Agenda

What is BEING TRACT

Some items on our agenda

2025

Camden Goods Yard Development

THE REDEVELOPMENT OF MORRISONS SUPERMARKET CAMDEN BY ST GEORGE (BERKELEY GROUP)

4th September, 2025 - Camden New Journal - Link to Article

Camden New Journal - 4th September 2025 - Link to Article

Camden Goods Yard Development:

Community Challenges Intensify Amidst Public Inquiry

20th August, 2025

The Camden Goods Yard site at Chalk Farm Road, NW1 8EH, a project that has caused severe upheaval for the local community since 2017, is now heading to a public inquiry. This follows an appeal lodged by St George West London Ltd (the 'Appellant') against Camden Council's recent decision to refuse their latest planning application (reference 2025/0939/P). Residents continue to express profound concerns over the developer's repeated attempts to alter key aspects of the approved plans, often perceived as "moving goalposts" for commercial gain.

The appeal directly addresses Camden Council's refusal of the Section 73 application, citing four main reasons:

The proposed amount and mix of affordable housing.
Concerns that less than substantial harm to local heritage assets would not be outweighed by public benefits.
The absence of an up-to-date flood risk assessment or emergency plan.
The absence of a legal agreement to secure necessary planning obligations.

A History of Shifting Development Plans:

The local community has long voiced concerns about the developer's amendments to the original plans. In July 2020, St George registered a new planning application (reference 2020/3116/P) to change the planning permission initially approved in 2017. This application, which was "against the community's wishes" at the time, sought to:

Increase the heights of most buildings, including adding additional storeys to Blocks A, B, C, and F.
Specifically, Block F2 was proposed to go up by 2 storeys (+4.895m) and the east tower of Block C by 2 storeys (+4.650m), raising concerns about interrupting the sightline of the heritage Interchange Building.
This would create 71 additional residential units (52 market, 19 affordable).
The developer's own Heritage Statement Addendum acknowledged that these proposed changes "would result in some instances of localised adverse impact" and that "The increased height of Block C would increase the level of less than substantial harm from that assessed from the May 2020 consented scheme".

Current Appeal: Reduced Affordable Housing and Prolonged Disruption:

Following these past changes, the developer is now appealing Camden Council's refusal of their latest application, which includes a dramatic reduction in affordable housing. St George West London Ltd is seeking to change the overall percentage of affordable housing from the previously approved 38.1% (203 homes) to just 15% (83 homes) by habitable room. This represents a significant reduction of 120 affordable homes.

The Appellant attributes these changes to new Fire Safety Regulations (BS9991:2024) and economic constraints, stating that the previous permission is "unviable" and "undeliverable without growth". They argue that their proposed 15% affordable housing is "beyond the maximum reasonable amount," with their financial viability assessment (FVA) suggesting a viable maximum of only 5%. However, the Council's refusal links the diminished public benefits, due to this substantial reduction in affordable housing, to their decision that these benefits would no longer outweigh the harm to heritage assets. The "substantive response from third parties relates to the reduction in affordable housing," underscoring strong community objections.

Furthermore, the overall project timeline has been extended, with the Appellant's own schedule indicating completion by July 2033, a 14-year programme starting from January 2020. This extended duration means the severe upheaval experienced by the community since 2017 is set to continue for many more years, with the Morrisons temporary store consented until May 2027. The six-year delay from an original 2027 completion to 2033 has added to community frustration, who see this as a pattern of the developer manipulating plans for increased profit.

While the community perceives continued height increases, the current appeal (2025/0939/P) generally proposes reductions in building heights for most blocks (C, E1, E2, F1, F2, F3) totalling approximately 10 metres, with only a minor increase for Block D to accommodate a lift overrun. These specific changes are stated to be driven by new Fire Safety compliance requirements. This is distinct from the past height increases granted in the 2020 application (2020/3116/P) over the original 2017 permission.

Upcoming Public Inquiry Details:

The Planning Inspectorate has confirmed the appeal's validity and deemed the Inquiry procedure suitable due to the complex nature of the development.

