{"id":877,"date":"2014-04-26T12:18:19","date_gmt":"2014-04-26T12:18:19","guid":{"rendered":"http:\/\/stqw.org\/?page_id=877"},"modified":"2015-05-17T11:25:55","modified_gmt":"2015-05-17T11:25:55","slug":"latimer","status":"publish","type":"page","link":"https:\/\/stqw.org\/wordpress\/draft\/latimer\/","title":{"rendered":"Latimer Road"},"content":{"rendered":"<p><strong>Objective 8\u00a0 <em>To regenerate Latimer Road as a successful mixed use street, combining commercial and housing use, \u00a0keeping buildings occupied and in active use, \u00a0and restoring its original street form.<\/em><\/strong><\/p>\n<p>\u2018<em>For the oldest office stock in the north of the (Freston Road\/Latimer Road) area, viability is marginal, with quoting rents just under \u00a3180 per sq m. Going forward, these rents may not be enough to sustain the existing stock. They are certainly not enough to support new development.<\/em><\/p>\n<p><em>As we have seen, the offices to the north of the zone are not well occupied and command low rents. The root of the problem is the area\u2019s poor environment and difficult access, and the lack of a critical mass of office property.<\/em>\u00a0<em>If this does not change, these offices may not be an economically sustainable land use in the long term&#8217;.<\/em><\/p>\n<p>Extracts from Peter Brett Associates RBKC Commercial Property Study 2013, commissioned by the Council.<\/p>\n<p>8.1.1\u00a0 \u00a0As explained in the introduction to this Plan, while investment in housing refurbishment has been pouring into the StQW neighbourhood, very little investment is being made in commercial and retail property.\u00a0\u00a0 Section 7 above looks at the two shopping parades, where shops and services are at risk of becoming unviable.\u00a0\u00a0 This section of the StQW Draft Plan looks at Latimer Road, a street where potential remains unfulfilled, buildings are outdated and under-occupied, and little investment is being made.<\/p>\n<p>8.1.2\u00a0 \u00a0Change in planning policy is needed for Latimer Road.\u00a0 This part of the neighbourhood is not currently contributing to sustainable development.\u00a0 This Draft Plan identifies a way forward, based on a more tailored application of NPPF, London Plan and RBKC Core Strategy planning policies.<\/p>\n<p>8.1.3\u00a0 \u00a0The current RBKC planning context for Latimer Road positions this street as the northern part of the combined Freston Road\/Latimer Road Employment Zone.\u00a0 This is one of three Employment Zones in RBKC, within which restrictive planning policies apply on proposals for change of use from B1 office\/light industry to any other use class.<\/p>\n<p>8.1.4\u00a0 RBKC is a Borough in which employment floorspace is &#8216;scattered&#8217; across what are designated as several \u2018Town Centres\u2019 within the Local Plan, as well as many individual streets and neighbourhoods.\u00a0 Employment is not concentrated in a few areas.\u00a0 It is as partly as a result of this characteristic that RBKC has been granted &#8216;whole borough exemption&#8217; from the Government&#8217;s current flexibilities on change of use between office and residential.\u00a0 Government decisions in March 2015 have left this exemption unchanged pending further review on permitted development from office to residential.<\/p>\n<p>8.1.5\u00a0\u00a0 The logic of Latimer Road being part of a joint Employment Zone with the Freston Road area has always been questionable.\u00a0 The two areas are not physically linked, and now exhibit very different characteristics in their office market.<\/p>\n<p><strong>Latimer Road \u2013 a street which has not flourished as part of an Employment Zone <\/strong><\/p>\n<p>8.1.6\u00a0 \u00a0There are two strands to the StQW Forum&#8217;s case for a rethink on planning policies for Latimer Road:<\/p>\n<ul>\n<li>current RBKC policies are not proving successful in their own terms &#8211; in retaining BI office use within an Employment \u00a0Zone.\u00a0\u00a0 The cluster of office buildings at the southern end of the street have low levels of occupancy and most have experienced periods of part vacancy, lasting several years, in the past decade.\u00a0\u00a0 Lettings are at rent levels which have been deemed by independent consultants as unviable, or barely viable, for future investment (Peter Brett Associates 2013 study quoted above).<\/li>\n<\/ul>\n<ul>\n<li>equally importantly, the street is not offering what either office employees or local residents want within their immediate surroundings (and which the StQW area currently largely lacks).\u00a0 These are<\/li>\n<\/ul>\n<p>places to eat out at lunchtime or in the evening, meet for a drink or cup of coffee, buy fresh produce and bread, find interesting shops, galleries, or entertainment, and generally socialise.<\/p>\n<p>8.1.7\u00a0\u00a0 Local people also see Latimer Road as a suitable location for additional housing in the neighbourhood.