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THE CAPITAL OF WEST LONDON - 14,000+ new homes

- 10,000 new jobs

- 100,000m2 new retail

- 5 new Crossrail stations



The regeneration magazine for the London Borough of Ealing/issue 06/spring ‘15

the ealing challenge: think beyond the box

issue 6 2015

Ealing’s ripe with potential We’re ready for your ideas… www.ealinginlondon.com LONDON

THE OPPORTUNITY St James, part of the Berkeley Group is proud to have acquired Southall Gasworks, one of west London’s most strategically important regeneration developments. The opportunity now exists for potential commercial operators to become part of the early delivery of this exciting new development, just minutes from Central London. The completed 85 acre site will be phased over a 20 year period, creating some 3,750 new homes, 525,000 sq ft of commercial and community floor space for a variety of uses and is expected to create some 1,000 new jobs as part of a new vibrant destination. The first phase of residential and commercial space is expected to be available in 2019, coinciding with the arrival of Crossrail to Southall.

IDEALLY LO C AT E D • 85 acre brownfield development • 95 acres of green open space on the doorstep • Ideally positioned adjacent to the Grand Union Canal • Conveniently located opposite Southall station • Benefiting from proximity to major local employment hubs (Stockley Park, Heathrow, Central London, Reading and Maidenhead) • Close to good local schools, colleges and universities (University of West London in Ealing and Brunel University in Uxbridge) • Within the Southall Opportunity Area Planning Framework • Within the Southall Housing Zone

WELL CON N E C T E D • Crossrail due to arrive in 2019: Heathrow 8 mins, Paddington 12 mins, Bond Street 17 mins • Improved bus routes proposed • The adjacent A312 dual carriageway provides links to the M4, A40 and M25

We would be pleased to discuss your potential interest and requirements in more detail. For further information and to arrange a meeting, please contact our Commercial Property Director, Bruce Strong.

Call: 07818 636267 or email: bruce.strong@stjames.co.uk

A proud member of the Berkeley Group of Companies

Developers A2Dominion and Rydon have been transforming the Green Man Lane housing estate in West Ealing into an attractive, safe and sustainable community where people are proud to live.

Community-led regeneration in Ealing

The £155m regeneration will be completed in 2022 providing over 700 homes, a café, community buildings and quality public open spaces. The adjacent primary school, St John’s, will be expanded to a three form entry to accommodate the needs of the growing community. The first of four phases at Green Man Lane has now completed with 168 mixed tenure properties. Phase 2 of the development, which will provide a further 187 new homes, is currently under way.



ealing in london




editorial director: Siobhán Crozier deputy editor: Maria Shahid chief reporter: James Wood head of design: Rachael Schofield art direction: Smallfury Designs prOduction assistant: Christopher Hazeldine Business development director: Paul Gussar Office manager: Sue Mapara subscriptions manager: Simon Maxwell Managing director: Toby Fox cover IMAGE: The Ealing Challenge IMAGES: JZA Photography, OTCN, Dan Tsantilis, Ealing Council, Catalyst, Countryside, Ealing Music and Film Festival Trust, Ferrero, Mermaid Quay | Cardiff Waterfront, Gap Filler, St George, Crossrail, Crosstree, A2Dominion, British Land, Land Securities, GVA, iceni, Willmott Dixon, Aviva Investors, Andrea Raffin / Shutterstock.com, The Gym Group, Eden Fitness, Virgin Active Printed by: Bishops Printers


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


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12_the ealing challenge

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News – the latest twists and turns in Ealing’s regeneration story Ealing is gleaning international inspiration for its regeneration projects, looking to Wales, France, the USA and even New Zealand for ideas

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Five new Crossrail stations will place Ealing within easy reach of central London


We locate the borough’s opportunity sites and regeneration schemes

Better, bolder, braver: we track progress of the award-winning Ealing Half Marathon Five of the best, transformative schemes meeting the Ealing challenge

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Health and fitness is enjoying a surge of investment. From health clubs to luxury pampering, Ealing is working out


Developers are being sought for a major opportunity at Ealing Town Hall

375 Kennington Lane, London SE11 5QY 020 7978 6840 3foxinternational.com Subscriptions and feedback: ealinginlondonmagazine.com © 3Fox International Limited 2015. 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.


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

issue six/spring ‘15


Published by:

Shared Living for the Young, the Ambitious and the Curious We are proud to be contributing to the regeneration of Ealing Borough of London by pioneering a new way of living with The Collective Old Oak.


ealing in london


Projects and initiatives from Ealing’s regeneration

Training at the Manor House Southall Manor House is to be transformed into a training and enterprise hub for those pursuing a career in the hospitality industry. The project will see the 16th century building extended to make space for a purpose-built kitchen wing, a restaurant for training in hospitality skills, and an area for community events. Ealing Council has named the scheme DISH (Dine in Southall). The authority will deliver it in partnership with the Greater London Authority, West London College and the University of West London. Placements will be offered from April 2016. The authority has so far secured funding of more than £1 million towards the creation of the hub, while a further £770,000 will be supplied through the London mayor’s regeneration fund. Councillor Julian Bell, leader of Ealing Council, said: “Dine in Southall is an innovative project that will secure a better future for the area. It will bring a historical gem back to life, while providing local people with chances for training, learning new skills and finding employment.” A detailed planning application will be submitted later this year.

Southall named among housing zones Southall is one of the first nine areas in the capital to be designated by the Greater London Authority (GLA) as a housing zone. Ealing Council’s successful bid means Southall will receive a share of £260 million, provided by the GLA to accelerate housebuilding on brownfield sites across London. The new housing zone will deliver 4,345 new homes, 1,785 of which

will be affordable. The zone will also improve the station arrival point for Crossrail and allow for infrastructure improvements to help connect sites across Southall. Councillor Julian Bell, leader of Ealing Council, said: “Southall is being transformed through unprecedented investment which will secure its future as one of the premier towns in west London to live, work and visit.” issue six/spring ‘15




New primary school places in Ealing

Acton Gardens development springs to life Developer Countryside is making progress on its Acton Gardens scheme in Ealing. Building work is nearly complete on phase two of the scheme, which features one, two and three-bedroom apartments, designed by awardwinning architect Alison Brooks. The first occupants will move into these properties in May 2015. Phase three is on-site. It will see the construction of 208 one, two and three-bedroom apartments, 15 three and four-bedroom maisonettes and 17 four-bedroom houses. The houses on the development are designed by Maccreanor Lavington architects, and are being built across a mansion block and two terraces of town houses.

Units designed by architect Stitch Studio will complete the development adjacent to the South Acton Overground station. Planning applications have been submitted for phases four and five of the scheme, which will feature 107 and 241 units respectively. These are scheduled to be on-site before the end of 2015. Progress is also being made to establish a design brief for a community hub – as well as commercial and retail space – for phase six of the scheme. A competition to select an architect is currently taking place, with a decision to be made by Countryside in March. Residents and community groups are being extensively consulted over the plans.

Ealing Council is creating new primary school places in Southall and Acton for the academic year starting in September 2015. An investment of £5 million will be used to expand Beaconsfield Primary School in Southall, allowing the school to temporarily increase the number of children in its reception year group (for children aged four to five) from 30 to 60. This arrangement will become permanent in 2016, and the school will continue to admit another 60 pupils each year, eventually creating an extra 210 places. The Ark Byron Primary Academy will open in Acton this September, and will admit 60 reception pupils each year, eventually creating 420 spaces once the first set of students admitted reaches the last year of primary school, year six. The school will temporarily share premises with Ark Priory Academy, also in Acton, while their new building is constructed near Acton Park. Councillor Binda Rai, cabinet member for children and young people, said: “We are constantly exploring opportunities to ensure we provide enough school places for our growing population. We will continue to respond to local demand where needed. “These latest projects will help to ease pressure in Southall and Acton and give more children the opportunity to get an education at a local primary school.” The council said it is also working to create new high school places in the borough, and is hoping to expand existing secondary schools.

ealing in london

Sweet signing at former GlaxoSmithKline site

All smiles after Ealing Music and Film Festival The Ealing Music and Film Festival attracted around 2,000 punters for its third run. A sell-out performance by international violinist Tasmin Little at St Barnabas Church attracted 400 people, an event that “stole the show”, according to chairman of the Ealing Music and Film Festival Trust, Patrick Chapman. There was a variety of music on show, including rock and

blues at the Red Rooms in Ealing Broadway. Polish films were played, tying into the theme for 2015: “The deep human and cultural heritage shared by Britain and Poland.” Ealing is home to the largest Polish community outside of Poland. Speaking after the festival, Chapman said: “It was a fantastic success. After every event people left with smiles on their faces.”

