as the mass reduces to articulate the top of the building, in turn they then benefit from terraces where the building sets back.
5. Composite window frames with PPC aluminium finish
6. PPC steel balcony railing with decorative detailing
7. PPC steel frame window / door with integrated louvres
8. PPC steel railings
EC05 tall building top transition bay
Mansion block bay studies
Bay study 5 illustrates the typical condition of the mansion block which addresses Warwick Crescent. The elevational treatment responds to the Character Area with simple brick work, expressed horizontals, gold colour metal balustrades and window frames. The calm nature of these elevations is in contrast to the tall building.
Bay study 6 illustrates the lower level of the shoulder building showing the transition between the precast base and the simple brick upper levels. This base responds to the wider design principles established on Warwick Crescent.
Key:
1. Buff brick
2. Composite window frames with PPC aluminium finish
3. PPC steel railings
4. Pigmented reconstituted stone / precast concrete (Limestone colour)
6. EC05 Warwick Crescent courtyard façade bay study
5. EC05 Warwick Crescent building typical upper façade bay study
Right: Illustrative view looking south-east towards the prow of EC06
Use and amount
Plot EC06 is a single 20-storey tall building with a commercial space located at Warwick Crescent level and a nursery / creche at The Table level. The plot provides 108 homes ranging in size from 1 beds to 3 beds.
10 wheelchair accessible homes are provided in this building.
2B-3P-1S-WAC 2-Bed,3personWAC01010 WA TotalM4(3)221032
2B-3P-1S-WAC 2-Bed,3personWAC01010 WA TotalM4(3)221032
Note:
WAD = Wheelchair adaptable homes WAC = Wheelchair accessible homes
The Table Park
Layout summary
EC06 servicing and ancillary uses are at B1 level, allowing Warwick Crescent Level and the Table Level to be full of active uses animating both The Table Park Level and Warwick Crescent Level. A diverse range of homes are provided from Level 02 up.
Basement level general arrangement plan
Ancillary uses are concentrated at basement level, which allows the buildings to maximise active frontage at Warwick Crescent and The Table Park.
Refuse storage and collection, plant space and commercial servicing happen at this level. All benefited by vehicle servicing via a dedicated loading bay located off St Cuthbert’s Lane which is below ground not visible from public spaces.
Warwick Crescent level (+9.0m AOD) general arrangement plan
The residential character of Warwick Crescent is reinforced by the uses at this level. Entrance lobbies and workspaces bring residential activity to the street.
6.3 EC06
Warwick Crescent level workspace uses
Small workspace units sit either side of the main residential entrance on EC06. These are envisaged as estate management offices for the wider neighbourhood.
They will bring activation to this part of Warwick Crescent throughout the day and evening.
6.3 EC06
Warwick Crescent residential entrance
The EC06 entrance on Warwick Crescent is considered the main entrance, and is supplemented by a secondary entrance at the Table level.
At Warwick Crescent residents enter a tall arched entrance porch, which is flanked either side by workspaces which are envisaged to be estate management offices. At the First Floor are intriguing circular windows which bring light into the cycle stores and contrast with the more traditional rectilinear windows above to create a distinctive facade.
Above: EC06 Ground Floor diagram highlighting the main residential entrance.
Right: Illustrative view of EC06 looking east along Warwick Crescent
6.3 EC06
Warwick Walk residential entrance (+12.5m AOD)
The secondary EC06 entrance at the Table Park Level is located adjacent to the play space and planting within Warwick Walk.
The entrance provides direct access to all of the amenity and play spaces in the Table, and is the primary access for cyclists. Two cycle entrances are provided to two cycle stores.
Above: EC06 first floor diagram highlighting The Table level residential entrance.
Right: Illustrative view of EC06 parkside residential entrance.
6.3 EC06
The Table Park Level (+12.5m AOD) general arrangement plan
An active park edge animated by a nursery / creche, leading to a more residential character facing Warwick Walk.
A stepped landscape and a public lift enable the connection between Warwick Crescent and the Table between EC05 and EC06.
A nursery space is proposed at this level in EC06 facing The Table Park. The location allows a strategic connection to the park edge, with south facing outdoor space, whilst also achieving a level of separation from the public park.
The Warwick Walk landscape is included within this application and will provide the first portion of detailed park landscape with planting and door step play allocated to EC06 for 0 - 4 years. As explained in the Landscape DAS the remaining play is provided in the Outline Landscape. The Outline landscape design also accommodates play for the Nursery / creche.
Key: Workspace
Nursery / creche
Nursery / creche
6.3 EC06
Nursery / creche
A proposed nursery / creche is located in EC06 facing The Table Park. It benefits from outdoor play located alongside and underneath a purpose built canopy delivered as part of the Outline Component as well as public play spaces in the park.
The nursery is entered from underneath the canopy which is submitted in detail and it has access to discreet servicing via a shared lift which links the nursery to a bin store and loading bays at B1 level.
Above: EC06 first floor diagram highlighting the nursery entrance.
Right: Illustrative view of EC06 outside space for nursery.
EC06
Residential design
EC06 will provide 108 high quality homes. The following table demonstrates how EC06 performs against some of the key, relevant quality criteria from the GLA’s Housing Design Standards.
Notes:
*1 M4(2) homes meet or exceed the NDSS minimum targets.
*2 100 % of homes meet or exceed the C2.5 target for combined living room areas.
*3 EC06 has 100% dual aspect homes as a mix of LPG and habitable dual aspect (see dual aspect section in this chapter for further information).
*4 Bathrooms do not have windows, but MVHR units provide fresh air and ventilation.
C1.1 C1.1 90 per cent of dwellings that are required to meet M4(2) and the 10 per cent required to meet M4(3) set out in Approved Document M, Volume 1 (ADM).
C2.1 All new dwellings must meet the minimum space standard in Policy D6 Part F(1-8) and Table 3.1 of the London Plan.
C2.3 A minimum ceiling height of 2.5m is required for at least 75 per cent of the gross internal area (GIA) of each dwelling
C2.5 The following combined floor areas for living/kitchen/dining space should be met or exceeded:
One person 21 sqm
One bed, two persons 23 sqm
One bed, three persons 25 sqm
Two bed, four persons 27 sqm
Three bed, five persons 29 sqm
Four bed, six persons 31 sqm
C2.6 The main sitting space in a home for up to two people should be at least 3m wide, and increased to 3.5m wide in homes with three or more bedspaces to achieve a functional layout.
C3.1 In homes with three or more bedrooms, proposals should demonstrate how the space could be modified to provide separate living and kitchen/dining spaces. (Best practice)
C4.1 Recommended: new homes should be dual aspect unless exceptional circumstances make this impractical or undesirable; for example, when one side of the dwelling would be subjected to excessive noise or outside air pollution. Where single aspect dwellings are proposed they should be restricted to homes with one or two bedspaces.
C4.2 Recommended: The location of the main living and eating spaces, and the main private outside space should be optimised to make the most of the best views and orientation and direct sunlight.
C4.4 Recommended: Avoid placing bedrooms and bathrooms on street-facing façades at ground level or where they face onto a busy courtyard or podium.
C4.6 Avoid large wide full-height windows to habitable rooms (particularly in bedrooms) where the risk of being overlooked and/or overheating is high
C4.7 All habitable rooms (including a kitchen/dining room) should receive natural light and have at least one openable window that provides a view out when seated.
C4.8 Best practice: Bathrooms should receive natural light through openable window/s. (Best practice)
6.3 EC06
Residential quality
Considerations for the day-to-day experience of residents has shaped all aspects of EC06 designs. In particular, amenity, aspect and access which have informed the building massing and plan.
1. Generously proportioned amenity
Well-proportioned balconies with shaped profiles that contrast with the vertical emphasis on the facade and soften the edges of the building form.
2. Good aspect to all homes
The form of the building has been optimised to enhance the quality of apartments, with living spaces that benefit from multiple aspects bringing in light and offering long views out.
3. Double stair central core
Access is provided by 2 lifts and safe evacuation in the event of emergency is ensured by the provision of 2 stairs and a sprinkler system for every home. Refuge spaces are provided for wheelchair users and two lifts are identified as evacuation lifts.
Outlook and privacy
The building has been designed to enhance the outlook and maximise views out of each home.
Apartments facing south will benefit from views over the park, those facing west will look toward Hammersmith and Chiswick, those facing north over Kensington and east will have views towards the city of London on upper levels. There is no direct overlooking between rooms in adjacent buildings.
Key:
Living Rooms
Outlook
Proximity - window to window
Proximity - external face to external face
6.3 EC06
Typical upper level general arrangement plan
(levels 07 - 19)
The mid typical floor for EC06 provides six homes served by a core with two stairs and two lifts. All homes meet or exceed minimum NDSS area requirements and offer generous habitable spaces.
The floor plates provide 100% dual aspect homes, following the definition explained in the dual aspect strategy. All homes have generously proportioned balconies providing external amenity at or above the GLA’s Housing Design Standard LPG minimum area.
No.Homes202108310
HabRooms543370913
GIA23,611m²11,645m²35,257m²
Dual aspect and amenity strategies
EC05E 06 GIAGIA
In line with London Plan policy D6 and GLA HDS SPG policy C4.1, 100% of homes in EC06 are dual aspect by the project definition.
The design seeks to maximise the number of dual aspect homes with 100% of homes being dual aspect by the GLA and habitable aspect definition. All homes offer a projecting balcony meeting the LPG Housing Design Standards minimum area. Amenity spaces are generously proportioned and meet minimum design standards.
1B-2P-1S-WAD 1-Bed,2personWAD606
1-Bed,2personWAD606
2B-4P-1S-WAD 2-Bed,4personWAD10010
2-Bed,4personWAD10010
3B-6P-1S-WAD 3-Bed,6personWAD606
3-Bed,6personWAD606
2B-3P-1S-WAC 2-Bed,3personWAC01010
2-Bed,3personWAC01010
TotalM4(3)221032
EC06 apartments are 100% dual aspect, measured as both ‘habitable dual aspect’ and as the GLA’s HDS LPG dual aspect standard.
TotalM4(3)221032
%M4(3)10.9%9.3%10.3%
%M4(3)10.9%9.3%10.3%
TotalUnits(all)202108310
SingleAspect13%0%8% DualAspect87%100%92%
SingleAspect13%0%8%
DualAspect87%100%92%
LPGDualAspect51% 78%61%
LPGDualAspect51% 78%61%
HabitableDualAspect 36% 22%31%
HabitableDualAspect 36% 22%31%
TotalUnits(all)202108310
TotalUnits(all)202108310
EC06 1-bed 2-person flat
Hab rooms: 3
6.7 m² Total homes: 26
► This is a sample of unit plans. Please see the appendix chapter 9.2 for the full set.
Plan
Indicative layout
LevelCount
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
► This is a sample of unit plans. Please see the appendix chapter 9.2 for the full set.
PRELIMINARY
Indicative layout
1B-2P-Type 01 Schedule
LevelCount
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182
EC06-T1-192 26
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall minimum worktop length may be reduced by 630mm. This has been factored into the target length below.
EC06 2-bed 4-person home Type 01 alternative
NSA: 71.2 m²
Hab rooms: 3
Amenity: 7.0 m²
Total homes: 26
Following conversations with RBKC planning team, a suggested alternative for the main 2 bed apartment type was prepared - demonstrating how this could be planned with a separate kitchen. Following the GLA’s Housing Design Quality Standards best practice guidance all 3 bed homes in EC06 have separate kitchen dining rooms. Smaller homes are proposed as open plan kitchen, dining, living rooms. Daylight assessments would need to be undertaken to implement this plan post-planning.
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall minimum worktop length may be reduced by 630mm.
into the target length below.
1B-2P-Type 01 Schedule
LevelCount
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182
EC06-T1-192 26 Indicative layout
EC06-T1-072
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182
EC06-T1-192
Accessibility strategy
In accordance with London Plan Policy D7 10% of homes across the Detailed Component are wheelchair user dwellings.
10 homes in EC06 are designed to M4(3) accessible standards. All other dwellings are designed to M4(2) accessibility standards. Overall the RBKC Detailed Component provides 10.3% of the total number of homes as M4(3) wheelchair homes.
4 residential wheelchair parking spaces are provided on-street for EC06 dwellings, serving more than 3% of the total number of homes, with an additional space for non-residential uses. All on-street parking spaces are provided as part of the Outline Component.
table of wheelchair user homes. WAD = Part M4(3) adaptable. WAC = Part M4(3) wheelchair accessible.
M4(3) wheelchair homes in EC06 are proposed as ‘accessible’, which means they are expected to be used by wheelchair users from completion, and are adapted to this purpose.
EC06-T1-052
Indicative layout
► This is a sample of unit plans. Please see the appendix chapter 9.2 for the full set of accessible homes.
1B-2P-Type 01
Schedule
LevelCount
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182
EC06-T1-192
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**because this is an accessible apartment the Housing Design Standards target is exceeded by the more generous requirements in Approved Document Part M4(3).
6.3 EC06 Appearance
The appearance of EC06 has been informed by the contextual and policy analysis detailed in this DAS, as well as a thorough understanding of the site constraints, history, townscape, and visual impact.
The railway infrastructure that constrains the EC06 Site creates a distinct triangular building plot, marking the western end of Warwick Crescent with the pointed end, or ‘prow,’ facing west. The Flat Iron Building in New York was studied as a precedent for a similarly sized prow-building shaped by site constraints. Some of its design strategies have directly influenced the design of EC06, including the emphasis on verticality, the use of rounded corners to soften the building’s edges (interpreted here as balconies), and a clear definition of a base, middle, and top that relates to the surrounding street scene and reinforces the shoulder height of Warwick Crescent.
In line with London Plan policy D9.B and RBKC New Local Plan Draft Policies Review policy CD7.D and SA2, EC06 is located in an area of the Site designated for the tallest buildings.
In line with RBKC Earls Court Placemaking Framework SPD priority 3.1.d, EC06 has been designed to have slender proportions informed by analysis of precedent exemplary schemes - a similar approach is taken to massing, proportions and ordering of the facade to emphasise slenderness.
Above: The Flat Iron building has been studied as a valuable precedent of a terminal urban block building on a triangular plot, rising to 20-storeys and of comparable proportion to EC06.
Right: Illustrative view of the EC06 prow viewed from the west.
Appearance
Base, middle, top
Horizontal cornice lines and variation in façade colours and rhythms define a base, middle and top on EC06.
Like the Flat Iron building the three layers; base, middle and top are expressed through horizontal banding and a change in architecture. EC06 reinvents this approach by using variations in brick colour, patterns, window sizes, and spandrels to define the three distinct layers of base, middle, and top.
In line with London Plan paragraph 3.9.6 and RBKC New Local Plan Draft Policies Review policy CD14.A, the top of EC06 has been designed to be recessive and articulated to provide a positive skyline response informed by the extrusion of the site’s geometry.
EC06 Warwick Crescent elevation, with a clearly defined base, middle and top.
Top Middle
Upper base
Lower base Entrance
6.3 EC06 Appearance
Base, middle, top
Four brick types alternate from piers and spandrels on the façade of EC06, creating an intriguing pattern and a distinct base, middle and top.
A green glazed brick base leads to dark buff piers and then to light piers in the middle finishing at the top with dark green piers. Spandrel colours alternate with the dark buff and light piers so that a dark buff spandrel is paired with light piers or light spandrel with dark buff piers; creating a woven pattern.
In line with London Plan paragraph 3.9.6 and RBKC Earls Court Placemaking Framework SPD priority 3.1.d, EC06 clearly defines a base, middle and top as critical elements of the design strategy.
Top: Green piers, Light spandrels
Middle: Light piers, Dark buff spandrels
Upper base: Dark buff piers, Light spandrels
Lower base: Green piers
The vertical piers and horizontal spandrels change material, emphasising the base, middle, top.
Material palette
EC06 north elevation base and middle
Facades are composed from a pattern of three brick types with a green glazed brick at the base of the building and key elements in precast concrete. The simple approach to the elevational treatment ensures that these materials will deliver a building that is elegant and timeless in quality.
In line with London Plan Policy D9.C.1.c and RBKC New Local Plan Draft Policies Review policies CD7.F.3 and CD2.B.4, materiality proposed for EC06 is attractive and pleasing, appropriate to the context, robust and contemporary in nature.
EC06
Façade appearance
The northern and western elevations show how the building addresses Warwick Crescent with a clear base that is activated with a range of uses.
The north and west elevations are directly informed by the nature of the triangular site created by the adjacent railway infrastructure. The curved balconies reflect the design approach for EC05, they soften the prow and provide residential amenity for the family homes.
Do not scale from this drawing. Verify all dimensions on site. Drawing should be read in conjunction with information from all other design consultants and contractors. All drawings in digital format are for reference only, paper copies are available on request.
The southern and eastern elevations show how the building addresses The Table Park to the south and Warwick Walk to the east.
To the south, the building is grounded on the park by the nursery which stretches along this entire elevation. To the east, the residential and cycle store entrances animate the public realm and provide residents direct access to the park. Residential floors begin at level 2 and the floorplate change at level 7 has been adopted to relate to the shoulder height of the EC05 mansion block.
Do not scale from this drawing. Verify all dimensions on site. Drawing should be read in conjunction with information from all other design consultants and contractors. All drawings in digital format are for reference only, paper copies are available on request.
Bay study 1 illustrates the typical top facade, highlighting its distinctive spandrels and highlighted piers and the transition to the roof top plant enclosure.
Bay study 2 illustrates the upper base of the typical facade, with its distinct combination of brick tones for piers and spandrels: dark multi stock brick piers and light stock brick patterned brickwork spandrels.
4. Light precast concrete
5. Bronze colour PCC steel railing
6. Green glazed brick
7. Patterned brickwork spandrels
8. Composite window frames with PPC aluminium finish
1. Yellow stock brick
2. Dark multi stock brick
3. Light stock brick
2. EC06 typical middle bay study
1. EC06 typical top bay study
Bay studies
Bay study 3 illustrates the western curved balconies and how they integrate into the design of the main building facades.
Bay study 4 illustrates the main residential entrance on Warwick Crescent, with its distinctive entrance and combination of materials used to emphasise the base of the building.
Key:
2. Dark multi stock brick
3. Light stock brick
4. Light precast concrete
5. Bronze colour PCC steel railing
6. Green glazed brick
7. Patterned brickwork spandrels
8. Composite window frames with PPC aluminium finish
9. Arched brickwork entrance porch
11. PPC steel door with integrated louvres
1. Yellow stock brick
10. Brown glazed brick
4. EC06 Typical base bay study
3. EC06 Typical western balcony bay study
6.4 Landscape
Landscape overview
The Detailed Component within EC05 and EC06 includes a number of public and communal landscaped spaces as described below.
- Public realm area between EC05 / EC06 which is known as Warwick Walk.
