Welcome
Thank you for taking the time to visit our consultation website for 2 Queen Caroline Street, located in central Hammersmith.
Royal London Mutual Insurance Society (Royal London) is bringing forward proposals for a high quality, 14-story, 179-bed student accommodation building with community space to the ground floor.
Our public consultation is now open and will run from Thursday 5th September until Sunday 22nd September 2024.
This website has been created to provide more information on our proposals and give local people an opportunity to provide feedback on the scheme.
Site Location
The site (marked in purple) is situated in the heart of Hammersmith within the Broadway Conservation Area and is bounded by Queen Caroline Street, Black’s Road and Hammersmith Bridge Road and the Irish Cultural Centre. It faces the Hammersmith Broadway development to the east and the Grade II* listed St Paul’s church to the south.
The Proposals
We are proposing to bring forward a carefully designed, highly sustainable Purpose-Built Student Accommodation (PBSA) development which will provide 179 bedrooms and communal student facilities in a 14-storey building and associated community space at ground floor.
Please take a moment to scroll over our masterplan to view each element of the key proposals for the site.
- 179 student bedrooms delivered across student clusters and studios, complemented by en-suite bathrooms and communal or individual kitchens and living areas.
- 35% affordable rooms with rent set annually in line with the Greater London Authority (GLA) affordable criteria.
- A mixed-use ground floor space to deliver community benefit to both the needs of students and the broader community, with a student lounge, a student reception, and multi-functional spaces, serving as a hub for social interaction and collaborative activities.
- Level and inclusive access throughout the scheme with 10% of rooms designed for wheelchair users.
- A development managed by a specialist management company with experience in the student sector, with staff present at the student reception and in administrative and support spaces.
- A roof terrace providing outdoor space for the students and planting, helping to contribute to the building’s biodiversity and greening.
- A total of 96 long-stay cycle parking spaces.
- A ‘no fossil fuel’ development with an intensive ‘green roof’ and planting.
Sustainability
In an aim to create a no fossil fuel sustainable development, we will adhere to several principles, namely greater insulation and airtight construction, ultimately reducing the carbon footprint and responding to planning policy requirements.
- Increased biodiversity through inclusion of living roofs and green planters on the communal terrace.
- High performance insulating materials and glazing, and passive solar shading by varying depths of reveal.
- Thermally efficient glazing solar shading through varying aspects of the brickwork.
- Efficient LED lighting throughout with appropriate lighting controls.
- Centralised efficient air source heat pumps providing heating and hot water.
- Roof mounted solar panels contributing to building electricity use.
Virtual Exhibition
Have Your Say!
We’re committed to delivering a development that serves the local community. Our consultation is now open and will run until Sunday 22nd September 2024. Please make sure to submit all feedback by this deadline.
We will also be holding an in-person exhibition for the community to come to see the proposals and ask questions in person at the Irish Cultural Centre, 5 Black’s Rd, London W6 9DT on Thursday 19th September from 2pm to 7pm.
The easiest way to submit your feedback is by filling in our online feedback form below. Alternatively, you can get in touch by:
- Emailing us with your comments, questions or feedback at: 2queencarolinestreet@havingyoursay.co.uk
- Phoning us at 0333 358 0502 (Monday-Friday 9.00-5.30pm, voicemail facility available)
- Writing to us at Queen Caroline Street c/o Lexington, Third Floor Queens House, Queen St, M2 5HT
Questionnaire
Data Protection
We hold all personal data as per General Data Protection Regulation (GDPR) (EU) 2016/679 and your personal data will not be transferred outside of its jurisdiction.
If you would like to make a GDPR request, please contact Lexington on 020 7025 2300. See our privacy policy at: 2queencarolinestreet.co.uk.
Key Technical Considerations
To learn more about the various technical considerations and the assessments which have been undertaken, please click a tab below.
The site is in a highly accessible location, close to a range of public transport services and key amenities, enabling residents to travel using sustainable modes.
Residents will be provided with secure on-site bicycle storage facilities, and there will be no car parking owing to the excellent public transport connections. Deliveries to the site will be to the loading bay outside the site on Black’s Road, with no vehicular access into the site itself.
The process of students moving into and out of the building will be carefully managed, with the vast majority expected to travel via public transport and those student arrivals by car being staggered on a managed basis. This will minimise any potential impact on the surrounding streets and roads at the start and end of term times.