Planning body approved by government Plans for a new Mayoral Development Corporation to oversee the building of 24,000 homes in Old Oak Common and Park Royal have been approved by secretary of state Eric Pickles. The project could create 55,000 jobs. Pickles will now lay an order before parliament to establish the Old Oak and Park Royal Development Corporation, which is expected to come into existence in April 2015. Once established, it will be responsible for determining planning decisions across the region, a responsibility which is usually assigned to local authorities. London Assembly members have thrown their support behind the proposals. It is hoped that the corporation will spearhead

the regeneration of a 950-ha site that straddles the borders of Ealing, Hammersmith and Fulham, and Brent. The site has been earmarked as a regeneration hotspot following the announcement that a High Speed 2 and Crossrail station will be built at Old Oak Common by 2026. The new station will be the size of Waterloo, handling 250,000 passengers a day. London mayor Boris Johnson said: “By 2030 the sprawling industrial land at Old Oak Common could be a thriving new district teeming with tens of thousands of new homes and jobs.” If established, the corporation would also take on statutory powers relating to infrastructure, regeneration, land acquisitions and financial assistance.

The confectioner Ferrero has been confirmed as the occupier of the G1 building at a 9.3-ha site in Greenford, Ealing, which was formerly the headquarters of healthcare company GlaxoSmithKline. In November 2014, planning permission was granted to Stolkin Greenford – a company established specifically for the purpose of regenerating the site – to transform it into a mixed-use scheme, which will create homes as well as open space, with retail, leisure and community uses, in addition to enhanced cycling and pedestrian links. The Grade II-listed Glaxo House will be converted into residential units. A programme of refurbishment and fit-out is to start on Ferrero’s new headquarters, as staff prepare to move from their current location in Watford to occupy G1, in Greenford Square. A spokesperson from Ferrero said: “This heralds a new phase for our business in the UK and we believe the move will create new opportunities and help meet the future needs of our company. We are looking forward to being an active member in the community and to working closely with Ealing Council and Stolkin Greenford to bring value to the local area.”

issue six/spring ‘15




Second phase begins at Green Man Lane Building work has begun on the second phase at the £155 million Green Man Lane development in West Ealing, which will eventually provide more than 700 homes. The latest phase will see 187 homes built, 61 of which are being marketed as affordable. Properties will consist of one, two, three and four bedrooms, of which more than 20 will be accessible for wheelchair users. Work has also started on building a public pathway to link the south and north of the development. David Price, A2Dominion’s regeneration director, said: “The Green Man Lane project demonstrates our long-term commitment to invest in

Ealing, where we already own and manage around 3,500 properties. “The borough continues to attract new business and investment, and we are delighted to play a part in its ongoing development.” Plans for the third and fourth phases are in place, with a further 300 homes, community facilities and a new school expected on-site by 2020. A community and arts cafe will launch at the development later this year. In January A2Dominion was on schedule when it completed its £10 million regional headquarters in Ealing. The Uxbridge Road site features 2,800sq m of office space. Staff moved into the building in mid-February.

Ealing at MIPIM “Ealing is a thriving part of London, a great place to live, work and enjoy,” said Ealing Council’s assistant director of regeneration and planning policy, Lucy Taylor. “Investors have recognised that, and are clamouring to develop in the borough. The challenge for us is how we can keep improving, making sure that the whole is more than the sum of the parts. Our challenge to developers and investors is to deliver more innovative and even higherquality ideas and schemes, in terms of developments and also lifestyle improvements for our residents and commercial occupiers. We have to make the best better.” Ealing Council will unveil a series of initiatives and targets for the Ealing Challenge at MIPIM in March 2015 and invites developers, investors and their advisers to meet the team at the event. The private sector delegation that is funding the council’s attendance will be hosting an invite-only dinner with the Ealing delegation and a panel discussion with Ealing Council’s executive director for regeneration and housing, Pat Hayes. A meet and greet will also take place, which will be an open invitation to MIPIM delegates to discuss the forthcoming mixed-use redevelopment of Ealing Council’s civic centre and other schemes.


which will see Crossrail arrive in 2018 / 2019

- the redevelopment of the site will complete the high street along The Broadway, create an important new pedestrianlane through the town centre, lined with shops and cafes, and deliver around 200homes - designed by Allies & Morrison, the proposals include a series of beautiful gardencourtyards set above the retail as well as a taller building of significant architectural quality - a planning application will be submitted this Spring

www.9-42THEBROADWAY.com A view from Haven Place looking West towards Christ the Saviour Church


The Ealing Challenge: international

On the waterfront in Cardiff Bay, and Mermaid Quay (right).

Beyond the horizon

Developers compete for the best sites, councils want deals that offer maximum benefit for residents and the local economy. But they also want creative thinking, genuinely imaginative ideas for regeneration projects – this is the Ealing challenge. Ealing in London journeys near and far to cities of population sizes similar to this west London borough: Nice, France; Cardiff, Wales; Newark, New Jersey; and Christchurch, New Zealand – where James Wood finds out what inspiration their regeneration projects might offer Ealing

ealing in london

What sort of development will deliver sustainable regeneration to benefit future Ealing generations? How will the borough meet the demands posed by a changing population? How can Ealing attract global businesses and enable smaller companies to grow, helping to boost employment? These challenges face the council’s leading politicians, executives, planners and regeneration specialists. While Ealing can list good examples of innovative projects in recent years, looking at successful regeneration in places with a similar number of people can help influence future development in the borough. The journey starts in the Welsh capital, where large-scale regeneration has changed perceptions of the city.

Cardiff, Wales, UK

Reuniting the city with its waterfront. This was the challenge for the Cardiff Bay Development Corporation, set up in 1987 to regenerate the 1,110-ha site – an area covering one sixth of the city. By 2000, the colossal project had transformed the area, with the development of a 200-ha freshwater lake, as well as homes, office space and commercial and leisure facilities. Cardiff Bay’s popularity steadily rose. Waterside projects are under way in: Alicante in Spain; Bari, Italy; and Porto, Portugal; all places with similar population sizes to Ealing. Projects at European ports might not be transferable, but according to the Canal & River Trust, Ealing has 10 miles of

waterways. How much is utilised? Southall Gasworks on the Grand Union Canal is being developed by St James. The mixed-use scheme will feature 3,750 homes and 47,250sq m of commercial space. Iceni Projects is developing the Greenford GlaxoSmithKline site, a mixed-use scheme for employment, residential and leisure use, with a 3,100sq m cinema – part of a canalside leisure hub featuring a food store, restaurants and cafes. These schemes have potential to open up the canal, according to Lucy Taylor, assistant director of regeneration and planning at the council. But what aspects of a project as vast as Cardiff Bay translate to Ealing’s waterways? According to Visit Wales, on the boardwalk at the bay’s commercial-led Mermaid Quay scheme: “you could be forgiven for thinking you were on the Med”, with terraced restaurants on the waterside. People relax on boat trips and the Wetlands Reserve, formed from salt marshes and mud flats on the edge of the bay after it was permanently flooded, is a perfect spot for birdwatching. It even features a children’s playground with models of shipwrecks buried in the sand. For a formerly derelict area, Cardiff Bay has had a transformative effect. With contemporary developments springing up on Ealing’s canals, there may yet be potential to make the waterways a sought-after destination for businesses, visitors and potential residents. issue six/spring ‘15



The Ealing Challenge: international

Christchurch, New Zealand

The 2011 New Zealand earthquake devastated one of the country’s biggest cities, Christchurch, killing 185 people and injuring 164, damaging thousands of buildings, roads and bridges and displacing many of its citizens. The catastrophe required incredible efforts to rebuild the city over the last four years and differing opinions about how this should be achieved resulted in slow progress. Buildings remain boarded up – restaurants and bars along the river are still closed and 8,000 homes have been analysed as ‘redzone’, with damage to the land so bad it is unlikely it could ever be rebuilt on. But the resilience of residents who have stayed in Christchurch after the earthquake has led to creative uses of derelict buildings that could serve as Gap Filler creates innovative ‘meanwhile’ uses on Christchurch’s earthquake sites.

