Brent Council's Cabinet will decide on Monday to go out to consultation on far-reaching plans for the Neasden Stations Growth Area (NSGA) Draft Masterplan.
The Masterpan envisages the long-term transformation of the often derided (particularly by Private Eye LINK) area with co-location (housing and industrial/commercial) development on 5 sites including that of the College of North West London on Dudden Hill. There will be a total of 2,338 new homes plus commercial and light industrial spaces.
"This Masterplan Supplementary Planning Document (SPD) seeks to unlock the massive potential that the Neasden Stations Growth Area (NSGA) has to offer, and define a new place for the post-pandemic world that balances local choices within the wider metropolitan context. The delivery of new workspace, improved accessibility to the wider area, an interconnected network of green open spaces, enhanced public realm and a permeable movement network will create an inclusive neighbourhood that can support at least 2,000 new homes, and also serve as a distinctive gateway to Neasden. This Masterplan SPD sets out the overarching vision for NSGA, and the underpinning urban design framework, to help ensure that the transformation of the existing poor quality environment brings forward physical, social and economic regeneration for all the community."
At times the Masterplan is almost Utopian in its vision:
"A diverse Neasden will be a place that is used and enjoyed by all people, irrespective of gender, age, ethnicity, physical ability, sexual orientation or social background. The natural and built environment will be fairer and more inclusive, reflecting best practice through design to ensure the area is welcoming, responsive, intuitive, flexible, varied and convenient.
With around 25% of the local population aged under 18, Neasden will represent the needs of children and young people, and reflect London’s status as an increasingly youthful city. Children and young people will be able to access social and physical infrastructure and move around the area safely, independently, and without adult supervision, benefitting their physical, social and mental development and health.
Development at Neasden will be child-friendly, maximising opportunities for safe play and outdoor activities. Open spaces will support formal and informal play, exercise and rest, and be accessible to all with no segregation. Open spaces will be well-overlooked by homes and other active uses to ensure they are welcoming and benefit from natural surveillance, overcoming crime and the fear of crime.
With around 55% of the local population identifying as belonging to Black, Asian or minority ethnic groups, Neasden will represent both the needs and cultures of all people. Protected groups will be considered from the outset and given a greater participatory role in shaping how the area evolves through meaningful stakeholder engagement.
Development at Neasden will support different modes of living, catering for multi-generational households, young families, and over 60s, alongside a range of different domestic cultures. Buildings and landscapes will be as much for local people as for new residents, allowing the establishment of a mixed and balanced community that reflects the diversity of the area."
The summary for the preferred option is rather more down to earth:
Option 3 proposes vertical stacking of residential uses on podium floors with industrial below and some commercial/retail fronting Neasden Lane is proposed on Site 1 (LSIS) and Site 2 (LSIS). On site 3 (CNWL), proposes predominantly residential development with some commercial/ retail/community uses and retention of the existing housing estate adjacent. On Site 4 (LSIS), vertical co-location of residential uses with industrial uses is proposed. On Site 5, predominantly residential use with some light industrial use is proposed. Site 6 is proposed to be retained as existing and is deemed unviable for development.
The Masterplan is long-term. In Option 3 the estate next to the College of North West London (Severn Way and Selbie Avenue) is not down for redevelopment but it is within the development area and could come forward at a later stage. It does look rather vulnerable in the illustration between the two masses of tower blocks. A further possibility is a new station in the area on the potential West London Orbital line.
The existing green space beside the college at the foot of Dudden Hill/Denzil Road appears unlikely to be retained but instead space will be integrated into the new housing.
Details for each site:
The 5 Sites
It is a huge document and the Cabinet is unlikely to discuss it in any great detail. I have uploaded it on One Drive for readers who wish to read further. Click on the bottom right square for full size version.