Avonmore Primary Scheme Poised for Go Ahead
Planners argue demolition of Gordon Cottage justified
CGI of the double roof being proposed for Avonmore Primary. Picture: BPTW/LBHF
October 30, 2024
Hammersmith and Fulham Council is set to approve the demolition of a building that survived The Blitz to make way for a state-of-the-art school and flats. Hammersmith and Fulham Council said tearing down Gordon Cottage and surrounding buildings on Avonmore Road to build 91 flats, a modern primary school, nursery and playground was an ‘appropriate’ use of land.
The development, which is being led by the council, is expected to result in 45 affordable units with the majority (60per cent) being let at social rent levels. The council expects the sale of 46 flats at market rate to help fund the project. The site is currently run as a primary school and nursery – Avonmore Primary School and Nursery – which would get new homes on the revamped site.
Included in the proposal is cycle parking, new landscaping and a terrace with a running track, trim trail and table tennis equipment on the second floor of the school, an application submitted to the council shows. The number of school places will not increase under the development.
The plans have been met with resistance from residents and local associations, with 75 objectors writing in. The Hammersmith Society said the scale and quality of the development ‘represents substantial change in a conservation area’.
CGI of a proposed flats along Avonmore Road. Picture: BPTW/LBHF
The Avonmore Residents’ Association claimed the scheme is not compliant with statutory planning policy and accused the council of ignoring what it described as the ‘significant and robust’ expressions of public opposition. Historic England said the demolition of a building of merit erodes the character and appearance of the conservation area.
It wrote, “Heritage assets, including those which are non-designated, are irreplaceable. It is important that proper weight be given to the merit of Gordon Cottage both in its own right and as a positive contributor to the significance of a designated heritage asset.
“HE (Heritage England) would like to remind the council of the duty to pay ‘special attention’ to the desirability of preserving or enhancing the character or appearance of the conservation area.” They said the design of a double-storey roof and the scale and proportion of the development do not fit with the local conservation area.
Objectors have also complained of the impact around the loss of trees, daylight and privacy. They said the development should include a GP surgery and dental practice and accused the council of a conflict of interest as both the developer and approver, though this is not uncommon. The council said there were no acquisition costs because it already owns the land.
It added it would not seek the usual profit margin of 20-25pc which it said would typically be included by a commercial developer. The council’s own analysis shows the project is expected to result in a £12m deficit.
Avonmore Primary School. Picture: Google Streetview
Hammersmith and Fulham Council said the development is in line with current planning policies and that the harm caused by demolishing Gordon Cottage will be outweighed by the public benefit the development will bring to the community. It also said much of the original design inside Gordon Cottage has been eroded by years of renovations in a bid to modernise the building.
They wrote, “Whilst the cottage does represent an important understanding and remnant of the early evolution of the built form of the local area, and is of high-quality architecture, this is not considered to be a unique or noteworthy development in the wider context. The building has been subject of significant changes to its setting over time and has been adapted/remodelled internally to facilitate its continued education use.”
The application also received 140 submissions of support with many claiming the property was in desperate need of improvement and was currently unfit for use. They said the design will also offer pupils high-quality classrooms.
Hammersmith and Fulham Council approved design plans in March 2019. According to the council, Gordon Cottage has been occupied since the 1840s. The surrounding buildings were built in the 1950s.
Gordon Cottage is a building which survived the Nazi bombing of West London during World War II, according to a petition on change.org with over 300 signatures. Councillors will meet next Tuesday (5 November) to review the application.
Adrian Zorzut – Local Democracy Reporter