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inspiration for Ealing, when meanwhile uses on sites are being considered. The organisation Gap Filler, set up after Christchurch’s first earthquake in 2010 and expanded after the much bigger quake in 2011, temporarily activates vacant sites for creative projects, with contributions from artists, architects, landowners, librarians, designers, students, engineers and dancers. Interesting uses while awaiting the city’s regeneration need not only be the responsibility of the private and public sectors, but the community can have a vital impact too. The first project was to transform an empty site into a temporary garden cafe, hosting pétanque, live music, poetry readings and an outdoor cinema. It was what the locals had wanted, as many such places had been destroyed in the earthquake. Gap Filler’s projects became more imaginative, even madcap, generating fun times to heal a scarred city.

Dance-O-Mat was one innovative idea for a vacant city site, set up in response to the lack of places for people to let their hair down and dance. The site was turned into a custommade dancefloor, allowing punters to plug an iPod, mp3 player or smartphone into a coin-operated washing machine rescued from an abandoned laundry, which powers four speakers. The risky venture has paid off – thousands have enjoyed using DanceO-Mat at three different city sites since its inception, with the coin machine activated for 600 hours in the first three months. Salsa, flamenco, break dance, swing and belly dancing have been some of the classes and clubs. Even Prince Charles and Camilla enjoyed Dance-O-Mat on a whistle-stop tour of the country in 2012. Whether Charles belly-danced or not is unknown, if not unthinkable... The Pallet Pavilion project created

a temporary events centre built with shipping pallets. Relying on the work of volunteers, it is testament to the power of the community that the project not only raised NZ$80,000 (£38,905), but is one of seven finalists at the International Award for Public Art, initiated by two arts magazines in China and America. An award ceremony is scheduled for summer 2015. The RAD Bike workshop project enabled people to learn to fix their bicycles, while the “world’s first postdisaster golf course” spread out over gravel-filled lots across the city. Progress to regenerate a place can be painstaking and it does not take the catastrophe of an earthquake for a site to wait years for the right development. Gap Filler’s projects are indicative of how engaged communities can provide positive regeneration and how, from the most unlikely circumstances, innovative creative uses can be brought to work on vacant sites. issue six/spring ‘15



The Ealing Challenge: international

The mirror of water at the Promenade du Paillon, Nice.

Nice, France

Ealing’s open spaces are abundant – there are more than 100 in the borough, according to the council. Making effective use of such a vast number of parks and allotments can be a challenge. To be inspired by large-scale, sustainable and green development, Ealing’s regenerators might look to the south-east corner of France. It may not be obvious what Ealing has in common with the French Riviera, but the city of Nice has a similar-sized population to Ealing and is home to La Coulée Verte, ‘The Green Corridor’ development. The four-year project to link the city’s green spaces to its attractions, helping to boost the area’s desirability and benefiting the existing community, was completed in October 2013. Twelve hectares of parkland in the city centre – the Promenade du Paillon – now links Nice’s National Theatre and Museum of Contemporary Art

with the Promenade des Anglais along the coast, cutting through existing green spaces such as the Jardin Albert Premier and past the heated outdoor concert hall, the Théâtre de Verdure. Demolition of the former bus station (widely regarded as an eyesore) has cleared views of Nice’s historic facades and old town. Attention to sustainability and biodiversity has given the scheme ecological credit. There are now 1,000 trees, 61,730 shrubs and 55,364 hardy plants at the park. Recycled materials were used for outdoor furniture and energy-saving lights were installed for enhanced safety, making the area a place where people would want to visit but also ensuring its green credentials would be up to scratch. A unique feature in the Promenade du Paillon is the mirror of water – a 2,800sq m lake which has a thin film of water and 128 water jets. When

the scheme was completed, visitors were treated to a ‘dancing water’ show, which gave the illusion of water jumping on the lake in time to music – sporadic spray jets of water still catch park strollers unawares. The sound of children is heard, playing among giant structures of whales, dolphins, turtles and octopuses. The park is also primed for artistic and cultural events. Like Ealing, Nice hosts a popular – though slightly more famous – summer jazz festival, held in the Théâtre de Verdure. Concerts of other music genres are also staged, with past acts having included Frank Zappa, REM and Santana. The project has boosted Nice’s reputation as a sustainable city to live in and improved its green credentials. It has overcome specific obstacles in linking the city’s open spaces, but elements of the imaginative uses of open space could offer models for Ealing to adopt.

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Newark, New Jersey, USA

Many central areas of big cities have become unaffordable, forcing people out to the suburbs or commuter towns. New York and London are among the world’s biggest examples. Populations in outer London boroughs are growing. Ealing’s diverse demographic numbers 342,500 residents, (Office for National Statistics 2013). This is projected to rise during the next decade, as London grows. How best to accommodate these residents? In the eastern USA, Newark is a model commuter city for people working in New York, located in the

state of New Jersey, 10 miles west of Manhattan. With its own airport, cheaper rental rates and excellent connectivity to New York, Newark is a popular place to live and invest. The city’s progression is evidenced by ongoing construction projects in downtown Newark and the presence of global companies such as Panasonic, Verizon and Prudential demonstrate its prosperity. The Prudential Centre arena hosts ice hockey (home to the New Jersey Devils), basketball (the Seton Hall Pirates) and music concerts. Newark’s economic development agenda encourages the growth of small

businesses and it would appear bigger companies are on side, with Prudential Financial hosting a business summit in January 2015 to help foster growth. The event took place at the New Jersey Performing Arts Centre (NJPAC, left) – a venue which symbolises how the city has been transformed from a place previously lacking in cultural activity. Opened in 1997, the venue is home to the New Jersey Symphony Orchestra. With a concert hall and four theatres, the centre has attracted around nine million visitors since, and calls itself the artistic, cultural, educational and civic centre of the city. The organisation is now working with the developer Dranoff to build One Theatre Square opposite the NJPAC – a 22-storey glass tower, with 242 apartments, 1,390sq m of ground floor retail and 281 parking spaces. In an interview with The Guardian, the CEO of the NJPAC, John Schreiber, told Xan Brooks: “The role of an urban arts centre needs to be a holistic one in terms of the growth of a city. And if we are to be a place of civic engagement we also need to develop and encourage the growth of a 21stcentury community. We need a mix of incoming residents together with the older residents. That can only make the city healthier in general.”

the ealing challenge “Specific development challenges may be unique to each place – but we think lots of great ideas can be adapted to work anywhere. This is what the Ealing challenge is about – so we are inviting developers, architects, anyone who wants to work with us, to really think differently and bring forward the genuinely original ideas that will produce solutions to our regeneration challenges” Lucy Taylor, assistant director of regeneration and planning policy, Ealing Council issue six/spring ‘15


Ealing is changi

Key information

Future plans

• British Land bought Ealing Broadway Shopping Centre in 2013 and has now developed a comprehensive masterplan to refurbish and extend the centre • The mixed-use scheme currently has over 70 retail and restaurant units, a gym, 100,000 sq ft of offices, a night club and 800 car spaces. Annual footfall is circa 20 million • Ealing is one of London’s affluent suburbs. The shopping centre will benefit from significant levels of development in the borough, including a new cinema anchored leisure scheme, the Dickens Yard residential quarter, Benson Elliot’s residential scheme on the Broadway linking to the station and Crossrail which completes in 2018

The first phase of a £12.5 million refurbishment of the shopping centre completed in December 2014, which allowed British Land to create a new restaurant quarter in The Colonnades The rest of the works (comprising new flooring, ceilings, lighting and improved signage) will be completed by December 2015 The Town Square will become a welcoming focal point for the community and the retail units on the Broadway will have a new modern façade, complementing a dramatic double height entrance to the centre

Location Ealing Broadway is an attractive convenient shopping destination in West London, well located in the centre of Ealing and close to the train and tube station. It dominates the retail offer in the town centre and has an annual footfall of around 20 million. It has an affluent catchment of 1.8 million people, with nearly half (46%) in the key retail spending group of 25-44 year olds.

About British Land British Land is one of Europe’s largest Real Estate Investment Trusts (REITs). UK retail assets account for 54% of its portfolio. Comprising around 25 million sq ft of retail space across shopping centres, retail parks, superstores and leisure assets, the portfolio is modern, flexible and adaptable to a wide range of formats. Active asset management delivers space which is attractive and meets the needs of both retailers and consumers. Further information about British Land can be found on the website at www.britishland.com.



Frogmore, Galliard and O’Shea 20 The Ealing Challenge: New neighbourhoods have been building award winning properties across London for over 50 years and are proud to be working together with Ealing Council in contributing towards the future Regeneration of Ealing

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Founded in 1961, Frogmore has extensive UK investment knowledge and experience and is a manager of private equity real estate funds.


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Galliard Homes have been building award winning properties across London, the World’s leading Capital City, for over 20 years.


