Barratt London’s Hayes Village development has earned industry recognition for its transformation of a derelict factory site into a mixed-use residential community. The project, which converted the former Nestle factory in Hayes into approximately 1,500 homes, received a bronze award in the Best Regeneration Scheme category at last year’s WhatHouse? Awards.
A former industrial site transformed
The development sits on land that Nestle vacated around 2016 or 2017, according to Joe Antoniazzi, sales and marketing director for Barratt London’s West London division. When company representatives first visited the site, it still contained machinery and staff noticeboards, giving it what Antoniazzi described as a “bizarque” atmosphere.
“It almost felt like a deserted place, and everything around it was relatively raw,” Antoniazzi said. “You had the bones of the open space, but it still very much felt like an industrial factory.”
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The project retained the Art Deco façade of the main factory building, designed by well-known architects Wallis, Gilbert & Partners. Wallis Gardens, featuring trees planted when the factory first opened, now serves as public green space accessible to the wider community. The Grand Union Canal, which previously had an inaccessible section, has been opened to the public as part of the development.
Connectivity and green space drive appeal
Hayes Village sits roughly a 5 to 10-minute walk from the Elizabeth line, allowing residents to reach central London in under 30 minutes from a Zone 5 location. The development also fronts the canal, offering waterside living that remains uncommon in the area, according to the company.
Nearly half the site comprises green open space, including multiple courtyard gardens within individual buildings and more than an acre of parkland at the entrance, featuring mature trees. Buyers have responded positively to these elements, Antoniazzi noted.
“The green space is overwhelmingly probably the wow-factor that people say ‘Wow’,” he said. “You enter through almost like a gated field, and you’re straight into over an acre of green space.”
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Value has also attracted buyers. Antoniazzi acknowledged that London housing remains expensive, but pointed to comparisons with pricier neighborhoods. “Comparing to other well-located locations like Ealing and Chiswick, we really give them a good run for their money at a fraction of the price.”
Community engagement
The company has also engaged with the broader Hayes community beyond its residents. Donations from a Community Fund have supported local homelessness charities and food banks. The development restored a war memorial honoring factory workers who died in both World Wars.
“We’ve invited people back from the previous Nestle factory to see some of the things we’ve been doing,” Antoniazzi said. On Sunday afternoons, he noted, people from the surrounding neighborhood use the green space for activities like cricket, even though they do not live at Hayes Village.
Future projects and industry context
Antoniazzi described the WhatHouse? Award as “probably the most coveted within the property development industry” and said the team uses such recognition in conversations with prospective buyers. The award provides external validation that complements the company’s own marketing efforts.
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Barratt London is pursuing similar regeneration projects elsewhere. Eastman Village, developed on the former Kodak factory site, has delivered over 2,000 homes in a comparable timeframe. Unlike Hayes Village, that project retained only the original chimney, which now serves as a flu for an energy center powering the entire development.
A joint venture called the West London Partnership, formed with Places for London (part of Transport for London), is developing additional sites near tube stations. The partnership expects to bring several projects to market in coming years, though details remain limited at this stage.
Hayes itself has seen broader regeneration activity, including work on the high street and redevelopment of the former vinyl factory that once housed HMV. Antoniazzi described the area as “quite well balanced” in terms of development activity, noting it has attracted new residents without becoming oversaturated.