Forum Topic

Bollo rd new development 800 homes

Wow that's a big planLooking forward to seeing the plans

Jon morris ● 1915d60 Comments

Looks like it is going ahead.TfL have appointed Barrett to do it (and Barrett will take 51% stake).https://tfl-newsroom.prgloo.com/news/transport-for-london-selects-barratt-london-as-its-partner-for-bollo-lane

Paul Webster ● 640d

Yes PaulFront page Chiswick w4Got the permission last night 30in favour 3 notin favour

Jon morris ● 1442d

Approved at yesterday's planning meeting I think.

Paul Webster ● 1442d

Most new blocks in Acton Gardens do not get automatic car parking rights, they cannot apply for permits and there is a limited  amount of extra underground parking available to buy at a significant premium, most are half empty. Its unlikely to be an issue. But actually there is already too many cars on that route so maybe we should stop existing homes bringing cars along with them. Why is it always the new builds that are the problem? The problem is there already and you are quite happy for that to continue. This kind of drawbridge mentality is all about protecting your own rights but never thinking about how you can change.

Tony Mansell ● 1637d

There doesn't seem to be much point in getting exercised about a 23 storey tower when there is a 25 storey tower being built nearby.The big concern about this scheme has to be road access. There are three ways in via Bollo Lane, Gunnersbury Lane and Bollo Bridge Road. All of them currently have capacity issues. As anyone who lives near a 'car free' scheme will tell you they don't mean zero extra traffic and 850 flats would mean over 2,000 people moving to the area.Bollo Lane may be closed to traffic anyway at a later date due to the increase of frequency on the train lines at the level crossing so that would just put more pressure on the existing routes.

Mark Evans ● 1647d

'Class A3/A4/A5' at least means we might get a cafe, bar or restaurant somewhere in this development. At the consultation event they were a bit vague about that. They're still pushing the heights of the blocks, nearly twice that of the Acton Gardens blocks on the other side of the road, and even higher at the level crossing end where anything goes.  But we will get decent pavement out of it up that side of Bollo Lane! Meanwhile, the proposal that really needs stopping is the cynical block someone wants to dump down in the car park in Stanley Road in the nearby industrial estate.

Peter Evans ● 1653d

Description from applicationHybrid planning application for comprehensive phased redevelopment of the site comprising:Full planning permission for demolition of existing buildings and structures (Phases 1 to 2) to provide up to 550sqm (GIA) of Business Use Class B1a/b/c floorspace, up to 125sqm (GIA) of flexible commercial Use Classes A1 / A2 / A3 / A4 / A5, up to 200 new affordable and market dwellings in a block up to 25 storeys, replacement Train Crew Accommodation (TCA) building, new footway to Bollo Lane, relocated bus stop, new pedestrian crossing, new open and amenity space and associated public realm works.Outline planning permission (Phases 3 to 4) for demolition of existing buildings and structures to provide up to 1,800sqm (GIA) of Business Use Class B1a/b/c floorspace, up to 175sqm (GIA) of flexible commercial Use Classes A1 / A2 / A3 / A4 / A5, up to 700 new affordable and market dwellings (up to 61,940sqm(GIA)) in 8 Blocks of between 8 storeys and 18 storeys, new open and amenity space, vehicle and cycle parking, rear service road, alterations to vehicular accesses and associated public realm works. Appearance to be a 'reserved' matter.

Paul Webster ● 1654d

Planning Application publishedhttps://pam.ealing.gov.uk/online-applications/applicationDetails.do?keyVal=Q87OK4JM0GW00&activeTab=summary

Paul Webster ● 1654d

There is clearly a developing problem with over supply in Acton particularly but remember TfL have more or less zero land cost for this project so even if prices were to fall this project is still likely to go ahead. Obviously units in Acton Gardens became difficult to sell once it became apparent that there would be more flats in the area than anyone expected. Secondary market prices for flats in the development are probably dipping below that for new units so why would anyone buy them?

Mark Evans ● 1766d

There was a report in the construction trade press this week that L&Q are suspending work on their sites due to a safety review and Brexit related issues. Don't know whether that means that they will stop building in Acton Gardens. 

Kevin Howard ● 1771d

Pubs really need to be within walking distance of where people live and provide a focus for the community. There won't be any place for people to meet in the evening and as most of them will be working hard during the day to make their rent or mortgage payments it could end up being a pretty soulless place to live.

