Ladbroke Grove, North Kensington

Client: Manak Homes

Architect: Bell Phillips Architects

Description of Development: Redevelopment of a vacant site to deliver a part 4, part 5, and part 6 storey mixed-use building with a nursery (Use Class E) at ground floor level and 27 self-contained residential units (Use Class C3) on upper floors. The scheme incorporates secure cycle parking, refuse storage, a biodiverse roof, and the potential for public realm greening through new tree planting along Telford Road.

Location: 2–14 Telford Road and 246–248 Ladbroke Grove, London W10 5SH

Summary

This high-quality, sustainable development responds directly to the acute housing need in the Royal Borough of Kensington and Chelsea. The scheme sensitively regenerates a redundant brownfield site, reintroduces valuable community use through a new nursery, and enhances the character of Ladbroke Grove with a contemporary architectural response that respects the surrounding townscape.

Key Issues Addressed

Land Use and Need: The site delivers 27 much-needed new homes, aligned with national and local housing targets, especially significant given the borough's current Housing Delivery Test shortfall (63% delivery). A new nursery sustains a vital community use on the site, replacing the previous school function and meeting London Plan and Local Plan policy priorities.

Design and Context: The building’s height and massing step sensitively from 4 to 6 storeys, integrating harmoniously with the varied context along Ladbroke Grove and Telford Road. Design details such as red brick tones and bespoke metalwork are inspired by the Oxford Gardens Conservation Area and historic local terraces, reinforcing the local character. Ground floor nursery use animates the street frontage and provides a focal corner entrance at the junction.

Transport and Accessibility: The scheme is fully car-free (except for Blue Badge holders) in line with sustainable transport policies. Compliant cycle parking is provided for both residential and nursery uses, with short-stay visitor parking integrated along Telford Road.

Sustainability and Environmental Performance: The development exceeds regulatory benchmarks through ASHPs, PV panels, and fabric-first design, with a Whole Life Cycle Carbon Assessment demonstrating compliance with GLA benchmarks. Incorporates circular economy principles and a sustainable drainage strategy with blue roofs and below-ground attenuation.

Urban Greening and Biodiversity: Extensive green roof coverage enhances biodiversity. The applicant offers funding for planters with trees along Telford Road, subject to Council agreement, improving greening and pedestrian amenity.

Community Impact: A thorough community engagement process shaped the design. Financial contributions will be secured towards infrastructure via CIL and potential s106/s278 agreements for greening initiatives. The scheme will generate approximately £720,000 in tax and local expenditure benefits and contribute new jobs during construction and nursery operation.

Development Highlights

This balanced and characterful mixed-use development in highly accessible North Kensington delivers 27 homes and a nursery, contributing to the area’s ongoing revitalisation. The scheme is underpinned by sustainable design principles, incorporating low-carbon building technologies and a circular economy approach. Significant urban greening measures, including green roofs and potential tree planters, further enhance the local environmental quality. A community-led planning process, involving three stages of pre-application engagement and public consultation, ensured local support and helped shape a responsive design.

Maddox Planning played a key role in managing the planning strategy, aligning the proposals with emerging local policy, and securing consent for a development that delivers much-needed homes and community infrastructure in a highly sustainable form.

The proposed development on Ladbroke Grove