- EC05 Residents courtyard at Ground Floor and two residents roof terraces
- Biodiverse roof areas on EC06 lower level roofs
Legend:
1. Link to Warwick Crescent
2. Warwick Walk
3. EC06 amenity space
4. Ground floor courtyard
5. Mews street access to parking
6. 3rd floor terrace
7. 7th floor terrace
8. Biodiverse green roofs
Detailed description of landscape proposals for each area are provided on the following pages.
6.4 Landscape
Warwick Walk
Warwick Walk is a landscaped pedestrian route between Plots EC05 and EC06 which connects Warwick Crescent to The Table.
Key constraints and opportunities that have informed the landscape approach for the public realm are described below and on the diagram opposite.
1. 3.5m level change between Warwick Crescent finished floor level (FFL) and the Table FFL requires a stepped route and lift to provide a fully accessible design.
2. Adjacent building uses shape the design approach with planted buffers to homes and inactive frontage. The key entrance to EC05 is accentuated in the landscape whilst planted areas provide some protection to the nursery entrance in EC06.
3. There is an opportunity to build on the masterplan landscape approach in the design language to continue the biodiversity and green connections between the Table and Warwick Crescent.
4. There is an opportunity to provide some meaningful doorstep play and amenity within the link adjacent to EC06 to continue the play zone from the Table around the plots.
Legend:
Residential frontage
Nursery frontage
Food and beverage frontage
Cycle stores
Residential entrances
Nursery entrance
Circulation routes
Key views
Planting
Play space
Landscape
Warwick Walk
1. Table play space (Outline Component)
2. Nursery entrance
3. Residential entrance
4. Cycle store entrance
5. Planted buffers
6. Doorstep play
7. Greening to steps
8. Public lift
9. Focal tree
10. Warwick Crescent streetscape
6.4 Landscape
Residents Courtyard and Terraces
“Buildings are used as a popular stage. They are all divided into innumerable, simultaneously animated theatres. Balcony, courtyard, window, gateway, staircase, roof are at the same time stages and boxes“
Walter Benjamin ‘One Way Street’ 1924
The landscape approach to the residents courtyard and terraces has been shaped by the wider masterplan narrative, drawing on the history of the Site as Exhibition Centre, opera venue and pleasure gardens.
Landscape will function both as the ‘stage set’ where the stories of residents play out and as the ‘opera box’ which affords the opportunity to sit back and enjoy the view.
Each space is designed with its own strong identity, character and use that will respond to environmental conditions and maximise the amenity value of the spaces:
- Ground Floor Courtyard: The Captured Forest
- 3rd Floor Terrace: The Royal Circle
- 7th Floor Terrace: The Green Rooms
CAPTURED FOREST: THE STAGE SET
OPERA BOX: FILLED WITH SPECTATORS
GREEN ROOMS: CALM / IN NATURE
Landscape themes: ‘Opera Gardens’
Landscape as a stage - spontaneous and dramatic
6.4 Landscape
Ground Floor Courtyard
The Ground Floor courtyard has been designed to function as a calm space for wellness and quiet activity as well as a green backdrop to the internal lobby space.
The courtyard is filled with woodland planting with densely planted clear stemmed trees allowing views out from the building. To the eastern, northern and southern edges planting is layered, creating a screen to inactive edges and privacy for townhouse rear gardens.
Playful winding paths are carved into the planted area. A central ‘glade’ incorporating a focal tree and water feature provides a quiet space for seating or small group activities.
The eastern part of the courtyard is designed as an attractive paved mews street allowing access to parking for EC04 and EC05.
7.
9.
Courtyard Concept Plan
1. Spill-out from internal amenity
2. Dense tree planting with raised canopies
3. Glade with focal tree / water
4. Pockets of integrated seating
5. Denser layered planting and topography
6. Private terraces to townhouses
Front gardens to townhouses
8. Vehicular and pedestrian gates
Mews street access
10. Gated access to garden for cyclists
11. Green roof to cycle pavilion
Landscape
3rd Floor Terrace
The 3rd floor terrace has been designed as an ‘opera box’ in which residents can relax and enjoy the sunny aspect and views over the park.
The layout is designed to optimise the movement of the sun throughout the day and provide a mix of open and sheltered spaces. A larger central area provides flexibility of use whilst smaller pockets are positioned to make the most of morning and afternoon sun.
Planting is designed to work well with sunny conditions with vibrant colourful perennials and herbs including edible species.
Legend
1. Terrace access
2. ‘Morning pod’
3. ‘Evening pod’
4. Central flexible space
5. Folded timber lounger
6. Sculptural pergola
7. Views to park
8. Edible garden with seating pockets
9.
Small, characterful multistem trees
10. Denser buffer planting
11. Stepping stone paths
Location Plan
6.4 Landscape
7th Floor Terrace
The 7th floor terrace has been designed as a more secluded space for residents, a richly planted garden with inherently playful trails and secluded pockets of seating allowing space to relax in contact with nature.
To the south a more densely planted edge provides a buffer to homes and private terraces facing on to the terrace. To the north and east openings in the planting allow views towards the city and back towards the Table.
Green screen elements surround the central plant enclosure which is equipped with a green roof to contribute to Site biodiversity and urban greening. Legend
1. Access from core
2. Buffer planting to adjacent homes
3. Planted garden with playful trails
4. Small seating pockets
5. Openings with views
6. Small group space
7. Green screen to plant area
8. Green roof to plant area
6.4 Landscape
Urban Greening Factor and Biodiversity Net Gain
The wider masterplan strategy sets a baseline for Plots EC05 and EC06 in terms of UGF and BNG to ensure the masterplan as a whole is able to deliver on policy targets.
Both Plots EC05 and EC06 exceed the masterplan baseline score requirements in both UGF and BNG.
It should be noted that these figures apply only to the on-plot landscape and exclude the public realm areas. Public realm area is counted towards the wider public realm contribution to UGF as set out in the masterplan documentation.
Note: public realm counts towards the wider public realm contribution to UGF
Landscape areas contributing to UGF / BNG
6.4 Landscape
Play strategy
The play strategy set out by the masterplan places 0-4 years (Doorstep) play within plots. Play for older children is provided within the masterplan landscape.
• EC06 requires 525m2 of 0-4 year doorstep play. 160m2 is provided in Warwick Walk consisting of a mixture of equipped play features and informal play such as stepping stone trails. The remaining area is located in the Table Park as part of the Outline Component.
• EC05 requires 195m2 of 0-4 years doorstep play. 50m2 of this is provided on the resident terraces consisting of informal play features such as trails through planting and foraging garden. The remaining area is located in the Table as part of the Outline Component.
• Older age group’s play is provided within the play areas of the wider public realm as part of masterplan strategy.
► Please see the Design and Access Statement: Masterplan EC.PA.08 for further information on the play space strategy.
WARWICK WALK
6.4 Landscape
Play strategy
The proposed play areas will include a range of natural and sensory interventions and play to challenge gross and fine motor skills.
This will include a combination of incidental play features and equipped play elements including (but not limited to):
• Timber balance beam
• Natural stones
• Timber steppers
• Climbing frame features
• Slides
• Sound - talking pipes
• Undulating landform
INCIDENTAL PLAY FEATURES
EQUIPPED
6.4 Landscape
Soft landscaping
Sunlight studies of the various spaces have allowed detailed analysis of sunlight falling on ground throughout the year. The has been used to classify landscape areas as ‘shaded’, ‘semi-shaded’ and ‘sunny’ and has shaped the development of plant communities that are well suited to their growing conditions.
Site-specific plant palettes have been developed, to respond to various Character Areas and scale of spaces around Plots EC05 and EC06. A combination of native and adapted plants are proposed, with high durability and low water demand.
Shade and feature trees define the spaces and provide a green ceiling, shelter and seasonal colour. A range of shrubs, perennials and bulbs has been selected to provide seasonal colour, shade, variety and texture within the landscape.
This mix of planting is not exhaustive, further detailed planting palettes will be explored in future design stages.
Planting palettes
Warwick Walk
3rd Floor Terrace
Ground Floor Courtyard
7th Floor Terrace
Hamamelis × intermedia
Salvia officinalis
Viburnum opulus
Viburnum opulus
Hakonechloa macra
Origanum vulgare Iris foetidissima
Aster divaricatus
Libertia grandiflora
Allium angulosum
Sarcococca confusa
Aronia melanocarpa
Taxus baccata repandens
Arbutus unedo
Matteuccia struthiopteris
Geranium cantabrigiense
Campanula trachelium
Epimedium x perralchicum ‘Fröhnleiten’
Hyacinthoides nonscripta
Carex divulsa
Landscape
Trees and specimen shrubs
Trees and specimen shrubs will strengthen the masterplan with some continuity in species between the Table and Warwick Walk. It will also reinforce the distinct character of each space.
Trees are proposed both within Warwick Walk and across the courtyard and terraces of EC05 as shown on the plan adjacent.
The selection includes species that will allow high levels of natural light to filter through the canopy and the heights of the lower branches of the trees will allow for clear views through the masterplan. The texture, colour and height will be considered when placing each tree.
The tree palette has been developed in consideration of the following:
• Appropriateness to place;
• Aspect and direct sunlight available;
• Biodiversity value; and
• Longevity
Warwick Walk
Carpinus betulus
Acer campestre
Acer x zoeschense
Amelanchier lamarckii
Ostrya carpinifolia
Cornus controversa
GF Courtyard
Acer pensylvanicum
Cornus mas
Cornus controversa
Acer x zoeschense
Amelanchier lamarckii
Magnolia tripetala
3rd Floor Terrace
Amelanchier lamarckii
Cornus mas
Malus `Evereste`
Malus `Cardinal`
Malus `Coccinella`
Asimina triloba
7th Floor Terrace
Acer ginnala
Amelanchier lamarckii
Cornus mas
Magnolia tripetala Proposed Trees Proposed Specimen Shrubs
The hard landscape design for the Warwick Walk provides continuity with the adjacent public realm areas of the masterplan.
Materials selection provides a robust solution that will support the anticipated uses. Emphasis has also been placed on the appropriateness of the materials in regard to character and place making.
A simple, de-cluttered palette of naturalistic materials has been chosen for the public realm between EC05 and EC06.
On the EC05 terraces, hard materials help to define the distinct character of each space. High quality paving is selected to work with the intended look and feel and be appropriate for the anticipated use and environment.
Resin bound gravel
6.4 Landscape
Furniture strategy
Built in seating provides physical amenity, moments to pause for rest and relaxation and can assist in animating the public realm by encouraging people to linger and socialise.
The following principles have been considered in the selection of furniture types:
• Consistency in character and materials with reference to the wider masterplan through use of timber and metal elements. Also taking account of comfort and inclusive provision for all users.
• Public realm furniture elements will be robust, low maintenance able to tolerate the demands of the public environment.
• Designed for all abilities. All furniture will be designed to BS8300-1 2018 Design of an accessible and inclusive built environment. External environment – 10.7
6.4 Landscape
Lighting Strategy
The lighting of the public realm provides safe and welcoming spaces in the hours of darkness which also enhance qualities of the landscape.
Lighting of pedestrian routes is via lower poles and building mounted light fittings where appropriate, ensuring that routes are lit to create a safe environment for effective navigation.
Feature lighting is considered for key elements in the landscape where it will enhance the experience of the space in the hours of darkness, for example use of tree uplighting. Lighting of the stepped route will also be key in ensuring safe and accessible public realm at night.
On communal terraces, lighting is designed to facilitate evening and night-time use of amenity spaces, to reinforce the character of each terrace and to create dramatic focal points within the landscape.
Multi-directional pole lighting
Lighting to steps
Building mounted lighting
Tree uplifting
Bollard lighting
Catenary lighting to pergola
Lighting Strategy
7 Technical Strategies
7.1 Access & Inclusivity
Pedestrian access
Pedestrian access to EC05 and EC06 will be at-grade from the public realm, via Warwick Crescent or the Table Park.
The Table Park is mainly level, while Warwick Crescent is gently sloped from east to west. Footpaths are generous and no less than 2m wide at any point. Proposed ground surfaces are firm, non-slip and even. There is a level difference of 3.5m between Warwick Crescent and the Table Park, which is proposed to be addressed via stairs and an external public lift. An alternative stepfree route in case of lift breakdown is provided via West Brompton Crescent. The design has been developed to create a space that will be accessible to all and will provide a wide variety of experiences and activities for different user groups and age ranges.
Access & Inclusivity
Designing for inclusivity in the public realm : Warwick Walk
Inspired by engagement feedback which emerged from the Public Realm Inclusivity Panel (PRIP), the zoning and programming of Warwick Walk focuses on creating a place that feels safe, inclusive and accessible for everyone.
The design has been developed to create a space that will be accessible to all and will provide a wide variety of experiences and activities for different user groups and age ranges. Key design principles of inclusive design are outlined to the right.
Seating along pedestrian routes for people to stop and rest
Sensory planting / contact with nature
Opportunities for ephemeral experiences, installations or events
Seating located close to play for parents / carers
A mix of equipped and informal play elements for a range of age groups and abilities
Well lit routes that function in all weather
Multifunctional landscape, a range of spaces and experiences, quieter and more active spaces
Inherently playful environment, play within nature
Tree planting to provide shade and sheltered conditions
EC05
Car parking
In line with The London Plan (2021) the development is proposed to be car-free with the exception of blue badge parking. The requirements are for 3% of the total unit number for each block which amounts to 7 spaces for EC05 delivered on-plot. A space is also provided for nonresidential uses as part of the Outline Component.
The car parking strategy should be read in conjunction with the full transport report provided by WSP, which details the masterplan car parking strategy for visitors, residents, and workers.
► For additional information please see Parking Design and Management Plan EC05 and EC06 EC.RBKC.05.
M4(3) non-residential parking on-street within the Outline Component
► Please see Appendix Accessibility Statement for full details.
Access & inclusivity
Building EC05 has been designed taking into account the relevant planning policy, following the guidance of Approved Document M, and has considered the design guidance stated in relevant British Standards and other current good practice guidance about meeting the needs of disabled people.
As part of the design process several features and considerations have been incorporated to provide the highest access standards for the development, including the following:
• Entrances - Direct and convenient approach to the main entrance on Warwick Crescent and to the secondary entrance at the Table Park level. Entrances are covered with a large canopy that will make them easily recognisable. Both entrances are connected through the lift core, and from both entrances residents can access their dwellings via the lift core.
• Communal circulation - all routes throughout EC05 will be accessible and designed in accordance to Section 3A: Approach to the dwelling of AD M Vol.1. Corridors will be 1500mm wide in all instances allowing sufficient space for wheelchair users to manoeuvre and to pass in opposite directions.
• Lifts - all dwellings will have access to three passenger lifts that serve all floors. Proposed car lifts exceed the minimum dimensions accommodating a
wheelchair user with several other passengers.
• Stairs - all stairs and steps across EC05 have been designed to meet the requirements of AD K for ‘general access stair’, with access provisions and dimensions that suit ambulant disabled people.
• Accessible amenities for all residentsresidents of EC05 will benefit from communal amenities at Ground Floor and basement. All amenities will be accessible and designed in consideration of the needs of disabled people. Access to the amenities will be step-free from the main lift core. Where appropriate, hearing enhancement systems will be installed.
• Accessible outdoor spaces for all residents - residents of EC05 will benefit of communal outdoor courtyard at Ground Floor and communal roof terraces at level 03 and 07. Outdoor spaces will be accessible with suitable ground surfaces and provision of a variety of seating.
• Accessible housing - In line with the London Plan 2021, ten per cent of the dwellings of the total development have been designed to meet Building Regulation requirement M4(3) ‘wheelchair user dwellings’; and ninety percent of the dwellings of the total development have been designed to meet M4(2) ‘accessible and adaptable dwellings’.
• Emergency egress - incorporation of an evacuation lift and one combined evacuation lift and fire-fighting lift serving all floors that will provide a safe and dignified means of escape for all residents.
Ground floor
(Access Overlay for illustrative purposes)
First floor
(Access Overlay for illustrative purposes)
Access & inclusivity
Basement floor
(Access Overlay for illustrative purposes)
Third floor
(Access Overlay for illustrative purposes)
Seventh floor
(Access Overlay for illustrative purposes)
Ninth floor
(Access Overlay for illustrative purposes)
Twenty-third floor
(Access Overlay for illustrative purposes)
Twenty-sixth floor
(Access Overlay for illustrative purposes)
Delivery and servicing
The Strategic Framework establishes a pedestrian priority access and servicing strategy which provides a below ground vehicle servicing road (St Cuthbert’s Lane), which removes the majority of building servicing vehicles from Warwick Crescent, allowing it to be a low traffic street.
Refuse and servicing vehicles access EC05 via St Cuthbert’s Lane, below ground. Resident drop-offs and hot-food deliveries are via Warwick Crescent, which is served by a loading bay adjacent to the EC05 resident entrance.
► For additional information please see the Draft Delivery and Servicing Plan: EC05 and EC06 EC.RBKC.04
EC05
Cycle parking
Cycle parking is provided in a mix of types: Sheffield stands, larger accessible / cargo bike stands and two-tier cycle stands.
All larger accessible cycle storage is provided at grade in EC05, adjacent to the residential core for ease. The remainder of the cycle storage is accessed through the dedicated cycle pavilion along Warwick Crescent, which leads to secure stores at basement level, on the route to the residential core.
► For additional information please see the Draft Parking Design and Management Plan EC05 and EC06 EC.RBKC.05
Cycle parking (continued)
The basement cycle store provides a mixture of Sheffield stands and twotier. It is accessed either via the cycle hub lift or the cycle stair ramp.
The bin stores have been designed in line with RBKC waste requirements. Residential waste will be collected twice weekly, and commercial waste collected daily.
With the exception of the two townhouses, all residential refuse will be collected from two dedicated refuse collection points along St Cuthbert’s Lane at basement level. Minimising the number of refuse collection vehicles at street level. The two townhouses have dedicated refuse stores which are serviced from Warwick Crescent.
The refuse strategy should be read in conjunction with the full waste report provided by WSP.
► For additional information please see the Draft Operational Waste Management Plan EC05 and EC06 EC.RBKC.06
Townhouses Level 00
The fire strategy should be read in conjunction with the Fire Report.
Proposed tall buildings are designed with two staircases, and three lifts. Two lifts are evacuation lifts and there is a protected refuge with an intercom for wheelchair users to await safe evacuation in the event of an emergency.
Fire tender access for EC05 is from the Table Park Level, as defined by the masterplan strategies.
Plot team's illustrative proposal is shown for EC04. Note that SOA rev.17 reflects HBSEW baseline outline areas instead.
LIMIT BEFORE REQUIRING TURNING HEAD REQUIREMENTS IN LINE WITH AD-B 15.2.