\u00a0 It is an &#8216;upcoming&#8217; part of the W10 residential market where existing housing property is more affordable than in other parts of North Kensington (given that it is a street with commercial uses, adjoining a railway line).\u00a0 New housing would similarly be in a price range closer to what most of the existing community could afford, when considering &#8216;downsizing&#8217; or looking for accommodation for a younger generation who wish to stay in the neighbourhood.<\/p>\n<p>8.1.8\u00a0\u00a0 Summarised briefly, the rationale for StQW Draft Policies 8a and 8b is as follows:<\/p>\n<ul>\n<li>The original RBKC rationale in the late 1990s for designating four separate sections of Latimer Road (a mixed use street) as part of the joint Freston Road\/Latimer Road Employment Zone is no longer relevant.<\/li>\n<li>Latimer Road, as a result of its location and characteristics (poor access to public transport, isolated as a commercial area) has never flourished as an Employment Zone.<\/li>\n<li>the EZ designation of 4 separate sections of the street has contributed to the loss of activities which were there previously, with retail and service activities leaving the street and resultant reduced footfall and self-reinforcing decline since the 1990s.<\/li>\n<li>the southern part of the street is made up of a cluster of 1980s office buildings and business suites of a type now experiencing low demand, compared with competing premises in LBHF and at Kensal and Freston Road.<\/li>\n<li>this southern part of the street, overshadowed by the Westway and with no road link to Freston Road is\u00a0 a <em>&#8216;potentially intimidating environment<\/em>&#8216; (Peter Brett Associates 2013) with acknowledged problems for the security of offices.<\/li>\n<li>rent levels for B1 floorspace in the street are insufficient to encourage the majority of building owners to refurbish and modernise this office space.<\/li>\n<li>the future regeneration potential of the street lies primarily in the light industrial\/warehouse Units 1-14, on brownfield sites on the western side of the street, where additional housing development can be encouraged through a shift in planning policy (as set out at 8.6 below and in Section 10 of this Draft Plan).<\/li>\n<li>mixed use redevelopment of the western side of the street can be achieved without net loss of employment and with every likelihood of a net gain.<\/li>\n<li>Building owners and local residents would benefit, and RBKC strategic policy aims would be achieved.<\/li>\n<\/ul>\n<p>8.1.9\u00a0\u00a0 RBKC considers each application for mixed use on its merits and has in the past recognised that the Council\u2019s EZ policies need to be applied with some flexibility.\u00a0 In 2006, approval was given to a mixed use scheme with 10 flats in addition to commercial space at 290-294 Latimer Road.\u00a0 The Council has also granted permission in 2014 for mixed uses (including A and D class uses) within part of the ground floor of Olympic House.\u00a0 This latter decision led to long term vacant space being let for the first time in several years.\u00a0 These decisions strengthen the case that StQW Draft Policy 8b is in &#8216;general conformity&#8217;.<\/p>\n<p><strong>The office buildings at the southern end of Latimer Road <\/strong><\/p>\n<p>8.2.1 \u00a0\u00a0Five sets of purpose built offices, containing business suites or sub-divided offices, were developed at the southern end of Latimer Road in the 1980s (Olympic House, Ivebury Court, Latimer Quartile, 204 Latimer Road and Park House). \u00a0These are where the major problems of under-used and vacant office space have arisen. \u00a0Soane House, which was also developed as a multi-let building at around the same time, has been in owner-occupation since the 1990s.<\/p>\n<p>8.2.2\u00a0 \u00a0Details of uses, occupancy levels, and current rents achieved in these buildings are set out in the StQW Basic Conditions Statement.<\/p>\n<p><strong>Latimer Road \u2013 a street which has not flourished as part of an Employment Zone<\/strong><\/p>\n<p>8.1.6\u00a0 \u00a0There are two strands to the StQW Forum&#8217;s case for a rethink on planning policies for Latimer Road:<\/p>\n<ul>\n<li>current RBKC policies are not proving successful in their own terms &#8211; in retaining BI office use within an Employment \u00a0Zone.\u00a0\u00a0 The cluster of office buildings at the southern end of the street have low levels of occupancy and most have experienced periods of part vacancy, lasting several years, in the past decade.\u00a0\u00a0 Lettings are at rent levels which have been deemed by independent consultants as unviable, or barely viable, for future investment (Peter Brett Associates 2013 study quoted above, and at pages 44\/45).