Facing Hastings Road, the building will vary in height from three to eight storeys (incl. a ground floor). The building would extend to 25 storeys (incl. a ground floor) on Drayton Green Road, the frontage facing the railway lines. There is an eleven storey (incl. a ground floor) section opposite Sinclair House and Dominion House.
There is a great need for new housing of all types. The draft new London Plan sets a ten-year target of 28,070 new homes in Ealing, which translates to an annual average of 2,807 new homes between 2019/20 and 2028/29.
In a borough like Ealing, the potential sites for this new housing are limited. Unless ‘green field’ sites are going to be built upon – which for Ealing means parks and Green Belt – then new housing in the numbers required has to be built on sites where there are already existing buildings (‘brownfield’ sites).
For Ealing, even these opportunities are relatively few, and it makes sense to first look at sites in town centres such as West Ealing where there are local facilities as well as good public transport connections. The closeness of the Crossrail station makes this site especially sustainable from a transport point of view. This allows for a car free development and for housing targets to be met whilst also preventing additional traffic on overcrowded roads.
In terms of design, we have worked hard to reduce the impact by slimming the tower on the higher floors and stepping the building down towards Hastings road.
There are many other examples of tall buildings proposed in Ealing, over 20 with an average height of 27 storeys, according to the New London Architecture 2019 Tall Building Survey, which can be accessed via the link below:
Ealing Council adopted their Core Strategy Development Plan Document in 2012. The Core Strategy superseded the planning policies in the Council’s Unitary Development Plan, which was adopted in 2004. Following the adoption of the Core Strategy, the Council adopted the Development Site’s DPD in December 2013. Since December 2013 there have been changes to both national and regional planning policy.
The National Planning Policy Framework was updated in February 2019. Most notably, the London Plan has been updated three times since the adoption of the Council’s Core Strategy (in 2015, 2016 and 2019) It is anticipated that the new London Plan (2019) will be adopted in the Autumn.
As stated in Question 2, the draft London Plan seeks to increase the supply of new homes in Ealing to 2,807 per annum and in doing so the planning policies encourage the
intensification of uses within the Town Centres, with greater density and scale of building being introduced to help sustain town centres whilst also delivering much needed new housing through mixed-use development that are close to public transport routes.
We have worked with consultants to ensure that daylight levels are not unreasonably affected in the neighbouring properties. Our consultants have advised that daylight levels for neighbouring properties will be in line with what is considered typical for an urban location and will be within the intentions of the BRE (Building Research Establishment) measure.
Clearly a tall building will be visible. We have prepared verified views which will allow us to see from what key public vantage points in West Ealing and the wider area you will be able to see the building. These views will be made available to the Council in a Townscape and Visual Assessment and will be considered as part of the planning application.
In line with our aim to deliver a car free development, there will be no available parking on site, except for Majestic customers and a small number of spaces for disabled drivers. This is highly sustainable transport location, with the new Crossrail station within a two-minute walk and frequent local bus services.
Pedestrian and cycle access to the site will also be included in the new development. These will link to the existing public rights of way. In addition, we will provide over 300 cycle parking spaces within the development.
Parking on the surrounding roads is restricted through the operation of Controlled Parking Zones (CPZ). A2Dominion is in support of local CPZs and residents of the proposed new development will not be entitled to parking permits for them. This will be secured through a legal agreement with London Borough of Ealing. This will minimise the impact that residents will have on parking in West Ealing.
The site is located in a highly accessible location, only two minutes walking distance from West Ealing Crossrail station. Given the ease of access to public transport at this site, we will follow the London Borough of Ealing’s and the GLA’s desire for a car free development.
The site is well served in terms of public transport. It is close to a number of frequent bus services, as well as being within walking distance of local services such as shops, schools and healthcare. In addition, it also within walking distance of Ealing Broadway (20-minute walk).
The proposed mix of 183 homes proposed is:
We are proposing at least 35% of the new homes will be affordable homes, split 60% affordable rent to 40% shared ownership.
There are several types of houses within the development with differing levels of affordability.
20% of the properties are proposed as London Affordable Rent.
London Affordable Rent was established by the Mayor of London as a genuinely affordable rent for low income households. These are set at a level equivalent to Social Rents and will be available to households on Ealing’s Housing Waiting List.
The London Affordable Rent, including the service charge, are estimated to be approximately £190-£220 per week depending on the number of bedroom in the flat. As any proposal would not be built for a number of years, the exact figures for the rent would be subject to change but will remain as London Affordable Rent.
15% of the flats will be shared ownership.
A one-Bed Shared Ownership flat will be affordable to households with an income of £45,000 to £48,000. A two-Bed Shared Ownership flat will be affordable to households with an income of £60,000 to £63,000. The minimum share will be 25%. Further information can be viewed in the Homes for Londoners Strategy.
The remaining 65% will be flats for private sale. The cost of these flats will be in-line with market prices for other new homes in the area at the time of sale.
The planning application is supported by a Viability Assessment and this will be available on the Council’s Planning Application Database. The Viability Assessment demonstrates the maximum number of affordable housing homes that can be delivered on the site by this development. The viability assessment will be scrutinised by Ealing Council’s independent advisors.
As part of the planning application, A2Dominion are to deliver 35% affordable housing on this site.
The Council will have “nomination rights” for the affordable housing, which means that it identifies people from its housing waiting list to live in the new affordable flats provided.