A Case Management Conference will be held on 30 September 2025, at 10:00 am.
The Public Inquiry is scheduled to open on 2 December 2025, at 10:00 am, and is currently set for 6 sitting days.
The appeal decision is expected by 21 January 2026.

This appeal marks a critical juncture for the Camden Goods Yard redevelopment, as the community watches closely how the Inspector weighs the developer's arguments for reduced affordable housing against the pressing need for genuinely affordable homes and the ongoing impact on residents already enduring years of disruption.

Based on Application number: 2025/0939/P
Application type: Variation or Removal of Condition(s)

Link: View Application

Appeal Lodged 19-08-2025

Appeal Lodged ( 1 )

Camden Goods Yard Chalk Farm Road London NW1 8EH

Variation of Conditions 3, 4, 5, 6 (approved drawings and documents) and 73 (number and mix of residential units) of planning permission 2017/3847/P dated 15/6/18 (as amended by permission refs. 2020/0034/P, 2020/3116/P and 2022/3646/P) to secure amendments including: a reduction in the number of homes; a reduction in the percentage of affordable housing; alterations to the mix of homes provided; an increase to the building footprint of Block E1; reductions to the heights of Blocks C, E1, E2 & F; an increase in the height of Block D to accommodate a lift overrun; provision of additional staircases to Blocks C, E1 and F; and relocation of escape stairs for the supermarket. This application is accompanied by an addendum to the original Environmental Statement.

Juniper Crescent ESTATE

Juniper Crescent Redevelopment: Key Project Update

15th July, 2025

We are sharing an update on the proposed redevelopment of the Juniper Crescent estate. This project aims to transform the site into a new neighbourhood.

Key points for residents:

New Homes and Demolition: The project involves the demolition of 120 existing homes and the construction of 478 new homes, including affordable housing, within five new buildings ranging from 5 to 15 storeys.
Community Facilities & Public Space: Plans also include a new community hub and significantly improved public realm and landscaping.
Resident Support & Rehousing: The proposals received 63% support from residents in a December 2022 ballot. All eligible existing residents are guaranteed a new home on-site, with these new properties designed to be more energy-efficient and larger than current ones.
Project Timeline: Construction is scheduled to occur in two phases over approximately 8 years and 9 months, from an anticipated start in November 2025 to completion in July 2034. Reprovision homes will be prioritised in the first phase.

Parking & Access: Vehicle movements will be limited by prioritizing basement parking, with all new residential units being car-free. Parking will be exclusively for existing residents and blue badge holders, alongside improved pedestrian and cyclist access throughout the site.

Based on Planning Application - 2025/3057/P
Application Registered 15-07-2025
Comments Until. 05-08-2025 View Council Application and Add Comments Here

Juniper Crescent Redevelopment: Summary for Neighbouring Residents

Based on Planning Application - 2025/3057/P
Application Registered 15-07-2025
Comments Until. 05-08-2025 View Council Application and Add Comments Here

Introduction to the Proposed Project

The proposed development, known as Juniper Crescent, involves the comprehensive redevelopment of the existing housing estate located in Chalk Farm, Camden, NW1 8HQ. The current site, which comprises 120 homes built in 1997, arranged in a semi-circle around a central green space with car parking, will be demolished.

The redevelopment is being led by Riverside Group, a social landlord, and their development partner, Countryside Partnerships, a mixed-tenure housebuilder. This project has been informed by extensive pre-application discussions and consultation with existing residents, local stakeholders, and the London Borough of Camden (LBC). A resident ballot in December 2022 showed 63% support for the proposed redevelopment.

