Image above: CGI of the entrance at 93 Bollo Lane (Picture credit: Alistair Downie)
A planning application for part residential, part commercial tower blocks on Bollo Lane has been submitted to LB Ealing.
The buildings will contain 96 flats ranging from 1 to 3 bedroom with commercial space on a mezzanine and lower ground floor level. 33% of these units will be classed as affordable with a mix of shared ownership and affordable rent.
The applicant says that the commercial space on the site will be increased by 50% and will be suitable for smaller businesses and include communal facilities such as conference rooms. There will be roof terraces and a private gym on the 10th storey of one of the blocks for use by residents.
The applicant, Bollo Property Developments Limited, has designed the scheme so that it would be able to incorporate a further development of the adjacent site at 95 Bollo Lane. The documents submitted with the applications state that negotiations are under way to acquire this site.
A public consultation was held in May 2021 about the project, which resulted in no material changes to the original design. At present, the application is listed as ‘Pending Consideration’.
If approved, work on the developments is due to commence in September 2022 – with the completion date due in September 2024. The project is set to cost between ‘between £2m and £100m’ to complete.
Image above: artists impression of developments at Bollo Lane (Picture credit: Alistair Downie)
Iceni Projects are managing the public consultation on behalf of Bollo Property Developments Limited. As part of the consultation, Mill Hill Park Residents Association, Ealing Civic Society and Acton Green Residents Association were contacted regarding the proposals.
Each group were invited to fill out a public consultation set up by Iceni and were asked and to contact the consultation team if they had any requests for more information or would like to discuss the plans further. Residents responded with their concerns about the proposals, with the main five reasons being daylight & sunlight impact, impact on views/overlooking, the height of the building, traffic pressures and over-development.
Residents said the proposed development was ‘yet another high-rise crammed into an over-developed part of Ealing’ and would ‘significantly [impact] on the privacy of houses in the area’. Others said there was ‘bound to be more traffic along Bollo Lane’ the development were to be built, which would threaten to create a ‘vastly over-crowded road.’
Iceni reviewed all feedback provided and ‘responded to the main issues’ brought up during the consultation. They did not address concerns about over-development in the area.
Developer seeks to ease residents’ fears
In response to sustainability and traffic concerns, Inceni’s consultation team said:
‘The sustainable location of the proposed scheme, with close links to public transport, will discourage the use of cars. Residential parking is blue badge only, this equates to 4%. A limited number of commercial parking spaces will be provided to help facilitate deliveries, and servicing. Bike storage will also be provided to promote sustainable methods of transport.’
On impact and views and overlooking, they said:
‘The proposed design has been carefully considered in order to minimise any impact on immediate neighbours regarding privacy. The building massing has been set back from the southeast boundary to create separation between the existing and proposed residences that is typically 30+m (wider than many streets).
Iceni added the rear of the building would be made from obscured glass ‘for additional privacy’ as well as many of the windows along the southeast elevation looking out along the length of the railway tracks, rather than toward the neighbouring properties.
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See also: Bollo Lane ‘monster tower’ approved
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