Building Contractors & Developers Operating throughout London and the South East since 1966


ealing in london

Birth of the cool The old queen of the suburbs is dead, usurped by a cool democratic crowd sweeping away the edge-of-town atmosphere for an interesting, edgier urban vibe in the newest neighbourhoods, renewing Ealing from the roots up. As Paul Coleman reports, five Crossrail stations put parts of the borough within minutes of central London New neighbourhoods rise from west London soil, as developers, businesses and housing providers show increasing confidence in Ealing. The market in leafy, residential areas remains solid and highly desirable. But swathes of Ealing continue to undergo vital transformation spurred by Crossrail’s imminent arrival in 2018. New homes feature modern appliances, practical use of space, light and enhanced public realm, offering alternatives to older rented stock. There is more to come as potential development sites dot the borough. New neighbourhoods augur well too for Ealing’s increasing population. More people live in this borough than in cities such as Belfast or Cardiff – and it has a younger population than many other London boroughs. Younger professionals may look to Ealing’s new neighbourhoods – Acton Gardens, North Acton and central Ealing – to buy their first home. Buyers across the budget range see Crossrail intensifying Ealing’s vibrant markets for homes, jobs, offices and shops. issue six/spring ‘15



The Ealing Challenge: New neighbourhoods

Crossrail comes to Ealing Broadway, increasing demand for homes.

Demand has stepped up as the word spreads – the new east-west London rail link will reduce journey times between a wholly modernised Ealing Broadway station and central London to a mere 11 minutes. Ealing Council has already received plaudits for its efforts in the area around North Acton underground station, part of wider plans for the 950-hectare Old Oak Common area. New homes already sit alongside North Acton’s cluster of creative, media and new technology companies. The Victoria Heights (top right) mixed-use scheme sits next to the tube station – and close to Park Royal’s vast business area. It provides 150 homes with a mix of tenures, as well as commercial and retail space. The Station Square project creates a community space in this expanding neighbourhood. Ealing’s executive director for regeneration and housing, Pat Hayes, says North Acton typifies the council’s aim to create balanced communities: “We want places for people on middle incomes – rather than have a polarised market for the wealthy and poor.” Nearby at Portal Way (right), Crosstree bought Carphone

“When I came across Acton Gardens, I knew it was home. There’s fantastic space and parkland, which I can enjoy from my balcony”

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Warehouse’s 14,089sq m headquarters for around £40 million, after the phone company merged with Dixons. This is Crosstree’s first investment outside of central London, according to Property Week: “in an attempt to take advantage of the huge infrastructure investment going into west London”. Matt Mason of Crosstree says the site has a bright, long-term future. “We believe there is an opportunity to create a new part of the neighbourhood.” More than 1,000 staff could be working at offices next to North Acton station – with potential to create homes, shops, restaurants and community facilities. Two minutes’ walk from North Acton station sits City & Docklands’ Portal West Business Centre. With 10 spacious units, this site has potential to host new businesses and create jobs. Ivan Sacks of City & Docklands says plans to build apartments and commercial space are well advanced. “People who live in the Portal West apartments might work in the adjacent commercial spaces,” says Sacks. “Portal West will attract new people to North Acton.” Crossrail will also serve Acton Main Line station – and the new rail link bodes well for the £600 million transformation of nearby Acton Gardens, Ealing’s biggest estate. Ealing Council selected a partnership between Countryside and L&Q to deliver 2,600 homes, a community hub, retail centre, cafes and enhanced parks. Of those homes, 1,175 will be affordable. “When I came across Acton Gardens, I knew it was home,” says Sabina, a new resident in Liberty Quarter, the second phase of the development. “The price is really reasonable for a high-quality apartment. There’s fantastic space and parkland, which I can enjoy from my balcony.” Liberty Quarter offers 60 one, two and three-bedroom apartments and three and four-bedroom duplexes. “With its close proximity to five underground and rail stations and the arrival of Crossrail, it’s ideal for my lifestyle,” adds Sabina. “Another great benefit is being able to get to Heathrow airport in under 30 minutes, as I often have to go abroad.” Andrew Loveday, sales and

marketing director of Countryside, says the neighbourhood offers a sense of place and security: “The development has been highly successful.” Jehan Weerasinghe, L&Q’s head of neighbourhood investment, adds: “It will be a mixed income community which makes businesses, schools and the community itself more sustainable.” Hayes says Copley Close also offers quality homes in a new neighbourhood – the Hanwell estate is undergoing major regeneration in partnership with residents. The Greater London Council built Copley Close in 1979 but then government funding stopped; the estate suffered a lack of investment – and was run-down by the time it was handed to Ealing. The council stepped in wholesale on Copley Close after a previous attempt to find a partner ended in 2011. Countryside and L&Q’s £600 million transformation of Acton Gardens.

issue six/spring ‘15



The Ealing Challenge: New neighbourhoods

A new neighbourhood for Acton Gardens, and Ealing Broadway Shopping Centre.

Regeneration consists of 200 new homes and more than 550 refurbished properties for full market sale and rent, affordable discounted and social rent. Radically transformed community facilities and surrounding public realm are also part of Ealing’s high quality Copley Close solution. Similarly, Catalyst Housing is working with residents to redevelop the Friary Park neighbourhood in Acton to deliver high-quality, energy-efficient homes. Catalyst, then Ealing Family Housing Association, bought the estate in 1987. With Crossrail’s arrival boosting local house values, Catalyst will fund new high-quality homes in the social rented sector by building extra units for sale. Visitors to central Ealing already see changes materialising ahead of Crossrail. St George’s mixed-use

Dickens Yard development blends neatly with its setting, made up of the Old Fire Station, stable block, Christ the Saviour Church and the Grade II-listed Ealing Town Hall. (See page 58) The phased project, due to complete in 2018, delivers 698 apartments to Ealing’s town centre, including a tranche of 150 affordable homes via housing association, Catalyst. Some one-bedroom flats are already valued just shy of £600,000 and two-bedroom apartments at nearly £750,000 – signs of the demand in Ealing’s housing market. Ian Dobie, managing director of St George West London, says: “With Ealing’s great transport links and amenities, our purchasers recognise that we are creating an exquisite place in a special location.”

British Land plans to revamp the 30-year-old Ealing Broadway Shopping Centre. With shopping patterns shifting online, British Land and Ealing Council grasp that retail destinations need more leisure facilities, cafes and restaurants. Charles Maudsley, head of retail for British Land, says: “The acquisition of the front section of Ealing Broadway Shopping Centre unlocks opportunities to develop the centre by improving the retail mix and leisure offer.” Nearby, the phased evolution of 1-8 The Broadway involves redevelopment of the old Arcadia Shopping Centre, a 1.78-ha site, close to where Crossrail services will call at the remodelled Ealing Broadway. The scheme, by Allies and Morrison, entails redevelopment of 25 small units into three large stores, with TK Maxx, Morrisons and McDonalds as occupiers. Last November, Benson Elliot announced that it had sold 1-8 The Broadway and its Ealing Cross office building to Pramerica, in two deals worth a total of over £100 million. Commenting at the time of the sale, Trish Barrigan, senior partner at Benson Elliot, said: “We’re believers in the investment attractions of Ealing, and pleased with the role we’ve played in the transformation of that community’s town centre. We’ll now focus on the remainder of the Broadway site, working with planning officials and community groups to conceive an exciting retail and residential offering for Ealing’s Crossrail gateway.” Crossrail underpins the viability of St James’ (part of the Berkeley Group) development of upwards of 3,750 homes at the 32.4-ha Southall Gas Works. The scheme includes a primary school and open spaces, and will be delivered over the next three decades. Crossrail promises a 13 minute journey time for residents commuting between London Paddington and Southall’s new neighbourhoods. Other potential Southall development sites are being explored. But it’s not all about reduced journey times. Hayes sees a need for genuinely affordable private-rented homes across Ealing. “We want to bring affordable rented housing to Ealing for people who can’t commit to a mortgage,” says Hayes. “A supply of good-quality, rented housing is very important.”


Countryside is supporting ealing CounCil at MipiM 2015 Countryside is proud to be working in partnership with public and private sector organisations to regenerate housing estates and to secure the provision of high quality mixed-use and mixed-tenure schemes. Together with our local authority and housing association partners, we are currently developing 17 schemes across London. We regard partnering as key to delivering this and having a successful track record of redeveloping more than 44 estate regeneration schemes since the 1980s.