ASSUMED FIRE VEHICLE ACCESS POINT TO SITE.
TURNING CIRCLE REQUIRED (SINGLE DIRECTION ACCESS EXCEEDS 20m).
18m
► For additional information please see the Fire Statement: EC05 EC.RBKC.08A
CDM Regulations:
PRELIMINARY
► Please see the EC05 and EC06 Sustainability Statements EC.RBKC.10 and EC.RBKC.11 for full details.
Sustainability
The Earls Court Development proposes to set a new standard in sustainable urban living, aligning with the Greater London Authority’s Net Zero Carbon requirements, and surpassing existing environmental policies policy benchmarks. This ambitious project is not only focused on the carbon footprint of its buildings but extends its commitment to reducing emissions in all aspects of the development.
Plot EC05 aims to achieve a 17.94% reduction in CO2 emissions through passive design and energy efficiency measures (‘Be Lean’) and an overall 67.10% reduction through connection to the Site-wide ‘5th generation ambient energy network’, significantly improving on ‘business as usual’.
The design of EC05 uses Passivhaus principles where practicable and where possible, aiming at high environmental performance for residential uses.
The Earls Court Development is set to pioneer a comprehensive ‘water neutral’ management strategy that integrates seamlessly across both public and private spaces, significantly reducing environmental impact. This strategy includes minimising Site water runoff and maximising water capture and reuse, ensuring a sustainable approach to urban development.
Plot EC05 will look to include a combination of efficient fittings to achieve an overall water consumption of 105l/p/d.
The Plot will aim to limit water usage to 80l/p/d, which is 24% better than Building Regulations, through the use of a combination of low flow fittings, rainwater harvesting and where appropriate greywater recycling.
The Earls Court Development intends to make a profound impact on biodiversity and natural ecosystems, surpassing regulatory requirements and setting a new standard for environmental stewardship. With a commitment to achieving a Biodiversity Net Gain of >85%, well above the Environment Act’s mandated 10%, the project demonstrates a resolute dedication to preserving and enhancing natural habitats.
EC05 targets an Urban Greening Factor of 0.342, which will be met through a combination of sedum green roof, green wall, trees and intensive green roof. These measures will contribute to the Urban Greening Factor of the Site beyond the current baseline to >0.4 across the whole Site.
The Earls Court Development proposes to set a new benchmark in urban air quality, targeting a healthier environment both on-Site and in the surrounding community. By targeting pollutant levels that are at least 10% lower than the Borough averages, the project emphasises its commitment to a cleaner, greener future.
A key feature of the Earls Court Development’s strategy is the absence of combustion-based plant and equipment for daily operations (other than life safety systems such as emergency generators, which will utilise sustainable biofuels). This approach eliminates a major source of air pollutants. As such, Plot EC05 proposes no combustion plant.
The Earls Court Development is committed to sustainable practices that prioritise the responsible use and reuse of resources, embodying principles of durability, disassembly, re-use, and adaptability. Where possible and to suit the requirements of the site, existing buildings and structures will be retained on-Site, including The Table and the historic train siding, as well as the facades of Empress Place, West Brompton Apron, and Warwick Apron.
We will use materials that minimise carbon impacts, targeting 20% of materials that are reused and/or contain recycled content. Plot EC05 aims to achieve 616kgCO2/m2 of upfront embodied carbon emissions, significantly improving on ‘business as usual’.
The Earls Court Development is seeking to redefine urban living by creating spaces that resonate positively with individuals and the community at large. This initiative is deeply rooted in an inclusive design philosophy guided by the insights from the ‘Public Realm Inclusion Panel’ (‘PRIP’), which hosted 20 workshops to shape the design and functionality of the public realm.
Plot EC05 has undertaken a detailed overheating risk analysis to inform and optimise the design. Through external shading measures such as recessed glazing and balconies and boosting the MVHR unit and introducing limited active cooling, the Plot achieves compliance with the DSY1 2020 weather file as per Part O requirements. The Plot also achieves compliance with the DSY2 and DSY3 2020 2050 weather files, demonstrating resilience against future climate scenarios. Beyond net zero
7.2 EC05
Daylight
and sunlight
GIA have been working closely alongside the Design Team since the early massing stages with the aim of optimising the daylight and sunlight quality within the proposed accommodation.
As typical of any scheme of this size and density, the design responds to a number of constraints. In particular, a balance has been sought between daylight performance, the provision of private external amenity in the form of balconies, overheating considerations and maximising the energy performance of the building through passive design measures.
The design has sought to respond to these constraints in a number of ways and numerous design options have been reviewed to help ensure occupants have the greatest access to natural light as possible.
In relation to daylight, the overall performance within EC05 and EC06 is good. When adopting the commonly used approach to apply the 150 lux living room target also to combined living/ kitchen/dining rooms (LKDs) and studios, 66% of the rooms assessed would achieve or exceed the minimum levels Median Daylight Illuminance (MDI) recommended within the UK National Annex for residential buildings.
In the areas with lower levels of daylight, the scheme has responded by amending the layouts to ensure the daylight is focussed on the most valuable areas (such as living areas over kitchen areas or bedrooms), increasing window sizes where possible and carefully controlling the balcony placement.
Sunlight access is adequate considering the context, with 54% of the residential homes seeing the recommended solar exposure.
Finally, a variety of outdoor amenity spaces are provided within and around this building where future occupants will be able to enjoy either a sunlit or more shaded space depending on their requirements. The sunlight performance of the open spaces is in line with expectations for high-density locations such as this and is also considered adequate considering the context of the wider Earls Court Development.
Overall, therefore, the scheme has been optimised for daylight, sunlight and overshadowing. The levels of daylight and sunlight within the proposed homes are generally good considering the buildings’ typology, density and setting and further details are provided within GIA’s Report “Amenity Within the Site: Internal Daylight, Sunlight & Overshadowing Assessment EC05 & EC06”.
► Please see Amenity within the site: internal daylight, sunlight and overshadowing assessment: EC05 and EC06 (EC.RBKC.07) for full details.
Overshadowing assessment, sun exposure on ground - 21st June (Summer Solstice)
EC05
Health & safety
Façade access and maintenance is proposed through a combination of measures: BMUs, MEWPs and long poles.
Building Maintenance Units (BMUs) are proposed on the roof of EC05 serving the EC05 tall building. EC05 mansion block is maintained by a MEWP with internal window cleaning. And lower levels for both buildings are cleaned using a long pole.
of the systems and the health and the facades of the development, one on cleaning, light maintenance and providing collective protection to the operatives
omit the EC06 BMU and leave the cleaning the internally cleaned windows can be
windows and MEWPs is proposed floor, as they eliminate the need to work can be deployed frequently to ensure the
of MEWPs is proposed on the EC05 tenants, while infrequent access for light can be accommodated by MEWPs.
Drawing of the EC05 static BMU in an outstretched position for illustration only
Example of a static BMU
EC06
Car parking
In line with The London Plan (2021) the development is proposed to be car-free with the exception of blue badge parking. The requirements are for 3% of the total unit number for each block which amounts to 4 spaces for EC06 which are delivered on-street as part of the Outline Component. A space is also provided for non-residential uses as part of the Outline Component.
The car parking strategy should be read in conjunction with the full transport report provided by WSP, which details the masterplan car parking strategy for visitors, residents and workers.
► For additional information please see the Draft Parking Design and Management Plan EC05 and EC06 EC.RBKC.05
Key:
Vehicles, cycle and pedestrians
Car park access
M4(3) parking space on -plot
M4(3) parking space on-street within the Outline Component
M4(3) non-residential parking on-street within the Outline Component
Main access point
Level 00 (+9)
► Please see Appendix Accessibility Statement for full details.
Access & inclusivity
Building EC06 has been designed taking into account the relevant planning policy, have followed the guidance of Approved Document M, and has considered the design guidance stated in relevant British Standards and other current good practice guidance about meeting the needs of disabled people.
As part of the design process several features and considerations have been incorporated to provide the highest access standards for the development, being the most relevant the following:
• Entrances - Direct and convenient approach to the main entrance on Warwick Crescent and to the secondary entrance at the Table Park level. Entrances are covered with a large canopy that will make them easily recognisable. Both entrances are connected through the lift core, and from both entrances residents can access their dwellings via the lift core.
• Communal circulation - all routes throughout EC06 will be accessible and designed in accordance to Section 3A: Approach to the dwelling of AD M Vol.1, allowing sufficient space for wheelchair users to manoeuvre and to pass in opposite directions.
• Lifts - all dwellings will have access to two passenger lifts that serve all floors. Non-residential elements have access to a passenger lift that connects from basement to first floor. Proposed car lifts exceed the minimum dimensions accommodating a wheelchair user with several other passengers.
• Stairs - all stairs and steps across EC06 have been designed to meet the requirements of AD K for ‘general access stair’, with access provisions and dimensions that suit ambulant disabled people.
• Accessible housing - In line with the London Plan 2021, ten per cent of the dwellings of the total development have been designed to meet Building Regulation requirement M4(3) ‘wheelchair user dwellings’; and ninety percent of the dwellings of the total development have been designed to meet M4(2) ‘accessible and adaptable dwellings’.
• Emergency egress - incorporation of an evacuation lift and one combined evacuation lift and fire-fighting lift serving all floors that will provide a safe and dignified means of escape for all residents.
The Strategic Framework establishes a pedestrian priority access and servicing strategy which provides a below ground vehicle servicing road ( St Cuthbert’s Lane ), which removes the majority of building servicing vehicles from Warwick Crescent, allowing it to be a low traffic street.
Refuse and servicing vehicles access EC06 via St Cuthbert’s Lane, below ground. Resident drop-offs and hot-food deliveries are via Warwick Crescent, which is served by a loading bay adjacent to the EC06 resident entrance.
► For additional information please see the Draft Delivery and Servicing Plan: EC05 and EC06 EC.RBKC.04
Cycle parking
Cycle parking is provided in a mix of types: Sheffield stands, larger accessible / cargo bike stands and two-tier cycle stands.
All cycle storage for EC06 is provided at grade on The Table Park level, connecting to the wider cycle network through the site. A public lift is also available for cyclists who travel from Warwick Crescent.
► For additional information please see the Draft Parking Design and Management Plan EC05 and EC06 EC.RBKC.05
Refuse
The bin stores have been designed in line with RBKC waste requirements. Residential waste will be collected twice weekly, and commercial waste collected daily.
All residential refuse for EC06 will be collected from a dedicated refuse collection point along the St Cuthbert’s Lane at basement level, minimising the number of refuse collection vehicles at street level. The two townhouses have dedicated refuse stores which are serviced from Warwick Crescent.
The refuse strategy should be read in conjunction with the full waste report provided by WSP.
► For additional information please see the Draft Operational Waste Management Plan: EC05 and EC06 EC.RBKC.06
The fire strategy should be read in conjunction with the Fire Report.
EC06 is designed with two staircases and two lifts. Both lifts can operate as evacuation lifts and there is a protected refuge with intercom on every level for wheelchair users to await safe evacuation in the event of an emergency.
Fire tender access for EC06 is via Warwick Crescent.
Plot team's illustrative proposal is shown for EC04. Note that SOA rev.17 reflects HBSEW baseline outline areas instead.
► For additional information please see the Fire Statement: EC06 EC.RBKC.08B
CDM Regulations:
LIMIT BEFORE REQUIRING TURNING HEAD REQUIREMENTS IN LINE WITH AD-B 15.2.
ASSUMED FIRE VEHICLE ACCESS POINT TO SITE.
TURNING CIRCLE REQUIRED (SINGLE DIRECTION ACCESS EXCEEDS 20m).
18m MAXIMUM DISTANCE FROM FIRE TENDER LOCATION TO DRY RISER INLET. DRY RISER INLET WILL BE LOCATED AT THE ENTRANCE TO THE FIREFIGHTING CORE.
INDICATES
BASEMENT ACCESS BASEMENT ACCESS TO BE INCORPORATED
PRELIMINARY
FIRE HYDRANT CONNECTION POINT
► Please see the EC05 and EC06 Sustainable Statement EC.RBKC.10 and EC.RBKC.11 for full details.
Sustainability
The Earls Court Development proposes to set a new standard in sustainable urban living, aligning with the Greater London Authority’s Net Zero Carbon requirements and surpassing existing environmental policies policy benchmarks. This ambitious project is not only focused on the carbon footprint of its buildings but extends its commitment to reducing emissions in all aspects of the development.
Plot EC06 aims to achieve a 22.69% reduction in CO2 emissions through passive design and energy efficiency measures (‘Be Lean’) and an overall 69.17% reduction through connection to the Site-wide ‘5th generation ambient energy network’, significantly improving on ‘business as usual’.
The design of EC06 uses Passivhaus principles where practicable and where possible, aiming at high environmental performance for residential uses.
The Earls Court Development is set to pioneer a comprehensive ‘water neutral’ management strategy that integrates seamlessly across both public and private spaces, significantly reducing environmental impact. This strategy includes minimising Site water runoff and maximising water capture and reuse, ensuring a sustainable approach to urban development.
Plot EC06 will look to include a combination of efficient fittings to achieve an overall water consumption of 105l/p/d.
The Plot will aim to limit water usage to 80l/p/d, which is 24% better than Building Regulations, through the use of a combination of low flow fittings, rainwater harvesting and where appropriate greywater recycling.
Circular resource use
The Earls Court Development is committed to sustainable practices that prioritise the responsible use and reuse of resources, embodying principles of durability, disassembly, re-use, and adaptability. Where possible and to suit the requirements of the site, existing buildings and structures will be retained on-Site, including The Table and the historic train siding, as well as the facades of Empress Place, West Brompton Apron, and Warwick Apron.
We will use materials which minimise carbon impacts, targeting 20% of materials that are reused and/or contain recycled content. Plot EC06 aims to achieve 628kgCO2/m2 of upfront embodied carbon emissions, significantly improving on ‘business as usual’.
The Earls Court Development intends to make a profound impact on biodiversity and natural ecosystems, surpassing regulatory requirements and setting a new standard for environmental stewardship. With a commitment to achieving a Biodiversity Net Gain of >85%, well above the Environment Act’s mandated 10%, the project demonstrates a resolute dedication to preserving and enhancing natural habitats.
EC06 targets an Urban Greening Factor of 0.054, which will be met through a green roof. These measures will contribute to the Urban Greening Factor of the Site beyond the current baseline to >0.4 across the whole Site.
The Earls Court Development proposes to set a new benchmark in urban air quality, targeting a healthier environment both on-Site and in the surrounding community. By targeting pollutant levels that are at least 10% lower than the Borough averages, the project emphasises its commitment to a cleaner, greener future.
A key feature of the Earls Court Development’s strategy is the absence of combustion-based plant and equipment for daily operations (other than life safety systems such as emergency generators, which will utilise sustainable biofuels). This approach eliminates a major source of air pollutants. As such, Plot EC06 proposes no combustion plant.
The Earls Court Development is seeking to redefine urban living by creating spaces that resonate positively with individuals and the community at large. This initiative is deeply rooted in an inclusive design philosophy guided by the insights from the ‘Public Realm Inclusion Panel’ (‘PRIP’), which hosted 20 workshops to shape the design and functionality of the public realm.
Plot EC06 has undertaken detailed overheating risk analysis to inform and optimise the design. Through external shading measures such as recessed glazing and balconies and boosting the MVHR unit and introducing limited active cooling, the plot achieves compliance with the DSY1 2020 weather file as per Part O requirements. The plot also achieves compliance with the DSY2 and DSY3 2020 2050 weather files, demonstrating resilience against future climate scenarios.
7.3 EC06
Daylight and sunlight
GIA have been working closely alongside the Design Team since the early massing stages with the aim of optimising the daylight and sunlight quality within the proposed accommodation.
As typical of any scheme of this size and density, the design responds to a number of constraints. In particular, a balance has been sought between the daylight performance, the provision of private external amenity in the form of balconies, overheating considerations and maximising the energy performance of the building through passive design measures.
The design has sought to respond to these constraints in a number of ways and numerous design options have been reviewed to help ensure occupants have the greatest access to natural light as possible.
In relation to daylight, the overall performance within EC05 and EC06 is good. When adopting the commonly used approach to apply the 150 lux living room target also to combined living/ kitchen/dining rooms (LKDs) and studios, 78% of the rooms assessed would achieve or exceed the minimum levels Median Daylight Illuminance (MDI) recommended within the UK National Annex for residential buildings.
In the areas with lower levels of daylight, the scheme has responded by amending the layouts to ensure the daylight is focussed on the most valuable areas (such as living areas over kitchen areas or bedrooms), increasing window sizes where possible and carefully controlling the balcony placement.
Sunlight access is adequate considering the context, with 42% of the residential homes
seeing the recommended solar exposure.
Finally, a variety of outdoor amenity spaces are provided around this building where future occupants will be able to enjoy either a sunlit or more shaded space depending on their requirements. The sunlight performance of the open spaces is in line with expectations for high-density locations such as this and is also considered adequate considering the context of the wider Earls Court Development.
Overall, therefore, the scheme has been optimised for daylight, sunlight and overshadowing. The levels of daylight and sunlight within the proposed homes are generally good considering the buildings’ typology, density and setting and further details are provided within GIA’s Report “Amenity Within the Site: Internal Daylight, Sunlight & Overshadowing Assessment EC05 & EC06”.
► Please see Amenity within the site: internal daylight, sunlight and overshadowing assessment: EC05 and EC06 (EC.RBKC.07) for full details.
Overshadowing assessment, sun exposure on ground - 21st June (Summer Solstice)
7.3 EC06
Health & safety
Façade access and maintenance is proposed through a combination of measures: BMUs, MEWPs and long poles.
development, the efficiency of the systems and the health and proposed to access the majority of the facades of the development, one on a reliable strategy for cleaning, light maintenance and two blocks, while providing collective protection to the operatives
Building Maintenance Units (BMUs) are proposed on the roof of EC06 providing maintenance access for EC06. Lower levels for both buildings are cleaned using a long pole.
there is an opportunity to omit the EC06 BMU and leave the cleaning comparison between the BMU and the internally cleaned windows can be in the next design stage.
poles internally openable windows and MEWPs is proposed
option for the ground and first floor, as they eliminate the need to work is easy to manage and can be deployed frequently to ensure the in good condition.
windows and the infrequent use of MEWPs is proposed on the EC05 performed by the tenants, while infrequent access for light occasional controlled deep cleans can be accommodated by MEWPs.
Drawing of the EC06 BMU track and BMU in an outstretched position for illustration only
Example of a track based BMU system
Route Lighting Standards
Colour Temperature
7.4
Security Strategy
A Security Planning report (SPR) has been undertaken as for the Hybrid Application. The SPR outlines security strategies that can be replicated and implemented at both plot and building level.
