Forum Topic

OAKS GREAT NEWS

Great news about time The Oaks was redeveloped!!Good news that Waitrose will be back in Acton too!!Progress not darkness.

Lesley Mfon ● 4716d31 Comments

Sadly Leslie, Waitrose have signed nothing yet. As the man said your 'great news' is a tad premature.

Maire Lowe ● 4716d

Any more supporters of the redevelopment out there? We need to make our views known too. Write to Angie Bray and the GLA planners, so they have a more balanced picture of what Acton residents want for their High Street.

Peter Millman ● 4716d

Peter do you realize that everyone posting here does support the redevelopment of the Oaks, just not with what is cuurently proposed by the developers?

Rupert Picken ● 4716d

I'm all for Waitrose if it happens. And I think any redevelopment is a good thing.

Ethan Zhongmin Goh ● 4716d

Well done Ealing, progress and change are always difficult to accept, and well done to the Lab councillors for sticking to their guns

Gary Sinclair ● 4716d

I do realise. But this is the only proposal on the table. There is a minimum number of housing units that will make the development commercially viable for the investors. We don't know what that minimum is but we must be getting close. In response to residents' concerns, they've scaled back from 11 storeys to 9.If they walk away, there are no other investors waiting in the wings. We'll be stuck with the OaksThis development is the best chance for the rest of the High Street to regenerate. New residents will improve the prospects for decent restaurants and retailers to have a viable business. Anyone passing through the High Street now could be forgiven for thinking that Acton residents mainly go and pawn stuff so they can afford to go to the bookies and then console themselves by spending their last few quid on a bucket of fried chicken.   .

Peter Millman ● 4716d

Homes and business! All good by me. A nine storey block in London is practically low rise! It will be good to see Churchfield Road looking tidier.

Sandra Jordan ● 4716d

I find it a little strange to see so many people lobbying for this development tonight whose names I have never seen before in the W3 forum........ Where were you when this was discussed before?

Urs Esser ● 4716d

Hmm! Touchy. Surely this isn't an objection to freedom of speech?  You express your disappointment (if you are disappointed) and I'll express my view. Surely contributors to this forum can come in and out as they please or is it for a select few? Maybe you could  ask the Administrator to close membership!

Sandra Jordan ● 4716d

Well I think it is great to have so many voices discussing the most important development Acton will see for fifty years.  To paraphrase one of the councilors who spoke at the Planning meeting, 'Our childrens' children will curse us if we don't get it right'

Maire Lowe ● 4716d

It sounds to me like everyone is actually saying much the same thing - we want development, we want better supermarkets and we want that current abomination of the Oaks to be improved. Where I think some people are differing in view, is how we go about that. It just feels such a shame that with a few "tweaks", this could be such a great asset to the area and not the white elephant it is in danger of turning into.I recall very well when the old Oaks was "regenerated" and what a total mess was made of that - I just fear that without a little more foresight, we risk history repeating itself.Carl

Carl Tamboli ● 4716d

Sandra. I take it you don't live in Derwentwater Road and face the prospect of nine storeys towering over your gardens, blocking out the sunlight. The developers called it "pleasing visual closure" to the end of the road.. The same nine storeys set back into the development would be fine though...but for the developers to maximise the sale price on each flat that would risk putting shadows onto some of their own development..and that would never do. That's the fight here..not over development, not over improving the site, not even over the number of houses or businesses..just over a shoddy, greedy, plan.

Charlie Mawer ● 4715d

I am sure everyone is in favour of a new development in Acton but surely it has to be something that Actonians will be happy with long term. Surely it makes more sense to ensure that what is planned will be something whIch will not be a blight on the landscape in years to come?The Oaks was poorly thought out in the first place and it would be silly to make the same mistake again!The developers obviously want maximum profit with minimum effort but whatever they do will surely have impact on the area and they should be taking residents genuine concerns into consideration.It does seem strange that ouncillors who voted enmasse in favour of this development apparently don't live in the area. That just about says it all!Polotics shouldn't come in to it!

Jean F Fernandez ● 4715d

Charlie - I had an offer on a house in Derwentwater Road last year but it fell through as I lost my buyer. I was aware of the proposal and it had no impact on my decision to offer. I really didn't care.  We're all motivated by different things!

