'Shocking' Scale of Waitrose Plan Revealed at Inquiry

John Lewis releases video showing visualisation of development

November 22, 2024

The true scale of the proposed Waitrose development in West Ealing has been made clearer by a video released during the ongoing Planning Inquiry into the scheme.

John Lewis Partnership (JLP) shared a film lasting nearly three minutes which simulated driving around the area after the tower blocks were built. It demonstrates more clearly than ever before how the new buildings would dominate the mainly two storey housing in nearby residential streets.

Previous computer-generated images released by JLP when it made its application to Ealing Council had failed to show the height of the buildings in context and campaigners described the size of the scheme as ‘shocking’ after seeing the video for the first time.

Justine Sullivan of Stop The Towers (STT) said, "Normally the John Lewis Christmas adverts are something of a pleasure to watch. It's a shame these videos won't be sending any feelings of Christmassy joy to the thousands of residents in Ealing who will have to look at these for years to come if the scheme goes ahead."

The inquiry, which is being held at Perceval House in Ealing, began on Tuesday morning (19 November). JLP is making the appeal against the London Borough of Ealing’s failure to determine its planning application along with fund management Abrdn.

It claims that losses from the delay to the project to build 428 flats and a new store will cost it £77.8million. Having announced a plan to have 40% of its profits coming from property by 2030, JLP has refocused back on its retail operations as the property development market became more challenging. It has surprised some industry analysts that it has chosen to push ahead with this scheme particularly as Quod, a planning and development consultancy, projected a substantial negative return last year.

 
A still from a video showing the development viewed from across the tracks at West Ealing Station. Picture: JLP

Controversially, Ealing Council chose not to participate in the inquiry having failed to make a determination on the application although it is being represented at the hearings by a King’s Counsel. Council leader Peter Mason had earlier voiced opposition to the scheme.

This has resulted in the opposition to the development at the inquiry being led by the STT campaign group which is focusing on the size and density of the scheme and just a fifth of the flats being classed as affordable. It also contends that the council’s own draft Local Plan would be undermined completely if a scheme so clearly in contradiction to it was allowed to proceed. It was discovered during the hearing by STT’s barrister that the council has now submitted the Local Plan to the Planning Inspectorate. The advancement of the plan through the process firms up powers the council has to object to scheme not complying with the plan.

Local resident and TV personality Mel Giedroyc said, "West Ealing is an outer suburb of London and JLP’s massive scheme will just swamp it.

“Not only does it ignore what's in the local plan with regards to height limit; it also only offers 19% affordable homes and not the expected 35% for all new builds. None of these new flats will even go to the 12,000 on the housing list.

“For the leader of Ealing Council, Peter Mason, to so publicly declare on X that the council were against the development and gave residents assurance that they won't be bullied by JLP, to now not even appear at the planning inquiry is deeply disappointing.

“The only people representing the views of local residents at the planning inquiry is local volunteer group Stop The Towers who I whole heartedly support."

Still from the JLP video showing the front of the new Waitrose store

Opponents of the scheme were given the opportunity to speak on the first two days of the inquiry with JLP’s representatives making its case on Thursday and Friday morning. STT has introduced as witnesses Simon Greaves to give evidence on planning issues and Paul Velluet to talk about design and heritage. Closing arguments will then be made with no date confirmed for the Inspector’s ruling.

Still from the JLP video showing the towers as seen from nearby residential streets

With the council not presenting any evidence, STT has been made a Rule 6 Party which allows greater participation in the inquiry but has led the group incurring significant legal costs.

STT's Justine Sullivan said, "It's not really what people were hoping to spend money on in the lead up to Christmas is it? It's a lot of hard work and very time consuming especially at this time of year!"

STT is appealing for more donations through its GoFundMe page pointing out that the ‘tip’ which it does not receive can be reduced to zero. You can also send a cheque to ‘Stop The Towers’ which can be posted to 40 Hastings Road, Ealing, W13 8QH.

A spokesman for John Lewis said, “By transforming existing developed land close to a Crossrail station we can create hundreds of homes at a time there’s a desperate need for more housing and local investment to support economic growth.

“Our proposals will also deliver additional benefits such as new public spaces, new community space and as much affordable housing as is commercially viable, targeting local people and key workers.”

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