Can the Decline of Dickens Yard Be Turned Around?

Departures raise fears for future of Ealing's 'upmarket boulevard'

Dickens Yard has been hit by a number of tenants leaving recently

May 15, 2026

When the Dickens Yard scheme was first launched in 2011, it was to be the first step in the transformation of central Ealing. The Berkeley Group’s plan to build around 700 flats and 91,000 sq ft of commercial and leisure space with a public square between the Town Hall and Ealing Broadway Station did not proceed without resistance.

Despite that, by 2017 shops and restaurants were opening up and being offered generous rent holidays to do so. This attracted an interesting range of new tenants including Gails, Balans Soho Society, Jigsaw and Gymbox with the thoroughfare styled as an upmarket boulevard .

With the Elizabeth line due to serve the area, this was expected to be just one part of the broader regeneration of central Ealing with British Land proposing the Broadway Connection development nearby. However, it looks increasingly likely that this isn’t happening.

Meanwhile, the retail units in Dickens Yard were steadily being filled up. The Darwin and Wallace group took the two-storey premises near the main entrance to open No.17 Dickens Yard. The offering included Tonkotsu, Pasta Remoli, Blo Bar, The Skinning Kitchen and Brewdog took the other large unit by the public square, with Dickens Yard Dental moving in to the heart of the development. It wasn’t all plain sailing with the closure of Charlotte’s W5 depriving the project of key draw in the Old Stable Block.

Lockdown did not leave Dickens Yard unscathed and departures around this time included some of the original tenants such as Balans Soho Society, Jigsaw and The Skinny Kitchen as well as the Riding Wine Co. which had opened in 2019.

Footfall at the development has been a concern since it opened

The Berkeley Group decided to market the commercial and leisure space for disposal, having already sold all the flats. This was timed to coincide with the opening of the Elizabeth line in 2022 and came as the economy was looking to recover from the pandemic. It is understood that this part of the project was sold to Manchester-based David Samuels Asset Management for around £20million.

There was initial optimism that new management might revitalise Dickens Yard and the loss of tenants did seem to abate. A large unit was taken up with the arrival of Tian Tian Market in the middle of 2023. However, the development suffered a major blow last year when No.17 Dickens Yard decided to quit, citing proposed rent increases. The loss of the flagship all-day bar and restaurant with two terraces had a noticeable impact on footfall. This blow was compounded when Brewdog closed suddenly in nearby Unit 19.

The softplay centre opened in 2021 but only lasted until 2023 and the premises remain empty

Vacant units in the development are carefully masked by colourful hoarding in many places, but some have remained empty for an extended period including the Kidz#1 premises which has seen no activity for three years. Recent departures include another long-term tenant Blo Bar and Peefer. Vacancy by square foot is estimated at around 50% but we haven’t been able to confirm this number.

The sign on a vacant unit still includes a signpost to Kidz#1

Denise Kezourec, the owner of Peefer, said she had originally been offered the opportunity to move into Dickens Yard when it was run by the Berkeley Group but felt that the footfall in the development was insufficient despite the favourable terms offered. However, in 2024 she was approached by the agent for the development and decided to proceed with a move to Dickens Yard hoping the new landlord would be more proactive, even though the unit she was hoping to get was not available. Her plan was to expand her existing pet boutique and dog grooming operation with the addition of a cat care in larger premises.

She agreed to take up a smaller unit on a short-term lease but says that it was in poor condition with one of the external doors having no lock. She contends that her experience of trading from Dickens Yard were far from satisfactory. Footfall remained an issue and she believed the centre was poorly marketed and she was compelled to boost revenue by organising events promoted at her own cost.

The owner of Peefer says she was promised larger premises

Things came to a head when she says she was asked to sign a backdated lease without a signed schedule of condition which her solicitors advised her against. After this refusal, she was given notice to quit with no larger unit offered to her despite several being available.

She that her business has effectively been destroyed as a result adding, “This has been a very costly exercise. It has been heartbreaking and their conduct is incomprehensible, my clients are extremely disappointed and angry.”

Blo Bar is one of the latest tenants to move out

Tenants have said that they are constantly assured by the landlord that there is a plan for Dickens Yard. When customers of Peefer raised concerns about its closure with David Samuels Asset Management they were sent the following response, “The Landlord is continuing to actively push the site forward, with a number of ongoing initiatives focused on improving the retail mix, increasing occupancy, and enhancing the overall appeal of Dickens Yard. There are several matters currently in progress which we hope will ensure the scheme is thriving and remains attractive to residents, visitors, and all stakeholders in the near future.”

Other problems have been reported in the development including a persistent flooding issue in the Triyoga studios that has required some classes to be relocated to Unit 17.

There are broader concerns about the how profitable an investment this has proven to be for the landlord. A bailiff’s notice appeared in the window of Unit 17 last December demanding payment for unpaid rates from Ealing Nominees No 1 Ltd which is registered at the same address as David Samuels Asset Management. Ealing Council has not responded to a request for confirmation that there are no arrears relating to Dickens Yard.

There is however some cause for hope that the recent departures are a blip rather than a death spiral. Businesses such as Polka Kitchen appear to be thriving and a licensing application has been submitted to Ealing Council by Ealing Nominees No 1 Ltd for the former Brewdog premises which could indicate a new opening there quite soon.

While the trading environment for retail and hospitality remains tough, the nearby Filmworks development seems to be faring better with more footfall brought in, in part, by the presence of the cinema. It could be that Dickens Yard needs to bring in a tenant which provides a similar attraction to local people if it wants to arrest its decline.

An Ealing Council spokesperson said, “We are regularly engaging with Dickens Yard given the recent vacancies and closures. The landlord has reassured us that they have a sound strategy in place to drive footfall and are in discussion with potential occupiers. However, it is challenging market at the moment but hopefully we will see a positive turn by the summer.”

David Samuels Asset Management was approached for comment.