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9th August 2022 in Planning

Kew Retail Park

Update: 4 November 2023

The public exhibition to update people about plans for the redevelopment of the Kew Retail Park, originally anticipated for mid-November 2023, has been postponed, probably till January 2024. We will post details when these are available.



Update: 16 October 2023

We understand architects JTP are intending to arrange a public exhibition at the National Archives in mid-November (possibly the 14th) on updated plans for the redevelopment of the Kew Retail Park site. We will publicise more details of this in due course. This will be essentially the first update we have had since September last year, and we encourage Kew Society members and local residents to attend.



Update: 27 February 2023

On 31 January 2023 the London Forum of Civic and Amenity Societies – of which The Kew Society is a member – held an Open Meeting on Early Community Engagement, in Clerkenwell. The event has been written up in the London Forum’s February Newsletter. John Ricketts, Kew Society planning trustee, gave a presentation on our experience so far of the community engagement process relating to The Kew Retail Park which kicked off in the middle of last year, drawing on feedback we received from members of the local community who have been involved in the process. Slides relating to our talk can be viewed here.

In summary, whilst the initial stages of the process – particularly the Community Planning Weekend led by the scheme’s architects in June – led to positive expectations that the community’s opinions would be listened to (see reports on these events on JTP’s website), disappointment has set in as we have essentially heard nothing new for over six months. Concern has been raised over the perceived failure to engage meaningfully with residents of the neighbouring Kew Riverside development.

We are expecting an update on plans from JTP within the next month and will post details once we hear.



Update: 22 September 2022

On 14 September, Charles Campion of architects JTP gave a talk, arranged by The Kew Society at The National Archives, about the Vision for the redevelopment of the Kew Retail Park. This was essentially a summary of JTP’s reports on the outcome of the Community Engagement Planning Weekend at the Archives in June, and the Vision document they drew up, as posted on their website.

The talk was followed by a lively Q&A session. Charles Campion responded to many of the questions stating that it was too early in the planning process to give a definitive answer, but that the issues had been taken on board and were under consideration. A further Update event is planned by JTP in November – details TBA.

Issues raised during the Q&A include:

  • Traffic volumes through the site: Charles Campion (CC) stated that these are not expected to exceed current volumes at the Retail Park (he contrasted the relatively static nature of residential parking where many residents are out during the working day against the constant traffic movement of shoppers). The total number of car parking spaces on the new development, all below ground, will probably be less than the ones currently available at the Retail Park. This topic is being analysed by traffic consultants Arup, and Richmond Council will need to be convinced that these figures are achievable;
  • Building heights: Maximum heights are still ‘being tested’, bearing in mind the draft new Richmond Local Plan has identified buildings of up to seven storeys as suitable for the site (CC did not confirm that buildings would not exceed those heights);
  • Overshadowing of existing buildings: This issue will be considered in line with planning regulations. There is a ‘right to light’ enshrined in law and regulations subject to technical parameters, but English law does not provide a ‘right to a view’;
  • Proportion of social/affordable housing:This will be 35%. More details should be available at the November Update meeting. CC confirmed that the design of social/affordable would be ‘tenure blind’ (similar in design to private units)’;
  • Parking for the GP Surgery: This is under consideration – maybe in the new development’s car park;
  • Infrastructure for the new development – schools, dentists, GPs etc: These issues will be detailed as the planning process develops. CC stated that Kew Riverside school had recently reduced its size from 7 to 5 classes, actually indicating lower need);
  • Will all the new flats have balconies: In response to a question as to whether social/affordable flats would have balconies, CC said that JTP is working on this issue and will report back in November, but noted that after the pandemic the need for outdoor space was being recognised;
  • New community hall – who will own and manage it: Still working through this;
  • There are 2,500 existing residents in the Kew Riverside developments – when will they be formally consulted: JTP have talked to individual residents, but really a consultation with the body formally representing residents is required. St George will be in contact with them about this;
  • Access to the river from the new development: There is concern about this amongst Kew Riverside residents, who will need to give approval for any new access routes;
  • Proposed enhancement to the Kew Meadow Path: Could this be extended southward along Mortlake Road to the school on Townmead Road? JTP thought this would be a good idea, but doubted St George would pay for the extension.
  • Disturbance during construction phase: Could this be mitigated by offsite construction and delivery of modular units? This could be considered, though the core unit of construction would be the main concrete frame. CC noted that this would be dealt with in the construction management plan which is part of the planning process, and also noted that modern methods were much less intrusive than previous methods.

