Planning Team
Brent Council
29 July 2026
To whom it may concern,
Objection to planning application 26/1351 for Plot
NW04
I write to object to the
above-referenced planning application for the erection of a hotel between two
and 17 storeys tall on what is currently the Market Square/Samovar Space.
You may be aware that I do
not normally intervene in planning matters except in exceptional circumstances,
including if the planning application is a major infrastructural development. These
developments have knock-on effects with wider political ramifications within
the local community such as traffic generation, overcrowding of doctors’
surgeries, and inadequate number of spaces in local
schools.
This application is one such
exception. I have been alerted to it by my constituents and I agree with their
concerns that these proposals would have severe detrimental impacts on Wembley
Park, visitors, and most importantly, residents.
At the time of writing, the
application has attracted 131 comments on your planning portal. Every single
one of them objects. I note from these comments that residents have not been properly
notified or consulted by the applicant. I am also aware of a Change.Org
petition against the application which has almost 700 signatures to date.
Benefit of the Samovar
Space
The Market Square/Samovar
Space is one of the few free, open spaces in Wembley Park that people can spend
time in. It hosts markets and community events and is one of the most attractive
spaces in an area which is increasingly dominated by high-rise blocks. Samovar provides
a free play area for local children, many of whom live in high rise flats that
lack outdoor space. The plot is
currently a much needed ‘third space’ in which people socialise and form
community without having to patronize a business.
I understand that the
proposals include plans for a new square. This does not afford the same
community benefit as the existing space. It would likely suffer from wind tunnelling,
and would effectively be the courtyard of commercial premises rather than a
genuine public space. The space would also be completely lost with no alternative
provision during multiple years of construction.
Supposed benefit of the
development
There is already a plethora
of hotels in the immediate vicinity. In Wembley Park we have two Premier Inns,
a Holiday Inn, Best Western, Novotel, Hilton Hotel, Wembley International, St George’s
Hotel, ARK Wembley, CityLiveIn, and the Ibis which is being refurbished. There
are also a number of smaller establishments and further options in neighbouring
wards.
A new hotel is of very
little benefit to the residents who live here and does nothing to diversify the
area. Residents actually benefit from community services such as the social and
leisure space that already exists on the plot.
This is already an intensely
developed area. Regeneration projects, commercial services, and the custom and
footfall they create need to be balanced across Wembley and Brent, rather than
further concentrated in Wembley Park.
Harms of the development
While the benefits of the
proposals are extremely limited, this development would cause a range of active
harms to the area, residents and visitors. On top of the loss of the community space,
these harms include:
· Years’ long
construction causing noise and physical disruption as well as dust and debris;
·
Reduced
sightlines and sunlight due to the huge scale of the proposed building;
·
Exacerbation of
the Olympic Way wind-tunnel and echo effects;
·
Traffic from
construction, hotel guests and ongoing servicing will exacerbate road congestion;
·
Trees are
unlikely to survive relocation or, if retained, to survive the nearby construction;
·
Reduced
attractiveness and vibrancy of the area.
Many of the consultation’s
respondents have quite rightly raised critical safety concerns about the
development.
Baroness Casey’s review into
the disorder in and around Wembley Stadium during the Euro 2020 Final concludes
that there was a series of ‘near misses’ in which serious injuries or fatalities
were only narrowly avoided. She highlights issues with crowd control
specifically on Olympic Way and Engineers Way, and notes that ‘excess crowds
overloaded in confined spaces’ were ‘deemed to be one of the highest risk
scenarios’ that day.
The existing plot provides
much needed open space for event day crowds to gather and dissipate, as well as
potential space for evacuation of the high volume of visitors we often welcome
to Wembley Park. The proposals would remove the Wembley Splay route, which eases
pedestrian congestion. Without this, event day crowds will be even further concentrated.
The Casey Review quotes a
FA/Wembley official: ‘the outer perimeter [of Wembley Stadium] is hard to
manage because of the residential blocks’. Constructing a further block so
close to the Stadium and Arena can only exacerbate this concern.
Planning compliance
I understand that outline
permission for this development was granted in 2011 under decision 10/3032.
Since then, the Market Square and Samovar Space has become a well- established
community facility, and Wembley Park has seen the proliferation of similar
high-rise blocks. The Planning Committee must consider the site’s current use
and setting rather than rely on 15 year-old proposals and assessments.