Sandra Jordan ● 4715d

I don't actually disagree with anything on this thread.Yes it would be nice to have a Waitrose. Yes it would be good to have the ugly car park developed. Yes it would be good to get more housing built.But I think it is really important not to be mugged by the developers. And I think that is exactly what is happening here.Are we so desperate for a Waitrose that we are ready to take any old crap that the developers lob at us? Seriously? They dangled the carrot precisely because they were hoping that everyone would then doff their caps prostrate themselves and shout loudly - "Do to us what you want!" Dont be a dummy! Be smart!  Lobby for what we want to be built  - including a Waitrose  - but not this back-of-a-fag-packet, Chruchfield Road-destroying plan proposed by the developers.The land is so valuable that if this developer doesn't come up to scratch - another will want to  snap it up pretty quickly.

Richard Grange ● 4715d

"The land is so valuable that if this developer doesn't come up to scratch - another will want to  snap it up pretty quickly." Spot on. We need to move away from this idea that Acton should be grateful for any development or investment irrespective of scope or intention...

Jake Woodward ● 4715d

Wouldn't the best compromise would be, the Churhfield Road side of the development starting roughly the height of the buildings opposite, with the 7/9 storey building set back. That way, they'll be least visible at street level.

Fred Bray ● 4715d

First, there is no guarantee there will be a Waitrose. But nobody has considered what will happen with the traffic going into and out of the car park if it is. There is a dangerous junction and little space for cars to wait before turning, never mind the 6 to 8 lorries each day.  The planners are going to remove all parking spaces on Churchfield Road but the road is still too narrow.Second, anyone who thinks the light into their houses will be affected should contact me. Separate to any planning issues, you could have a civil claim for an injunction to stop the infringement of your right to light.Any good development would be welcome, but this is not it.

Anne Brown ● 4715d

The plan will now to to the Mayor. I encourage everyone to send an e mail to mayor@london.gov.uk outlining your objections or otherwise. Put Oaks Acton in the subject title and keep it short and factual.

Maire Lowe ● 4715d

I don't care much for what they build there as anything new will be better than the awful pile of rubbish + a carpark we got now. The few decent outlets will easily find suitable space along the highstreet. Rents will hopefully go up a notch to make it worthwhile regenerating the highstreet and bring in some nicer restaurant and quality shops that will attract higher spending footfall. Disappointed by the lack of conservative vision though!

Henrik Rasmussen ● 4715d

Planning issues aside, has anyone found any information about the developer - the Acton Regeneration Company Ltd? All I can find is what appears to be a shell company based in N17, with no website and no evident trading history, assets, or track record in property development.Makes one wonder whether other developers would really be that interested in what is evidently a difficult site, but also what else may be going on here behind the scenes.

Peter Millman ● 4715d

And the link to the developer on the front page story takes you to Indigo Public Affairs, not the company. Indigo's mission statement includes:Indigo Public Affairs operates nationwide. Many of our staff are serving local councillors or former councillors and understand the issues which matter to local communities. They are interested in grass-roots politics and have huge experience in listening to and consulting with people in the real world.Indigo Public Affairs creates a channel of communication between developers and people on the ground. This means developers have the right answers when they come before planning committee, and local communities get better buildings.All Indigo Public Affairs staff adhere to the highest ethical standards and work to a strict code of conduct which far exceeds what is required by law. Integrity is key, and at no time do councilors employed by Indigo Public Affairs work on projects where the decision will be taken by their own local authority.

Peter Millman ● 4715d

And Indigo have also represented Waitrose, notably in a controversial development in Malmesbury.The plot thickens. And the conspiracy theorist in me is taking over...

Peter Millman ● 4715d

If it is really that popular, why is it that it took this long for a developer to even show an interest it in?

Ethan Zhongmin Goh ● 4715d

Henrik,One of the key points raised by opponents, including local Conservatives, is that the council has not adhered to its own planning policy and come up with a vision for an integrated plan for the whole site.  The tatty old shops will be retained and large blocks stuck on the back.  In central Ealing with the cinema site the council is using its CPO powers to assemble a large site and create an extensive cultural quarter including the cinema and public spaces.  Apparently this approach isn't suitable for Acton.  In Acton the approach is to grab the cash and run.  Along with the capital receipt, Section 106, New Homes Bonus and new council tax and business rates income this site is worth  in the order of £10 million to the council.  At the council meeting the night before the planning committee council leader Julian Bell unwisely lectured his councillors on the benefits of the scheme and suggested that  a capital receipt from the Oaks was required to pay for the Town Hall regeneration project.  Nonsense.  The council is building new facilities in Southall and Greenford and not demanding ugly blocks to pay for them.  One reason the scheme is so large and so dense is to pay for the council's capital receipt.  The council itself is dictating the size of this development.  It is the council's scheme.

