Newsletters 2026
July 2026
Dear members and supporters,
Since our April newsletter we had the local election results (no change to Campden Ward Cllrs), the Kensington Society AGM and most importantly the launch of a judicial review (JR) relating to the Holland Park roundabout. Please take time to read about this JR - and we hope you will all contribute to the related crowdfunding.
We then conclude with some remarks on Newcombe, The Kensington Society, Heathrow flight paths and the Life Centre, amongst others.
We wish you all a lovely (and not too hot!) summer.
With kind regards,
The HVRA Committee
Holland Park Roundabout Cycle Lane disruption
SOS - short for Save our Streets - has been working tirelessly to challenge Transport for London (TfL)'s proposed scheme for a third cycleway across Holland Park roundabout.
The SOS group, made up of local Residents' Associations and local businesses are concerned that such a cycleway is more, not less dangerous and that given the increase in congestion and pollution and slower journeys for road users, local residents and businesses will be negatively affected.
(For illustrations and further background – see https://sos10.co.uk/ or the document on this link)
The High Court has been asked by a resident to review the TfL decision approved by Hammersmith and Fulham for this third cycleway. The resident's application is supported by SOS.
This scheme is likely to have a huge negative impact on the streets of Holland Park and beyond; the 2 main impact points being the increase in dangerous cycling and an increase of congestion, pollution and traffic being pushed onto our local streets. The SOS Group shared their concerns with TfL who have ignored them and have given the go ahead with no feedback or rationale.
The campaign has gained significant local support including from RBKC and LBHF businesses and cyclists, and sufficient funding from local businesses and individuals to initiate the challenge.
However, we need to ensure that we have sufficient funding to meet all the legal costs. A successful challenge is a crucial matter for residents of Holland Park and surrounding areas, including Notting Hill and Bayswater. The anticipated legal costs are £45.000.
Any support you can give to the campaign will be hugely welcome - thank you!
The below link to the crowdfunding platform allows easy access to enable you to make your donation.
https://www.gofundme.com/f/judicial-review-against-fbhf-tfl
(Note - the site tries to add a “tip” but this is entirely optional, and easily reduced/eliminated by moving the dot on the slider near the top of the webpage).
Closure of the Life Centre on Edge Street
We had about 10 emails in response to our previous note on the potential closure. Shortly afterwards, the change of use application was withdrawn. However, this may not mean that plans to close the Centre or change its use have been abandoned.
We have studied the Asset of Community Value (ACV) guidelines and if anyone wishes to form a special working group on this, please drop us a line at hillgatevillage@outlook.com again.
Newcombe House/Notting Hill Place
The dialogue with the planning officer and Beltane on the details of the delivery bay is continuing, led by Tim Tinker of Camden Hill RA
The developers' most recent (and very informative) newsletter can be found by clicking this link.
Opportunity Kensington
Opportunity Kensington has launched a new High Street Ken app, described as “your new hub for all things Kensington”. Once installed, the app gives access to local updates, events and a wide range of discounts through the Token scheme. Current offers include savings at restaurants, opticians, gyms, clothing shops and Whole Foods Kensington, where users can currently receive 15% off when spending at least £20.
You can download the app here: https://qrco.de/bgWtoH
The Kensington Society
The AGM this month was very successful, including an excellent talk by the Director of the natural history museum, Douglas Gurr. We would encourage you to consider joining, if you are not already a member.
They are also seeking volunteers for various roles within their organisation. If you would like to consider contributing some of your time, there is a contact button on their website below:
https://www.kensingtonsociety.org/
Heathrow expansion
The debates on expansion & revised flight paths might be affected by current changes in government. It has been suggested that the Royal Borough of Kensington and Chelsea should seek to become an official consultee for the proposals on the shorter third runway. We will continue to monitor the situation through a liaison group with the Kensington Society.
GLOW Light Art event in Holland Park
As part of efforts to address £108 million in funding reductions over the next four years, RBKC’s Parks Management team is proposing to host an income-generating GLOW Light Art event in Holland Park each December from 2026 to 2030.
