How the new development will look

HERE we go again! Planning chiefs are tonight (Thursday) set to decide on major changes to an already approved regeneration scheme for the O2 Centre and car park.

Developer Landsec is demanding the council allow it to reduce the share of affordable housing by 35 per cent to 20 per cent on the entire site between Finchley Road and West End Lane, West Hampstead. It is doing this following “emergency measures” designed to boost profits to developers as an incentive to kickstart works on stalled major housing projects.

The policy was quietly announced by Sir Keir Starmer when he was PM and the Mayor of London Sadiq Kahn before Christmas.

West Hampstead councillor Janet Grauberg said: “Approving these plans would allow a big developer to use a two-year time-limited window to affect a 15-year building plan – 240 affordable homes are being cut from the scheme, compared to what the council approved three years ago.

“The council is always telling us how much it fights for affordable housing – this is their chance to stop the trend of rich developers coming back for more and reject this scheme.”

Cllr Grauberg said she intended to step down from her role on the planning committee so she could speak up against the plans. She said that it was unlikely that the council would be able to argue for any gains of affordable housing further down the line if the councillors on the planning committee approve the plans.

The application was due to be held in June but got bumped by the long-running debate over the Kentish Town Film Quarter.

The <em>New Journal</em> has reported on the developer’s previous successful attempts to amend its original 2023 planning approval that has increased the proposed buildings’ height and altered community space. Throughout the process there have been questions about the close relationship between the council and the developer and doubts about whether elected representatives have the courage not to simply roll over to demands.

According to the plans, the first phase of the development would see a drop of 92 affordable homes with an increase of 135 “market homes”. But the application is looking for approval for the reduction in affordable housing across all three phases of the “Masterplan” project.

The last phase would see the demolition of the 1990s shopping centre. Some 1,800 homes are proposed overall – more than three times the number in the nearby Alexander and Ainsworth “Rowley Way” estate for context.

Council officers’ report on the developer’s new plan said: “On a present-day basis, the Approved Masterplan was not considered viable and included surplus affordable housing to meet policy requirements.”

Landsec development director Tim Trillo said: “For the past four years, our vision has been to breathe new life into the O2 Centre, evolving it into a vibrant, green, and connected neighbourhood for everyone. We are more committed than ever to creating a healthier place to live, shop, and gather.

“By refining our proposals, we are ensuring we can deliver this transformation, allowing us to unlock the incredible benefits of this Masterplan and creating high-quality homes and public spaces.”

The revised application is recommended for approval pending a thumbs-up from the Mayor of London.