Phil Taylor ● 4715d

I do sympathise with Heinrik and others who are impatient with the state of the High Street as it is now and long for a new development any new development because it is an improvement. Very understandable, yet if we get somthing that is only half right and have to live with it for the next fifty years, we will wish we pushed the Labour council a little harder.

Maire Lowe ● 4715d

A director of Indigo PR is a Labour Councillor for Hounslow called Matt Harmer. He gets developments approved by Labour Councils... and maybe Tory ones but I don't know of any.ARC is a company just for this development. The chap behind it is called John Bourne. I don't know if he actually owns it or is the front man.Then there is Ben from the planning consultants who I think spoke at the committee meeting.

Sara Nathan ● 4715d

Something else worth considering.At this time, The Oaks houses a 99p store, Iceland, a PoundStretcher and SportsDirect and Peacock ClothesStoreThese shops all sell 'good value' essential everyday items for the home. Pretty down market, but they serve the Acton community.  99p store and Iceland are always busy. they have no competition on the High Street, and even more advantage on cold, rainy days.Together,  with Morrisons a few yards away, they'd seriously undercut a Waitrose, so it's hard to imagine them all under the same roof.We've only just got a Sainsbury Local. on Churchfield Road in the past year or so.The Oaks shuts at around 7.30 pm.  Wiith a cafe or restaurant The Oaks could stay open later.For higher spending footfall, The Oaks needs a main entrance on Churchfield Road, with a couple of street level shops.The shops opposite would have riaise their game then stretch between the Oaks and Morrisons and the Oaks could like quite impressive. Would look great pedestrianised from Morrisons, to the Oaks.
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Fred Bray ● 4715d

There is everything to fight for and no point in allowing this development to go ahead without making sure that it will bring some real advantage to Acton.It is unbelievable that the developers are not even bothering to do anything to improve the front of The Oaks, it is not very inspiring. In fact the first thing one sees at the entrance is a shoe repair shop, which quite franklyis an eyesore. That should be tucked away in some corner of the development.The Oaks did undergo a few changes over the years when they removed the small corridors but it is not actually an inviting place one would want to spend time in.All the developers want to do is pack in as many flats as possible in a gated compound with absolutely no thoughts about the local area, heavy vehicles, narrow streets, and also what about the high rise which will no doubt leave some local homes in the shade.Acton is not really high up on the agenda for improvement if all the council wants is to sell off the land just so they have extra cash in their pockets.More thought should have gone into this plan and they obviously were not listening to the input from local residents. Surely that is what being a councillor is all about? Working WITH the community, not ignoring it completely!

Jean F Fernandez ● 4715d

I agree, Fred. There needs to be a safe way through the Oaks (or whatever) to cut across from Churchfield to the High Street 24/7, and it should be pleasant.I don't have a problem with the current shops either - happy to use the 99p Store if I can save some money as not a snob.However, I just wish for people to realise the potential of shops they already have access to in Acton, rather than cry for another supermarket to move in. There are so many wonderful fruit/veg places, a butcher's round the corner from Morrisons, a fish place, many of which are open till late. For sure, you can shop faster in a supermarket, but then you get unripe stuff that is purely chosen for appearance and doesn't taste of anything. It really doesn't take much longer to shop around, and it is a wonderful experience, talking to the local shopkeepers, listening to their recommendations, trying stuff and the likes - but we need to come away from the idea of 'one shop serves all' for that...

Urs Esser ● 4715d

http://www.london.gov.uk/sites/default/files/the_oaks_shopping_centre_report.pdf47 The current scheme proposes to gate this new north-south route and fence it off from the churchyard ground which, as expressed at the pre application stage, is very disappointing. Removing the gate into this route and minimising the boundary treatment along the churchyard would improve the quality of both the route and the churchyard and should be carried out by the applicant

Henrik Rasmussen ● 4712d