JTP and the developer St George have had a preliminary pre-application meeting with Richmond Council’s Planning Department to discuss parameters and are planning a second one in the near future, followed by initial discussions with the GLA. A full planning application is expected to be submitted in Summer 2023, with construction commencing on site in late 2024.

On 15 September, representatives from JTP, St George and M&S and the project team led a walk around the Kew Retail Park site, discussing the initial plans for the new site. This was followed by a feedback session at the Archives where ideas discussed and issues raised – many similar to those discussed in previous meetings – were presented in flipchart presentations.

People are welcome to email further questions direct to JTP at community@jtp.co.uk, copying in planning@kewsociety.org..



Update: 8 September 2022

JTP Architects have provided details of the Kew Retail Park Community Site Walkabout on the evening of Thursday 15 September. This will be an opportunity to walk around the Kew Retail Park site and surroundings in small groups with members of the design team and return to The National Archives afterward to discuss and record findings.

Evening Programme

6.00 Start to congregate at The National Archives main entrance

6.15 Welcome and arrangement of walkabout groups

6.20 Walkabout groups depart from National Archive for site walkabout

7.15 Return to The National Archives – Learning Space 1, first floor for refreshments

7.30 Group discussions

8.15 Groups report back

8.30 Close



Update: 8 August 2022

Please join The Kew Society for an update of the plans for the redevelopment Kew Retail Park on Wednesday 14th September 2022.

Doors open 6.30pm and the evening starts at 7pm with a short presentation, followed by Q&A’s

Venue: The National Archives, Kew.

Free parking via Bessant Drive.

The Kew Society has arranged for JTP Architects to provide a short presentation at the National Archives of the vision and illustrative plans so far for the redevelopment of the Kew Retail Park. This follows the Community Engagement events in June and JTP ‘Report Back’ session on July 5th.

Also, at 6.15pm the following day, Thursday 15 September, JTP is leading a walk around the Kew Retail Park site followed by a group discussion at the National Archives.

You are most welcome to come along to both events to make your voice heard. All are welcome. Free entry.



Update: 28 July 2022

Architects JTP have confirmed their invitation to people to join a Walkabout of the Kew Retail Park site on 15 September from 6.15pm – 8.30pm, which includes a ‘report back’ at the National Archives afterwards. See the email from the architects here:

They are also inviting people to join a Community Uses Working Group for the Kew Retail Park site (responses requested by Tuesday 2 August), and inviting members of this Group to take part in a visit to the Grand Union neighbourhood in Alperton, another St George scheme, on Tuesday 9 August (10am – 1:30pm).



Update: 6 July 2022

JTP, architects for the Kew Retail Park (KRP) development, presented their Report Back on 5 July following the ” community planning weekend” on 24-25 June. The report with themes that emerged from the weekend and summaries of research and thoughts, can be found here:

It includes the “Vision” shown also on an illustrative Vision Masterplan. M & S will relocate to the north; “Kew Meadow Gardens” would feature a “necklace” of green uses along an extended green space running north to south by Kew Meadow Path. Detail, such as height of buildings, is not yet shown.

Next steps include engagement with local schools; a community working group discussing spaces; report to Kew Society members; update late 2022; continuing engagement with community and planners; planning application next summer.



Update: 30 June

REPORT BACK PRESENTATION ON JULY 5 AT THE NATIONAL ARCHIVES

Following the Community Planning Weekend (CPW) on 24-25 June, we encourage all Kew Society members and other local residents – whether they attended the CPW or not – to attend the follow-up Report Back Presentation by architects JTP at the National Archives between 7:15 – 9:00pm on Tuesday 5 July.  See the event poster here, and JTP’s project website here.

