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HKR ARCHITECTS & GLENKERRIN GET GREEN LIGHT FOR ARCADIA CENTRE, EALING

Earlier this week, HKR Architects (HKR), the international architecture and design practice, was given the ‘green light’ by planners – on behalf of Glenkerrin UK – for the £500 million redevelopment of the town centre and the site of the current Arcadia Centre in the London Borough of Ealing. The town, a ‘metropolitan centre’, is one of only 10 in the capital and will be one of the areas of west London to benefit from the £16 billion Crossrail project.

The 1.7 hectare site is to be redeveloped to provide a high-density retail-led mixed-use scheme consisting of 200,000 sq ft of new retail space, 567 residential units – 18% of which will be affordable housing – as well as office and leisure facilities, maximising the efficient use of what is largely a ‘gap’ site.

HKR is responsible for the masterplan of this major piece of urban generation that will redefine and revitalise the town’s identity for the 21st Century – it has designed, and will deliver, six buildings – Foster + Partners has designed, and will deliver one tall building of 24 storeys.

The design of the scheme has evolved considerably throughout the processing of the planning application, during which the largest public consultation ever conducted in the history of the borough took place, when over 60,000 letters were sent to local residents. Given Ealing’s established leafy suburban character there was a huge response to the scheme, in particular to the tallest tower – then named ‘The Leaf’ – which has now been renamed and drastically reduced to a tall building more appropriate to the location. The revised and approved tall building fronts a new public square at ground level, designed to act as a new arrival space for users of Ealing Broadway’s existing and proposed Crossrail station, due to open in 2017. A new network of street and public spaces will extend Ealing’s existing street fabric and unite the town with the public park at Haven Green to the north of the site, with a land bridge over the Great Western mainline.

The scheme can be summarised as follows:-

- Tall building A district landmark, comprising 23 residential storeys over ground and mezzanine level.

- Station Square At the base of the tall building is the ‘arrival space’, next to the main transport gateway and fronting onto Haven Green, with a formal civic character. Enclosed on three sides its use at ground level will be predominantly retail.

- The Broadway Runs in front of Ealing Broadway station. Red brick is to be used for these 6 storey residential units over ground and first floor retail space reflecting the existing character of the town’s Victorian & Edwardian history.

- Haven Green Currently a public green space physically severed from Broadway. The proposals will reconnect the two, increasing usage and benefit. Situated adjacent to the ‘tall building’ will be three 11 storey slender finger-like apartment buildings of basalt stone, presenting their thin edge to the Green.

- Haven Court A more informal and intimate public space, connecting to the existing Ealing fabric, the development is enclosed on four sides. It will offer a focal point for the new shopping streets, alfresco dining and outdoor seated areas. Retail is at ground/first floor levels, residential above, with shared private gardens over the retail space.

- Spring Bridge Road Quieter in character than Broadway, and as such, will have a smaller scale of buildings.

David King-Smith, director at HKR commented:

“The planners were very supportive of the ultimate design concept. This has been a challenging scheme – maintaining views of the Grade II listed Parish Church of Christ the Saviour; addressing the conservation area; transport issues and building across railway lines. CABE has commended HKR for the quality of its proposals and recommended to Ealing Council that we’re retained after planning to safeguard standards.”

‘’The successful grant of planning permission at Ealing Arcadia represents the culmination of nearly 3 years work with Glenkerrin. The UK planning process, and London in particular, is complex and often politically motivated and HKR has had to obtain approval not only from Ealing Council, but also the Greater London Authority (GLA), the Mayor himself, Boris Johnson, and his predecessor Ken Livingstone, the government advisors on architecture and the built environment (CABE), Design for London and many other statutory and non-statutory groups and parties. All of these parties supported the process which has been equally challenging and rewarding.’’

The decision reflected the positive reports submitted by CABE :

‘’The visualisations provided with the revised planning submission demonstrate high quality architecture for the development as a whole.’’

‘’We applaud the generosity of the living spaces, the elimination of long corridors and the great efforts to reduce the amount single aspect apartments.’’

‘’Given the location of this project in a conservation area, and the tall building proposed, it will be essential that HKR Architects and Foster + Partners are both retained by the client throughout the process, to ensure that they are able to influence the quality of the outcome.’’

Ealing Council stated:

‘’The redevelopment proposal is of sound architectural quality and would improve the site permeability.’’

And finally in its report the GLA commended the design as ‘’A high quality, well-considered design that would enhance Ealing town centre and contribute to its regeneration as both a shopping destination and place to live.’’

The existing site will be demolished with the exception of two buildings, one Victorian and currently occupied by Carphone Warehouse and the adjacent modern retail and office space, occupied by Sainsburys


Email: Vanessa@bondandassociates.co.uk

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