Andy Jones ● 1772d

Have you tried Acton high st/churchfield road/Chiswick high road/ Ealing/Hammersmith/Shepherds bush? Place is crawling with pubs and restaurants and a lot of them struggling with far higher footfall than anything Bollo lane would achieve. Theres no pubs or restaurant in Acton Gardens. Sainsburys local, a nursery, a dentist and a planned Doctors surgery. The 2 commercial sites cant find anyone who'll take them and that's on a site with 6000 homes planned to be completed by 2024

Tony Mansell ● 1785d

And forget additional Doctor's & Dental Surgeries, just load the existing local surgeries beyond breaking point.Makes you wonder what credentials you actually need to be a "Town Planner" these days? Missing a brain seems the essential requirement.

Rosco White ● 1789d

The plans seem to have very little in this regard which is a continuation of the way in which Acton Gardens has been developed. The density of the residential portion means it is next to impossible for pubs or restaurants to open.

Andy Jones ● 1789d

I just hope they include some amenities - that area is so dull, just full of flats.

Vanern Vastra ● 1790d

And BellEnd & Co have just enough years left in office to guarantee that they completely & utterly wreck the Borough beyond recognition for generations.I hope all local Labour voters are really proud of themselves, Good Job!Not.

Rosco White ● 1790d

It is all very well of the Council and developers to try and obfuscate what is planning on the periphery of the borough. Relatively few people live close to the Bollo Lane development but the Perceval House scheme is a different matter.Ealing Council seem to have unilaterally decided that the Croydonisation of the borough is the right way to go and from west to east we will be dominated by skyscrapers in a way that no other part of outer London is (apart from Croydon). The best that can be said for them is that the fact that they are trying to hide what they are doing shows they have some sense of shame.

Andy Jones ● 1791d

Considering the mess that we still seem to have post Grenfell with many buildings with flammable cladding still needing to be sorted out with new regulations giving us safe buildings yet to be agreed I'm surprised that there is still so much high rise being built. With so many small units there will be so many more people to be alerted if there is a fire.https://twitter.com/Hallsworth_Matt/status/1224769134937956352/photo/1Also with the Climate Emergency having been announced we should also be expecting all new buildings to be built with that in mind.  Good insulation, good shading and ventilation and able to generate clean energy etc.

Philippa Bond ● 1793d

"I only hope the planning authorities will reject this insulting and offensive proposal."Unfortunately, we all know it will sail through. Has there EVER been a Tower refused in Ealing/Acton?  😕I'm sure there must have been (?), but I'm hard pressed to recall it.

Rosco White ● 1794d

Compared with the TfL development, the Stanley Road proposal really is cynical and shoddy. It involves slapping down a 22 storey tower block with a bulky 'shoulder' to completely fill a yard used for parking on the edge of the industrial estate. It offers no open space around the building and no parking, and is twice the height and many times the density of the recently built Acton Gardens blocks nearby. Some other industrial units on the estate have already been picked off for replacement by residential blocks, but unlike Acton Gardens, and to some extent the TfL development, there's no coherent plan. If this block gets through, the whole industrial estate will soon become a free-for-all of residential developments with no thought to any overall infrastructure or community provision, and with the loss of many thriving local industries. I only hope the planning authorities will reject this insulting and offensive proposal.

Peter Evans ● 1794d

With respect, you can Petition, Oppose and Object online until the cows come home, and it won't make one iota of difference, these Towers WILL continue to be built.BellEnd & Co are clearly and utterly out of control, and the only thing they will understand is the metaphorical smack in the chops - if most of Ealing & Acton turns up at City Hall, accompanied by national media, you can call him and his crew out and you just MIGHT achieve your Objective/s.Otherwise you're just urinating into the wind, and I suspect y'all know that.The Lefties call it Affirmative Action, so use it against 'em!  😁

Rosco White ● 1794d

A site has been set up to oppose the 22 storey block — the one near South Acton train station http://stopsouthactontowers.info/

Andrew OSullivan ● 1794d

No probs, I have mis-read stuff myself, we all do, easily done if yer in a hurry and not concentrating.  😎

Rosco White ● 1797d

You are right. I misread your post and what you wrote was actually quite on the money. It somehow feels worse when Labour politicians behave badly.

