Royal Masonic Hospital Block A – showing originally proposed glass pavilions, now removed

This project finally received permission by unanimous vote after a long planning meeting on 30th July, but with some remaining concerns expressed by neighbours. A member of your committee attended to observe and note the proceedings. We’ve written about this project four times and have been working to help improve the scheme since the site sale over three years ago.

The issues were primarily around proposed design and building heights for the new 5-storey blocks E and F (given the conservation area/listed building location), adjacency issues for neighbours at both ends of the site, transport access, affordable housing provision, historic gardens, and importantly in this case, proposed additions to the Grade II* listed  buildings, particularly glass pavilions originally proposed on block A (pictured above), and the liner-style balconies on blocks B and C which have adjacency issues with Ravenscourt Gardens neighbours. 

Recent Changes

There have been two significant revisions since the original planning application in April 2024, which sought conversion to 140 flats, 65 care home places (discharging a medical covenant), 21 affordable, plus community use of block A (the main entrance).

In the first, last November, the glass pavilions were ushered off after our concerns, those of Historic England (really notable harm), the Historic Buildings Group, and the 20th Century Society were acknowledged, and an improved solution was found to the privacy / adjacency issues on the balconies, after the proposed heavy concrete planters were similarly dispatched. The screening issue has been addressed by glass inner balustrades, and a pleached tree boundary treatment, with separation distances discussed at some length by the planning committee, and shown to be greater than 18m in all but one case.

RMH Blocks E & F  – from May 2023 revision

In the second earlier this year, replacement block E/F maximum heights were lowered, and made more uniform by removal of the roof plant, moving it below ground in the place formerly allocated for car parking, this now being a car-free development, satisfying LBHF planning policy and some traffic concerns mentioned by existing neighbours. Part of this change was brought about by welcome adoption of a Ground Source Heat Pump heating system, and solar PV on the roof.  There were also refinements to the landscaping and planting, including relocation of a copper beech tree at the end of block C.

A review of comments made in our earlier articles shows that many of the issues raised by us, and others, have been addressed positively in the final design.

The planning committee accepted the officers’ assessment that the substantial public and heritage benefits of restoring the vacant listed building and opening it to the public outweighed the identified less than substantial harm, and that the impacts on neighbour’s amenity were acceptable. Support from Historic England was a significant factor in this decision, the hospital having been on the Buildings at Risk register.

RMH new brickwork, blocks E/F

There were also significant changes made to the appearance, with some interesting coloured and detailed brickwork added to the redesigned blocks E/F, which may divide opinion – brickwork detailing being a SPPARC architectural speciality. Changes, including the brickwork, are described in the D&A Addendum in the application 2023/03130/LBC but the effect is planned to lessen the contrast with existing neighbouring buildings and the park landscape. Refer to our planning article for images of blocks A-D.

RMH – view from Ravenscourt Park all weather pitch – as proposed April 2024

RMH – view from Ravenscourt Park all weather pitch – as proposed Feb 2025 and now approved

Affordable Housing

Affordable provision has always been an issue with this scheme, because of the intrinsic cost of conversion of a Grade II* listed building. Last year we reported 17% – disappointingly half the minimum London Plan/LBHF expected level – this has finally materialised as 15% plus £2.7m contribution for provision elsewhere (9-12 homes), providing 21 affordable in block E (13 social rent, 8 London Living Rent), equivalent to 21-24% provision overall. The delays in negotiating this appear largely the cause of the planning delays: it has clearly been difficult, needing a detailed but impenetrable viability assessment, reviewed independently for the council. Block F is the care home, with access via Ravenscourt Square.

Remaining Issues

There remain local concerns about adjacency to 9-17 Ravenscourt Square (height and daylight) – discussed after a Ravenscourt Square resident’s representation – plus access during construction. At the planning meeting harms vs. benefits were discussed at length but not quantified, as were the daylight issues, ultimately officers recommendations were accepted.

The road named ‘Ravenscourt Park’ will be the preferred site access route now, to the concern of some residents adjacent, requiring a Community Liaison Group as a planning condition.  Additionally, the Construction Logistics Plan and Demolition Management plan are to return to planning committee for consideration before construction.  Some of this debate has historically been framed around a vacant site, a situation that couldn’t last forever – after all, it was originally a working hospital, but now at risk.

‘Flexible cultural and community use at a discounted rate’ for block A remains disappointingly vague, a subject we’ve  discussed with the developers right from the start. The scheme is still looking for a tenant and use worthy of the fine Deco spaces.