Backlash Over 25-Storey 'Overdevelopment' On Bollo Lane
Residents and local MP slam 25-storey TfL tower amid claims of poor consultation
25 storey tower planned on Bollo Lane. Picture from TfL Exhibition
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A backlash is growing over Transport for London (TfL) plans for a huge development of 12 tower blocks in Bollo Lane with the tallest building proposed at 25-storeys high. The project is the latest in a series of high-rise residential complexes planned for an area which locals say is grossly lacking in infrastructure for thousands of new residents.
Local MP Rupa Huq has described the plans as 'a dystopian nightmare' and said such schemes were pre-ordained and imposed on residents who were powerless to do much in the face of a planning policy which favoured 'hideous high rise'.
Councillor Jo Biddolph said, "This is yet more insensitive over-development of Chiswick. It’s an assault on the character and charm of our area and insulting to residents already here and those who might live here. The blocks are hideous to look at, overbearing, greedily high-rise and out of place. Too many developments, including the proposed Fourth Mile at the B&Q site and TfL’s plans for Bollo Lane, are the modern day equivalent of ghettos - their own worlds, separated from the wider community around them.
"Chiswick is their nearest home yet, by incorporating shops, cafes and restaurants within them, their residents will have little reason to stroll down to enjoy all that Chiswick has to offer. And this is happening just as our existing traders need more customers. This is short-term target-meeting pandering to an out-of-touch London Mayor. Of course we need many more good quality homes at affordable rents and prices but we also need to encourage a high quality of life and that should include all residents feeling part of, not apart from, Chiswick's warm sense of community."
Robert, a local resident, who attended the exhibition last weekend said: “I’ve been really shocked by the lack of local engagement from TFL. You would expect better from a publicly owned body.
"There was no advance notification from TFL about the exhibition last weekend. When I went to see the new plans, the event had closed early at 2.30pm. There were lots of people complaining that it should have been open until 4pm. Our contact details were taken down by the team at the Community Centre but I’ve heard nothing from TFL.
"Some of the new tower blocks are double the height of the tallest building in the area. Apart from the social housing provision, which I know we need more of in London, there’s nothing to improve the local community. Only a couple of small play areas and a couple of fancy shop units. The local area needs step free access at South Acton and Chiswick Park stations and more job opportunities for local people.”
Chiswick Park, which will be overlooked by the development, gave a cautious welcome to the proposal. CEO Matt Coulson said: “We have witnessed the regeneration of this side of London for the last 20 years and I think we will continue to see significant changes in the area. While there is no doubt that it will bring its own challenges, especially considering the population growth that will be placing pressure on public transport, I believe it will turn out to be for the benefit of Chiswick and we look forward to seeing the development taking shape. The whole area will benefit from the redevelopment of the site, which will bring together a new neighbourhood and create a wider community.”
The development would see 12 tower blocks, the tallest of which will be 25-storeys, just to the north of the Chiswick Park Office development. The proposed tower will be more than twice the height of any building in Chiswick Park.
TfL describe the 25-storey tower as the landmark building of the ten tower blocks- it will be more than twice the height of any building in Chiswick Park. There will be an 18-storey building next to it. The other ten towers will become progressively smaller as the development progresses along Bollo Lane with a 5 storey building next to the Grade II listed Acton Town underground station.
TfL says the height of these buildings is ‘in keeping with the local context’ even though the tallest building in the area is currently the 13-storey tower recently constructed by Pocket Living. Another proposal for a 22-storey building near South Acton train station is also being made by a private developer. TfL say that at the northern end of the development towards Acton Town station the buildings will match the height of the blocks on the opposite side of the road.
They state that they ‘have extensively considered the effects of the proposed massing on our neighbours, particularly in terms of daylight/sunlight, to ensure that there are no unacceptable impacts.”
Overview of the Bollo Lane scheme
The whole project will comprise 875 units for rent or to buy and TfL say they are committed to making 50% affordable with a high proportion ‘genuinely affordable’. They also are promising improved pedestrian facilities along Bollo Lane, three children’s play areas and a ‘Green Corridor’ to limit the impact on bio-diversity in the area. The design approach will ‘reflects the transport and industrial history of the site’ with existing railway arches incorporated. There will also be new retail and work space facilities. The development will be ‘car-free’ with no resident parking provided.
Sizes of the units will range from one to three bedroom and almost all of the residential units will have dual aspects with windows facing in at least two different directions.
Graeme Craig, Director of Commercial Development at TfL, said, “We are excited to be sharing our more detailed proposals to deliver around 875 homes in Acton - with 50 per cent affordable housing - plus a range of benefits for the local community following their feedback. Our proposals have been designed to reflect the site’s surroundings and the thoughts of the local community and, as well as new homes, include delivering new commercial space for retailers, green areas, play spaces and footpaths to make walking safer and easier.”
View of the project along Bollo Lane. Picture from TfL exhibition
The planning application is to be submitted this Spring with determination expected to be made by Ealing Council by the end of the year allowing work to start in Spring 2021. TfL are planning phased construction over five years with work beginning at each end of the site and working towards the middle. This would mean that the 25-storey tower would be one of the first to be commenced.
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January 30, 2020
