Greenford Quay

Greenford Quay by Greystar is London’s largest purpose-built rental community and will ultimately deliver 2,118 new homes set within a new public realm overlooking the Grand Union Canal in Ealing. The first phase of the development, Tillermans, opened its doors to residents at the end of 2019, offering a range of amenities and facilities not normally associated with rental housing in the UK. Detailed planning consent for the masterplan was achieved in 2017 with Greystar’s dedicated inhouse Design Group working alongside HTA as lead consultant, masterplanner, block architect and landscape architect in collaboration with Mae, Hawkins/Brown, SLCE and Flannagan Lawrence.

The masterplan comprises seven new residential buildings on the 20- acre waterfront site, which was formerly occupied by GlaxoSmithKline and the Sunblest Bakery. Tillermans contains 379 apartments (studios, one, two and three- bedroom) facing onto a public square with extensive landscaping and water features. A local supermarket and nursery have already moved into the building and the finished scheme, which includes refurbishment of the listed 1930’s GlaxoSmithKline Headquarters building, will provide a new NHS health centre, primary school, shops and restaurants that will also benefit the neighbouring community. The entire scheme, which includes 647 affordable homes, will be finished in 2023.

Describe this place and the point it has reached in its development, as well as when it is expected to complete.

Greenford Quay by Greystar is London’s largest purpose-built rental community and will ultimately deliver 2,118 new homes set within a new public realm overlooking the Grand Union Canal in Ealing. The first phase of the development, Tillermans, opened its doors to residents at the end of 2019, offering a range of amenities and facilities not normally associated with rental housing in the UK.

Detailed planning consent for the masterplan was achieved in 2017 with Greystar’s dedicated inhouse Design Group working alongside HTA as lead consultant, masterplanner, block architect and landscape architect in collaboration with Mae, Hawkins/Brown, SLCE and Flannagan Lawrence. The masterplan comprises seven new residential buildings on the 20-acre waterfront site, which was formerly occupied by GlaxoSmithKline and the Sunblest Bakery.

Tillermans contains 379 apartments (studios, one, two and three-bedroom) facing onto a public square with extensive landscaping and water features. A local supermarket and nursery have already moved into the building and the finished scheme, which includes refurbishment of the listed 1930’s GlaxoSmithKline Headquarters building, will provide a new NHS health centre, primary school, shops and restaurants that will also benefit the neighbouring community.

Greenford Quay will be completed far quicker than a ‘for sale’ scheme, following the decision to employ innovative modular methods in partnership with Tide Construction. The high-quality units are largely built off- site and slotted into the buildings, which significantly reduces construction time, disruption to local residents and the building’s carbon footprint. The entire scheme, which includes 647 affordable homes, will be finished in 2023.

Why should this place be recognised with a Pineapple Award? How has it made a promising start on the journey to completion?

Greenford Quay re-opens a long derelict site in West London and creates a new public realm, which has been delivered early due to a significant upfront investment, welcoming people back into an area that been closed for decades. New streets link into this public realm, which includes a central square, striking new bridge and canal side walkway, establishing an exciting new place centered around canal- side living years before the masterplan completes.

Unlike numerous other developments in the UK that were originally for sale and then converted into rental housing, Greenford Quay has been designed specifically with renting in mind from the outset. This approach has been led by the Greystar Design Group and HTA, tailoring each development to meet the needs of prospective residents. Greystar is directly operating the new community and supporting its residents, with a 24-hour team providing an excellent level of customer service that includes management, maintenance, leasing and event services.

The first residents have highlighted the attractiveness of the service and security provided by the onsite community management team and Greenford Quay’s various amenities, which include a 14th floor gym with views over west London, pet spa, cinema room, bar and games room, workspace, and outdoor entertaining spaces with BBQs and firepits. There is an accompanying events programme for residents and the wider community, including a food festival in the public square to encourage people to enjoy the area. By fostering interactions inside and outside the buildings, Greenford Quay is building a sense of community.

How are you responding to changes in changing demographics, shifting policy, transport habits and the climate crisis since winning planning and as the project unfolds?

Greystar undertakes extensive demographic research in advance of any project and at Greenford Quay, being a fully new neighbourhood rather than a single-building development, this process was more extensive than usual.

Our research included several focus groups, for singles, couples and families currently renting in West London, and our design and marketing teams used the feedback to ensure that the new homes and amenities would be suitable and flexible to suit people’s needs. Our s73 amendment, approved in 2019, allowed for the design of subsequent buildings to be better- suited to the modular construction system adopted on Tillermans, reflected a slight shift in the mix towards smaller apartment types which our research had shown were needed more, and increased the affordable housing proportion to align with shifting GLA policy.

One of the main concerns in the wider local community has been whether the parking provision of one space per three apartments would be sufficient, and it is gratifying to see that this ratio is proving to be correct as we lease up. Provision of a car club, a Brompton bike locker station, improved walking routes to stations and a diverted bus service through the new development, all contribute towards active travel options.

Compared to conventional construction, our decision to adopt modular construction techniques for Tillermans reduced both construction site traffic and site waste by 80%, and a study by Heriot Watt University demonstrated performance improvements across all 10 environmental indicators and an overall saving of more than 26,000 tonnes of CO2.

Please share any figures that support your entry – for example, attendance figures, support for planning, community feedback, Article references or quotes from supporters or reviews in the media may also be included.

Local community support during planning was extremely high. May 2016’s public consultation attracted 185 local residents and stakeholders. People generally appreciated that Greystar has genuine long-term incentives for the resulting place to be successful for everyone, to join the existing community, rather than to impose upon it. Over 50% of the 68 feedback forms received supported the proposals, with less than 20% unsupportive.

Ideas from consultation feedback led to improvements including the new primary school and a one-way section preventing a ‘rat run’. Engagement continues, including at local Ward Forum meetings and hosting a local Residents’ Association meeting at Tillermans in November 2019.

David Scourfield, Ealing’s Chief Planning Officer, said in 2019 (EalingInLondon magazine): “One of the great things about the project is the way we’ve been able to work with Greystar. They have listened carefully as they really want the area to benefit from the scheme and give people what they want to see.”

Steve Pound, until recently the MP for Ealing North, wrote in October 2019 (Ealing Gazette): “The Greenford Quay development by Greystar is a case in point about how best to engage with local people and temper the proposals to fit in with local wishes.”

Our on- site team continue to engage with local people to create a truly sustainable neighbourhood. Ward councillor Aysha Raza tweeted on 5 October 2019: “Great afternoon talking to local residents about their ideas & vision for our #GreenfordGreen community, many thanks to @GreenfordQuay for your great hospitality & for listening! #BuildingCommunity”