The John Lewis Partnership has won its planning appeal to allow it to build hundreds of homes above a Waitrose store in West Ealing.
The partnership appealed to the secretary of state for housing – a post now held by Angela Rayner – in June 2024 on non-determination grounds, after Ealing Council had failed to rule on the proposals which were first submitted the previous summer.
A government planning inspector has approved the appeal, giving the go-ahead for the retailer to modernise its existing Waitrose store and car park, and build up to 428 homes above the store. The shop is Waitrose’s second largest store in London.
Multimillion investment
“We’re pleased that the inspector has found in favour of the multimillion-pound investment that will create vital new housing and a modernised Waitrose store to serve a community we have been part of for decades,” said Katherine Russell, JLP director of build-to-rent.
“The decision underpins a clear policy commitment to supporting brownfield development close to key transport hubs. We will continue to work closely with local people to bring forward the development responsibly and ensure it delivers long-term benefits, both to residents and the wider community as a whole.”
It’s the latest victory for JLP’s controversial buy-to-let venture, after its plans to build more than 350 homes above its Waitrose store in Bromley were approved in July. The retailer also submitted planning permission for a third development in Reading in September 2024, to demolish a former depot and create space for more than 200 homes. BBC Berkshire reported in March that a decision had been scheduled by Reading Council, but did not say when.
All three developments form part of a £500m joint venture with Aberdeen, formerly Abrdn, announced in December 2022.
The joint venture was the first of a controversial strategy launched by then chairman Sharon White, to generate around 40% of the partnership’s profits from outside retail by 2030. It included a significant bet on buy-to-let property.
That 40% figure was eventually abandoned in November 2023 in favour of a new turnaround plan focused on the retail basics. The partnership said however it remained committed to building a buy-to-let pipeline.
Svitlana Gubriy, head of indirect real assets at the Aberdeen Group, said: “We are incredibly excited about the future of the build-to-rent sector, which is undergoing a transformative shift. With the fundamentals of demand and supply supporting steady cashflows and sustaining long-term value of the sector, the focus is increasingly shifting on fostering community engagement and addressing local needs.”
Gubriy continued: “What’s becoming increasingly important is social value, with investors dedicating their efforts to develop residential projects that are not only financially successful but also cater to the needs of future generations. The recent developments in Ealing serve as a testament to this pivotal trend.”
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