333
Residential units
Urbanisation
Boston Road, Ealing
We secured full planning permission for the redevelopment of a brownfield site in Hanwell for A2Dominion. The development includes the demolition of an existing Wickes retail store and Nissan car dealership to initially provide 283 residential units with a new retail frontage comprising 1,400m² of commercial uses around a public square. Located in a largely low-rise area, we secured consent for three blocks ranging from three to seven storeys.
Key details
Project name
Boston Road
Client
A2Dominion Development Ltd
Location
London Borough of Ealing
Services provided:
- Planning Consultancy
- Archaeology
Challenge
Exhibitions were held for local Councillors and residents within the area. Although officers and Councillors were supportive of the scheme, a growing body of local objection formed against the proposal, including a petition signed by over 100 residents.
Whilst part of the site containing the Wickes store was allocated for residential-led redevelopment with a new retail frontage, the part of the site containing Nissan was not allocated for any use. We therefore presented a detailed review of local planning guidance to demonstrate that the loss of the Nissan use was not controlled by any of the Council’s employment policies.
Solution
At the outset of the project, we established a programme which was broken into design development, pre-application discussions, application preparation, application determination to resolution and s106 stages to enable each phase to be managed effectively.
We prepared a planning policy matrix highlighting all of the key planning opportunities and constraints, which was circulated to the design team to enable the scheme development to be compliant with planning policy wherever possible.
In response to the resident opposition to the scheme, detailed discussions were held with immediate neighbours to seek to influence their attitudes about mis-interpreted daylight and sunlight impacts. We therefore had to respond robustly to all objections throughout the process and informed Councillors of our proactive consultation approach.
We led on negotiations with both the Council and GLA which were largely focused on the architectural treatment and quality of public realm to be created. Viability also formed a core part of the discussions with the offer of 38% affordable being scrutinised by independent assessors. The application received unanimous approval at Ealing’s Planning Committee and following further discussions with the GLA in relation to their affordable review mechanisms, it also received a positive Stage 2 report from the GLA.
Subsequently, A2Dominion purchased the adjoining site and we held detailed discussions with the case officer in relation to whether an increase of 50 units could be dealt with via an s73 or a new application. It was agreed that a new application was required but with limited pre-application discussions and consultation. This strategy was also agreed with the GLA. A revised application was submitted for 333 residential units and 37% affordable.
Permission for the revised application was secured in September 2020 and construction on site is underway. We are now advising on amendments to the scheme to increase the density and number of units during the course of construction.
Project statistics
1,400 m2
Commercial floor space
7
Storeys in height
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