Two “megaboats” moored at a harbour in Chelsea will be allowed to stay after the Planning Inspectorate quashed a council’s decision to force them out.
Kensington and Chelsea issued enforcement notices to the large boats, The Zephyr and The Pacifica, in May after councillors voted to evict them from the Chelsea Reach Harbour.
After an appeal by the leaseholder, Chelsea Yacht and Boat Company, the Planning Inspectorate has now reversed the council’s decision.
Cllr Cem Kemahli, Lead Member for Planning and Public Realm at Kensington and Chelsea, described the appeal’s outcome as “bitterly disappointing”.
The moorings off Cheyne Walk have been occupied by a neighbourhood of houseboat owners since the 1930s, with famous former residents including Damien Hirst. The Local Democracy Reporting Service (LDRS) previously spoke to several of those living at Chelsea Reach Harbour who raised concerns about the introduction of the “apartment boats”.
In December 2023, Kensington and Chelsea councillors went against the recommendation of officers and determined three boats moored at Chelsea Reach had constituted a planning breach due to their impact on the idyllic site and the river.
Enforcement notices were approved for the vessels at a follow-up meeting in February. One of them had though left in the interim, meaning the matter was reviewed, and the evictions re-approved, in May.
The decision was appealed by Chelsea Yacht and Boat Company with a Planning Inspectorate hearing held in October. The Inspectorate last week published its findings, in which it chose to allow the appeal and quash the enforcement notices meaning the two larger boats can remain.
In the published decision, the Planning Inspectorate wrote the test for whether there had been a “material change of use”, as had been alleged, was whether “there has been a change in the character of the use, not the particular purpose of a particular occupier”.
The key effects to consider were on the character and appearance of the Thames Conservation Area, views of the River Thames from nearby homes, and the impacts on those living in other nearby houseboats. The Planning Inspectorate wrote the variety of houseboats moored at the harbour “creates an eclectic mix which is attractive and provides a sense of place. Overall, the moorings forms [sic] a unique enclave with a distinct residential character, which contributes positively to the Thames Conservation Area and the setting of the adjoining Cheyne Conservation Area”.
The Inspectorate continued to note that while of a “generally larger scale”, the two boats in question reflect the variety in the locality. It was acknowledged they are noticeable in certain public views, though that other boats with features such as a funnel or due to a particular colour scheme also stand out.
On the living conditions of other houseboat residents, the Planning Inspectorate wrote the larger vessels are “likely” to impact privacy and light in particular when moored alongside smaller boats. They wrote: “Nonetheless, I saw that there are other examples across the moorings where smaller houseboats are positioned alongside a larger one. The western groups of houseboats are moored alongside each other, whereas the eastern groups are positioned around central pontoons which creates a different relationship.
“Crucially, positions are not fixed, the houseboats can change moorings and there is no restriction on size or design. This is a consequence of the use of land. The contested houseboats are not unique in being positioned alongside houseboats of different sizes.”
The Planning Inspectorate concluded the introduction of the two houseboats “does not give rise to such materially different planning circumstances that, as a matter of fact and degree, it has resulted in such a change in the definable character of the use that it amounts to a material change of use”.
Cllr Kemahli said: “Residents challenged us to protect Chelsea and its iconic riverside and this council fought to do everything we could to meet that challenge. It is bitterly disappointing that the Planning Inspectorate has quashed the enforcement notice the council issued against the very large houseboats at Cheyne Walk. I believe we put forward a very strong case but unfortunately it did not go our way and we must accept the ruling of the Inspectorate.”
Ben Coleman, MP for Chelsea and Fulham, said: “I’m shocked and disappointed by this decision. I am in discussions with residents about the next steps to protect their homes from this…landlord. In the meantime the council must not stop here but do all it can to prevent further boats coming in and blighting this iconic community.”
The Chelsea Yacht and Boat Company and Chelsea Reach Boatowners’ Association have been approached for comment.