Key Details of the Redevelopment

New Homes & Affordable Housing The site will feature 478 new residential homes across five buildings (Blocks A to E), ranging from 5 to 15 storeys in height. This represents a net increase of 358 additional homes for the borough. The proposal includes 50% affordable housing (based on habitable rooms), with a total of 208 affordable homes. All 111 existing affordable homes will be reprovided on-site. Existing residents will have the right to return to a new, energy-efficient home that meets modern space standards.
Community Facilities & Open Spaces A 163 m² community hub will be provided on the ground floor of Block A, designed as a flexible space for the local community (Use Classes F1(e), F2(b)). The development will provide 3,809m² of public open space, an increase of 330% from the existing open space on site. There will also be 1,615.3 m² of play space catering to children aged 0-17.
Parking & Transport The development will be largely car-free for new residential units. A total of 54 car parking spaces will be provided, primarily in a single basement. This includes designated accessible spaces (20 initially, with potential for 38 total) and car club spaces, primarily for existing residents with permits. There will be 861 long-stay and 16 short-stay cycle parking spaces. The new design will reduce overall vehicle movements into the site and will include improved pedestrian and cycle routes, promoting active and sustainable travel.

Project Timeframe

The Juniper Crescent redevelopment is an extensive undertaking, with an estimated timeframe spanning approximately 8 to 9 years from start to finish.

Overall Project Start: Demolition and enabling works are projected to begin in Q4 2025.
Overall Project Completion: The entire development is anticipated to be completed by Q3 2034.

The project will be constructed in two main phases:

Phase 1 (Blocks A, B, C):
- This phase is expected to run from February 2026 to February 2031.
- Key activities include enabling works and demolition (February 2026 – November 2026), followed by basement excavation and piling (November 2026 – March 2027).
- Residents currently living in the Phase 1 area (45-120 Juniper Crescent) will be temporarily relocated, with the option to return to the newly constructed homes within Phase 1 once completed.
Phase 2 (Blocks E, D1 & D2):
- This phase is expected to run from December 2030 to April 2034.
- Construction works are anticipated to conclude with the completion of Block E by Q3 2034.
- Residents from Phase 2 (1-44 Juniper Crescent) are expected to remain in their homes while Phase 1 is built, then move directly into new homes in Phase 1 once ready, before Phase 2 construction begins. Existing residents of the Juniper Crescent estate will be occupying Phase 1 whilst Phase 2 is being constructed.

Anticipated Impacts & Benefits for Neighbours

Environmental Considerations
- Air Quality: An assessment concluded that the development's impact on local air quality is expected to be insignificant during operation, and air quality exposure effects on new occupants are also 'not significant'. The site is within an Air Quality Management Area (AQMA).
- Noise and Vibration: The site's proximity to railway lines means noise and vibration are key considerations. Mitigation measures will be implemented to ensure internal noise guideline levels are met. Construction noise is anticipated to have a "moderate but not significant effect" on residential properties, with residents generally understanding that some noise will occur during construction. Environmental Health has no objections, provided conditions for internal noise levels are met.
- Daylight and Sunlight: Some existing neighbouring properties along Chalk Farm Road may experience "limited adverse effects" on daylight and sunlight. More "material effects" are anticipated on the future Morrisons site due to close proximity.
- Wind Microclimate: The demolition of existing buildings may slightly increase the exposure of the immediate surrounding area to prevailing south-westerly winds, but this is not expected to materially affect the suitability of conditions for existing uses and would be short-term. No significant effects are expected for pedestrian and occupant safety.
- Biodiversity: The development is expected to result in a net gain of approximately +44.20% for habitats on the site.
- Water Management: The development will reduce water demand through efficient fixtures (targeting no more than 110 litres/person/day) and manage surface water disposal through sustainable drainage systems.
Heritage & Townscape The design has carefully considered local heritage and protected views, including those of the Roundhouse and the London Panorama 2A.1 from Parliament Hill. While there may be a minor adverse impact and less than substantial harm to the Roundhouse and Regent's Canal Conservation Area from certain viewpoints, this is considered acceptable given the significant public benefits of the proposal, such as increased housing, open space, and community facilities. An archaeological watching brief has been agreed for potential impacts on industrial archaeological remains during groundworks.
Sustainability & Waste The project aims for a 95% reuse/recycling/recovery rate for demolition waste from landfill. Although existing buildings are being demolished to achieve higher housing density, efforts will be made to reclaim and recycle materials where feasible (e.g., bricks for planters). A Whole Life Carbon Assessment has been undertaken, and efforts will be made to reduce operational carbon through energy-efficient design, including a site-wide heating network powered by Air Source Heat Pumps.
Community & Employment The demolition and construction phases are expected to generate temporary employment opportunities, supporting an average of approximately 110 full-time equivalent jobs per month during Phase 1, and 70 jobs per month during Phase 2, equating to around 180 jobs over the entire construction period. The community hub and other operational aspects will also create permanent jobs. The project emphasises supporting the Juniper Crescent community to stay together, providing moving support, financial assistance, and establishing new programmes to promote community spirit with the introduction of the new community hub.