Andy Jones ● 1797d

Whoa!  Did I say that "Tory politicians never involve themself in dodgy activities." ????If you re-read I actually said it "was expected"!!!How on earth that got tanslated into me saying the Conservatives don't indulge in such similar activities is beyond me, I thought my posting was quite clear? Seemingly not?  👍  😄

Rosco White ● 1797d

While Rosco's belief that Tory politicians never involve themself in dodgy activities is quite sweet and touching, you also can't absolve the council of blame for what is going on.Part of Four Communications role is to produce the Statement of Community Involvement which shows how they have engaged with the local community prior to submitting the application. That they have done nothing of the sort should be grounds for the council to tell them to go back and do it again. The problem is the council themselves consistently engage in this kind of subversion of what is required so they can't very well ask others to adhere to the spirit of the rules.

Andy Jones ● 1797d

It's preposterous to claim that this sort of influence peddling is a uniquely Labour problem. Former politicians going into the private sector and then using their contacts and inside knowledge to make money is something that the Conservatives invented and it is only relatively recently that Labour has jumped on board.For me this case is worse because it is local and involves the Labour party. At this stage we don't know what the position of Labour councillors on the development is but the local MP Rupa Huq has come out against it. Four Communications and TfL will put all the pressure that they can on those who will be making the decision but it is too early to condemn them when we have no idea which way they will vote.I don't know exactly what the voting was for the recent very controversial Durston House development but as far as I can tell Labour councillors voted both ways and the project wouldn't have been approved but for the support of opposition councillors. There does seem to be ample evidence of integrity from our politicians at a local level.

Mark Evans ● 1798d

Spot on Mr Evans, yet another bunch of hypocrite Labour politicians getting their grubby snouts in the trough.You know where you stand with Conservatives, this sort of thing is expected, but only deceiving & hypocritical "Socialists" could try and convince you that this is in any way acceptable behaviour.All ably led by the local Councils' Hypocrite in Chief, Cllr BellEnd at The Ealing Kremlin!I feel your pain, Labour lost it's way a very long time ago, "shameful" sums it up.

Rosco White ● 1799d

It has been suggested that the tactics being used by TfL to limit opposition to their scheme are those of barrow boy private sector property developers but this isn’t really true.The community involvement for the Bollo Lane project  is being handled by a company called Four Communications. This was set up in 2001 by a group of Labour councillors from Lambeth and Southwark to advise developers on how to manage major schemes through the planning application process. It has had a number of senior councillors and other politicians on its payroll including Florence Eshalomi who recently became MP for Vauxhall.They specialise in gaining ‘political support’ from members of planning committees and have regularly featured in Private Eye over the years for various ruses they have undertaken to get what their clients want.One of the key services they provide is to produce the Statement of Community Involvement which allows the developer to show that they have consulted with local residents and perhaps even that there is broad support for a scheme. With this they can try to persuade decision makers on the planning committee that any opposition is limited. What the link below shows is that Four Communications have  a track record of tactically structuring consultations so as few people as possible are aware of them and that any survey makes it difficult for those that do find out to express opposition.http://35percent.org/2014-10-19-gamekeepers-turned-poachers/So making as little effort as possible to make people aware of a consultation event and then holding it in an obscure location as they did with the Bollo Lane proposal is standard operating practice.Four Communications is now quite a large company and makes over a million a year in operating profit given the size of the fees that developers are willing to pay them. They pay no tax, even benefitting from a tax refund last year because of write off of investments allowing them to report an overall loss.What is shocking about that this company was set up by people who gained their knowledge of the planning system after being elected by residents to elect their interests. They have now chosen to use that knowledge to personally enrich themselves by showing developers how they can get their projects approved in the face of local opposition by gaming the system. As an habitual Labour voter I cannot help but feeling anything but shame at the behaviour of these people. If it was Conservative politicians doing this there would be an outcry.

Mark Evans ● 1799d

A good point has been made on the Chiswick forum about the political aspect of this development. The planning application will be submitted around the time the Mayoral election is taking place. Although Sadiq Khan will say he is a couple of steps removed from the scheme because it is being done by TfL, it is ultimately his responsibility. He can perhaps argue that we need to accept taller buildings and more dense development because of London's housing shortate but what he can't defend is the way that TfL's property side have conducted this project so far with the use of fairly devious tricks to try and minimise the number of people who get to hear of it. It is his job to stop public agencies under his control doing this sort of thing.