<\/li>\n<li>equally importantly, the street is not offering what either office employees or local residents want within their immediate surroundings (and which the StQW area currently. \u00a0These areplaces to eat out at lunchtime or in the evening, meet for a drink or cup of coffee, buy fresh produce and bread, find interesting shops, galleries, or entertainment, and generally socialise.<\/li>\n<\/ul>\n<div id=\"attachment_1143\" style=\"width: 970px\" class=\"wp-caption alignleft\"><a href=\"http:\/\/stqw.org\/draft\/latimer\/latimer-ez-map-2\/\" rel=\"attachment wp-att-1143\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-1143\" class=\"size-full wp-image-1143\" src=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-EZ-map.gif\" alt=\"Boundary of the Latimer Road sections of the Freston Road\/Latimer Road Employment Zone\" width=\"960\" height=\"720\" \/><\/a><p id=\"caption-attachment-1143\" class=\"wp-caption-text\">Boundary of the Latimer Road sections of the Freston Road\/Latimer Road Employment Zone<\/p><\/div>\n<p>8.1.7\u00a0\u00a0 Local people also see Latimer Road as a suitable location for additional housing in the neighbourhood.\u00a0 It is an &#8216;upcoming&#8217; part of the W10 residential market where existing housing property is more affordable than in other parts of North Kensington (given that it is a street with commercial uses, adjoining a railway line).\u00a0 New housing would similarly be in a price range closer to what most of the existing community could afford, when considering &#8216;downsizing&#8217; or looking for accommodation for a younger generation who wish to stay in the neighbourhood.<\/p>\n<p>8.1.8\u00a0\u00a0 Summarised briefly, the rationale for StQW Draft Policies 8a and 8b is as follows:<\/p>\n<ul>\n<li>The original RBKC rationale in the late 1990s for designating four separate sections of Latimer Road (a mixed use street) as part of the joint Freston Road\/Latimer Road Employment Zone is no longer relevant.<\/li>\n<li>Latimer Road, as a result of its location and characteristics (poor access to public transport, isolated as a commercial area) has never flourished as an Employment Zone.<\/li>\n<li>the EZ designation of 4 separate sections of the street has contributed to the loss of activities which were there previously, with retail and service activities leaving the street and resultant reduced footfall and self-reinforcing decline since the 1990s.<\/li>\n<li>the southern part of the street is made up of a cluster of 1980s office buildings and business suites of a type now experiencing low demand, compared with competing premises in LBHF and at Kensal and Freston Road.<\/li>\n<li>this southern part of the street, overshadowed by the Westway and with no road link to Freston Road is\u00a0 a <em>&#8216;potentially intimidating environment<\/em>&#8216; (Peter Brett Associates 2013) with acknowledged problems for the security of offices.<\/li>\n<li>rent levels for B1 floorspace in the street are insufficient to encourage the majority of building owners to refurbish and modernise this office space.<\/li>\n<li>the future regeneration potential of the street lies primarily in the light industrial\/warehouse Units 1-14, on brownfield sites on the western side of the street, where additional housing development can be encouraged through a shift in planning policy (as set out at 8.6 below and in Section 10 of this Draft Plan).<\/li>\n<li>mixed use redevelopment of the western side of the street can be achieved without net loss of employment and with every likelihood of a net gain.<\/li>\n<li>Building owners and local residents would benefit, and RBKC strategic policy aims would be achieved.<\/li>\n<\/ul>\n<p>8.1.9\u00a0\u00a0 RBKC considers each application for mixed use on its merits and has in the past recognised that the Council\u2019s EZ policies need to be applied with some flexibility.\u00a0 In 2006, approval was given to a mixed use scheme with 10 flats in addition to commercial space at 290-294 Latimer Road.\u00a0 The Council has also granted permission in 2014 for mixed uses (including A and D class uses) within part of the ground floor of Olympic House.\u00a0 This latter decision led to long term vacant space being let for the first time in several years.\u00a0 These decisions strengthen the case that StQW Draft Policy 8b is in &#8216;general conformity&#8217;.<\/p>\n<p><strong>The office buildings at the southern end of Latimer Road <\/strong><\/p>\n<p>8.2.1 \u00a0\u00a0Five sets of purpose built offices, containing business suites or sub-divided offices, were developed at the southern end of Latimer Road in the 1980s (Olympic House, Ivebury Court, Latimer Quartile, 204 Latimer Road and Park House). \u00a0These are where the major problems of under-used and vacant office space have arisen. \u00a0Soane House, which was also developed as a multi-let building at around the same time, has been in owner-occupation since the 1990s.