We are working with our partners L&Q, Ealing Council, local residents and businesses to regenerate South Acton, Ealing’s largest estate, by building 2,700 new homes, new retail units and community facilities. 1 2 3 4

Acton Gardens Masterplan CGI of Phase 3 CGI of Phase 3 Phase 1 of Acton Gardens



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work in progress Key developments planned, what’s under way and what is being delivered across Ealing’s main regeneration sites




























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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

Mainline station Underground station

1. C  rossrail (see key, left): Ealing Broadway, West Ealing, Southall, Hanwell, Acton Main Line 2. U  niversity of West London 3. F  ilm Quarter 4. Ealing Town Hall 5. S  outhall Big Plan 6. 1-8 The Broadway 7. G1 issue six/spring ‘15

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Ealing Broadway New proposals for the major improvement of Ealing Broadway station by Bennetts Associates Architects include a glass facade with a much wider entrance to improve access and allow more light in. The design also incorporates a long, curved canopy running the length of the forecourt. Inside, the ticket hall will be much larger, with space for 17 standard ticket gates and one wide gate, as well as four new lifts, new toilet facilities, platform extensions to accommodate Crossrail trains and improved signage and help points.

Work on the station is expected to start in October and will take approximately 14 months. Full Crossrail services will run from December 2019, cutting journey times from Ealing Broadway to Liverpool Street from 35 minutes to 18 minutes and Bond Street from 23 minutes to just 11 minutes. Councillor Julian Bell, leader of Ealing Council said: “The council was determined to secure a high-quality station for Ealing Broadway and has worked hard with Crossrail to ensure the designs match Ealing’s aspirations. “The council is also currently

finalising further plans which will transform the entire area around the station, as well as improve safety and transport links, and upgrade the look and feel of the area. These plans will be announced shortly.” Matthew White, Crossrail surface director, said: “Ealing Broadway will be a key stop on the Crossrail route and we understand the need to provide local people with a much better station building than they have at the moment. Crossrail will provide a step change in public transport for people in Ealing – better stations, new and longer trains and faster journeys.” issue six/spring ‘15




West Ealing Manor Road in West Ealing will be the site for a new station building. The upgraded station will have a larger ticket hall and a new footbridge with two lifts offering step-free access between street level and all platforms. Platforms three to four will be extended to accommodate the longer Crossrail trains and passenger facilities will be

improved throughout the station. Work will start on-site in mid-2015 and be completed by early 2017. The urban realm improvements around the station will also be made as part of the station upgrade. They include innovative lighting, seating and a cycle hub, as well as a new forecourt with space for a pop-up cafe.

Southall An entirely new station building will be constructed at Southall with a much wider station forecourt to create a transport interchange. Ambitions for the new station are to provide a larger ticket hall, as well as connecting footbridges, and all platforms will have step-free access: platforms 1-4 will be extended to accommodate the longer 10-car Crossrail trains. Passenger facilities will be much improved with an emphasis on lighting and information and security services. Work is expected to start on the new station by mid-2015 and will take roughly a year to complete.

ealing in london

Hanwell Minor works are anticipated to start in Hanwell in late August and to be completed by the autumn. The plans are to upgrade the station’s toilet facilities, signage and passenger information systems. Discussions are taking place with Transport for London regarding lifts within the station and a possible secondary entrance. Improvements to space outside the station include an enhanced forecourt, with plans to reopen the rear station entrance comprising flexible parking, cycle storage and public seating.

Acton Main line A brand new station with larger ticket hall will be created at Acton with footbridges connecting to the south of the existing station on Horn Lane. New footbridges and lifts within the station will provide step-free access between street level and all the platforms. The extension of platforms two to four will be carried out to

accommodate the new 10-car Crossrail trains, and passenger facilities will be improved with a focus on lighting, security and information systems. A bid has been made to upgrade urban realm around the station to complement the building. Work is expected to start on it by mid-2016, with completion by mid-2017.

issue six/spring ‘15


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University of West London The University of West London’s £34 million Future Campus project is continuing apace. In September 2013 the newly refurbished student union building opened, including a bar, lounge, cafe and gym. So too did the new performance space for students of the London College of Music, offering a state-of-the-art, advanced sound system as well as a new stage. The newest section of the Future Campus project opened in January. The brand new building focuses on a large atrium and has a new library, refectory, bookshop, and at its centre, the Heartspace – a social area connecting the students’ union to the rest of the campus. Many of the university’s new cultural and arts facilities will be available for the community to use.

issue six/spring ‘15


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Film Quarter Land Securities has developed a scheme to transform the site of the former Empire cinema (which was demolished, except for the facade, in 2009) into a mixed-use film quarter. The £100 million leisure quarter, designed by tp bennett, will feature an eight-screen, state-of-the-art Picturehouse cinema at its heart. A total of 161 one, two and threebedroom apartments will be created above the cinema, as well as a new public square and a mix of cafes, restaurants, bars and shops. During consultation on the scheme, which is expected to create 350 new jobs and boost footfall in the town centre, more than 90% of residents supported Land Securities’ plans. The developer was granted planning permission at the end of 2013 and Ealing Council made a compulsory

purchase order (CPO) to acquire the 1.05-ha site in July 2014. Work is expected to start in 2016 if the CPO is confirmed. An inquiry is due to be held in April 2015. Lyn Goleby, managing director at Picturehouse Cinemas, said: “This will be an exciting and unique development for the Ealing area. The cinema will reference the historical context of Ealing as a home of British film. “There is huge potential to build on the already diverse and creative mix of uses in the town centre and the development will be a very positive boost for the local economy.” Julian Bell, leader of Ealing Council, added: “This announcement is great news for Ealing and brings the building of a new cinema and the creation of a fantastic £100 million leisure quarter even closer.” issue six/spring ‘15




Ealing Town Hall Ealing Council is considering uses for Ealing Town Hall, which was built in 1887. Suitable town centre amenities, such as a hotel, restaurant, leisure, cultural and community facilities will be considered, along with the potential for residential units. The aim is to improve some underused spaces in Ealing Town Hall and to enable the whole building to be repaired and refurbished to a standard fitting its Grade II-listed heritage status. The council will continue to use part of the building for marriages, civic functions and council meetings and the function rooms will continue to be available to hire for a variety of cultural, leisure and social activities. The building will be leased, with the council retaining ownership.

Southall big plan Major road improvements are being carried out as part of the Southall Big Plan. Changes include resurfacing the road and installing four islands to allow pedestrians to cross the street more safely. Additional improvements will include wider pavements, better streetlights, new benches and bins, as well as tree-planting along The Broadway. Construction activity has been phased to minimise disruption

to the public, business and traffic. Councillor Julian Bell, leader of the council, said: “The Southall Big Plan has already begun to radically transform the shopping district to boost trade and investment in Southall. This stretch of Southall Broadway is notoriously one of the worst pedestrian collision hotspots in the borough and for the past eight months we’ve been working hard to make it safer.�

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Network Housing Group was formed in 1974. We’ve been building and managing affordable homes for local people for 40 years.

40 years of building homes for people in Ealing We are actively seeking more land and development opportunities.

We are experts in major regeneration projects and the development of new affordable homes. l We are the partner of choice for three large-scale regeneration projects in London delivering new homes for rent and private sale including: l £95 million for 447 homes on the Rectory Park estate in Ealing l £162 million for 1,674 homes at Stockwell Park and Robsart Village estates in Lambeth l £66.5 million for 229 homes on the South Kilburn estate in Brent l We are also redeveloping some of our own estates including a 142 unit scheme in Hertford. l Our new commercial brand, Network Living, is widening the range of homes and tenure options we can offer. We have a great track record over many years of working closely in partnership with local authorities, developers, contractors, landlords and residents.

For more information or to discuss an opportunity please contact our New Business team on: Telephone: 020 8782 4230 Email: newbusiness@networkhg.org.uk

issue five/spring ‘14




1-8 The Broadway Ealing’s main shopping centre has undergone a major transformation. The former Arcadia Centre now has three units, where it previously accommodated 27 smaller units, all of them fronting on to The Broadway. The 863sq m site is now home to tenants Morrisons, TK Maxx and McDonald’s. The 4,366sq m Morrisons store, which is set across the ground floor and opened in January, is London’s first new store in the chain’s ‘Fresh Market’ format. TK Maxx has doubled its presence in Ealing to 3,994sq m and McDonald’s has relocated to the corner space. Benson Elliot forward-sold the site to Pramerica Real Estate Investors for £37.4 million. This is the first phase of the redevelopment of the 1.13-ha site. Proposals for phase two include a pedestrian link between the station and The Broadway, lined with shops and cafes, as well as 200 new homes and public space improvements. Architecture and urban planning practice Allies and Morrison is working on designs for the second phase. A series of public consultation meetings on proposals took place at the start of 2015 and planning applications are expected to be submitted in spring.

