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

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

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.

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

View application

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

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:

1. 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.

2. 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.

3. 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.

4. 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.

5. 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.

6. 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.

“To actually see our former shop and car park now being transformed into homes, workplaces and a new flagship store for us is testament to the partnership-led approach taken by Morrisons, Camden Council, St George and local community groups.” 

– Charles McKendrick, Group Property Director, Morrisons