Greenford Quay, London Borough of Ealing for Greystar and Ivanhoe Cambridge with Tide Construction, Vision and HTA Design

This 8.64-hectare development will house 5,000 residents and create over 1,200 permanent on-site jobs, including 460 office roles in the repurposed Glaxo House. It supports 3,000 construction jobs, 6,000 in the supply chain and 13,000 in the wider economy. Revitalising 11 hectares of former industrial land along the Grand Union Canal, the project increased housing from 650 to 2,118 homes. Using volumetric construction, it reduces waste by 80 per cent, minimises disruption, and is 50 percent complete, aiming for full completion by 2030.

Who is on the project team?

Operator – Greystar

 Investor - Ivanhoe Cambridge

 Main Contractor – Tide Construction

 Volumetric Manufacturer – Vision 

 Masterplanner/Urban Designer – HTA Design

 Landscape Design – HTA Design

 Architects – HTA Design, Hawkins/Brown, Flanagan Lawrence, Mae, SLCE

 Planning Consultant – Iceni Projects

 SE’s – Meinhardt, Walsh

 MEP’s – Meinhardt, PSH

 Acoustic Consultant – RBA

 Infrastructure Contractor – Galldris

 Landscape Contractor – Maylim

Describe the context of this project and the point it has reached in its development. Who was there in this place before development, where have they gone, who is there now and who will be there in future? When is the project expected to be complete?

Greenford Quay was previously home to Glaxo SmithKline and Hovis factories but had been derelict for 15 years, cutting off a key central site in the community. The once-active area, previously used by residents to access Horsenden Hill, had become a barrier; limiting movement across the town and reducing access to public green spaces. The project is now approximately 50% complete, with 4 out of 8 buildings finished and the public realm well advanced. The site has already become home to a diverse mix of residents, including long-time locals and new arrivals drawn by the lifestyle, open spaces, and amenities. Current offerings include a Co-Op, nursery, veterinary services, Starbucks, and various food and beverage outlets, enhancing the area’s appeal. A new public plaza with dancing fountains supports the cultural life of the development, drawing people to its centre and serving as a refreshing playspace for the hot summer months. The revitalised public realm benefits the health and wellbeing of residents and plays an integral role in the wider regeneration of Ealing. This new neighbourhood will deliver 2,118 homes, along with 190,000 sqft of commercial and community spaces.

How are you seeking to foster community, welcome visitors and attract tenants? How are you responding to changing demographics, behaviour, market context, policy, transport habits and the climate crisis since winning planning?

At Greenford Quay, Greystar’s comprehensive demographic research has guided our approach to placemaking, tailored to evolving community needs. As an entirely new neighbourhood rather than a single-building development, we conducted focus groups with singles, couples, and families renting in West London to inform our design and amenities. Insights gained have been used to adapt each phase, ensuring flexibility and suitability over time. The masterplan strengthens community connections by creating inviting public spaces and hosting events led by community managers, bringing residents and locals together. Key spaces like the south-facing amphitheater along the canal have become popular gathering spots. The project has reopened access to the canal edge and improved connectivity with new routes and a revitalised towpath. This revitalisation, including new moorings, has reactivated a long-neglected area, attracting people back and restoring its central role in the community. The influx of new visitors and residents has reinvigorated the area, boosting social interaction and local economic growth.

Please explain the governance of the project, such as its viability, purpose, motivation and any consultation and community engagement undertaken. 

Greystar and Ivanhoé Cambridge, understand the importance of enabling an active civic life to create sustainable communities and ensure the success of their developments. The design creates a sense of belonging and placemaking. It includes essential social infrastructure such including diverse commercial spaces like a supermarket, pet and veterinary services, cafes, restaurants, and bars. The landscape overcomes the transient nature of build to rent developments, providing spaces that bring the new rental community, and those who already live in Ealing together. The site’s levelling enabled the construction of the stone amphitheatre along the restored canal banks, which is actively used throughout the year for events curated by Greystar, such as outdoor cinema, food and makers markets, and music festivals, catering to varied cultural interests. This masterplan is being delivered using Tide and Vision’s offsite construction technology. The project follows circular economy principles, with all demolition material repurposed on-site to create the amphitheatre and public square. The volumetric construction approach has reduced logistics, cutting waste by up to 80% and lowering carbon emissions. By producing up to 70% of homes offsite, disruption to existing residents is minimised. Vision’s factory maintains a 99% recycling rate while offsite manufacturing improves safety and reduces site personnel. Independent studies confirm that embodied carbon emissions are significantly reduced, surpassing industry standards.