The Masterplan Security Strategy has, following guidance from the Metropolitan Police Designing Out Crime Officers (DOCO) and the Applicant’s planning advisors, been designed to the principles of Secured by Design.
Particular considerations for EC05 and EC06 include:
► Please see the Security Planning report EC.PA.36 for more details.
The following range of British Standards are proposed for the lighting of the various routes across the Earls Court site. In line with the derivation guidelines of the Standards themselves, these proposals are based on the expected traffic intensity and makeup of those using these routes.
• Compartmentalisation through the use of access controls.
It is proposed that the intensity of all routes is dimmed through the later periods of the night, reflecting the reduction in activity and traffic, and reducing the impact of light through the night on neighbours and ecosystems. Precise timings of overnight periods are to be determined.
adjacent areas into the new
1.4 Lighting Strategy
Route Lighting Standards
The following range of British Standards are proposed for the lighting of the various routes across the Earls Court site. In line with the derivation guidelines of the Standards themselves, these proposals are based on the expected traffic intensity and makeup of those using these routes.
Colour temperatures of the public realm vary across the site according to the intended use of the spaces and their occupants, and also in relation to their adjacent spaces, easing transition between areas as people move across the site.
• Warwick Walk
The proposed streets which lead from existing
► Route lighting standards defined by British Standards BS 5489-1 and BS 13201
A Lighting Strategy is contained within the Design and Access Statement: Masterplan EC.PA.08. This sets out the lighting strategy across the masterplan with guidance on lighting lux levels, temperatures and general strategy for lighting amongst other points. The strategies within the report, summarised below influence the lighting strategy for the detailed landscape designs in Warwick Walk.
Proposals for public realm lighting and building lighting are shown in Chapter 6 of this DAS.
will feature the coolest colour temperatures of public realm lighting, matching the existing 3000K of the adjacent areas. Most of the pedestrian routes and spaces of the site will lit to a slightly warmer, welcoming 2700K. along the proposed wildlife corridor will feature a very warm 2200K light, which has less on many birds and insects species.
– Pedestrian routes are lit with lower poles and building-mounted fittings. Feature lighting, such as tree uplighting, enhances key landscape elements at night and stepped routes are illuminated for safe public access.
• Communal terraces
– Lighting designed for evening use, reinforcing terrace character and creating dramatic focal points.
• Balcony lighting
– Wall mounted lighting.
1.4 Lighting Strategy
Colour Temperature
It is proposed that the intensity of all routes is dimmed through the later periods of the night, reflecting the reduction in activity and traffic, and reducing the impact of light through the night on neighbours and ecosystems. Precise timings of overnight periods are to be determined.
Colour temperatures of the public realm vary across the site according to the intended use of the spaces and their occupants, and also in relation to their adjacent spaces, easing transition between areas as people move across the site.
The proposed streets which lead from existing
► Route lighting standards defined by British Standards BS 5489-1 and BS 13201
adjacent areas into the new development will feature the coolest colour temperatures of the public realm lighting, matching the existing 3000K of the adjacent areas. Most of the pedestrian routes and spaces of the site will be lit to a slightly warmer, welcoming 2700K. Areas along the proposed wildlife corridor will feature a very warm 2200K light, which has less impact on many birds and insects species.
that ‘tuneable white’ fixtures are used, which can shift into warmer 2200K colour temperatures across the entrire site through late night periods to reduce the impact of light spill on residents and ecosystems.
Earls Court - Lighting strategy
Proposed colour temperatures (evening)
Proposed colour temperature (evening)
Proposed route lighting standards (evening)
Warwick Walk
Warwick Walk
Microclimate
The Detailed Component has been assessed together with the masterplan for it’s performance in terms of wind and microclimate by RWDI, to ensure the public realm and amenity spaces are comfortable.
Throughout the design process, wind and microclimate software was used to assess the emerging scheme, allowing the Design Team to iteratively and collaboratively determine optimal massing arrangements. Wind tunnel testing has been undertaken as part of the Environmental Impact Assessment for the Hybrid Application.
For EC05 and EC06 with the addition of the proposed landscaping all areas of EC05 and EC06 would have wind conditions suitable for the intended use, according to the wind receptors tested.
► For confirmation of results and more information, refer to the Environmental Statement EC.PA.12
Wind tunnel testing facility - Detail Component with All Phases Outline Component and cumulative surrounding buildings (view from the west)
Proposed Early Phases with Existing Surrounding Buildings (Detailed Component Elevated Levels Summer Season)
Proposed All Phases with Existing Surrounding Buildings Ground Level Windiest Season (left) and Summer Season (right)
Windiest Season Summer season
8 Conclusion
Strategic Response to the Vision
The proposals for EC05 and EC06 are a thoughtfully curated architectural response to the vision to bring back wonder. As the first buildings to be delivered in RBKC, they will set the benchmark for future development, establishing the place that is Earls Court and responding to the Site’s legacy.
EC05 and EC06 are highly sustainable buildings that meet the requirements of both the Opportunity Area and the RBKC site allocation within the Local Plan. Scheduled to commence construction in 2026, the buildings will deliver 310 homes playing a critical role in meeting housing targets. Homes are designed to be: high quality with 92% having dual aspect; safe, incorporating two staircases; and sustainable performing highly for energy efficiency. From the point of arriving into the building through to the individual layout of each home, consideration has been given to ensuring that residents are placed at the heart of the design and this is exemplified through the generous curved balconies.
The proposals for EC05 reinvent the Site’s heritage through vertical piers, curved ceramic glazed spandrels and generous opera style balconies which evoke the history of the site as a place of entertainment and theatrical excitement. The top of the building is sculpted forming a contemporary interpretation of art deco architecture which brings wonder to the Table edge. The proposed materials are timeless and robust, echoing the qualities of buildings in RBKC, ensuring the architecture has an elegance that stands the test of time.
The proposals for EC06 have been shaped by the triangular nature of the site which has directly influenced the building’s slender and elegant silhouette. The design draws from the architectural legacy of the Site, with a contemporary interpretation of art deco tall building design. The façade features a clear base, middle, and top, reinforced through vertical emphasis and simplicity of high-quality materials.
Together, these tall buildings will form a seamless part of the distinctive Kensington & Chelsea skyline.
Informed by genuine engagement and conversation
As detailed within the DAS, the design has been shaped and informed by extensive consultation with the local community, local authority, the GLA as well as other key stakeholders such as English Heritage, the Health & Safety Executive and local amenity groups.
Throughout the design process, the massing, site layout and detailed design elements have evolved through this genuine process of engagement.
The architecture and materiality has been developed through detailed understanding of the site’s context, history and the surrounding neighbourhood – the materials proposed are robust, of high quality and designed to reinforce the elegance and timeless nature of the design which has been positively received through engagement and consultation.
Nature
Along with the public realm which connects the buildings into the network of Exhibition Gardens, EC05 and EC06 play a key role in embedding nature into the development.
Providing space for social connections and wellbeing, the range of gardens, terraces and green roofs designed as part of the buildings delivers a significant Biodiversity Net Gain of 2,082% for EC05 and 25% for EC06.
The proposals include Warwick Walk, a new green link connecting the Table Park with Warwick Crescent providing new play spaces, biodiverse planting, trees and a pedestrian/cycle route.
Both buildings have direct access to the Table Park, enabling residents to benefit from the positive benefits of nature right on their doorstep.
Climate
The Proposed Development has an ambition to be a global exemplar of sustainability. Both the buildings, and the homes within EC05 and EC06 are designed to high sustainability standards; all homes will meet HQM 4* and all commercial space will achieve BREEAM Excellent.
EC05 and EC06 benefit from fossil fuel free zero carbon energy and play a key role in delivering the sitewide energy strategy through accommodating dry air coolers on the roofs, providing a heat source for the ambient loop.
Passive design methodology has been integral to the design strategy with EC05 marginally exceeding the threshold for the Passivhaus performance criteria for the design stage evaluation and EC06 meeting the Passivhaus performance criteria. Both EC05 and EC06 exceed the GLA’s carbon emissions reduction requirement with EC05 achieving 67.1% and EC06 achieving 69.17% reduction in CO2 emissions.
All homes are designed to be resilient against future climate scenarios through maximising external shading measures and introducing limited active cooling.
All homes are designed to achieve efficient water design achieving the GLA target of 105l/p/d through using efficient appliances, low flow fittings, rainwater harvesting and greywater harvesting where appropriate. Together, these measures ensure that EC05 and EC06 are high performing sustainable buildings.
Culture
EC05 and EC06 have active uses at park and street level which ensure the masterplan will be a diverse place.
EC05 will provide park facing restaurants with 1,229m2 of food and beverage uses which bring vibrancy to the Table Park through the day and evening with signature dining.
Residents of both buildings will benefit from easily accessing the activities and events in the Table Park.
The proposed design and future interior design of the scheme take inspiration from the site’s history and heritage as a cultural icon.
Neighbourhood
As the first buildings in the first phase, EC05 and EC06 will set a high standard for the future of city living creating places where families and communities can take root and thrive delivering high quality homes designed to be accessible and inclusive. 310 high quality homes, ranging from 1 ,2 and 3 bedroom apartments to 3 bedroom townhouses provide a broad mix of homes for a range of residents.
High quality people-centred design has led the proposals for EC05 and EC06 with 92% of homes being dual aspect optimising views, light and fresh air - embedding the concept of a place to stay and grow. All homes are generously sized, many in excess of minimum standards and all benefit from generous amenity spaces with 89% of homes in EC05 having amenity spaces in excess of the GLA standard. 10% of homes are provided as either wheelchair accessible or adaptable designed to M4(3) standards supporting inclusive communities.
A range of uses is provided across the two sites including workspaces in EC06 facing Warwick Crescent, a new nursery in EC06 facing the park and restaurants in EC05 contributing towards an animated and vibrant neighbourhood ensuring that these buildings contribute towards creating an inspiring neighbourhood.
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA
6th Edition, RICS/ISVA
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
Notes:
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
- Window reveals are not included in NSA areas.
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for apartments defined in AD Part B M4(3) -Amenity spaces measure the actual amenity space area
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for apartments defined in AD Part B M4(3) -Amenity spaces measure the actual amenity space area
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for apartments defined in AD Part
spaces measure the actual amenity space area
9.1 Accommodation Schedule
AccommodationandAreaSchedule
One Bed, 1 Person
One Bed, 2 Person
ProjectNo: 937 Revision:
ProjectNo:
One Bed, 2 Person M4(3)
Notes:
Notes:
-
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
Ourref: 937.24.01.P1 Date: June2024
Two Bed, 3 Person
Ourref:
Date: May2024 By: AE By:Details: DRAFT
Two Bed, 4 Person
Three
Area Summary
EC05 Residential Summary
Unit Type
One Bed, 2 Person
Two Bed, 3 Person M4(3)
Two Bed, 4 Person
Three Bed, 5 Person T Total Units
M4(3) Total
Date: May2024 By: AE By:Details: DRAFT
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for apartments defined in AD Part B M4(3) -Amenity spaces measure the actual amenity space area
9.1 Accommodation Schedule
-
-
ProjectNo: 937 Revision:
Ourref: 937.24.01.P1 Date: June2024
Date: May2024 By: AE By:Details: DRAFT
9.1 Accommodation Schedule
EARLSCOURTEC1Residential
UnitByUnitScheduleEC05
ProjectNo: 937 Revision:
Ourref: 937.24.01.P1 Date: June2024
Date: May2024 By: AE By:Details: DRAFT
Notes:
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA.
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for wheelchair accessible apartments defined in the NDSS, London Plan or AD Part B M4(3).
- Amenity spaces measure the actual amentiy space area,
UnitByUnitScheduleEC05
ProjectNo: 937 Revision:
Ourref: 937.24.01.P1 Date: June2024
Notes:
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA.
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
9.1 Accommodation Schedule
Date: May2024 By: AE By:Details: DRAFT
EARLSCOURTEC1Residential
UnitByUnitScheduleEC05
ProjectNo: 937 Revision:
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for wheelchair accessible apartments defined in the NDSS, London Plan or AD Part B M4(3).
- Amenity spaces measure the actual amentiy space area,
Notes:
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA.
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
Ourref: 937.24.01.P1 Date: June2024
Date: May2024 By: AE
By:Details: DRAFT (continued)
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for wheelchair accessible apartments defined in the NDSS, London Plan or AD Part B M4(3).
- Amenity spaces measure the actual amentiy space area,
EC05-T1-02-04 1B1P 1
1B2P 2
EC05-T1-02-07 1B2P
EC05-T1-02-08
EC05-T1-02-09 2B4P-WAD Wheelchair Adaptable
EC05-T1-03-01 1B2P-WAD Wheelchair Adaptable
EC05-T1-03-03 2B4P
EC05-T1-03-04 1B1P 1
EC05-T1-03-05
EC05-T1-03-06
EC05-T1-03-09 2B4P-WAD Wheelchair Adaptable (85
EC05-T1-03-10
EC05-T1-04-01 1B2P-WAD Wheelchair Adaptable
EC05-T1-04-02 2B4P
EC05-T1-04-06
EC05-T1-04-07
ProjectNo: 937 Revision:
Ourref: 937.24.01.P1 Date: June2024
Notes:
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA.
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
Accommodation Schedule
Date: May2024 By: AE By:Details: DRAFT
EARLSCOURTEC1Residential
UnitByUnitScheduleEC05
(continued)
ProjectNo: 937 Revision:
Ourref: 937.24.01.P1 Date: June2024
Date: May2024 By: AE
By:Details: DRAFT
EC05 Level 04
EC05 Level 04
EC05 Level 04
EC05 Level 04
EC05 Level 05
EC05 Level 04
EC05 Level 05
EC05 Level 04
EC05 Level 05
EC05 Level 04
EC05 Level 04
Level 05
EC05 Level 04
EC05 Level 04
EC05 Level 05
2B4P
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for wheelchair accessible apartments defined in the NDSS, London Plan or AD Part B M4(3).
- Amenity spaces measure the actual amentiy space area,
Notes:
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA.
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for wheelchair accessible apartments defined in the NDSS, London Plan or AD Part B M4(3).
- Amenity spaces measure the actual amentiy space area,
2B4P 3
EC05-T1-04-10 2B4P-WAD 3 Wheelchair Adaptable
EC05 Level 04 EC05-T1-04-11 2B4P-WAD 3
EC05 Level 05
EC05 Level 05
EC05 Level 05
9.1 Accommodation Schedule
Notes:
Notes:
EARLSCOURTEC1Residential
EARLSCOURTEC1Residential
UnitByUnitScheduleEC06
UnitByUnitScheduleEC06
ProjectNo: 937 Revision:
ProjectNo: 937 Revision:
Ourref: 937.24.01.P1 Date: June2024
Ourref: 937.24.01.P1 Date: June2024
Date: May2024 By: AE
Date: May2024 By: AE
By:Details: DRAFT
By:Details: DRAFT
EC06
EC06
2B3P-WAC
2B3P-WAC
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA.
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA.
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
- Window reveals are not included in NSA areas.
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for wheelchair accessible apartments defined in the NDSS, London Plan or AD Part B M4(3).
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for wheelchair accessible apartments defined in the NDSS, London Plan or AD Part B M4(3).
- Amenity spaces measure the actual amenity space area
- Amenity spaces measure the actual amenity space area
9.1 Accommodation Schedule
EARLSCOURTEC1Residential UnitByUnitScheduleEC06
ProjectNo: 937 Revision:
Ourref: 937.24.01.P1 Date: June2024
EARLSCOURTEC1Residential
Notes:
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA.
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership wheelchair homes design guidelines. These areas are guidance only, as there is no statutory area requirement for wheelchair accessible apartments defined in the NDSS, London Plan or AD Part B M4(3).
- Amenity spaces measure the actual amenity space area
- All areas are approximate and measured off preliminary drawings. They relate to the likely areas of the building at the current state of the design and using the stated option from the Code of Measuring Practice, 6th Edition, RICS/ISVA.
- Any decisions to be made on the basis of these predictions, whether as to Project viability, pre-letting, lease agreements or the like should include due allowances for the increases and decreases inherent in the design development and building process.
- Window reveals are not included in NSA areas.
- Minimum NSA targets for wheelchair housing is based on the SE London Housing Partnership
These areas are guidance only, as there is no statutory area requirement for wheelchair accessible apartments defined in the NDSS, London Plan or AD Part B M4(3).
- Amenity spaces measure the actual amenity space area
Appendix 9.2Residential Plans
Key Plan
Plans
1B-2P-Type 01 Schedule
LevelCount
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182 EC06-T1-192
9.2 Residential Plans
Indicative layout
1B-2P-Type 01 Schedule
LevelCount
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182
EC06-T1-192
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall minimum worktop length may be reduced by 630mm. This has been factored into the target length below.
9.2 Residential Plans
EC06 2-bed 4-person home Type 01 alternative
NSA: 71.2 m²
Hab rooms: 3
Amenity: 7.0 m²
Total homes: 26
Following the GLA’s Housing Design Quality Standards best practice guidance all 3 bed homes in EC06 have separate kitchen dining rooms. Smaller homes are proposed as open plan kitchen, dining, living rooms. Following conversations with RBKC planning team, a suggested alternative for the main 2 bed apartment type was prepared (shown adjacent) - demonstrating how this could be planned with a separate kitchen.
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall minimum worktop length may be reduced by 630mm. This has been factored into the target length below.
1B-2P-Type 01 Schedule
LevelCount
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182
EC06-T1-192 26 Indicative layout
9.2 Residential Plans
EC06 2-bed 4-person home
Type 02
NSA: 70.2 m²
Hab rooms: 3
Amenity: 7.0 m²
Total homes: 10
Indicative layout
1B-2P-Type 01 Schedule
LevelCount
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182
EC06-T1-192
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall minimum worktop length may be reduced by 630mm. This has been factored into the target length below.
9.2 Residential Plans
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182
EC06-T1-192
Indicative layout
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the
9.2 Residential Plans
M4(3) wheelchair homes in EC06 are proposed as ‘accessible’, which means they are expected to be used by wheelchair users from completion, and are adapted to this purpose.
Indicative layout
1B-2P-Type 01
Schedule
LevelCount
EC06-T1-072
EC06-T1-082
EC06-T1-092
EC06-T1-102
EC06-T1-112
EC06-T1-122
EC06-T1-132
EC06-T1-142
EC06-T1-152
EC06-T1-162
EC06-T1-172
EC06-T1-182
EC06-T1-192
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**because this is an accessible apartment the Housing Design Standards target is exceeded by the more generous requirements in Approved Document Part M4(3).
