Telford Road development granted planning permission despite resident objections over light loss and lack of affordable housing.
The Kensington and Chelsea Planning Committee has approved plans for the demolition of an existing building at 2-14 Telford Road and 246-248 Ladbroke Grove to make way for a part four, part five, and part six-storey building comprising a nursery and 27 residential flats.
The decision, made on Monday 12 October 2026, followed significant objections from local residents and ward councillors, who raised concerns about the impact on living conditions, particularly the loss of daylight and sunlight to neighbouring properties, and the absence of affordable housing contributions.
Impact on Living Conditions
Residents expressed fears that the proposed building would drastically reduce daylight and sunlight to their homes. Deville Teller, of 123 Telford Road, stated that Sky visibility will be reduced by 50%,
arguing that the harm was substantial and contrary to Local Plan Policy CD9. Jessica Jones, representing residents in 42 flats, described the scheme as an overdevelopment of a constrained site with the costs and harms pushed onto existing residents.
The applicant's planning consultant, Anthony Frendo, acknowledged the impacts but argued the building's height, massing, and design were appropriate for the area. DPR, the daylight and sunlight consultants, presented their assessment, concluding that while some windows would experience reductions, the retained levels of daylight were considered reasonable in the urban context. Mark Kidd, a senior partner at DPR, clarified that rights of light are a private legal matter. If planning permission is received, rights of light issues would be dealt with on an individual resident basis, applying for compensation for any loss experienced.
Councillor Lloyd North, Chair of the Environment Select Committee, questioned the building's height and loss of light, asking if alternatives had been considered. The applicant confirmed the height had not changed since pre-application discussions and was based on an analysis of the surrounding townscape.
Comparison to Existing Fallback Permission
The committee's decision was influenced by an existing fallback permission (ref. PP/04/02652) for a part-5/part-6 storey building with a basement. This previous permission allowed for a building with three distinct elements: the first, adjacent to No. 16 Telford Road, was approximately twice its width and reached about 12.75m; the second, central element was approximately three times the width of No. 16 Telford Road and rose to about 13.3m; and the third, most substantial element at the corner of Telford Road and Ladbroke Grove was approximately four and a half times the width of No. 16 Telford Road, reaching about 15m, with the uppermost storey set back. The current proposal is for a building approximately 20.3m high, with the sixth storey set back. While the current proposal is appreciably taller than the implemented scheme, its upper level is set back, and it is designed as a corner building within a varied urban context. The report notes that the current proposal would result in a building approximately 20.3m high, with the additional plant area and lift overrun increasing the overall height to approximately 21.8m, compared to the implemented scheme's tallest element reaching approximately 15m.
Affordable Housing and Viability
A key point of contention was the lack of affordable housing contributions. The applicant's viability assessment indicated the scheme could not viably support such a contribution due to a projected deficit. The Council's independent assessors agreed, but recommended early and late-stage viability review mechanisms be secured through a legal agreement to capture any future improvements in viability. These mechanisms will allow for the residual land value and overall viability position to be reassessed at defined stages. If the viability position improves, any additional viable contribution will be secured in accordance with adopted policy. The Council's assessor recommended these reviews because relatively modest changes in sales values or build costs could affect whether the scheme can viably support community housing contributions. The aim is that these reviews will eventually yield a value equivalent to the provision of 35% affordable homes.
Councillor Sam Mackover, Vice-Chair of the Environment Select Committee, voiced discomfort with the zero affordable housing outcome, questioning the effectiveness of London Plan targets if viability assessments could circumvent them. Councillor Anne Cyron also expressed concerns about the viability figures, noting the independent assessor's comment that it was unlikely a developer would proceed on such basis.
Gagan Manak, founder of Manak Homes, assured the committee of their commitment to building high-quality homes and contributing positively to the community, explaining they were taking a financial hit to bring the scheme forward.
Environmental Considerations and Design
Concerns were also raised about the impact on a lime tree on the adjacent fire station site. The applicant's arboricultural assessment indicated it was possible to construct the tree with protective measures, and conditions were recommended to safeguard it. The proposal includes green roofs and PV panels, with a financial contribution towards planting trees along Telford Road.
Beyond these specific environmental features, the committee considered the provision of 27 new homes, the retention of a social and community use in the form of a nursery, the productive redevelopment of a vacant site, and a substantial townscape improvement as significant design and environmental benefits. The overall design and quality of the building and units were also highlighted as positive contributions.
The building's height, ranging from four to six storeys, was discussed in relation to the surrounding context. Officers noted that while taller than some immediate neighbours, it was within the context of taller developments in the wider area, with the sixth storey set back.
Nursery Details
The proposed nursery will have a capacity for ten children, with ten Sheffield stands provided for bicycle parking. The applicant stated that the nursery market is doing well and they expect someone to move in the same day the building is finished. They have designed the space in line with how nurseries would use it, considering entrances, play space, and have consulted with agents and operators. They also mentioned there is a high demand for children's nurseries and long waiting lists.
Timeline and Disruption Mitigation
The development is recommended to be completed within three years from the decision date. Measures to mitigate disruption include a Construction Traffic Management Plan (CTMP) and compliance with the Council's Code of Construction Practice. Conditions will require the submission of a final CTMP that addresses routeing of vehicles, access arrangements, estimated vehicle numbers, vehicle holding areas, call-up procedures, parking suspension details, highway disruption plans, work programmes, pedestrian protection, and site layout on the highway. The Code of Construction Practice sets restricted hours for construction work (Monday to Friday 8am – 6pm, and no work on Saturdays, Sundays, or public holidays), with further restrictions for high-impact activities. The applicant will also need to sign to the Considerate Constructors Scheme (CCS).
Decision and Future Engagement
The committee ultimately granted planning permission, acknowledging the significant public benefits of providing 27 new homes and a nursery, alongside design and environmental improvements. While acknowledging conflicts with policies regarding living conditions and tree protection, officers concluded these were outweighed by the benefits, particularly in light of an existing fallback permission for a substantial building on the site.
An informative was added to encourage ongoing engagement with local residents throughout the development process.
See the full agenda and reports for the meeting here: Agenda frontsheet 12th Oct 2026 and Public reports pack 12th Oct 2026.