The regeneration magazine for the London borough of Ealing/issue 01/spring ‘10 ealing london
■ Introducing Ealing: ■ Round table: ■ Site visit: Its heritage, setting and future The views and opinions of All the major development aspirations Ealing’s main players sites reviewed page 04 page 11 page 20
■ Park Royal: ■ Housing: ■ Education: London’s biggest industrial Ealing’s residential market, The BSF programme and its business park its evolution and prospects ambitions for the borough page 31 page 41 page 45 Revealing London’s potential
The award-winning A2Dominion Group is one of the country’s leading providers of high quality housing, and is proud to be working in partnership with Ealing Council.
A2Dominion has more than 3,500 homes in management and development in Ealing, providing properties for affordable rent, shared ownership, private sale and temporary accommodation.
We were delighted to be recently selected by Ealing Council, as one of its preferred partners for the regeneration of the Green Man Lane estate in West Ealing.
For more information visit www.a2dominion.co.uk.
A2Dominion Housing Group Ltd (I&P Soc. No. 28985R, TSA Reg. L4240). EALING IN LONDON 3
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issue one/spring ‘10 introduction The grass is greener in Ealing
A wealth of development opportunities and a progressive council are drawing investors and developers to the attractive, well-connected borough of Ealing, as Charlotte Goodworth discovers.
Ealing has much more to offer than green spaces. Great connectivity and rental rates make it a developers’ paradise. ealing in london
corridor, which follows the railway lines. The council is anticipating that 70% of all new housing in the borough will fall within one mile of the Uxbridge Road corridor. “The time is right for Ealing,” says David Millican, cabinet member for regeneration and transport at Ealing Council. “You’ve got a council that is business-friendly, and clearly there are opportunities here. The aling, at the heart of West London, borough is open for business and we’re is a popular commuter base with a keen to work with people who want to E broad range of shops, restaurants invest in this well-connected borough that and green spaces. Its highly skilled and offers such a pleasant environment in diverse community, strong creative sector which to live.” and enviable transport links have all helped Brendon Walsh, director of property to make it a green and pleasant land for and regeneration for Ealing Council, agrees developers. that Ealing’s time has come: “Ealing is a Ealing is diverse with a multicultural borough that has been punching below population. This ‘Queen of the Suburbs’ is its weight for many years and hasn’t made up of seven individual town centres necessarily attracted the right level of (Acton, Ealing, Greenford, Hanwell, attention from developers, and yet it’s Northolt, Perivale and Southall), which the largest of the West London boroughs joined in 1965 to create the third largest and its geographic location makes it very London borough in terms of population. important. What we’ve seen is those The borough’s ‘greenness’ (it has more developers who have come forward are than three square miles of parks and open now wanting to do more in Ealing.” spaces) is firmly rooted in its heritage. Located between Heathrow – the world’s Until relatively recently, life in Ealing busiest airport – and central London, centred around agriculture, with very Ealing is perfectly placed for the creation of little industry and comparatively small strong business links regionally, nationally populations. This only began to change and internationally. West London is towards the end of the 19th century, when cosmopolitan, multicultural and thriving, the introduction of trams, buses and trains contributing £27 billion towards the improved access to central London. nation’s wealth in 2008. With a population The beginning of the 20th century of around 1.5 million, it boasts a strong brought more development, with Acton creative industries sector and some of and Southall becoming centres for large- the biggest blue chip businesses in the scale industry, and the construction of world. Its multicultural population creates Western Avenue in the 1930s helped to a natural link with overseas communities expand industry in Greenford and Perivale. and markets. In the years immediately following the Ealing itself is particularly well Second World War council houses were connected. Its nine national rail stations built in Ealing and Northolt, and new and network of District, Piccadilly and residents arrived from areas as diverse as Central Line tube stations provide India, Poland and the Caribbean. direct access into central London as well Over the last 25 years, most of the as Reading and Slough, with journey former manufacturing sites in the area times of just 10 minutes to Paddington have become head offices, distribution and 20 to Heathrow. The borough sits hubs or centres for hybrid activities. snugly between the A40 to Oxford or The resulting dependence on office, Birmingham, the M4 to Bristol or Cardiff, retail and leisure employment has boosted the importance of Ealing’s town centres. Ealing Council has spent the last three Ealing Council is years focusing on regenerating its town business-friendly centres. Two strategic corridors have been identified as offering immense and clearly there are potential for investment: the A40 corridor, opportunities there. incorporating Europe’s largest industrial The borough is open estate (Park Royal – home to industry heavyweights Diageo and The Carphone for business Warehouse), and the Uxbridge Road ➼
issue one/spring ‘10 introduction
Ealing appeals to residents and developers alike with great transport links and a major £300 million Building Schools for the Future programme.
and the North Circular (London’s inner We can achieve a A major retail development in Ealing ring road, the A406). Broadway – Dickens Yard – has been And this connectivity is about to be healthy balance supported by the council through the improved further still. Work is well under between development planning process. way on improving the borough’s roads and improving the Brendon Walsh explains why the council and footpaths as part of a £6.5 million has been so encouraging to developers: repair programme and by 2017 the plan green environment “As an authority we’re proactively working is to have five new Crossrail stations, each with developers, which is something that with its own development opportunities. developers perhaps won’t have picked up Commuters will be able to reach Heathrow on. They would probably view Ealing from in 15 minutes, the City in 20 minutes and where we were a decade ago, which was Eurostar services at Stratford in less than the international film-making map with quite a reserved and quiet borough. We 30 minutes. hits like the St Trinian’s films, and Thames think we can achieve a healthy balance David Millican highlights the Valley University (which has a campus between encouraging development and importance of Crossrail to the borough: in Ealing) focuses mainly on the creative improving what we’ve got in terms of the “Crossrail will make a big difference. The industries. green environment and quality buildings.” whole borough of Ealing was established Sizeable growth has also occurred in Ealing has one of the highest standards because Brunel built his railway 150 years media, financial and business services, and of living in the capital, and is made even ago, and Crossrail will have a similarly the distribution, hotels and restaurants more desirable by its location: nights out regenerative effect.” sector employs more people than any other in the West End are just minutes away, in Ealing. Tourism also plays its part in but quiet weekends in the countryside are With such impressive the borough’s economy, helped no doubt also within easy reach. Closer to home, transport links, it’s not surprising that by films like About a Boy, Bend it Like residents can enjoy museums, cinemas, Ealing’s economy is equally remarkable, Beckham, Calendar Girls and Love Actually galleries and a diverse mix of restaurants with more VAT-registered businesses than that have been set within its leafy suburbs and bars, as well as Europe’s largest anywhere else in West London. Almost (figures suggest that one in five people who independent community theatre (Questors 150,000 people work in Ealing, and the visit Britain are inspired to do so by a film). Theatre). And lovers of the great outdoors jobs growth rate is three times faster Tourism is said to generate over £2 billion will not be disappointed: there are three than in the rest of the UK. The average a year for West London’s economy. golf courses, the Grand Union Canal and household income is a prosperous £37,000 With a greater emphasis now being the River Brent provide great opportunities a year (higher than the London average), placed on the borough’s town centres, for tranquil walks, and Walpole Park is not and a healthy 72% of residents are in retail improvements are high up on the only home to Pitzhanger Manor House (as paid employment. regeneration to do list, including plans seen in The Importance of Being Earnest) Creative industries are just as crucial for an additional 20,000m2 of retail and but is also the setting for the Ealing to Ealing’s economy as they are to the leisure space in Ealing alone. Each of the Summer Festival. economy of West London as a whole – in town centres provides a different shopping Ealing’s large pool of highly educated fact, the borough is a leading light in this experience, e.g. Southall’s unique ethnic and skilled people provides a strong draw sector. Ealing Studios has put the area on offer and Ealing’s metropolitan vibrancy. for investors. There are 65 primary, ➼ 024+/// rp es Fq`cd @ neÝbd athkchmf
18,000 sq ft floor plate Prime town centre location Unrivalled transport connections
visit www.ealingcross.com for more information
G52185 Ealing Cross ad.indd 1 22/12/09 11:35:58 introduction
Residents benefit from three square miles of green open space and parks. Ealing’s town centres (including Greenford, pictured right) are enjoying a £15 million programme of regeneration.
