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The regeneration magazine of the London borough of Ealing/issue 04/spring ‘13

getting nearer: crossrail 2018 THE CITY TO EALING IN 18 minutes

Gateway to success

As one of the country’s leading providers of high quality homes, A2Dominion is proud to have chosen Ealing as the location for its new regional headquarters. The landmark building at 113 Uxbridge Road will be the base for 300 housing staff, and will contribute towards the regeneration of the gateway into Ealing. Over the next five years, A2Dominion will invest in excess of £100m in Ealing to deliver 750 new homes, including the Green Man Lane estate regeneration. Follow us on Twitter @A2Dominion

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executive editor: Siobhán Crozier head of design: Rachael Schofield designer: Smallfury Designs Contributing editors: Lucy Purdy, Sarah Herbert reporter: James Wood HeAd of business development: Paul Gussar prOduction assistant: Emily Corrigan Doyle Office manager: Sue Mapara subscriptions manager: Simon Maxwell Managing director: Toby Fox cover IMAGE: Courtesy of St George – view from its Dickens Yard development IMAGES: A. Stuart, S&P Architects, St George, Land Securities, GSM London, © Hélène Binet, © P. G. Champion, David Hawgood, Chris Sampson, Ealing Council, David Tothill Printed by: Tradewinds

For Ealing Council Perceval House 14-16 Uxbridge Road Ealing W5 2HL Published by:

30_investment in housing

10_the cRossRail effect


News – what is happening in Ealing’s regeneration story A leading property expert calculates that Crossrail, with five Ealing stations, will produce an uplift in values of £500 million


Ealing’s regeneration chief discusses radical plans for homebuilding – by the council Eating out and where to drop in for a drink – we look at what’s on offer in Ealing

41_education and skills

We locate the borough’s opportunity sites and regeneration schemes

Employers want the right skills mix in the workforce – and local providers deliver academic and vocational expertise



A summary of some of Ealing’s major development schemes and potential projects around the borough

Subscriptions and feedback: © 3Fox International Limited 2013. All material is ­strictly copyright and all rights are reserved. Reproduction in whole or in part without the written ­permission of 3Fox International Limited is strictly ­forbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no ­responsibility for omissions or errors. The views expressed in this ­magazine are not ­necessarily those of 3Fox International Limited or Ealing Council.

Architectural gems, exquisitely restored and open to visitors

49_sitematch round-up

Investment opportunities – some of the sites that can benefit from the Crossrail effect

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375 Kennington Lane, London SE11 5QY T: 020 7978 6840

Our business is about placemaking, not just housebuilding

We have contributed a quarter of a billion pounds in the last 5 years towards schools, youth clubs, wildlife centres and other community facilities We are proud to have 3 regeneration projects in development within the Borough of Ealing Creating exceptional value for business, the economy and communities Proud to be members of the Berkeley Group of companies

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Projects and initiatives from Ealing’s regeneration

Developer for cinema site Ealing Council’s cabinet has selected Land Securities as developer for a new cinema complex to be built in Ealing town centre. It has been without a cinema for more than four years, since Empire Cinemas closed the one which was operating there, with plans to develop a new one. The site had been left vacant since closure, leaving only a locally-listed facade propped up by scaffolding. Ealing Council repeatedly asked Empire to commence works on site and gave the company a deadline of 23 October 2012 to provide evidence of a full construction contract. None was received. The council is proceeding to acquire the site, either by agreement or through a compulsory purchase order. Council officers recommended Land Securities as developer of the site, following the company’s detailed submissions for a comprehensive urban

entertainment quarter to be anchored by a multiplex cinema. Land Securities will work with the council on this process and is starting designs for a new scheme to provide the much-needed cinema, other cultural facilities, restaurants, retail and residential, to create a cultural quarter in Ealing town centre. Land Securities development director, Nick Davis, said: “We have extensive experience in delivering and investing in the leisure sector and we’re delighted with the cabinet decision to endorse us as development partner. “We think Ealing has great potential and this cinema quarter scheme will have a hugely positive effect on the town centre.” Ealing Council aims to see a comprehensive, mixed-use scheme that links the cinema with the town centre, incorporating Walpole Park and creating new public realm.

Ealing rocks Ealing’s links to British rock music were celebrated with an exhibition charting the borough’s connections to early British rhythm and blues. The Ealing Club CIC, which celebrates Ealing’s musical history, was behind an exhibition called Ealing – The Cradle of British Rock Music held at the University of West London in February. It focused on the likes of Alexis Korner, Cyril Davies and their band Blues Incorporated, who set the stage for the electric blues scene in Ealing in 1962. These events helped launch The Rolling Stones, Manfred Mann, The Who and even involved figures such as Eric Burdon of the Animals, together with countless other musicians who would go on to make up some of the most influential bands of the sixties and seventies. The Yardbirds, Cream, Deep Purple, John Mayall and the Bluesbreakers, Fleetwood Mac and Jimi Hendrix Experience would all, at some stage, participate in – and even be influenced by – events in Ealing. The exhibition is organised in conjunction with The Faculty of Art and Media at West London University, where once, the likes of Pete Townshend, Ronnie Wood and Freddie Mercury may have found inspiration.

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Council opposes Airport expansion

New park for Three Bridges Work to transform an unused piece of land into a park in Norwood Green is almost complete, with the site expected to be open for visitors by March 2013. Bordering the historic road, rail and canal crossing known as Three Bridges, the land was home to the Sea Cadets before being abandoned several years ago. Old foundations and rubble were removed and recycled before the park transformation began. The park now features a pathway winding towards the canal and wooden seats in the shape of the letters spelling Three Bridges.

Ealing Council wants to remove Heathrow Airport from the list of potential sites for new runways in the south-east of England. A west London alliance of local authorities opposed to its expansion has told Department of Transport officials that a combination of environmental factors and physical constraints that make further expansion at the airport untenable, now and in the future. The councils are all members of the 2M campaign group that includes Ealing, Hounslow, Hammersmith and Fulham, Wandsworth, Hillingdon, Richmond, and Kingston. They argue that subjecting the most densely-populated part of the country to new flight paths and environmental damage without a secure economic benefit would be “a reckless gamble”. The councils point out that the airport’s competitor hubs have four or more runways, rather than the maximum of three Heathrow would have if its expansion were approved.

£5.2m investment in transport Transport for London has allocated £5.2 million to Ealing during 2013-14 to make cycling safer, improve traffic flow and better protect pedestrians. The cash will be spent on schemes that support London mayor Boris Johnson’s Local Implementation Plan. Included in the programme is £300,000 to improve the traffic flow and road safety on Uxbridge Road; £100,000 for further town centre regeneration in Ruislip Road and Greenford Road; £150,000 for cyclist-helping improvements to the Grand Union Canal towpath; and £200,000 for Ealing’s Direct Support for Cycling campaign. The funding announcement also includes £150,000 earmarked for the further development of the Biking Borough initiative. One of Ealing’s largest projects for the coming year is the implementation of Ealing Broadway Interchange, which aims to improve passenger flow between bus, tube and rail.

Royal visits takes in Ealing’s heritage The Duke of Kent visited Ealing’s Pitzhanger Manor House in December on a three-stop tour of the borough. As the duke was shown around the Grade I-listed manor house, he heard about Pitzhanger’s long history and recent restoration work. The duke

visited local employer Ultra Electronics, an international aerospace and defence company in Greenford, as well as the Territorial Army Centre in Southall. To read more about Pitzhanger Manor and Ealing’s other heritage houses, see page 45.

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Award for shopping parades Ealing Council’s highways team has been shortlisted for a prestigious award in recognition of its work improving local shopping parades. It is one of five local authorities nominated in the ‘walking and public realm’ category of the London Transport Awards 2013. The nomination recognises Ealing’s £1.5 million programme of regeneration work carried out at 10 shopping parades between winter 2010 and summer 2011. Included in the programme was the resurfacing of roads and pavements, and the installation of new park benches, rubbish bins and signs.

