Olympia 2nd February 2025

Olympia 2nd February 2025

Olympia entrance

Olympia Hyatt Hotel

Conference Centre entrance

Olympia Music Venue

Music Venue looking towards stage

Olympia Theatre – looking towards proscenium

Olympia Offices

Glass canopy: restaurants, looking East

The Olympia project is approaching completion after over seven years of planning and construction, and has been holding ‘sneak peeks’ for locals to see in and around selected parts of the building in recent weeks. We were fortunate enough to join one of these tours.   As has been fairly longstanding policy, no independent photos were allowed, but a set of Olympia’s own photos were provided instead. We saw many of the views shown here.

The scale of the whole development is immense as we’ve said before – remembering that we didn’t go anywhere near the existing (open) parts of the site – the main exhibition halls, areas such as the Pillar Hall, or the Maclise road car park – AKA Hyatt hotel and school, or indeed the Hotel being built above the Hammersmith Road frontage.

The most complete part of the building that is not yet open is the music venue, billed as The Olympia Music Hall , cleaned and ready for imminent fit-out by the tenant AEG – the same organisation that runs the existing O2 Arena in Greenwich. The capacity is in excess of 4000, slightly more than the Hammersmith Apollo, but the number here is an ‘all standing’ one with a relatively small gallery and VIP area – shown with a couple of people standing in it in the photo looking towards the stage. The equivalent ‘standing’ for the Apollo is 5300.

By contrast, the 1500-capacity theatre is the least well advanced of all the areas, though right next to the music venue, simply because it was started last in the programme, and had to be built entirely from the ground up. Photos show the underside of the raked seating structure (in white), and the size and substantial height of the backstage area can clearly be seen. In fact so cavernous is the backstage area, that they unusually plan to build a couple of floors of office/theatre administration on top of the fly-tower. There’s an orchestra pit provided for this conventional proscenium-style auditorium, allowing for musicals. When the shell/core construction is complete, this will be fitted out by well-known CharcoalBlue consultants, for the selected operator Trafalgar Entertainment.

Interlinking the back of these venues, and the offices / conference centre is a substantial open elevated walkway, the size of a road, which sits above and between the two existing exhibition halls, and leads to the glass canopy restaurants (pictured), and then eventually to the large stairs and escalators down to Olympia Way and the railway. There was some discussion about a huge video wall – or rather video ceiling – along this walkway, which given the contrast between the open Eastern end, and the somewhat subterranean feel to the other end, will be welcome. The glass canopy area is open, and the part-covered roofs of the restaurants are also planned to be used for further hospitality, though a number of us, on a cold February morning tour, felt that here, optimism had triumphed over the realities of the British weather.

Olympia Sneak Peek

We had the opportunity to see an office floorplate (pictured above), which was as unremarkable as office floorplates typically are, apart from it’s size and the vista from it’s windows and balcony, on which were also able to stand. There’s a excellent uninterrupted view all the way across to Crystal Palace and the South Downs, via Earls Court’s Empress State Building from these private (for the office’s use) balconies, which will surely be a big pull factor.

Transport

A couple of transport planning-related issues have raised their heads in recent weeks, given the expected 12 million visitors a year, equivalent to 33,000 daily. 

Firstly locals, and the council are waking up to the reality that two substantial evening-orientated entertainment venues are about to open in a largely residential area. There’s a current local parking consultation (until 14th March) which we listed in our Weekly email earlier this month. 

Andy Slaughter MP at HACAN AGM 2025

We attended the HACAN AGM at the Irish Cultural Centre last week where our MP Andy Slaughter was guest speaker. Those attending our 2023 AGM will also recall mention of the third runway in his speech, but only in passing. It has of course never left Heathrow’s agenda, though it must have come as a surprise that this government, with its green ambitions, would put Heathrow expansion on its to-do list quite so quickly. 

Andy was bold enough to suggest that Heathrow expansion may have been swept up as part of an overall positive economic growth agenda, and might be as easily dropped should it fail the government’s tests for noise, air quality, carbon and economics. That’s the straightforward narrative, but not the whole story. There may be rather more to it, as HACAN clearly outlined.

There was much incredulity in the audience as to how the various tests might be, or have now been met, with or without the magic ingredient of 2030’s proposed 10% Sustainable Aviation Fuel (SAF) rising to 20% in 2040, and indeed Andy suggested that the proof will lie in the proposals that Heathrow bring forward later this year.  It’s no secret that he has long been an objector. together with many civic and other societies blighted under the flight path, and potential paths, such as ourselves.  As we’ve reported, the chair of parliament’s Transport Committee is now Ruth Cadbury MP, another noted local opponent. Her committee is examining this proposal.