infant and junior schools, 12 mixed high with almost 62% of properties owned has set aside. Completed projects include schools and one girls’ high school. In 2008, by their occupiers, and demand for good improvements to shop fronts, training 52% of Ealing’s GCSE pupils achieved quality housing remains high. The waiting of retailers to trade more effectively, five A*-C grades or equivalent, in subjects list for council accommodation has been resurfacing and cleaning of pavements and including English and Maths – beating the significantly reduced with 11,174 residents the installation of hanging baskets. national average by four points. Results on Ealing Council’s housing register in Ealing town centre had already in Ealing’s schools have improved recently January 2010. experienced at least £70,000 worth of by 11%, which is nearly three times the improvement works by July 2009, when national rate. Pupils in further education Ealing Council is improving the council decided to make the borough – i.e. aged 16-18 – are achieving eight out the quality of homes across all tenures even leafier by doubling its tree-planting of ten qualifications. and dealing with the overcrowding issue. budget to £100,000. The Town Centre Ealing’s Building Schools for the Future Current council housing projects include Development Framework sets out what programme aims to rebuild or refurbish the regeneration of estates at Green Man the council hopes to create, including a 14 schools and build a new school in the Lane, South Acton, Copley Close, Allen minimum of 3,000 mixed-tenure new north of the borough, with work on the Court, Havelock, Sherwood Close, Golf homes, approximately 21,000m2 of mixed- £300 million government funded project Links and Rectory Park. In September use floor space, around 103,700m2 of new expected to begin in October 2010 and be 2009 the building of 68 new council homes and replacement office space and a range completed by 2015. was announced, and the council is also of social and community facilities to serve Health facilities, while already rated as committed to creating 3,000 affordable existing and new populations. ‘fair’ by the Healthcare Commission (now homes by 2013, several hundred of which There are 32 potential opportunity the Care Quality Commission), are set to are now complete. sites in Ealing town centre, including the improve with the recent amalgamation of The borough has already seen Arcadia Centre and Dickens Yard site (with the Ealing and Harrow PCTs. improvements to its town centres as plans for retail, apartments and cycle/car Home ownership in Ealing is high, part of the £15 million Ealing Council parking spaces) and the Heritage Quarter. ealing in london
LONDON
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ACTON HANWELL EALING MAIN LINE WEST BROADWAY EALING SOUTHALL LONDON
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ACTON HANWELL EALING MAIN LINE WEST BROADWAY SOUTHALL EALING
Ealing facts
● Ealing covers over 21 square miles. ● Ealing’s current population is estimated at 305,300, compared to 285,200 in 1993. ● The average age is 35.6 years. ● 41.3% of residents belong to an ethnic minority. ● Ealing has 118,023 households, the average use opportunity and Greenford Green In five to ten years’ size of which is 2.5 lends itself to modernised commercial and time we expect employment opportunities as well as other people. Crossrail will have uses such as canal-side housing. ● 34.6% of Ealing’s residents made a big difference The council is optimistic about how are educated to degree much can be achieved in Ealing; Brendon level or above. in Ealing and we’re Walsh predicts a bright future. “In five ● 68.4% of Ealing’s 16-74 hoping developers to ten years’ time, our expectations will year old population are will spot that as a real be that Crossrail will have made a big economically active. opportunity difference to us as it starts to come on- ● The two largest stream, and we’re hoping developers will employment sectors are spot that as a real opportunity now. business services (20.4%) “I would anticipate that our town centres and retail (15.9%). will be seen as better places to invest – so ● we will attract the best quality retailers Ealing’s working age – and also that local people will be using population (all residents their local shopping centres rather than aged 16-59/64) was There are also over 100 NEW going out of borough. We haven’t found estimated at 206,467 development sites creating positive that the new Westfield shopping centre in in 2003, compared to investment opportunities across the Shepherd’s Bush has had a dramatically 184,100 in 1993. borough. Sites around the Southall station negative effect on Acton or on Central area have the potential for mixed-use Ealing. That is a very positive thing. Ealing development, Southern Gateway (Park does seem to be turning the corner more Royal) has been identified as a key mixed- quickly than other places.” ✱
issue one/spring ‘10 Flexible resourcing for community renewal
Tribal is the leading practitioner providing We provide: flexible resourcing solutions to pressing n specialist teams to meet clients’ specific needs community renewal issues across the n programme and project management leadership housing, employability, enterprise, health, and delivery education and environmental sectors. n insight into how communities and the public bodies that serve them work n strategy development, research, analysis, evaluations and reviews “We were very pleased with the high n innovative solutions based on practical delivery degree of professionalism Tribal brought. experience, creative financial responses and Tasks were delivered within agreed proven evidence of what works timescales. I would happily recommend n a commitment to consultative and partnership working from Local Strategic Partnerships Tribal to other local authorities.” to community and resident groups Brendon Walsh, n pragmatic and practical staff who operate Director of Property and Regeneration, with insight and passion London Borough of Ealing n Prince2 and Managing Successful Projects (MSP) accreditation.
For more information please contact Steve Pearce, Director
T: 07961 111 988 E: [email protected] www.tribalgroup.com
7352_Ealing_Ad_276x230_v3.indd 1 11/1/10 15:26:31 ealing in london 11 It’s 01 02 03 04 good
05 06 07 08 to talk We gathered some of the big names in Ealing’s world of property and development to see how they rate the borough’s future 09 10 11 12
01 brendon 02 tom Is Ealing ready for change? walsh: tithrington: Ealing Council Network Housing PH: In the past Ealing has rested on TF: Not providing stock has definitely Association Group 03 tony its laurels – as a desirable suburban hampered you over the last twenty years. pidgely: 04 tony location with a strong commercial base. But Ealing Cross is probably the best Berkeley Khurll: But we’ve realised we need to embrace building outside the central London Group Monarch development, change our housing and linear core markets. Commercial 05 Pat update our town centres. hayes: 06 Jason We’ve got to act decisively, to work BW: We set our planning policy to be Ealing Council warwick: with the commercial sector and be a ambitious around the Uxbridge Road Glenkerrin catalyst for development. During the office corridor. Ealing is serious about 07 Simon recession Ealing’s shown economic investment and we’re building a good knight: 08 Mike Montague Evans travers: resilience with its location being strong. track record – Dickens Yard is a real Franklin We’re a big borough, we’ve got a big landmark development, at a time when 09 steve Andrews industrial base. And we’ve changed our not much else is happening in London. I pearce: planning policies, produced town centre think that’s largely down to great effort Tribal 10 tony fisher: masterplans and are actively engaged in from the developer and the council. 11 Liz Lambert Smith the development community. So yes, we Pilgrim: Hampton are ready for change. PH: The council is putting its money Ealing BID where its mouth is. Once Dickens Yard is 12 john TF: Competing centres (Hammersmith, complete that’s going to have a big impact bishop: Colin Bibra Chiswick and Stockley Park) have grown on Ealing centre. Having good quality Estate Agents their office stock. But in Ealing there’s accommodation in the town centre will only Ealing Gateway. start that change.
SK: There hasn’t been any critical mass JW: I think that will affect the office here to build a commercial centre. sector as well. ➼
issue one/spring ‘10 12 round table
SK: Where Ealing is falling down is TP: It’s about placemaking. We believe JB: Many people like living in Ealing but the high street offer. People want in these schemes but they’ve got to be don’t want to shop here. And they feel gentrification of it. It’s down to the sustainable. From a financial point of slightly disloyal about it. People want Westfield effect, this type of high street’s view, we’ve committed millions to this to shop in Ealing and it wouldn’t, in my not kept pace with what the modern because Ealing’s ripe and ready to bring opinion, take much of an effort to make shopper and office occupier wants. forward. that happen. The demand for property is huge because of the transport facilities. LP: I agree, I would definitely shop more So Ealing is ready for change, The only thing Ealing hasn’t got is a in Ealing if it just had a few more decent but what about the economic decent shopping centre. It shouldn’t take shops on the high street. climate? much to turn that around.