Mark Evans ● 1800d

A friend in Hanwell was telling me that developers in Ealing are not taxed to fund infrastructure, only taxed to fund parks and facilities. Does anyone know if this is correct?

Jacqueline Cloake ● 1807d

New developments aren't permitted parking if they sit on railways and tubes - mayoral rule.  And there is no on street parking either.

Jacqueline Cloake ● 1807d

Actually, I am not moaning, simply making a comment or observation about how things have happened in the past regarding the height of buildings. To summarise, they generally seem to go up rather than down in height.

Mark Jarvis ● 1808d

Good to hear!  😂

Rosco White ● 1808d

If you think Id want to be on anything you are on the side of you are sadly mistaken. And I don't measure my views on whether they will be popular with a couple of people on w3 or not.

Tony Mansell ● 1808d

Think you have missed the point.  MIPIM is flooded with UK developers and one or more of them pay for Ealing Council to attend.  Almost every development apart from A2 Dominion was set up at MIPIM -  e.g. Dickens Yard, Berkeleys, Middlesex Business Centre, just trawl through the planning applications.

Libby Kemp ● 1808d

Is it "moaning"?Methinks you are relatively on your own with this one Mr Mansell.  😊

Rosco White ● 1808d

You think or you know? Im not sure your guesswork is anything you can use as a viable objection but hey that's why there is a consultation process. Id you object and there is enough objections it will be reviewed. If you are just coming on here and moaning then that's not really going to do much is it

Tony Mansell ● 1809d

You have it in one Mr Jarvis.The relationship between Developers and Ealing Council is, errrrr, rather unhealthy.To say the least.

Rosco White ● 1809d

More likely they will start with 25 storey's then once this has been approved, they will then apply to add more floors as they have done to the Barratt development at Savoy Circus and the 45, yes 45 storey building in North Acton that will see it increase by another 10 storeys, I think.

Mark Jarvis ● 1809d

According to this article there are to be 875 new homes built, but no parking space for the residents. I am sure that many of the residents of the new flats will have cars.Where on earth are they going to be parked?.Residents who live at the Chiswick Park end of this development already have problems with parking spaces, what on earth will happen when these places are all finished.

Cecilia Colley ● 1811d

Not a big fan of high rise at all Kevin but you do live in London not Paris. We are not preserved in aspic and we do not have a drawbridge that we can pull up once we are nice and comfortable in our homes.  I think the 25 is too high, you are right, I thought it was the same as the Chiswick biz park new build but I guess they start at 25 then when the nimbys squeal long enough they take it down to 20.

Tony Mansell ● 1812d

There is vast amounts of research proving the harmful effects of high rise living. Everything from mental well being and family cohesion through to crime levels and outright life expectancy is affected by it. (The better studies mitigate against the likelihood of it being among poorer communities and include hi-end residential towers in the data too). Yet still developer greed, weak or corrupt councils and government policy that encourages both behaviours sees them spread like cancer through the borough. If you fancy a long read, the University of Victoria is one of the better studies. https://www.researchgate.net/publication/233490985_The_Consequences_of_Living_in_High-Rise_Buildings

Charlie Mawer ● 1812d

Peter we were promised a cafe with free wi-fi etc from Acton gardens sent many a email seems they are finding difficult to get anyone interested.

Jon morris ● 1812d

It was interesting to see actual plans and models of what they propose to build and to talk to the TfL people at the exhibition. One great improvement is that we'll get a decent pavement up that side of Bollo Lane. What was irritating, though, was them justifying the height of the tallest tower down by the level crossing by comparing it with the recently built Pocket Homes block, which in turn had compared itself with the taller than promised block in the Business Park. And so it goes on, to create a row of blocks that will all be substantially taller than the new Acton Gardens buildings facing them. The mock railway arches at the southern end were intriguing, but they were a bit evasive about whether they'd be cafes or bars, mentioning 'small workshops'.  Maybe there's planning thing to discourage licensed premises, for there's not a single place on the whole of the new Acton Gardens where you can sit down and have a drink of any kind, unless you get a six pack from Sainsbury's!

