Portal Way Market Hall, OPDC

Client: Culinary Quarter (London) Limited

Architect: Dowen Farmer

Description of Development: Demolition of existing buildings and construction of a mixed-use building including up to 281 commercial kitchens, a food hall, small commercial units, and public realm improvements.

Location: 2 Portal Way, London, W3 6RT, North Acton, Ealing, London.

Reimagining an industrial site into a vibrant destination

Summary

The Portal Way Market Hall reimagines an underutilised industrial site into a vibrant destination that integrates intensified industrial uses with community-focused amenities. The development aligns with the Old Oak and Park Royal Development Corporation (OPDC) Local Plan and London Plan policies, contributing significantly to employment generation and public realm enhancements in North Acton.

Development Highlights

• Industrial Innovation: Provision of 281 purpose-built commercial kitchens totalling 17,909 sqm of industrial floorspace, designed to support London’s growing hospitality sector and food innovation industry.

  
  

• Community Amenities: A 1,064 sqm food hall at the upper ground floor offers a dynamic space for fresh, locally prepared meals, connecting directly to the commercial kitchens.

  
  

• Public Realm Enhancements: Generous landscaping, improved pedestrian routes, and a new east-west connection enhance site permeability and streetscape quality.

  
  

• Sustainability Features: Incorporates air source heat pumps, solar PV panels, and provisions for future connections to a district heat network. Achieves a 664% biodiversity net gain.

  
  

• Employment Opportunities: Creates approximately 1,164 jobs, with commitments to local apprenticeships, work placements, and employment for local residents.

  
  

Key Issues Addressed

1. Land Use Principles: The proposal replaces the existing 2,353 sqm of industrial floorspace with over 19,000 sqm of commercial and industrial uses. While it departs from the Local Plan’s minimum homes target for the site, the scheme’s contribution to employment and economic activity sufficiently outweighs this non-compliance.

   
   

2. Urban Design and Height: The design integrates a 12-storey building with the surrounding urban fabric. Stepped massing and translucent façades reduce visual impact while maintaining an industrial design aesthetic. The building aligns with OPDC’s vision for North Acton as a hub for tall buildings.

   
   

3. Transport Infrastructure: The scheme introduces improved pedestrian and cycle connections, including a new external cycle ramp and short- and long-stay cycle parking facilities. Contributions to local transport infrastructure, including bus and rail improvements, are secured.

   
   

4. Sustainable Development: The project achieves compliance with London Plan sustainability policies, incorporating energy-efficient systems, urban greening, and circular economy principles.

   
   

5. Environmental Considerations: The development mitigates noise, odour, and flood risks and ensures air quality neutrality. Public realm improvements enhance biodiversity and ecological value on-site.

   
   

6. Community Impact: The scheme integrates local employment and training commitments, provides a unique culinary destination with the food hall, and enhances North Acton’s public realm with high-quality landscaping and pedestrian routes.

   
   

Maddox Planning’s expertise in navigating complex planning policies and stakeholder engagement was instrumental in securing approval for this transformative project. By addressing the site’s constraints and leveraging opportunities for economic growth and community benefit, Maddox Planning ensured that the Portal Way Market Hall sets a benchmark for sustainable, industrial-focused development in London.