Perivale regeneration plan moves forward Proposals to bring back to life a group of underused buildings at Horsenden Hill, Perivale, have been approved by Ealing Council’s cabinet. Negotiations can now go ahead for Accession Social Enterprise to occupy the buildings. Accession will provide training, volunteering and work opportunities for people with learning, physical, and mental health needs from the premises, which are part of a nature reserve. Council leader Julian Bell said Accession would promote a sense of community ownership and interest at Horsenden Hill, which is the borough’s largest nature reserve.

Bromptons for hire Ealing Council’s cycle hire scheme at its new Haven Green hub now offers 20 folding Brompton cycles to hire. The bikes are available, at any time of day or night, to users who have first registered online and paid a membership fee. The folding bikes, popular with commuters because they can be taken on public transport and stored under a desk, can be hired from one day up to a year.

£8 million for Georgian gem Pitzhanger Manor House in Ealing, built by architect Sir John Soane as his country home, will undergo an £8 million restoration and be developed into a cultural venue, under plans formed by Ealing Council in partnership with the Heritage Lottery Fund. The manor became a public library when it was bought by the then Ealing District Council in the 1900s. Now comanaged by Pitzhanger Manor Trust, it was extensively restored in the late 1980s to Soane’s original vision, since when it has been a public museum, exhibition space and function venue.

Sherard Cowper-Coles, chairman of a trust to spearhead the project, told the Evening Standard the house was the “last link” in a raft of important Soane-designed buildings in London, from the Bank of England to Dulwich Picture Gallery. “This is a vital moment for one of the country’s finest buildings,” he said. “Pitzhanger Manor is a late Georgian gem, a jewel in the crown of the Queen of the Suburbs — but what makes it unique is that it was his dream home.” Cowper-Coles hopes the work will be finished by 2016. issue four/spring ‘13




Architects for new Arcadia

Ealing at MIPIM 2013 Ealing Council will join with partners for MIPIM 2013 in Cannes to promote development opportunities in Ealing. With five Crossrail stations coming to the borough, investors at the annual event will hear about opportunities to remodel the centres of Ealing, Southall and North Acton, creating a new mix of exciting retail, residential, business and leisure developments. They will also find out about more than 50 development sites. Ealing’s presence at MIPIM will be supported by Barratt London, Benson Elliot Capital Management, Countryside Properties, Catalyst Housing, EC Harris, SEGRO, Willmott Dixon, the University of West London and Berkeley Group.

Inspired by Soane Four leading ceramic artists will create works inspired by Sir John Soane’s house and collections. The works will go on show in the architect’s home, 13 Lincoln’s Inn Fields in central London, before moving to two historic Soane houses, Port Eliot in Cornwall and from 26 July to 8 September, Pitzhanger Manor House in Ealing. Ceramicists Nicholas Rena, Carina Ciscato, Clare Twomey and Christie Brown will juxtapose modern works of art with the museum’s striking interiors and collections in the exhibition Marking the Line: Ceramics and Architecture.

The new owners of Arcadia shopping centre have chosen architects Allies and Morrison to work up fresh plans for the site. Developer Benson Elliot bought the centre and several high street retail units from former owner Glenkerrin’s joint administrators last month. Earlier plans by architects Foster + Partners and HKR to redevelop the site with a 40-storey tower were rejected by the secretary of state in December 2009. The site is key to the regeneration of Ealing town centre with the potential to provide new and better-configured retail units. Benson Elliot partner Phil Irons told The Architects’ Journal: “This is a great opportunity to revitalise a key part of Ealing’s town centre and we look forward to working with the council and the community to realise its potential.”

Award for Alfa Ealing-based Alfa Energy won the ‘broker of the year’ category at the Energy Awards 2012 at the Grosvenor House Hotel, London, in December. This award recognises best practice in the energy sector, whether it is getting the best price, advising how to buy energy effectively or managing a client's carbon plan and reducing their carbon footprint. Alfa Energy was formed in 1995 and now employs more than 80 people with offices in four countries.

Ealing talks CIL A special Community Infrastructure Levy (CIL) roundtable discussion at Ealing Council’s offices in November 2012, organised by Ealing in London publisher 3Fox International, heard a range of interesting opinions expressed. The council and development partners discussed the use of CIL by boroughs for developments. They looked at how CIL levels will sit in relation to viability, where it will be spent and its impact on affordable housing. BNP Paribas Real Estate and CIL Knowledge have undertaken viability studies in Ealing to inform the CIL rate to be set. Consultation on this will take place in March 2013 with adoption planned for the end of the year. Charging is likely to start in early 2014. This process, as well as plans for CIL rates across London, were discussed by Ealing Council officers Pat Hayes, Lucy Taylor, Noel Rutherford and Samantha Powell, along with Berkeley Homes chairman Tony Pidgley and partners and directors of Benson Elliot, Countryside Properties, Catalyst Housing, GVA, Savills and EC Harris. Hayes, Ealing Council’s executive director for regeneration and housing, said: “It’s especially helpful when the people doing the development work confirm our thinking. We want to encourage, and be seen to be encouraging, development in Ealing and that means working with the development industry to match their and our requirements.”

Creating a new leisure destination for Ealing

Working in partnership with Ealing Borough Council


the crossrail effect

Detail Of crossrail ROUTE < Maidenhead

Hayes and Harlington




ealing in london

Inside track When Crossrail commissioned GVA to assess the potential for property values along its entire route, the Crossrail Property Impact Study reached conclusions no investor would ignore – a total £5.5 billion increase in values – and two of the main hotspots are in Ealing. GVA director – planning, development and regeneration – Mike Taylor, author of the report, writes on the Crossrail effect exclusively for Ealing in London The areas where Crossrail and property development is likely to have the most transformative effect – what we call the ‘creating change’ category – include Canary Wharf, Farringdon, Tottenham Court Road and Whitechapel. Alongside these areas, Ealing Broadway and Southall also feature strongly as locations where significant property investment could take place and where values will increase. The total Ealing development value uplift within one kilometre of the borough’s five stations is at least £500 million, which is almost entirely driven by residential value and development opportunity.

West Ealing

Ealing Broadway

Reasons outlined in the report set out why we believe a range of stations would sit within this top tier. This does not mean that other stations in Ealing as a borough will not find some very positive outcomes from Crossrail – simply that the property development impact may be more limited or actually reinforce an existing direction of change and growth – but Ealing Broadway and Southall will see transformation. The Crossrail Property Impact Study looked at projecting values for residential and commercial activities and in retail. The other part of it is more subjective, but it was a review and close analysis of both the planning

Acton Main Line

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the crossrail effect

policy and regulatory position – what is Ealing Council trying to do? What will it allow to happen? How encouraging is it of new developments around stations? It has long been identified that Crossrail will come through Ealing, bringing great benefit in terms of how people travel, the opportunities for greater frequency and quality of service. Picking up on the growth agenda at Ealing Broadway, there are clearly challenges for the town centre to face, with development and proposals yet to come forward. So what does Crossrail offer on top of everything else? In Ealing Broadway there is a mix of great accessibility and interchange, with ease of switching between different types of train, connections in and out of Heathrow and into central London. There is a clear benefit to existing communities and businesses but also there are sites with the potential for remodelling. That is one reason why we felt Ealing Broadway should be right up at the top. In discussions with a number of the area’s leading developers, there is good evidence that Crossrail is already having an effect, certainly on take-up within St George’s Dickens Yard project. There is a perception of change within Ealing, which was driving the development of that scheme – the scale of Dickens Yard shows what can be done. Then there is the cinema scheme across the road from the council’s Perceval House offices, another large opportunity site. There are plans to redevelop parts of the town centre above the station and transform Ealing Broadway – certainly some very large bits of it. Effectively, it could be much more positively reinforced as a leading Metropolitan Town Centre in west London. In West Ealing, Crossrail will have a more limited impact but this is a good commuter location, with a very established residential area with some


Bond Street

“The total Ealing development value uplift... is at least £500m” great housing stock, so it can expect a boost in value. There may also be opportunities to accelerate regeneration as there are large housing estates, such as Green Man Lane, that the council is already working on. Crossrail can help but the scope is more limited. It does not mean it will have no effect on West Ealing but it is not quite up there with Canary Wharf or central London. Southall is a different matter. The gasworks site has been around a long time as a development opportunity and the complexity of it is very clear. Southall town centre and the area around the station have opportunities for growth and development. Together with what the gasworks site represents, there is effectively a lozenge area which could be very substantial new development: in terms of the mix of use; the residential component; the ability to intensify uses there, but also