Overall, the proposed redevelopment aims to deliver a significant number of high-quality homes and community benefits, while addressing environmental considerations and maintaining extensive engagement with existing residents and local stakeholders.

Camden Goods Yard Planning Application: Council Refuses Drastic Reduction in Affordable Homes

15th July, 2025

The planning application (reference 2025/0939/P) for Camden Goods Yard, Chalk Farm Road, which sought to significantly reduce the provision of affordable housing, has been refused.

The developer, St George, proposed to reduce the number of affordable homes from 203 units (38.1%) to just 83 units (15%) by habitable room. This reduction also involved a change in the affordable housing tenure split.

The application was primarily refused because it would not provide a suitable amount or mix of affordable housing, failing to align with Camden's Local Plan policies H4 and H7, and London Plan policies GG4 and H5. The Council concluded that the heritage harm from the development was no longer outweighed by the public benefits due to the substantial reduction in affordable housing. Additional reasons for refusal included the absence of an up-to-date flood risk assessment and failure to secure various legal agreements for community benefits.

Application Registered 31-03-2025

Comments Until 28-05-2025

Decision - Refused 15-07-2025

Camden, London – A controversial planning application (reference 2025/0939/P) by St George West London Limited for the Camden Goods Yard site at Chalk Farm Road, NW1 8EH, has been refused planning permission by the London Borough of Camden on 15 July 2025. The application sought to significantly alter previously approved plans, most notably by reducing the percentage of affordable housing.

Proposed Amendments and Applicant's Rationale

The application was a Section 73 variation of existing planning permissions (2017/3847/P, as amended by 2020/0034/P, 2020/3116/P, and 2022/3646/P) for the redevelopment of the former Morrisons supermarket and petrol filling station site. The developer, St George West London Limited, is a subsidiary of the Berkeley Group.

The key proposed changes included:

A reduction in the total number of homes from 644 to 637 units (a decrease of 7 homes).
A substantial reduction in affordable housing from 203 units (38.1% by habitable room) to just 83 units (15% by habitable room).
A shift in the affordable housing tenure mix from 66% London Affordable Rent (LAR) and 34% Intermediate Rent to 39% LAR and 61% Intermediate Rent.
Other design modifications, such as the insertion of additional staircases in Blocks C, E1, and F to comply with updated fire safety guidelines and building regulations, a marginal increase to Block E1's footprint, and minor reductions in heights for some blocks.

St George argued that these changes were necessary to mitigate commercial risks and improve the viability of the project, in line with government policies aimed at accelerating housing delivery to address the national and London housing crisis. The applicant highlighted Camden's acute housing needs, significant housing delivery deficits, and the increasing number of households in temporary accommodation.

Strong Objections from Residents and Councillors

The application faced significant opposition from local residents, community groups, and councillors. Key concerns raised included:

Deep concern over the proposed reduction in affordable homes, describing it as a "social disaster" and a failure to address Camden's housing crisis, which includes thousands on waiting lists and increasing homelessness.
The reduction fails to meet Camden’s Local Plan policy H4, which targets 50% affordable housing for developments of this size, and also undermines the Mayor’s London Plan strategic target for half of new homes to be affordable.
Allegations that the applicant’s viability assessment was "fundamentally flawed".
Concerns that the reduction would negatively impact community diversity and contribute to schools "emptying" as families cannot afford to live in Camden.
Objections to the developer's statement that the development would be "paused" if the Section 73 application were not granted, viewing this as a "threat" that undermines housing policy.
Calls for a "good balance" between private and other tenures, citing prior agreements for a mixed-tenure site.