BW: The Broadway shopping centre JB: I’ve noticed recently Ealing is TK: The Broadway is 25 years-old and hasn’t suffered from Westfield opening, suddenly a different place. New shops retailers now want larger units, providing because of our planning policy. We set our have opened, there’s a H&M, and it bigger floorplates is attracting those stall out with clearly defined shopping doesn’t take very much to change one’s anchors into the shopping centres, which areas – the Broadway offers value, and perception of Ealing. will drive the retail forward. [owners] Legal & General bought into that. They worked hard to change the LP: It’s all about perception, isn’t it? We TP: It needs vitality, though. It needs shape of their shops by knocking units just need a good department store, we night life. The reason we’re keen on together providing bigger floorplates, have got a lot of decent shops but people developing here is because it doesn’t have and as a result, they’ve attracted Primark, need their mindset changing. vitality and it’s easy to deliver. Dicken’s H&M and New Look are arriving shortly. Yard is a big capital decision to make and It just shows, by working together, we we did a lot of work on the demographics can deliver something very good for If the private sector before the decision was taken but I think Ealing. Going back to the question ‘is people around this you’ll see great success. Ealing ready for change?’, it’s not just table are prepared to about the council, it’s about the private TK: I want to expand the discussion, sector wanting to work with us to make put some faith in us we’re focusing on Ealing town centre. it happen. If the private sector people we’re not just ready for There’s a lot of affluence in Southall around this table are prepared to put and a number of schemes have come some faith into that, then we’re not just change, we will change to fruition recently. It’s probably the ready to change, we will change. number one Asian market in the world ealing in london 13
The optimism of the development climate is something that never went away in Ealing. I think we’ll come out of recession before anybody else does
outside of India and Pakistan, if you go substantial schemes; Tesco is putting a to India or Pakistan, people know about commercial scheme into Greenford, we’ve Southall. There are huge opportunities got a hotel proposal in Northolt, a lot of and I’m interested to see there is an interest around North Acton tube station, understanding of that market. and Ealing is such a desirable location with good housing that people continue TF: Southall just doesn’t have the critical to want to move here. mass of office buildings to make it a And we should mention the Southall market that would reach our radar. factor. What people are paying for property there always amazes me. And TK: Ealing is the hub of the borough, but that potential will grow with our vision Crossrail is also coming to Southall and for the gasworks site, to provide a real there are huge opportunities there. town centre in Southall not just based around the niche Asian market. It also PH: The optimism of the development has a lot of housing, which will bring a climate is something that never really different dynamic into the area. went away in Ealing. I think we will come out of recession before anybody else does. BW: The fact that it’s known Investors have been talking to us about internationally makes it an ideal location ➼
issue one/spring ‘10 14 round table
We’re really happy with restaurants Ealing deserves, people will a variety of markets and it’s a stable really sit up and take notice then. place to work. The council has been the transport offer in intelligent in terms of how it’s gone Ealing. Crossrail will PH: Ealing is very robust, the location’s about regeneration, it’s been committed very good already. The main potential to setting a timetable for its problematic be the icing on from Crossrail is Southall. Will it estates which is incredibly ambitious but the cake. It’ll have happen? I’m confident it will because so far, they seem to be hitting it. a massive effect of where we’ve got to in terms of the The council is looking to part-let with contracts being let and work starting. housing associations or the private sector eventually The challenge for us is the quality of the to take on the management of sections of offer – Ealing’s five Crossrail stations are the social housing. They’re expecting us surface stations, where platforms need to think through how the reinvestment in lengthening and signalling systems need that housing changes those communities changing and they don’t actually have to and look at the stock in terms of brown for people to come in to, and we now have do anything else. But what we want to see or green land and how this can benefit funding for projects to strengthen and are substantial improvements, more than communities. That’s really innovative, formalise those links. just a new sign saying Crossrail. That’s the recognising you need partners to make challenge for us. that work, rather than on-going tender WHAT IMPACT WILL CROSSRAIL processes. HAVE ON EALING? TP: We can’t see Crossrail not happening. This, along with things like Crossrail, They’ve started the bore holes, if they’re draw in the poorer parts of the borough SK: We’re already really happy with what committed to that, they’re committed to and create access to wealth and jobs we’ve got – that’s the major feeling in the whole scheme. – although there may be jobs here it Ealing with regards to public transport. doesn’t mean that everybody in Ealing is Crossrail will be the icing on the cake. It’ll HOUSING PLAYS A LARGE PART working, and those who aren’t working have a massive effect eventually. IN EALING’S REGENERATION are concentrated in social housing. So HOW DOES IT TIE IN WITH THE it will be a catalyst for getting people PH: When it arrives it’ll be fantastic for REGENERATION OF THE WIDER involved in the mainstream economy of the borough, because of the number of AREA? Ealing. stations and in terms of Ealing town centre, it’ll be another reason to come TT: We see Ealing as a borough with PH: A lot of our social housing is spread here. some real opportunities, in terms of the down the Uxbridge Road spine. We are residential market, just like the office redeveloping the Green Man estate, we’re LP: That’s when we’ll get the shops and market, it’s a pretty robust place. It has transferring the site to A2Dominion and ealing in london 15
The council has been intelligent about how it’s gone about regeneration, it’s been committed to setting a timetable for problematic estates
We’ve always been clear we don’t want to see the whole borough going over to housing. We need the employment sites and employment particularly, could be enhanced if there were more people Rydon who will knock down the estate living close by and increased commercial and create a mixed community. That’s activity – shops, restaurants and bars etc going to make a big difference in terms – helps support employment activity. of the people who are living in the centre We also need to break up the mono- of West Ealing. Acton will also have a culture on these big estates – mixed major scheme, we’re knocking down the communities give people a different view existing South Acton estate and it will be of life. And one of the things we want to re-provided as a community similar to the do is get people working locally – people rest of Ealing, which works so well. talk about sustainability but we’ve got And we’re taking a different approach strong apprenticeship schemes at the on management. We’re the landlord, council, and that’s something we want to but we want the stock to be managed develop with our partners. by people who can look after the whole community so the social housing doesn’t Do you think the mix of drag the rest of the community down. As housing will Affect the area? a result the people in social housing have their aspirations raised and that’ll have TP: It’s all about management. The knock-on effects. RSLs and the developers have come together in the last ten years to improve SP: It is a challenge to address the work management. We’ve learned many issue and ensure the sort of opportunities lessons – we look after social properties that are going to be developed are directly the same way we look after private. made available for those people who need The management, placemaking and the them most. vitality we created is paramount. RSLs and developers have got to stop being just PH: Part of our policy is to turn social landlords and become partners. around Park Royal, we’ve got to ensure commercial employment sites stay TT: In terms of management, it’s the there as well as Southall and Greenford. most fantastic opportunity to get in ➼
issue one/spring ‘10 16 round table
and talk to the residents, you’re actually one of the problems is that we’ve got Ealing is pro- shaping your accommodation around significant built stock but most of it is them. Often it’s the investor sales and quite old and there’s been too little development but not then the subsequent lettings that create grade A development, particularly development at any the problem in a new scheme. speculatively. When you look at other locations and cost. We want high BW: I think the management is really their stock, they’ve been much more quality design important. Ealing is pro-development, aggressive in providing buildings to but not development at any cost. We attract tenants. It’s the lack of vision that want high quality design and we want hasn’t taken Ealing to the next stage – it high quality management. This is a is already a significant commercial centre good place – we can make it an even with lots of boxes ticked. What it needs is better place if we get the design right. one or two more blue ribbon occupiers. We’ve insisted on the quality and design There’s generally a lack of grade A statements, and that goes right the way across the south east at the moment. down to the sort of quality of materials So demand is weak, but the supply is used in the development. very weak. Ealing are keen to arrange partnerships to facilitate development PH: There’s great demand for housing and that’s very laudable and encouraging, here, which is brilliant but in Ealing the but we’ve got to move it onto the ratio between house price and salary is next stage. one of the highest in the country. Clearly we need to continue to supply social JW: Fortunately for developers – green housing and good quality new social standards will insist that instead of housing. going to out of town ventures, people are coming back in towards Ealing, which has DOES THE OFFICE SECTOR NEED got an awful lot going for it. DEVELOPING AND CAN EALING BE A COMMERCIAL CENTRE? PH: That’s what we’re trying to do – create an environment where everything TF: Yes is the answer! Ealing is already a works, where you’ve got schools, public commercial centre, it is one of the major transport, retail and variegated West London office locations. Perhaps housing. ✱ “
Working with Ealing for a better, brighter community
Rydon has been working with the We like to become part of the communities in which we Prince’s Trust since 2006 in support of work, by talking with residents, training, employing its “Get Into Construction” programme which enables young, unemployed local“ people, seeking to offer work to local companies people to move into a career in and engaging with schools and colleges. construction. In 2009 we were awarded the “Inspiring Leaders” award by the By understanding what the community’s needs and aspirations are, we are Trust at their “Celebrate Success Awards” for London and the South East. better able to provide them with the brighter future they deserve. Through our association with We are currently working with A2 Dominion Housing Association and Ealing ‘One Planet Products’ we are Council as the principal contractor and developer on the exciting regeneration able to introduce cost-effective scheme at Green Man Lane, and we look forward to bringing about the environmentally friendly transformation of this area into a wonderful new environment. products into the construction programme.
