|Making community representations to the Planning Committee|
At the time of writing campaigners have not yet heard how many of the public will be allowed to speak and it could be limited to just two. Local councillors are also likely to speak.
These are the most frequent obkections made by local residents (number of objections in brackets)
Loss of the Queensbury Pub and Busy Rascals which are both important local community facilities (140)
Height of replacement building too tall with surrounding area and modern design out of keeping the character of the area (105)
Replacement building is inappropriate and detracts from the character of the Mapesbury Conservation Area and setting of nearby heritage assets including Willesden Green Underground Station (69)
Demolition of existing building (68)
Designation of pub as Asset of Community Value should require its protection and be a material planning consideration (43)
Loss of existing pub will affect the wider regeneration of the area. Reference made to loss of the Deli on Walm Lane and loss of other community facilities including the Spotted Dog Pub and Willesden Library (41)
Replacement community space within the new building does not adequately compensate for the loss of the Queensbury Pub and Busy Rascals (33)
Lack of residential parking will lead to further congestion on surrounding roads (31)
The site is large enough to be redeveloped whilst retaining the existing building for use by The Queensbury public house and Busy Rascals. Housing can be provided elsewhere within the site.(26)
Lack of affordable housing within the scheme (26)
The Planning Committe is statutorily independent of the Council and therefore not whipped but these are representations made by councillors representing Liberal Democrat, Labour and Conservative parties and a Labour Assembly Member and a Liberal Democrat MP :
Councillor Krupesh Hirani (Dudden Hill Ward) - objection raised based on a representation received from a constituent that wishes not to see the site replaced by flats.
Councillor Christopher Leaman (Mapesbury Ward) - Objections raised on the grounds of the loss of the
community facility (The Queensbury public house and Busy Rascals) and the design is not in keeping with the area.
Councillor Carol Shaw (Brondesbury Park Ward) - Objections raised for the following reasons:- (1) The Queensbury Pub has been listed as an Asset of Community value and therefore needs to be protected and not demolished; (2) loss of public house which is a community facility; (3) loss of building in a conservation area; (4) replacement building does not fit in with its surroundings and will adversely impact on setting of other listed buildings in the area; and (5) increased traffic, noise and pollution.
Councillor Aslam Choudry (Dudden Hill Ward) - Objections raised to the planning application.
Councillor Alison Hopkins (Dollis Hill Ward) - Objections raised on the grounds of the loss of the community facility (The Queensbury public house and Busy Rascals) and the design plans are not in keeping with the area.
Navin Shah Assembly Member for Brent and Harrow - Objections raised for the following reasons:- (1) Loss of public house/community facility; (2) Loss of a building in a conservation area; (3) Design - to tall for conservation area; (4) Substandard accommodation - lack of affordable housing and family sized units; and (5) development too dense for this location.Sarah Teather MP for Brent Central- Objections raised for the following reasons:- (1) Out of character with surrounding area - too tall; (2) Loss of public amenity - building will overshadow area; (3) Substandard accommodation - lack of affordable housing and family sized units; and (4) loss of community asset, The Queensbury Pub - replacement ground floor use does not compensate for the loss of the pub and its status as an Asset of Community Value should be a material planning consideration.
The Save The Queensbury Campaign submitted a letter of objection and a petition with 4,011 signatures and objections were also made by the North london branch of the Campaign for Real Ale, Mapesbury Residents' Assocation and North West Two Residents' Association.
The meeting is at 7pm this evening at Brent Civic Centre, Engineers Way, Wembley. Follow events on Twitter @QueensburySOS
* SECTION 106 DETAILS
The application requires a Section 106 Agreement, in order to secure the following benefits:-
(i) Payment of the Council's legal and other professional costs on completion of the deed in (a) preparing and completing the agreement and (b) monitoring its performance.
(ii) Notification of material start 28 days prior to commencement;
(iii) Affordable Housing - 10 shared ownership units (3 x one-bed, 3 x two-bed and 4 x three-bed) + £138,346 offsite contribution + financial review mechanism on an open book basis;
(iv)Community Access Plan - to secure a minimum of 18 hours per week for community use, requirement to find alternative accommodation for Busy Rascals (existing community use) during the construction period; and provision for the ancillary community space to continue to operate in the event that the A4 use is not occupied;
(v) Sustainability - submission and compliance with the Council's Sustainability check-list ensuring a minimum of 48.4% score is achieved. Compliance with Code for Sustainable Homes Code Level 3 and carbon reduction of 40% improvement on 2010 Building Regulation (with compensation should it not be delivered);
(vi) Notify Brent 2 Work of forthcoming job and training opportunities associated with the development;
(vii) Join and adhere to the Considerate Contractors scheme;
(viii) Provision of a Travel Plan for the site;
(ix) Enter into a permit free arrangement to remove the rights of future residents and visitors being able to apply for a permit to park on neighbouring streets
CIL DETAILSThis application is liable to pay the Community Infrastructure Levy (CIL). The total amount is £1,382,214.75 of which £1,167,110.71 is Brent CIL and £215,104.04 is Mayoral CIL