FAQs on Friary Park

Find the answers to key questions about the redevelopment of Friary Park.

About Friary Park

Who owns Friary Park?

Friary Park is owned and managed by Catalyst. Catalyst is one of the leading housing associations, providing more than 22,000 homes in London and the South East, through a wide range of rental and homeownership opportunities.

In particular, we have a track record of delivering excellent, truly “tenure-blind” regeneration schemes that have been embraced by their existing communities, such as our award-winning Portobello Square development in the borough of Kensington & Chelsea.

When was Friary Park developed?

Laing Homes originally built Friary Park for private sale in the late 80s. It was purchased by Catalyst (then Ealing Family Housing Association) in 1988.

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About the proposals

Why redevelop Friary Park?

We have been talking to residents about their homes, and they are unhappy with a number of features. The main causes of residents’ dissatisfaction with their homes are down to poor design, size and layouts. These things cannot be dealt with by maintenance or refurbishment, which is why we are proposing complete redevelopment.
Improvements to the local transport infrastructure offers us the opportunity to redevelop Friary Park to provide high-quality social rented homes and shared ownership homes by building additional homes for sale and shared living homes at below market rent.

What are the development plans?

We are proposing to completely redevelop the estate and build a mixed tenure neighbourhood of new high quality homes. We will provide social rented housing on the estate as well as new market sale and shared ownership homes. The number of new homes currently proposed is around 930, in buildings of between 3 and 24 storeys including shops and community spaces on the ground floor. The proposals also feature enhanced green space.

Our proposals will dramatically improve the housing conditions on the estate by providing high quality new homes. There will be an increased number of family-sized homes for social rent to meet the needs of the families currently living on the estate.

Are the Catalyst homes on Emanuel Avenue going to be demolished?

No. The homes on Emanuel Avenue are not included in the masterplan, so we are not proposing to demolish them.

Is Antillies House included in the regeneration proposals?

No. Antillies House is not included in our masterplan. We will keep the residents fully informed of our proposals and our plans seek to minimise disturbance and disruption around them.

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What it means for the current community

What happens to the people who live on Friary Park now?

All existing Catalyst tenants on Friary Park have the option of being re-housed in the new development if they want to (recognising that some residents, particularly in phase 1 will need to move away temporarily).

Most residents will be able to move straight into a brand new home on the redeveloped Friary Park. However, to allow homes to be demolished so that new ones can be built, some residents in the first phase will need to move elsewhere: either until a suitable new home is available in a later phase of the redevelopment, if they want to return to Friary Park; or permanently if they prefer.

Is my home going to be demolished?

All of existing homes on Friary Park will be demolished and replaced with more efficient, well-designed, modern homes.

After careful investigation of the options for Friary Park, we have found that this is the best way to tackle the problems that residents have identified (not enough bedrooms, small bedrooms, inadequate insulation, poor heating etc.).

Our proposals do not include the town houses on Emanuel Avenue or Antillies House.

Will I have to move out of Friary Park?

If you live in phase 1a of the development, you will need to move off Friary Park, either temporarily until a suitable new home on Friary Park becomes available or permanently, depending your preference. This will also be the case for some people living in the rest of phase 1.

If continuing to live locally is important to people we will try where possible to offer people a temporary move on Friary Park as and when suitable properties become available. Our ability to do this will depend on housing need and the properties that become vacant.

We anticipate that most residents in other phases of the development will be able to move straight into a brand new home on the redeveloped Friary Park.

Where adult children are living with their parents, will you rehouse them together?

Yes, as long as they’re registered as part of the household and continue to live there.

Will I get a new home in the redeveloped neighbourhood?

We will only rehouse Catalyst tenants currently living on Friary Park. Households placed in temporary accommodation by the council will be rehoused by the council before their homes are needed for the redevelopment. If you are unsure about what type of tenancy you have please contact Catalyst to discuss your rehousing options.

If I have a garden now will I get one in my new property?

Not necessarily as there will be fewer homes with individual gardens. All homes will have a private outdoor space (garden, balcony or terrace) and access to a semi-private open space for their building. It is likely that lower floors will be allocated to those with the most limited mobility based on their medical assessment. Once housing need has been met, we will try to meet people’s preferences as far as possible. If you think you should be prioritised for a home with a garden you should raise this with the Rehousing Coordinator.

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Moving out and moving back

If I get re-housed off Friary Park can I move back to Friary Park?

