Mixed-use redevelopment at Waitrose, West Ealing, London W13

What was proposed

The application sought changes to an approved mixed-use scheme, including 37 additional homes, service-yard relocation, layout changes and a second store entrance.

“Proposal: Minor Material Amendment (S.73) to vary conditions 2 (Approved Plans), 3 (Quantum of Development), 25 (Landscaping), 31 (Car Parking) and 43 (Fire Strategy) pursuant to planning permission reference 233076FUL dated 27/04/2025 for 'Demolition of existing buildings and structures and the phased erection of buildings for mixed-use scheme, including new homes; a replacement food store; Flexible Commercial Space; alterations to the existing access road; associated…”

Officer report

The site

The site contains a Waitrose store and car park beside the railway, near West Ealing station, and is outside a conservation area without listed buildings.

“This 1.67ha site comprises a 2972sqm Waitrose foodstore and open servicing yard on the eastern half and a 220 space shopper car park to the western half. The store is within Ealing (Metropolitan) Town Centre, the car park is just outside the boundary. The west end of the site narrows to one of the Network Rail access gates, with a pedestrian bridge (Jacobs Ladder) linking Felix Road and Manor Road over the railway lines beyond, but not accessible from the site.”

“The site is not in a Conservation Area (CA) and there are no listed buildings on site. The site lies broadly equidistant from: St. Stephen’s CA to the north-east, Ealing Green CA and Lammas Park CA to south-east and Hanwell Cemeteries CA to the west. The Grade II listed Church of St. John is 250m to the south-east, and the Grade II listed Chapel to Former St. Helena’s Home the same to the north-west.”

Officer report

Planning history

The wider redevelopment was allowed at appeal in May 2025, while a temporary retail store was approved later that year.

“The proposed redevelopment of the site was allowed at appeal on 27th May 2025 (refs: 233076FUL & PINS ref: APP/A5270/W/24/3347877). The site is also a draft allocation 15EA - Waitrose, West Ealing in the draft Ealing Local Plan (Regulation 22) (2024) for residential development, with the reprovision of the supermarket on the ground floor and mixed-uses appropriate to the Town Centre.”

Officer report

What officers recommended

Officers recommended approval because the changes remained within the approved envelope, increased homes and affordable provision, and created no materially different adverse impacts.

“The proposed amendments are required to respond to detailed design development and operational requirements identified since the appeal scheme was approved. In particular, the changes enable a more efficient store layout, improves viability but does not reduce affordable housing, improves landscaping and access clarity, consolidates podium levels for better resident usability and removes the store servicing ramp which improves noise and visual impacts.”

“The revised servicing strategy – principally the relocation of the store’s service yard to ground level – has been assessed and found acceptable, with all servicing accommodated onsite and safe manoeuvring demonstrated. The uplift in store parking spaces (from 133 to 147) remains significantly below the existing provision (220 spaces) and does not materially alter trip forecasts or network impacts.”

Officer report

Who spoke

The planning officer presented the application and explained its proposed changes, site context and recommendation.

Members’ debate

Members considered that the amendments were acceptable, would benefit Ealing and included improvements to energy, new homes and parking.

“The Committee asked questions and debated the proposal. In response to some of the questions and points raised, [name withheld] informed the Committee that: • The Waitrose would now have two pedestrian entrances, and previous issues of pedestrian-to-vehicle conflict found at the site’s current entrance would be eliminated under the new proposal. • All changes fall within the previously approved height and massing.”

“In debating the proposal, members noted inter alia: • As the scheme had already been approved previously, the modification proposal did not possess any new unacceptable changes that did not already exist. • The amendments from the previous scheme would be beneficial to the Local Plan, and the new homes would be beneficial to Ealing. The energy and sustainability elements had been improved, especially the…”

Minutes

The vote

The committee voted unanimously on the application.

“The Committee proceeded to vote on the application.”

Minutes

The decision

Permission was granted subject to completing a Section 106 legal agreement and imposing conditions.

“That for the reasons set out in the committee report and Briefing Note, planning permission for application REF 254810VAR be GRANTED subject to:”

“Completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) and Conditions.”

Minutes