2 Portal Way, Acton

Client: Dephna Group

Architects: Scott Brownrigg

Description of Development: A high-density, mixed-use scheme featuring residential towers, commercial kitchen spaces, and flexible offices set within a strategically located Opportunity Area in North Acton.

Location: 2 Portal Way, Acton, W3 6RT

Summary

The redevelopment of 2 Portal Way delivers a landmark mixed-use project in the heart of North Acton, forming a key gateway to the Old Oak and Park Royal Opportunity Area. Maddox Planning advised on the planning strategy for the site, including environmental and design matters, leading to a full application approval. The proposal replaces a low-rise industrial facility with two striking towers of 25 and 35 storeys, providing 380 new homes alongside a unique culinary and employment offer.

This ambitious scheme combines build-to-rent residential accommodation with a distinctive ground-floor public plaza framed by 11 commercial kitchens and flexible office suites above. Dephna Group’s long-standing commitment to supporting local SME businesses through commercial kitchens and co-working space has shaped this innovative model. The site’s high public transport accessibility and proximity to future Crossrail and HS2 interchange at Old Oak Common further strengthen its regeneration value.

Key Issues Addressed

Land Use and Employment Generation: The proposal responds directly to site allocation OIS1 in Ealing’s Development Sites DPD by intensifying this brownfield plot with a mix of residential and employment uses. It delivers 2,208sqm of flexible office space and supports over 320 jobs, which is an uplift of 143 from the current baseline. The serviced kitchens and office suites are designed to attract small and medium enterprises, especially in the food production sector, boosting local economic resilience.

Design and Context: The scheme’s design employs a u-shaped podium with two slender towers rising above, articulated through a bold architectural form with sloping façades and glazed curtain walling. The composition creates an active public plaza at the heart of the site, with direct visual and physical connectivity between Portal Way and Wales Farm Road. The 35-storey and 25-storey towers step back to reduce massing impacts, with high standards of internal layouts, privacy, and sunlight/daylight access.

Housing and Affordability: The development delivers 380 build-to-rent homes, with 31% of units (30% by habitable rooms) secured as Discounted Market Rent affordable housing, offering rents at 65–80% of market levels in perpetuity. The scheme provides a balanced mix of studio, one, two, and three-bedroom flats, all meeting or exceeding space standards, alongside communal and private amenity space.

Public Realm and Placemaking: The project is anchored by a vibrant new 961sqm public piazza at ground level with retail-style food outlets, designed to become a culinary destination in North Acton. Enhanced landscaping, roof terraces, external play space, and new pedestrian links promote an inclusive and walkable neighbourhood character.

Transport and Accessibility: With a PTAL rating of 4/5, the scheme promotes car-free lifestyles, offering 560 long-stay cycle parking spaces, two car lifts accessing 39 enlarged basement spaces, and a car club scheme. The applicant also contributed over £633,000 towards North Acton station upgrades and significant public realm, air quality, and transport infrastructure improvements via a Section 106 agreement.

Sustainability and Environmental Performance: The scheme has been designed to integrate with future district heat networks and achieves high standards in sustainable construction, ventilation, and energy performance. The application was accompanied by an Environmental Impact Assessment and commits to measures addressing air quality, overheating, noise, drainage, and biodiversity.

Development Highlights

The 2 Portal Way scheme exemplifies how underutilised sites within Opportunity Areas can be transformed into high-density, mixed-use communities. It represents a confident architectural addition to the growing North Acton skyline, with meaningful contributions to housing, employment, and public space. Maddox Planning supported the development through complex planning negotiations, viability testing, and stakeholder engagement, helping secure one of the most ambitious culinary-led regeneration projects in West London.