Plans
1B-1P-Type 01
EC05-T1-031
EC05-T1-041
EC05-T1-051
EC05-T1-021
EC05-T1-031
EC05-T1-041
EC05-T1-051
EC05-T1-061
be reduced by 630mm. This has been factored into the target length below. *** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be
9.2 Residential Plans
9.2 Residential Plans
EC05 1-bed 2-person home
EC05-T1-041
EC05-T1-051
EC05-T1-061
EC05-T1-082
EC05-T1-092
EC05-T1-102
EC05-T1-112
EC05-T1-122
EC05-T1-041
EC05-T1-132
EC05-T1-051
EC05-T1-142
EC05-T1-061
EC05-T1-152
EC05-T1-082
EC05-T1-162
EC05-T1-092
EC05-T1-172
EC05-T1-102
EC05-T1-182
EC05-T1-112
EC05-T1-192
EC05-T1-122
EC05-T1-202
EC05-T1-132
EC05-T1-212
EC05-T1-142
EC05-T1-222
EC05-T1-152
EC05-T1-162
EC05-T1-172
EC05-T1-182
EC05-T1-192
EC05-T1-202
EC05-T1-212
EC05-T1-222
by
This has been factored into the target length below.
*** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
9.2 Residential Plans
EC05 1-bed 2-person home
Type 02
EC05-T1-071
EC05-T1-081
EC05-T1-091
EC05-T1-101
EC05-T1-111
EC05-T1-121
EC05-T1-131
EC05-T1-141
EC05-T1-071
EC05-T1-151
EC05-T1-081
EC05-T1-161
EC05-T1-091
EC05-T1-171
EC05-T1-101
EC05-T1-181
EC05-T1-111
EC05-T1-191
EC05-T1-121
EC05-T1-201
EC05-T1-131
EC05-T1-211
EC05-T1-141
EC05-T1-221
EC05-T1-151
EC05-T1-161
EC05-T1-171
EC05-T1-181
EC05-T1-191
EC05-T1-201
EC05-T1-211
EC05-T1-221
C2.12
length may be
by 630mm. This has been factored into the target length below.
*** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
9.2 Residential Plans
EC05 1-bed 2-person home
EC05-T1-071
EC05-T1-081
EC05-T1-091
EC05-T1-101
EC05-T1-111
EC05-T1-121
EC05-T1-131
EC05-T1-141
EC05-T1-071
EC05-T1-151
EC05-T1-081
EC05-T1-161
EC05-T1-091
EC05-T1-171
EC05-T1-101
EC05-T1-181
EC05-T1-111
EC05-T1-191
EC05-T1-121
EC05-T1-201
EC05-T1-131
EC05-T1-211
EC05-T1-141
EC05-T1-151
EC05-T1-221 16
EC05-T1-161
EC05-T1-171
EC05-T1-181
EC05-T1-191
EC05-T1-201
EC05-T1-211
EC05-T1-221 16
9.2 Residential Plans
EC05 1-bed 2-person home Type 04
PRELIMINARY
EC05-T1-041
EC05-T1-051
EC05-T1-061
as prescribed in the NDSS. **policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the
machine is located out of the
the overall minimum
length may be reduced by 630mm. This has been factored into the target length below.
*** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
9.2 Residential Plans
EC05 2-bed 3-person home
PRELIMINARY
by 630mm. This has been factored into the target length below. *** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
9.2 Residential Plans
EC05 2-bed 4-person home
EC05-T1-041
EC05-T1-051
EC05-T1-061
EC05-T1-072
EC05-T1-083
EC05-T1-093
EC05-T1-103
EC05-T1-113
EC05-T1-041
EC05-T1-123
EC05-T1-051
EC05-T1-133
EC05-T1-061
EC05-T1-143
EC05-T1-072
EC05-T1-153
EC05-T1-083
EC05-T1-163
EC05-T1-093
EC05-T1-173
EC05-T1-103
EC05-T1-183
EC05-T1-113
EC05-T1-193
EC05-T1-123
EC05-T1-203
EC05-T1-133
EC05-T1-213
EC05-T1-143
EC05-T1-153
EC05-T1-223 50
EC05-T1-163
EC05-T1-173
EC05-T1-183
EC05-T1-193
EC05-T1-203
EC05-T1-213
EC05-T1-223
9.2 Residential Plans
EC05 2-bed 4-person home Type 02
EC05-T1-072
EC05-T1-081
EC05-T1-091
EC05-T1-101
EC05-T1-111
EC05-T1-121
EC05-T1-131
EC05-T1-141
EC05-T1-072
EC05-T1-151
EC05-T1-081
EC05-T1-161
EC05-T1-091
EC05-T1-171
EC05-T1-101
EC05-T1-181
EC05-T1-111
EC05-T1-191
EC05-T1-121
EC05-T1-201
EC05-T1-131
EC05-T1-211
EC05-T1-141
EC05-T1-151
EC05-T1-221 17
EC05-T1-161
EC05-T1-171
EC05-T1-181
EC05-T1-191
EC05-T1-201
EC05-T1-211
EC05-T1-221 17
be
by 630mm. This has been factored into the target length below.
*** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
Residential Plans
EC05 2-bed 4-person home
Note: At Level 01 this unit has a wintergarden in place of an open balcony
EC05-T1-031
EC05-T1-041
EC05-T1-051
EC05-T1-061
Plans
EC05 2-bed 4-person home
Note: At Level 01 this unit has a wintergarden in place of an open balcony
EC05-T1-031
EC05-T1-041
EC05-T1-051
EC05-T1-061
9.2 Residential Plans
EC05 2-bed 4-person home
EC05-T1-021
EC05-T1-031
EC05-T1-041
EC05-T1-051
EC05-T1-061 5
by 630mm. This has been factored into the target length below.
*** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall
9.2 Residential Plans
EC05 2-bed 4-person home Type 07
NSA: 84.2 m²
Hab rooms: 3
Amenity: Varies (see below)
Total homes: 2
2B-4P-Type
LevelCount
EC05-T1-031
EC05-T1-071
9.2 Residential Plans
EC05 2-bed 4-person home
Note: This unit has 7sqm of internalised amenity.
as prescribed in the NDSS. **policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the
machine is located out of the
the
length may be reduced by 630mm. This has been factored into the target length below.
*** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
PRELIMINARY
9.2 Residential Plans
homes: 2
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS. **policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall minimum worktop length may be reduced by 630mm. This has been factored into the target length below.
9.2 Residential Plans
EC05 3-bed 6-person home Type 02
Hab rooms: 5
Amenity: Varies (see below)
Total homes: 4
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS. **policy C2.12 specifies a furniture appendix, which includes kitchen lengths. Note 2 specifies that where the washing machine is located out of the kitchen, the overall minimum worktop length may be reduced by 630mm. This has been factored into the target length below.
3B-6P-Type 02 Schedule
LevelCount
EC05-T1-031
EC05-T1-041
EC05-T1-051
EC05-T1-061
9.2 Residential Plans
PRELIMINARY
9.2 Residential Plans
EC05 1-bed Adaptable
M4( 3 ) Home - Type 01 NSA:
M4(3) wheelchair homes in EC05 are proposed as ‘adaptable’, which means they can be adapted for wheelchair users should this be required.
EC05-T1-021
EC05-T1-031
EC05-T1-041
EC05-T1-051 EC05-T1-061
EC05-T1-051 EC05-T1-061
of internalised amenity.
EC05-T1-051
EC05-T1-061
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**because this is a wheelchair adaptable apartment the Housing Design Standards target is exceeded by the more generous requirements in Approved Document Part M4(3).
*** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
9.2 Residential Plans
EC05 2-bed Adaptable M4( 3 ) Home - Type 01
NSA: 104 m²
M4(3) wheelchair homes in EC05 are proposed as ‘adaptable’, which means they can be adapted for wheelchair users should this be required.
2B-4P-WAD-Type
EC05-T1-021
2B-4P-WAD-Type 01 Schedule
LevelCount
EC05-T1-01 A1
EC05-T1-021
EC05-T1-031
EC05-T1-041
EC05-T1-051
EC05-T1-061 6 Note:
Note:
2B-4P-WAD-Type 01 Schedule
LevelCount
EC05-T1-01 A1
EC05-T1-021
EC05-T1-031
EC05-T1-041
EC05-T1-051
EC05-T1-061 6 Indicative layout
* storage area includes 0.5m2 in the utility cupboard as prescribed in the NDSS.
**because this is
9.2 Residential Plans
EC05
2-bed Adaptable M4( 3 ) Home - Type 02
NSA: 85 m²
Hab rooms: 3
Amenity: Varies (see below)
Total homes: 4
M4(3) wheelchair homes in EC05 are proposed as ‘adaptable’, which means they can be adapted for wheelchair users should this be required.
**because this is a wheelchair adaptable apartment the Housing Design Standards target is exceeded by the more generous requirements in Approved Document Part M4(3).
*** As described in section 6 of the DAS an alternative interpretation of dual aspect has been adopted where the LPG definition cannot be met.
PRELIMINARY
Plans
EC05 3-bed Adaptable M4( 3 ) Home - Type 01
NSA: 137 m²
Hab rooms: 5
Amenity: 16 m²
Total homes: 6
M4(3) wheelchair homes in EC05 are proposed as ‘adaptable’, which means they can be adapted for wheelchair users should this be required.
Appendix 9.3RBKC SPD checklist
9.3 RBKC SPD checklist
Introduction
RBKC SPD context
This appendix provides an overview of the relationship of the Hybrid Planning Applications for the Earls Court Development in the context of the RBKC SPD (“Earl’s Court Opportunity Area Placemaking Framework”, April 2023).
With a particular focus on the areas of the proposals located within RBKC, the following pages present a summary of the response of the proposals to the core objectives of this Supplementary Planning Document.
The Earl’s Court and West Kensington Opportunity Area lies in the boroughs of both Kensington and Chelsea and Hammersmith and Fulham, straddling the borough boundary. The ambition of the RBKC Supplementary Planning Document (SPD) is summarised as aiming:
“to support an ambitious transformation for the Opportunity Area to become a lively new part of the wider neighbourhood, focusing on the part of the site which lies within Kensington and Chelsea”, p.3.
SPD framework
The SPD is organised around four placemaking priorities for the RBKC site allocation (aspirations that then form the basis for the emerging vision for the site, which is included in the RBKC New Local Plan). These four priorities are summarised in the adjacent extract, and have as the following overarching aspiration:
“The Opportunity Area should become a lively, new urban quarter of cultural, employment and residential uses that is innovative, sustainable and integrated with the surrounding neighbourhood”, p.11.
The design evolution of the Earls Court Development has coincided with the preparation and adoption of this SPD - and ECDC and the project design team attended engagement sessions during 2022 that contributed to the shaping of the priorities for the site.
As such, the ambitions and objectives expressed in the SPD framework reflect many of the shared objectives for the site -that have been further refined through the wider stakeholder engagement and statutory consultation and site optimisation as described in Chapter 4 of this DAS.
For reference, the four priorities of the SPD framework are summarised on the following page with the associated diagrammatic explanation. This is then followed by a table summarising the key policy objectives of each priority and the scheme provision and/ or response to these objectives.
Fig. 1: Extract from the Earl’s Court Opportunity Area Placemaking Framework SPD (p.11) identifying the summary of the key placemaking priorities that structure the document. The following pages use these themes to provide an illustration of how the Earls Court Development has responded to these objectives and to provide a reference checklist to support the interpretation of the application in this context.
SPD priorities
1.Public realm first
“The landscape strategy should provide people with a variety of generous, functional and attractive streets and spaces characterised by substantial trees and urban greening. Open space with a neighbourhood character to meet the needs of new residents and the local community is crucial. The public realm should lead the development, with the scale, design and use of buildings complementing and enhancing its various characters and functions: landscape and people before buildings”, p.13.
2.Exemplar of environmental sustainability
“An ambitious and innovative approach to the challenges of climate change should underpin all scales and dimensions of the development in a manner that is holistic, goes beyond base policy and regulatory requirements at approval and implementation stages, and is resilient for the future. Thinking about the whole lifetime of the development, a meaningful and informative way to track the scheme’s performance against a comprehensive sustainability charter should be devised”, p.17.
3.Part of the city
“The development should seamlessly continue the city by using a streetbased layout informed by a sophisticated understanding of local and London street patterns, including how the scheme stitches into Warwick Road. The wider gap in the townscape here should accommodate a reimagined London square, providing a green oasis. A sensitive integration of building scale is needed across the scheme, with greater care in the design of buildings over 10 storeys, given their greater visibility and environmental impacts.”, p.21.
4.Varied and rich urban life
“The cultural offer should give Earl’s Court a distinct identity, attracting visitors and related new and local ventures. Culture should be tangible and visible, spilling out into principal public spaces, while all other uses on the site should maximise their contribution to a delightful and varied public realm. This new part of the Earl’s Court neighbourhood should be somewhere people want to live and settle; day-to-day life should be convenient and comfortable, with the new buildings, streets and spaces designed to cultivate a sense of community and belonging.”, p.27.
1.Public realm first
1.1 Landscape before buildings "a) Let the landscape lead
The landscape plan should be the base and starting point of the masterplan, setting out priorities for public realm and landscape early on the design process."
"b) Working with the site
The site’s levels, existing habitats, existing structures (such as the West London Line deck, the steps on the Warwick Road Apron and St Cuthbert’s Church as a key neighbour) should be integrated creatively into the scheme."
"c) The West London Line deck
The West London Line deck will form a characterful and distinctive new park connecting the two parts of the Opportunity Area. Its design should celebrate and express its history as part of the site’s infrastructure heritage and should provide significant green spaces as well as harder landscape where activities can be programmed."
1.2 Working with natural systems and the inherited landscape
"a) Maximise biodiversity
Ecological habitats should be strengthened and connected via green corridors and opportunities to maximise biodiversity and ensure climate resilience of planting should be demonstrated."
b)Integrated water management
A sustainable, integrated water management system should be devised to minimise water demand and waste water. Measures may include utilising grey water, using rainwater for irrigation, extensive use of sustainable drainage (SuDS) landscape features, infiltration.
c)Trees that thrive
Best practice should be applied to tree planting, including prioritising trees in the ground (as opposed to on a deck), soil quality, tree pit depth, irrigation systems and maintenance, and integrating water management and tree planting by planting trees in SuDS. Tree species should include a variety of disease and climate change resistant species, including trees of a substantial scale.
d)Air quality positive
The development should be air quality positive. This can be achieved, through a range of strategies that include prioritising the use of sustainable clean energy sources, implementing strategic architecture and design to avoid tunnelling effects created by buildings, appropriate planting close to sources of pollution and minimising emission sources from within the site.
EC05 and EC06’s position, footprint and massing have been guided by the landscape and public realm network around the plot, considering themes of nature, water and play. Warwick Crescent, a landscaped, tree-lined residential crescent, frames the plot to the north, while the Table Park, the main landscaped public open space in the masterplan is to the south. The two spaces are connected by Warwick Walk, a planted pedestrian route between EC05 and EC06. (Refer to DAS chapter 6.4)
EC05 and EC06 are utilising the level differences responding to the West London Railway Line deck by placing residential entrances on the lower level of Warwick Crescent and food and beverage units and a nursery on the higher level of the Table Park, the main public open space. The raised area of the Table Park allows for a service road, St Cuthbert’s Lane to run underneath it, freeing other routes from service traffic. (Refer to DAS chapter 5)
EC05 and EC06 meet the north-western edge of the Table Park/ deck with distinctive uses and related landscaping/ public realm: EC05 addresses the open space with two food and beverage units with related outdoor dining terraces.
EC06 sits adjacent to one of the main play areas on the Table Park and meets it with a nursery use and associated outdoor amenity.
The Table Park is the largest green space within the masterplan. It connects both boroughs across the West London Railway Line deck.
Warwick Walk connects Warwick Crescent and the Table Park providing a green corridor between both, overcoming the level distance between both.
The Earls Court Development is set to pioneer a comprehensive ‘water neutral’ management strategy that integrates seamlessly across both public and private spaces, significantly reducing environmental impact. This strategy includes minimising Site water runoff and maximising water capture and reuse, ensuring a sustainable approach to urban development.
Significant new tree planting is proposed on both terra-firm and above structure. In both instances the masterplan has been coordinated to ensure suitable soil depth and structural loading is provided. A large variety of tree species have been suggested to ensure climate resilience. These principles and requirements are captured in both masterplan DAS Chapter 7 and the Design Code. For Warwick Walk detailed element refer to EC05/06 DAS chapter 6 landscape.
• Buildings have been designed to be fossil fuel free with clean energy delivered by the sitewide ambient loop network.
• Electric dry air coolers which contribute to the ambient loop network are located on the roofs of EC05 and EC06.
• Car parking/use is reduced to a minimum: 3% parking spaces
• Electric vehicle charging is provided.
• Significant greening is proposed, helping to sequester carbon and produce oxygen.
1.Public realm first
1.3 Open space for everyone
a)Generous open space
The scheme should incorporate open space of sufficient and varying scales to break up the built form and to allow for a range of people and activities outdoors including play, food growing, informal sports and fitness, dog walking, culture, events, wild or natural play, intergenerational mixing.
b)Inclusive public realm
The public realm should feel inclusive for all, taking particular account of children, teenagers, girls and women. Active measures including how the space is managed and activities to invite people in should be included.
c)Open space for the community
The scheme should provide a variety of open space typologies, including unstructured informal spaces, local or neighbourhood spaces designed specifically for residents’ needs such as local play, meeting people from the neighbourhood.
EC05 and EC06 are framed by generous and varying open spaces: - Warwick Crescent, a quiet tree-lined residential street, - Warwick Walk a richly planted pedestrian route from the Crescent onto the Table Park providing doorstep play and play-on-the-way.
- The Table Park providing open lawn and multi-layered uses, to wilder ecological zones prioritising natural landscapes.
The detailed public realm of Warwick Walk between EC05/EC06 has been designed to be fully inclusive and has been reviewed by The Public Realm Inclusivity Panel (PRIP) - a public lift is provided to overcome the level difference between Crescent and Table. - seating is provided - play-along-the-way
- integrated lighting, CCTV and passive surveillance from adjacent buildings
Walk provides play-along the way along this route connecting Warwick Crescent and the Table Park.
Warwick
2.Exemplar of environmental sustainability
2.1 Vision for sustainability
"a) Exemplar of sustainability
Sustainability should be dealt with in an exemplar way that goes above and beyond policy targets, and should be set out in a ‘sustainability charter’ that encompasses all aspects of the design and operation of the development."
"b) Energy strategy
An exemplar energy strategy should be developed for the site, to include consideration of how energy on the site could be modular and connect beyond the site."
"c) Building design
The masterplan should demonstrate how the future detailed design of buildings can deliver high environmental performance, as well as making the most of passive design measures."
2.2 Site-wide strategies for managing environmental impacts
"d) Housing design
All homes should be designed to maximise environmental comfort whilst minimising the need to use energy for heating and cooling. Double aspect units are a priority."