<\/p>\n<p>8.2.2\u00a0 \u00a0Details of uses, occupancy levels, and current rents achieved in these buildings are set out in the StQW Basic Conditions Statement.<\/p>\n<p><strong>The office buildings at the southern end of Latimer Road<\/strong><\/p>\n<p>8.2.1 \u00a0Five sets of purpose built offices, containing business suites or sub-divided offices, were developed at the southern end of Latimer Road in the 1980s (Olympic House, Ivebury Court, Latimer Quartile, 204 Latimer Road and Park House). \u00a0These are where the major problems of under-used and vacant office space have arisen. \u00a0Soane House, which was also developed as a lulti-let building at around the same time, has been in occupation since the 1990s.<\/p>\n<p>8.2.2 Details of uses, occupancy levels, and current rents achieved in these buildings are set out in the StQW Basic Conditions Statement.<\/p>\n<div id=\"attachment_1148\" style=\"width: 310px\" class=\"wp-caption alignleft\"><a href=\"http:\/\/stqw.org\/draft\/latimer\/latimer-road-1900-2\/\" rel=\"attachment wp-att-1148\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-1148\" class=\"size-medium wp-image-1148\" src=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Road-19001-300x225.jpg\" alt=\"Latimer Road in the early 1900s, a busy thoroughfare between North Pole Road and Holland Park Avenue, with a mix of housing, joinery businesses, several laundry firms, pubs and footfall on the street.\" width=\"300\" height=\"225\" srcset=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Road-19001-300x225.jpg 300w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Road-19001-624x468.jpg 624w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Road-19001.jpg 960w\" sizes=\"auto, (max-width: 300px) 100vw, 300px\" \/><\/a><p id=\"caption-attachment-1148\" class=\"wp-caption-text\">Latimer Road in the early 1900s, a busy thoroughfare between North Pole Road and Holland Park Avenue, with a mix of housing, joinery businesses, several laundry firms, pubs and footfall on the street.<\/p><\/div>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<div><\/div>\n<div id=\"attachment_976\" style=\"width: 310px\" class=\"wp-caption alignleft\"><a href=\"http:\/\/stqw.org\/draft\/latimer\/latimer-road-vacant-offices-at-southern-end\/\" rel=\"attachment wp-att-976\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-976\" class=\"size-medium wp-image-976\" src=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Road-vacant-offices-at-southern-end-300x225.png\" alt=\"1980s office buildings at southern end of Latimer Road\" width=\"300\" height=\"225\" srcset=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Road-vacant-offices-at-southern-end-300x225.png 300w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Road-vacant-offices-at-southern-end-600x450.png 600w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Road-vacant-offices-at-southern-end-624x468.png 624w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Road-vacant-offices-at-southern-end.png 960w\" sizes=\"auto, (max-width: 300px) 100vw, 300px\" \/><\/a><p id=\"caption-attachment-976\" class=\"wp-caption-text\">1980s office buildings at southern end of Latimer Road<\/p><\/div>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<p><strong>Units 1-14 Latimer Road<\/strong><\/p>\n<p>8.3.1\u00a0 \u00a0As compared with the office buildings at the southern end of Latimer Road, the row of 14 low rise light industrial and warehouse units on the western side of Latimer Road offer greater potential for refurbishment and redevelopment.\u00a0 Current uses of these light industrial units are set out in the table in the StQW Basic Conditions Statement.<\/p>\n<p>8.3.2\u00a0\u00a0 As noted in the 2013 Peter Brett Associates study, much of what is classed as &#8216;light industrial &#8216; or warehousing in North Kensington now offers the potential of relatively open plan studio and workshop\/office space, in demand from creative industries.\u00a0\u00a0 Such space is scarce in RBKC.\u00a0\u00a0 Freston Road and Latimer Road, when combined, make up 20% of the Borough total.<\/p>\n<p>8.3.3\u00a0\u00a0 <strong>This Draft Plan proposes no diminution of this type of floorspace in Units 1-14 Latimer Road.\u00a0\u00a0 It encourages the transfer of remaining warehouse\/storage space at Units 1-14 to office\/studio use at ground floor level, with the potential of redevelopment with housing use above.<\/strong><\/p>\n<p>8.3.4\u00a0 The Government&#8217;s new flexibilities on change of use from warehouse\/storage to residential will have implications for a number of Units 1-14 in Latimer Road.\u00a0 As shown by the table at page 22 of the StQW Basic Conditions Statement, there appear to be at least 3 units which could demonstrate the required 4 years of previous use as storage\/warehousing and hence be eligible for part conversion to residential use at ground and mezzanine level, as permitted development.