Graduates of the Get Into Construction programme at Green Man Lane CGI Green Man Lane CGI Packington Estate, Islington
For further information please contact Guy Hannell on 01342 825151 Rydon House, Station Road, Forest Row, East Sussex, RH18 5DW 1 www.rydon.co.uk L@=GFDQ J=?=F=J9LAGF >MF Cdl^c^ihi]^gYnZVg ¹°i]ZWZhiWnVadc\lVn^ciZgbh d[i]ZfjVa^ind[Wdi]heZV`Zgh VcYViiZcYZZh[gdbY^[[ZgZciWji XdbeaZbZciVgnWVX`\gdjcYh#º ?6B>:@:GG!?d]cAV^c\# innovations in regeneration fi nance &+?jcZ'%&%!AdcYdclll#hdX^ckZhi#Xd#j` ◆ GZ"Zc\^cZZg^c\A67Kh[dgi]ZcZlYZXVYZ◆ I]Z^bea^XVi^dchd[edhi"ZaZXi^dc =^\]"aZkZahiZZg^c\Xdbb^iiZZVcYheZV`Zg[VXjain^cXajYZh/HVgV]L]^icZn!87G^X]VgY:aa^hGZ\ZcZgVi^dcVcY9ZkZadebZci 8]g^hBjggVn!8dgZ8^i^ZhHXdiBdgg^hdc!E^chZciBVhdch8da^cGdhh!7VgcZi8djcX^a6Yg^Vc8aZgn!8daa^Zgh8G:HijVgi=dl^Z!El86Yk^hdgn :bbVEZiZgh!8gdnYdc8djcX^aHiZe]ZcHdggZaa!:kZgh]ZYhIgZkdg7ZVii^Z!=868]g^hBjcYVn!LZah]6hhZbWan EA6I>CJBHEDCHDG/ LDG@H=DEHEDCHDGH/ :K:CIE6GIC:GH/ DG<6C>H:97N/ B :Vgan7^gY9^hXdjci/Wdd`WZ[dgZBVgX](&hi[dgV&%%Y^hXdjci:bV^a/hdX^ckZhi5([dm^ciZgcVi^dcVa#Xdb;jaaYZiV^ahVilll#hdX^ckZhi#Xd#j` Ealing in London MIPIM ad:Layout 1 17/2/10 11:50 Page 1 Our Development & Planning Group is delighted to have been selected as property advisers for the London Borough of Ealing For more information please contact [email protected] or [email protected] Alternatively come and see us at MIPIM stand 14.01 20 PROJECTS Work in LONDON progress LHR Your complete guide to the schemes destined to shape Ealing’s evolution. We take a look at who is doing what, where and when… ACTON HANWELL EALING MAIN LINE WEST BROADWAY SOUTHALL EALING EALING IN LONDON 21 Dickens Yard Mixed-use town centre redevelopment can be the key to regenerating formerly successful urban areas, and the plans for Dickens Yard on Uxbridge Road will go a long way towards achieving exactly this in the heart of Ealing. And no one is hanging around, with digging for the basement due to commence March 2010, and final completion due by the end of 2016. Over 600 new homes, retail space ➼ and community facilities are to be created by the developer St George, and will be responsible for increasing footfall and boosting the relevance of an area, which is currently failing to realise its massive potential. Far from becoming a stand-alone development, adding to the area’s offer by default, Dickens Yard is designed to become part of Ealing’s fabric. e development will be very much open to the public with links to other areas. Brendon Walsh, Ealing’s director of property and regeneration says: “ e Dickens Yard development will create a new urban quarter in Ealing with homes, shops and a high quality town square. e development will bring new retail, cafes and restaurants to Ealing, increasing the quality and range available and encouraging people to shop in and visit Ealing. e council has a strategy for improving Ealing town centre and this scheme is a major step forward in achieving that.” ➼ issue one/spring ‘10 22 PROJECTS EALING IN LONDON 23 Arcadia is is a key site in Ealing town centre, assembled by Glenkerrin opposite Ealing Broadway station, with the potential to redevelop an existing shopping centre to offer a mix of uses, including new retail, residential, commercial, leisure and new public open space linked to Haven Green. e scheme, promoted by Glenkerrin last year, received approval from the council, the mayor of London and CABE. e application was unfortunately refused by the Secretary of State after the council’s decision was ‘called in’. is site is a major opportunity and the right scheme, alongside the arrival of Crossrail, will transform the town centre increasing its offer as a leisure and retail destination. Developers Glenkerrin are working on a revised scheme for the site and are optimistic about the positive impact the development will have on the borough. CEO, Ray Grehan says: ‘’With the advent of Crossrail, Ealing is set for a transformation and the town centre needs to take this step up, so it reflects the 21st century. We are seeking a quality scheme that will boost the town centre and reflect where Ealing wants to be.” ➼ issue one/spring ‘10 Advertising feature This page: Computer generated image of Dickens yard. Opposite page: Dickens yard will enhance the area’s range of shops, cafés and open spaces. Investors in Ealing he heart of There will be three new public Ealing is set for piazzas where markets, street a major change theatre and jazz events can be held. with the proposed Dickens Yard will contain places Dickens Yard development which where people can meet, chat and will breathe life back into the relax surrounded by landscaped Tsurrounding area. squares, streets with trees, plants The Developer, St George and sculpture. This would ensure West London Ltd aims to create that cultural life in Ealing, already a new vibrant urban quarter. thriving, will get a welcome boost. Dickens Yard, which is named The 698 new apartments built after the builders’ yard that used above the ground level shops to occupy the site, will link three are designed to look out either over of Ealing’s Victorian gems – the the active streets or onto Town Hall, the Old Fire Station quiet garden terraces. It is intended and the parish church of Christ that the residents and visitors to the Saviour – with traffic-free Dickens Yard will bring life to the streets lined with boutique shops area throughout the day, reviving and cafés. the neighbourhood. For more information please call: 020 8917 4000 Dickens Yard will link three Victorian ‘gems – the Town A sense of place Hall, the Old Fire Station and the parish my ALA ‘ s, s, church of Christ the A Dickens Yard will create an exciting urban quarter in the Saviour – by traffic- hs: DyLAn thom DyLAn hs: heart of Ealing, combining AP historic buildings with free streets lined Photogr cutting-edge design with shops Advertising feature This page: Computer generated image of Dickens yard. Opposite page: Dickens yard will enhance the area’s range of shops, cafés and open spaces. Investors in Ealing he heart of There will be three new public Ealing is set for piazzas where markets, street a major change theatre and jazz events can be held. with the proposed Dickens Yard will contain places Dickens Yard development which where people can meet, chat and will breathe life back into the relax surrounded by landscaped Tsurrounding area. squares, streets with trees, plants The Developer, St George and sculpture. This would ensure West London Ltd aims to create that cultural life in Ealing, already a new vibrant urban quarter. thriving, will get a welcome boost. Dickens Yard, which is named The 698 new apartments built after the builders’ yard that used above the ground level shops to occupy the site, will link three are designed to look out either over of Ealing’s Victorian gems – the the active streets or onto Town Hall, the Old Fire Station quiet garden terraces. It is intended and the parish church of Christ that the residents and visitors to the Saviour – with traffic-free Dickens Yard will bring life to the streets lined with boutique shops area throughout the day, reviving and cafés. the neighbourhood. For more information please call: 020 8917 4000 Dickens Yard will link three Victorian ‘gems – the Town A sense of place Hall, the Old Fire Station and the parish my ALA ‘ s, s, church of Christ the A Dickens Yard will create an exciting urban quarter in the Saviour – by traffic- hs: DyLAn thom DyLAn hs: heart of Ealing, combining AP historic buildings with free streets lined Photogr cutting-edge design with shops 26 PROJECTS Green Man Lane Housing is central to Ealing’s community buildings and facilities is one of the key catalysts for regeneration programme and the are also to be created as well as change. e Green Man Lane scale of what is taking place as part better links to West Ealing town estate is central in terms of the of the £137 million Green Man centre. overall regeneration of West Lane project is testament to the Residents have been included Ealing. ere is work to be done council’s commitment to transform throughout the scheme’s on the high street, but one way the borough’s communities. development, with comprehensive to help spur that on is to work e estate’s 464 homes will be consultation and feedback on its surroundings by bringing demolished in a series of phased opportunities throughout the different households to the area. It development by Rydon and process. In October 2009 a public provides a stimulus for everything A2Dominion, allowing for the exhibition detailing the latest else. It draws in new commercial creation of new properties for draft masterplan for the area was operators and they see the physical affordable rent, shared ownership unveiled and as Ealing in London and the demographic changes, and and outright purchase. Of the went to press the masterplan was the training opportunities coming new houses to be built 346 will be being finalised and submitted for forward. If you get the housing for affordable rent, 91 will be for planning permission. and the facilities sorted, and create shared ownership, and a further Tom Rigby, development some real opportunities, it spurs 309 will be made available for sale. manager at Rydon, is confident on the wider regeneration that is But the proposals go further the project will help Ealing’s wider needed.” than just replacing houses, as new regeneration efforts: “Housing ➼ 28 PROJECTS North Acton Station Square First impressions count and plans to services and interchange with local bus redevelop the area outside North Acton services. e square could also provide a station will ensure people have a positive focal point for the emerging community of opinion of the area on arrival. the North Acton area, including residents Options described in the design and an expanding workforce. documents put together by Tribal Group “Furthermore, the square could would boost the quality of the area contribute to unlocking development immediately outside the station with the opportunities in the wider area. ese creation of new commercial and retail uses commercial uses together with local at ground level, as well as improvements to community and leisure uses would provide the public realm as a whole. the vitality and focus for the longer-term Steve Pearce, director at Tribal Group, establishment of North Acton as a place to explains: “ e station square has the live and work.” potential to provide a new civic space Ealing Council is working with Design that forms an arrival point at the public for London and TfL, as part of the Mayor’s transport gateway to the area. Alongside Great Spaces programme, to find the remodelling of the station, this could optimum solution that can be developed in facilitate improved access to underground the area alongside development proposals. EALING IN LONDON 29 Acton Town Hall Acton Town Hall is set for a complete overhaul as part of the plans to upgrade the town’s swimming pool, library and community centre. e project could also include the creation of new residential, retail and office space on the site to help fund the Ealing community uses. Apprenticeship e Edwardian town hall, Scheme library and baths, owned by Ealing Council, are located in a very challenging project. e Since Ealing Council set up its conservation area and elements community involvement apprenticeship scheme in 2007 it has of the town hall building are listed is necessary to