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, 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