Acton Gardens is a large scale estate regeneration project in Ealing, which started in 2008 with Ealing Council developing a masterplan for phased redevelopment over a 25 year period, which received planning approval in 2012. The South Acton estate is the largest in the borough and has a rich history. The site was first built upon in the 1850s, and due to extensive bombing during the Second World War and the worsening condition of the remaining buildings, was cleared in 1949 and replaced almost entirely by large residential towers. After a series of standalone developments during the 1990s, Ealing Council took the decision to regenerate the neighbourhood in 2008 and set about designing a new masterplan. In 2010 L&Q and Countryside Properties (now Vistry/Countryside) were chosen as development partners and the design and delivery of each phase commenced, using a variety of architects. 

First impressions on leaving South Acton station are of a spacious and legible sequence of residential buildings, streets and open spaces woven together with retained, mature trees lining routes and offering shelter in a generous public realm. Around 3,500 new homes are proposed on a total area of 52 acres with over 50,000sqft of new shops and community facilities. The new community centre is already in place together with a youth centre, surrounding the central neighbourhood square. 

The new homes are a mixture of tenures including social rent, shared ownership, shared equity, outright sale and private rent. New shops, including a small supermarket are located in a hub with the community and youth centres. So far, just over 2000 new homes have been completed. The centrality of open space provision in the masterplan design, is evident by the location of each of the five new neighbourhoods around a new or upgraded local park. 

Use of the park and play facilities close to the local schools was joyfully visible at the time of our visit. Among those existing residents who have moved into new homes there is inevitably some feedback in relation to the amount and location of new parking and individual housing management issues, but the overall impression, however, is of the creation of a very successful new place to live. 

Building heights and density have increased in recent phases but these still feel well integrated into the wider masterplan. Interestingly and perhaps unsurprisingly, some residents have expressed concerns about high density infill potential developments surrounding the regeneration area, which have undoubtedly popped up to capture the increased land value, but lack the cohesion and guiding development principles of the Acton Gardens masterplan. 

Our site visit included an in depth conversation with the key community representative who has lived in the area since 1975 and has been involved in the steering group since the beginning, with the development team based on site. It is clear the community has been embedded in the regeneration process and has genuinely informed the resulting masterplan. The Community Board, a powerful and vital regeneration tool, is comprised of residents, local Councillors, representatives of local groups and the regeneration partners. It continues to meet quarterly and decide, amongst other issues, how the yearly Community Chest fund of £50,000 is spent to support local community groups. 

We also discussed the lived experience across the estate through the regeneration process, and how challenging this can be, whilst each phase is completed. Certainly the delivery of the shops, community and youth centres, alongside large areas of public realm early on, all appear fundamental aspects of success. Internally, within the new homes, the larger space standards (LHDG at the time) have resulted in larger homes with greater storage than the existing flats. This was also a commitment made to the existing residents at the outset. The larger kitchen and worktops areas have been especially welcomed. Comments as such as “it’s nice, the spaces really work” were made with a real appreciation for small numbers of homes on each floor, so everyone gets to know their neighbour – an aspect of housing design which is increasingly difficult to deliver today.

There have been some leaks and hot water problems along the way, which have now been resolved, but the improved soundproofing, lower bills and quality of private amenity spaces was remarked upon. Overall, the residents appear very supportive of the regeneration and are happy in their new homes. The estate is seen to have been much better integrated into the wider area, and local amenities with a recognised street pattern, and the mixing of tenures has undoubtedly helped with this. Car crime used to be a major problem alongside community safety and these issues are easing now. The development & community team based on site are aware how the estate is changing but also how active they need to be in addressing unforeseen problems. They also are working closely with the community and youth centres to constantly review and adjust the programming of all the social spaces to ensure there are activities for everyone, as the estate is rebuilt and evolves. It was a valuable day of resident and client insight, with open, honest discussion and a great opportunity to witness the benefits of regeneration in this corner of West London for ourselves.