Better Plan making – an engineered view
Click on the image to open the pdf

Under the banner ‘Taking a View’,  from time to time, we’re pleased to publish articles by members on a subject of their choice, which they believe will be interesting to the wider membership.

With both the London Plan and Hammersmith’s Local Plan due to be rewritten shortly, and with all the noise being made about ‘The Planning System’ in recent months, here, our Chairman takes an engineered view. How can we write better planning documents to improve the ‘planning system’ ?

With the help of established methods, perhaps a dash of modern AI, this piece shows how plans can be substantially shorter and more precise, illustrated with a couple examples from the London Plan, and in a specific case, how loose wording is being taken advantage of at Earls Court.

If you have an article you would like to be considered, please contact .
Articles are unedited personal viewpoints, and may not always represent the views of the Society

The planning system has become the whipping boy of our new government, blamed for many of the country’s economic ills. The government wants to to ‘cut red tape to speed up growth’, and with the right tapes cut, that could definitely help.  There can be no doubt that in some cases planning applications are frustrated (in the legal sense), when objections are piled up, and the usual suspects marked down as NIMBY. But nationally there’s been a ‘presumption in favour of sustainable development’ for over a decade in the NPPF, and it’s even less of an issue in dense urban areas such as London because of the additional regional level represented by the Mayor’s London Plan.

Plan hierarchy

In this article, we dare to suggest that many of the problems lie closer to government, where the ‘red tape’ appears strongest, with recent announcements suggesting that they may have realised. A background can be found in A Brief History of Bureaucracy, while remembering that Einstein said ‘Bureaucracy is the death of all sound work’.

With the London Mayoral prerogative automatically mandated for projects of any size, supported by the option of call-in,  plus the largely unaffordable cost of (legal) challenge, there are actually vanishingly few opportunities for NIMBYs to stop a development blessed by the Mayor.  In extremis, this leads to Mayoral Opportunity Area developments like Nine Elms, Stratford, North Acton or indeed more locally, White City, where planning controls are more lax, especially on tall buildings, and locals haven’t been much considered. Earls Court is the next such Opportunity Area to be developed, and one in which we’re been actively engaged with several neighbouring societies.

Nine elms

Stratford (GLA)

White City Living

White City 2021

North Acton OPDC

Earls Court phase 1 proposed

A thoroughly unscientific review of preferences expressed on our Instagram feed over the last five years shows what real people like, and it’s not the images shown here, it’s rather closer to the CreateStreets or new urbanism view of the world, to the possible chagrin of some (male) architects.

Despite the government’s belief, with the NIMBY option already unavailable where housing demand is greatest, lining the barricades won’t work as a way to contest a poorly thought-through development.  But to improve them, we can and do suggest to developers, planners, local and Mayoral administrations, that they should be using the enormous accrued experience and skills freely available across the civic movement – help they claim to desperately need – and are required to properly consider under the 2011 Localism Act.

ECDC review meeting at ‘Conversation Corner’
November 2024

The size of the hybrid planning application for Earls Court – 826 weighty documents – means that to address it meaningfully needed substantial resource. We teamed up with local civic and amenity societies and London Forum representatives to review the proposals in detail. This was helped in no small part by the work that each group has put in over the last three years of consultation and discussion with the developers, Earls Court Development Company (ECDC), and the huge level of institutional knowledge they brought.

The Earls Court team suggest that the plans are easier to read on their website, as they’re organised by subject, though you may need both as the ‘flipbook’ format used in places won’t cover all needs. The application appears in the respective planning portals under refs 2024/01942/COMB (LBHF) and  PP/24/05187 (RBKC).

The word ‘hybrid’ means detailed for phase 1, outline for the rest; there’s a useful planning guide on their site including the helpful timing graphic showing phasing until 2038, included in the montage below. Note that some CGI imagery uses extremely wide-angles, and would not be what we, or the planners, would call ‘verified views’ – i.e. as your eye would perceive.

While we clearly support the redevelopment of Earls Court – a huge empty site for over a decade, known formally as the Mayor’s Earl’s Court/West Kensington Opportunity Area  – we’re yet to be convinced that this plan is so much better than the original CAPCO one, appearing higher and much more dense – four times the original gross density in the 2012 SPD – and about twice the gross density of the CAPCO scheme by our best estimates – much of the density being on the LBHF side of the tracks. This has resulted in much greater pressure on open space, reduced spacing between buildings, increased building heights, especially around the Empress State building, and greater impact on surrounding conservation areas, especially Brompton Cemetery and the conservation area of Philbeach Gardens and Eardley Crescent.