Camden Council's Decision and Reasons for Refusal

The London Borough of Camden ultimately refused the application, providing several reasons for their decision. The Council determined that:

The proposal failed to provide a suitable amount or mix of affordable housing, which was deemed contrary to policies H4, H6, and H7 of the Camden Local Plan 2017 and policies GG4 and H5 of the London Plan 2021. An independent viability review commissioned by the Council concluded that a net surplus of £65.25 million could be achieved, indicating that additional affordable housing was indeed possible.
The application lacked necessary legal agreements to mitigate negative impacts across various areas, including highway reinstatement costs, car-free development, bus infrastructure safeguarding, construction/demolition management plans, travel plans, public realm improvements, parking management, cycle hire schemes, affordable housing and accessibility plans, community benefits, environmental strategies (sustainability and energy plans, carbon offset), employment contributions, and an urban farm management plan.
The development did not include an up-to-date flood risk assessment or emergency plan for a site where primary access is at high risk of surface water flooding, thus conflicting with Camden Local Plan policy CC3 and London Plan policy SI12.
While minor design changes themselves didn't worsen heritage harm, the substantial reduction in affordable housing meant the public benefits no longer outweighed the "less than substantial harm to heritage assets" identified in previous approvals.

Greater London Authority (GLA) Review

The Mayor of London's office, through the Deputy Mayor for Planning, Regeneration and the Fire Service, initially advised that the application did not comply with the London Plan. Issues highlighted by GLA officers included the proposed affordable housing reduction, and outstanding information regarding energy strategy compliance, whole life-cycle carbon, circular economy, urban greening, flood risk, and water efficiency.

However, in their Stage 2 response, the GLA confirmed they were content for Camden Council to determine the case itself, rather than intervening to direct refusal or take over the application. They noted that while the proposal had a "significant impact on the implementation of the London Plan" due to its potential housing contribution, there were "no sound planning reasons" for the Mayor to intervene, especially since the Council had already decided to refuse the application, citing the scheme's failure to provide the maximum viable level of affordable housing.

The Camden Goods Yard site, with its high Public Transport Accessibility Level (PTAL) of 5 to 6a, was intended to be car-free except for accessible parking and car club spaces, with an uplift in cycle parking provision. Construction on the Main Site began in May 2021, with the temporary Morrisons store having opened in February 2021. The first homes were targeted for completion in September 2025, and final completion for the wider development is projected for July 2033.

Based on Camden Council Planning Application number: 2025/0939/P

Camden Goods Yard, Chalk Farm Road, London NW1 8EH

Application number: 2025/0939/P
Application type: Variation or Removal of Condition(s)

View application

Developer applies to slash affordable housing at north London schemeCouncil is told developer faces ‘commercial risk’ if they deliver all of the affordable homes they had said they would

The Standard
Noah Vickers, Local Democracy Reporter

20 May 2025

Latest News: St. George, Berkeley Group, Camden Goods Yard Redevelopment (Morrisons Supermarket Camden)

July 16, 2025

The Camden Goods Yard redevelopment, led by St George (part of the Berkeley Group) in collaboration with Morrisons Supermarket and Camden Council, is transforming an 8-acre brownfield site in Camden, London NW1, previously occupied by a Morrisons Superstore and petrol station. Below is a summary of the latest news and updates based on available information:

Key Developments and Updates:

Project Overview:

The redevelopment is a mixed-use neighborhood project featuring 644 mixed-tenure homes (441 private, 203 initially planned as affordable), a new 48,000–55,000 sq ft flagship Morrisons supermarket, 178,000 sq ft of commercial space (shops, restaurants, cafés), and 7,250 sq ft of affordable workspace. It includes three acres of landscaped public open space, over 240 new trees, a rooftop urban farm, and a farm-to-fork restaurant. Over 850 cycle parking spaces are also planned.
The project aims to blend Camden’s vibrant culture with natural elements, located near Camden Market, Primrose Hill, and Regent’s Park.