develop an helped place over 60 young people (aged making it a challenging project. understanding and sense of trust between 16-24) in full-time work. e Urban Initiatives is advising between the parties involved, a scheme provides up to two years of on-the- the council on the community momentum has built up during the job training for local 16-24 year-olds where involvement process, which has process and people are excited. We they gain invaluable work experience as involved gathering a team of 35 need to make sure the momentum well as NVQ level qualifications. local people, young and old, who’re is not lost and that will be the main e scheme offers youngsters places interested in the future of the challenge for the council.” in a variety of departments within the buildings, to discuss the issues Ealing Council has yet to decide council and also through council funded frankly. Dan Hill, associate director on their preferred method for organisations such as Learning Curve, at Urban Initiatives, believes the finding a development partner but which is for people with disabilities. process has been more productive the project should be out to tender ✱ Twenty young people become apprentices than a round of public meetings by autumn 2010. in the council each year, a private sector where it can be hard to hear arm of the apprenticeship scheme also everyone’s opinion. exists and there are plans to increase Hill explains: “ is is a efforts with external partners and place up to 80 apprentices in the private sector annually through the council’s supply chain and projects such as Building Schools for the Future. According to Vanita Nicholls, apprenticeships and youth opportunities co-ordinator at the council, the benefits of the scheme have been fantastic. “Currently 4% of the council workforce is aged between 16-25 and we need to change that. e scheme has had a huge impact internally and really shaken things up. Young people challenge assumptions and bring fresh energy. “Many young people don’t know what they want to do, they just need an opportunity, we give them that opportunity and some of them are so proud of their work and want to stay with the council. Importantly, it’s a two-way street, the council is benefiting from better managers as they become role models to these young people.” issue one/spring ‘10 EALING IN LONDON 31 Home from home Park Royal, dubbed the engine room of London, is home to a myriad of businesses that employ around 40,000 people. .OELLA 0IO +IVLEHAN discovers what the businesses like about it so much #/.4).5%$ /6%2 0!'% ➼ Berkeley First plans to transform the BBC’s former costume store with a student accommodation led mixed-use development. issue one/spring ‘10 32 park royal hen describing Park Royal, the words “unique” and “perfectly W located” are often spoken by those companies which have space within the 750-hectare industrial and business park in North West London. With a multitude of different businesses, with a heavy component of food production firms, warehouse/distribution and office occupiers, the business park is on the sought-after location of the A40, serviced by several tube and railway stations and runs alongside the Grand Union Canal. Park Royal has changed over the past decade. As times have moved on, so has the site. More amenities have been developed and public spaces have been opened up. A growing variety of companies have been taking space, swelling the number to 1,200 businesses, employing an estimated 40,000 workers. The park covers three local authority areas, with approximately 50% in Ealing, 40% in Brent, and 10% in Hammersmith and Fulham. Park Royal Partnership, an urban regeneration and business development organisation was set up in 1992 to support the park. It serves to improve the environment for residents as well as to attract and support the growth of new businesses. Park Royal Partnership is focusing on creating a sustainable environment through investment in transport infrastructure and public realm. accommodation-led development for the Berkeley First is The boroughs are working with the GLA University of Arts London. to set the planning policy framework to The proposal is for 800 self-contained developing the enable a more mixed-use development at study bedrooms for students plus shops, former BBC costume the gateways to Royal Park. In Ealing this perhaps a café and gym, and a gallery store into student relates to North Acton and the area around where students can display their work. North Acton station. One of Ealing’s “It will be open to local residents, accommodation largest companies Carphone Warehouse so there will be benefits for the is located here. The aim is to create a more neighbourhood too,” says Biddle. He adds attractive environment and bring a variety that his company will be creating a square of amenities to the area to support the in front of the building opposite North business community. Acton station to improve the public realm. Express by Biddle gives one word for why Berkeley Express by Holiday Holiday Inn’s The housebuilder First chose Park Royal: accessibility. Inn’s 104-bed hotel 104-bed hotel Matthew Biddle, managing director, “[The site] is bang opposite the tube on Park Royal Berkeley First station, on the Central Line. The university has been consistently benefits from Berkeley First has bought the former has got campuses on the Central Line business and occupied since it leisure visitors BBC costume store site on Victoria Road – they have one just three stops from this opened in 2003 here to shop or opposite North Acton station, where it is site. There are bus routes directly opposite visit Wembley. planning a 15,500sq m mixed-use student so it’s got excellent public transport. ealing in london 33 Westfield shopping centre last year, which Park Royal is important to SEGRO. Carphone is 15 minutes by tube, has created even Redding says: “We’ll continue to have a Warehouse (left, more opportunities for business. “We do presence and invest money here and we top) has been based here for promote it as a shopping destination,” she will play our part in seeing things develop.” ten years and says. “We also pick up good business from He firmly believes that Park Royal needs is looking to events at Wembley Stadium and Arena.” to continue to progress as “the pattern of redevelop the The residential element around North the work/life balance evolves”. building. Acton has added to Park Royal’s appeal, “Encouraging mixed-use development believes Fernandes. here is good, and thinking about other “It has given the park a bit more of a uses like hotels and bringing amenities SEGRO hope buzz than it had in the past,” she says. that service the people who use the park the Park Royal “And I think it is positive that the Old BBC is great, as is thinking about congestion, Partnership Costume Store is being redeveloped - it’s access to roads and investing in more will attract not such a glamorous building and the public space.” mixed-use development plans we have seen will add glamour to the The area should remain predominantly on the site to area. The student housing may also open a business area, he believes, arguing: “I encourage up opportunities, with parents coming to think it would be a great shame if other diversity. stay when they visit their children.” uses were introduced leading to businesses having to move away from the park because Park Royal is uniquely placed as an “It is a relatively affordable location for SEGRO is one of employment-generating area. I would put students at around £135 a week, including the benefits of the employment uppermost bills. There is scope for more mixed-use Park Royal’s largest and, if other uses come in to complement development in that area due to the park’s occupiers with property that, then that is great.” fantastic links.” valued at over £500m In the past, the park has been criticised The telecoms/ for its lack of amenities – but that is retail company changing now. “Amenities are coming as Richard Collier, property director, there is more development and we would Carphone Warehouse like to think of the costume store site as Carphone Warehouse, Like other occupiers, Collier says the being a catalyst for regeneration, whether has almost 2,000 attraction of Park Royal to the Carphone through public space, shops, gyms or Warehouse was “obviously down to crèches. I don’t see it as a business park employees on site location”. – it’s a mixed–use area,” says Biddle. “A lot of people seem to work in the area He adds: “We are talking to the Park around the A40 and quite a few of our Royal Partnership to see if there are any employees live in London. Plus, there is links we can make between the university The business space great accessibility on the Central Line and and other companies already on the park.” developer the overground. We are on Gypsy Corner, The scheme is now at planning stage. Phil Redding, business unit director, so, yes for us, it was accessibility and London markets, SEGRO transport,” says Collier. The hotelier SEGRO is one of Park Royal’s largest The company moved from its central Stella Fernandes, general manager, occupiers, with property valued at over London base to Park Royal 10 years ago, Express by Holiday Inn £500 million in 20 industrial estates. and functions as two businesses – Best The 104-bed hotel opened in July Redding is full of praise for the site he calls Buy Europe (formerly the Carphone 2003. Fernandes says it was an ideal “the engine room of London”. Warehouse) as the retail side, and TalkTalk opportunity at the time because the area “Park Royal has a long-established as the telecommunications side. These was developing, and there was a need for history of food production and that still arms are housed in two adjoining buildings additional accommodation. remains. There are an amazing number on Park Royal; one is the 14,8000sq m “The site had good public transport of food catering industries there, as well main Best Buy Europe site, with 1,600 links, plus accessibility to the motorway,” as media companies with the BBC and employees, and the other is the 3,700sq m she says. For the past six years the hotel BSKYB, and also just straight warehouses.” building occupied by TalkTalk with around has been consistently occupied. “There is Covered by three local authorities with 300 employees. a good market niche on the estate due to a multitude of landlords, it can result Following a number of deals and the number of businesses and corporate in “any move forward with pace being takeovers, it is consolidating in Park Royal, companies who use our facilities,” she says. difficult”, says Redding. But he says that and is looking to redevelop the TalkTalk “And, we get a lot of the hotel leisure the establishment of the Park Royal building. Last year, Carphone Warehouse market too because of easy links to the Partnership – a regeneration and inward signed a partnership deal with American centre and because our rates are cheaper investment agency – has been changing retail giant Best Buy and, in May 2009, the than central London.” that, and there have been improvements in company bought Tiscali’s UK businesses Fernandes says the opening of the terms of amenities. for £236 million. ✱ issue one/spring ‘10 NOON Ad 276x230mm:Layout 1 17/2/10 12:36 Page 1 Noon Products (part of Kerry Foods Ltd) is proud to be associated with Ealing’s Regeneration and Investment