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Portobello Road

Land between Ladbroke Grove Station and Portobello Road, W10 6HJ
Area of vegetated land between Ladbroke Grove and Portobello Road
Ideal for: 
Available on a 250 year lease. Requirement for proposals to include provision for 50% affordable
London Underground Ltd
Site area: 
1.08 acres approx
Submit proposals by: 
24 August 2020


The site is located between Ladbroke Grove Station and Portobello Road and is within the London Borough of Kensington and Chelsea. As well as Ladbroke Grove Underground Station, Westbourne Park Underground Station which is also served by the Circle and Hammersmith and City Lines is located circa 500 metres to the east of the site’s eastern boundary. The Westway (A40) is located to the north of the site, providing access into Central London and towards the M40 motorway.

Portobello Road is directly adjacent to the east of the site, with Ladbroke Grove to the west. Directly to the north of the site is the Circle line running tracks with the Westway beyond. To the south of the site there is the Isaac Newton Centre/Chepstow House School, a youth centre and Notting Hill primary school which are accessed from Lancaster Road.

The site is inaccessible open space located adjacent to the Hammersmith and City Line/Circle line tracks. It is vegetated with a moderate covering of brambles and semi-mature trees. Historically the site was used as an allotment but currently it is part used as a playground and leased by Notting Hill Preparatory School. The site is roughly rectangular in shape (narrowing to the west) and extends to approximately 1.08 acres (0.44 ha). The topography rises from west to east. There is no access onto the site other (than operational access) although there is an opportunity to provide access from Portobello Road and Ladbroke Grove.

TfL is likely to retain access rights over a 3 meter strip for maintenance of the adjoining railway/sidings. This area will need to be considered a no-build zone.

Download the Portobello Road particulars (pdf 0.4MB)

Technical information

Site investigations: A summary report is available for download with copies of the following

  • Topographical survey
  • Flood Risk report
  • Unexploded Ordinance survey
  • Technical report summary
  • Enabling Works feasibility study

Planning statement:

The site has no active planning applications or permissions for a change of use or redevelopment at present. The eastern end of the site is adjacent to a conservation area, to the south along Portobello Road. In terms of ecological designations, the site is designated as a Site of Importance for Nature Conservation (SINC) in the RBKC Local Plan (2019) and therefore full redevelopment of the site may not be considered appropriate and it is likely that open space will need to be retained on the site. Furthermore, the site is within a critical drainage area and mitigations may need to be provided.

Mature trees on the site may need to be protected. The site may be suitable for sensitively designed development. Development will need to be mindful of the amenity of neighbouring properties and the nearby Schools should be included in any discussions.

Development fronting Portobello Road should provide uses that complement the special shopping district area of Portobello road on the ground floor. There may be opportunities to provide improved links between Ladbroke Grove and Portobello Road. Please refer to TfL’s Town Planning Overview on the GLA’s Small Site’s Marketing Portal for further information and provided for guidance only.

Download Portobello Road technical information (zip 44MB)

Download Portobello Road planning statement (0.5MB)

Legal information

Report on title: The site is held freehold by London Underground Limited under title numbers BGL75494, BGL46522, BGL108815, BGL121501, BGL132465 . TfL will grant a 250 year lease over the plot.
Title documents and a summary report can be downloaded from the GLA Small Sites marketing portal, although purchasers will be expected to rely on their own enquires in relation to title matters.

Tenancies: The site is subject to two leases which we have summarised below. We understand that both leases are subject to a 6 month termination clause:

  • Notting Hill Prep. School Ltd—Lease expiring on the 12th October 2024 at a passing rent of £22,604 pa.
  • Alpha Plus Group Ltd—Lease expiring on the 2nd of May 2027 at a passing rent of £10,000 pa.

Download Portobello Road CPSE replies and Official copies (zip 32MB) and Portobello Road Searches and Reports on title (zip 16MB)

Contractual documents

Template legal documentation has been developed for use as part of the Small Sites Programme. 

Download Portobello Road contracts (pdf 0.3MB)

How to submit your proposal

We are looking for proposals with a good financial offer, subject to planning and in line with the contracts. The purchase price will be exclusive of any VAT. However, we understand that TfL has not exercise its option to tax the property.

Download the Guidance for Proposals and Submission Proforma (pdf 0.3MB)

  • Prepare your proposal following the guidance, including the background of your team, and your approach to delivering your proposals.
  • Email your proposal to [email protected] with the site name clearly stated in the subject box

Deadline for submissions: 24 August 2020 at 17.00

Viewings and contact information

The site can be viewed externally from Ladbroke Grove and Portobello Road

For any other queries, please contact:

Isabelle Garner

[email protected]

07785 261 047

James Warner

[email protected]

07983 707 228

Tom Boxall

[email protected]

07939 536 862