Ballymore and Sainsbury’s have submitted a planning application to the Royal Borough of Kensington and Chelsea (RBKC) for a new canalside neighbourhood in Ladbroke Grove, London W10.

The development, also known as Project Flourish, will create 2,519 new homes, two parks, a restored canal basin, and a new high street on a brownfield site. The new homes are a mix of sizes and types including at least 500 affordable homes.

The plans include over 90,000 sq ft of high street shops, cafes, and restaurants as well as a new 130,000 sq ft Sainsbury’s Supermarket – with no day of trading to be lost between the transition from the current store to the new. 

The 19-acre site is one of the largest remaining brownfield sites in RBKC, and a large proportion of the site has been closed off to the public for over 40 years as a former gasworks site. Bordering the Grand Union Canal to the north and railway tracks to the south, the site is part of the Kensal Canalside Opportunity Area.

The masterplan, crafted by FaulknerBrowns Architects, has evolved over the past three years through extensive engagement with the local community, local councillors, planning officers, and the GLA. The architectural style is influenced by the local Regency and Victorian design aesthetics, and is further inspired by its proximity to Kensal Green Cemetery, the Grand Union Canal, and the diverse cultural tapestry of the surrounding area.

The two public parks and inclusive play areas were crafted by landscape design firm Spacehub. The neighborhood will include over 8.5 acres of publicly accessible open space.

The sustainability strategy aims for zero emissions on site with renewable energy and green infrastructure. Heating and cooling will be controlled by air source heat pumps, with solar panels for power, and sustainable urban drainage systems. The plan adopts a circular economy approach, focusing on material lifecycle and minimising waste.

The development within 15-minutes walk from 4 tube stations (Kensal Green, Kensal Rise, Ladbroke Grove and Westbourne Park). The plans encourage sustainable travel with new bus stops, pedestrian links and cycle routes and improved access to the canalside path. In response to Transport for London’s focus on active travel and pedestrian and cyclist safety as a priority, signalised junctions will be introduced on Ladbroke Grove and Kensal Road.

John Mulryan, Group Managing Director, Ballymore, commented:

“Kensal Canalside is one of the last remaining major brownfield sites to be developed in London and the largest in the Royal Borough of Kensington and Chelsea. The scale and location of the site – in one of London’s 48 Opportunity Areas – presents a real opportunity to create a thoughtfully designed, accessible and sustainable canalside neighbourhood with strong transport links. 

“There are over 3,000 households on RBKC’s housing waiting list. Our proposals will make a positive and significant contribution towards reducing that figure. Kensal Canalside will provide a significant number of much-needed homes, plus a variety of retail spaces as well as open green spaces and a community leisure and amenity space that our residents and the local people can enjoy.”

Patrick Dunne, Group Property and Procurement Director, Sainsbury’s, added: “The development of the Kensal Canalside Opportunity Area will revitalise a key brownfield site in the Royal Borough of Kensington and Chelsea, delivering places for people to live, work, shop and relax, and providing a significant boost to the local economy. 

“The plans will allow us to deliver a brand-new, state-of-the-art Sainsbury’s supermarket for the local community to enjoy, and we’re proud that we are providing continuity to our customers by keeping our existing store open until the new one arrives. The larger, more modern and more spacious superstore will stock a wider range of our great value, high-quality food and non-food products and will build on our track record of offering fantastic service to our customers in Ladbroke Grove.”

Ben Sykes, Partner at FaulknerBrowns Architects, commented: 

“The masterplan is inspired by its characterful setting, where Ladbroke Grove meets the sweeping Grand Union Canal and the open space at Kensal Green. In response, our design has been built around public spaces, including a restored canal basin, play spaces and adding gardens and groves to the borough, to create a series of smaller neighbourhoods with a rich mix of uses and a strong sense of personality and place.

“We are delighted to see the proposals submitted, after working with local residents, the local council, Ballymore, Sainsbury’s and the entire project team for almost four years, to research, design and develop the masterplan.”

The project will create over 2,000 permanent jobs and add £37 million annually to the local economy, with funding allocated for local healthcare and schools. The Notting Hill Carnival, launching from the site, will remain a close partner with plans for a family-friendly experience.

If approved, the 11-year construction is slated to begin in 2025, with the first homes, the new Sainsbury’s store, and the neighbourhood centre around the restored canal basin expected by 2030.

For more information please visit the Project Flourish website link on Sainsbury's Ladbroke Grove development profile.

RBKC ref no. PP/23/06575

Image: ballymoregroup.com 2023