Programme Noon Products Ltd, Windmill Lane, Southall UB2 4NA Specialists in ethnic ready meals since 1980 36 OFFICES Business matters With better transport connections than Docklands and a town centre with the cafes and shops employees want, what more can Ealing Broadway do to make itself West London’s premier business destination? $AVID "LACKMAN finds out %ALING #ROSS MAJOR SPACE IN THE Knight, a partner at Montagu Evans, 4HAMES 6ALLEY letting agent for Ealing Cross. Following its recent spate of If HBG’s Gateway development, Hammersmith now has development raised the approximately 10m sq ft of office space, bar regarding perceptions putting Ealing’s 3m sq ft in the shade. of Ealing in the mid 2000s, Getting the right product is therefore a new development by crucial for Ealing’s prospects, so Ealing Neptune Land could confirm Council is encouraging a new wave of office development. And Fisher is very impressed that Ealing is the place to find wo underground lines and a with the go-ahead attitude displayed by high-quality office space. railway station that is just one stop Brendon Walsh, the council’s director of The eight-floor Ealing Cross T from Paddington – with excellent property and regeneration and Pat Hayes, scheme contains around transport links like these, it is hard to its executive director for regeneration 135,000sq ft of grade A see why Ealing town centre isn’t one of for housing. space on the Uxbridge Road, London’s main office hubs. “It’s refreshing to see a council that making it one of the biggest But it isn’t – at least not yet anyway. understands what is needed by the schemes on the market in the “It should be a better office centre than it business community,” he says. whole Thames Valley. is,” says Angus Malcolmson, director of e market’s sentiment towards Ealing Recently completed, the office agency at GVA Grimley. GVA Grimley has shifted in recent years following the scheme delivers two and a are working for Neptune Land, who are development and letting of HBG’s Ealing letting the 12,500sq m grade A space in Gateway project. half times as much floorspace Ealing Cross. e success of this project has as the two buildings it e main reason for Ealing’s reawakened interest in Ealing’s potential replaced. At 85 Uxbridge relative underperformance is the town as an office location. Road, it is in the heart of the centre’s current shortage of high-quality Knight explains: “People realised there town centre area earmarked office space. was a latent demand in Ealing by tenants by Ealing Council for new “What has dragged it down is the who want to move into contemporary office development. It is availability of grade A office buildings,” offices, not 1960s stock. It proved that the described by one agent as cofirms Malcolmson. demand is here – and you have to “the best new building in the Tony Fisher, head of outer London satisfy it.” London suburbs”. office agency at Lambert Smith Hampton, More than half a dozen agrees: “I don’t want to talk Ealing down, EALING’S TRUMP CARD IS ITS but it’s allowed itself to be overtaken,” he aforementioned public transport. e would-be occupants says, “Ealing has got good buildings but town centre is a terminus for the Central have been shown around they are refurbishments.” and District Lines, and sits astride the the property recently, Over the past decade and a half, the Paddington to ames Valley rail route. demonstrating that, while the town centre has seen just three major Knight points out that Ealing has a commercial property market office developments – Aurora, Ealing score of 6B on the PTAL public transport is slow, the right product can Gateway and Ealing Cross (see boxes). accessibility grading system used by spark interest. “ ere’s been little new office Greater London Authority’s planners. To development in Ealing over the past 15 put this score into context, King’s Cross years, which means that it’s fallen behind with 6A is just half a notch higher. its neighbour Hammersmith,” says Simon Ealing has better public transport ➼ ealing in london 37 Ealing Cross Business delivers two and a half times as much floorspace as the matters two buildings it replaced issue one/spring ‘10 38 offices connections than Docklands, despite the Office occupiers want to create a workable scheme. This together hundreds of millions of pounds poured with St George’s Dickens Yard project is into the latter area’s infrastructure. the right environment intended to create new high-quality retail What this means is that the town and that’s not just with and residential development, improving centre is within half an hour’s commuting regards to the office perceptions of the town centre. distance for much of the population of According to Knight, rents are holding west and north-west London, a valuable stock, it’s the retail up relatively well in Ealing compared to asset for employers keen to attract and provision and other outer London office centres. A new retain staff. building can command around £30 per In addition, Ealing Broadway – which housing too sq ft, says Knight, while good-quality, already has a tube and railway station secondhand stock should fetch £25 per – will be a stop on the Crossrail line. sq ft. “Ealing offers good value for money,” Once the scheme is completed, Ealing adds Malcolmson. will be just two stops from Bond Street None the less, recessionary pressures are with a direct connection to the City and bearing down on Ealing, like everywhere Canary Wharf. “It will put Ealing even else. Frogmore has currently put its more on the map,” says Knight. 135,000sq ft Point West Five scheme And, lest it be forgotten, Ealing has good on hold because of the downturn while, road connections too, with easy access to on another Uxbridge Road scheme, the both the M4 and the M40. developer has switched the use of the office But transport isn’t Ealing’s only plus element to data storage. point. The town centre is surrounded by But Fisher believes demand is beginning some of the capital’s most desirable homes. to tighten for office space across London. “Office occupiers want the right environment and that’s not just the office Knight predicts that, once stock – it’s retail provision and housing Ealing Cross is let, there will be a surge too,” says LSH’s Fisher, who insists Ealing in interest in development along the is already a well-established employment Uxbridge Road, much of which is occupied hub. “It’s not a question of potential – it’s Ealing Gateway: by low-grade office accommodation built in already a recognised office location.” the return of grade A the 1960s. Planners’ high density and anti- Ealing Council is the town centre’s parking policies mean that such sites can biggest occupier, but a number of The success of the Ealing accommodate at least twice as much space significant private sector outfits are Gateway scheme represented a as they could when the existing buildings based there too. were erected four decades ago. turning point for the town centre’s On this basis, Knight estimates fortunes. Aurora, Ealing’s signature that Uxbridge Road will be able to town centre office development of the The first grade A office space accommodate nearly two million sq ft of 1990s, has been occupied for nearly a to be developed in Ealing for offices. “It will have a critical mass,” he decade by Dunnhumby, the retail data over a decade, the 84,324sq ft says, “spurring the provision of amenities analyst responsible for Tesco’s Clubcard. scheme provides seven floors like coffee shops”. Other major occupiers include the British of accommodation. Developers A mix of planning policy and changing Marketing Research Board and Catalyst HBG Properties built it to a high taste means that a growing share of the Housing Group. standard, and it has a BREEAM borough’s new office space will be provided “Occupiers who are here tend to want excellent rating. in the town centre rather than on office to stay here,” says Grimley’s Malcolmson, Ealing Gateway was not only campuses like Chiswick Park. giving as an example his client Danone Fisher believes that Ealing town centre a design success but also a Water. Based in Ealing, it is currently leaves business parks in the shade. commercial one. Within three seeking 20,000-30,000sq ft of new space, “Chiswick Park gets the attention preferably in the town centre. “They don’t months of completion, the because they have new buildings with want to move,” he points out. scheme was fully let to the British fairly large floorplates, but what it doesn’t But Ealing needs to improve its Market Research Bureau and have is the critical mass, there’s no retail image, currently tainted by the bars and Catalyst Housing Group, one of and Ealing is three to four times the size in takeaways near the station. As Fisher London’s biggest registered social terms of floorspace.” points out, it’s not an environment that landlords. Besides which, Knight says, tastes are will impress a businessman straight off the With these tenants in place, changing: “More and more people don’t plane from Dallas. HBG was able to sell the want to move out to business parks Much of this low-grade stock will be development to New Star property because they feel they are soulless. The swept away through the redevelopment of business park is great for the boss who unit trust last year, generating a the site opposite Ealing Broadway station wants to be driven out to Heathrow, but healthy yield. (the site was assembled by Glenkerrin). staff need good public transport and coffee The developer is working with the council shops, so we are seeing a shift.” ✱ Ealing LSH Ad P/2 17/2/10 5:07 pm Page 1 Building a brighter future With a range of over 100 public sector clients as diverse as central government departments, development agencies, the NHS, police and local authorities, we know that your property needs go deeper than bricks and mortar. Not only are we able to help on the range of issues affecting your property assets, but we are also mindful of our responsibility to help you improve the delivery of vital community services to build a brighter future throughout the UK. • OGCbuying.solutions Framework Partner • CoreNet Global UK’s Corporate Real Estate Partner of the Year • For further information contact Public Sector Services on 020 7198 2000 www.lsh.co.uk Network Housing Ad:Layout 1 17/2/10 16:04 Page 1 THE NETWORK WAY Actively working in Ealing, we are a community based housing organisation, passionate about providing better services, better places to live and making a difference by changing lives. Click on and visit our new website at www.thenetworkway.co.uk ealing in london 41 New beginnings Creating a successful and sustainable borough requires the provision of good quality amenities, transport links, employment opportunities and housing options, the last of these is a particular focus in Ealing aling Council’s ambitious solutions for different estates. The council Ealing’s South Acton Estate (above) is regeneration programme for its is working closely with residents to just one of the council housing estates E housing estates is one of the develop these solutions and ensure the undergoing major redevelopment. largest in London. Improving the quality right development partners are brought of the borough’s housing stock is seen on board to deliver the vision to transform as being key to its wider regeneration. the estates. There are eight housing estates