The existing pedestrian experience is very poor, with close proximity to traffic, a narrow footpath between the building and the railing, and an inactive and uninviting existing frontage to the development. We are proposing to revitalise the streetscape by clearing clutter, installing high-quality paving, and creating inviting spaces with movable planters and seating near the entrance, offering a warm and welcoming atmosphere to residents of the building, users of the community space and the general public. Any proposal will need to be co-ordinated and agreed with the Council.
The design of the terrace in the student accommodation will connect students with nature by incorporating green spaces that support local flora and fauna. This terrace will offer a tranquil environment promoting relaxation and mental well-being, while also providing comfortable seating and communal areas for social interaction and group activities. Additionally, open spaces for physical activity and ergonomic seating will support students’ physical health, creating a balanced and inviting outdoor space for study, relaxation, and socializing.
In addition to the above, living roofs will be incorporated which will increase biodiversity and urban greening along with contributing to the sustainable drainage strategy.
The proposal is targeting BREEAM Excellent to deliver comfortable, safe and low-carbon student accommodation. A fabric-first approach drives the energy strategy and the façade reveals have been adjusted to suit the orientation. 100% of the heating and hot water will be provided via renewable technologies. In addition, roof mounted solar panels will help contribute power to the building electricity usage. The servicing strategy will ensure good air quality and minimise overheating. The proposal is aiming to be Air Quality Neutral at a minimum.
The structure is lightweight and highly optimized to reduce material requirements in support of a circular economy and reducing embodied carbon. A long-life, loose-fit approach is adopted for the internal furnishings, recognising the frequency of student tenancy cycles that are expected. Internal communal spaces are designed to be flexible to accommodate multiple social and recreational purposes.
The proposal has benefitted from advice provided by a leading heritage and townscape consultant, Citydesigner, who have collaborated with the architect and together with them have worked closely with the Council planners, design and conservation officers. The historic development of the area has been considered with a particular focus on the setting of the Grade II* St Paul’s Church and the position of the site within the Broadway Conservation Area. Other listed buildings have been fully considered and a set of views set up to test the townscape effects. The design development has been an important factor and the proposal is seen to be of a high quality and of a sympathetic height to meet planning officer’s aspirations for the site.
Frequently Asked Questions
THE CONSULTATION
The public consultation opened on Thursday 5th September and will run until Sunday 22nd September 2024, meaning there are over two weeks to find out more about the plans and submit feedback.
We are consulting with local residents, politicians, business representatives, community groups and local stakeholders – essentially anyone who would have an interest in the plans or could be affected by the proposals.
The easiest way to submit your feedback is via the online form, available here [link].
Alternatively, you can:
- Email us your comments or questions to 2queencarolinestreet@havingyoursay.co.uk
- Write to us at 2 Queen Caroline Street, C/O Lexington, Third Floor Queens House, Queen St, M2 5HT
- Speak with a member of the development team by calling the community information line on 0333 358 0502 (Monday-Friday 9.00-5.30pm, voicemail facility available)
All feedback received during the consultation will be considered by the project team to explore how they can help shape the evolving plans, and then summarised in a Statement of Community Involvement submitted to the Council alongside the planning application.
The plans are being brought forward by Royal London Mutual Insurance Society (Royal London), long term owner of the site, with their team including:
- RENU – Development Managers.
- Allford Hall Monoghan Morris – Architects.
- CBRE – Planning consultant.
The communications are being conducted by PR consultancy Lexington.
THE SITE AND HISTORY
The site is located in the London Borough of Hammersmith and Fulham, on the west side of Hammersmith Broadway Centre, and within the Hammersmith Broadway Conservation Area. It sits opposite the Hammersmith and Fulham underground stations, and is close to the high street.
At present, there is a five-storey building on the site, with retail space on the ground floor and office space on the above four levels. The retail space currently comprises a single unit which was previously operating as a restaurant and venue.
The office space has been vacant since 2019, and the building has been stripped out due to the age and condition of the internal finishes and building services. There is a significant surplus of vacant office space currently in Hammersmith and this surplus coupled with current rental levels means that the option to refurbish the building or redevelop the site as office space is not viable.
We previously consulted with local residents for a hotel on this site but have since revised our proposals following the COVID pandemic, economic downturn and shift in demand.