Our aim is for everyone who wants to stay in Friary Park to be able to, and for everyone who wants to move away to feel supported and confident in the process. We’ll work with each existing household to decide on the best option for them. All existing Catalyst tenants on Friary Park have the option of being re-housed in the new development if they want to (recognising that some residents, particularly in phase 1 will need to move away temporarily).

Our Rehousing Coordinator will be meeting with each individual household on the estate to talk about options and preferences. If you tell us you’re interested in returning, we’ll let you know as soon as a suitable new home becomes available.

What if I want to move away from the area?

If you want to move away from Friary Park we will explore options to enable you to do so. We can help people to bid on LOCATA (the choice based lettings system) and we can also offer people a move into another Catalyst property in the borough of Ealing when suitable properties become vacant.

Will I get help to move?

Yes. Every resident who has to move will be contacted well in advance and someone from our specialist rehousing team will meet you to discuss your housing needs and preferences. They will also help you plan and organise your move.

All households with assured tenancies who have lived on Friary Park for at least a year will be entitled to ‘home loss’ and ‘disturbance’ payments.

How will offers of homes be arranged for tenants in Friary Park?

There are two ways of doing this: Catalyst can make you a direct offer of a home, or you can bid on Locata if you want to.

Please note that, when you complete your Catalyst transfer form, you’ll automatically be registered on Locata. This is part of Catalyst’s moves policy, as we use it to keep track of moves that have taken place.

This does not mean that residents have to bid on Locata. Catalyst’s Re-housing team will make direct offers to residents if for any reason they can’t or don’t want to bid on Locata; we anticipate that it will be easiest for most residents to arrange a direct offer. You are welcome to explore a direct offer with us while also looking on Locata.

When empty properties become available we will make direct offers to residents who have the highest priority for a move. Catalyst has homes across Ealing. As we can’t know which will be available during any given phase, we can’t guarantee that a home off the estate will meet your preferences, though we will make sure it meets your needs. We plan to ringfence a certain number of local properties for rehousing from Friary Park, so you won’t see these on Locata.

For more information on Locata, see our fact sheet.

If my current home is not in the first phase of the regeneration, can I still choose to move away from Friary Park?

Yes, you can. There are two ways of doing this: Catalyst can make you a direct offer of a home, or you can bid on Locata if you want to.

If I have to move off Friary Park temporarily, can I choose where my temporary home is?

We know that staying close to Friary Park will be important to many people who move off the estate temporarily. We will look at this on an individual basis. Once we have met housing need, we will try to meet people’s preferences as far as possible.

Can I move earlier than the time when my current home is demolished?

Yes you can, but you will only have priority (Band A status) when the phase you are in is next in line for demolition – unless you have other housing needs, such as severe overcrowding or a medical need.

What is Home loss payment?

All tenants who are re-housed will be entitled to a statutory home loss payment, provided they have lived in their property for more than a year. The home loss payment is set by central Government every September, and does not vary from case to case. It is currently £6,300 (as at October 2017). Home loss payments will be made at the point of moving. If tenants are in rent arrears, outstanding rent arrears will be offset against the Home Loss Payment.

What is Disturbance payment?

When tenants are re-housed they are eligible to claim a disturbance payment to cover the cost of moving home. Claims for disturbance payments must be considered reasonable by Catalyst and agreed in advance. Payments will only be made on production of receipts and can include:

  • Carpet/flooring alterations or replacements where required
  • Curtain alterations or replacements where required
  • Disconnection and reconnection of telephone
  • Disconnection and reconnection of cooker
  • Disconnection and reconnection of washing machine and dishwasher
  • Redirection of mail

How do we know that you will provide us with a suitable new home on the development?

We are working with the Residents Steering Group to draw up a binding Residents’ Charter of our rehousing commitments.

We will use housing needs information to inform each detailed planning application we make to ensure that we build homes that meet the needs of our existing tenants.

It is always helpful for us to know about your preferences as far as possible in advance so that they can be taken into account during the allocations process. We will match people to properties that meet their preferences as far as possible.

New homes will be offered based on the size of the household and any other factors assessed as affecting the type of property that is suitable, i.e. medical conditions.

Will my home be maintained while I am waiting to move?

All homes will be repaired and maintained throughout the development process. However, some of the heating and damp problems cannot be addressed by repairs or refurbishment – that’s why we’re fully redeveloping the homes. We will consider repairs on a case by case basis.

How much choice do I have about which new property I move into?

