The project
The redevelopment of 92 New Bond Street involved retaining part of the existing building while extending it to provide refurbished retail space and flexible offices over a basement, ground floor and four upper floors.
The principal air quality issue was the site’s location next to a busy central London road, within the City of Westminster Air Quality Management Area and a Greater London Authority Air Quality Focus Area. Residential apartments, shops and offices are also located close to the site.
Our approach
Commissioned by MP Bond Street Ltd, we prepared a proportionate planning-stage air quality assessment covering:
- Existing concentrations of nitrogen dioxide and particulate matter, using local monitoring results and London Atmospheric Emissions Inventory data;
- The suitability of the site for the proposed retail and office uses;
- Potential operational emissions from traffic and building energy systems;
- Construction dust risks during demolition, earthworks, construction and trackout; and
- Compliance with the London Plan Air Quality Neutral requirements.
The construction assessment reflected the particular constraints of the site, including partial demolition at height, retention of the facade, the small construction footprint and the presence of nearby residential properties.
Findings and recommendations
Published monitoring and modelling indicated that concentrations of nitrogen dioxide, PM10 and PM2.5 at the site would remain below the applicable air quality objectives. The assessment therefore demonstrated that the proposed commercial uses were suitable without detailed dispersion modelling or measures to reduce occupants’ exposure.
Before mitigation, demolition presented a medium risk of dust-soiling effects and a low risk of human-health effects. Risks from earthworks, construction and trackout were lower. We developed a schedule of site-specific controls, including effective water suppression, enclosed waste handling, controlled cutting, regular inspections and additional checks during dry or windy conditions.
The development was designed to be car-free, with heating and hot water provided by air-source heat pumps or another all-electric system. It would therefore introduce no significant new traffic emissions or emissions from on-site combustion plant.
How we added value
- A proportionate assessment. We used representative monitoring and modelled data to establish whether more detailed work was justified. This demonstrated that dispersion modelling was not required, avoiding unnecessary cost and delay without weakening the evidence submitted with the application;
- One coordinated planning assessment. Site suitability, construction dust, operational emissions and Air Quality Neutral requirements were considered together. This provided the planning team with a single, consistent evidence base and reduced the risk of further information being requested during determination;
- Design decisions translated into clear planning benefits. We showed how the car-free development and all-electric energy strategy removed the principal operational emission sources. The scheme could therefore be demonstrated as Air Quality Neutral without additional mitigation or offsetting;
- Controls focused on the actual risk. The construction measures were selected for the constrained site and the higher-risk demolition phase, rather than applying generic requirements to every activity. This gave the contractor a practical basis for managing dust close to residential and commercial neighbours.
Outcome
The assessment concluded that the development would be Air Quality Neutral and that its effects on local air quality would be not significant, provided the recommended construction controls were implemented. No operational air quality mitigation or emissions offsetting was required.
Project Progress
Westminster City Council granted full planning permission on 20th October 2025 .