Previously home to GlaxoSmithKline, the G1 building in Greenford Square is now set to welcome confectionery giant Ferrero UK. The producer of Kinder and Ferrero Rocher chocolates, as well as other well-loved classics such as Nutella and Tic Tacs, will relocate its headquarters to the modern, glass-fronted building later this year. A total refurbishment will be undertaken and Ferrero is anticipating moving the majority of its 140 UK staff into the building by the end of summer. Councillor Julian Bell, leader of the council, said: “We are delighted that Ferrero has chosen Ealing as the location for its UK headquarters. It is great news that another household name is choosing to move into our borough.” Charlie Cayton, Ferrero’s director of corporate affairs and communications, said: “Our decision to move reflects our longterm commitment to the UK market and our desire to invest in the local area, which is undergoing a significant and exciting period of regeneration. Ferrero is also keen to be situated in an area that allows us to be an active member in the community, while working closely with Ealing Council and other local authorities to bring value to the area.” The G1 building is part of a 9.3-ha plot, bought by Stolkin Greenford. Plans to transform the site include creating retail and leisure facilities and a public open space on a disused section of the site. The distinctive Glaxo House, built in the 1930s, will be sensitively refurbished into homes.

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The Ealing Challenge: SPORT

soul to sole The leafy streets of Ealing are perfect for fitness freaks to wear in their running shoes. The award-winning Ealing Half Marathon takes place every September. James Wood reports

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As summer turns to autumn, thousands of fitness fanatics cross their fingers for the rain to hold off as they gather in Lammas Park for the annual Ealing Half Marathon. Luck held out in September 2014 as the sun beat down and crowds flocked to the borough’s parks and streets to support the runners. Some held aloft boards with slogans, encouraging participating relatives and well-known locals, including the presenter of the BBC’s The One Show and daughter of council leader Julian Bell, Angellica. Participation in the half marathon has grown steadily since 2012 when it was launched by running enthusiast Kelvin Walker. Around 1,000 more people have taken part every year since then and its popularity has not escaped the notice of Runner’s World magazine, which declared it the “number one half marathon in the UK” in its 2014 Running Awards. The latest race attracted 6,500 participants, including children who joined for the final leg of the challenge. For adults, the 13.1-mile journey starts and finishes in the park, and is one of only three in London to take place on traffic-free roads, with runners passing scenic areas of the borough including Montpelier, Pitshanger, West Ealing, Hanwell and St Stephen’s. It was 2011 when Walker decided to resign from his job in the financial sector to focus on the not-for-profit event, spurred by his passion for getting people running. With an estimated 25,000 people having watched last year’s race, Walker says the community spirit in Ealing plays a big part in its success. This was underlined in 2014, when runners wore yellow armbands to spread awareness of the tragic case of the then missing teenager, Alice Gross, who was later found to have been murdered. The solidarity and sense of unity shown from Ealing’s residents drew widespread praise. Long races rely heavily on volunteers and many local residents get involved to help on the day, co-ordinating traffic, marshalling and handing out water. Five Anglican churches in the borough set up water stations and the Ealing Broadway Shopping Centre collects and recycles 20,000 plastic water bottles. Previous sponsors have

included such prestigious companies as Mercedes-Benz Brentford, and the leading charity for the event in 2015 is the Alzheimer’s Society. Runners are encouraged to raise money for it as well as charities of their choice. In Lammas Park, locals browse shops which are temporarily erected for the race. In the streets and parks, live music can be heard, adding to the sense of occasion. According to Walker: “Ealing’s beautiful parks, green spaces and the huge enthusiasm for sporting activities throughout the borough also have a huge impact.” The half marathon has inspired a series of running groups set up in the borough since the event was established, aimed at encouraging beginners into exercising regularly. They take place in Southall every Tuesday and Thursday evening. A longer-established group is the Ealing Eagles, which has been organising runs through the leafy local streets since 2009. Founded by Alan and Liz Brown, the group has grown significantly, and 45 of its members have signed up to take part in the half marathon in 2015. Alan Brown says: “Liz and I started Ealing Eagles after completing the 2009 Great North Run and really enjoyed running with 50,000 other people. “Then we got stuck on Kew Bridge when trying to get to [the running club house] West 4 Harriers for a session. These events spurred us on to start a club where we didn’t have to battle the irony of getting stuck in traffic in order to run with a group.” While the event is not directly organised by Ealing Eagles, several of its members play a role in the planning and organisation of it. For Walker, also a coach with the Eagles, passion for health and fitness in Ealing is on the up. He has already launched several new challenges for runners, including the Osterley Park 10k on 20 June 2015 and the Ealing Mile on the first Friday of every month, which are proving popular. Keeping fit and healthy appears to be high on the agenda for Ealing residents. Between the clubs, races and award-winning half marathon, sales of running shoes in the borough look to be secure for some time to come. issue six/spring ‘15


Catalyst Your partner for developing new homes

Our vision for Friary Park in Acton is to deliver over 550 new homes (subject to consultation and planning approval), including 224 new affordable homes for existing residents.

Catalyst: a developer with a difference.

Our 1,000 home regeneration of Wornington Green in north Kensington is creating a vibrant and mixed-tenure community and transforming the local urban landscape.

Catalyst are experts in mixed tenure development and regeneration, and develop new homes for sale, shared ownership and for rent. We currently manage more than 21,000 homes, including over 5,600 homes in Ealing and have plans to develop at least 2,000 new homes in the borough over the next 10 years. We have a long-term interest in every new neighbourhood that we develop and look to create new and improved places through creative design, effective urban planning and top quality long-term management. Our award winning involvement in the community is integral to this. We provide opportunities for local people and work with Local Authorities and others to support the wider social infrastructure.

www.chg.org.uk/mipim tom.titherington@chg.org.uk

Catalyst’s regeneration of the Havelock estate in Ealing will bring 922 new homes across all tenures, and provide new roads, community facilities, shops and improved public open spaces.

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High five

All around Ealing, schemes are transforming the borough, establishing homes within contemporary architecture, and delivering employment in commercial space, along with enhanced public realm, community and leisure facilities and new retail outlets. Huub Nieuwstadt looks at five of the best schemes that are meeting the Ealing challenge Green Man Lane Redevelopment of the Green Man Lane estate is a striking example of Ealing Council’s creative response to improving housing across different tenures in a harsh economic climate. Located west of central Ealing, Green Man Lane was a 1970s estate with challenges resulting in high levels of dissatisfaction among the residents. Proposals to transform the estate were drawn up after several stages

of community consultation. The ÂŁ155 million project is designed by the architects and masterplanners, Conran & Partners, with redevelopment delivered by Rydon and A2Dominion, in four phases over nine years. The scheme entails demolition of 464 units to make way for 714 homes. The first phase was completed in March 2014, with 168 properties now occupied by more than 500 people.

This phase consisted of 106 affordable homes, 49 in shared ownership and 13 privately sold. Eight homes for private rent have been created by reconfiguring ground-floor space. Properties vary from one to fourbedroom flats, maisonettes and houses, as more units of family accommodation are included. Previously a large number of smaller flats housed families. issue six/spring ‘15



The Ealing Challenge: Top Five

The scheme also includes new buildings and facilities for residents, children’s play areas, a low-cost gym, enterprise units and landscaping. The cafe was built as part of the first phase and was effectively donated to the community; it is run by a locally based operator and supported by local arts project, OPEN. The area for the second phase has been prepared, with old properties demolished, and is currently planned to be completed in 2017. This phase will add 187 homes – 126 for private sale plus 61 affordable. A notable feature of the scheme is the community heating system that also provides electricity in a cost-effective and environmentally friendly process. The first phase of the £155 million Green Man Lane redevelopment completed in March 2014.

The system is supplemented by solar panels, further reducing the carbon footprint. In total CO2 savings should reach 57%, assuring a level 4 rating from the Code for Sustainable Homes. Proposals for the scheme also include plans to expand St John’s Primary School, increasing capacity by 210 to support the greater number of families which Green Man Lane will accommodate. The new school places are being funded through the development of additional homes. A planning application has been submitted and, if granted, works could begin on-site later in the year. All 716 homes are planned to be completed by 2022.