Some people will express a preference to move into a particular type of property. We will try our best to accommodate preferences, although this won’t always be possible. The phasing programme means that choice about the exact location of your new home will be limited.

Usually new homes are offered based on the size of the household, as well as any other factors assessed as affecting the type of property that is suitable, i.e. medical conditions.

It is always helpful to let us know about your preferences as far in advance as you can, so that where possible they can be taken into account during the allocations process.

Might I have to live on a high floor of one of the tall buildings?

The tallest buildings in the new development will be for private sale and shared ownership. We are not planning any homes for social rent above 7 storeys. However, some people will live on a higher floor than they do currently. It is likely that lower floors will be allocated to those with the most limited mobility based on their medical assessment. Once housing need has been met, we will try to meet people’s preferences as far as possible.

Will my tenancy rights change?

The tenancy agreement for your new home will be the same type of tenancy you currently have with all the same rights and responsibilities.

Will the rent be more expensive in the new homes?

If you’re a current Catalyst tenant of Friary Park on a social rent, you’ll be offered a social rented home in the new development. Rents will be the same as other similar Catalyst properties in the area. They will be calculated in the same way that they are for all properties belonging to housing associations – through a government set formula.

We will be discussing service charges with our Residents’ Steering Group to make sure residents are clear about the costs of living in one of the new homes before they move in.

Will there be opportunities for existing residents to purchase?

If residents are interested in purchasing properties on the open market we can register their interest and we will get in touch before we market the homes more widely.

Can adult children get their own flat and the main tenant downsize?

Eligible adult household members can be considered to be re-housed separately from their parents/guardians off Friary Park Estate – if they want to and can demonstrate that they can afford to. Adult household members who want to be rehoused separately will need to be re-housed before their parents/guardians. Tenants will not receive a financial incentive for giving up a bedroom if it is ‘spare’ as a result of adult household members being re-housed separately and tenants will not be able to keep the extra bedroom.

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About the new homes

How many more new homes will there be?

The current proposals show about 930 new homes.

What will the mix of new homes be?

The mix currently proposed is:

225 social rent homes

174 shared ownership homes

534 homes for market sale

Will you be building as many homes for social rent as you are demolishing?


Will the residents’ new homes be protected from high pollution levels in the area?

Comprehensive noise and air quality assessments will accompany the planning application, which will recommend any mitigation measures that may be required in order to comply with relevant standards and regulations and make the new homes an attractive place to live.

Will the first new homes be for new residents or for existing tenants?

We have deliberately phased the regeneration of Friary Park so that most of the new social rented homes are built early in the redevelopment. This supports our aim for most residents to be able to move straight into a brand new home on the redeveloped Friary Park.

What will the space standards be like in the new homes?

The new homes will be bigger than the ones you currently live in on Friary Park. All social rented homes will meet the London Housing Design Guide which sets out minimum sizes for rooms.

How big will second bedrooms be?

We have designed some ‘2-bed, 3-person’ homes, and some ‘2-bed, 4-person’ homes, in line with housing need at Friary Park.

The second bedroom in the ‘2-bed, 3-person’ homes is designed for a single bed, and will be at least 1.5 square metres larger than existing single second bedrooms.

The second bedroom in the ‘2-bed, 4-person’ homes can accommodate a double bed, and is considerably bigger than the second bedroom in the existing homes.

‘2-bed, 4-person’ homes will be prioritised for people with a need for this specific size. However, as we know from consultation that many residents are keen to have second bedrooms big enough for two people, we have now included more 2-bed, 4-person homes in the proposals.

How environmentally friendly will the new homes be?

All new developments are built to meet high environmental and energy efficiency standards. Catalyst has a record of meeting and exceeding these standards. This will help reduce the running costs of your new property.

Will the homes have double-glazing?


Will there be water meters in the new homes?

Yes, it is a government requirement to fit all newly built properties with water meters. For the vast majority of people this will lead to a reduction in water bills, especially considering the appliances fitted into the new homes will be more water efficient.

Will we have gas in our flats?

It is likely that the new homes will be part of a communal heating system, so it’s unlikely that flats will have a direct gas connection.

Will the new homes have separate kitchens?

We know from consultation that some people like open plan kitchen/living/dining areas, while others prefer separate kitchens. Therefore, our proposals provide a mixture of both, and those with open plan living/kitchen/dining areas will have the option for the kitchen to be partitioned off.

Will the kitchens and bathrooms in the new homes have windows?