<\/p>\n<p>8.3.5\u00a0 The StQW Forum would rather see ground floor use of these premises retained as commercial and preferably office use, bringing employees to the area and vitality and footfall to the street.\u00a0 Given agreement at Examination to StQW Draft Policy 8b below, the greater incentive to building owners might well be to redevelop with residential above commercial space.\u00a0 But the fact that permitted development for conversion to residential is now an option for owners of warehouse buildings further strengthens the case that the StQW policies for mixed use in Latimer Road should be allowed to proceed as being NPPF compliant and in line with national policy.<\/p>\n<p><strong>\u00a0<\/strong><\/p>\n<div id=\"attachment_1146\" style=\"width: 310px\" class=\"wp-caption alignleft\"><a href=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Unit-5.jpg\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-1146\" class=\"size-medium wp-image-1146\" src=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Unit-5-300x225.jpg\" alt=\"One of the 14 light industrial\/warehouse units.\" width=\"300\" height=\"225\" srcset=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Unit-5-300x225.jpg 300w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Unit-5-624x468.jpg 624w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-Unit-5.jpg 640w\" sizes=\"auto, (max-width: 300px) 100vw, 300px\" \/><\/a><p id=\"caption-attachment-1146\" class=\"wp-caption-text\">.<\/p><\/div>\n<p><em>One of the 14 warehouse\/light industrial units on the west side of Latimer Road.\u00a0 While some provide local services and\/or have been converted for office use, others used for storage currently contribute very little to footfall, vitality, or the environment of the street.<\/em><em>\u00a0<\/em><\/p>\n<p><em>Government changes on permitted development from April 15 2015 allow for change of use of such premises to residential, with certain qualifications.<\/em><\/p>\n<p><strong>The prospects for Latimer Road as a vibrant mixed use creative quarter<\/strong><\/p>\n<p>8.4.1 \u00a0Local residents and businesses have for some years been asking themselves why the type of transformation that has taken place in many &#8216;mixed use&#8217; streets in other parts of London has not happened on Latimer Road?\u00a0 \u00a0While residents of the street appreciate its comparative quiet, and are not looking for a full &#8216;Hoxton effect&#8217;, a greater level of footfall and vitality, and some places to eat, drink, shop and socialise would be welcomed by business tenants, street residents, and the wider local community.<\/p>\n<p>8.4.2 \u00a0\u00a0The StQW Survey asked a number of questions about what was seen as lacking in the neighbourhood area.\u00a0 105 people responded:<\/p>\n<ul>\n<li>In reply to <em>\u201cwhich parts of the area would benefit from regeneration?\u201d<\/em> 47% of respondents suggested Latimer Road.<\/li>\n<li>in reply to <em>\u201cwhere are there opportunities to support a wider range of employment in the area?\u201d<\/em>\u00a0 28% people said Latimer Road.<\/li>\n<li>in reply to <em>\u201cWhere are there opportunities to create more places to eat or drink in the area?\u201d<\/em> Latimer Road was nominated by 38% of respondents.<\/li>\n<li>in reply to &#8220;<em>Where are there opportunities to provide more homes in the area?<\/em>&#8221; Latimer Road was nominated by 23% of respondents.<\/li>\n<\/ul>\n<p><strong>In all four cases, Latimer Road was nominated more frequently than any other street in the area.<\/strong><\/p>\n<p>8.4.3\u00a0 \u00a0In the view of the StQW Forum, the best prospect for retaining a good level of employment activity in this street \u00a0lies in offering accommodation suited to a wider range of commercial activities, including studio\/workshop accommodation and offices, \u00a0which can continue to attract &#8216;creative industries&#8217;.\u00a0 Inclusion of other employment generating uses (A and D class) also makes sense, and would bring activities to the street which local people want to see there.\u00a0 The light industrial premises at Units 1-14 are particularly suited to an intensification of such uses.<\/p>\n<p><strong>\u00a0<\/strong><a href=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Ariadne-Nektar.jpg\"><img loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-1144\" src=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Ariadne-Nektar-300x225.jpg\" alt=\"The Ariadne Nektar bar\/pub (now no longer keeping regular opening hours).  Original buildings on the eastern side of Latimer Road are higher than the original houses on the western side.