​Redevelopment of 105 Judd Street (former RNIB) into biochemical laboratories and offices for LifeArc

 

Despite considerable opposition by local residents, and press coverage in the Camden New Journal, the Section 73 application by Native Land was approved by the Planning Committee on 13 November 2025.

 

We are still concerned that a specialised, research-focused facility with the potential to emit toxic waste is inappropriate in this dense residential location,

 

The key issue relates to the fact that such research could produce results that are, as yet, "unknown."  Reports to allay public concerns can be produced, using information based on readily identifiable substances, but medical "research" is, by definition, a process of discovery.  With AI able to introduce new methodologies, chemical processes etc, the speed at which new research can produce more and more "novel" elements, means that the potential for beneficial discovery comes with an unknown "risk."

 

However, as far as the Planning Department was concerned, the location lies within the "Knowledge Quarter" and that as the original application related to a speculative development, scenarios can change, so the proposal for a different kind of lab (than that originally proposed) is permissible.  Also, we were told that 'Containment Level 2" policy is not controlled by the Council but by the Health and Safety Executive. [See letter from Neil McDonald, planning applications team manager, 11 March 2025, as sent to Cllr Liam Martin-Lane]

 

To that end, planning permission was granted with certain conditions attached.  These include:

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 Air Quality and Odour Management Plan

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Prior to first occupation of the development, the applicant shall submit an Air Quality & Odour Management Plan that shall contain a package of measures to ensure appropriate ongoing management of the lab operations, this shall include:  

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a) Management regime regarding lab operations in connection with air quality and odour to be approved by the Council and assessed by a Council appointed specialist.  

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b) Details of other legislation and overseeing bodies in relation to air quality and odour;

 

c) Contact details of the operator should local stakeholders seek to raise any issues of concern.  

 

The development shall be operated in accordance with the details thus approved. Reason: To safeguard the amenities of the adjoining premises and the area generally in accordance with the requirements of policies A1 and A4 of the London Borough of Camden Local Plan 2017. 

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The Decision Notice document can be read & downloaded HERE

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The Community View​

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We believe that the community must be knowingly protected from both noise and the discharge of any unpleasant gaseous material.  Equipment can fail. Sensible safeguards must be provided as reasonable precautions.

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Current legislation – and there’s a lot of it from multiple sources - is largely retrospective in effect.

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It is necessary to ensure that the use of dangerous and toxic materials is prohibited (now and in the future) from being discharged from the roof top chimneys at 105 Judd Street. As it stands, the chemicals that will be used and produced in the fume cupboards are unknown; the emissions are unknown. It is essential that a precautionary approach is taken.

 

Independent air quality consultants must advise on the installation of appropriate equipment to monitor gaseous discharge, and the tenant must be forced to report potential risks on a continuous basis to eliminate any risk of accidental discharge before it happens.

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​​​​​​​​​​​​​​​​​​It is important to remember that no resident has located to this specific neighbourhood with even the slightest expectation that it would be blighted by any form of gaseous waste being distributed into the air they breathe. They may know about the proximity to the Euston Road and the poor quality of air from traffic emissions – but this is a different form of pollution.

 

The Council is taking air quality seriously and Judd Street lies within Camden’s Clear Zone. Policy 32 states that “We will use planning conditions and legal agreements to secure Clear Zone measures to avoid, remedy or mitigate the impacts of development schemes in the Central London Area.”

 

‘Clean Air for Camden’ is the Council’s vision for a borough where no person experiences ill health because of the air they breathe. 

 

Pollution from through traffic in the neighbourhood is now much reduced and Judd Street is well used by cyclists and pedestrians.

 

Argyle Primary School lies a short distance from the proposed biochemical facility at 105 Judd Street. Children’s health has benefited from the massive reduction in local car traffic, and it seems inconsistent to now introduce the potential of harm from gaseous waste being dispersed into the air nearby.

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We note that the safest method of protection is in fact full containment, with nothing at all being dispersed from containment cabinets by means of flues into the air..

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LifeArc as charity and successful business

 

LifeArc (the proposed tenant) is both a charity and a company. LifeArc's 2023 Accounts​ identify £169 million as unrestricted income and endowments (page 46). That is a lot of money...

 

The company benefits from vast royalties earned by drugs such as Keytruda (a cancer drug), Entyvio (a Crohn’s disease treatment) and Actemra (an arthritis drug). These have all been developed by LifeArc and are sold by partners such as Merck, Roche and Takeda. We are told these royalties are used to fund further research and develop new drugs. That’s great - but it also means we don’t know what new drugs may be developed in the future or the processes applied to develop them.

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