In this brief explainer, we look at one of London's biggest redevelopments: the regeneration of the old Earls Court exhibition centre site.
What is this Earls Court Development, of which you speak?
Remember the Earls Court exhibition centre, and its neighbour Earls Court 2? They got knocked down after the 2012 Olympics, leaving a big, empty plateau just west of the Tube station. This article looks at what's happening with that site.
I heard about this. Wasn't it controversial? Aren't they planning to knock down some social housing or something?
They were the old plans. In 2009 the developer Capco worked up a scheme to build up the Earls Court site with mostly luxury apartments. This would not only replace the exhibition centres, but also ride roughshod over two housing estates — Gibbs Green and the West Kensington Estate. Needless to say, the residents were not impressed. Their hard-fought campaign was ultimately successful, when Capco sold on the land and washed its hands of the development in 2019.
So what's happening now?
Fresh plans have since been put together by the site's new developers, the Earls Court Development Company. Their 44-acre scheme is radically different. The two housing estates will not be trashed, and have been handed back to Hammersmith & Fulham Council. The project now includes a greater proportion of 'affordable' homes (targeting 35%, up from 11% under Capco), with over 4,000 units of all kinds set to be built. Perhaps most tantalising for non-locals, it will also connect together three currently separate Tube stations.
Tell me more about the Tube stations!
The site is bordered by a trio of stations. West Brompton (District and Mildmay lines) is to the south; West Kensington (District) is to the west; and Earl's Court itself (Piccadilly and various branches of District line) is to the east. The new development would hook the three together across a web of pedestrian walkways and plazas. Here's an image:
The development is pedestrian-led. This means there will be limited vehicular access for deliveries, haulage, etc. but there will be no through routes for private vehicles (though parking for disabled residents will be possible).
What other stuff will the site have, apart from homes and Tube links?
Lots of greenery, for starters. The site will, according to the developers, "position nature as a golden thread running through the masterplan," with a 4.5 acre park at the centre and more than 1,000 new trees. The development will also include plenty of space for small businesses, with an ambition to turn the site into a hub for the green economy or 'clean tech' sector.
The plans also offer up to 1,000 new cafes, restaurants and shops, and three cultural venues. While specifics of the latter have not been confirmed, it is heartening to see that some form of live entertainment will be present on site. Earls Court has been a pleasure ground since Victorian times, when thousands flocked to ride the Great Wheel, or watch Buffalo Bill's ethically dubious Wild West show. The demolished exhibition centres provided entertainment throughout the 20th and early 21st century. Even now, while the site is otherwise tumbleweeded, you can visit Come Alive, the Greatest Showman spectacular, in a temporary venue on site.
Who exactly are this Earls Court Development Company?
They're the business charged with taking forward the development, on behalf of Earls Court Partnership Limited. The latter is a joint venture between Delancey and the Dutch pension fund manager APG along with Transport for London as a freeholder.
Why don't they have an apostrophe in their name? It should be Earl's Court, and I won't accept any grammatical deviation
Sucks to be you. But you have a point. The local Tube station is always written as Earl's Court (i.e. with an apostrophe), and this prominent usage has led to a situation where most people probably expect to see the punctuation mark. But not so fast. The road outside the Tube station is usually written Earls Court Road (no apostrophe), and this is mirrored in several other street names in the area. Meanwhile, the old exhibition centres also lacked the apostrophe, so this could be considered a continuity. Such a tiny detail matters not a jot for any practical purpose, but it's one of those things where everyone has a strong opinion.
Are the new plans controversial?
Well, yes, a little bit, and not just because of the missing apostrophe.
Nothing on this scale ever gets a big thumbs-up from everyone. And rightly so. It is important that major developments are critiqued from every angle. The biggest concern here is the height and density. The tallest tower in the scheme will include 42 storeys and be around the height of the 'Walkie-Talkie'.
The development is not exactly in an area without tall buildings — the 117 metre-tall Empress State Building is right next door. But this would be taller still, and surrounded by other lofty buildings, greatly altering the skyline hereabouts.
Of the 400+ objections, the greater share overwhelmingly come from the Kensington and Chelsea side of the tracks. Residents here have a number of concerns, from over-development, pressure on local transport, and the blighting of conservation areas. One resident commented that the scheme will "strongly impact the quality of our [lives] and the value of our properties." Objections from Hammersmith & Fulham residents were outnumbered by letters of support.
Are the plans definitely going ahead?
The momentum seems to be there — especially as both the Mayor and national government are keen-beans for house building. The proposal went in for planning permission in July 2024. However, this is no quick process. The site is huge, with much to consider, and a planning application that runs to millions of words. Residents' objections will need to be taken into account. Complicating matters is that the site straddles a borough boundary, so both Hammersmith & Fulham and Kensington & Chelsea have to scrutinise the plans. If the developer gets its way, drawing boards will transmute into shovels some time in 2026, with the first completed areas opening around 2030.
How can I find out more?
The Earls Court Development Company put on regular tours of the site, as it now stands. I'd highly recommend popping along to one if you're interested in the area. You can also drop their team an email with any questions or feedback about the scheme.
I'd also recommend having a listen to this finely balanced London Society documentary about the development. It's written and hosted by Dave Hill, a journalist who, more than anyone else, has been watching the fate of the site for 15 years or more.