The site is located within Hammersmith Town Centre. The recently published Supplementary Planning Document (August 2024) promotes diversification of the town centre and a range of land uses including residential, cultural, leisure and commercial uses. It seeks to deliver a step-change in the quality of the physical and built environment in Hammersmith. The site is also within the Hammersmith Regeneration Area, which has been identified as capable of delivering 2,800 additional homes and 10,000 new jobs. The site is within the Strategic Site HRA2, which seeks to remove the Hammersmith Flyover and sections of the A4 with a tunnel, to release of land for development that will contribute to the social, environmental and economic regeneration of Hammersmith Town Centre.
Yes, the site is located in the Hammersmith Broadway Conservation Area, a central, busy and multi-use area surrounded by listed buildings and several other significant buildings.
A Heritage, Townscape and Visual Impact Assessment has been undertaken to ensure that the development is respectful to the setting of St Paul’s Church and the conservation area. The development has been designed with input from the Council’s design officers.
STUDENT FACILITIES
The overall supply of purpose-built student accommodation (PBSA) in London is limited, and the existing housing market does not adequately cater to the needs of students. Students are therefore forced to living in houses of multiple occupation (HMOs), which then impacts the supply of family housing.
A Student Demand and Needs Statement has been prepared, which finds that:
- London represents the largest student housing market in the UK, and Europe, with around 400,000 full-time students studying.
- Whilst London does have a large purpose-built student housing market, the amount of accommodation still falls short of the students, with around 310,000 students have find accommodation outside the purpose build sector, mostly in HMOs, which puts further pressure into the residential market.
It is evident that LB Hammersmith and Fulham has a lower existing provision of PBSA than other London boroughs despite its relatively central location. By delivering a 179-bed student block, we will be releasing around 70 homes back to families.
The development will comprise shared apartments and studios, providing a total of 179-bedrooms.
Apartments
Each shared apartment will consist of between four and nine bedrooms, each of which will be equipped with an en-suite bathroom and are fully furnished.
Communal kitchens and living areas will serve each shared apartment.
Studios
The development will also contain studios, which are self-sufficient units featuring individual en-suites, kitchens, and living areas.
Wheelchair accessible/adaptable rooms
Wheelchair accessible rooms will be located on levels 1-9, with a total of 18 units. These rooms will contain features like wider doorways, adapted bathrooms, and reachable storage.
Yes. Royal London is committed to delivering a development which caters to the requirements of all users.
All primary entrances will be provided with level access. Wheelchair accessible studios will be located on levels 1-9, for a total of 18 bedrooms.
Yes. It is our ambition to create a development which fosters collaboration. Special consideration has been given to the provision of student lounges and multi-functional spaces, strategically positioned across various levels to cater to the diverse needs of residents, and a roof terrace will be provided on level 12.
This space will serve as dynamic hubs for social interaction and collaborative activities, where students can engage in recreational activities, or simply unwind in a welcoming environment designed to promote wellbeing.
Level 13 will also offer a flexible study space with inspiring views of the city skyline.
On the ground floor, there will be a student reception area, which will serve as a gathering space for students.
ACCESSIBILITY AND SERVICING
The development is designed to be car free. As such, there will be no car parking spaces, but we will provide 96 long-stay cycle storage spaces for students, with an additional 5 short-stay spaces, all of which are located in the basement and accessible by the fire cycle/refuse lift. A lay-by will be provided on Blacks Road for refuse collection deliveries and drop offs.
In line with the aim to encourage more sustainable forms of transport, an assessment has been undertaken which demonstrates the site currently has an ‘excellent’ level (PTAL 6B) of accessibility to the public transport network.
The site is located approximately 125m to the west of Hammersmith London Underground stations, which as such forms the most obvious mode of travel to and from the site.
The building is serviced by two independent stairs. The southern core contains the fire-fighting stair, evacuation lift and fire-fighting lift and the northern core contains the secondary stair and evacuation lift.
Final escape routes from the stairs are directly outside through a protected lobby.
All refuse bins will be located in the basement. Residential access will be taken from the two stairwells which continue to the basement and the associated lifts. The building management team will then move the bins to and from the ground floor on collection day.
CONSTRUCTION
Demolition and construction are targeted to commence in 2025, with an expected completion date of 2028, a duration of 30 months in total.
The team are drafting a construction management and logistics plan which will be submitted as part of the planning application and will set out the methodology to minimise disruption.
