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The inspector ruled in favour of the 428-home build-to-rent scheme after Ealing Council failed to make a decision on the application submitted two years ago.

The £240m project will see the existing store demolished and replaced with a mixed-use development featuring towers of 10 to 19 storeys, alongside a new supermarket, 83 affordable homes, commercial space, a public square and community facility.

Contractor Ardmore has been involved as an adviser for the demolition and construction of the four-year project. The professional team includes structural engineering Waterman, building services engineer Cundall and cost consultant Aecom.

The scheme has been designed by architect Lifschutz Davidson Sandilands

The West Ealing site sits just 350m from an Elizabeth Line station and is one of the biggest Waitrose stores in London.

Despite backing from government policy promoting brownfield housing near transport hubs, the scheme triggered strong backlash from residents.

A public consultation revealed 96% of responses objected, with campaign group Stop the Towers calling the plans “outrageously oversized.”

But the inspector ruled the plans aligned with the updated National Planning Policy Framework, which gives “substantial weight” to using brownfield land within settlements for housing.

Katherine Russell, director of build-to-rent at JLP, said: “We’re pleased the Inspector has found in favour of the multi-million-pound investment that will create vital new housing and a modernised Waitrose store to serve a community we’ve been part of for decades.”

The scheme is being delivered as part of JLP’s strategy to unlock value from its estate through build-to-rent development.

The retailer has partnered with Aberdeen Group in a £500m joint venture to deliver housing schemes across the UK.

The deal was struck by Crown Estate chief executive Dan Labbad – the former global head of Lendlease Construction – and his old firm’s current group CEO Tony Lombardo.

Lendlease will continue as development manager across the sites, while The Crown Estate brings new financial firepower and long-term investment backing following fresh borrowing powers granted under the Crown Estate Act 2025.

The 50/50 partnership marks one of the biggest regeneration alliances in years with potential to deliver over 26,000 homes, 100,000 jobs, and 10m sq ft of employment space.

The partnership feeds into The Crown Estate’s wider £1.5bn push into science, innovation and tech sectors.

Combined with its existing pipeline, the tie-up could deliver up to 56,000 homes and 19m sq ft of workspace, with a total Gross Development Value of around £44bn.

Labbad said: “As a country, we face challenges to unlocking growth. To support this, we need to spark investment in sectors like science, technology, and housing, alongside deep collaboration across communities, government, and the private sector.

“This joint venture is an example of how The Crown Estate is harnessing its mandate to act in the UK’s long-term national interest, supported by new investment powers, and stepping up its ambition to support inclusive growth for the nation.”

Tony Lombardo, Group CEO of Lendlease, said: “Our partnership with The Crown Estate will create an industry leading alliance that is expected to unlock value within our high-quality UK development portfolio, while accelerating the release of capital for the Group.

“With our expertise in delivering city shaping urban regeneration projects, the joint venture aims to deliver positive outcomes for our securityholders, communities and partners.”

Chancellor Rachel Reeves said the JV showed how private sector partnerships could “unlock capital, get Britain building and grow the economy.”

The property giant is preparing to start on site from late 2026 across a trio of major residential-led projects that will deliver more than 6,000 homes.

At Finchley Road in north London, enabling works and demolition have already been completed for the first phase of a consented 1,800-home scheme. Detailed planning is in place for the first 600 homes, with a variation decision expected later this year.

Landsec’s first major urban housing scheme in London at the O2 centre strip site in Finchley

In Manchester, Landsec has restructured its agreement with JV partners at the Mayfield site to unlock the potential for around 1,700 homes. A decision on detailed plans for the first 879 units is also expected in the second half of 2025.

The third key site is in Lewisham, south-east London, where a masterplan covering up to 2,800 homes – including student and co-living accommodation – is awaiting planning sign-off.

Landsec aims to recycle £3bn of capital out of offices and non-core assets to fund the residential push and a further £1bn of retail acquisitions.

Chief executive Mark Allan said: “Our capital allocation decisions from here are about ensuring that the growth outlook for our portfolio in 3-5 years’ time is as positive as it is for our current portfolio today.

“That is why we have set out a clear plan to increase investment in major retail by a further £1bn and establish a £2bn+ residential platform by 2030, to be funded by rotating £3bn of capital out of offices.”

The firm expects gross yields on housing schemes of around 6.5%, with net yields of 4.8–5.5%.

Meanwhile, Landsec has committed £600m to top-tier retail assets including Liverpool ONE and Bluewater over the past year and is targeting another £1bn of investment in prime shopping destinations where yields are currently hitting 7–8%.

