The Planning and Development Control Committee of Hammersmith and Fulham Council met on Wednesday 26 November 2025 to discuss the hybrid planning application for the redevelopment of the Earls Court site. The committee resolved to grant planning permission, subject to the completion of a satisfactory legal agreement and conditions, and referral to the Mayor of London.

The meeting focused on a significant hybrid planning application for the redevelopment of the Earls Court site, a large brownfield area spanning both Hammersmith and Fulham (LBHF) and the Royal Borough of Kensington and Chelsea (RBKC). The application, submitted by the Earl's Court Development Company (ECDC) on behalf of Earls Court Partnership Limited (ECPL), sought permission for a mixed-use regeneration development comprising up to 3,900 homes, substantial commercial and employment floorspace, cultural facilities, and extensive public realm. The proposals included both detailed plans for initial phases and outline plans for subsequent phases, with a projected build-out period of approximately 19 years.

Key discussions revolved around the scale and massing of the development, particularly the proposed tall buildings, and their impact on the townscape and heritage assets. Concerns were raised regarding the potential for less than substantial harm to several heritage assets, including Brompton Cemetery and various conservation areas. The committee also deliberated on the provision of affordable housing, with the applicant proposing 35% affordable homes by habitable room, a figure considered to exceed viability constraints. The design quality, accessibility features, and sustainability measures, including energy strategy and flood risk management, were also key considerations. Transport impacts, including traffic generation, parking, and public transport capacity, were extensively debated, with a commitment to a car-lite approach and significant contributions towards station upgrades. Environmental considerations, such as air quality, noise, and biodiversity net gain, were addressed through proposed conditions and mitigation measures. The committee also discussed the extensive community engagement undertaken by the applicant and the establishment of a Community Liaison Group to manage construction impacts.

Ultimately, the committee voted unanimously to grant planning permission, acknowledging the significant public benefits of the scheme, including housing delivery, job creation, and the regeneration of a long-underutilised site, while noting that the identified harms to heritage assets were considered less than substantial and outweighed by these benefits. The decision was made subject to the completion of a satisfactory Section 106 legal agreement and the imposition of numerous conditions to manage the development's impacts. The application will also be referred to the Mayor of London for final decision.

Land Use and Housing

The committee approved the principle of a comprehensive mixed-use redevelopment of the Earls Court site, recognising its designation as an Opportunity Area and Regeneration Area. The proposal includes the delivery of up to 3,900 homes across both boroughs, with a minimum of 2,000 homes in LBHF. A significant aspect of the housing offer is the commitment to 35% affordable housing by habitable room, with a preferred tenure split of 60% social rent and 40% intermediate products. The development also includes purpose-built student accommodation (PBSA) and co-living units, with 35% of PBSA bedspaces designated as affordable. The quality of housing accommodation, including accessible and adaptable dwellings, was deemed acceptable.

Commercial and Employment Uses

The development proposes substantial commercial floorspace, including offices, research and development (R&D) spaces, and flexible retail, food and beverage units. Two main employment clusters are planned in LBHF, focusing on Climate Tech and Green Tech industries, aligning with the borough's Upstream London industrial strategy. The scheme commits to delivering a minimum of 50,000 square metres of employment floorspace in LBHF and includes provisions for affordable workspace. The retail offer is considered acceptable, with a sequential test and impact assessment demonstrating no adverse effects on existing town centres. The provision of cultural, leisure, and community facilities, including a community hall and public toilets, was also welcomed.

Design, Heritage, and Townscape

The committee acknowledged the high-quality architectural design of the detailed plots, particularly the tall buildings, which are intended to provide landmarks and aid wayfinding. While the development would introduce significant change to the townscape and result in less than substantial harm to the setting of several heritage assets, including Brompton Cemetery and various conservation areas, these harms were considered acceptable in the context of the overall public benefits. The design approach aims to create a permeable and legible site, with a network of public spaces and routes. The masterplan includes extensive landscaping and a commitment to delivering a Biodiversity Net Gain of 85% for the entire site.

Transport and Infrastructure

The development is designed with a car-lite approach, prioritising pedestrians, cyclists, and public transport. A comprehensive transport strategy includes significant upgrades to local stations, including step-free access at West Brompton and West Kensington, and improvements to bus infrastructure. The scheme commits to a minimum of 10% cycle parking provision and includes measures to manage servicing and delivery trips sustainably. A Monitor and Manage approach will be implemented to address transport impacts throughout the 20-year build-out period.

Environmental Considerations

The development aims to achieve Net Zero Carbon through an all-electric energy strategy, incorporating air source heat pumps, water source heat pumps, and solar PV panels. A 5th generation Ambient Loop energy network is proposed, with potential to serve surrounding buildings. The scheme commits to a minimum 10% Biodiversity Net Gain and an Urban Greening Factor of 0.4. Flood risk is addressed through a comprehensive drainage strategy incorporating sustainable drainage systems (SuDS). Air quality impacts during construction and operation are to be mitigated through stringent conditions, and while the development aims for Air Quality Neutrality, further conditions are imposed to minimise reliance on HVO generators.

Community and Socio-Economic Benefits

The development is expected to create a significant number of jobs, both during construction and operation, with a focus on local employment and skills development through initiatives aligned with Upstream London. Financial contributions are secured for education, primary healthcare, and community facilities, including a new community hall and public toilets. The scheme also includes provisions for accessible housing and inclusive public spaces.

Decisions

The committee resolved to grant planning permission, subject to the completion of a satisfactory Section 106 legal agreement and conditions. The decision will be referred to the Mayor of London for final determination. Councillor Nikos Souslous, Chair of the Planning and Development Control Committee, declared an interest relating to a past grant received from the Earl's Court Development Company but stated it had not influenced his decision-making.