The Community Planning Weekend: JTP led a well-attended Community Planning Weekend at the National Archives on 24-25 June. Each daily session included a Dialogue Workshop which gathered a wide range of ideas from attendees under the headings of Issues (polite but no-one held back!), Dreams (what would we like to see) and Solutions (how do we get there) as well as an architect-led walk around the site. Then followed Hands-On Planning groups on topics such as The Bigger Picture (how the new development can fit in to the wider area), Getting About, Landscape & Open Space, the Village Community, Sustainability and the 20 Minute Neighbourhood.



Update: 12 June 2022

THE KEW SOCIETY’S COMMENT AND ANALYSIS OF THESE INITIAL PROPOSALS 

We are posting here the main content of the email we have sent to Kew Society members, which provides more details and analysis of the current proposals for developing this site.

In April 2021 there was a press announcement that Berkeley Group had acquired 50% (the non-M&S half) of the Kew Retail Park (KRP). St George (part of Berkeley Group) and their joint venture partner M&S have now begun the process to redevelop the KRP to provide up to 1,200 flats, together with new commercial and retail space and a re-vamped M&S store, with underground parking for the store and some of the residential units.

However, an application for planning permission is not expected until mid-2023.

The developers have launched a community engagement exercise beginning with the Kew Retail Park Community Planning Weekend (CPW) at the National Archives on Friday 24 and Saturday 25 June.
Leaflets were delivered to homes in the area and we have posted it below and on the Kew Gardens Station Parade noticeboard.  For information currently available, follow the link here.
The Planning Weekend is the main part of the developer’s community engagement exercise which will be led by JTP, the architects for the proposed scheme.
This will be followed on Tuesday 5 July by a Report Back Presentation where JTP ‘will analyse and summarise the outcomes of the CPW and draw up a Vision for Kew Retail Park, including an illustrative masterplan’.
Current information & Context
Under Richmond Council’s new Draft Local Plan, and in the Council’s Urban Design Study 2021 (page 257), Kew Retail Park is partly allocated for “tall buildings” (7 storeys/21 metres) roughly in the central part, surrounded by a “mid-rise buildings” zone (5-6 storeys/15-18 metres). This is found in Appendix 3 of the Plan:

The Council have stated that the site is suitable for ‘a substantial provision of new housing units’
Because this would be a major development, the Mayor of London has the power ultimately to call in the application and take over the decision-making power from Richmond Council. The Mayor has shown his intentions to maximise housing provision in the Homebase, Manor Road, application.
The Kew Society and others attended a Community Planning Weekend Launch Presentation at the Archives on 25 May, whose main topic was the mechanics of the community engagement process.
JTP have expressed their keenness to fully understand the historical and current context of the site and to involve the local community as ‘co-designers’ of the scheme. Clearly, though, commercial imperatives and planning policy will restrict their flexibility in this process.
The CPW on 24-25 June ‘will be a chance to share local knowledge and contribute to creating a new Vision through facilitated workshops and hands-on planning groups’.
JTP is also inviting comments to be submitted online in the run-up to the CPW. These comments will also be taken into account in the Report Back event.
Their intention is then to continue with the community and stakeholder engagement process until the planning application is submitted next year.
Timeline of the Redevelopment
As far as we understand it, the timeline of the redevelopment is essentially as follows:

  • Pre-application discussions with Richmond Council are to commence shortly, followed by initial discussions with the Greater London Authority. These will inform the detailed planning proposals to be formulated over the next year or so
  • The planning application to be submitted to Richmond Council mid-2023
  • Planning approval expected end-2023, early 2024
  • Construction to commence by end 2024
  • Construction period of 10 years (so is likely to overlap with the construction of the Mortlake Brewery scheme)

Current outline plans for the site
Given we are at the earliest stages, there is very little that is currently ‘set in stone’ as regards the redevelopment plans – hence now is the time to make our views known so that they can be taken into account.
Based partly on the parameters set by Richmond Council, we understand that JTP are looking to develop their plans around the following basic elements:

