The Brent River & Canal Society (BRCS) has expressed serious concern about Ealing Council's plans to build 295 flats next to Gurnell Leisure Centre.

The charity says there are two main concerns over the development: one being that the development could increase flood risk along the River Brent and two, the site is protected by national and local environmental planning policies.

Increased Flood Risk

A Flood Risk Assessment submitted as part of Ealing Council's planning application admits that the development would mean a reduction in floodplain storage.

Ealing Council's proposed compensation plan consists of a series of warning systems and an underground car park which "has been intentionally designed to flood".

In the event of a flood, the cars would be evacuated and the car park would convert to being a flood water storage tank, with the water being pumped out once the risk of flooding had receded.

As the minutes of the council's meeting with the Environment Agency note: "The residential development will reduce flood plain volume.

"This is largely compensated through allowing the leisure centre car park to flood."

The Brent River Park charity believes that these proposals are "disappointingly unrealistic and ill-thought-out," arguing that the plan to use an underground car park as flood storage is a "very high-risk strategy."

Also, the charity say that allowing the car park to flood would place a huge reliance on technology and It rests on the "assumption" that there will be adequate advance warning of floods.

BRCS say that any flood similar to the severe downpour in London back in July 2021, could potentially see a car park full of cars submerged or sealed off against flood water diverting to homes and businesses nearby.

The council's Flood Risk Assessment also claims that there is risk to neighbouring properties on Peal Gardens and that a "marginal increase of up to 30mm" could be "contained within back gardens".

READ MORE: Ealing Council put forward new plans for Gurnell Leisure Centre

BRCS believe that "it is highly unlikely that this will be of much comfort to the residents" as an increase of 30mm in the floodwater in a back garden could be the difference between a home flooding or staying dry.

The charity asserts: "Ealing Council may deem these risks acceptable but the calculations on which the risk assessment is based could change radically over the coming years.

"Decisions made today need to work with the environment of tomorrow."

It adds: "The frequency and severity of flooding is expected to increase over the next decade.

"We have no idea how severe the flood risk will get but it is significant that the insurance industry is not prepared to guarantee its FloodRe scheme (which subsidises the premiums of high-risk properties) beyond 2039.

"That is well within the lifetime of the mortgages that will be taken out to buy the Gurnell properties and many of those nearby."

Coston's Lane by Greenford Bridge, August 1977, before the flood protections were put in place (credit: Ealing Council).

The Brent River Park is "crucial" to Ealing's flood defences

BRCS say it is opposed to any reduction in floodplain volume and, therefore, to any increase in hard standing in the Brent River Park.

It argues that the Park is a critical component of Ealing's flood defences.

"The green spaces by the river between Hanger Lane and the Wharncliffe Viaduct regularly flood after heavy rain," it says.

"They absorb and retain the surge of water that would otherwise swell the river and cause serious problems for homes and businesses.

"The building of 295 apartments would reduce the park's flood storage capacity and therefore increase the likelihood of properties being flooded in Perivale, Pitshanger, Greenford and Hanwell."

As it stands, the Environment Agency considers most of the Gurnell area a 'fuctional floodplain'.

Flooding at Gurnell in 2022 (credit: Save Gurnell).

BRCS is also puzzled at how the council could build on a floodplain despite acknowledging the importance of the Brent River Park as 'the borough's functional floodplain' in its Flood Risk Management Strategy.

Ealing Council's Flood Risk Management Strategy states: "[Ealing Council] will look at the potential of creating other parks, or areas of restricted development, to allow space for water and prevent increased flood risk due to poorly sited developments."

Putting buildings and more hard standing on the park is the opposite of what the council's own policy suggests argues BRCS.

Adding, that The Brent River Park is doing its job as a flood defence and reducing its floodplain capacity would be a "damaging" step.

The proposed apartment blocks would be built on protected land

BRCS also point out that the proposed development runs counter to national, London-wide and local planning policy.

The site is currently designated as Metropolitan Open Land (MOL). MOL is urban Green Belt. This prevents the site being used for residential development.

In his response to Ealing Council's latest Local Plan, the Mayor of London made the following comments on the proposed development of Gurnell: "The proposed use is for residential development which the Mayor considers is inappropriate development in MOL."

Two of the residential blocks would be built on land that it designated as Public Open Space. This, too, is protected by council policies.

In April 2022, Ealing Council rejected a planning application to build on Public Open Space in Acton (Ref 220577OUT).

The first reason given was: "The proposed development by reason of its siting on designated public open space, would not be acceptable in principle, as it would be contrary to Chapters 8 and 15 of the National Planning Policy Framework (2021), policy G1 and G4 of the London Plan (2021), policy 1.1 and 5.5 of Ealing's Development Strategy (2012) and policy 2.18 of Ealing Development Management Documents (2013)."

The National Planning Policy Framework states that Public Open Space should not be built on unless it is surplus to requirements, is being replaced by equivalent or better provision or is to be used for alternative sports and recreation provision, the benefits of which clearly outweigh the loss of the current or former use.

BRCS say none of these conditions apply, so the proposed development "clearly contravenes" national government policy.

An artist impression of the council's plan for the new Gurnell Leisure Centre (credit: Planning application via Ealing Council).

Brent River & Canal Society (BRCS) Chair Phil Belman comments: "We stand alongside residents wanting to see Gurnell Leisure Centre brought back into use.

"The pool is sorely missed and it is important for health and wellbeing to re-open what was once a well-used facility.

"However, we must be realistic on this latest proposal. Building houses and flats on the Brent floodplain in the Brent River Park is unwise.

"These new homes will carry a significant flood risk as soon as they are built."

Continuing: "Furthermore, they will increase the risk to properties and homes nearby and further along the River Brent.

"We know that climate change is already producing more flash floods. Ealing Council should be trying to reduce the amount of hard-standing close to our river, not increasing it."

Brent River & Canal Society (BRCS) Trustee Steven Toft adds: "The housing development is proposed on Metropolitan Open Land and Public Open Space both of which are protected by national, London wide and local policies.

"This proposal also runs counter to Ealing Council's own policies. The council rightly refused 'in principle' a development on Public Open Space in Acton in 2022. Surely the same principle applies at Gurnell."

The consultation comments for the Gurnell Leisure Centre redevelopment has been extended until Wednesday. 26 June.

To read the full planning proposals, click here.

The Brent River & Canal Society was set up by Luke and Kay FitzHerbert in 1973 to campaign for the creation of the Brent River Park. To find out more click here.

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