\" width=\"300\" height=\"225\" srcset=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Ariadne-Nektar-300x225.jpg 300w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Ariadne-Nektar-624x468.jpg 624w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Ariadne-Nektar.jpg 640w\" sizes=\"auto, (max-width: 300px) 100vw, 300px\" \/><\/a><\/p>\n<p><em>The Ariadne Nektar bar\/pub (now no longer keeping regular opening hours). Original buildings on the eastern side of Latimer Road are higher than the original houses on the western side.<\/em><\/p>\n<p><strong>Additional housing in Latimer Road<\/strong><\/p>\n<p>8.5.1 \u00a0Paragraph 51 of the NPPF states <em>&#8216;Local planning authorities should identify and bring back into residential use empty housing and buildings in line with local housing and empty homes strategies and, where appropriate, acquire properties under compulsory purchase powers. They should normally approve planning applications for change to residential use and any associated development from commercial buildings (currently in the B use classes) where there is an identified need for additional housing in that area, provided that there are not strong economic reasons why such development would be inappropriate<\/em>&#8216;.<\/p>\n<p><strong>\u00a0<\/strong>8.5.2\u00a0\u00a0 The StQW Forum recognises and supports the broad case that RBKC has made for a borough-wide exemption on change of use from office to residential as permitted development.\u00a0 But this should not be allowed to obscure the fact that the Government is right in requiring\u00a0 Local Plans to respond to market conditions and to cease to protect uses which are not sustainable and do not deliver benefits either to the local economy or to local residents.<\/p>\n<p>8.5.3\u00a0 \u00a0The early history of Latimer Road was one of mixed use, with housing alongside (or above) commercial space.\u00a0 For redevelopment of the existing Units 1-14 in Latimer Road (as well as the office buildings at the southern end of the street) to become economically viable for building owners, a sufficient input of residential floorspace will be needed. Paragraph 173 of the NPPF emphasises the need for Local Plan policies to recognise economic viability of sustainable development.\u00a0 RBKC Policy CF5, when applied to Latimer Road (in the view of the StQW Forum) does not.<\/p>\n<p>8.5.4 \u00a0\u00a0Policies to encourage redevelopment of Units 1-14 in Latimer Road require consideration of building heights &#8211; always a sensitive issue.\u00a0 The StQW Forum is opposed to increases to \u2018tall buildings\u2019 and especially to their impact on the Oxford Gardens Conservation Area.\u00a0 But it has to be recognised that the existing office buildings, and a number of the light industrial units on the west side of Latimer Road, will be backing onto Imperial West buildings of 12-16 storeys under construction in LBHF, immediately across the railway line.<\/p>\n<p>8.5.5\u00a0 \u00a0StQW proposed Policy 8(e) sets parameters for building heights on the western side of Latimer Road.\u00a0 The wording of this Policy has been changed following the 8 week public consultation on the previous version of the StQW Draft Plan, which proposed a 14m &#8216;maximum guideline&#8217; on building heights on the western side of Latimer Road.\u00a0 It was recognised that this would be seen by developers as a starting point, rather than a limit, and that the same fixed figure was inappropriate for all sections of western side of the street.<\/p>\n<p>8.5.6 \u00a0\u00a0The Imperial West Translation Hub, on which construction work is underway in 2015, will be 12 storeys and 60m high, just across the railway line on the eastern boundary of the site.\u00a0 The proposed 35 storey tower at Imperial West will be 112m high. The impact for Latimer Road residents of allowing increased building heights needs to be seen in this context.<\/p>\n<div id=\"attachment_1379\" style=\"width: 970px\" class=\"wp-caption alignleft\"><a href=\"http:\/\/stqw.org\/draft\/latimer\/imperial-profile-2\/\" rel=\"attachment wp-att-1379\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-1379\" class=\"size-full wp-image-1379\" src=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Imperial-profile1.gif\" alt=\"Heights of Imperial College buildings compared with Latimer Road (on lef)\" width=\"960\" height=\"720\" \/><\/a><p id=\"caption-attachment-1379\" class=\"wp-caption-text\">Heights of Imperial College buildings compared with Latimer Road (on left)<\/p><\/div>\n<p><strong>Potential for redevelopment of Units 1-14 Latimer Road<\/strong><\/p>\n<p>8.6.1\u00a0 \u00a0Development sites for housing are few and far between in RBKC, and the Council has fallen behind on its annual housing targets as set in the London Plan.\u00a0 Section 10 of this Draft Plan appraises the potential for housing development on 4 sites in the StQW Neighbourhood (including the land at Nursery Lane, the appropriateness of which for housing use is strongly contested by the StQW Forum).