100 Twyford Abbey Road

Regeneration proposals for the commercial-led redevelopment of 100 Twyford Abbey Road London, NW10 7XE are currently at draft design stage.

This consultation website has been launched on behalf of the new owners, Urban Prop 8 SARL, the trading name of GLi, one of the UK’s largest privately owned development companies and a specialist in logistics warehousing. It provides key information on their proposals, helping local residents, neighbours and other interest groups find out more about the emerging plans and provide their feedback.

Existing condition

Located at the junction of Twyford Abbey Road and Rainsford Road and within the extensive and long-established Park Royal industrial zone (Strategic Industrial Location), the site was originally built as a print works, and the Radio Times magazine was printed here between 1937-1984.

The most recent use was by Bridgemarts Limited who operated a waste transfer and treatment facility at the site from 2016. The site was permitted to operate 24 hours and seven days per week and during the five-year period 2016 – 2020, an average of around 80,000 tonnes per annum of mixed construction and demolition waste was handled. Bridgemarts became insolvent in 2022 and the waste operation ceased, leaving a now vacant site.

The site is in a degraded condition although the original 1930’s brick building has some features which attract a local heritage listing. There is an opportunity to retain the façade of this historical building.

Although the site is close to the Grand Union Canal on the opposite side of Twyford Abbey Road, it is rated as a very low flood risk.

The nearest residential properties to the site are located to the west of Rainsford Road and there is a significant tree and vegetation belt extending southwards along Rainsford Road which acts as a buffer and shield between the site and its closest residential neighbours.

To the east and south of the site, the neighbours are commercial businesses, including Caffe Concerto and European Glass Group.

Key features of the proposed development

GLi has given a brief to the UMC architectural practice to deliver a new state-of-the-art logistics building of exemplary design which is best in class in the industrial and logistics sector.

This will be the third development locally taken forward by GLi, adding to two new sites at 291 Abbey Road (under construction) and 511 Abbey Road (shortly to commence construction).

Overall, the proposal is to redevelop the 2.76 acres/1.12 hectares plot with a total of 8,544 sq. m of commercial floor area in addition to 2,022 sq. m office space providing combined footprint of 10,566 sq. m (Gross External Area).

The office accommodation will be located in the element of the building fronting Twyford Abbey Road which will retain the façade of the historic print works building. The northern elevation of the new warehouse to the rear will also feature brick to complement the retained façade.

The brickwork will also wrap around the western elevation and replicate the windows found on the locally listed façade. The main entrance to the offices will be found here.

The warehouse building incorporates a mezzanine floor to ensure optimal use of the proposed new building.

Access to the site’s car parking will be via Twyford Abbey Road and the top end of Rainsford Road, while the entry and exit to the yard will be further up Rainsford Road and away from the junction with Twyford Abbey Road.

Some 12 car parking spaces with electric vehicle charging points will be located to the front of the offices and 55 short and long-stay cycle spaces will be provided close to the office entrance.

The yard will give access along the western elevation of the warehouse to four level access doors for vans along with a further four level access doors and three dock doors for lorries

Generous landscaping will be provided along Rainsford Road where proposed tree and shrub planting will create a positive frontage to the road. A proposed staff amenity area in the north east will enliven the road frontage and opportunities to remove the existing railings to the road and implement a new, attractive hedge boundary are being explored.

Opportunities to maximise urban greening on the site include two green roofs and a living wall in addition to the proposed tree, shrub and hedge planting.

In sustainability terms, the building aims to be ‘Excellent’ as defined by the Building Research Establishment Environmental Assessment Method (BREEAM) and also net zero carbon in construction. Other environmentally sustainable measures include a substantial biodiverse green roof, sustainable urban drainage (SUDS) through permeable external surfaces, green living walls and use of efficient energy.