Local Campaigners Get Set for John Lewis Planning Inquiry

David vs Goliath battle looms after council opted out of process

A visualisation of the proposed development. Picture: Sechi Smith

October 10, 2024

Campaigners opposed to plans by John Lewis for a major development of its West Ealing Waitrose store are planning to take the lead role in challenging the scheme at a forthcoming planning inquiry.

Ealing Council announced last month that it was not intending to contest the application at the hearing which is due to begin on 19 November. It cited changes to the National Planning Policy Framework which it claims made the outcome of what would be a lengthy and costly legal balance uncertain. Therefore, despite its remaining concerns about the low level of affordable housing in the scheme, it has opted to await the Planning Inspectorate’s decision on the scheme.

John Lewis Partnership (JLP) had made the appeal following the failure of the council to come to a decision on its scheme. Some local residents believe that the council decided to sit on the fence about the application because it didn’t want to give approval to plan that has seen hundreds of objections from local residents but also didn’t want to be seen as blocking a scheme for new housing which chimed with the growth agenda of the Labour Party at a national level.

The Stop the Towers (STT) group has therefore decided to step into the breach and is preparing for its appearance at the inquiry at which it has been given Rule 6 status allowing it to state the case for refusal. It is working with a legal team who are advising them of a Statement of Case for presentation to the planning inspector. In the absence of council participation it will be leading the arguments against the scheme at the hearing. STT believes that the scale of the planned development is so excessive and so out of line with the Local Plan, that the chances of success are good.

Unlike the council, it believes that the legal expense, which it acknowledges will be considerable, are worth paying given the size of the proposed development and the impact it will have on the area.

However, it will be coming up against the resources of JLP which has made significant moves into property development in recent years and will have an experienced team of specialist lawyers.

Developer's drawing showing the scale of the towers in context. Picture: Sechi Smith

STT says, “This is probably the most crucial development in the whole of central and West Ealing, and will set a precedent for all future developments if it gets the go ahead. Yet despite publicly saying they were against it, Ealing Council has declined to oppose it at the inquiry, saying they’ll leave in the hands of the planning inspector to decide. This dereliction of duty is like the goal keeper leaving the pitch during a crucial penalty shootout. So now STT is the only party, on behalf of Ealing residents, to stand up and make the case to the inspector to oppose John Lewis’s plans.”

It feels its arguments on the basis of height and density, which weren’t enough to get a refusal in the Manor Road development appeal, are strengthened by the relatively low level of affordable housing in the scheme which is only 19%.

The group has already received significant financial support for legal costs from residents but needs more donations to reach the expected total bill of £50,000.

It has set up a Go Fund Me page. It advises once the donation amount is selection the ‘tip’ can be reduced from the default 18% to 0% by moving the slider to the far-left hand side.

If the appeal is successful, JLP believes work could start on the site next year with a completion of the project in 2029.