Recent Milestones:

Showhome Launch (July 2025): The Rossetti Showhome, showcasing British design and craftsmanship, opened at Camden Goods Yard. The Sales and Marketing Suite is open daily (10am–6pm Monday–Saturday, 10am–5pm Sunday) at Chalk Farm Rd, London NW1 8EH.
Open Weekend (November–December 2024): An open weekend on November 30 and December 1, 2024, celebrated the launch of The Albany show home in the Signature Collection.
Topping Out (October 2023): The project reached a significant milestone with the topping out of Primrose House, the first building completed, marking progress in the regeneration.
Groundbreaking (September 2021): Camden Council, St George, and Morrisons officially broke ground, initiating the transformation of the site.

Controversy Over Affordable Housing:

In early 2025, St George requested Camden Council’s approval to reduce the total number of homes from 644 to 637 and cut affordable housing from 203 to 83 units, dropping the affordable housing proportion from 31.5% to 15%. This reduction falls below the mayor’s 35% affordable housing requirement (by habitable rooms). St George cited “commercial risk” and economic challenges over the past seven years, with a negative outlook for the next 12–24 months, as reasons to improve project viability. The application is under review by Camden Council’s planning committee, with a final decision pending from City Hall.
This move has sparked criticism, with concerns about eroding Camden’s diversity and community needs, including school closures.

Economic and Community Impact:

The project is expected to create over 1,000 permanent jobs, offer apprenticeships, work experience placements, school visits, and community events during construction.
Camden is highlighted as a growth hub in London, with the Camden Goods Yard seen as a prime investment opportunity due to its vibrant creative and tech industries, as noted in CBRE’s 'Residential Hot 100' report.
The development includes community-focused features like public art, play facilities, and allotments, aiming to benefit the wider Camden community.

Morrisons’ Role:

The new 48,000–55,000 sq ft Morrisons supermarket will feature a market kitchen offering freshly prepared food, enhancing the neighborhood experience.
Morrisons previously sold the Camden site to Berkeley for £120m in 2020, part of a broader strategy amid challenging trading conditions, as reported at the time.
While Morrisons announced closures of 17 Morrisons Daily convenience stores and 52 cafés across the UK in April 2025, the Camden Goods Yard supermarket is a full-scale flagship store and not affected by these closures.

Broader Context:

The redevelopment aligns with Camden’s growth as a borough, with new property completions boosting rental supply in NW1.
The project sits within Camden’s larger planning framework, with nearby areas like Juniper Crescent and Gilbeys Yard also undergoing revitalization.
Camden has seen positive community developments, such as a historic drop in violent crime in 2025, attributed to outreach programs, which could enhance the appeal of the Goods Yard project.

Sources and Notes:

The information is drawn from web sources dated up to July 16, 2025, including Berkeley Group’s official updates, news outlets, and local reports.
For further details on the project, visit the Berkeley Group’s website (https://www.berkeleygroup.co.uk) or Camden Council’s news page (https://news.camden.gov.uk). For Morrisons-related updates, check their official channels.

FVA Supporting Info - CGY Construction Status.PDF

2020

Buck Street Market

Booze sales blocked at new container complex marketLicensers reject application for new look Buck Street site

Booze sales blocked at new container complex market

Licensers reject application for new look Buck Street site

07 February, 2020 — By Richard Osley in Camden New Journal

Neighbours had objected to more licensed venues opening in the area.

Kathryn Gemmell from TRACT [Tenants and Residents Associations Camden Town] said “the situation for residents around Camden Market is already intolerable”.

Castlehaven Community Centre also raised an objection, warning the area could “morph into a giant drinking area outstripping Soho”.

On Tuesday evening, Camden’s licensers refused to grant the alcohol licences for the site.

The Horse Hospital ( aka Proud / Fest )

Where are the planning applications for the construction on top of the Stables Market wall that tenants of the Horse Hospital call their "roof terrace"?

Where are the license applications for the bar, live music and cinema on the Stables Market Wall?