If you would like to find out more or ask questions, please attend the drop-in consultation:
Wednesday 1 July
Holland Park Ecology Centre
5.30pm to 7.30pm
If you are unable to attend but have any questions, please email them to community@in-site-live.com.
...and finally!
Many of our members and supporters have family links with the Empire, and its echoes are still loud. One of our committee had relatives in Shanghai and family members born there, and highly recommends the following series for those interested in finding out more about that period - 'End of Empire'. As he says: 'the eyewitness accounts from retired colonials (and many others, such as independence leaders) make the films a unique historical document.':
https://youtube.com/playlist?list=PLanJEt7jLor-VJXlsdPZNkoQbfwouvH-a&si=uciI4T07YOBs8DjE
April 2026
Dear members and supporters,
The topic which created the most email traffic recently was the Council's (RBKC) decision to carry out works on Ken Church Street and Campden Hill Road at the same time - over several weeks - and during the closure of the A40 Westway. The resulting jams spread through Notting Hill Gate and Kensington High Street, causing delays and disruption to residents, businesses and the emergency services. Local roads were filled with annoyed drivers trying to find alternative routes - not always considerately.
Our councillors helpfully raised the issue to RBKC's Highways Department, who accelerated the works (which were already close to completion). However, their planning seems to have fallen short on this occasion. They assure us that lessons have been learnt.
Thank you to our councillors and the many local residents who raised the issue.
Read on for more news from our area.
With kind regards,
The HVRA committee
Closure of the Life Centre on Edge Street
Health lovers, whether Pilates, Yoga or simply those who benefit from the therapists’ treatment, will have been aware for some time of the proposed change of venue for the Life Centre in Edge Street: a change to convert this busy thriving centre into a 4 bedroom house with no garden.
This would be a disaster if allowed to happen for many people. It has been an important community asset for more than 30 years. Our council, RBKC, has received many complaints in response to the application which now necessitates it being discussed in committee.
The Kensington Society are kindly advising us on options for designating the site as an Asset of Community Value (ACV). If you would like to see this happen, please send us an email at hillgatevillage@outlook.com so that we can gauge support.
Once the committee date is known, it is hoped the many of our members, whether active participants or concerned citizens, will attend to show the council the strength of feeling about the very real potential loss of such a vital asset especially as so many health benefits would be lost.
More information about The Kensington Society can be found here:
Newcombe House/Notting Hill Place
We're beginning to see some of the final outline of Newcombe House - see plan and photo above. The developers' most recent newsletter can be found here:
https://www.newcombehouse.info/assets/images/community-newsletter-march-2026.pdf
They've also renamed the development 'Notting Hill Place' and their marketing website can be found below. Interestingly the terraces which HVRA fought so hard for (to prevent a 'wall of windows' overlooking the Village) are now presented as one of the main assets of the development....
https://www.nottinghillplace.com/
Astley House
The developers of Newcombe House/Notting Hill Place are also redeveloping Astley House, across Kensington Church Street (where HSBC/Farina/Tylers and Eat Tokyo can be found). Planning permission for this has already been approved, but they have been seeking input from HVRA and other local organisations. This has centred mainly on overlooking issues for Boardwalk Court residents (behind the development) and on the external decoration and finish. The building height is going to be increased by one storey, with a terrace for office workers on the roof. See the plans here:
https://astleyhouse.info/
January 2026
A sinking feeling in the Village.....
Resurfacing works in Hillgate Place clearly exposed an area of surface weakness when one of the resurfacing lorries fell into a hole! Apparently in many parts of London where there are houses with half basements, the road is not ground level. Ground level is what the half basements are resting on, and is usually at the level of any yards, alleys or gardens at the rear. When the foundations were excavated, rather than carting away the rubble, the builders deposited it between the fronts of the houses and the road was built on top, raising its level. It's that that is giving away now.
If this is true, it gives some comfort that there isn't some fundamental problem of the terrain that would leave the houses liable to subsidence.
As of this evening, the lorry had been extracted from the hole and works appear to be underway to fix the road.
