How the new scheme will look

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PLANNING chiefs have approved the first phase of the 02 Centre redevelopment despite a volley of objections from community groups and ward councillors at a marathon three-and-a-half hour council meeting tonight (Thursday).

Seven councillors on the committee voted in favour, three were opposed.

The landowner Land Securities will now look to build 608 homes, in towers ranging from eight to 16 stories tall, along with space for retail and commercial units on what is currently the 02 Centre Sainsbury’s car park.

The committee also gave its backing to the concept of the entire project, which includes the demolition of the main shopping centre that was built in 1998 – although this final phase is not expected to be completed until 2037 and will require further meetings before it is officially approved.

The 0verall “02 Centre Masterplan” – including 1800 homes of which around a third will be “affordable” – has triggered objections from thousands of residents who say its buildings are too tall, dense and lacking in publicly accessible open space.

The meeting heard environmental concerns about knocking down a 25 year old shopping centre in a climate emergency, and that the developer will come back at a later date with an attempt to reduce promises of affordable housing.

Eric Bergsagel, chair of Combined Residents Association of South Hampstead (CRASH), said: “There will be increased demand on the area from the 5000 residents moving in to these blocks. This is warehousing for humans.”

Keith Moffitt, co chair of the West Hampstead Neighbourhood Development Forum, and a confederation of 12 local groups working against the application, said: “We believe there are very strong grounds to reject this application. We do not oppose development of this site.

“But we think these plans are unambitious, particularly on the affordable housing. Camden has declared a climate emergency. When it comes to net zero, the proposals do not meet Camden’s own plan.

“We urge you to refuse this application and demand something better.”

John Saynor, from West Hampstead Amenity and Transport, said: “Officers are recommending approval but the costs of rejection should not deter you from refusal. London faces a massive housing crisis.

“But only 107 social rent homes are offered out of a total of 608 homes in the first phase. We don’t want a neighbourhood dominated by huge blocks that Camden people can’t afford.”

Michael Aronson, representing the builders depot in Blackburn Road, said: “There is a gentlemen up there [public gallery] who has six members of family across three generations working for us.

“40 people work at Blackburn Road. I’m proud of our record. We are a significant irreplaceable local asset.

“We have been unnecessarily included in the site and scheduled for demolition.”

Wakjira Feyesa – representing the Save 02 Centre campaign group – said: “I talk to the real people on the ground and they do not agree with this at all.

“I’m here on grounds of democracy, municipality and common decency. It’s our council’s duty to hold a bit more responsibility to push against this.”

Councillors representing West Hampstead and South Hampstead wards had said in speeches they opposed the scheme and called on colleagues on the planning committee to send the plans “back to the drawing board”.

Cllr Shiva Tiwari, on behalf of West Hampstead councillors, said: “We are very supportive of all schemes that look to develop housing for residents Camden. We welcome Landsec’s interest in the site …

“However, we wish to make clear that the current plans have a long way to go. The development has too many towers, towers that are too tall, and packed together.

“The application does not fully consider the economic impact on jobs from destruction of the 02 Centre. That is why we do not support the plans.”

Cllr Nina  de Ayala Parker, representing South Hampstead councillors, said: “We do not support demolition of the 02 Centre. The development is too dense.

“It needs to go further on affordable housing. We cannot support the development. We are hyper aware of how easy it is to be priced out of the borough.

“Why not retrofit the building? It should be the first option.”

Tim Trillo – development director at Landsec – said: “Landsec is set apart from our peers by taking a long term approach. We have owned 02 Centre for 10 years.

“The centre is at risk of decline. It is a car dominated, and an impervious blocker on Finchley Road and West End Lane.

“We want to create a green sustainable area and green community, a car free development surrounded by local stations.

“We want to provide a wider choice of shops, a multi disciplinary health centre, a community centre, affordable commercial space, building that are highly sustainable and highly efficient.

“It will generate hundreds of job opportunities. £10million for plans to unlock step free access at West Hampstead tube station. Upgrades to cycle routes and Billy Fury Way and Granny Drippen Steps.”

He said consultation had been extensive with 21 events while accepting that demolition over refurbishment of the shopping centre was “not the best” but also unavoidable.

The committee had been told that if the plans were to include more open space “the towers would go up in height to keep it in working with viability”.

The New Journal reported concerns in an independent report about the viability of the overall scheme, that has been assessed as showing a significant deficit, in the region of £200million.

There were concerns from Frognal ward Cllr Andrew Parkinson that there would be an attempt from the developer to reduce affordable homes in the future.

He said: “Based on the finances, it seems high likely possibility, or there is a significant delay between phase one and phase two and three. We are potentially looking at decades before we get the good stuff.”

The planning meeting was a ticketed event with residents packing one half of the public gallery and applauding speeches against the scheme.

The committee was also told that West Hampstead had been designated as a “growth area” on a par with King’s Cross, Euston and Regis Road in Kentish Town.

The council’s planning team had said there was a need for the promised community facilities, health centre, cycle routes and “welcoming walkways” from West End Lane to the “Finchley Road Town Centre”.

LandSec’s offer of a £10million downpayment to help TfL finally add a disabled access to West Hampstead tube station was also a big bonus, said the officials who urged councillors to approve the scheme unless they had strong conservation area concerns or felt the impact of residents “significantly outweighed the benefits” of the housing.

Four conservation areas straddling the site would ensure “less than substantial harm” from the development, the planning officer added.

Kilburn councillor Lloyd Hatton said claims the development would reduce flooding risk in the area was “music to his ears”, prompting claims by the council officials of significant improvements if the scheme was approved.

A Landsec representative insisted that “greening” the concrete car park would reduce flood risk by 90 percent.

Cllr Hatton said he was also concerned about the promised health centre being built and the demolition instead of a retrofitting of the main shopping centre.

“I’ve lived in the borough for five years, on the doorstep of the 02 Centre for a year. Accessibility at West Hampstead transport infrastructure is welcome and key to this application.”

Cllr Danny Beales asked for clarity about whether affordable rent levels would be at 80 percent market rent and questioned whether if the 02 Centre was demolished there would be a proper plan to reuse materials, adding: “Retrofitting doesn’t seem to be easily done here.”

He added: “The larger supermarket was valued, and the gym and cinema. How are we ensuring the ongoing presence of those particular uses?”

A replacement supermarket is included in the plans, the officers responded.

Lib Dem Cllr Tom Simon also questioned the demolition of the shopping centre and said more was needed to be done to improve cycling in Finchley Road, which he described as a dangerous “block” to anyone cycling west to east across the borough.

The Mayor of London, Sadiq Khan, has the final say – but the committee’s votes were as follows:

Councillor Heather Johnson (Chair) – in favour 
Councillor Edmund Frondigoun (Vice-Chair) – in favour 
Councillor Sagal Abdi-Wali – in favour 
Councillor Lotis Bautista – in favour 
Councillor Danny Beales – in favour 
Councillor Lloyd Hatton – in favour 
Councillor Liam Martin-Lane – in favour
Councillor Andrew Parkinson – against 
Councillor Will Prince – against 
Councillor Tom Simon – against 

There were apologies for absence from councillors Sue Vincent and Nasrine Djemai.