"a) Contaminated land
Any intrusive site investigation, risk assessment and land remediation should be approached in a sitespecific way and follow the principles of sustainable remediation."
"b) Waste management
A strategy for waste management should deal with waste on site and waste arising from the development by providing innovative facilities and efficient waste collection. The overall strategy should include construction waste, in line with best practice."
Please refer to the EC05 and EC06 Sustainable Design Performance report for full details. This follows the goals and objectives set by the Sustainable Development Charter (SDC).
The Earls Court Development is committed to achieving recognised and verified sustainability ratings, ensuring a high standard of environmental performance and occupant wellbeing. To this end, rigorous assessments will be conducted using reputable certification schemes. Plot EC05 and EC06 are targeting BREEAM ‘Excellent’ with a pre-assessment score of 74.41%, which is in-line with local policy. EC06 is also targeting HQM 4-stars with a pre-assessment score of 303, which exceeds policy requirements.
EC05 and EC06 have been positioned in the masterplan guided by environmental and microclimatic considerations (Daylight/ overshadowing of public realm and internal). Window sizes and apartment depth have been optimised to mitigate overheating and improve daylight.
PHPP modelling has been used to inform passive design measures which optimise and reduce operational energy demand.
On EC05 and EC06 dual aspect/ ventilation, internal daylight/ sunlight, overheating and heat loss have all been optimised in tandem to establish the best possible balance for environmental comfort and energy performance. Window opening sizes have been developed in response (DAS chapter 4). Building footprints and unit distribution in order to maximise dual aspect. Buildings have been designed to the quality standards set out in the London Plan Housing Quality SPG (see tracker in DAS chapter 6)
Masterplan landscape designs have been developed to undertake sustainable and widespread remediation of the Site, informing the masterplan Design Code and Illustrative Masterplan. Site investigations are ongoing to ascertain the level of proposed Site remediation. Refer to the masterplan Environmental Statement.
Refer to Operational Waste Management plan
Waste collection from EC05 and EC06 is via the service road St Cuthbert’s Lane. The EC05 town houses’ and EC06 offices’ waste will be collected off Warwick Crescent.
3.Part of the city
3.1 Completing Earl’s Court "a) Landscape character
The scheme should respond to and incorporate the positive and distinctive aspects of the landscape character of Earl’s Court, informed by an analysis of the area surrounding the site."
"b) Public realm
The site layout and routes through should take in a sequence of streets and spaces characterised by urban greening, allowing for clear direct thoroughfares as well as meandering routes."
The masterplan landscape vision draws from the local and wider context, referencing recognisable typologies such as parks, squares, crescents, lanes and walks. They are developed through an analysis of the local character and aims to connect into the existing fabric. Refer to the masterplan DAS and Design Code for analysis of the local character and the strategic and Illustrative Design Response.
The detailed landscape design for Warwick Walk complies with the masterplan landscape vision and code (EC05 and EC06 DAS chapter 6)
There is a hierarchy of routes through the masterplan Site with a distinct character and variety of streets and spaces, both for pedestrian and vehicles. There is a focus on urban greening with street trees and low level planting within streets and public realm. Refer to masterplan DAS and Design Code for indicative street sections and illustrative plans.
The detailed landscape design for Warwick Walk provides a direct thoroughfare from Warwick Crescent to the Table Park, while also offering opportunities for play and seating.
"c) Familiar streets
The development should be a street-based, walkable neighbourhood. Streets should include sensitively integrated on-street parking for a proportion of the spaces for Blue Badge holders required for the development."
"d) Building heights
The design of any building over 10 storeys should be of exceptional quality. They should be sustainable and innovative in their design and construction methods."
"e) Rich architectural variety
The scheme should demonstrate, through its design and approach to development, how the rich variety and high architectural quality of Earl’s Court and the wider borough will be attained. The scheme should include a strategy for plot design that ensures that there is a variety of scales and range of architecture on the site."
"f) Design codes
Design codes with specific, detailed parameters should be produced and submitted as part of a planning application. These should provide guidance for the design of buildings, the spaces in between them, and the landscape."
Warwick Walk to the north of EC05 and EC06 is a quiet route with a limited number of carefully integrated on-street car parking for blue badge parking, visitors and deliveries. Car parking is provided in line with the London Plan 2021.
(Refer to Transport Report)
EC05 and EC06 are taller than 10 storeys at their highest point and their design has been highly considered and iteratively developed through consultation with planning officers, the GLA and Historic England, DRP, public engagement and townscape and heritage consultant input. This has influenced the location of the buildings and their appearance from key heritage views. Sustainability and construction methods have been instrumental.
To inform the design of EC05 and EC06 Site Character Analysis and evaluation has been undertaken in line with the Characterisation and growth LPG (DAS chapter 3) and a strategy for the plot design has been developed (DAS chapter 5). DAS chapter 6 shows in detail how the building proposals respond with specific volumes and architectural language to the Site and context.
n/a for EC05 an EC06 as they are RBKC Detailed Components
3.Part of the city
3.2 Convenient and appealing connections
"a) Routes to key destinations
Routes to and from the site to key destinations should be convenient and attractive for walking and cycling and connect into the existing public transport and cycleway networks. Pedestrian crossings at the site’s key interfaces should be improved."
"b) East-west route through the site
There should be a clear and visible east-west route that is appealing for people to walk and cycle from the west of the Opportunity Area to Earl’s Court Road District Centre via Earl’s Court station."
"c) Connections north
The development should facilitate cycle and pedestrian connections to the north over the A4, including access from the west of the West London Line. A two-way cycle route on Warwick Road and improvements to a crossing over the A4 should be explored."
"d) Vehicle movements and servicing
The layout of the scheme should allow for necessary deliveries and other servicing while designing out the possibility of cut-throughs for motorised vehicles. Traffic movements should not be managed through excessive street clutter and signage. All non-residential servicing should be carried out underground using the northern access route."
Table Park; providing routes east/ west
cycle
A clearly defined east-west route has been located within the masterplan and forms one of the strategic design principles defining the Strategic Framework. The route runs through the Table Park and The Cascades. EC05 and EC06 reinforce this route through the placement of active non-residential uses and through the building massing which helps mark the key intersection between the key east-west and north-south routes.
n/a for EC05 and EC06
The vehicle movement and servicing strategy has been developed as part of the masterplan. Vehicles are included within the design of streets, integrating parking and drop-off spaces into the wider landscape strategy. Controlled access points are used to limit vehicular movement at the centre to servicing and emergency vehicles, allowing for people-led open spaces. EC05 and EC06 are serviced below ground via St Cuthbert’s Lane and car access to limited parking is via Warwick Crescent. (Refer to DAS Access chapter)
Routes in the vicinity of EC05 and EC06 are: Warwick Crescent; providing a east/west connection towards Earls Court station and Earls Court Road
The
(linking to
network) as well as south towards West Brompton Warwick Walk; pedestrian route linking Warwick Crescent and the Table Park
A reimagined London square should be created at the Warwick Road apron, providing a green space that is a point of relief from the busy road. Buildings with active frontages and a civic or cultural function, at least at ground floor, should frame the space. A street running along the side of the space should be used to provide a vehicular connection from Warwick Road, maximising connecivity. This space should be provided as part of the first phase of the development."
"b) Old Brompton Road threshold
The site’s interface with Old Brompton Road should reflect and continue the character of the immediate neighbourhood with fine-grain active uses at ground floor and incorporate tree planting."
"c) Response to conservation areas
The scheme should show a clear response to the relationship with the neighbouring conservation areas, taking into account buildings, landscape features and spaces between buildings, the garden squares, gaps between buildings. Back-to-back development should be pursued to the rear of the crescents that line the boundary of the site in Philbeach Conservation Area."
"d) St Cuthbert’s Church
The scheme should create a public space, including playspace, to the rear (west) of St Cuthbert’s Church, sensitively designed to enhance the setting of the Grade I building, and provide a connection to Philbeach Gardens and Cluny Mews."
"e) Brompton Cemetery
The scheme should be designed with extensive outdoor space for a variety of recreational activities including informal play, sports and dog walking."
n/a for EC05 and EC06
n/a for EC05 and EC06
EC05 and EC06 are located in the vicinity of Philbeach Conservation Area. The massing has been developed in response and in consultation with RBKC officers and Historic England with advice by Townscape Consultants (Refer to Townscape Report) The proposals pick up the crescent shaped spatial identity of Philbeach Gardens in the Warwick Crescent layout. The architectural language of EC05 and EC06 Takes inspiration from the detailing of the historic houses (stone + brick, stucco, railings, bays, porches, roof profile) (Refer to DAS Appearance chapter 6).
n/a for EC05 and EC06
n/a for EC05 and EC06
4.Varied and rich urban life
4.1 A place for people to settle
"a) A choice of homes
A range of home typologies, as well as a range of sizes, should be provided within each cluster of homes."
"b) Adaptable homes
Homes should be designed to be adaptable so that the same property can be used by the same household at different life stages and by different types of households, such as sharers and families. Internal layouts should be designed so that rooms can accommodate different furniture arrangements."
"c) Acoustic design
Noise and vibration should be considered at the initial design stage, including building location, layout and insulation, as should measures to reduce noise at source or transmission path where possible."
"d) Community housing
The mix, distribution, quantum and phasing of community housing tenures should be planned so that it can contribute to establishing a community that is balanced and mixed. Strategies should also be put in place to provide spaces which promote the integration of new and existing communities. The scheme should follow the principles established in the Community Housing SPD."
"e) Benefits of sustainability for residents
The scheme should set out how the design of homes and their energy use delivers significant benefits for residents as compared with living in another new development or in older housing stock. This should include energy costs, comfort of the internal environment especially in extreme weather, and accessibility of data to inform choices."
"f) Personalising space
Homes and the spaces around them, including balconies, thresholds and communal gardens, should be designed to allow space and flexibility for personalisation, for example with seating, food and plant growing."
"g) Community facilities
Community facilities should be located, designed and managed in a way that fosters community activity and meeting. This could include colocation of uses, organised events, or an appealing adjacent public space in which to linger. Opportunities to include community facilities within other buildings or make them available for community use should be explored."
EC05 and EC06 provide 310 homes. EC05 provides 202 homes in a range of sizes from studios to 3 beds. Plot EC06 provides 108 homes ranging in size from 1 beds to 3 beds. Wheelchair adaptable homes are provided in both EC05 and EC06, totalling ten percent of the total number of homes. (DAS chapter 6)
Wheelchair adaptable homes are provided in both EC05 and EC06, totalling ten percent of the total number of homes. (DAS chapter 6). Units and buildings have been reviewed by accessibility consultants David Bonnett Associates. All homes are M4(2) compliant, which assures future adaptability. Refer to EC05/EC06 DAS Appendix for layouts of all unit types. They have been developed with different household types in mind.
Noise and vibration has been assessed and considered and has been taken into account in the design response to the buildings of EC05 and EC06.
The masterplan has considered the position or residential buildings within the wider context and noise profile of the Site and has placed them in the quiet areas.
Refer to Affordable Housing Statement and the EC05/EC06 accommodation schedule in the Appendix of the DAS. Community housing and a nursery is provided in EC05 / EC06.
The masterplan is laid-out with routes ensuring that the new development is connected and rooted in the existing context. Green spaces and community facilities for informal and organised meeting opportunities.
EC05 and EC06 have been designed to reduce energy uses and therefore costs and provide high level of comfort within all homes, also in extreme weather. Residents will have access to data (for example via metres) to inform choices on their usage. Wall build up and window sizes have been optimised for best daylight levels and ventilation, while reducing overheating and heat loss.
The Sustainable Development Charter sets out the aspirations Masterplan-scale: Integration of the 5th generation energy network, allowing heat exchange between buildings.
All residential homes in EC05 and EC06 have a private outdoor space which can be personalised with seating and plant growing. There is further access to communal gardens for food growing, for example in Aisgill Gardens
A nursery is located in EC06.
It is positioned adjacent to a play area in the Table Park and in Warwick Walk, which fosters community activity and informal opportunities for families to meet.
4. Varied and rich urban life
4.2 The value of active uses
"a) Active uses and phasing
Active ground floor uses should be included at each phase of the development, along with a strategy for their occupation, to include meanwhile uses where necessary."
"b) Ground floor activity
A plan of the ground floor of each phase of development should be produced to demonstrate how it will be varied, vibrant and active at different times of the day and year. It should show the scale and footprint of commercial units, public access, the types of activities, the relationship between activity in the buildings and the spaces outside."
"c) Commercial strategy
The ground floor of office and other commercial buildings should contribute interest and activity to the public realm; opportunities for wider public access should be explored."
"d) Affordable workspace
The affordable workspace on the site should be designed to meet the needs of local people, local organisations and to complement the wider commercial and cultural strategy for the site."
"e) Inclusive
The scheme should identify measures, through its design and management, that will ensure the development is inclusive and feels welcoming to and comfortable for all. Measures may include programming of events, familiar urban typologies such as streets, and indoor or covered public space."
"f) Supporting Earl’s Court Road
The scheme should include a range of measures designed to have a positive impact on Earl’s Court Road District Centre, derived from identified opportunities and threats to the centre. Such measures should include improving physical connections between the site and the centre and curating meanwhile activity in vacant units on Earl’s Court Road."
EC06 Ground Floor uses: potential estate management office towards Warwick Crescent and a nursery towards the Table Park
EC05 Ground Floor uses: Town houses and concierge lobby to Warwick Crescent and food and beverage units towards the Table Park.
A plan showing the activities, access and uses of the ground floors of EC05 and EC06 onto Warwick Crescent, Warwick Walk and the Table Park is included in the DAS chapters 5 and 6 of EC05 and EC06.
A workspace envisaged as an estate management office is included on the Ground Floor of EC06 opening onto Warwick Crescent. It will provide a activity and a level of passive surveillance to the public realm of the western end of the Crescent.
N/a for EC05 and EC06.
The affordable workspace provision is embedded into the wider commercial strategy of the masterplan.
EC05 and EC06 have been designed to creating adjacent public realm, which is inclusive and feels familiar. Warwick Crescent is designed as a tree lined crescent typology and Warwick Walk a pedestrian route towards the green space on the Table Park. A public lift is included to overcome the level difference between the Crescent and the Table Park.
All residential homes and ancillary uses are accessible and inclusive.
Residential development of EC05 and EC06 will provide additional footfall to Earl’s Court Road. The masterplan has been laid out to provide a direct pedestrian connection towards it.
The food and beverage, workspace and nursery in EC05 and EC06 will be complimentary rather than competing with existing local provision.
4.Varied and rich urban life
"a) Cultural use criteria
A new cultural facility should meet the following criteria:
1.Be high quality, bringing great work to Earl’s Court
2.Attract audiences from beyond the local area
3.Be distinctive, belonging in Earl’s Court
4.Have strong links with local businesses and local people
5.Be welcoming for everyone, make people feel at home in its spaces
6.Have programming that interests a wide range of people – opportunities that people might stumble across as well as ticketed events
7.Provide spaces for people to develop new creative work – not just show work that has been developed elsewhere."
"b) Flexibility for a principal cultural use
The masterplan should have built in flexibility to accommodate different types of ‘anchor tenant’ within the layout."
"c) A creative ecosystem
An evolving, wide-ranging strategy for culture and placemaking should facilitate and encourage creative activity across the site, so that the scheme offers much more than a singular or traditional cultural infrastructure."
"d) Night-time economy
Venues and activities connected with the nighttime and evening economy should make up a significant element of the cultural strategy, designed in to the scheme at masterplan stage, and managed to create a safe and welcoming environment for all and minimise residential disturbance."
"e) Culture in the public realm
The scheme should include a culture and public realm strategy to accommodate and foster cultural activity in appropriate locations within the public realm."
"f) Artists shaping the place
Artists should be involved in creating permanent, programmed or temporary works of art, allowing for public participation through making and/or experiencing."
"g) Public art strategy
A public art strategy shall set out how public art will influence each phase of the development including at masterplanning stage, in landscape design, and via meanwhile projects."
There
be
for
4.3 Putting Earl’s Court back on London’s cultural map
N/a for EC05 and Ec06
N/a for EC05 and Ec06
N/a for EC05 and Ec06
Food and beverage units are located on the Table Park within EC05 and will form part of the evening economy. They will provide vibrancy to the northern edge of the Table Park during the day and evening.
N/a for EC05 and Ec06
N/a for EC05 and Ec06
will
opportunities
artists to contribute internal artwork to the scheme.
Appendix 9.4London Plan Policy D9 Tracker
9.4 London Plan Policy D9 Tracker
Policy D9 Part C Assessment
Visual Impacts
C1a i, ii, iii Long, mid range and immediate views
The submitted Townscape and Visual Impact Assessment assesses the visual impact of the LBHF Detailed Component through viewpoints agreed with the two boroughs as part of the pre-application process.
The TVIA concludes that ‘All significant effects on borough level designated views would be neutral or beneficial. Impacts on other Borough designated views would be insignificant’.
There would be no effects on regionally designated LVMF views.
The application material demonstrates that the Proposed Development complies with the London Plan and relevant guidance in terms of townscape and visual impacts given the policy recognition that the Site is suitable for Tall Buildings and their visual impacts have been minimised.
C1d- Account to be taken of harm to heritage assets, where harm arises public benefit must outweigh harm
The impact upon heritage assets is assessed within the Environmental Statement Volume 2 – Built Heritage.
C1b – tall buildings should reinforce the spatial hierarchy of local context, aid legibility and wayfinding
The height strategy has been informed by the design-led approach and a detailed understanding of site context.
C1e and f – World Heritage setting and Thames Policy Area
As set out in the Planning Benefits section of this Planning Statement, it is considered that the Proposed Development would provide significant benefits that would outweigh any perceived harm.
The Proposed Development would have no impact upon any World Heritage Setting.
C1g – solar glare
C1h – minimise light pollution
Functional Impact
The Impact upon any Thames Policy Area is assessed within the Environmental Statement Volume 2 - TVIA.
Please see supporting Statement prepared by GIA;
To be controlled by safeguarding planning condition.
C1c – exemplary architecture
EC05 and EC06 are positioned at a central point in the masterplan. Being located adjacent to The Table, the largest open space within the masterplan, assists in providing a comfortable setting for both EC05 and EC06. Both buildings will assist with wayfinding and legibility at this important destination within the Site.
The Architect vision is set out in the Design and Access Statement Volume 2:EC05 and EC06 and would be delivered through safeguarding conditions.
C2a – ensure safety of occupants Fire Safety has been integral to development of all Detailed Buildings. A site-wide Fire Strategy, prepared by Hoare Lea, is submitted with the application, and specific Gateway One Fire Statement Plan and London Plan Fire Statement have been submitted dealing with the Detailed Component.
C2b – servicing and maintenance Please see Delivery and Servicing Plan prepared by WSP.
