A major mixed-use development in London is set to receive planning approval within days, promising over 2,500 new homes.
The substantial new development project is on Canal Way in North Kensington, also known as the Kensal Canalside Opportunity Area (KCOA), and is set to significantly alter the local landscape.
The site previously housed a disused gasworks along with existing structures, including a Sainsbury’s supermarket and 16 social housing units, but a large portion has remained inaccessible for more than 40 years.
Spanning one of the largest remaining brownfield areas within the Royal Borough of Kensington and Chelsea, the development aims to transform this neglected industrial land into a vibrant neighbourhood featuring approximately 2,519 new homes.
Of these, 500 units are earmarked as affordable housing, comprising 342 social homes and 158 ‘intermediate’ rent homes, making up around 20% of the residential provision.
While the affordable housing ratio is below the council’s preferred 35.7%, authorities cite substantial remediation costs related to decontaminating the former gasworks and the intricate mix of land ownership — including private developers, public bodies, Network Rail, Department for Transport, and the council — as factors limiting affordable housing capacity.
The project, which also includes commercial spaces and community facilities, is proposed by developers Ballymore in partnership with supermarket chain Sainsbury’s.
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Planned amenities include office space, a healthcare centre, nursery or creche, leisure venues, and restaurants, complemented by a public park designed as a social hub.
The commercial area will include a flagship Sainsbury’s store and additional retail, cafés, and restaurants.
Furthermore, office spaces are planned to be offered at reduced rent to compensate for the loss of the existing Canalside House community hub.
Things to do near North Kensington
Known for its Victorian houses, diverse community, and distinctive canal landscape, North Kensington boasts a strong cultural identity, exemplified by events like the Notting Hill Carnival, and remains a hub for artistic expression and multicultural food.
Popular attractions nearby include Kensal Green Cemetery, a Grade I listed site renowned for its Victorian architecture, historical significance.
Meanwhile, the Grand Union Canal Towpath is a scenic route ideal for walking, cycling, and outdoor leisure, connecting residents to London’s wider canal network and green spaces.
Local parks like Wendell Park and Queens Park Gardens serve as community green spaces for picnics, sports, and outdoor activities, and North Kensington’s vibrant markets, including Portobello Road Market, and diverse local eateries reflect its multicultural character.
House prices in North Kensington
Kensington and Chelsea was previously ranked London’s ‘poshest’ borough owing to the high number of properties in the area with asking prices of over £2 million.
In fact, Kensington and Chelsea is the most expensive borough in London for property prices.
According to Rightmove, house prices in North Kensington have an overall average of £826,378 over the last year — well above the wider London average of £653,694.
However, house prices in the area over the last year were 22% down on the previous year and 22% down on the 2022 peak of £1,057,170.
The majority of properties sold in North Kensington during the last year were flats, for an average price of £618,202, while terraced properties sold for an average of £1,312,312. Semi-detached properties fetched £2,523,750.
The new development plans attracted both support and opposition after a planning application registered more than 1,800 objections and nearly 1,700 endorsements.
Transport and infrastructure provisions have emerged as key issues among critics, who argue that current public transport and local amenities are insufficient to support the projected rise in population.
In response, Kensington and Chelsea Council has proposed measures including new bus routes, the construction of a pedestrian bridge enhancing access to Ladbroke Grove Underground station, and secured funding for station upgrades.
Other concerns have been raised regarding potential overshadowing impacts on the Grade I listed Kensal Green Cemetery — one of London’s historically significant sites — and the adjacent canal towpath areas.
The development is planned to proceed over an estimated 11-year period, commencing next year and tentatively concluding by 2037, contingent on final approvals.
The detailed application, currently under consideration by the Royal Borough of Kensington and Chelsea Council, is set ot be approved next week.
Due to the project’s scale, the ultimate approval rests with the Mayor of London, Sadiq Khan.
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