ECDC review societies

We recently submitted Joint comments to both LBHF and RBKC, which we fully endorse, objecting to the proposal on the following seven grounds:

1. Density – with buildings up to 42 storeys – exceeding the Empress State building next door by nearly ten storeys, and with a net density estimated at 600 dwellings/hectare in LBHF, approaching twice the level of the most dense inner city aspirations of the 2016 London Plan, unaligned with current London Plan Housing policy H1, and LBHF local plan policy HO4.
2. The density and heights would bring substantial light and overshadowing issues for Philbeach Gardens, Eardley Crescent, Lillie Road, West Kensington & Gibbs Green estates and the West Cromwell Road. 
3. The development is unsympathetic to the local neighbourhood in many respects (heights and  architecture), contrary to the Local Plan policy DC2. The choice of multiple architects has not so far created a harmonious mix of complementary buildings – an almost unique opportunity here – more a White City jumble, which has been the hallmark of many Mayoral Opportunity Areas.
4. A rather overdesigned park that is too small with inadequate actual recreational space and facilities, and that would arrive later than the tall buildings around it.
5. The cultural offerings are piecemeal and lack ‘The Wonder’ that Earls Court aims to restore. This proposal represents a missed opportunity, resulting in a generic mixed-use development that could be anywhere.
6. Inadequate vehicular access for much of the site for servicing and accessibility.
7. A lack of necessary improvements to public transport provision, given the car-free nature of the proposal. Despite the top-rated 6b PTAL, Earls Court is the only station that is ‘step-free’, but there are long walks and specific mini-ramp locations to achieve this. West Brompton is partly step-free, requiring temporary ramps on request, and West Kensington station is not at all accessible, unchanged in decades. Significant upgrades are needed using developer contributions to improve them.

Rivercourt LTN council information

Last year, we were contacted by residents of Rivercourt Road concerned about the increased traffic they said they were experiencing. Rivercourt is the road formerly running one-way towards King Street from the Great West Road as shown adjacent, with its twin – Weltje Road – running one-way towards the A4.

On Thursday, Rivercourt road became a trial two-way LTN with non-residents (those not registered with an LBHF parking permit), Blue Badge holders, and businesses required to get a permit or be fined by ANPR cameras at the A4 junction. On the same day, Rosamund Adoo-KD (Ella’s mother) described LTN’s as the worst thing ever  to happen in red route areas (the adjoining A4 is a red route). Regardless of the intent, we question whether this is the right solution.

A4 LTN signage. Note wording ‘LOCAL ACCESS’ not ‘£130 FINE FOR TURNING LEFT’

These roads are effective ways to get to and from the A4 and King Street without going all the way to Hogarth Roundabout or adding to Hammersmith Broadway’s congestion and emissions, and are therefore important for a significant number of residents, non-residents, schools, visitors and businesses alike – plus the wider environment – hence our interest.

The council have not published audited statistics, though claim ‘4000 motorists’ a day which in itself implies private cars, but is just as likely to be your plumber, a delivery van, cab or a coach serving the three adjacent schools. Some residents of the road have been campaigning to reduce traffic; and there are of course concerns about the increased number of cycle-related accidents at the junction with King Street since C9 was added, notably including a vocal Jeremy Vine.

Conway make Rivercourt Road 2-way

LTN signage Rivercourt Road

The LTN was created by an 18 month temporary traffic order in September, which you can see here . It was announced publicly on 20th November – the same evening that Conway were photographed burning off the road markings – and implemented with surprising haste the next day.  The fixed signage shown, matches the discreetness of the traffic order, especially amongst the visual cacophony of all the other signage, and one can imagine that many won’t have time to read it, and its potentially expensive consequences, having come off the busy and faster A4. 

It’s been suggested that speed bumps might be a rather simpler and better disincentive, but that would cost money rather than raise it.  The council will be rubbing their hands with glee as their coffers fill up.  Recall that the controversial South Fulham TCPR was created the same way, then made permanent, further dividing the residents, creating a 12,000 signature campaign, and pushing some businesses over the edge, while rapidly ballooning the council’s £34 million fines income which we reported as ‘only’ £18.9m the year before. There is at least a three-week grace period before fines start being issued.

“David Bowie” cycles in Copenhagen, 2024

Will Norman, London’s cycling Czar, has been promoting Danish cycling culture for a decade, usually without mentioning it by name. So, on a recent trip to Copenhagen, it seemed worth making an ad-hoc study of the cycling scene.