  • Up to 1,200 residential units (slightly more than currently proposed for the Mortlake Brewery site). This number is based on the permitted building heights referred to above times an assumed density on the site (details yet to be provided).
  • The retention and upgrade of the existing M&S store
  • Some other retail and commercial units
  • Underground parking, mainly for M&S customers and residents. The number of residents’ parking spaces applied for could be up to 600, based on the site’s low PTAL rating of 2 and the London Plan parking provision guidelines.
  • A public plaza

Some issues for discussion
We are listing – far from exhaustively – some of the issues which people might like to consider and raise at the CPW:

  • Density of the residential scheme – how ‘crowded’ will the buildings have to be to reach the proposed 1,200 units? How will this affect overlooking etc?
  • How will green spaces be designed and allocated?
  • How will traffic flow into and out of the site and the car park and how will the traffic flow affect the already congested South Circular? Will there be less traffic than currently with the retail park?
  • How will Active Travel be encouraged?
  • How will cycle access from the river towpath be controlled, given it is likely more cyclists will use the towpath for access to the site and pedestrians have priority on the towpath?
  • What commercial uses would residents like to see on the site?
  • We understand negotiations for non-M&S retail units are ongoing, but can the presence of an on-site pharmacy store be guaranteed? How can a good mix of retail units be ensured?
  • How will the presence of a public plaza, and the promotion of ‘gathering spaces’ where people can meet/picnic etc reconcile with the privacy and security required by residents?
  • How does such a large residential development in a PTAL 2 zone fit with the idea of a ’20 minute neighbourhood’ – a trip to the nearest shopping centre could be difficult for those less mobile?
  • How is the effect on local heritage assets being considered (JTP has invited people to suggest important ‘views’ that should be considered)
  • How can it be ensured that the number of residential units bought but rarely occupied is minimised so the site does not become ‘dead’?


Update: 27 May 2022

Property developer St George (part of Berkeley Group) and Marks & Spencer have launched their community consultation programme for the long-anticipated redevelopment of the Kew Retail Park (jointly owned by St George and Marks & Spencer), and have issued invitations for everyone to attend a two-day ‘community planning’ event on Friday 24 and Saturday 25 June at the National Archives. See attached flyer, which many people will have received through their doors recently. This event will include the opportunity for members of the public to ask questions, give their thoughts and take part in hour-long ‘hands-on planning’ roundtables to discuss and provide ideas on what the scheme should look like and incorporate. These are very early days for the scheme, which is intended to provide up to 1,200 residential units plus retail and commercial space (in addition to the Marks and Spencer store which will be retained and upgraded) The outline proposal includes underground parking for Marks and Spencer and residents.

Further details at:  https://www.jtp.co.uk/projects/community-planning/kewretailpark

We encourage people to attend this event when they can and contribute their ideas on how this scheme can be designed to maximise the benefits for the local community.

The planning application is likely to be submitted in approximately 12 months time and may take up to 12 months to approve, with a construction timeline of up to 10 years

Richmond Council’s draft local plan identifies Kew Retail Park as “suitable for a substantial provision of new housing units” with commercial, retail and office units .  The draft and the Urban Design  Study 2021 identifies part of the site as a tall building zone (7 storeys) surrounded by mid-rise buffer zone (5-6 storeys).


 

Recent press articles report that part of the Kew Retail Park has been sold by its present owner, UK Commercial Property Reit, to “a leading UK housebuilder”.  The housebuilder is thought to be Berkeley Homes, but that has not yet been confirmed by the company. The area sold is that part of the Retail Park currently occupied by Sports Direct, TK Max, Gap, Next and Boots. The reported acquisition does not include the Marks and Spencer building. There is currently no information about how the site may be redeveloped and it is likely be some time before this information is available.  The Kew Society will be keeping a close eye on the site and will update members as soon as there is any further information.

Image from: https://chiswickcalendar.co.uk/kew-retail-park-developers-outline-plans-for-1200-new-homes-ms-to-stay-open/

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