<\/p>\n<p>8.6.2\u00a0\u00a0 Discussion with building owners in Latimer Road, and with local residential estate agents, confirm that Latimer Road is both &#8216;developable&#8217; and &#8216;deliverable&#8217; as a location for additional housing in North Kensington.\u00a0 The street can make a significant contribution to the need for additional housing in the Borough, provided that the draft policies in this Plan are accepted at Examination.<\/p>\n<p><a href=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-unit-housing.jpg\"><img loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-1299\" src=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-unit-housing.jpg\" alt=\"Image of how a a typical unit at 1-14 Latimer Road could b redeveloped with housing above commercial space\" width=\"960\" height=\"720\" srcset=\"https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-unit-housing.jpg 960w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-unit-housing-300x225.jpg 300w, https:\/\/stqw.org\/wordpress\/wp-content\/uploads\/Latimer-unit-housing-624x468.jpg 624w\" sizes=\"auto, (max-width: 960px) 100vw, 960px\" \/><\/a><em>Image of how a a typical unit at 1-14 Latimer Road could be redeveloped with housing above commercial space<\/em><\/p>\n<p>8.6.3 \u00a0Section 10 of this Draft Plan sets out the detailed context on the case for more housing in Latimer Road. StQW Draft Policy 8e below provides one of the necessary enabling mechanisms.<\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"color: #ff0000;\"><strong>REGENERATING LATIMER ROAD: DRAFT POLICY StQW 8<\/strong><\/span><\/p>\n<p><span style=\"color: #ff0000;\"><strong><em>8a) the Local Planning Authority to de-designate those sections of Latimer Road currently defined as part of the combined Freston Road\/Latimer Road Employment Zone, within the RBKC Local Plan. <\/em><\/strong><\/span><\/p>\n<p><span style=\"color: #0000ff;\"><strong><em>Reasoned justification: the case for including separate sections of Latimer Road within a joint Freston Road\/Latimer Road EZ was not strong from the start, given the physical separation of the areas, and has weakened in recent decades.\u00a0 Viability of office uses in the two parts of the Zone now varies markedly.\u00a0 <\/em><\/strong><\/span><\/p>\n<p><span style=\"color: #ff0000;\"><strong><em>8b) to allow residential use of upper floors of existing and redeveloped B class buildings in Latimer Road, provided that the ground (and any mezzanine floor) remains in commercial use.<\/em><\/strong><\/span><\/p>\n<p><span style=\"color: #0000ff;\"><strong><em>Reasoned justification: the restrictive planning policies applied by RBKC to Latimer Road are hindering re-investment in premises and failing to respond to market forces.\u00a0 While the Borough has a good overall case for exemption from Government flexibilities on change of use, this should not override or obstruct a national planning approach to permitted development\u00a0 &#8211; when this needs to be applied to a cluster of outdated office buildings with a history of vacancies and with rents levels insufficient for building owners to re-invest.\u00a0 Proposed StQW policy accords with paragraph 51 of the NPPF.<\/em><\/strong><\/span><\/p>\n<p><span style=\"color: #ff0000;\"><strong><em>8c) to allow A1\/A2\/A3, A4, D1 and D2 class uses, along with any B class use other than B2 and B8 (over 500 sq.m) within Latimer Road, where such uses contribute to the vitality of the street and to the wider neighbourhood area. \u00a0<\/em><\/strong><\/span><\/p>\n<p><span style=\"color: #0000ff;\"><strong><em>Reasoned justification: one of the reasons why Latimer Road fails to attract office tenants is the absence of other activities, facilities and amenities in the street.\u00a0 Current RBKC Policy CF5(j) goes some way towards the above proposed policy but is dependent on RBKC taking a broad view on what uses are deemed to &#8216;directly support the function and character of the zone&#8217;.\u00a0 This lack of clarity is a deterrent to alternative uses coming forward.\u00a0 \u00a0StQW Draft Policy 8c would provide such clarity, \u00a0as well as widening the scope of the current CF5(j) policy to take account of the contribution Latimer Road can make to the neighbourhood as a whole.<\/em><\/strong><\/span><\/p>\n<p><span style=\"color: #ff0000;\"><strong><em>8d) To encourage building uses which support the creative and cultural industries, and which contribute to the Royal Borough&#8217;s policies on Cultural Placemaking and RBKC Core Strategy Policy CR6.<\/em><\/strong><\/span><\/p>\n<p><span style=\"color: #0000ff;\"><strong><em>Reasoned justification: this policy could be argued to be a &#8216;duplicatory&#8217; to RBKC Policy CR6 but its inclusion in the StQW Plan would send a signal to existing and potential incoming businesses\/residents that this is the kind of neighbourhood which the StQW Forum is seeking to create.