Tottenham Court Road

respect that centre in terms of what it does culturally and its heritage as well. Southall will be a very large, latent opportunity and Crossrail will potentially boost a part of it. It will raise and enhance the perception of Southall as being wholly connected, out to Heathrow and into central London. It will help Southall be seen as a good place to invest, coupled with obvious development opportunities. Hanwell is a very traditional Victorian and Edwardian street pattern of pretty decent housing stock, by and large in private ownership. It has a welldesigned and defined conservation area, with listed buildings and the station is tucked in among all of that. The benefit deriving from Crossrail for Hanwell seems to be much more localised, serving the immediate resident and business community – the service will help to improve commuter


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access – and it would have an impact again on existing residential values. Acton Main Line station is on the route but its location is disconnected from the town centre. It is not clear yet what Crossrail’s operational plan is – how many trains will serve the station – but any addition will be beneficial. A lot of heat focuses on the market in central areas, such as Bond Street and Tottenham Court Road, where Crossrail is building new stations. Developers who are leading those schemes and other sites around, have been aware of this coming for a number of years. There are different issues in outer London and Maidenhead, Slough, Essex, Brentwood – and Ealing may be part of that. We suggest that the rise in value is between about 18% and 20% – and that estimate might be very conservative, as others have quoted higher levels in some locations. If an investor wants a position in some of the station locales, those ‘zones of influence’ on sites that are at the end of their current useful life – they could be intensified and reused. This line will be operational in 2018, so in

terms of identifying sites, purchasing or gaining an option, or doing any planning where necessary and then building – to be well placed when the line opens and to reap that value update, investors need to start now. Due to the recession and economic factors, from the announcement of Crossrail to 2012, values have not yet moved significantly in most locations. With construction of the line, it becomes much more visible and starts to push values up. Particularly on the residential side, the real value boost will take place in the year before Crossrail opens and then in the three or four years after, running to about 2021/22. There is a ‘golden point’ where the line is about to open, people can see what’s happening, the station is being improved, work above the station is under way, construction work is being completed. There will be more press coverage, so people will pile into the areas which are well served, as they do in most parts of London when things happen. Any reasonably canny investment developer or owner who is looking to make money or to revamp


sites, needs to be doing it now. Southall Gasworks will be developed; Crossrail is an opportunity that potentially will help accelerate that development. It offers support for marketing and selling residential space there – people will say ‘it’s on the Crossrail system.’ It enables people to go pretty much anywhere in London and the south-east – a big plus point. New infrastructure demonstrates value uplift, from transport projects globally and in London – the DLR and Jubilee line extensions and Tramlink in Croydon and Wimbledon. Places became better connected, or connected for the first time with a quality service, they benefit both in changing the use of sites, intensifying activity, but also economically – the ability to link people to work and viceversa, and to shopping opportunities. Ealing Council has laid out what it wishes to achieve with all the centres and major sites and has been diligent in promoting it. Crossrail is catalytic to some of those issues – it’s not going to change the world – it’s a railway line, but it focuses people’s attention. Investment and development is already happening in Ealing Broadway but more will be attracted when there is a world-class commuter rail service. Ealing residents will be able to travel to work anywhere in the city centre without having to change trains or tube. Crossrail will bring a 10% increase in capacity across the whole line. It connects places we have never been able to get between easily, creating the space that London needs. The perception of easily getting from A to B for work, for whatever services the individual wants, drives investment decisions, it drives development opportunity and really reinforces Ealing as a good place to live – and some parts of Ealing will really benefit.

Stratford Liverpool Street

Whitechapel Shenfield >

Canary Wharf

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40 acres













• Fulton

• Royal Mail

• Deutsche Post (DHL)

• Kuehne Nagel

• Brake Brothers

• Jack Wills

• Sainsbury’s

• H&M


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work in progress A summary of developments leading Ealing’s transformation. Who is investing and what will the project deliver?































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© Crown Copyright Licence LA100019807 2011









Please note: Map and sites are not to scale












Featured projects:

Site development key

Transport connections key

Development opportunities

Crossrail line

Council service centres

Crossrail stations

Council owned property opportunities

Main line station Underground station

1. Acton Town Hall 2. Dickens Yard Phase Two: Skyline 3. Park Royal Hotel 4. F  ormer Southall Gasworks 5. Greenford Service Centre 6. Tentelow Lane 7. Rectory Park 8. Former GSK Site 9. University of West London issue four/spring ‘13


Top left: The view from the roof terrace at The Park House, Ealing. Top right and bottom: Computer generated images of The Primary, Southall

Barratt London has been at the forefront of residential development in London for over 30 years and has completed 26,000 new homes. Barratt London continues to invest in Ealing where we have delivered a number of schemes including The Park House and The Primary.

Aldgate | Battersea | Brentford | Brixton | Canada Water | Dalston | Fulham | Highbury | Lewisham | Soho | Wandsworth | Westminster

ealing in london

Acton Town Hall Ealing Council has appointed Willmott Dixon to redevelop Acton Town Hall in a £16 million project. The historic early 20th century building will be transformed to incorporate new leisure, community and civic services, as part of the council’s regeneration of the centre of Acton. A Grade II-listed facade is to be retained along with the existing baths chimney. S&P Architects’ design sees the former baths being replaced by a new three-storey structure including a swimming and trainer pool. Modern fitness and leisure facilities, including a larger gym will also be built. Adult, children and family services, including day-care facilities will be incorporated within the refurbished town hall.

Chris Tredget, Willmott Dixon’s managing director for north London, said the firm was delighted to get the opportunity to build on its regeneration portfolio in Acton. “We have a long track record in Ealing and are looking forward to adding to that with the improved Acton Town Hall that will be a new focal point on the main high street,” he said. Lucy Taylor, Ealing Council’s director of regeneration and planning policy, said: “This scheme will bring state-ofthe-art facilities to Acton, in a fabulous new building which preserves the best of the heritage architecture of Acton Town Hall. It will revitalise and bring more people into the town centre, contributing to its regeneration.” The project is due for completion in April 2014.

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Dickens Yard Phase Two: Skyline The Skyline Apartments, soon to be the tallest building in Dickens Yard, marks the beginning of phase two of St George’s luxury residential quarter in Ealing’s town centre. Skyline will comprise 100 luxury apartments, each with its own balcony or terrace overlooking Victoria Square, with views stretching out across the west London skyline. When completed Dickens Yard will comprise 698 units, of which 488 will be sold on the open market – more than 200 have been sold. Apsley House, in the first phase, is occupied, and the last apartments in Belgravia House are being completed, with 47 Fitzroy apartments coming to market imminently. The Skyline Apartments will start at £492,950 for a two-bed,

rising to £2,750,000 for a three-bed penthouse with spacious terraces (pictured right) and three bathrooms. Ian Dobie, managing director at St George West London, told Ealing in London that the developer is in discussion with niche independent retailers for commercial units at ground level. Dickens Yard will also feature a private residents’ spa with a swimming pool, sauna, steam room, treatment rooms and gymnasium. Dobie said: “The response we have experienced since the development commenced has been fantastic and its testament to the high quality design and specification that our customers have come to expect from us.” Surrounded by historic landmarks such as Sir George Gilbert Scott’s

Church of Christ the Saviour and the refurbished Ealing Town Hall, Dickens Yard features permeable, European piazza-style public realm with fountains and York stone paving. Other heritage buildings, both built in 1885 – the Old Fire Station and stable block – have been retained to blend with Dickens Yard’s contemporary architecture. Dobie expects interest from restaurateurs, as the restored buildings include ample outdoor space for alfresco dining, which also features extensively in Duke of York Square, with space for cafes and restaurants. The development is a short walk from Ealing Broadway station, which provides rail services to central London, and Paddington can be reached in just nine minutes.