C2c – entrance, access routes and ground floor designed to allow fir peak time use and no overcrowding;
Entrance and access routes would be located adjacent to generous public realm areas;
9.4 London Plan Policy D9 Tracker
C2d – public transport capacity, walking and cycling networks
Please see Transport Assessment, prepared by WSP. The Site benefits from an excellent PTAL (6a).
C2F –jobs, services and economic activity and regeneration potential should inform the design to maximise these benefits and role of development as a catalyst for change
The Proposed Development would significantly enhance local walking and cycling connections within the wider area (east-west and north-south)
The Proposed Development would also enhance local connections in line with Healthy Street policies and as set out in the ATZ assessment of the TA.
The RBKC Detailed Component provides a significant quantum of non-residential floorspace, including food and beverage, workspace and nursery uses.
C3b and c -noise and air quality As part of the design -led response noise and air quality consideration at the Site were established from the outset and have since informed the evolution of the Proposed Development.
Please see ES Chapters 10 and 11.
Cumulative Impact
C4a
C2g – buildings should not interfere with aviation, navigation or telecommunication;
Environmental Impact
This variety of uses will add vitality and vibrancy to the site and deliver significant economic benefits including new jobs.
This is assessed in the Telecommunications Impact Assessment prepared by GTech Surveys Limited and the Aviation Impact Assessment prepared by Kate Grant, within Appendix 2 of the Environmental Statement.
C3a – wind, daylight sunlight and overheating must be considered; As part of the design-led response wind, daylight and sunlight and overheating considerations at the Site were established from the outset and have since informed the evolution of the Proposed Development.
Please see Environmental Statement Chapter 15 and 16 and DSO Report, prepared by GIA
The cumulative impact of the Proposed Development is assessed within the Environmental Statement.
Part D – Public access Opportunities for public roof terraces are mostly located in larger commercial buildings which form part of the Outline Component and are subject to RMA.
EC05 and EC06 are residential-led developments that are set within the Warwick Crescent Character Area – a residential street character and therefore public access would not be in keeping with this character
Appendix 9.5Accessibility statement
9.5 Accessibility statement
1.1 Introduction
1.1.1 Purpose of the report
This Access Statement has been prepared by David Bonnett Associates (DBA) and is submitted as part of two Hybrid Planning Applications, one submitted to the London Borough of Hammersmith and Fulham (‘LBHF’) and one submitted to the Royal Borough of Kensington and Chelsea (‘RBKC’) in relation to the redevelopment of the land bounded by West Cromwell Road, Warwick Road, Philbeach Gardens, Eardley Crescent, Lillie Road, Old Brompton Road, the West London Railway Line (‘WLL’), and 1 Cluny Mews in RBKC (the ‘RBKC Site’) and North End Road, Beaumont Avenue, West Cromwell Road, the WLL, land comprising the Empress State Building (‘ESB’), Aisgill Avenue, the former Gibbs Green School properties fronting Gibbs Green Close, and properties fronting Dieppe Close (the ‘LBHF Site) which straddle the boundary between the two boroughs (together forming ‘the Site’). The Proposed Development will form the new Earls Court Development. The Hybrid Planning Applications have been submitted on behalf of Earls Court Partnership Limited (‘ECPL’), (“The Applicant”).
The RBKC Hybrid Planning Application is formed of detailed development proposals in respect of Development Plots EC05 and EC06 for which no matters are reserved (“RBKC Detailed Component”), and outline development proposals for the remainder of the RBKC Site, with all matters reserved (“RBKC Outline Component”). The RBKC Detailed Component and RBKC Outline Component together are referred to as the “RBKC Proposed Development”.
This Access Statement has been prepared in support of the RBKC Detailed Component.
The purpose of the Access Statement is to describe how the RBKC Detailed Component have been designed with consideration and understanding of the principles of inclusive design and taking into account planning policy and guidance on inclusive design and access.
The report considers the requirements of all residents and visitors including:
• People with mobility impairments;
• People with vision impairments;
• People with neuro-diverse requirements;
• Deaf people;
• Older people; and
• Small children.
1.1.2 Method of review
The Access Statement describes the access provisions using a journey around Buildings EC05 and EC06 as follows:
• Arrival at the site;
• Approaches to the buildings;
• Entrance ways;
• Horizontal and vertical circulation;
• Access to facilities;
• Typical residential layouts; and
• The emergency evacuation strategy.
The statement does not describe or evaluate any part of the buildings that is used solely for inspection, repair or maintenance of any service or fitting, in accordance with Approved Document M. If a disabled person requires access to these areas as part of their work then their employer is expected to take all reasonable steps to ensure that there are no barriers to them carrying out their work. Any building adjustments that are required would be carried out at that time.
1.1.3 Standards
The access provisions are reviewed against the access regulations and standards that apply, which are identified below.
• The Building Regulations 2010, Approved Document M (Access to and use of buildings) Volume 1: Dwellings, HM Government, 2015 edition incorporating 2016 amendments. (Hereafter referred to as AD M Vol1).
• The Building Regulations 2010, Approved Document M (Access to and use of buildings) Volume 2: Buildings other than dwellings, HM Government, 2015 edition. Note: Amendments to AD M Volume 2 published in July 2020. (Hereafter referred to as AD M Vol2).
• The Building Regulations 2010, Approved Document K (Protection from falling, collision and impact), HM Government, 2013 edition. (Hereafter referred to as AD K).
• The Building Regulations 2010, Approved Document B (Fire safety) Volume 1: Dwellings, HM Government, 2019 edition incorporating 2020 amendments. (Hereafter referred to as AD B Vol.1)
Note:
DBA provides guidance and advice as access consultants. The consultancy does not officially approve designs, nor does it provide confirmation that a design complies with statutory standards. This remains the responsibility of the designers and the approvals authority.
1.1.4 Planning Policy Framework
Development Plan
The adopted Development Plan for the Site is comprised of:
• The London Plan: Spatial Development Strategy for Greater London, Mayor of London, March 2021.
• Local Plan, The Royal Borough of Kensington and Chelsea, September 2019.
• RBKC New Local Plan Review (NLPR), main modifications published January 2024.
Material Considerations
• National Planning Policy Framework (NPPF), Department for Levelling Up, Housing and Communities, September 2023.
• National Model Design Guide, Ministry of Housing, Communities and Local Government, 2021.
• National Design Guide, Ministry of Housing, Communities and Local Government, 2021.
• Supplementary Planning Documents and Guidance by the Greater London Authority. Key relevant documents are:
• Accessible London SPG, GLA, October 2014;
• The Planning for Equality and Diversity in London SPG, GLA, October 2007;
• Public London Charter LPG, GLA, October 2021;
• Housing Design Standards LPG, GLA, June 2023.
• Access Design Guide, Supplementary Planning Document,The Royal Borough of Kensington and Chelsea, December 2010.
• Transport and Street, Supplementary Planning Document,The Royal Borough of Kensington and Chelsea, April 2016.
• Earl’s Court Opportunity Area - Placemaking Framework, Supplementary Planning Document,The Royal Borough of Kensington and Chelsea, April 2023.
1.1.6 Interpretation of standards
Access standards are in a continuing state of development because of changing expectations and legislation. The nature of these changing requirements and standards can result in anomalies and contradictions. Therefore it is important that access and inclusivity are considered and refined throughout the design process. The design of the scheme should seek to interpret these standards to provide the best possible level of inclusive design and this Access Statement describes situations and solutions where interpretation may be necessary.
1.1.7 Management and maintenance
Once building works are complete, full accessibility will rely on effective facilities management. Management items will range from provision of a good quality website, effective maintenance and staff training. Inspection of specialist devices and training of staff should become a regular element of facilities management. Access Management Plans can form part of a building operator’s on-going duties and may be required as part of the planning process.
1.1.8 Consultation
Extensive engagement with local community groups and local authorities have been undertaken as part of the wider Masterplan development and to present the proposals of Phase One.
Public Realm Inclusivity Panel (PRIP) Formed out of an initial series of workshops with dozens of young people, older people and those with disabilities, since July 2022 the PRIP has met monthly with the Design Team to shape proposals for public space across the Site. Members of the ECDC and Design Team have to date spent almost 200 hours working directly with the PRIP and safety panel members, in workshops and Site visits.
1.2 Overview of proposals
1.2.1 The Proposed Development
The scheme will provide a total of 310 homes, across two plots; EC05 & EC06. The heights of the buildings in the Detailed Component are in keeping with the principles set out in the previous chapter. Plot EC05 is comprised of a 27-storey tall building grounded in a 7-storey mansion block alongside two 3-storey townhouses with private entrances fronting Warwick Crescent. The plot provides a total of 202 homes with food and beverage units facing the Table. Homes are proposed in a range of sizes from studios to 3 beds. Plot EC06 is a single 20-storey tall building with workspace units located at Warwick Crescent level and nursery / creche at Table level. The plot provides 108 homes ranging in size from 1 beds to 3 beds. Wheelchair adaptable homes are provided in both EC05 and EC06, totalling ten percent of the total number of homes.
1.2.2 Inclusive Design Aims
The Earls Court Masterplan aims to deliver a scheme with the highest standards of accessible and inclusive design, where all users, regardless of their age or, disability, can enjoy the development, and participate comfortably and independently.
The proposals will accommodate the many different ways that people use the built environment, with consideration given to both the needs disabled people, neurodiverse individuals, and the general well-being, and safety of all users.
The Proposed Development aims to incorporate the following access principles:
• To maximise access to all parts of the development, its facilities and services for people who are visitors and members of staff regardless of disability and as required by local, regional and national policy;
• To ensure that required standards for accessibility are met at the outset and as part of mainstream inclusive design wherever possible;
• To design inclusively, which means placing people at the heart of the design process and acknowledging diversity and difference;
• To address the anticipated, substantial increase of older people in proportion to the workingage population and their future needs;
• To meet the aims of the Equality Act (2010), where applicable.
1.2.3 Summary of access provisions
Buildings EC05 and EC06 have been designed taking into account planning policy and following the guidance of Approved Document M, and have considered the design guidance stated in relevant British Standards and other current good practice guidance about meeting the needs of disabled people.
Buildings EC05 and EC06 at this stage demonstrate that a good level of inclusive design will be achieved by the finished scheme. The design team will ensure that the proposed access provisions are maintained as the design is developed in more detail.
The key access provisions for the proposed Buildings include:
• Public transport connections - the site is well served by public transport connections, including London Underground services that have step-free access to the stations (see section 2.1.1);
• Step-free routes - approaches to the building from either Warwick Crescent and from the Table Park, with suitable walking surfaces that are firm and smooth, and provision of resting areas at reasonable intervals (see section 2.1.2);
• Drop-off opportunities - the Proposed Development have acknowledged that the public transport may not be accessible for all, and has considered the needs of people who rely on community transport, taxis or minicabs as a means of transport to the site and need to be dropped-off/pickedup close to the entrances. A formalised taxi bay has been provided on Warwick Crescent in front of the building EC05 and within 50m of the entrance of the building EC06 (see section 2.1.3);
• Accessible car parking - provision of seven on-site disabled persons parking bays to serve building EC05 and four on-street disabled persons parking bays to serve building EC06, which equates to the 3% of the total dwellings in line with Policy T6.1 of the London Plan (see section 2.1.4);
• Accessible cycle parking - provision of 5% of the cycle parking in the form of larger spaces that are able to accommodate larger, adapted cycles or bicycles used by disabled cyclists. Additionally, 15% of the provision will be in the form of Sheffield stands (see section 2.1.5);
• Entrances - Direct and convenient approach to the entrances from Warwick Crescent. Entrances will be covered with a canopy that will make entrances easily recognisable from the street. Secondary entrances to both buildings are proposed at the first floor accessed from the Table park. Both entrances are connected through the lift core, and from both entrances residents can access their dwellings via the lift core (see section 2.2.1);
• Communal circulation - all routes throughout EC05 and EC06 will be accessible and designed in accordance to Section 3A: Approach to the dwelling of AD M Vol.1. Corridors will be sufficiently wide to allow wheelchair users to manoeuvre and to pass in opposite directions (see section 2.2.2);
• Lifts - all dwellings will have access to at least two passenger lifts that serve all floors. Proposed car lifts exceed the minimum dimensions accommodating a wheelchair user with several other passengers (see section 2.2.2);
• Stairs - all stairs and steps across EC05 and EC06 have been designed to meet the requirements of AD K for ‘general access stair’, with access provisions and dimensions that suit ambulant disabled people (see section 2.2.2);.
• Accessible amenities for all residents - residents of EC05 will benefit from communal amenities at ground floor and basement. All amenities will be accessible and designed in consideration of the needs of disabled people. Access to the amenities will be step-free from the main lift core. Where appropriate, hearing enhancement systems will be installed (see section 2.2.3);
• Accessible outdoor spaces for all residents - residents of EC05 will benefit from communal outdoor spaces at ground, third and seventh floor accessed from the main lift core. Outdoor spaces will be accessible with provision of a variety of seating and consideration for sensory spaces (see section 2.2.3);
• Accessible housing - In line with the London Plan 2021, ten per cent of the dwellings of the total development have been designed to meet Building Regulation requirement M4(3) ‘wheelchair user dwellings’; and ninety percent of the dwellings of the total development have been designed to meet M4(2) ‘accessible and adaptable dwellings’ (see section 2.3.1);
• Wheelchair user dwellings - have been located close to the lifts and spread across the building and a choice of size has been provided so that wheelchair users have as much choice as anybody else in line with the London Plan (see section 2.3.2);
• Emergency egress - incorporation of an evacuation lift and one combined evacuation lift and fire-fighting lift on each core serving all floors and provision of safe refuge with a two-way communications system, within reach of a wheelchair user, on all floors, to ensure a safe and dignified means of escape for all residents in line with the London Plan (see section 2.2.5).
2.0 Inclusive Design Principles
2.1 Site Context & Arrival
2.1.1 Public transport connections
The site is well served by public transport including London Underground (LU), railway and bus services. Overall the Public Transport Accessibility Level (PTAL) is identified as 6a across the site, which is defined by TfL as having excellent access to public transport.
The PTAL is an indication of the frequency, reliability and distance of public transport services close to a site; it does not take the accessibility of transport services into account. However, the PTAL is more important to the access strategy because it is used to evaluate the reliance on cars that current and future users of the building are likely to have, with the implication that less reliance on cars corresponds to a greater reliance on public transport.
2.1.2
2.1.3
Bus services run along Warwick Road with bus stops at c.150m away from the site, served by bus routes 35, 74, 328 and 409. Additional bus routes run along Lillie Road/ Old Brompton Road with bus stops at c.200m from the site; and along West Cromwell Road with bus stops at c.400m from the site. All London buses (except two ‘heritage’ routes) are accessible buses that ‘kneel’ to minimise height differences between the bus floor and pavement, and have ramps and space inside for wheelchair and pushchair users.
Earls Court station is at c.250m from the site and West Brompton station at c. 500m. Both stations have step-free access from the street to the train for the tube services, and step-free access to the platforms for the railways services with access from platform to train by boarding ramp.
However, the public transport is not accessible for all, and the development has made the following provision for alternative accessible means of access to the site, which are described in the sections that follow:
• suitable drop off points;
• accessible car parking;
• accessible cycle storage.
2.1.2 Pedestrian routes
Plots EC05 and EC06 sit between Warwick Crescent and the Table Park. Pedestrian access to both buildings will be at-grade from the public realm, either via Warwick Crescent or the Table Park.
The Table is mainly level, while Warwick Crescent is gently sloped from east to west. Footpaths are generous and no less than 2m wide at any point. Proposed ground surfaces are firm, non-slip and even.
There is a level difference of 3.5m between Warwick Crescent and the Table, which is proposed to be addressed via stairs and an external public lift. The design team investigated to include a ramp as well as a means of connection between both levels with the aim to provide greater choice between levels; however, it was dismissed due to the lengthy resulting ramp. Alternative stepfree route in case of lift break-down is via West Brompton Crescent, which has been considered appropriate given the nature of the connection.
The main access provisions to ensure the comfort of all pedestrians using the landscape are to include:
• Primary routes will have walking surfaces that are firm and smooth. Uneven surfaces, surfaces of loose materials, or surfaces with large gaps between paving materials will be avoided.
• Surface decoration that can be mistaken by steps, or very dark surfaces that may give the appearance of a hole to some people will be avoided.
• Footpaths will have continuous detectable physical edges which people who are blind or partially sighted can follow.
• Street furniture will be located outside access routes where possible so do not create barriers or hazards for people with impaired vision. Where street furniture is located within an access route, they will be clearly apparent and contrast visually with the background.
• Street furniture will be placed in a predicatble way and contrast visually with the background which it’s seen.
• There will be provision of resting areas at not more than 50m apart for people with limited mobility.
• Resting areas will provide a variety of seating options, including seating with armrests and backrests, seating with different seat height, and seating that allows wheelchair users to transfer to a bench.
• There will be appropriate space for wheelchair users be integrated in the general seating provision.
• Lighting should be even, avoiding creating glare, pools of bright light or strong shadows.
Public realm proposals (Access Overlay for illustrative purposes)
2.1.3 Drop-off points
A formalised taxi bay is proposed on Warwick Crescent in front of Plot EC05, where residents and visitors relying on community transport, taxis or minicabs to access the development will be able to be dropped-off/picked-up. The distance from the taxi bay to the residential entrance on Plot EC06 and to the furthest entrance (estate management entrance) is at c.50m, which is within the recommended 50m distance that the Inclusive Mobility guidance recommends that people should walk maximum to approach their entrances.
The routes from the taxi bay to the building entrances will be along wide public pavements with level or gentle gradients, and suitable walking surfaces.
At the Table level, due to the fact that there is no vehicular route through it, it is assumed that people relying on community transport, taxis or minicabs as a means of transport will be droppedoff/picked-up at Warwick Crescent and use the public lift to access the Table.
2.1.4 Car parking
The car parking strategy should be read in conjunction with the full transport report provided by WSP, which details the masterplan car parking strategy for visitors, residents and workers.
The provision of disabled persons parking bays is seven on-plot disabled in Plot EC05 and four on-street disabled bays for Plot EC06 which are delivered as part of the Outline Component. This provision equates to 3% of the total of dwellings in line with Policy T6.1 of the London Plan. Additionally, there is a non-residential parking space delivered as part of the outline masterplan.
Car parking for building EC05 is located at ground floor at the back of the site and accessed off Warwick Crescent. An internal route from the car parking to the lift core provides easy access for residents. The walking distance is less than 50m.
On-street car parking for building EC06 is located in front of the building, with the shortest distance to the entrance of the building possible, within less than 50m.
All disabled persons parking bays will meet dimensional and other specifications as set out in Approved Document Part M and local authority requirements.