<\/em><\/strong><\/span><\/p>\n<p><span style=\"color: #ff0000;\"><strong><em>8e) In order to restore the original urban form of the street, to allow increased building heights on the western side of Latimer Road subject to:<\/em><\/strong><\/span><\/p>\n<ol>\n<li><span style=\"color: #ff0000;\"><strong><em>i) <\/em><\/strong><strong><em>Consideration of heights of nearby buildings which range from four storey at the southern end to two storey at the northern end, and taking account of building heights in LBHF<\/em><\/strong><\/span><\/li>\n<li><span style=\"color: #ff0000;\"><strong><em>ii) <\/em><\/strong><strong><em>Meeting RBKC and national requirements on standards of daylight, sunlight, and visual privacy for occupants of new development and for occupants of existing properties affected by development<\/em><\/strong><\/span><\/li>\n<\/ol>\n<ul>\n<li><span style=\"color: #ff0000;\"><strong><em>iii) <\/em><\/strong><strong><em>No harmful increase in the sense of enclosure to existing buildings and spaces and neighbouring gardens<\/em><\/strong><\/span><\/li>\n<\/ul>\n<p><span style=\"color: #0000ff;\"><strong><em>Reasoned justification: the current urban form of the street is incoherent and unsatisfactory, with Victorian housing on the east site higher than light industrial\/warehouse units on the west.\u00a0 For sections of Latimer Road, development across the borough boundary in LBHF is eliminating the previous open skylines to the west.\u00a0 A limited increase in building heights on the western side is needed to incentivise redevelopment of existing buildings and to encourage additional housing into the street. \u00a0Policy 8e is calibrated to protect residents on the eastern side of Latimer Road (and in Eynham Road in LBHF) from excessive increases in building heights while achieving sufficient financial viability for redevelopment of Units 1-14.<\/em><\/strong><\/span><\/p>\n<p><span style=\"color: #008000;\"><strong>ACTIONS<\/strong><\/span><\/p>\n<p><span style=\"color: #008000;\"><strong>8i) \u00a0to develop a set of Design Guidelines or a Design Code, in conjunction with RBKC, to provide a framework for the incremental redevelopment of Units 1-14 and other commercial premises on the western side of Latimer Road, so as to ensure a consistent approach to building lines, building heights, massing, fenestration, use of materials, delivery and parking arrangements, with the aim of restoring a coherent streetscape of human scale, with active frontages and a positive relationship between buildings and the street. <\/strong><\/span><\/p>\n<p><span style=\"color: #008000;\"><strong>8ii)\u00a0 in the event of the Government withdrawing RBKC\u2019s current \u2018whole borough exemption\u2019 on permitted development for change of use from office to residential, to ask the Council introduce an Article 4 Direction removing such permitted development rights in relation to ground floor B1 floorspace within the 4 sections of Latimer Road currently designated as part of the Freston Road\/Latimer Road Employment Zone<\/strong><\/span><\/p>\n<p><strong>\u00a0<\/strong><\/p>\n<p><strong>\u00a0<\/strong><\/p>\n<p><strong>\u00a0<\/strong><\/p>\n<p><strong>\u00a0<\/strong><\/p>\n<p><strong>\u00a0<\/strong><\/p>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Objective 8\u00a0 To regenerate Latimer Road as a successful mixed use street, combining commercial and housing use, \u00a0keeping buildings occupied and in active use, \u00a0and restoring its original street form. \u2018For the oldest office stock in the north of the (Freston Road\/Latimer Road) area, viability is marginal, with quoting rents just under \u00a3180 per sq [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"parent":997,"menu_order":9,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-877","page","type-page","status-publish","hentry"],"_links":{"self":[{"href":"https:\/\/stqw.org\/wordpress\/wp-json\/wp\/v2\/pages\/877","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/stqw.org\/wordpress\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/stqw.org\/wordpress\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/stqw.org\/wordpress\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/stqw.org\/wordpress\/wp-json\/wp\/v2\/comments?post=877"}],"version-history":[{"count":20,"href":"https:\/\/stqw.org\/wordpress\/wp-json\/wp\/v2\/pages\/877\/revisions"}],"predecessor-version":[{"id":1394,"href":"https:\/\/stqw.org\/wordpress\/wp-json\/wp\/v2\/pages\/877\/revisions\/1394"}],"up":[{"embeddable":true,"href":"https:\/\/stqw.org\/wordpress\/wp-json\/wp\/v2\/pages\/997"}],"wp:attachment":[{"href":"https:\/\/stqw.org\/wordpress\/wp-json\/wp\/v2\/media?parent=877"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}