planned Of all the large-scale housing projects for regeneration, affecting around 5,000 planned in Ealing the redevelopment properties. The council believes that of the Green Man Lane estate is the creating new homes and a range of most advanced of the council’s recent property options is likely to help prevent regeneration projects. The West Ealing to be knocked down and entirely rebuilt future deprivation and crime, while estate, which exhibits all the hallmarks – creating 346 affordable homes and 91 for providing houses fit for 21st century of deprivation and the associated ills, is shared ownership, as well as a further 309 demand and making the borough more homes for outright sale. desirable, in terms of relocation and future Investment on this scale is not common. inward investment. The scheme has the potential to make a Unsurprisingly the borough’s largest Ealing has one of real difference not only to the people living pockets of deprivation are situated within the largest there but also to the borough as a whole, its council estates and though there are regeneration something which makes the project’s new development sites away from these successful completion even more essential. areas, much of Ealing’s housing-focused programmes in Rebuilding an entire estate could be regeneration is tackling the areas most London, affecting regarded as an impressive feat in itself in need of attention. Transforming the but simply providing newer structures to borough’s council housing is a huge around 5,000 properties replace the outdated ones is not the challenge, one that involves different whole answer. ➼ issue one/spring ‘10 42 HOUSING THE GREEN MAN LANE PROGRAMME different fronts, with three public A huge emphasis is designed to create a sustainable exhibitions, focused design workshop community, one that will enjoy the groups, and a few more in the pipeline has been placed on benefits of improved community facilities, before the planning application goes in. It ensuring the mistakes better life opportunities and connectivity makes us head in the right direction. of yesterday are with the rest of the borough. A huge “At each stage we progress with the emphasis has been placed on ensuring the design after getting feedback, taking not repeated mistakes of yesterday are not repeated. into account all the opinions. Obviously And to make sure this does not happen the you can’t include everything people say council and its delivery partners have been but we try and go back with something working closely with those the project will that addresses as many of the issues and Acton Estate. Parts of the estate have affect most, the estate’s residents. concerns as possible. I think we have already undergone large-scale change and Tom Rigby, development manager demonstrated this quite well, and we have most recently Ealing has been working at project developer Rydon explains: changed the initial design quite a bit to with a developer selection group made “ roughout the bidding stages Ealing reflect resident’s aspirations. By engaging up of residents to identify a development made sure we met with and involved with people all the way through and partner for the regeneration of the residents and other stakeholders and listening to their opinions, and by adding remaining parts of the borough’s largest listened to what they were saying. We also our own opinions and decisions, it should housing estate. did two public exhibitions at that stage help us long term.” Many of the original blocks of flats too. It really allowed us to get the resident’s Not far behind Green Man Lane a in South Acton date back to the 1950s, thoughts on what we were planning. Since similar process, although on a much 60s and 70s. ey were not designed then we have been working on numerous grander scale, is under way on the South to modern standards and do not meet 4HE DEVELOPMENT PLANS FOR 'REEN -AN ,ANE WILL TRANSFORM THE AREA AND CREATE A SUSTAINABLE COMMUNITY EALING IN LONDON 43 the needs of today’s residents. e very low heating, power and water costs. (OUSE PRICES proposals for the estate will involve the e proposals will see half the new IN %ALING redevelopment of new mixed-tenure homes as affordable rent or buy with homes on a prominent 16-hectare site. the remaining developed for private Average house price: £320,260 Plans will also ensure that the estate is sale. e emphasis will be on traditional Detached: £690,458 linked more closely with the regeneration family housing within a broad range of Semi-detached: £373,593 of Acton town centre to the north of homes comprising one- to four-bedroom Terrace: £357,274 the estate. is is seen as crucial to the apartments and maisonettes, through to Flat: £222,953 successful regeneration of the estate. four- and five-bedroom houses across all Potential partners were asked to take tenures. *based on figures from the Land Registry resident’s feedback onboard and suggest After a review of all the council’s housing of England and Wales from June 2009 which blocks should be demolished or estates it was agreed that the original improved. No decisions have been made, masterplan for the area should be updated but it is likely that a large number of blocks to take into account current and future will be demolished. housing needs. e revised masterplan e vision is to reconnect the South for the area will be completed this Acton Estate to the wider neighbourhood summer with a planning application to be 0OINTS by creating an urban village with submitted in the winter. Work is expected OF VIEW traditional tree-lined streets, human scale to start on site in early 2011. Due to the buildings, a sense of place, and safety and size and complexity of this project, it is security for its residents. e new homes envisaged that the project will take at least John Bishop, of Colin Bibra will be environmentally sustainable with ten years to complete. ✱ estate agents, which has been operating in Ealing since 1988, sees reason for both change and optimism in the borough: “Regenerating the housing stock in Ealing is important from the viewpoint that the regeneration that is taking place seems to be about getting rid of problem areas, and this is important. These areas can have an effect on other things such as shops and areas nearby and this can affect investment and interest levels. “The key thing that needs to be done is when the estates are rebuilt they have to be done so without creating new problems for the future. I think there is reason to be optimistic about Ealing’s future. The council seem to be very focused on getting this right.” issue one/spring ‘10 Working in the Community Working with the Community Sponsors of Brentford FC Community Sports Trust Providing 27 different sports to 28,000 children across the 4 London Boroughs of Ealing, Hounslow, Richmond and Hillingdon. Participation Through Partnership For more information contact: 020 8917 4000 or log on to: www.stgeorgeplc.com ealing in london 45 Working in the Community Working with the Community Top of Sponsors of Brentford FC Community Sports Trust the class London’s third largest borough ctober 2010 will see the start of Providing 27 different sports to boasts an impressive level of the first phase of Ealing’s O £300 million Building Schools for educational success, and this is set the Future (BSF) project. The complete 28,000 children across the 4 London Boroughs of to improve as its Building Schools rebuild of Dormers Wells High School for the Future programme takes and the remodelling planned for Cardinal Ealing, Hounslow, Richmond and Hillingdon. off. Alex Aspinall spoke to the man Wiseman School represent the early stages of an inspirational transformation of the overseeing the transformation, borough’s education offer. Participation Through Partnership programme director Simon Hurrell Those involved are enthusiastic about how the project will develop. Simon Hurrell, Ealing’s BSF programme director, says: “We are certainly very excited about For more information contact: the prospect of the construction and the ICT investment that will be made as part 020 8917 4000 or log on to: ➼ www.stgeorgeplc.com issue one/spring ‘10 46 education Everyone recognises upgrading the facilities offered can only many challenges and hurdles to be avoided benefit the wider community it serves. en route, with logistical arrangements the change BSF can Facilities associated with schools, such ranking among the most difficult to facilitate and also the as recreation and sport spaces, are often manage. The process of constructing opportunitites made available for public use. Better new buildings and refurbishing others schools also generate interest in the area while students are still learning on it creates among people looking to relocate, and site is not without its difficulties, and improved standards can help build a better working through these problems requires skills base for local businesses. The benefits considerable forethought. are widespread, and certainly difficult to “It is a key issue,” admits Hurrell. “It is create without BSF investment. probably the hardest single thing you have But these advantages don’t come to deal with once these schemes get going. of the BSF programme, as are the schools. without considerable planning and co- In the Cardinal Wiseman case we are fairly People describe it as a once-in-a-lifetime operative working – and there are a great lucky because, although there is a lot of opportunity, and for most of these schools that is exactly the position. It is a fantastic opportunity.” And an opportunity set to be utilised to its fullest in Ealing. Its BSF team, head teachers and school governors are researching what has and has not worked elsewhere to ensure their schools are redesigned appropriately. The link between educational attainment and the quality of the built learning environment is undisputed. An inspiring space designed to meet the demands of 21st century learning is far more likely to encourage student success than drab, outmoded buildings. But improved grades and the life opportunities they create are not the only advantages of the successful completion of a BSF programme. Schools often form the hub of local communities, so investing in and 2010 2011 BSF ● Cardinal Wiseman ● Acton High School: new sixth timeline School: new construction form college and ICT upgrade work, remodelling, ● Elthorne Park High School: new This timeline is subject to planning approval. refurbishment and ICT construction work, remodelling, upgrade refurbishment and ICT upgrade ● Dormers Wells High ● Featherstone High School: new School: complete rebuild construction work, remodelling and ICT upgrade and refurbishment ● Northolt High School: new build, remodelling and ICT upgrade ● Villiers High School: new construction work, remodelling, refurbishment and ICT upgrade 2010 2011 ealing in london 47 new build to be done, the new building is to be placed on an existing hard play area. The contractors will have to construct the A bright The battle new building, and be able to use the area future to build to decant the learning space while they do their remodelling.” Central to avoiding these problems Ealing’s Building Schools for the Future February 2010 saw is the existence of healthy working programme is about much more than just the two remaining relationships between all stakeholders, erecting new buildings, and education in bidders