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Park Royal hotel Planning permission was granted in December 2012 to transform the listed Park Royal Hotel at Hanger Green and Connell Crescent, near Park Royal station, into a 152-bedroom hotel, complete with a restaurant/bar and basement parking. The work would involve demolition of part of the current structure, which is locally listed because of its architectural significance, but retention of its facade. The scheme will include the addition of an extra storey to the front of the

building, a five-storey extension to its rear, and a four-storey extension to its western side. The proposals, by developer Keypoint Guernsey, are in line with local, regional, and national planning guidelines, and would “successfully incorporate” the locally listed Park Royal Hotel building into the design of the new scheme. It is expected that the hotel will create 65 new jobs, and work will start on the project later this year. issue four/spring ‘13



Excelling at regeneration

*Winner of the 2011 First Time Buyers award for Best Urban Regeneration and the 2011 Affordable Home Ownership award for Best Regeneration scheme.

Portobello Square, London Another example of working with local authorities and communities to build award-winning developments

ealing in london

Former Southall Gasworks site Owner National Grid has recently been in discussion with developers who are interested in its site at the former Southall Gasworks. Planning permission for a scheme of 3,750 homes was approved by the mayor of London in 2010. Thirty per cent of units will be allocated to affordable housing. A proposal for a biofuel power station was turned down, though parts of the site will remain in use for gas pressure reduction and storage. Shops, restaurants, a hotel, cinema,

offices and health care facilities will also be built on the massive, 33.5-ha site. After planning permission was originally turned down, Boris Johnson ‘called-in’ the decision, overruling it by saying the scheme was of “major significance to London, with the homes it will deliver and jobs it will create”. Discussions are under way between the Greater London Authority and the boroughs of Ealing and Hillingdon, over an access road to the west of the site, which will be vital in unlocking the site’s development.

Greenford Service Centre Ealing Council’s Greenford Service Centre will provide new office accommodation for local children’s and adults’ services. Dannatt, Johnson Architects’ plans for a new 1,335sq m building at Ravenor Farm in Greenford are currently under consultation and a planning application is due in April 2013, at which time the council will also seek a contractor. The centre will accommodate approximately 130 staff and also provide space for activities run by the community for people with learning and physical disabilities.

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We have big ambitions for Ealing. Our regeneration of Sherwood Close is just the beginning. But for us, itâ&#x20AC;&#x2122;s about more than just bricks and mortar. We want to create affordable places to live where communities thrive. If you feel the same way too, perhaps itâ&#x20AC;&#x2122;s time we got together. Contact Bob Beaumont, Head of Regeneration on 0300 100 0303

ealing in london

Tentelow Lane Fronting the Grand Union Canal, Notting Hill Housing’s £3.5 million development of 26 apartments and four townhouses is taking shape on a brownfield site, once a boatyard for British Waterways. Situated within a conservation area, and next to the ancient monument Windmill Bridge, Tentelow Lane needed a sensitive design, so existing trees and landscape are used to ensure the homes blend in with the natural surroundings. Designed by architects bptw partnership with Bugler Developments as contractor, most homes have views over the canal, and the third, top storey is set back from the rest of the development.

Architect Neill Campbell of bptw said: “Due to the sensitive location, a previous planning application for development on the site by others was rejected by the council. “We had to develop a design solution appropriate to the context of the natural surroundings, incorporating existing trees and landscape elements into the design,” added Campbell. “The development will provide desirable affordable sale homes and apartments with generous space standards, and large balconies that will enable residents to take full advantage of the canal-side setting.” The homes are built to achieve Code for Sustainable Homes Level 4. Completion is expected mid-2013. issue four/spring ‘13


THE PENTHOUSE COLLECTION At Dickens Yard Three exceptional highly specified penthouse apartments with extensive private roof gardens including sunrooms. Offering hotel style living, including a 24 hour* concierge, fitness suite, residentsâ&#x20AC;&#x2122; spa* and swimming pool*, providing indulgence for every taste.



Sales & Marketing Suite & Show Apartments Monday to Friday 10am - 8pm Saturday & Sunday 10am - 6pm 2 New Broadway, Ealing, London W5 2XA Call: 0800 015 0867 for more information *Applicable once development is complete. Prices correct at time of going to press. Computer generated image is indicative only

Proud to be a member of the Berkeley Group of companies

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Rectory Park Construction started in January on Network Housing Group’s £45 million scheme at Rectory Park in Northolt, which will create 425 new homes. Designed by bptw partnership, the five-phase masterplan will see the estate transformed into a mixed-tenure development. The architect secured outline planning permission for all five phases and permission for detailed design on the first two. Rectory Park homes will be a mix of one to four-bedroom properties designed to achieve Code for Sustainable Homes Level 4. Phase 1 will provide 31 houses and 70 flats. The contractor is Hill Partnerships. Highly praised by CABE and the GLA, the scheme is listed by 24housing magazine as Britain’s ninth largest affordable housing development. It places a strong focus on the design of landscaping and open spaces to complement the estate’s proximity to the neighbouring Northolt and Greenford Countryside Park. Chris Bath, lead architect at bptw partnership, said: “Working closely with a resident steering group actively helped us get ‘under the skin’ of estate issues and residents’ concerns. “We undertook a variety of consultation methods with Network Housing Group throughout the design process, which allowed residents to provide input on elements such as dwelling layouts, building heights, materials and landscaping.” As a result of extensive community consultation, bptw’s design response has produced a masterplan formed around character spaces and park vistas. The Gardens, a large communal area at the centre of the estate, places the community at the heart of the development.

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Greenford Redevelopment GlaxoSmithKline Site

The redevelopment of the former GlaxoSmithKline site in Greenford presents a unique opportunity to regenerate an underutilised industrial location into a vibrant hub for Greenford that will provide new homes, jobs, leisure, shopping â&#x20AC;&#x201C; overall a real economic boost to the area and the borough as a whole.

During 2012, the redevelopment project delivered higher education to the area for the first time. GSM London, which specialises in business, management, finance and related areas, now occupies Horsenden House, one of the former GSK HQ offices on the north of the site (you can find out more at: Glaxo Wellcome House, another quality office building is available to let:

The redevelopment proposals focus on the southern part of the site and include family housing, apartments, a food store, a cinema/leisure hub, the reopening of Berkeley Avenue through the site, and the opening up of the canal side as part of new public open space. Recent public consultation on the proposals has confirmed widespread community support for the redevelopment. The project team are working closely with Ealing Council and the community to ensure that the redevelopment meets the needs of Greenford and that all issues are fully considered through the planning process. The team aim to have an outline planning application ready for submission during 2013.

ealing in london

Former GSK site The former GlaxoSmithKline site at Greenford presents a significant opportunity for regeneration, with the potential for a mixed-use redevelopment, offering employment, residential, education and leisure use. GSM London, the independent business college, opened on the ninehectare site in October 2012. Consultation on the redevelopment of the southern part of the site is ongoing and a planning application is expected in the first half of this year. The scheme will deliver housing, retail and leisure opportunities. Iceni Projects is the planning and development consultancy leading the community process for the site, and is currently in talks with local politicians and council officers to understand the aspirations for future uses. The site is located north of Greenford town centre and to the south of Sudbury Hill. It is well connected to central London and Ealing town centre with regular tube, bus and rail connections. London Heathrow, Wembley Stadium and Westfield Shopping Centre, as well as the A40 are all close by.

University of West London The University of West London’s Ealing campus in St Mary’s Road is set to be revitalised under a scheme that aims to develop a new focus and sense of identity at the site, which has seen various building developments over a long period. The £18 million, two-phase scheme was designed by ECE architects in partnership with the university and will involve a full reworking of the university’s relationship with the

public domain, with the introduction of a visitors centre with a clear point of contact. An open avenue of university facilities are top-lit and this passage will remain an open access space. The second phase of the development will turn the focus to a covered central area, which incorporates a large campus library, a renowned restaurant and a range of student services. issue four/spring ‘13


Ealing in London partners group Joining together to support Ealing

Bohola Group Sitematch London Katie Rutherford SocInvest 13 Rory Kettles Thames Valley Housing Guy Burnett 3Fox International Paul Gussar

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Where do regeneration finance professionals go for information and advice? SOCINVEST.CO.UK provides an enhanced news and information service to regeneration funding and finance professionals. The site is accompanied by a weekly email news service sent to 16,000 subscribers FREE every Thursday. The site provides news and analysis of all the latest issues affecting: / Private and affordable housing finance / Council property joint ventures / Enterprise zones / Institutional investment in infrastructure / Sources of European funding / Government policy and regeneration initiatives The site also contains an intelligence section linking to all the latest publications affecting the sector, plus special reports on in-depth topics from SocInvest Thought Leaders.

