[2025] UKUT 241 (LC)

The Reference Land formed the front part of the 0.34-acre site (‘the Site’) of the former Deerfield and West Hendon Social Club, located on Station Road in Hendon, north-west London, close to its junction with the A5 West Hendon Broadway. The southernmost section of the M1 is a short distance to the east, and Hendon station is further along Station Road to the north.

Only the 0.12-acre ‘banana-shaped’ strip of landscaped space at the front of the site (the ‘Reference Land’) was acquired. Some two years before the acquisition, but while the majority of the Reference Land was safeguarded in planning terms, the claimant had redeveloped the remainder of the site (the ‘Retained Land’), constructing a three/four storey mixed-use building. At the valuation date, this comprised 125 square metres of office/retail accommodation in part of the ground floor, with the remainder of the space comprising 19 one-bed and 3 two-bed flats. 16 car parking spaces were in the basement. There was no affordable housing within the development. Since the valuation date, the commercial units have been converted, with planning permission, to residential units.

A plan showing the Reference Land hatched, and the Retained Land edged, is reproduced below.