submit and in the first instance this applies the 21st century is about more than just their final tenders particularly to the local authority and textbooks and blackboards – which is why for Ealing’s the individual school in question. Luckily £30 million is being invested in upgrading £300 million this is a constituent part of the Ealing ICT facilities in schools throughout the Building Schools programme. borough. for the Future Hurrell adds: “We have to work with Simon Hurrell explains: “The ICT contract. And they the schools. The authority has to have a investment is absolutely essential. We are won’t have to wait view of how it sees secondary education proposing a managed IT service, which will much longer to developing over the next ten years, and be for all the schools, so they all get the discover the result this has to be a clear strategic position, benefits of economies of scale. At the end of almost a year’s as you would expect. It also has to be of the process we will have a world class worth of planning, mirrored at school level. ICT provider working across all the schools preparing and “We do have outstanding schools, and making sure that they all benefit. submitting, as the I think the head teachers and governing “But it is not just about the hardware, winner was due to bodies all think strategically. There are a or even the software – it is about modern be announced in lot of similarities between what a head teaching methods. It is not just a case of April. teacher would want for a school and the providing schools with new machines and Balfour Beatty borough’s wider ambitions. This is the walking away. It is going to be much more Education and starting point. hands-on, with the provider being there all QED Education “Everyone recognises the change BSF the time to help them make the most of Environments are can facilitate and also the opportunities what they have been given.” hoping that the it creates. We are pulling in the same comprehensive direction, which is important.” ✱ plans they have each put together (following detailed discussions with the council) will be enough to see them take on the responsibility of 2012 2013 bringing Ealing’s educational ● Belvue School: rebuild, ICT upgrade ● St Ann’s School: new facilities into the ● Drayton Manor High School: new construction work, 21st century. construction work, remodelling and remodelling and ICT refurbishment upgrade ● Springhallow School: rebuild, part- ● Study Centre (Group refurbishment and ICT upgrade Provision): new build ● The Ellen Wilkinson School for Girls: extension and ICT new construction work, remodelling, upgrade refurbishment and ICT upgrade ● Brentside High School, ● Twyford CofE High School: new Greenford High School construction work, remodelling, and John Chilton refurbishment and ICT upgrade School are all set for ● New High School: Work starts on ICT upgrades construction of a new high school in Greenford 2012 2013 issue one/spring ‘10 48 creative Ealing’s moving picture While famous for its film industry, Ealing is host to many different types of creative companies, which make major contributions to the borough’s economy. Pamela Buxton finds out about these creative companies and why they’re flocking to Ealing makes proactive contact with specific creative firms who are looking to relocate and who can be attracted to Ealing. This would act as a catalyst to an invigorated creative sector providing grass roots and cutting edge training and employment opportunities for the future.” aling will be forever associated with So what makes Ealing so good for the golden age of British film in the creative businesses? Traditionally, E 1940s and 1950s. The Ladykillers, Soho has been the place to be for post- The Lavender Hill Mob, Kind Hearts and production companies but high property Coronets and many more classics were all costs are pushing them out. Many are made at Ealing Studios, the oldest working moving to West London, attracted by the film studios in the world. proximity of the BBC and other media Those heady film heydays may be gone, production companies at White City. but the studios are still going strong as studios for film and television – more Ealing and nearby Acton recent films includeNotting Hill and Star and Southall can offer fast transport into Wars – Episode II Attack of the Clones – as central London and small, flexible space well as providing space for film schools and for creative start-ups and niche companies. business units. Park Royal (see page 31) has scope for What is less well known is that film larger units that are suitable for creative makes up just a small part of a much content firms and studio providers. broader range of television, production According to Liddall, there is also scope and software companies taking root in the to attract Bollywood investment to tap area including Technicolor, Panalux, Island into the creative talent in Ealing’s Asian Studios and Artem (a physical special communities. Already, there is a Bollywood effects company). Together with creative acting school at the Ealing Institute of companies in publishing, fashion, design Media at Ealing Studios and the area is and media, these contribute £2 billion to often used for shooting. the local economy. Ealing Council has been researching the So far so good, but Ealing Council potential to develop creative industries We have such a believes this is just the beginning of what further to maximise the benefits to the could be a far larger community of creative borough and its residents. broad spread of businesses in the borough, and is working In order to do this a survey was creative businesses to expand the sector. commissioned covering everything within “We have such a broad spread of creative the creative sector from leisure software from film and businesses from architecture to fashion through to art and antiques. The survey, architecture to and music – a bit of everything. It’s unique by TBR, found that the creative sector in fashion and music. really,” says Mike Liddall, head of the West Ealing represented 23% of the economy. London film unit at Ealing Council. Although a lower proportion than that in It’s unique “We are keen to be a creative borough…. Hammersmith and Fulham (29%) – which There is an opportunity here if the council is home to the BBC – this is higher ➼ ealing in london 49 Ealing is a hotbed of film activity withA -list film stars and directors such as Woody Allen regularly on set on the streets of Ealing. issue one/spring ‘10 50 creative than in Hounslow (21%), Brent (20%), Harrow (19%) and Hillingdon (16%). Creative businesses come a close third in the most important sectors in Ealing’s economy, after business services and wholesale retail. This represents employment of 15,100, some 15% of the workforce. The survey revealed some surprising statistics about the creative sub-sectors in Ealing. Film and video, despite the area’s impressive film heritage and profile, represents just 7%, while leisure software is by far the largest discipline at 34% of the entire creative sector. This follows a huge recent growth of 30% in the last three years – although most businesses employ fewer than four people. One of the council’s aims is to provide more business space to rent for creative businesses, since most businesses with fewer than 10 staff rent rather than buy Part of Ealing’s appeal space. Although satisfaction with Ealing as a location for business was high, scoring is its heritage, but 7.5 out of 10 for location, there was some what people don’t dissatisfaction at the condition of business know is there are lots premises and the lack of room for growth. As a result, the council is actively looking of different creative at “characterful” sites in the town centre, companies - new rather than anonymous glass boxes, that it hopes will appeal to small creative media, digital... businesses, such as former banks, pubs, shops and a gym. By finding new uses for these buildings, the council hopes to both Sturley says Ealing’s potential should regenerate the town centre and encourage be seen as part of a broader West London creative businesses. regeneration, led by organisations such “We’re dealing with people dealing as the BBC with its White City Media Ealing Studios has big plans to develop the existing site and expand the buildings and in ideas. They need to be inspired,” says Village development, plus the Park Royal facilities on offer. Liddall. hub of post-production businesses. While the area is already home to big Many staff working for these companies publishers such as Random House, Liddall live in Ealing, contributing to a growing sees Ealing as being best placed to attract pool of talent attractive to other creative smaller, creative businesses. businesses which have been clustering in “That’s where our niche could be. the surrounding area. a creative hub is education. Here, Ealing is We don’t have big sites to attract One business that has moved to the well placed, with both the Ealing Institute multinationals. We can’t compete with borough is Met Film, which last year of Media and Thames Valley University, White City. But we can look at smaller moved all its divisions under one roof at which has a strong arts focus at its Ealing venues – the vast majority of creative firms Ealing Studios, where it runs a film school. campus and is running a series of events are quite small,” he says. Russell Stopford, managing director of Met on various creative sub-sectors. Film Post and Met Film Creative, says the “They’re encouraging people to go into There is scope for developers proximity to other creative businesses is the sector and start companies in the area. to make the most of Ealing’s growing one of the big draws, both for Met Film They’re trying to keep the brain drain from creative hub by providing suitable business Post and others. Ealing,” says Liddall. space, according to Ross Sturley, organiser “Ealing Studios made sense. Part As Stopford argues: “You don’t need to of the Place West London regeneration of the appeal is its heritage, but what be in central London. Ealing is very well event and a consultant on inward people don’t know is that there are lots of placed for the next five to ten years, as investment to the area. different creative companies – digital, new more media moves out of central London. “There’s an opportunity for those who media. Like-minded people create a hub…. Clients like Ealing because of the shopping are good at developing workshop-style We’ll be able to offer services to other centre nearby. It’s calmer than central space. If they can do that, they’ll do well in businesses in the area,” he says. London. It’s greener. All those aspects are Ealing,” he says. 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Contact the business development team at Ealing BID today on 020 8231 2423 or email [email protected] for further information. Convenient. Affordable. Vibrant. Accessible. Join those who are making things happen in Ealing Investors and developers are saying Ealing is a key location for investment and they are confident Ealing is a great place to do business. A perfectly placed location Great transport connections A thriving economy A growing business community A great place to live and work Huge potential with over 100 development opportunities for housing, retail, leisure and business development. EC009 - EiL ad AW.indd 1 21/1/10 17:18:56