I understand that in 2018,
Brent Council contributed £12.1 million to improve the site on the condition
that the developer would not pursue the full outline parameters. However, I understand
that this proposal of a 17 storey building does reach the full parameters. The planning
committee must consider whether the approving this application would default on
this agreement involving public funds.
The outline permission was
granted ahead of various new policies such as the National Planning Policy
Framework 2012, the Brent Local Plan 2019 – 2041 and the London Plan 2021.
Application 26/1351 must be assessed against current requirements. Particular attention
should be paid to the following:
The National Policy
Planning Framework 2012
Section 8: Promoting Healthy
and Safe Communities
102. Planning policies
and decisions should promote public safety and take into account wider security
and defence requirements by:
a.
anticipating and addressing possible malicious threats and other hazards
(whether natural or man-made), especially in locations where large numbers of
people are expected to congregate…
103. Access to a network
of high quality open spaces and opportunities for sport and physical activity is
important for the health and well-being of communities,
104. Existing open space,
sports and recreational buildings and land, including playing fields and formal
play spaces, should not be built on unless:
a.
an assessment has been undertaken which has clearly shown the open space, buildings
or land to be surplus to requirements; or
b.
the loss resulting from the proposed development would be replaced by
equivalent or better provision in terms of quantity and quality in a suitable
location; or
c.
the development is for alternative sports and recreational provision, the
benefits of which clearly outweigh the loss of the current or former use.
105. Planning policies
and decisions should protect and enhance public rights of way and access
including taking opportunities to provide better facilities for users, for
example by adding links to existing rights of way networks including National
Trails.
Brent Local Plan 2019 –
2041
Policy DMP1: Development
Management General Policy
Development will be acceptable
provided it is:
a.
of a location, use, concentration, siting, layout, scale, type, density,
materials, detailing and design that provides high levels of internal and
external amenity and complements the locality;
b.
satisfactory in terms of means of access for all, parking, manoeuvring,
servicing and does not have an adverse impact on the movement network;
i.
resulting in no loss of, and where possible enhancing, community facilities or
other land/buildings for which there is an identified need.
Policy BD1: Leading the Way
in Good Urban Design
6.1.12 The policy seeks
to create buildings and places of high quality that will be appreciated by
future generations. High quality design is both visually interesting and
attractive and should enhance local character. Good design is not just about
what things look like, it is also about how places function and how individual
buildings and the spaces around them contribute to the public realm and
community well-being... Good design makes places that put people first, promote
health and are welcoming, feel safe, are enjoyable and easy to use for everyone.
London Plan 2021
Policy G4 Open space
B.
Development proposals should:
1.
Not result in the loss of protected open space
Policy S4: Play and
informal recreation
B. Development proposals
should:
1. Increase opportunities
for play and informal recreation and enable children and young people to be
independently mobile
5. Not result in the net
loss of play provision, unless it can be demonstrated that there is no ongoing
or future demand.
Policy S5 Sports and
recreation facilities
C.
Existing sports and recreational land (including playing fields) and facilities
for sports and recreation should be retained unless:
1.
An assessment has been undertaken which clearly shows the sports and
recreational land or facilities to be surplus to requirements…
2.
The loss resulting from the proposed development would be replaced by equivalent
or better provision in terms of quantity and quality in a suitable location; or
3.
The development is for alternative sports and recreational provision, the
benefits of which clearly outweigh the loss of the current or former use.
Concluding remarks
It is my view that this
application offers very little benefit to residents and in fact risks damaging
the community, whereas the existing use of the plot as the Market Square/Samovar
Space has visible and proven benefits.
Permission should not be
granted without wider consultation of residents. I support my constituents’ calls for the
application to be heard at the Planning Committee with public speaking rights
for local residents, and for a public explanation of how the developer has met
the conditions to benefit from £12.1 million of public funds in submitting this
application.
Nor should permission be
granted prior to the publication of independent reviews on matters including
wind, daylight, trees and construction impact as well as assessments from the
Metropolitan Police, Wembley Stadium/the FA, the Safety Advisory Group, and any
other relevant authorities.
I would be grateful if you
could please register my objection and ultimately reject this application.
Yours faithfully,
Barry Gardiner
Member of Parliament for
Brent West