Ealing Council Faces Push Back on Infrastructure Levy Plans
Berkeley Homes tells inspector it could abandon major development
The Southall Gas Works project could potentially deliver over 8,000 new housing units . Picture: Berkeley Homes
August 5, 2025
After years of delay, Ealing Council’s draft Community Infrastructure Levy (CIL) finally came under formal scrutiny at a government examination
The hearing, held at Perceval House on Tuesday 5 August was led by Government Inspector Keith Holland. It had been rescheduled from June following written objections from Berkeley Homes, one of the borough’s largest developers, whose concerns triggered a postponement to allow the council time to respond.
Berkeley Homes, which is developing the vast 88-acre former Gas Works site in Southall, argued that the proposed CIL charges could inflate its financial obligations from a historic £22 million to £84 million and it threatened to withdraw from the project if the levy was adopted by Ealing Council. However, the inspector challenged these figures, pointing out that Berkeley’s historic payments were primarily Mayoral CIL, totalling £18 million, and that the new borough-level levy would more likely amount to £60 million.
It was observed that the developer could have avoided increased CIL payments by moving forward more quickly with the Gas Works site scheme, . Despite the scale of the project—8,100 homes planned—only 623 had been delivered by 2024.
Berkeley wasn’t alone in its opposition. Luxgrove Capital Partners, represented by Savills, submitted concerns that the draft CIL lacked sufficient justification and could render development economically unviable. Christian Vision, a charity linked to billionaire Lord Edmiston’s IM Group, also objected, citing its ownership of the Sainsbury’s site in West Ealing and broader development interests.
The CIL, introduced nationally in 2008, allows local authorities to collect funds from developers to support infrastructure such as transport, schools, healthcare, and green spaces. Ealing is the last London borough to implement the levy, despite receiving approval to do so in 2016. The delay has meant millions in potential infrastructure funding were never collected. The opposition Liberal Democrats recently claimed that up to £90million in contributions have been foregone by the failure to adopt CIL although the council disputes this number.
Under the current draft, Ealing proposes charges of £300 per square metre in the town centre, £150 elsewhere, and £350 for student housing. These figures are broadly in line with other London boroughs, including Brent (£340/sqm), Harrow (£187.11/sqm), and Hounslow (£96–£274/sqm). All boroughs also collect the Mayoral CIL, set at £60/sqm for Ealing.
The hearing itself was marked by tension. Berkeley Homes’ representatives struggled to be heard, while the inspector expressed frustration at Savills’ absence despite their request to attend. When asked directly whether Berkeley wanted Ealing to abandon its CIL, the answer was a blunt “yes.” The inspector pushed back, highlighting the borough’s need for infrastructure and the alignment of its policies with the London Plan.
Berkeley’s suggestion that the Green Quarter in Southall should be exempt from CIL was met with scepticism. The inspector noted that only two large sites in London enjoy zero CIL status and pressed Berkeley to explain what made Southall uniquely challenging. Their response was unclear.
The council’s contributions were more audible and concise, defending its housing delivery record and pointing out that large-scale development in areas like Wembley had benefited from single-supplier efficiencies.
The hearing concluded at 12:50pm, with Berkeley Homes’ representatives left visibly bruised by the inspector’s probing. While a final decision is pending, the tone of the examination suggests Ealing’s draft CIL is likely to be approved—marking a turning point in the borough’s approach to funding the infrastructure needed to support its growing population.
Written with contributions from Eric Leach and Will French
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