Sainsbury’s and Ballymore plans approved for Ladbroke Grove scheme

A large-scale regeneration scheme led by Ballymore and Sainsbury’s in West London has received planning approval from the Royal Borough of Kensington and Chelsea (RBKC), paving the way for the transformation of a 19-acre brownfield site into a new residential-led neighbourhood.

Known as Kensal Canalside, the project will deliver 2,519 new homes, including a minimum of 500 affordable units, alongside a new high street, public parks, and community amenities. The site, previously occupied by a gasworks and largely closed to the public for more than 40 years, sits adjacent to the Grand Union Canal in Ladbroke Grove.

The masterplan, by FaulknerBrowns Architects, centres on the reinstatement of a historic canal basin and integrates Regency and Victorian design influences from the local area. A new 60,000 sq ft flagship Sainsbury’s store, complete with underground parking, will anchor the scheme, which also includes office space, retail units, restaurants and cafés.

Two new public parks, designed by Spacehub, will provide over 8.5 acres of open space. The green infrastructure will feature diverse habitats - grasslands, woodlands, wetlands, and canal-side planting - designed to enhance biodiversity and support urban wildlife. Inclusive play areas and walking routes are incorporated throughout.

The site benefits from strong transport connectivity, located within a 15-minute walk of four London Underground stations, Kensal Green, Kensal Rise, Ladbroke Grove and Westbourne Park. New pedestrian links, cycle routes and bus stops are included to support low-carbon travel and improve access to the canal towpath.

The development is expected to generate a minimum of 2,000 long-term jobs and contribute around £37 million annually to the local economy. Contributions towards local infrastructure such as healthcare and education are also included. The scheme will retain its connection with the Notting Hill Carnival, which begins on the site, and organisers are exploring the creation of a new family-focused Carnival experience.

The energy and infrastructure strategy aims for zero on-site emissions, supported by air-source heat pumps, solar panels, and sustainable urban drainage systems. A circular economy approach will guide construction and material usage, with a focus on reducing waste and designing for long-term sustainability.

Construction is scheduled to begin in 2026 with a phased programme over 11 years. The first homes, supermarket, and community facilities surrounding the restored canal basin are due to complete by 2030.

John Mulryan, group managing director at Ballymore, described the project as an “exemplar” for redeveloping complex brownfield land, and highlighted its role in addressing London’s housing shortage. Patrick Dunne, chief property and procurement officer at Sainsbury’s, said the scheme builds on the supermarket’s track record of integrating retail within mixed-use urban regeneration projects.

Planning approval comes after eight years of design development and consultation. FaulknerBrowns partner Ben Sykes noted the milestone as the result of long-term collaboration between the project team, council and community stakeholders.