We will look to incorporate windows in bathrooms and kitchens where possible. If the bathrooms or kitchens do not have a window, they will be mechanically ventilated.

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The vision for the new neighbourhood

Will the increase in the number of homes mean less green space?

We are proposing to provide more open space than is currently on the estate. The proposals include semi-private green spaces for each set of buildings, as well as a green pedestrian-friendly street with play areas, and a new multi-use games area opposite the existing Friary Green. Friary Green does not count towards the quota of open space in the proposals, and will not be built on.

All new homes will have a private outdoor space (garden, balcony or terrace) and access to private communal gardens.

How high is the tallest part of the proposed development?

The buildings in the proposals range from 3 to 24 storeys. The buildings backing onto Emanuel Avenue would be the lowest, with the height of buildings being stepped up and the tallest next to the railway and the station. The four tallest buildings are 24, 22 (two) and 18 storeys.

A landmark tall building allows us to build a greater number of homes while maximising the green space available on the estate.

By building taller buildings we are able to ensure that we can get the number of homes needed in the development to house current residents and fund the project by building homes for sale. It also allows us to deliver the number of homes needed while maximising the amount of green space on Friary Park.

Having some tall buildings allows us to have a mix of heights across the development. The buildings backing onto Emanuel Avenue would be the lowest, with the height of buildings being stepped up and the tallest next to the railway and the station. The three tallest buildings are separated, and the middle one stepped back, to ensure that light can still get through to the buildings behind, and that the approach to the estate feels open and welcoming.

Will the tall buildings create shadows and strong winds around them?

As part of the application our consultants have been carrying out extensive modelling of the conditions around the buildings so that we can minimise any negative effects before the application is submitted.

What about the increased traffic from the additional households?

We do not anticipate great increases in traffic levels locally due to the redevelopment of Friary Park. We have worked out how much parking to provide using surveys of how many spaces are used currently.

Will the community centre have a space in the redevelopment?

We have included new community facilities in our proposed redevelopment. The new facilities will be built before the existing Friary Park community centre is demolished so that there is a space available throughout the redevelopment process.

What will you do with the non-residential space on the ground floor?

We don’t yet know exactly who will take these commercial units. However, we’ll be applying for permission for a range of uses that would allow a variety of businesses such as shops, cafes, restaurants, or gyms. We envisage that cafes and shops selling a range of goods and foods will be particularly keen to take space facing the new Crossrail station.

We’re also looking to use the non-residential space for community uses, with residents’ suggestions including community activity space, and art and cinema spaces.

How much parking will be provided?

We have worked out how much parking to provide using surveys of how many spaces are used currently.

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The wider area

Will this development have a negative effect on house prices in the area?

We envisage the opposite – the new development will deliver high quality public realm, new open spaces and an enhanced retail offer in the neighbourhood.

Will the increase in the number of homes mean more pressure on local services such as schools and doctors surgeries?

Catalyst is legally required to make a Section 106 or Community Infrastructure Levy payment to the council, which they will use to improve local services to accommodate the increased population.

Will your proposals have a damaging effect on the local area?

We believe the regeneration will have a positive effect on the local area by providing high quality housing, improved public realm and new shops and cafes.

Catalyst has a long-term interest in Friary Park. Unlike most developers, we will be managing the new neighbourhood that we build. Our architects have evolved the designs in response to comments from neighbours, with the aim of reducing any negative impacts on the surrounding neighbourhood as far as possible.

What’s happening to Friary Green?

Friary Green is not included in our development. We have, however, put aside some open space in our development, just opposite Friary Green. This is designed to compliment Friary Green. We aim to close the road between Friary Green and the green space to create a bigger, more usable green space.

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Recent changes to the plans

Why has there been a delay in the process?

In summer/autumn 2017, we reviewed our plans and identified options to improve the programme.

Then, towards the end of 2017, we reviewed the business model for the regeneration, to ensure that our plans were deliverable. We completed this review in December 2017.

In summer 2018, changes to the London Plan significantly increased housebuilding targets for local authorities. For this reason, we’re currently reviewing the proposals with a view to delivering more homes on the site. This has delayed our planning application from summer 2018. The planning application was submitted in July 2019, and given resolution to grant planning permission by Ealing Council’s Planning Committee in November 2019.

Why have you increased the number of homes in the proposals?

In late spring and early summer of 2018, the recommendations in the Draft London Plan began to be reflected in local planning policy. The Draft London Plan significantly increases housebuilding targets for every London local authority. Ealing’s yearly target has increased by 116%, to 2807 homes per year.