Management of the development will be undertaken by A2Dominion by staff based at A2Dominion’s London Region head office located on the Uxbridge Road in Ealing.
As a member of the G15 group of Housing Associations we are signed up to the Mayor’s ‘first dibs’ scheme on new homes. The scheme restricts sales of our new-build homes in London of up to £350,000 to UK buyers only for three months before any overseas marketing can take place. The scheme also involves Londoners, who live or work in the capital, being offered ‘first dibs’ exclusively for up to a month within this time period.
It is to be expected that the housing market will naturally fluctuate month by month. However, it is established that there is certainly a great need for new housing of all types in London. The draft new London Plan sets a ten-year target of 28,070 new homes in Ealing, which translates to an annual average of 2,807 new homes between 2019/20 and 2028/29. This proposal would contribute towards this target.
As part of the new development, a significant financial contribution towards local community facilities and infrastructure would be made as part of a planning legal agreement (known as a Section 106 agreement).
While the precise use of the financial contribution is decided by Ealing, the legal agreement is likely to include a financial contribution towards local education and health services to fund any additional resources required to meet the increase in pupils and patients.
A Construction and Environmental Management Plan will be produced and throughout the construction period measures to reduce the disturbance will be put in place and codes of conduct adhered to. We will always be contactable should any issues arise as a result of our construction work.
A2Dominion will draw on its experience of successfully having delivered a number of housing developments in London and how to achieve that with minimal disturbance to the site’s neighbours.
A2Dominion is also registered with the Considerate Constructors Scheme and are committed to following the rules and guidelines of the scheme.
We presented two options at the consultation, the first option showed one large retail space on the site and the second option showed two individual retail units. Majestic has an option to stay but they haven’t made a decision yet. The existing row of shops on Drayton Green Road are outside of our ‘red line’ and are not part of these proposals.
We take fire and safety standards across our homes very seriously and ensure all our buildings meet the strict safety regulations and inspections both at construction stage and afterwards.
We provide information to our residents on fire safety in their home and have developed our fire strategy in conjunction with the London and Surrey Fire Brigades to reflect best practice.
All elements of the building façade (incl. balconies) are designed and built using non-combustible materials. We use fire resistant materials in our developments and during the construction phase, we risk assess the resistance to fire of those materials to be used.
A2Dominion have taken steps by increasing passive measures (compartmentation) and active measures (sprinklers and smoke venting). For example, not only are our schemes code compliant with compartmentation and escape distances allowing for a safe escape, but have typically incorporated additional safety provided by sprinklers which would stop the spread of any fire at its point of origin.
We also review how our residents use buildings and have taken steps to minimise damage to our safety measures caused by day-to-day use. For instance, we are placing through-corridor doors on magnetic locks which will release in the event of an emergency – preventing damage from day-to-day use which often stops these from being an effective fire barrier.
We inspect all our properties on a regular basis to maintain fire safety standards. Blocks that are above 18m (six storeys or higher) are inspected more frequently.
We ran a public exhibition event on 21 May, having invited over 2,500 local households and businesses. We also advertised the consultation on the West Ealing Neighbours web site. Since the public consultation, we have had meetings with representatives from Stop the Towers, Five Roads Forum and Drayton's Community Association.
We also set up a dedicated website for the proposals. We provided an on-line feedback form which was available for two weeks following the consultation event, and then re-opened for a further three weeks in July, so as to maximise the opportunity for residents to engage. The Council will run its own consultation now the application has been submitted.
During the consultation period we received a total of 701 individual pieces of feedback. These were received, either at the exhibition, by post, or via the online feedback form on the website.
Feedback was commonly orientated around the height, impact on the character of the area and the car parking provision. There were concerns about the impact of an increased population on local services and the effect on local traffic.
Support has been expressed for the need for housing in London and acceptance that this site (being brownfield and near Crossrail) had potential to be developed. A detailed breakdown of comments received is contained within the Report of Community and Stakeholder Engagement, submitted to the Council as part of the application.
The first meetings between representatives of A2Dominion with Ealing Council in December 2018. There were subsequent meetings through winter and spring 2019, including with the GLA, with the most recent meeting in early June. A 6-month period of pre-application conversations is typical for a proposal such as this.
Details of the amount of grant we received are supplied in our Annual Report 2019 which is available to view via the link below: www.a2dominiongroup.co.uk/about/reports-and-accounts
Playspace is provide onsite for 0 – 11-year olds. The first-floor podium courtyard offers 221sqm of equipped play space which includes opportunities for climbing, sliding, jumping and balancing. The fifth-floor courtyard offers 42sqm of play space with sensory play equipment set within raised planters. A financial contribution towards improving local play facilities would also be made as part of a planning legal agreement (known as a Section 106 agreement).
Will you use LBE Building Control or an Independent Inspector?
XXX A2Dominion use Local Authority building control inspectors on their developments.
We are unable to speculate on the likelihood of the application being approved. This is a matter for members of Ealing Council Planning Committee.
Should the proposals not be approved by Ealing Council’s Planning Committee, we would have the right to appeal the decision. The choice on whether we would appeal would depend on the reasons given by the Ealing Council Planning Committee for the refusal.
We have now submitted the application to Ealing Borough Council, and it is in the process of being validated. The Council will then determine the application at its Planning Committee once it has undertaken its own consultation.