Honey Monster Factory

Southall, UB2
Raiso PLC
Commission completed 2017
880,000 sq ft GIA over 7.9 acres
Confidential
Mixed use masterplan comprising c. 835,000 sq ft GIA residential and 45,000 sq ft GIA commercial

Allies and Morrison, Architects

DP9, Planning consultant

Gleeds, Cost consultant

Knight Frank, Agents


The Honey Monster Food Factory masterplan makes the most of a recently disused industrial site, for wider local regeneration and for value enhancement.

The 7.9 acre canalside site is located within the Southall Opportunity Area, set to benefit from a new Crossrail Station.  Having relocated its food manufacturing operations in 2016, Raisio appointed M3 to undertake a strategic review of the site to understand development potential, range of disposals routes and timeline to receipts.

M3 led a team through feasibility studies to derive an optimal mix and balance of uses to kickstart regeneration in the area while enhancing land values.  We actively engaged with the London Borough of Ealing to agree parameters, change of use, as well as a proposed wider masterplan vision that also incorporated the potential to bring forward the future development of adjoining sites.

Following the strategic review and confirmation of the preferred disposal route, M3 led the unconditional sale process that included support from the local authorities and a full complement of technical due diligence. The transaction was successfully completed within the planned programme and in excess of benchmark land value.

Project highlights


  • Undertook the strategic review of land value and disposal routes to achieve best value for the site within the client’s preferred timeframe
  • Led the development of a high quality concept design and masterplan to inform the strategic review and respond to the emerging regeneration of Southall
  • Secured support from the local authorities for the masterplan vision ahead of sale
  • Led the disposal process through to completion of the sales transaction on behalf of the client