2.1.5 Cycle parking
The cycle parking has been provided in line with the London Plan 2021 requirements with layouts designed in line with the London Cycling Design Standards (LCDS), including a mix of stands that take into account all user needs and cater for different types of cycles, as follows:
• 5% of the provision in the form of large spaces that are able to accommodate larger, adapted cycles or bicycles used by disabled cyclists;
• 15% of the provision in the form of Sheffield stands; and
• the remaining 80% in the form of two-tier stands.
Cycle parking for Plot EC05 is provided at ground floor and basement 1 in secure and sheltered stores. The ground floor cycle store will accommodate the cycle parking for larger/adapted cycles while the basement store will cater the standard sized cycle parking.
Access to the cycle store at the basement is off Warwick Crescent through a dedicated cycle entrance and via a cycle lift and an adjacent stair.
Cycle parking for Plot EC06 has been provided at first floor and accessed directly from the public realm between buildings.
Means of arrival - Ground floor (Access Overlay for illustrative purposes)
Means of arrival - Basement (Access Overlay for illustrative purposes)
Means of arrival - First floor (Access Overlay for illustrative purposes)
2.2 Residential buildings
Residential communal areas of all buildings have been designed to meet the provisions of Section 3A: Approach to the dwelling of AD M Vol. 1, since there are M4(3) dwellings in both plots.
2.2.1 Entrances
The main entrance to Plots EC05 and EC06 are off Warwick Crescent. A secondary entrance to both plots is proposed at The Table. Entrances will be easily recognisable from the street, with no obstructions on its approach that may present a hazard to visually impaired people.
All communal entrances will be designed in accordance with provisions in paragraph 3.14 of AD M Vol.1 including a level landing of at least 1500 mm by 1500 mm in front of the entrances outside, weather protection of at least 1200 mm depth, and provision of a 1500 mm turning circle inside the entrance area. All entrance doors will provide a clear opening width of at least 850 mm through one leaf in double-leaf doors, and a 300 mm nib on the leading of doors and a 200 mm nib on the following edge of doors. All thresholds are proposed accessible with details to be developed at a later stage.
Details of lighting, door opening force, floor surface and door entry controls will be developed at the appropriate design stage following the guidance from paragraph 3.14 of AD M Vol.1.
Communal entrance of Plot EC05 lead to a lobby and residents’ amenities, and from there residents’ can access the lift core. Plot EC06 has a reduced lobby from which residents and visitors can access the lift and stairs.
Details of the lobby and residential amenities will be developed at subsequent stages of design development following the guidance from AD M Vol. 2.
2.2.2 Horizontal and vertical circulation
Plot EC05 and EC06 are organised around a central core and internal corridors that provide access to all dwellings from the lifts.
All communal corridors will generally be 1500 mm or wider, and no less than 1200 mm, allowing sufficient space for wheelchair users to easily manoeuvre, and to pass in opposite directions. There will be a 1500 mm x 1500 mm turning space outside each wheelchair-accessible, or easilyadaptable dwelling, and at reasonable intervals as a minimum.
All doors in communal routes have a clear opening width of 850 mm through a single leaf door, or one leaf of a double leaf door; and a 300 mm clear space to the leading edge on the pull side of the doors and 200 mm clear space in the push side.
Details of lighting, door opening force and finishes will be developed at the appropriate design stage following the guidance from paragraph 3.9 of AD M Vol.1.
Each building has a central core that is comprised of two escape stairs and three passenger lifts for plot EC05 and two passenger lifts for plot EC06, which one of the lifts on each plot is also an evacuation lift. All residents will have access to at least two passenger lifts.
All lifts are to be designed in accordance with the provisions in paragraph 3.16 of AD M Vol.1. Proposed car lifts exceed the minimum required dimensions of 1100 mm wide by 1400 mm deep, and there is a landing of at least 1500 mm by 1500 mm in front of all lift entrances that is clear of door swings. Details of landing and car controls, and ensuring compliance with the requirements of BS EN 81-70:2003 will be developed at the appropriate design stage following the guidance in paragraph 3.16 of AD M Vol.1.
All stairs are to be designed in accordance with the provisions in paragraph 3.17 of AD M Vol.1 and the requirements of Part K for ‘general access stair’.
2.2.3 Resiential amenities
The following residential amenities are proposed for the benefit of residents of Plot EC05 at basement 1and ground floor, there is a residents’ courtyard at ground floor and a communal terrace at level 03 and at level 07.
Residential amenities will be developed at the appropriate design stage following the guidance from of AD M Vol.2 to ensure that are accessible to all residents and visitors.
2.2.4 Waste rooms
Residents of Plot EC05 will dispose their waste through refuse chutes that are located at the lift lobby. For residents of Plot EC06, a bin store has been provided at the basement 1, accessed from the lift lobby.
The routes from the dwellings to the waste rooms will be step-free and will be accessible to all residents including wheelchair users. Details of the refuse chute and bin store will be developed at the appropriate design stage to ensure that they are accessible to all residents.
2.2.5 Emergency escape
Suitable means of escape provisions will be provided for all residents including disabled people.
Normal provisions for residential buildings will apply to the development whereby only the residents of an affected unit will evacuate. Other units and their residents are protected as the dwellings themselves function as safe refuges.
In line with the London Plan 2021 Policy D5 (B5) an evacuation lift in separate fire-protected cores is proposed on each plot. Additionally, safe refuge spaces with a two-way communications system, within reach of a wheelchair user, are provided on all floors on each lift protected lobby to anyone in need of assistance to speak with building management staff.
Please refer to the Fire Strategy by Horae Lea for further information.
Access overlays
Plot EC05 - Basement floor (Access Overlay for illustrative purposes)
Plot EC05 - Ground floor (Access Overlay for illustrative purposes)
Plot EC05 - First floor (Access Overlay for illustrative purposes)
Plot EC05 - Second floor (Access Overlay for illustrative purposes)
Plot EC05 - Fourth floor (Access Overlay for illustrative purposes)
Plot EC05 - Third floor (Access Overlay for illustrative purposes)
Plot EC05 - Ninth floor (Access Overlay for illustrative purposes)
Plot EC05 - Twenty-third floor (Access Overlay for illustrative purposes)
Plot EC05 - Twenty-sixth floor (Access Overlay for illustrative purposes)
Plot EC05 -Seventh floor (Access Overlay for illustrative purposes)
2.2.6 Access overlays
Plot EC06 - Basement floor (Access Overlay for illustrative purposes)
Plot EC06 - Ground floor (Access Overlay for illustrative purposes)
Plots EC05 and EC06 will provide 310 dwellings. In line with the London Plan 2021 at least ten per cent of the dwellings (32 out of 310) will be designed to meet Building Regulation requirement M4(3) ‘wheelchair user dwellings’, and the rest (278 out 310) will be designed to meet Building Regulation requirement M4(2) ‘accessible and adaptable dwellings’.
The provision made to meet Building Regulation requirement M4(3) can be of two types:
• Wheelchair adaptable dwellings: the access provisions allow a simple adaptation of the dwelling to meet the requirements of occupants who use wheelchairs.
• Wheelchair accessible dwellings: the access provisions meet the requirements of occupants who use wheelchairs.
Wheelchair adaptable dwellings are intended to be capable of becoming wheelchair accessible through easy adaptations that do not require structural or service modifications, or moving walls. They have greater flexibility in their internal layout, such as bathroom or kitchen layouts.
Wheelchair accessible dwellings are intended to be readily usable by wheelchair users at the point of completion.
Wheelchair user dwellings will normally be designed as wheelchair accessible only where the local authority is responsible for allocating or nominating a person to live in that dwelling.
The proposed residential accommodation for Plot EC05 is as follows:
The proposed residential accommodation for Plot EC06 is as follows:
The proposed residential accommodation for both pots is as follows:
2.3.2 Wheelchair user dwellings location
M4(3) dwellings have been distributed across type, size and tenure as far as possible so that wheelchair users have as much choice about the location and level of their home as anybody else.
2.3.3 ‘Accessible and adaptable dwellings’, M4(2) standards
The following features are the minimum access provisions required by Building Regulations requirement M4(2) ‘accessible and adaptable dwellings’, which the proposed dwellings have been designed. Further design development will ensure full compliance with these standards.
1. Private entrances - are covered as all dwellings are accessed from internal corridors, and have a level landing of minimum 1200x1200mm in front of entrance doors. Lighting is not yet detailed but is is expected to be provided.
2. Private entrance doors - have a minimum clear opening width of 850mm, and 300 mm nib on the leading edge maintained 1200 mm beyond the door, and are not recessed by more than 200mm. All thresholds are accessible.
3. Doors to balconies - have a minimum clear opening width of 850mm, and 300 mm nib on the leading edge maintained 1200 mm beyond the door. Where sliding doors to the balcony are provided, a 300mm nib is provided on both sides. Doors are not recessed by more than 200mm and all thresholds are accessible.
4. Corridors - are generally 1050mm wide, and not less than 900mm wide in any case. Internal doors - have a clear opening width of 750/775/800mm depending on their approach, with a 300mm nib on the leading edge.
5. Kitchens - have a 1200mm clear space in front of all kitchen units. Washing machine are located woutside the kitchen area within the utility cupboard. A 1200mm clear space is provided in front of the washing machine.
6. Bedrooms - have a clear access route of 750mm from the doorway to the window. Main double bedrooms have a clear access zone of 750mm on both sides and the foot of the bed. Other double bedrooms have a clear access zone of 750mm on one side and the foot of the bed. Single bedrooms have a clear access zone of 750mm on one side of the bed.
7. Bathrooms - all dwellings have a bathroom that contains a WC, a basin and a potential level access shower that meet the provisions of Diagram 2.5 of AD M Vol.1. Doors to these bathrooms open outwards. Details of the potential level access shower will de developed at a later stage.
2.3.4 ‘Wheelchair user dwellings’, M4(3) standards
The following features are the minimum access provisions required by Building Regulations requirement M4(3) ‘wheelchair user dwellings’, which the proposed dwellings have been designed. Further design development will ensure full compliance with these standards.
1. Private entrances - are covered as all dwellings are accessed from internal corridors, and have a level landing of minimum 1500x1500mm in front of entrance doors and a 1500mm turning circle on the inside entrance area. Lighting is not yet detailed but is is expected to be provided.
2. Private entrance doors - have a minimum clear opening width of 850mm, and 300 mm nib on the leading edge maintained 1800 mm beyond the door. Entrance doors are not recessed by more than 200mm and all thresholds are accessible. A fused spur will be provided and detailed at the next design stage.
3. Doors to balconies - have a minimum clear opening width of 850mm, and 300 mm nib on the leading edge maintained 1800 mm beyond the door. Where sliding doors to the balcony are provided, a 300mm nib is provided on both sides. Doors are not recessed by more than 200mm and all thresholds are accessible. Balconies have a minimum width of 1500mm.
4. Corridors - are minimum 1050mm wide, and 1200mm where the approach to a doorway is not head-on. Internal doors - have a clear opening width of 850mm, with a 300mm nib on the leading edge and a 200mm nib on the following edge.
5. Wheelchair storage and transfer space of 1100mm deep by 1700mm wide, accessed from a space 1200mm wide, located close to the entrance.
6. General built-in storage - is provided in accordance to Table 3.1 of AD M, Vol.1.
7. Living areas - All M4(3) dwellings are single-storey and have the living area at the entrance storey. The minimum combined floor area for living, dining and kitchen space is in accordance to Table 3.2 of AD M, Vol.1.
8. Kitchens - have a 1500mm clear space in front of all kitchen units. The kitchen worktop length, including fittings and appliances, is in accordance to Table 3.3 of AD-M, Vol.1, and layouts demonstrate how the kitchen worktop can be easily enlarged to meet Table 3.4 of ADM, Vol.1.
9. Main double bedroom - have a clear access zone of 1000mm on both sides and the foot of the bed, a clear access route of 750mm from the doorway to the window, and a clear access zone of 1000mm in front of all furniture. There is a 1200x1200mm manoeuvring space inside the doorway and on both sides of the bed. Minimum floor area of double bedrooms is 13.5m2 and have a width of at least 3m.
10. Other double bedroom - have a clear access zone of 1000mm on one side and the foot of the bed, a clear access route of 750mm from the doorway to the window, and a clear access zone of 1000mm in front of all furniture. There is a 1200x1200mm manoeuvring space inside the doorway. Minimum floor area is 12.5m2 and have a width of at least 3m.
11. Single bedrooms - have a clear access zone of 1000mm on one side of the bed, a clear access route of 750mm from the doorway to the window, and a clear access zone of 1000mm in front of all furniture. There is a 1200x1200mm manoeuvring space inside the doorway. Minimum floor area is 8.5m2 and have a width of at least 2.4m.
12. Bathrooms - all M4(3) dwellings have a bathroom that contains a WC, a basin and a level access shower that meet the provisions of Diagram 3.10 of AD M Vol.1, and layouts demonstrate how the bathrooms can be easily adapted in future to meet the provisions of Diagram 3.11 of AD M Vol. 1. Details of the level access shower will de developed at a later stage. Doors to these bathrooms open outwards.
13. Second WC - all M4(3) dwellings of 4 persons or more have a second WC with an opening outward door.
2.4 Non-Residential elements
The non-residential areas of Plots EC05 and EC06 include:
• F&B units at first floor of EC05;
• Estate management units at ground floor of EC06; and
• Nursery / creche at first floor of EC06.
2.4.1 Entrances
All entrances will be designed to meet the guidance of AD M Vol.2. Entrance doors will provide a clear opening width of at least 1000 mm through single-leaf doors or one leaf in double-leaf doors to be further developed at the next design stage.
2.4.2 Horizontal and vertical circulation
All non-residential areas of Plots EC05 and EC06 are single-storey, with the expception of the BOH areas for the F&B units, which are serverd with goods lifts. All units will be delivered “shell & core”. Internal arrangements in the non-residential areas in addition to base-build will be subject to the tenant´s fit-out.
Details of lifts and stairs will be developed at a subsequent stage of design development, and are expected to meet the guidance of AD M Vol.2, AD K and BS8300 where possible.
2.4.3 Sanitary accommodation
All non-residential areas of Plots EC05 and EC06 will be delivered “shell & core”, hence no detailed sanitary provision have been provided.
2.4.4 Emergency escape
A fire and evacuation strategy has been prepared by Hoare Lea provided as part of this application.
The fire and evacuation strategy will include best practice procedures for the evacuation of disabled people from all parts of the buildings, based on BS 9999:2017 and Regulatory Reform (Fire Safety) Order Supplementary Guidance, including:
• Designated escape routes from each part of the building that allow wheelchair users and others to reach a safe area to await assistance;
• Provision of safe refuge with a two-way communications system, within reach of a wheelchair user, to allow direct communication with the fire controlling authority in accordance with BS 9999:2017; and
• Use of lift(s) as part of the evacuation strategy.
Appendix 1
Inclusive Design Relevant Guidance
The Proposed Development has also considered other good practice publications in relation to inclusive design. Key documents include:
• British Standard 8300:2018 Design of an Accessible and Inclusive Built Environment, Part 1: External Environment - Code of Practice, Part 2: Buildings - Code of Practice, British Standards Institution, 2018. (Hereafter referred to as BS8300-1:2018 or BS8300-2:2018)
• Inclusive Mobility. A Guide to Best Practice on Access to Pedestrian and Transport Infrastructure. Department for Transport, December 2021.
• Inclusive Urban Design: A guide to creating accessible public spaces, David Bonnett Associates, BSI, 2013.
• Improving Walkability: Good Practice Guidance on Improving Pedestrian Conditions as Part of Development Opportunities, Transport for London, 2005.
• Guidance on the Use of Tactile Paving Surfaces, Department for Transport 2021.
• London Cycling Design Standards, TfL, 2016.
• A Guide to Inclusive Cycling (fourth edition), Wheels for Wellbeing, 2020.
• Cycle Infrastructure Design: Local Transport Note 1/20, Department for Transport, 2020.
• Healthy Streets for London, Prioritising walking, cycling and public transport to create a healthy city, Mayor of London & Transport for London.
• Child-Friendly Places, Supplementary Planning Document, London Borough of Hackney, July 2021.
• Designing for Accessibility, CAE/RIBA Publishing, 2012.
• PAS 6364 Design for the mind - Neurodiversity and the built environment - Guide. British Standards Institution, 2022.
Appendix 9.6Ventilation statement
9.6 Ventilation statement
Ventilation Planning Statement Earls Court
EC05
Commercial restaurant ventilation
There are two food and beverage (F&B) units on level 1 of EC05, adjacent to the Table Park.
The F&B units will have supply and extract ventilation for general purposes and separate kitchen ventilation, which will be part of the tenant fit-out. An area of louvre has been allowed for at high level within the F&B tenancies, for intake and exhaust air to restaurant seating areas.
For the kitchen ventilation for one of the F&B units, there will be a separate air intake louvre and at this stage, we have proposed an extract discharge at roof level. This will be defined through detailed design stages. A kitchen extract duct between the kitchen and the roof would be installed as part of the base build because it would run to the roof within the building core, where riser space has been provided. Space for a kitchen extract AHU has been provided on the EC05 roof for tenant fit-out.
The other F&B unit will have local ventilation for its kitchen ventilation with a recirculating ecology air handling unit provided by the tenant. The recirculating ventilation unit will connect to high level louvres within the tenancy for air intake and exhaust.
Noise control
Noise emissions from ventilation systems associated with the F&B units will be controlled to meet the building services noise limits at nearby building façades (including EC05)
proposed in the Noise and Vibration chapter of the sitewide Environmental Statement.
This will be achieved through in-duct attenuation measures and limiting airflow velocities both in duct and across external louvres.
Odour control
The use of the F&B units and the type of cooking will depend on the tenancies. The filtration and odour control required will depend on the type of cooking.
For a full commercial kitchen, this could include the following equipment.
Kitchen hoods with:
- grease filter
- integrated secondary mesh coalescer to remove further grease and
- UV-C ozone treatment to reduce smells or ductwork with –
- UV-O ozone treatment to reduce smells (See Figure 2)
Kitchen extract air handling unit (AHU) with:
- panel filter
- bag filter and
- EPA filter E10 for fine filtration or
- HEPA filter E11 for fine filtration.
It may also have:
- carbon filter to reduce smells and/ or
- electrostatic precipitator (ESP) to remove oil, grease and smoke particles. (See figure 2.)
For a restaurant or café without deep frying or char grille cooking, a recirculating ventilation system with an ecology unit would be provided for the kitchen ventilation. This would typically include kitchen hoods as above and an AHU with:
- panel filter
- bag filter
- EPA filter E10 for fine filtration.
Figure 3 indicates a building elevation showing locations of louvres and space for a riser to roof kitchen extract plant.
Figure 4 indicates a typical kitchen ventilation schematic with filters and odour removal equipment.