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investment in housing

ealing in london

Revolution Solution West London is the scene of a housing revolution. A local authority here is providing accommodation for all sections of the community and not just those in need. David Blackman meets Pat Hayes, the man pioneering this approach

Entrepreneurial municipalism – this is how Pat Hayes, executive director of regeneration at Ealing Council, describes his authority’s radical new approach to housing investment. The term represents a fusion of the two dominant strands of thinking in local government over the past century: the town-hall-knows-best, ‘municipalist’ philosophy of the pre-Thatcher era and the more entrepreneurial approach that developed in reaction to it. “The old fashioned approach is that the authority would just do with its own resources what it could. We then went into the 80s and 90s approach where councils would just get rid of their assets,” says Hayes. In the case of estate regeneration projects, this often meant councils flogging off their property to those with deep enough pockets to redevelop it. Instead of handing over its assets to a developer or housing association, Ealing is taking the lead on projects

itself, capitalising on its ability to borrow at sub-market interest rates to raise the necessary finance. “It’s not going back to the old approach, which was quite limited,” Hayes adds. “We act as a developer and behave in that entrepreneurial way that a developer would, but retaining the asset for the council. We have an asset that can be re-used rather than one which has gone because you’ve cashed it in. We have greater control,” he says. By building homes for private rent or sale, Hayes explains, the council will be able to generate a surplus, which can then be used to finance the construction of new social rented units for low-income earners. “We would use our own funds and our ability to borrow at less than a private developer would, in order to cross subsidise our activities in the way that a private developer couldn’t do. Instead of taking a profit, we would use issue four/spring ‘13



“Instead of taking a profit, we would use the surplus to provide social rented units” the surplus to provide social rented units. It’s a virtuous circle that creates a mixed community.” Recent reforms of the housing revenue account (HRA) – the framework that councils use for housing investment – have enabled Ealing to pioneer this approach. The changes mean that each council has control of its own HRA instead of being part of a national subsidy system, set by Whitehall. “It gives us financial security and enables us to behave like a registered social landlord. We can now plan on a 30-year basis and use the rental income to subsidise the construction of new properties upfront,” says Hayes. “We can borrow to forward fund and cash flow projects.” The goal behind this approach is to turn mono-tenure estates into socially mixed communities. Hayes explains: “Rather than just providing the social rented units, we would be looking to provide the full mix, from private sale to social rented.” The key difference between Ealing’s approach and the outmoded municipalist way is that Ealing wants to meet its residents’ needs by providing the full gamut of tenure options,

including homes for owner occupation. “We will always major on social housing need but we’re not saying that it’s all we want to provide,” says Hayes. The Copley Close estate in Hanwell is a test bed for entrepreneurial municipalism. The 637-home estate has been tough to regenerate, chiefly because of the way it is built – many of the homes straddle a Network Rail line. “You can’t touch it without potentially interfering with the tunnel,” says Hayes. Under the council’s plan, the flats over the tunnel will be refurbished. “We are refurbishing them to a higher standard than anybody has done for any other public housing in London. There are new doors and windows to make the estate look like a private rented development. And we are doing up the properties internally to a standard where they would be lettable as private market rent product.” As units become void, they will gradually be re-let, either as social rented or private market units. The flats let on the private rental market will provide revenue to finance the regeneration of the rest of the estate. Meanwhile homes on other parts of Copley Close estate will be demolished to make way for new dwellings.

This will enable Ealing Council to increase the overall density of the estate, while getting rid of problem areas such as unused garages and poor quality open spaces. If the project was led by a private developer, Hayes points out, the entire estate would probably have to be knocked down, in order to provide the different tenure units in separate blocks. “It’s very difficult for the private sector to get the finance sorted out and deal with some of the issues that you have in pepper potted developments, which we can achieve because we are the landlord and developer – it gives us a bit more flexibility,” he says. “We want to go down the Scandinavian route where you have a multi-tenure estate with a mix of people and where the social housing becomes a tenure of choice: people want to live in it because it’s a nice place and you can’t tell whether somebody is paying market rent or social rent. “It’s a step change in thinking from the traditional British municipalist approach,” Hayes thinks. “You make it a tenure-blind development with a mix of people, like the best streets in London.”

Developing potential in

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dining or imbibing? Work hard, play harder â&#x20AC;&#x201C; itâ&#x20AC;&#x2122;s always been easy in Ealing, with internationally-renowned Southall and its array of curry houses and other niche independent restaurants dotted all over the borough. The choice for dining and drinking is growing as the big brands, attracted by Ealingâ&#x20AC;&#x2122;s demographic, jostle to move in alongside established eateries and bars. Research by Katie Rutherford, Fleur Chapman reports

ealing in london

Whether you’re in search of awardwinning Indian cuisine, on-trend south-east Asian fusion, intimate rustic Italian, or familiar international brands – Ealing has something to suit the palate of every discerning diner. With more than 100 licensed premises in the town centre alone, those in search of the perfect drinking spot – wine connoisseurs and craft beer enthusiasts alike – are well catered for too. From major brands, independent restaurants and bars centred around the Green, to the famous curry houses of Southall, there are great places to eat all over Ealing, fitting every budget. One incredible success story is The Brilliant restaurant, in Southall. Starting life from a garden shed 37 years ago, catering for local events, the restaurant was packed with customers within two weeks of opening. Still based in Western Road, the restaurant has expanded six times to meet the ever-growing demand. From 36 place settings, it now seats 250 customers at a time, serving authentic Punjabi food to its loyal local customer base, as well as a stream of visitors from all over the world, including India! “We cook for people who know what really good food is,” said proprietor Gulu Anand. “It’s a family business – as authentic as you can get, exactly what I’d eat at home.” His words are endorsed by a multitude of awards, including Best Ethnic Restaurant (The Independent), Best Regional Restaurant (Good Curry Guide) and Runner-up, Best Restaurant in Britain (The Observer). The Brilliant has also won the title of Best Indian Restaurant in London Suburbs four times since 2007. As well as formal accolades, the restaurant’s quality is reflected in its clientele, with Prince Charles a repeat visitor, along with MPs and members of Bollywood ‘royalty’. Perhaps the most impressive seal of approval is from Gordon Ramsay, who learned how to cook Indian food from chefs at The Brilliant, and featured the restaurant in one of his TV series. The Brilliant was at least five years ahead of the market in offering healthy options, says Anand. “We believe real flavour in Indian food comes from good fresh ingredients and spices, not butter. There are 10,000 Indian restaurants in the UK, so we really have to keep issue four/spring ‘13



hedonism improving to stay at the top.” In contrast, a relative newcomer to the area is New Broadway-based Tuk Cho, offering south-east Asian fusion street food, and runner-up in this year’s prestigious Time Out Eating and Drinking Awards in the Best New Cheap Eats category. Inspired by co-founder and head chef Adrian McCormack’s travels through Asia, Tuk Cho (the name is a hybrid of the auto rickshaws tuk-tuks and the Vietnamese word for ‘market’) opened in 2011, soon becoming a firm favourite with locals and critics alike. Serving up affordable dishes from countries such as Vietnam, Malaysia, Thailand, Japan and Indonesia, Tuk