Cycling in Denmark, 2015

Will Norman at Kensington Town Hall

Back in 2017-18, when the whole CS9 debate got going in Hammersmith, in addition to a proposal for a cycle lane down Kensington High Street, the picture adjacent kept popping up – it’s clearly not London for several obvious reasons. Appearing first in Mayoral pronouncements on London cycling and on Twitter, it then appeared as a huge backdrop as Dr. Norman tried to convince hundreds of residents at Kensington Town Hall that he had a plan for them. A little sleuthing revealed unambiguously that this was Copenhagen in 2015, which, by and by, triggered this story. Copenhagen in 2024 looks unchanged – it’s a remarkably different culture, well worth a look.

Rush Hour, Copenhagen September 2024

Firstly there’s very little testosterone evident, historically the fuel of choice for London’s cycling campaigners – until e-bikes were found more effective. There’s still the occasional Lycra-clad hooligan running the lights in Copenhagen, but that’s perhaps 1 in 1000, and people shrug, assuming that a Darwinian intervention will deal with the problem in time. The lack of testosterone is perhaps due to the fact that there seemed to be as many – probably more – women and there’s a good cross section of the population of every age on two wheels, as the photos show. To reinforce this, all bikes seem to be of the “sit up and beg” style, so you meet and greet your fellow cyclists and pedestrians in a civil way. There are practically no “heads down” racing bikes.  Surely to Dr. Norman’s delight, leafier parts of London have started to look like this too, particularly at weekends, but our rush hours look rather different.

London cycling 2024

Secondly, the wearing of helmets, Lycra, and related body armour simply isn’t the big thing it is in London. Perhaps 10-20% wear helmets, often jauntily, but not in defiance of other road users. A pair of flip-flops and a soft cap are more common. Altogether it’s a relaxed culture, not that they’re ambling. The flat roads allow reasonable speeds to be achieved, and as a pedestrian, you need to watch your step. People both walking and cycling are noticeably more obedient in following of the rules of the road and traffic lights.

Bike fest near a Copenhagen Station

Members gather at the 2024 AGM

Committee and former committee luminaries

Alistair Maddox, White City Place client services director receives 2024 Nancye Goulden Award White City landscaping

Guest Speaker Sally Prothero of the London Historic Parks & Gardens Trust on “London’s parks and open spaces at risk”

Richard Winterton and Dr Nicola Stacey of HOLT

Guest Speaker Sally Prothero of the London Historic Parks & Gardens Trust on “London’s parks and open spaces at risk”

Faye Davies of Burrell Foley Fischer receives 2024 Tom Ryland Award for Conservation of the Ravenscourt Park Tea House

Vice Chair Richard Winterton introduces the 2024 awards

Dr Nicola Stacey of HOLT receives 2024 Tom Ryland Award for conservation of the Leaning Lady/woman

Andy Cutts, Development Manager for Youngs Pubs receives 2024 Nancye Goulden Award for The Defectors Weld

(AGM Photos: Franco Chen. Click for full-size versions)

Summary

This year there were no suitable nominations for the main Environment Award, which is probably the result of limited major project starts during the pandemic. The projects of recent Environment Award winners had started before the pandemic, completing in the last year or two.

In keeping with a tradition that started in 2015 with The Dorsett, and continued through The Palladium in 2022 and The Hoxton in 2023 adjacent, we had another winner close by, on the opposite corner to The Lawn, The Defectors Weld, winning a Nancye Goulden Award for its newly restored facades.

Tree pit Hammersmith Grove

We broke the recent run of Jane Mercer guerrilla gardening awards this year with no nominations, but we’re pleased to see previous winners still going strong. It’s notable that the most popular picture on our Instagram a month ago was the properly permeable low cost ‘hoggin’ or gravel tree pit shown adjacent, a welcome addition to the Hammersmith streetscape, and something we’ve long campaigned for in preference to the council’s default, asphalt, helpfully despatched by last year’s Jane Mercer winners in several spots around the Askew Road. Wooden spoons were awarded to the council in four of the last eleven years for poor asphalt tree pits.

Our second Nancye Goulden award this year was for landscaping associated with the White City area regeneration. There are a number of excellent examples between and around the new buildings which significantly improve the streetscape. We particularly noted the space between the Ed City building and the new home of L’Oreal at Gateway Central – a popular lunchtime retreat.

In the last couple of years, there had been few candidates for the Tom Ryland Award for Conservation, but happily the tide turned this year, and we had three!  We awarded the Ravesncourt Park Tea House for the council’s careful restoration, and the well-known Leaning Lady statue, restored through the efforts of affiliate SPRA, Heritage of London Trust and the council.