Peter Evans ● 1812d

Not sure what this has to do with it - Transport for London are based in London.Don't think the problem with with MIPIM is corruption but rather it is a waste of time - have any projects actually been initiated in the borough because of it? Most of the building seems to be by UK developers, A2 Dominion and domestic public bodies.

Kevin Howard ● 1812d

https://www.mipim.com/The places is awash with money, overflowing VATS of it.And LBE dutifully sends a contingent every year.Draw your own conclusions.

Rosco White ● 1812d

The architecture and overall design is much better than the awful Lego boxes aka the New London Vernacular https://www.iconeye.com/architecture/features/item/12307-london-vernacular-a-capital-offenceon the South Acton Estate, but who is going to live there? Current new builds through the area are lucky if they have 60% occupancy and the housing waiting list for social housing is still c.12,000. None of these in this development.  Many retail units in The Oaks and Dickens Yard are not filled, we have a serious shortage of GP surgeries and NHS dentists and should the new occupants dare to have children (not currently considered by the planners) the local schools will not have room and all the land will have be taken up by hutches.  Ealing is supposed to have a Local Plan to support new developments, but where is it?The London Plan inspectors’ report recommends that Ealing’s 10 year housing target is reduced from 28,070 to 21,750, a drop of 33% over ten years. From January 2018 until November 2019 planning permission has been granted for some 13,000 housing units. If the original target is used for 2018, that is 2,870 and 2,175 for 2019 and future years, there should be no need for the London Borough of Ealing to grant planning permission for large developments for another three and a half years.

Libby Kemp ● 1812d

Meanwhile, MIPIM this year anybody?So pleased that all LBE representatives attending are of such high calibre and integrity, for I hear that there's ALL sorts on offer there?    😉

Rosco White ● 1812d

There is no tower even close to that height in the vicinity. The tallest one is the Pocket Living building which is just a storey or so higher than the tallest one in the business park and thats just 13 floors. It is easy for you to be complacent about the impact but the biggest building is right next to a significant amount of low rise housing which the main tower will loom over. If it is such an amazing leap forward for the area how come TfL seem very keen that people don't find out about it?

Kevin Howard ● 1812d

Some more detail yes. SO there is a 'landmark' tower at the Chiswick end which will be 25 story's, same ish as the highest one it sits near in Chiswick biz park. It goes down to  9 story's  by bollo Bridge road and 5 by the time it gets to Acton town tube. They will keep the Victorian building near the tube. The blocks will be set back and some railway arches with commercial leasing available and paths and tree lined walks. It all LOOKS very impressive. Of couse the reality may be its all squeezed in and looks cramped and cheap but certainly the plans look good.

Tony Mansell ● 1813d

Is there anymore detail on the plans compared to that released last year e.g. maximum height? Have they published the consultation material online?

Kevin Howard ● 1813d

I went last night. Some excellent plans for a very unlovely part of Acton. Worth a look on Saturday, they have lots of staff on hand from HOK Architects and they are trying to create something that will be a pleasant place to walk through with green squares/ open air theatres and under arches light industial units for start ups. Basically hipstering Acton but I don't care, its an absolute eyesore at the moment so all power to them.If they get planning they start 2021

Tony Mansell ● 1813d

Thanks for the update. How did you get to hear about it? I haven't seen this publicised anywhere else.

Kevin Howard ● 1813d

If this is where they had their previous exhibition, it's tucked round the back of the building, behind the local Sainsbury's.

Peter Evans ● 1820d

Update from TfL (the site owner and developer)..."We will be holding two separate exhibitions from 15:00 until 20:00 on Wednesday 15 January, and from 10:00 until 14:00 on Saturday 18 January.                                                                                                                                            The exhibitions will take place at the following address:                                                                                                                                                                                                                                Acton Gardens Community Centre                                                                                                                Unit A, Munster Court                                                                                                                        Bollo Bridge Road                                                                                                                            W3 8UU                                                                                                                                        "

Paul Webster ● 1821d

Maybe they'll throw in a pavement on that side of Bollo Lane, which will be an improvement.

Peter Evans ● 1910d

What about the garages and staff I wonder are they affected

Jon morris ● 1910d

I see that the main story about this now has a new map that shows the redevelopment limited to the long strip of land on the Bollo Lane side of the railway track, and doesn't include the whole of the railway works, as was previously suggested in the article.

Peter Evans ● 1910d

More flats - just what we need (not)

Chris Hurley ● 1914d