Cho’s ethos is to represent the variety, vibrant flavours and freshness of Asian street markets, with an emphasis on eating together in an informal setting. Dishes currently on the menu include Vietnamese summer rolls made with rice vermicelli, Asian herbs with a roasted peanut and hoisin dipping sauce and Cambodian amok – river fish, prawns, squid, seasoned in amok sauce and traditionally wrapped in a banana leaf. Among the desserts are lime leaf chocolate brownie, and star anise ice-cream, washed down with a choice of wines, beers, cocktails or soft drinks including freshly squeezed juice. Tuk Cho’s assistant brand manager Alison Smith says: “We chose Ealing

because Adrian knew and liked the area and we felt it contained the demographic we were after, without having to go to central London. There’s a good mix of young, affluent people – residential and business markets. “The new Arcadia development a few doors down from us should bring extra trade, and pull people into the improving leisure offer in the area. We’re already drawing a wider range of customers than expected – so far it’s been a great success.” Close by is The Grove, a Greene King pub set in a prime location on the Green, drawing a diverse clientele including young professionals, local business people and families. The

“There’s a good mix of young, affluent people – residential and business markets”

ealing in london

pub offers a premium range of lagers, spirits, ciders and a changing selection of ales, as well as food ranging from coffee and cake, lunchtime burgers and sandwiches through to evening dishes such as homemade steak and ale pie, fajitas or Angus prime steaks. Assistant manager Laura Brand says: “The location is definitely a plus for us. We’re very near to the Broadway and its shopping centres which strengthens our links to the local community here – they have all the amenities close to hand without having to travel to town for a night out. We have a great outdoor garden, with barbecues in the summer – our comfortable decor makes The Grove the perfect place to relax in the afternoon or soak up the atmosphere in the evening, whether dining or enjoying a drink with friends.” Towards the west of the borough in Hanwell, Thayu Krishnan runs The Viaduct pub with his wife Teresa. He said he made an excellent decision in 2005 to take it on: “The area has improved dramatically in the last eight or nine years,” he says. “I like to think we’ve contributed to this, in any case we’ve transformed The Viaduct. There hadn’t been proper investment in the building for many years, but luckily Fuller’s, the brewery, saw its potential. “We both come from a fine-dining background,” says Krishnan. “The Viaduct is very popular for food. Many pubs offer Sunday roast, but everything here is homemade. We try to offer finedining in a pub environment, at a very reasonable price. We have 100 covers each Sunday, more people are booking functions with us – we’re really happy here, continuing to grow the business.” Other pubs which have won accolades as well as a faithful local clientele include The Fox, located near the Grand Union Canal and winner of CAMRA’s West Middlesex Best Pub of the Year award for the last three years. The Red Lion near Ealing Studios plays host to stars like Madonna and Steven Spielberg, who pop in for a break from filming. The Drayton in West Ealing holds a Friday night comedy club, originally started by Harry Hill, now used by rising stars in the comedy world to test their material. Ealing is also home to many wonderful independent restaurants.

This page: Charlotte’s Place, this year’s regional winner of the Good Food Guide Restaurant of the Year award. Opposite: Sweet treats at The Brilliant restaurant in Southall.

issue four/spring ‘13




Flavour and freshness are the essence of Tuk Cho restaurant.

Charlotte’s Place is a family-run restaurant, this year’s regional winner of the Good Food Guide Restaurant of the Year award. Among the many Indian restaurants in Southall, Urban Karahi has a reputation for authenticity with a modern touch. Madhu’s is a popular restaurant of 32 years standing, but also supplies top hotels and caters for events, with proprietor Sanjay Anand being awarded an MBE. Tapas bar 2nx is near the Broadway with a relaxed, Mediterranean ambience, while lovers of Italian food can try Osteria del Portico, La Cantina and Ristorante Belvedere.

“Opening in Ealing... brought thousands of hungry shoppers through our doors” As well as small-scale businesses, Ealing is attracting an increasing number of prestige brands and chains. Carluccio’s has a restaurant on the Green, offering food prepared from fresh ingredients, sourced in Italy. Gourmet Burger Kitchen can be found at Haven Green, Pizza Express has a convenient town centre location, while Nando’s opened its first ever UK restaurant in Ealing Common. The latest entrant is Japaneseinspired noodle bar and restaurant Wagamama, which opened in Ealing Broadway Shopping Centre last December. General manager Dianne

Hobson says Wagamama had always wanted a branch in the town centre: “Opening in Ealing during the busiest season of the year brought thousands of hungry shoppers through our doors as well as local residents looking for somewhere new to dine.” Eating and drinking around Ealing is good business too – and contributes to the local economy. Wagamama alone took on 52 new members of staff – all from the local area. With prestigious developments such as Dickens Yard bringing new residents with additional spending power, the food and drink offer continues to expand and flourish.

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business grow... At the University of West London our approach to supporting businesses in Ealing is simple: we combine industry knowledge and academic experience to develop tailored solutions, whether you’re looking to enhance your staff’s skill, access talented students and graduates or simply need conferencing or presentation facilities. Training and development Enhance your personal and organisational development with our tailor-made courses and training solutions. Our courses are accredited, and our range of short courses can help you fit learning around business and personal commitments. Free support from our Careers and Employment Service We help you advertise your vacancies to our students and graduates and target candidates with appropriate skills. We also offer facilities for recruitment events and interviews, and provide access to our talented undergraduate students for work placements.

Conference and facilities hire at competitive rates We have a range of conferencing, presentation and learning facilities, including fully equipped computer labs and specialist facilities such as recording, film and dance studios, a health related simulation suite, and training restaurants and kitchens. As a university, we can offer you an unrivalled suite of staff development opportunities supported by experts, whether at our dedicated education and training facilities or your own ‘in-house’ provision.

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ealing in london

Learning verve

Ealing employers – and those considering relocation – find an abundance of skilled and qualified talent, with local education and training providers offering a range of courses to match demand in the labour market. David Gray reports Recent developments secure Ealing’s reputation as an important centre for higher education. It is popular with students – more than 17,000 are registered as living in Ealing in 201112, the fourth highest in London, after Westminster, Camden and Southwark. Ealing is now the main home for the University of West London (almost 10,000 students) and institutions such as GSM London, the management

college with 4,000 students that has just opened its new campus at Greenford. Then there are more than 10,000 students in further education at the Ealing, Hammersmith & West London College. Ealing promotes and supports apprenticeships – the local authority has developed the Ealing Apprenticeship Network, that helps employers recruit and train new talent.

This all adds up to one of the largest concentrations of higher and further educational provision in the capital outside central London. It should also be seen in the context of Ealing’s population being one of the better educated in the country. According to the Labour Force Survey 2011, almost 48% of the borough’s workforce had NVQ4+ qualifications, compared to less than 46% across issue four/spring ‘13



Education and skills

engineering, electronics and other vocational subjects. It is also home to the respected Ealing Institute of Media, which has a new training facility. Curt Hoogwerf, head of productions, says: “Our professional video production company, based on our Ealing campus, produces corporate and promotional materials for businesses nationwide. We also employ talented students from the college, giving them the opportunity to gain practical, hands-on experience and the professional skills to break into the media industry.” The college’s Southall campus has seen over £10 million of investment in its facilities over the past five years. EH&WL college’s air cabin crew course has a high success rate of students finding employment within the aviation industry. Ealing’s most significant centre of higher education is the University of West London, which in the last four years has successfully consolidated its activities in the borough. A university since 1992, it opened in 1860 as the Lady Byron School, an innovative institution that combined conventional learning with practical skills. High quality vocational education remains London and 33% for Great Britain as a whole. Ealing also performs well above the national figures for further education attainment – 64% of 19-year-olds achieving Level 3 (53% nationally) and 87% with Level 2 (82% nationally in 2011). Ealing can assure employers that local people meet their demands for the right skills, training and academic qualifications. Ealing, Hammersmith & West London College (EH&WL), accredited as a Beacon college, provides a vital tier of support for educational success. This college achieved a 99% GSCE pass rate in 2012, 5% up on the previous year and with especially strong results in chemistry, maths and psychology. Almost all (93%) of the college’s 16-18 students go on to university after completing courses at one of the college’s three campuses – Acton, Hammersmith and Southall. The Acton Campus is a Centre of Vocational Excellence in construction, as well as providing courses in

and the rating of its nursing and allied health courses as the best in England. Ninety one per cent of 2011 graduates were in jobs within six months. There are currently around 7,500 full-time and 2,500 part-time students, including 3,000 from overseas. Local roots remain very strong and Laurence Geller, the university’s chancellor since 2011, is himself a graduate (when it was Ealing Technical College) and is a leading figure in the hospitality and tourism sector. Geller is CEO and president of international group, Strategic Hotels and Resorts. Ealing’s third higher education asset is GSM London, which until December 2012 was known as the Greenwich School of Management and based in south-east London. Founded in 1973 by Dr William Hunt and his brother, this institution has produced over 20,000 graduates over the years and many of them now occupy key management positions around the world. After strong growth and with Hunt still as chairman, the college now has a new name and a state-of-the-art campus in Greenford, which opened in 2012. With more than 4,000 students, the range of courses has expanded to