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Dickens Yard Located just behind Ealing Town Hall, Dickens Yard is St George’s prestigious development scheme in the heart of Ealing. The penultimate phase – named Vista – is currently being marketed, and as Ealing in London went to press in March 2015, over 80% of Dickens Yard had been sold. Dickens Yard incorporates a new shopping street, designed to function as an extension of Ealing’s retail environment. When completed, the scheme will have 698 new apartments, three new public squares, offices, shops, restaurants and cafes. The development also features its own private health club and luxury spa. The central location makes Dickens Yard one of the focal points of Ealing town centre, creating a new quarter on a former council-owned car park, demonstrating what can be achieved through an imaginatively designed development in a vibrant urban setting. The residential elements of the scheme are of mixed tenure and about 22% of the units are affordable. Of the

homes that have already been built 70 are for the social-rented sector, 70 further units yet to be built will be in shared ownership and another 11 apartments were built and sold as Discount Market Sale for 80% of their value. The Skyline Apartments is one of Ealing’s tallest buildings, with each apartment having its own balcony offering panoramic views over the west London skyline. Architect John Thompson and Partners has incorporated heritage buildings into the design, an important feature of Dickens Yard. The Old Fire Station and stable block – both constructed in 1885 – have been retained to enhance the character of the area. Ardmore is the main contractor on the scheme. Christ the Saviour Church (Grade ll-listed) and Ealing Town Hall are other period buildings which frame the development, and the Grade ll-listed town hall, which is now earmarked by the council for extensive and sensitive redevelopment. (See Sitematch on page 58 for details.) issue six/spring ‘15



The Ealing Challenge: Top Five

Eastcote Lane

Broadway Living’s Eastcote Lane development completed in October 2014.

In recognition of the huge demand, Ealing has been one of the leading boroughs in bringing forward its own schemes in order to boost the number of affordable homes. Broadway Living is Ealing Council’s innovative housing delivery company, set up to acquire and develop new homes in the borough. The development of 43 new homes at the site of the former Mandeville school in Eastcote Lane North in Northolt is the first Broadway Living scheme. The £5.1 million project, constructed by Lovell, was completed in October 2014. The development comprises 38 one and two-bedroom apartments and five three and four-bedroom houses. Of the new homes, 33 will be for

affordable rent, with the remaining 10 rented out at market rates, managed by Broadway Living on behalf of the council. The remaining 33 are owned directly, managed by the council and are for social rent. All of the flats are currently occupied. For the first phase, 36 flats were built and with phase two, make up the total of 79 homes for the project. Next up for Broadway Living is Copley Hanwell, which has already received planning permission. The company will own and let out 76 flats, half at market rates, half affordable. With a few other schemes already in the pipeline, Broadway Living is expected to deliver 1,200 homes over the next six years.

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Acton Town Hall Transforming surplus property into flagship facilities is part of Ealing Council’s strategy to maximise the value and use of its assets. With council investment of £19 million, the regeneration of the Grade ll-listed Acton Town Hall, built in 1910, has been one of the key projects in the area, delivered in co-operation with local people, to provide the facilities they aspire to use. Opened in May 2014, the works were carried out by Willmott Dixon, which won the contract in 2012. The project involved the retention of the building’s facade and chimney, with construction of an eight-lane swimming pool plus training pool, a gym and dance/fitness studios, changing facilities, training suite and council offices. The building also has rooms that can be rented for events. The pool and health facilities are managed by Everyone Active, the activity brand of SLM (Sports and Leisure Management). The council funded this project through the disposal of residential units and Acton Library. Another major project in progress is the regeneration of South Acton estate, the council’s largest housing estate. The £600 million, 11-phase project will create an urban village of 2,600 homes. The first phase is complete and the second is on-site, planned for completion in summer 2015. At the same time, Acton Regeneration Company is redeveloping the Oaks shopping centre. With these projects, Acton is well on its way to preparing for the arrival of Crossrail, which will be in operation at five stations from 2018, including Acton Main Line, as well as Ealing Broadway, West Ealing, Hanwell and Southall.

issue six/spring ‘15



The Ealing Challenge: Top Five Ealing Cross offers 12,500sq m of highquality office space.

Ealing Cross Ealing Cross was completed in 2009 – the oldest development in this overview, but it remains one of Ealing’s prime commercial developments. The building offers 12,500sq m of high-quality office space and is currently occupied by multinational companies like AIB, Dunnhumby and Toluna. Developed by Standard Life and Neptune Land, it was bought and refurbished by Benson Elliot in 2013, and sold in August 2014 to the current owner and manager, Aviva Investors. Under its ownership, Benson Elliot pushed the occupancy rate from 50% to almost 95%. This was achieved through a number of cosmetic refurbishments, improved facilities, robust marketing and flexible pricing. The reception was restyled, as were common and lift areas. The number of car-parking places was increased from 12 to 31 and bike racks from 50 to 75. Changing rooms and showers were also added. Aware of the competition offered by offices in other west London areas such as Hammersmith, Benson Elliot designed a marketing strategy backed up by flexible pricing to put Ealing Cross on the map as a prime office location and – like the other top five schemes in Ealing – it worked.

Southall Gasworks

National Grid – Supporting Regeneration in Ealing

The former Southall Gasworks, with a steel framed gasholder and the MAN holder in shot

Overhead view of the former Southall Gasworks, with our areas of work highlighted in blue

We are currently working to remove the redundant gasholders located on the old Southall Gasworks site. This will allow the site, owned by the developer, to be regenerated and deliver:

• Thousands of new homes • Hundreds of local jobs • Green open space • Community facilities, such as a new school

For more information please get in touch:

0800 319 6186

NationalGrid@SouthallGasholders.com • www.SouthallGasholders.com

©Google 2015

A redevelopment for everyone in Greenford

Above: artist’s impression of the redeveloped canal side to the south of the site. The project will open up this section of the Grand Union Canal to the public with a new cinema, restaurants, cafes, and public open space adjacent to new homes and employment.

Subject to planning permission, the former GlaxoSmithKline site at Greenford Green could soon be redeveloped into a high quality, modern mixed use scheme focused on new homes, leisure and employment. The regeneration of this important Brownfield site would make a major contribution to the economy of Greenford, Ealing borough and West London as a whole. The project team have been working closely with Ealing Council and the local community since 2011 to revitalise this historic site. The proposals comprise: Above: artist’s impression of the Grade II listed Glaxo House which is proposed to be redeveloped into new homes.

593 new homes 360 sqm community space 7766 sqm public open space 2590 sqm recreation space

14410 sqm amenity space 687 sqm restaurants/cafes 2900 sqm food retail 3218 sqm cinema space

For planning and engagement enquiries contact: info@iceniprojects.com

Above: Glaxo Wellcome House is an existing modern HQ office building that is being retained and is available to let.

Site asset managed by XLB Property. For more information on opportunities visit: www.greenfordsquare.co.uk


ealing in london

Witness the fitness

Whether it’s the latest in functional training or a massage using Cabernet grapes, Ealing’s residents are spoiled for choice when it comes to pampering treats. Maria Shahid explores a west London borough with an array of spa and wellbeing facilities It was over 30 years ago that fitness guru Jane Fonda first coined the phrase “feel the burn”. Many credit her for the subsequent explosion in the health and fitness industry among the babyboomer generation and beyond. Ealing has not been immune to the ensuing and almost insatiable appetite among Londoners for the latest in fitness, and there’s a health club to appeal to every taste and budget in this west London borough. At the luxury end, Eden Fitness, located close to the town hall, is renowned among locals for its designled approach. Charlie Bourne is managing director at the health club, which opened in Ealing in 2007, and

explains that his gym aims to appeal to a high-end, corporate clientele and the 30-plus market. He describes Eden as a full-service club. The club offers a fully equipped gym, which includes a range of cardio equipment, a “secluded resistance workout zone”, a free-weight zone, as well as cable motion functional training machines. More than 50 classes a week are put on for members, including zumba, the popular Insanity workouts, and piloxing (a mixture of pilates and boxing). And for those looking for a more bespoke approach to their fitness routine, personal trainers are on hand. Other facilities include a luxurious pool, which has the added benefit of a

hydrotherapy pool, as well as a sauna and steam room. Bourne explains that he sees Eden Fitness’ main competition as coming from Virgin Active, as opposed to the budget gyms that have opened recently in Ealing. He adds that what makes Eden Fitness stand out from its competitors is its cocktail lounge, located at the gym’s entrance, which serves coffees and teas, as well as wine and champagne. “We host themed parties throughout the year, which are always popular with members and non-members, and a great way of introducing people to the club,” adds Bourne. Recent events included a Halloween night, a summer party and issue six/spring ‘15



The Ealing Challenge: Leisure business The Gym, where the commitment is to the workout – not a contract.