Award winners 2024

Lyric House, 149 Hammersmith Road [33 flats]

255 Hammersmith Road (former L’Oreal) [137 flats]

Former William Whiteley’s Depositories (photo: GLIAS) [119 flats]

161 Hammersmith Road (former Virgin Media) [94 flats]

Since the election of the new government, we’ve seen a significant rise in medium to large offices in Hammersmith being proposed for conversion to residential use, under Permitted Development (PD) rules which are much more relaxed than normal planning rules. So far, nearly 400 potential flats have been proposed, all on busy main roads, with Hammersmith Road a particular hotspot. The Chairman’s annual report highlights developments at 255 and 149 Hammersmith Road, as well as the former Whiteleys Depository near the railway/A4 in West Kensington. Another proposal at 161 Hammersmith Road (Griffin House, formerly home to Virgin Media), was recently refused by planners, but likely to return with revisions, or an appeal.

The Telegraph recently reported Hammersmith a ‘refusenik’ in accepting such conversions, and we can see plenty of reasons why they might refuse. But Deputy PM, Angela Rayner, has just requested 81,000 new homes per year in London (a doubling compared to recent achievements), as part of the new government’s electoral commitment for 1.5m homes in this parliament. There will be significant political pressure.

As a Civic Society, how should we best respond?  Should we welcome the provision of more housing, albeit potentially substandard as reported, with few, if any, of the amenities we would normally expect – just to be a place to sleep – and lament the likely permanent loss of business and commercial space? Or just celebrate The Brave New World?

The office Merry-go-Round

London’s vacancy rate stands at 10%, a 20-year high and up from about 5% when the pandemic struck, though still well below the circa 14% level seen in New York

Olympia redevelopment offices (photo: LDRS)

We have a number of substantial buildings being proposed for conversion, while an equal, possibly larger number, are still being constructed – we refer mostly to Olympia in the same road of course, starting to open next year according to recent news. We’re aware of other smaller developments still on the drawing board, or at early planning stages, such as proposed offices at Shepherds Bush Market and 76-80 Hammersmith Road. The developers of most of these mention “biotech” and “lab space”. Why the merry go round? In an ideal world, wouldn’t we just (re)use what we have?

Many larger offices appeared in the 1980-2000 period when desktop computers arrived making office requirements pretty uniform, and open-plan became a thing. These were refurbished once, twenty-ish years ago, and are all now past their sell-by date – literally – and can no longer be rented because the better, newer ones are what people want to rent, and be seen renting. Hammersmith suffers through having an oversupply of what is said to be dated stock – expensive to refurbish to the expected rentable standards, and perhaps impossible to repurpose for biotech. Some developers claim the restrictions of existing floor-ceiling heights rule them out even as modern offices, though there’s always a way, should one be determined.

Property data company CoStar reports “London’s vacancy rate stands at 10%, a 20-year high and up from about 5% when the pandemic struck, though still well below the circa 14% level seen in New York,” Away from the centre, vacancy rates in Hammersmith are about 19.3% and Docklands about 16.2%, CoStar says.

The developers of 255 Hammersmith Road, the largest PD conversion currently proposed, told us a year or so ago – when they were proposing an extremely green office refurb – that ESG (Environmental, Social and Governance) were high on renter’s shopping lists. In building terms, that means green, plus providing better amenities for employees. Existing buildings such as 255 score pretty poorly here – L’Oreal moved to a new building in White City, with its recent award winning landscaping, and 245 next door – formerly Bechtel – was totally demolished and rebuilt with amenities, such as its award winning landscaping.

Then there are prevailing economic conditions, added to redevelopment time – Olympia was consented exactly a year before the pandemic – it might not have come forward as the proposal we see now – and 245 was built in a different economic climate, becoming that most modern of things, shared workspace.

This now all points to the quickest path of least resistance – PD conversion to resi, eschewing all those ESG aspirations, with pretty much guaranteed sales, rather than the more expensive pre-pandemic option of rebuilding like for like, in the hope of finding a tenant to pay premium office rates, when offices per-se, are just a little bit last year.

Chairman’s Annual Report 2024
Click on the image to open the pdf

Attached is this year’s Chairman’s Annual Report, reviewing the key activities of the Society, plus a look at emerging trends in Hammersmith.

Subjects include:

• Royal Masonic Hospital
• Earls Court
• Purpose-Built Student Accommodation (PBSA)
  • 181 Talgarth Road, M&S & 2 Queen Caroline St.
• Town Centre Masterplan / SPD
• Transport
  • Hammersmith Bridge
  • Roundabout consultations
• The Society
  • Prof. Hans Haenlein’s retirement
  • Committee changes & recruitment
  • Hammersmith Weekly

The agenda, accounts and other AGM information are on the dedicated 2024 AGM page.