“Our professional video production company... produces corporate and promotional materials for businesses nationwide” the priority and the University of West London, its name since 2011, is organised into schools dedicated to art and design, nursing, business, tourism, music, psychology and social care, computing and law. Formerly spread between Ealing, Reading and Slough, the university decided in 2008 to locate in its traditional heartland of west London and also to become much more employer-focused. The result is a new campus with sites at St Mary’s Road in Ealing and Paragon House in Brentford. The university now sees record numbers of undergraduate applications

include law, travel and tourism, health services management, information technology and human resources, as well as business management, finance and accounting. There are over 60 nationalities at the college, though the majority of the students are UK-based. GSM London’s arrival in Greenford brings one of the UK’s best-regarded independent business schools and reinforces Ealing’s growing role as a centre of educational opportunity, providing qualifications that are attractive to employers. GSM London offers vocational degree programmes designed to lead to a successful career.

ealing in london

Above: University of West London students at its Greenford campus. Left: GSM London’s new building, also in Greenford, opened in 2012. Opposite page: Ealing Institute of Media at Ealing, Hammersmith & West London College.

Hunt is committed to widening access to higher education and aims to keep his college’s fees as affordable as possible. “At GSM London,” he says, “the vast majority of our students come from low-income families and many have struggled to succeed academically at school. They aspire to make good and are pursuing higher education because they

truly want to better themselves”. With GSM London, the University of West London and EH&WL College all Ealing based, the borough offers thousands of individual opportunities for students to acquire skills and succeed in their careers. Ealing has a growing role as a centre of educational opportunity, providing the qualifications that are attractive to today’s employers. issue four/spring ‘13


Berkeley First and Imperial College London partner to develop flagship student scheme in North Acton Leading student accommodation developer, Berkeley First, has exchanged contracts with Imperial College London to develop a 659-bed student accommodation scheme in North Acton.

Above: Computer Generated Image of One Victoria Road, the 659 bed student accommodation scheme in partnership with Imperial College London.

The agreement represents the third partnership between Berkeley First and Imperial, following the successful development of Griffon Studios in Battersea and Orient House in Fulham, both of which completed in 2012.

Development will commence in March 2013 and is due for completion in summer 2015. Imperial College London will own and operate the accommodation for its students.

Rising to 19 storeys, the new development will provide an outstanding contemporary student hub. In addition to the 592 en suites and 66 studios, the development will provide lounges with Skype pods and digital docking stations, a gym and community-facing coffee shop, restaurant and bar. Other options being considered for the communal space include a print shop, screening room, newsagent, lab space and Student Union space. Following the successful launch of The Costume Store, a 730-bed scheme delivered in partnership with University of The Arts London in September 2012, One Victoria Road, as it is currently known, is the second student scheme developed in North Acton by Berkeley First. Above: Photograph of The Costume Store, a 730 bed student accommodation scheme delivered in partnership with University of the Arts London in September 2012.

Simon Harding-Roots, Chief Operations Officer at Imperial College London, said:

“The quality and design of this development will be outstanding and will set the standard for the next generation of student accommodation in London. It presents a great opportunity to provide a large portion of the College’s student bed requirement, delivering excellent value for money for our students. This dynamic student hub will truly reflect the world-class standards of Imperial as we continue to invest in enhancing our students’ experience” Matthew Biddle, Managing Director of Berkeley First, said:

“We are delighted to be working in partnership with Imperial College again on this new landmark student scheme, which will be tailored to the specific requirements of Imperial’s undergraduates. Our focus will once again be on delivering exceptional quality and bespoke design, at attainable rents.” By 2015, over 2,000 student beds will have been delivered in the area, confirming its status as a dynamic new hub in West London and making a positive contribution to the existing vibrancy and prosperity of North Acton.

ealing in london

Well manored

With 600 listed buildings, there is architectural and historical interest in abundance all over Ealing. From the grand country houses built by wealthy Londoners as rural retreats to a 1930sâ&#x20AC;&#x2122; clocktower used as a local meeting spot, heritage is well preserved. The council and its partners are finding ways to fund renovation to retain important buildings for public use. Jessica Pickard reports issue four/spring â&#x20AC;&#x2DC;13




One of Ealing’s landmark buildings, the old Hoover factory in Perivale on the A40, is retained in innovative use as a Tesco supermarket, a grand setting for the mundane task of the weekly shop. With its bright, white walls, vivid red ceramic stripes and thick bands of green window casing – colours inspired by ancient Egyptian painting – it is an exuberant example of 1930s Art Deco. Since the 1980s it has been protected as a Grade II*-listed building – an honour reserved for only 5% of heritage buildings in the UK. The Hoover factory is one of 600 buildings in Ealing listed by the Department of Culture, Media and Sport as having special architectural or historical interest. The jewel in this crown is Pitzhanger Manor in Walpole Park, next to Ealing Broadway. This magnificent Grade I-listed manor house was designed and lived in by architect Sir John Soane. Completed in 1803, it was conceived as an elegant rural retreat away from his business in London, a place to receive and impress visitors and a home for both his family and his collection of antiquities. It was a personal architectural statement or, as he put it, a sort of portrait. The manor incorporates design themes familiar to students of Soane’s work: an idiosyncratic take on neoclassical style, clean lines, curved ceilings, interconnecting rooms, radical colour schemes and great use of pools of natural light. Visitors will be fascinated too by the false doors and hidden rooms. “Soane had just been appointed surveyor to the Bank of England,” says Ealing borough architect Gavin Leonard. “Pitzhanger Manor was designed by Soane for himself, an architect at the height of his powers. It’s a building of national and international significance.”

Visits to Pitzhanger Manor can include a tour of the historic house and the PM Gallery, now the largest public art space in west London. Exhibits are often sited in both the gallery and the manor house. February 2013 will see an exhibition called Marking the Line: ceramics and architecture by four leading ceramic artists who have created work inspired in part by Soane’s architecture and extensive antiquities collection. From Nicholas Rena’s smooth, ergonomic creations, to Carina Ciscato’s ceramic vessels, Christie Brown’s interpretation of Soane’s family portraits as ceramic busts to Clare Twomey’s ‘Everyman’s dream’ enveloped in one thousand golden bowls, these works will provoke the visitor to look again at Soane. Grade I-listing applies to buildings of exceptional architectural and historical interest. Only 2% of listings in the UK are made in this category. Ealing Council is planning a major programme to develop the surrounding park and restore some original elements of Soane’s design including the revelation of some of the hidden rooms. Initially money to support the venture will come from the Heritage Lottery Fund. The Pitzhanger Manor Trust has been created with the aim of raising the full £8 million needed to develop the manor and its surroundings, to promote the enjoyment of this national asset. Extensive works are planned at another of Ealing’s heritage buildings, Southall Manor House. Southall’s oldest building is located a mile south of the railway station. The original building was purchased by merchant Francis Awsiter in 1587 and some features of his home have been preserved. His family lived there for the next 250 years, altering the arrangement of the building over time. Features were added by

“Pitzhanger Manor was designed by Soane for himself, an architect at the height of his powers. It’s a building of... international significance”

ealing in london

Clockwise from top: Southall Manor House; the former Hoover factory; Pitzhanger Manor; and PM Gallery.