Urban retreats For those in need of pampering, the borough’s spas provide treatments to suit every purse. LifeSpa on South Ealing Road offers a range of beauty treats to its clients, including Dermalogica and Caci facials, and a Tranquility signature massage. Body and Sole is based on Pitshanger Lane in Ealing. Owner Anne O’Malley is a trained reflexologist, and has been at her present location since 2005. She explains that demand for spa services has definitely picked up this year: “We offer a whole range of massages, including hot stone and Indian head massages. We’re also the only place in Ealing that offers manual lymphatic drainage, which is a great recuperative treatment.” Body and Sole therapists are trained in Caudalie Skincare spa treatments such as a crushed Cabernet massage, and the Pulpe Vitaminee facial, that involves fresh grapes being applied to the face. Another spa popular with locals is Tranquility, which is also on Pitshanger Lane, and is renowned for its massages and pedicures. St George’s mixed-use development at Dickens Yard also boasts an elegant, private spa, due to open in the summer, where members will be able to enjoy a state-of-the-art gym, a swimming pool, sauna and steam room.

a masquerade evening in the spring. A stone’s throw from the local tube station, at the Ealing Broadway Centre, Virgin Active offers both corporate and individual membership, starting at £62 per month. Members can enjoy a variety of classes including zumba, ZUU (a full-body high intensity workout based on “primal movements”), and twentyfour, a half-hour, fat-burning class that incorporates moves to increase flexibility and mobility. The club’s fully equipped gym floor includes cardio, fixed strength and functional zones, as well as cable strength and free weight sections. Members are able to access all the latest fitness equipment including TRX, kettlebells and ViPR. Constantinos Yiallouros is the general manager at Virgin Active Ealing. He adds that away from the gym floor, the club also offers an indoor swimming pool, sauna and steam rooms, as well as personal training, a kids’ club (Club-V) and a club lounge. According to a 2012 industry report, the UK now has 7.6 million gym users, with new customers drawn

to the budget chains with their “no strings attached” membership options. Ealing’s residents are fortunate to have access to two of the country’s top budget gyms: The Gym, which is part of The Gym Group, and PureGym. Based on Uxbridge Road, The Gym opened in Ealing in 2011, and offers membership from as little as £17.99 a month on a 24-hour basis. It prides itself on not tying its members into contracts. Stuart Woolley is the manager of the Ealing branch and explains that The Gym recently extended its free weight area, as well as its functional zone by adding TRX equipment and kettlebells, catering to the growing trend for functionbased training among fitness enthusiasts; a type of training based on everyday movements. His main competition, adds Woolley, comes from other budget health clubs such as PureGym in Acton. “We don’t have any frills. This is a place for those wanting to come and train. Our target market is the 30-plus affluent people, who don’t necessarily want to spend all their disposable income on

ealing in london

Fit for travel With Crossrail set to launch in 2018, many of the major hotel chains are based in Ealing, several of which offer spa and fitness facilities. The newly refurbished DoubleTree by Hilton Hotel London – Ealing is based on Hanger Lane and offers a fitness room to its guests, as does the Crowne Plaza London – Ealing, which gives guests free daily access to a fully equipped gym. Meanwhile, four-star boutique hotel, Drayton Court, gives its guests full access to Eden Fitness, which is just a short walk from the hotel.

Boxing bags and weight training at Eden Fitness.

issue six/spring ‘15



The Ealing Challenge: Leisure business Work out – and then enjoy rewards at the Virgin Active cafe.

Everyone Active Acton Centre

“We appeal to everyone: people who want the flexible membership ... as well as those who are new gym-goers ...” membership fees. We offer three free sessions as well as an induction for new joiners, and also have a number of personal trainers on hand.” The most recent entrant to the budget fitness market is PureGym in Acton, close to both Acton Town and Ealing Common underground stations. PureGym prides itself on being open for 18 hours daily throughout the year, including Christmas Day. With a flat fee of £22.99, and a no contract/no commitment policy PureGym is classed as a budget operator, but general manager, Stuart Parkin, believes his gym is unique, differing from its competitors in a number of respects: “Budget doesn’t have to mean substandard. We offer the best value for money. Our gym floors, which are kitted out with 220 bits of equipment, and include functional training zones, are staffed by level 3-accredited personal trainers at all times. In addition, we offer our members 80 free classes a week. “We appeal to everyone: people who want the flexible membership, perhaps because they are not going to be in the locality for long, as well as those

who are new gym-goers and don’t necessarily want to commit to a longterm contract. “Unlike a lot of health clubs, we have managed to attract a significant female membership, who like the large selection of classes we offer including zumba, TRX and yoga. They also like that our cardio equipment is separate from our free weights section.” Also close to Ealing Broadway, the Ealing Squash and Fitness Club offers its members the latest state-of-the-art equipment as well as access to two glass-backed squash courts. A fully qualified squash instructor is on hand for members looking to learn the game, as well as for those hoping to improve their skills. A squash club afternoon is held every Sunday, where there is no need to book, and for a mere £3, members can improve their game, and meet new players. There is something to suit every sector of the population in Ealing. The thirst for state-of-the-art fitness facilities to suit all budgets is unlikely to reach saturation point any time soon, and Ealing’s residents are always hungry for more.

Set on the High Street in Acton, close to Acton Central station, the Everyone Active Acton Centre (above) opened in April 2014, following investment of £19 million from Ealing Council. The centre houses a 100-station, glass-fronted gym, which competes with other budget operators by offering very affordable membership rates. Sports and Leisure Management (SLM) is the company behind Everyone Active and operates the gym in partnership with the council. Alongside a women-only gym, which has been installed following customer feedback, there is also a fitness studio and changing rooms. The centre also houses a new eight-lane, 25-metre swimming pool and a smaller training pool, as well as a library. “The Everyone Active Acton Centre offers a ‘one-stop’ destination for the local community’s leisure needs,” says Everyone Active general manager, Luke Charlton. “We offer a huge range of activities and facilities to suit people of all ages and abilities. “What’s more, people can join as a member from as little as £35 per month or register for a free Everyone Active card, which enables them to access facilities on a pay-as-yougo basis without having to commit to a contract.”


Ealing in London partners group Joining together to support Ealing

Child Graddon Lewis James Felstead james.felstead@cgluk.com

City & Docklands Tony Helliwell tony.helliwell@cityanddocklands.com

Eat Cookie, Sleep Cookie Anjum Siddique anjum@eatcookiesleepcookie.co.uk

Hill Jamie Hunter jamiehunter@hill.co.uk

Monarch Commercial Tony Khurll tony@monarchcommercial.co.uk

Moorfield Group Mark Holmes mark.holmes@moorfield.com

Savills Robert Grundy – head of housing rgrundy@savills.com

Sitematch London Sophie Gosling sophie@3foxinternational.com

Thames Valley Housing Guy Burnett guy_burnett@tvha.co.uk

For more information about these companies, visit ealinginlondonmagazine.com/directory issue three/spring ‘12


Sitematch: development opportunity

Ealing town hall

Ealing Council has recently agreed to the refurbishment and redevelopment of Ealing Town Hall, creating another opportunity in the town centre. The council is marketing a 245year lease for about two-thirds of the building and is looking for developers to respond with proposals that could include a range of town centre operations, such as a hotel, bar, and leisure, combined with the potential for some residential use. The Grade ll-listed town hall was built in three phases in 1887, 1913 and 1930, and is an attractive building in the heart of the town centre. Dickens Yard, to the rear, is being redeveloped

by St George to create 700 homes and 10,000sq m of retail space. The town hall has had significant external capital works carried out between 2010 and 2014. However, with the council’s current and future funding pressures, it is becoming unaffordable to refurbish or even maintain the Grade II-listed building at an acceptable level. The council needs to retain about a third of the building for civic functions, including council committee meetings, marriages and councillors’ office accommodation. In addition, there are function rooms including the Victoria Hall that will need to maintain access for the public and

be available to hire. The council is seeking uses that are complementary to this. For more information, contact Lucy Taylor, assistant director of regeneration and planning policy: taylorl@ealing.gov.uk Sitematch London is a property event enabling public sector landowners to engage with private sector developers, investors and occupiers. For more information visit sitematchlondon.com Sitematch London is organised by 3Fox International, publisher of Ealing in London magazine.

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The regeneration magazine for the London Borough of Ealing/issue 06/spring ‘15

the ealing challenge: think beyond the box

issue 6 2015

Ealing’s ripe with potential We’re ready for your ideas… www.ealinginlondon.com LONDON

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Ealing In London #6  

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

Ealing In London #6  

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