New cycle lane from Lancaster Gate to the border with Notting Hill Gate
From our friends at the Bayswater Residents' Association (BRA). This may seem 'out of area' for Hillgate Village, but the implementation of this proposed cycle route along the Bayswater Road to Notting Hill Gate would make it harder to argue against its extension through Notting Hill Gate. We would have serious concerns about this, as the resulting jams would force drivers through the Village. We reproduce the BRA article below, with thanks.
Westminster City Council has launched a consultation on its proposals for significant changes to Bayswater Road, narrowing this to provide a new segregated, stepped, cycle track. This would run east from Palace Court to Lancaster Terrace and west from Lancaster Terrace to the Broadwalk. The proposal as well as a questionnaire can be viewed here:
https://cmsbayswaterroad.commonplace.is/.
There will be an in-person consultation at the Thistle Hotel, 104 Bayswater Road, W2 3HL on Wednesday 14 January from 3pm to 7pm and Saturday 17 January from 10am to 2pm.
The public consultation runs until Wednesday 28 January. We encourage residents to have their say on this important issue before the deadline.
The stated aim of the proposal is to improve safety and comfort for cyclists by providing a clearer separation from both motor traffic and pedestrians along the Bayswater Road. The definition of “cyclists” in this context includes bicycles, tricycles, pedal-powered cargo bikes, and Electrically Assisted Pedal Cycles, including Lime bikes.
Bayswater Residents’ Association (BRA) has received advice about the questionnaire on the consultation website that we want to share as we believe it will help residents to make an informed choice.
Specifically, we understand, if you answer “Yes” to either question 3 (“Do you support improving walking, wheeling and cycling connections in this area?”) and / or question 4 (“If safe and comfortable cycling facilities were provided, would you be more likely to cycle for local or longer journeys?”) then your submission will be considered as supporting the proposal. In our view, this could be misleading, since few people would disagree with these statements, yet they do not account for the specifics of the proposal under consultation. Therefore, we suggest that residents might consider answering “No” to these questions if they have concerns.
Potential issues you might like to consider include:
New “floating” bus stops between the new segregated cycle route and the main road, which can only be accessed by crossing the cycle track. The image above shows the general idea. The plan below shows the specific proposal for the bus stop at Caroline Place. This includes a “bus stop bypass” for the new cycle track. Everyone, including elderly and disabled people, will have to cross this cycle track to get on a bus … with increased risks after dusk.The proposed cycle track would be raised and fully segregated, unlike the current, shorter, cycle lanes which are indicated by road markings only and which allow buses to stop. The introduction of a cycle lane, eastbound, at Lancaster Gate and consequent single lane traffic restriction has caused tailbacks as far as Leinster Terrace.
In places the new design would restrict vehicular traffic to one lane only, causing all traffic to wait at bus stops.
The current lack of enforcement against cycle speeding, red light-jumping and illegal and de-restricted bikes, all of which would pose a greater threat if segregated cycle tracks are in place. There are no plans to impose or enforce a speed limit for cyclists on the new track.
For this reason, disability advocates typically oppose such proposals, given their impact on vulnerable pedestrians, particularly those with more limited mobility or eyesight, needing to cross fast cycle tracks. Increasing hazards for disabled people accessing buses is a particular problem, since they are unable to use many underground stations.
Increased congestion and slower journey times for buses, residential and commercial vehicles and emergency vehicles; increased noise and pollution from idling traffic.
There will be no kerbside stopping; taxi pickups, drop-offs and deliveries for Bayswater Road hotels and businesses will be curtailed.
Displaced traffic is likely to seek alternative routes through currently quiet residential streets. Sunday parking on Bayswater Road will be lost, increasing parking pressure on nearby residential streets.
The large number of crossing points which pierce the proposed west-east track may pose accident risks to pedestrians, vehicles and cyclists themselves.
The restricted room for cyclists to overtake on narrow constrained tracks like this has been shown elsewhere to increase cycle-on-cycle accidents.
The C27 cycle way already links Palace Court to Lancaster Gate (and vice versa) via quieter roads including Prince’s Square, Porchester Gardens, Craven Road and Westbourne Street.
BRA will engage with WCC as well as other stakeholders and local amenity groups to ensure our members’ views are well represented. We would be grateful to hear what you think (please email us), and we encourage you to participate in the consultation if you are able to do so.