subsequent owners including, in the 18th century, the installation of a pair of Indian deity figures into the exterior walls. The 19th century saw less sympathetic alterations, including a mock tudor frontage. The building is regarded as having high historical significance and awarded Grade II* status. “The extra star means that the Manor House has elements that would achieve Grade I status if they had remained in an unaltered context,” explains Leonard. Ealing Council has funded improvements to the building, investing £800,000 on preserving both the interior and exterior – works that will be finished in April 2013. The GLA, the council and members of the local community are involved in discussions about the future use of Southall Manor House as a public asset and plans include a restaurant, space for meetings and events, community space and making the most of the house’s setting in the park. There are many examples of significant architectural and historical heritage in Ealing including Acton Town Hall and its surroundings, where a programme of works is taking place to retain the buildings in public use. The changes aim to preserve the best aspects of the building’s heritage and are under way after extensive consultation with the local community. Lucy Taylor, the council’s director of regeneration and planning policy, says: “The Acton Town Hall project is an exciting combination of refurbishment of the magnificent listed building and quality new buildings behind a retained facade of the old Kings Rooms. This approach retains the High Street’s familiar and historic streetscape and enabled the council to create space for a 21st century leisure centre, library, community space and council offices.” Other Ealing treasures are: The Elms, Acton’s oldest building; Cherington House, a Grade II-listed building; Hanwell Clock Tower, built in 1937, now restored and valued as a meeting point for local people; and the massive Gothic Drayton Court Hotel where Ho Chi Minh worked as a young kitchen porter before going on to repel the French and Americans from Vietnam. “Not many people outside Ealing know that,” says Leonard. issue four/spring ‘13


A BEAUTIFUL NEW NEIGHBOURHOOD Network Housing Group’s successful partnership with Ealing Council and local residents is transforming the Rectory Park Estate. This major regeneration scheme is focussed not just on building 425 high quality homes but creating a thriving neighbourhood for generations to come.

• Residents at the heart of the design process • Safe and secure homes with inviting well-lit roads, footpaths and communal spaces • Generously sized and energy efficient homes • Community centre hub of activity for all ages • Better connections with Rectory Park open space • Community investment plan

• Employment and training opportunities For more information about our approach to regeneration call Jeremy Stibbe on 020 8782 4272.

49 An online database of public sectorowned development opportunities in Ealing and across London

Ealing facts A total population of 338,400

Ealing has the largest Sikh community in London and is home to Sri Guru Singh Sabha Gurdwara, the largest Sikh temple outside India

5,554 hectares of space in total

Ealing Studios celebrated its centenary in 2002, making it the oldest film studios in the world still in production 17,770 businesses

Average house prices of £410,927. Detached homes command an average of £1,071,240; semi-detached houses fetch £503,799 and flats an average of £271,862 (source: Land Registry)

Ealing is derived from the Saxon “Gillingas”, recorded as a settlement since the 12th century. It was originally in the middle of a great forest to the west of London

Ealing started to develop in the mid-19th century, and by the 20th century was nicknamed the Queen of Suburbs for its attractive, tree-lined streets Crossrail will mean direct connections between Ealing Broadway and Heathrow Airport in 15 minutes and to the City in 18 minutes.

Community Infrastructure Levy: the preliminary draft charging schedule is set to be published in spring 2013 Ealing Council granted 11 of 12 major applications between April and June 2012 40% of these decisions were reached within 13 weeks Contact: Lucy Taylor Director of regeneration and planning policy 020 8825 9036

We carry out the following works: • Road building • Highway maintenance • Hard landscaping • Car park construction • Drainage • Transport and highway construction • Structures • Emergency works • Works management • Winter salting and snow clearing

MURRILL CONSTRUCTION LTD. Civil Engineering & Highway Maintenance Contractor

Murrill Construction Limited Greenford Depot Greenford Road, Greenford Middlesex, UB6 9AP Tel: U K 020 8578 4275 Fax: U K 020 8578 4286 Email: Visit out website at: Murrill Construction Limited are providing a wide range of civil engineering, street scene regeneration and highway maintenance works to Ealing Council and other Clients.

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Acton Library

Copley Close, Hanwell st

Ruislip Road Ea


d Argyle Roa


High St

er S


Winc t

Address: High Street, Acton, W3 6NA Owner: Ealing Council Site size: 0.054-ha Planning status: Not granted PTAL score: 5 Uses: Food and drink, retail, residential

Address: Copley Close, Hanwell Site size: 7.8-ha Planning status: Not granted PTAL score: 1b-2 Uses: Residential

Site description

One of eight housing estates in Ealing identified for comprehensive redevelopment. The current procurement process for development has stalled due to viability.

The site is currently used as a council-owned library, but development opportunities include retail or restaurant uses on the ground floor and residential on upper floors. The site has good transport options: Piccadilly and District underground lines, main line railway east to Paddington and west to Heathrow and London Overground to Richmond and Stratford. By car, the site is accessible via Uxbridge Road or the A40.

Site description

The condition of existing buildings is very poor and it is therefore difficult to build on them.

Hallmark Property Group

Investing in London Borough of Ealing 46 Great Marlborough Street : London : W1F 7JW Phone : 020 7494 9000 : Fax : 020 7479 4944 Email :


Land adjacent to North Acton Station Square Ch as

eR oa


Greenford Green (former GSK Site)



A412 7




North Acton

Gree nford







Grand Union Canal

Address: Greenford Road, Rockware Avenue, Butlers Wharf, Greenford, UB6 Site size: 22.7-ha Planning status: Not granted PTAL score: 3 Uses: Public buildings, residential, offices

Site description

The site comprises 139,35sq m of Grade A office space and 696,77sq m of office, industrial and ancillary accommodation.

Address: Victoria Road, Chase Road, W3 Site size: 0.2-ha Planning status: Not granted PTAL score: 5 Uses: Residential

Site description

The site has been cleared and is located in the Park Royal Southern Gateway. There is a potential for residential-led development adjacent to the proposed North Acton Station Square.

Previously the site contained the UK headquarters of GlaxoSmithKline, which relocated to its current headquarters in Brentford between 2007 and 2009. The site includes a Grade II-listed building with a significant facade. The site would be suitable for a mix of commercial, residential or educational uses.

Southall station environs

St Bernard’s Hospital Uxbridge Ro




mill L

a ne


A3005 Grand Union Canal

Address: Merrick Road, London, UB2 Site size: 3.5-ha Planning status: Not granted PTAL score: 3 Uses: Leisure, residential, offices, food and drink

Site description

Address: Uxbridge Road, UB1 3EU Owner: West London Mental Health NHS Trust Site size: 2.12-ha Planning status: Not granted PTAL score: 2 Uses: Residential

An opportunity to develop part of Southall around the new Crossrail station, to include a mixed-use scheme of residential, employment and leisure uses, taking advantage of the improved accessibility, proximity to the canal and open space.

Site description

Existing uses include: B1, B2 and B8 industrial units, built in the 1980s (some are vacant).

The trust will market surplus property at St Bernard’s in 2013 to coincide with the determination of the planning applications.

The St Bernard’s Hospital site is to undergo major redevelopment, including upgraded site infrastructure. In May 2012 the London Borough of Ealing approved the application subject to a Section 106 agreement.

Delivering in Ealing Countryside Properties is a responsible developer of new homes and communities. We are also specialists in regeneration. Our vision is to create outstanding places for people to live, work and enjoy. We are proud to be working in a highly productive partnership with L&Q, the London Borough of Ealing and local residents to regenerate South Acton - Ealingâ&#x20AC;&#x2122;s largest estate. The vision is to transform the neighbourhood into a highly sought after sustainable, residential community that all residents are proud to live in. For further information please visit

Computer generated images of proposals for Acton Gardens

Leading sustainable developments

LONDON â&#x20AC;&#x153;Essential viewingâ&#x20AC;? - 5 new Crossrail stations - 18 minutes to the City - 8 miles from Heathrow - Over 50 major development sites - 13,000 businesses - 7 town centres

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Ealing in London #4  

Ealing in London is a business publication publicising the work of regeneration organisations in the London Borough of Ealing. The magazine...

Ealing in London #4  

Ealing in London is a business publication publicising the work of regeneration organisations in the London Borough of Ealing. The magazine...