In the context of the Draft London Plan, all new developments across London will be expected to do their bit to meet the increased housing targets. Therefore, we’ve reviewed our plans to provide more homes on the Friary park, working with consultants, Ealing Council and the GLA to ensure the number of homes we propose can be catered for by local infrastructure and services.

What’s the timescale for the development?

The plans were given resolution to grant planning permission in November 2019. We will aim to start onsite in October 2020. The whole development will take six to eight years.

Has the appearance and materials of the scheme changed?

The materials have not changed. The architecture is still mainly brick.

Why have the ‘shared living’ homes been removed from the proposals?

The proposals for Friary Park that we exhibited in February 2017 included 236 shared living apartments. These are small, self-contained 1-bed flats with high quality communal spaces, aimed at those who don’t want a room in a shared house but can’t afford to rent a 1-bed flat.

However, given that we have increased the number of homes in the proposals to meet Ealing’s new housing delivery target in the Draft London Plan, we felt that this was no longer an appropriate form of housing to build on Friary Park. Instead, we’ll use the same building to provide a 50/50 mix of private sale and affordable homes.

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The regeneration process

This is a big construction project, will you build it all out at once?

No. We will be regenerating the estate in three phases. We have planned it this way to maximise the number of current residents who can move straight from their current home into a new home.

What are you doing about the potential disruption caused by construction traffic?

As part of the planning process we will submit a detailed Construction Traffic Management Plan (CTMP) with our contractor, which will be tailored to the delivery of each phase and will include details of traffic movement plans. The plan will take into consideration minimisation of disruption to local residents as well as health and safety issues.

What will you do to minimise noise and vibrations during construction?

While demolition and construction can be inconvenient, we do everything we can to make sure residents and neighbours can live comfortably alongside the regeneration. These are examples of some of the things we will do to help with noise and vibration:

  • All the machinery and demolition methods will be chosen to cause the least possible dust and vibration. Machinery and vehicles will be switched off when not in use.
  • To help reduce noise, buildings being demolished will be fully enclosed with scaffold and sheeting. Acoustic screens will be also be used around any activities that could be especially noisy.
  • Very noisy procedures will also be done in stages so that residents and neighbours can have a break between periods of noise.
  • Special equipment will be used to reduce the vibration going into the surrounding area.
  • All our contractors will be required to sign up to the Considerate Constructors Scheme.

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Involving the local community

How have residents been involved?

We have undertaken extensive consultation since November 2014 with the Residents’ Steering Group and the wider Friary Park community.

The Friary Park Residents’ Steering Group formed to represent residents’ needs and preferences around the regeneration and we meet with them regularly.

We have also been holding workshops and exhibitions for all residents and local stakeholders, to get their input on our proposals. These have included sessions for older people, young people, mothers with young children and non-English speakers.

How are residents of the surrounding streets being informed?

Neighbouring residents were included in the consultation we carried out on our proposals in 2015 and we are continuing to keep them informed and up to date.
Residents from the wider area have also been invited to the exhibition to see the revised plans.

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Partnership with Mount Anvil

Why partner with Mount Anvil?

The partnership will bring together Catalyst’s and Mount Anvil’s complementary experience and expertise to deliver high quality new homes and a thriving neighbourhood at Friary Park. Like Catalyst, Mount Anvil has a wealth of expertise in delivering award winning, high quality, tenure blind homes in London. In particular, they are experienced in delivering complex schemes containing taller buildings to an exemplary standard. This will complement Catalyst’s experience of working with residents to regenerate existing estates.

The partnership also brings the regeneration closer to the supply chain for the materials needed. This makes it more affordable for the partnership to use high quality materials that will make Friary Park an exemplary development.

Mount Anvil will help to finance the project. This will help to deliver the additional homes required.

Who is Mount Anvil?

Mount Anvil is an award-winning developer who has extensive experience in constructing well designed, energy efficient, tenure-blind homes. They have spent 30 years constructing homes in London, striving to become one of the most respected developers in the capital. They develop spaces where people enjoy living and can thrive.

What does the partnership mean for residents?

The partnership puts us in a stronger position to deliver affordable housing at the highest quality, more quickly. It will also ensure greater long-term benefits to the local community through offering increased training and employment opportunities.

On a day-to-day basis in terms of the management of Friary Park, residents will experience no changes. Catalyst will continue to own and manage Friary Park, and will remain the landlord for all the homes for social rent and shared ownership.