Green Man Lane, Ealing

CLIENT: A2 Dominion and London Borough of Ealing
CONTRACT VALUE: £165M
PARTNERS: Conran & Partners, London Borough of Ealing, A2 Dominion
CONTRACT TYPE: 50/50 Joint Venture
LOCATION: Green Man Lane, Ealing, London, W13 0SB

DESCRIPTION OF WORKS

Green Man Lane is a project joint venture with A2 Dominion that involves the replacement of 464 existing flats to provide over 900 new mixed tenure homes across 6 phases. The project has already seen the delivery of 506 homes across 3 Phases with new proposals to deliver the remaining 400 homes over the next 5 years.

Along with the delivery of the much needed affordable housing in the borough, the remaining proposals will include the marketing and sales of private homes through the joint venture partnership between Real and A2 Dominion Enterprises. Real are also responsible for delivering the full construction package on the scheme. The design and phasing has been carefully planned and adapted throughout the phases to manage changing market conditions and Vacant possession requirements.

The regeneration also includes the completion of a three-form entry primary school, a community enterprise unit, a cafe, a centralised energy centre and two landscaped courtyards. The future proposals will also see the delivery of further landscaped courtyards and community centre facilities. Overall the scheme will see the delivery of c50% affordable housing which includes re-housing many of the existing residents from the original estate who requested to stay.

 

PROJECT CHALLENGES

Residents of the existing estate were concerned about the lack of security and antisocial behaviour they experienced, as well as the fact that it was poorly integrated with the surrounding area with a lack of natural surveillance and dark pockets of opportunity for antisocial behaviour to manifest. The team responded by reviewing the site layouts to help improve security for the development by increasing the overlooking onto streets by reviewing the orientation and internal layouts of dwellings. In addition a clear design character was created through the specific locations of blocks being served by a clear road network all interconnected. A community link was also created to promote pedestrian permeability through the scheme which runs from the community cafe in the south west to the new school in the north east corner. By opening the site in this way, the wider community is brought into the estate breaking down the social barriers that previously existed.

During the development of Phase 1, the gym operator we had agreed terms with prior to planning withdrew from the scheme, taking alternative space nearby. For this reason, we were not then able to find an alternative operator and had to consider alternative uses for the space. With a careful redesign, we were able to secure revised planning to convert the gym space into eight additional one-bedroom apartments for sale while still maintaining the original design intent for this phase.