The revised scheme for Ilderton Road in Southwark ramps up affordable housing by 55% to 186 social rent units and boosts the co-living element from 605 to 865 homes.

Designed by architect tp bennett, the four-block development will transform a vacant brownfield site with a mix of high-density housing and upgraded public realm, including a revamped central pocket park.

Construction is due to start this year using Tide’s offsite manufacturing arm Vision Volumetric, with completion set for 2027.

The modular build will allow the scheme to go up 50% faster than traditional methods while cutting embodied carbon.

Red brick façades nod to Bermondsey’s industrial heritage

Helen McManus, head of planning at Tide, said the scheme showed how “volumetric construction can deliver more affordable housing for local authorities in a faster, sustainable, high-quality and efficient way”.

The scheme adds to Tide’s growing co-living portfolio, including Enclave: Croydon – the UK’s largest operational co-living development – and The Castle in Acton, which is nearing completion after an 18-month build.

The scheme at 7 Brannan Street will deliver 912 bedrooms and is the latest move to diversify the growing residential community at the Docklands district.

Designed by Howells, the tower will feature communal and leisure spaces at ground, mezzanine, ninth and roof levels. Plans also include new ground floor retail and two waterside public gardens.

The project was rejected by Tower Hamlets Council in November last year but was later called in by the mayor’s office, which has now given it the go-ahead.

Tom Venner, chief development officer at Canary Wharf Group, said: “7 Brannan Street will be a fantastic addition to the diverse range of residential offerings at Canary Wharf.”

He added the scheme would help meet demand for student housing in a location offering access to green spaces and strong transport links.

Canary Wharf is already home to more than 3,500 residents and education providers including the UCL School of Management at One Canada Square. The new tower will bring students into the heart of a district long known for finance but now repositioned as a vibrant place to live, work and study.

The scheme, known as the Assemblies, will transform a 1950s City office block into 277 co-living homes aimed at creative and business communities in East London and the Square Mile.

Designed by Morris+Company, the project will retain the building’s structure, slashing embodied carbon by 65% against the Greater London Assembly benchmark.

The project features an extension to the building’s rooftop and rear and the addition of an upgraded high-performing façade.

Existing space will be increased from around 6,900 sq m to 10.400 sq m.

A circular economy approach will also be used in the strip-out, with reused materials and high-recycled-content components helping cut waste and emissions.

Work is expected to start on the conversion in 2026. Max Fordham is supporting the design as M&E consultant with London Structures Lab providing structural engineering.

Assemblies is HUB’s second ultra-urban adaptive reuse scheme in the City following Cornerstone at 45 Beech Street near the Barbican.

The N16 Stratford scheme is being developed in partnership with its student business HG Living and M&G Real Estate.

Constructed over two blocks reaching 10 and 18 storeys, the project will also include over 1,500 sq m of amenity space for students, including roof terraces and courtyards.

Work on the project is expected to start this year, subject to Building Safety Regulator gateway 2 approval.

HG Construction will self-deliver key elements of the build process, securing programme and quality benefits.

Adam Quinn, CEO of HG Construction, said: “As we continue to navigate the ever-changing construction market, we are learning to adapt as an industry.

“Working in partnership as funder, developer and contractor has enabled us to overcome early challenges to successfully secure this scheme.

“We are well underway with preparing the BSR submission and we look forward to making a meaningful start on construction towards the end of year in preparation for receiving students in the 2028/2029 academic year, and to working collaboratively with M&G Real Estate as the scheme progresses.”

The controversial scheme, which will see the demolition of a popular pop-up food market, scraped through Southwark’s planning committee in the face of local opposition.

Designed by architect Maccreanor Lavington, two of the four blocks will be landmarks in the area, rising to 38 and 44 storeys respectively.

The affordable housing content consisists of 230 homes in the form of social rent and shared ownership tenures, which is 35% by habitable rooms.

The bulk of the Borough Triangle site bounded by Newington Causeway, Borough Road and a railway line

Demolition and construction phases are expected to take nine years, starting in 2026 and finishing in 2034.

The full construction cost of the project is estimated at just over £600m.

The professional team used by Berkeley includes M&E engineer L&P Group, structural engineer Walsh and facades consultant Total Facade Solutions.

Councillor Helen Dennis, cabinet member for new homes and sustainable development, said: “We urgently need more affordable homes for local people and despite the many complexities around this site, I am pleased we have secured a policy compliant affordable housing offer – at 35% affordable including 25% social rent homes.

“That will deliver 153 homes for Southwark families on the housing waiting list which are desperately needed.

“The development will also deliver a 5,000 sq ft new community centre earmarked for the Latin American community and a new home for Mercato Metropolitano.”