Contract Name: Green Man Lane, Ealing
Contract Value: £155 million
Contract Period: 9 years
Architect: Conran & Partners
Client: London Borough of Ealing

Rydon, as developer and contractor, is working to regenerate the Green Man Lane estate in the London Borough of Ealing. The project is being delivered in a 50:50 joint venture partnership with A2Dominion.

The existing local authority housing estate, comprising 464 flats, is being demolished to make way for 770 new homes. The scheme will provide over 300 homes that will be developed and marketed for open market sale through 'Jigsaw' in a joint venture between Rydon and FABRICA by A2Dominion. Over 400 homes will be provided for affordable rent and shared ownership homes for A2Dominion.

An additional phase of redevelopment was secured, following Ealing Council's unanimous approval for proposals to completely rebuild St John’s Primary School, adjacent to the estate. A popular and well regarded local school, it has seen its headcount continue to grow in recent years. The old building has been replaced with a larger, modern, three form entry school on land adjacent to the existing facility. This enabled the original St John’s Primary School building to remain fully open throughout construction and for a smooth transition to the new premises.

The masterplan has been created by Conran & Partners, Sir Terence Conran’s architecture and design practice, to transform the estate into an attractive, safe and sustainable community where people choose to live. In addition to residential accommodation the masterplan includes:

  • Multi-use games area
  • Community facilities including a café and arts centre
  • CCTV coverage to monitor the public areas on the estate
  • Facilities for young people and children’s play spaces.
  • On-street parking
  • A quiet block for residents over 55 with outside spaces
  • A community link with landscaped squares, courtyards and allotments
  • A new, improved and enlarged primary school for 630 pupils

A community heating system utilising combined heat and power technology will provide residents with low-carbon, cost-effective heating and electricity. Environmental performance will be further supplemented by the use of solar photovoltaic panels. Combined with the adoption of low energy design principles, a cumulative CO2 saving of 57% will be achieved. This exceeds the 44% which is required to achieve Code for Sustainable Homes Level 4.

Green Man Lane’s regeneration is being delivered in four phases over a nine-year period with a programme of phased decant, demolition and construction undertaken ensuring the majority of residents can remain within their neighbourhood throughout the redevelopment process:

  • Phase 1 – 162 units (private, affordable & social rented)
  • Phase 2a – 14 units (social rent)
  • Phase 2b – 187 units (private, affordable & social rented)
  • Phase 3 - 143 units (private, affordable & social rented) – In construction

In-depth consultation with residents, neighbours and local stakeholders remains an important commitment throughout the project and continues in the delivery phases. Resident Steering Group and Resident Liaison meetings look at issues such as the strategic vision for the regeneration, design, community facilities and initiatives, decanting, housing management and leaseholders’ arrangements. 

The outcomes from these meetings have led to:

  • Health and safety initiatives at local schools using the Considerate Constructors Scheme “Ivor Goodsite” character to make learning more accessible
  • Interim refurbishment of the community hall to maintain the availability of these facilities until re-provision
  • Four apprenticeships and six work placements delivered to members of the local community during Phase 1
  • A commitment to use a minimum of 20% local labour in the construction of the whole scheme
  • Further apprenticeships and work placements will be provided throughout the remaining phases
  • Providing the local primary school with a Christmas tree

Residents have been fully involved in the design development and a number of key changes have been made to the scheme on their advice. This includes the amendment of the list of tenants’ choices and re-routing the flow of construction traffic.

Funding for the new school is being provided by Ealing Council, subsidised by releasing the school site to Rydon and A2Dominion for development, providing a further 55 new private sale homes and 37 affordable homes as part of an additional phase of the redevelopment. 

When full, the new building will provide places for 630 pupils, 210 more than the existing facility, plus an expanded 100 place nursery and provision for 25 pupils from across the borough with speech and language difficulties. 

Rydon has teamed up with The Prince’s Trust to help young people in the local area find new careers in the construction industry. Through the Get into Construction programme, aimed at unemployed 18 - 25 year olds, a group were able to get work experience on a live construction site, improve their interview and CV writing skills as well as boosting their confidence.

The project has received national media attention because of its unique design to create a safe and sustainable community and has also been a finalist for national awards, including the Housing Design Awards.