Stag Brewery Public Inquiry (2024)


On 11 March 2022, two linked planning applications for the comprehensive phased mixed-use redevelopment of the former Stag Brewery site in Mortlake were submitted to Richmond Council.. The proposal comprises up to 1,085 residential homes alongside office, flexible commercial, community, hotel and cinema uses together with a boathouse, a new secondary school and sixth form with associated sports pitch, play space, multi-use games area, alongside associated landscaping, public realm, access and flood defence works with building heights of up to nine-storeys, plus basem*nt.

On 12 April 2022, the Mayor of London received documents from Richmond Council notifying him of the two planning applications of potential strategic importance to develop the above site for the above uses. The GLA Stage One report dated 20 June 2022 raised a number of strategic issues.

At the time of the GLA Stage One report, the development proposed 15 per cent affordable housing (by unit) with a 20:80 tenure mix weighted towards intermediate shared ownership, which was noted as wholly unacceptable. The GLA Stage One report highlighted that the overall level of affordable housing should be increased and the tenure mix revised and weighted in favour of social rent. Housing affordability levels should be secured alongside early, mid and late-stage viability review mechanisms. Furthermore, a number of the assumptions and conclusions in the applicant’s Financial Viability Assessment were not accepted, including profit requirements, residential sales values and the substantial deficit. It was further considered that the quantum of affordable housing in the outline element of the scheme should be further optimised within the proposed building footprint and massing.

On 19 July 2023, Richmond Council’s Planning Committee resolved to grant planning permission for the redevelopment of the Stag Brewery (Application A - 22/0900/OUT), and its linked application for a new secondary school (Application B - 22/0902/FUL), subject to no adverse directions by the GLA and Secretary of State (SoS), and completion of a Section 106 legal agreement. By the time of the July 2023 committee, the scheme had been modified and provided a reduced level of affordable housing at 65 units, which represents 7.6 per cent by habitable room but at 80 per cent social rent and 20 per cent intermediate, with three and four bed units making up most of the social rent provision.

On 24 July 2023, the Secretary of State for Levelling Up, Housing and Communities announced that all buildings over 18 metres in height would require a second staircase as a means of escape. The Applicant took the decision to amend the main redevelopment application (Application A - 22/0900/OUT) to reflect the forthcoming changes regarding second staircases, prior to any referral to the GLA. The amended Application A would be taken back to Richmond Council’s Planning Committee for consideration of the amendments only. The July 2023 resolution for the linked application for the school would stand as it was for the principal part (i.e. the unamended part) of the main application.

On 31 January 2024, Richmond Council’s Planning Committee resolved to grant planning permission for the amended scheme. The amended scheme maintains the same level and mix of affordable housing as proposed in the July scheme, constituting 7.5 per cent of the total habitable rooms. On 16 February 2024, the Applicant lodged an appeal against the non-determination of the Applications. On 28 February 2024 the Planning Inspectorate advised LBRuT by letter that the appeals had been validated and that the appeal would follow the Inquiry procedure.

On 4 April 2024 PINS confirmed following a request from the Mayor, that the Mayor had been given ‘Rule 6 status’ and was thus entitled take a full part in the upcoming Public Inquiry into the appeals.

Stage 1 response

The GLA’s Stage 1 response can be viewedhere.

Public Inquiry documents

The appeal document and core documents relating to the inquiry can be viewed on the inquiry’s website.This includes the Mayor’s Statement of Case and Proofs of Evidence.

Stag Brewery Public Inquiry

The public inquiry for the Stag Brewery will open on 5 November 2024 and sit for 8 days (Tues to Fri) until 15 November 2024. It will then resume for up to 8 days 3-13 December 2024 (Tuesday to Friday sitting). Further updates will be posted here in due course.


The Case Officer contact at the Planning Inspectorate is Holly Dutton.

  • Email:[emailprotected]
  • Telephone: 0303 444 5022
Stag Brewery Public Inquiry (2024)
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