GENERAL

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Planning consent was achieved in 2004 from the London Borough of Camden (LB Camden) for a mixed-use development consisting of 14 residential units together with two Class B8 units (warehouses) and eight Class B1 units (offices) with an associated service yard. The scheme was subsequently implemented, and it is the intention of HAML to deliver this scheme. However, the context of 14 Blackburn Road has changed since 2004, new developments have been constructed and others are proposed. HAML is also mindful of changes in planning policy since 2004. HAML therefore proposed to submit a planning application which will include additional residential units (approximately 31) above the commercial space and other measures in order to bring its existing planning approval up to date with LB Camden’s planning policies and the emerging site context.  Following a pre-application meeting with Camden COuncil it was decided to amend the application so that a Full Planning Application will be submitted for two additional floors of commercial floor space, and a s.73 application seeks to vary the consented and implemented scheme that contains light industrial floor space, offices and residential apartments.

Builder Depot (BD) is one of the leading independent builders merchants in the UK focused predominately on catering to the trade. BD was founded in 2001 on industry experience of over 100 years as a specialist in timber and plywood. BD operates from four sites across London and employs over 400 people. BD has over 15,000 products available to purchase at its stores or online and has a client base of over 22,000 accounts. Its flagship branch in New Southgate is the largest builders’ merchant in London. 

BD’s builders’ merchants at 14 Blackburn Road has been in operation since 2003 and has over 2,200 sqm of floorspace. BD is an important local business and delivers an important trade function (being considered an essential service during the COVID-19 pandemic, staying open to supply essential and emergency services). It employs 40 members of staff at 14 Blackburn Road, some of whom have been at the store since it opened, with one instance of three generations of the same family employed by the business. BD is not only a local employer but a strong investor in its staff, as it offers above London minimum wage, annual bonuses, access to a hardship fund, a monthly cost of energy bonus, and also a guaranteed apprenticeship to family members of employees. Employees of BD are largely locally based and with strong community links. 

14 Blackburn Road is currently occupied, BD have traded continuously from the existing builders’ merchants snce 2003. BD would need to leave 14 Blackburn Road temporarily whilst the new builders’ merchants is constructed but would then return. The proposed design envisages BD returning to the site both operating from the new builders’ merchants, the service yard, and moving into the new office space. BD would ensure that there were no losses of jobs, and all of its staff would continue to be employed by BD during BD’s temporary relocation away from the site. 

The site is located to the North-East of West Hampstead station. It lies within a wide emerging site allocation (The West Hampstead Interchange) and is identified in the Local Plan and West Hampstead Neighbourhood as a key growth area where it is expected that site opportunities will be maximised. 

The proposed development aims to replace the existing builder depot with a mixed-use development that aligns with the emerging context and evolving neighbourhood demand. To achieve this, the proposal includes office space – delivering substantial new employment uses – and a significant number of new homes – 35% of this as affordable residential. Notably, a precedent has been set for higher development in the area with West Hampstead Square towers up to 12 storeys constructed to the west of the site. The proposed development will provide a better use for this brownfield site and a more integrated and sustainable scheme more responsive to the neighbourhood’s demand.

The proposed scheme seeks to deliver an improved pedestrian and cycle movement and routes via upgrades to Blackburn Road and improved street environment. The redesign of the builders depot at street level also improves the station access.

This scheme will look to maximise the opportunity for urban greening through green roof areas and other sustainable strategies, noting the site constraints and the biodiversity net gain.

The building has been conceived to respond to the context of the area and provide a unique and distinctive design that complements the evolving street scene of this part of West Hampstead. The external materiality relays mostly on brick as a composition element, and the tone palette seeks to create a visually attractive development that will blend in well with the emerging streetscape on Blackburn Road.

Yes, this will be outlined as a requirement in the contract that the main contractor selects and employs local people and apprentices at various levels of the NVQ (or equivalent) qualification. It is proposed that a large proportion of these apprentices are recruited locally. LB Camden may also make this a requirement as part of the planning permission. 

Existing staff will keep their current jobs, although they will need to be relocated off-site during the construction of the new BD store, they will then return when the new store has been constructed. The project will comply with all of LB Camden’s employment policies in relation to employing local people as well as aligning to the London living wage program.

We are currently undertaking pre-planning application consultation. We intend to submit a planning application early in 2023. 

Servicing for the residential units (houses & flats) will be undertaken from Blackburn Road as per the consented scheme which is in keeping with servicing of the existing residential properties along Blackburn Road. 

Servicing for the warehouse unit will be undertaken from within the on-site service yard area. Servicing for the office unit will be undertaken from Blackburn Road.  

Waste collection for all land uses will occur from within the on-site service yard area.

The proposed new residential units will be car-free with one disabled-parking space provided on Blackburn Road subject to agreement with LB Camden

Long stay and short stay cycle parking will be provided within the site in keeping with London Plan standards.

It is proposed to submit a planning application early in 2023, with construction expected to commence by the end of 2023, finishing by Spring 2025.

The new development will be designed and delivered to very high sustainability standards that reduce carbon emissions using energy saving technology and materials. We will be including PV panels and air source heat pumps to generate renewable energy.

 LB Camden will limit construction hours as follows: 

- 8am to 5pm Monday to Friday