Planning Committee on Wednesday will consider an application to redevelop a building on London Road, close to the High Road, presently consistingof 8 one storey shops and a workshop at the rear, into a double frontage part 6 storey, part 7 storey block of mid-rise flats. LINK
London Road proposed
Street view of the 6/7 storey double block
Aerial view showing proximity to Central Apartments
Residents of the Central Apartments on Wembley Central Square have been most vocal in their opposition:
I am an owner occupier of at Central Apartment which was build as a part of regeneration programme and currently has 117 families occupying this development since 2010. I am submitting this Objection on behalf of the Wembley Central Resident Association (CARTA) which has more than 90 families as paid members. Our association is recognised by the landlord and our local representatives. I am a Chairman of this association and in that capacity on behalf of our members, I strongly object to this development for following reasons.
1. Our track record of corporation and supporting local regeneration -
We have not objected to any other developments in the close proximity of development in last 12 years and always supported Brent in its regeneration agenda. This proposed development directly impacts our quality of life and investment and hence we strongly object it.
2. Devaluation of 50 plus apartments facing windows and balconies to London Road.
As illustrated in the separate photographic evidence, this development will block the view of the windows and balconies facing London Road and significantly devalue the properties to the significant drop in appeal of these flats upto 40% from the current market price.
3. Loss of sunlight and its impact on living costs.
This development is too close to us literally in the face of the balconies and windows of 50 plus flats facing London Road , which receive its sunlight only in the morning from NE side (facing London Road) till noon. All the windows of our flats are facing this side only and there is no other way to get the sunlight. The close proximity of the proposed construction of seven storey building will create a complete wall in front of us blocking any natural sunlight at any time of the day and in fact we will come under shadow of it.
As illustrated in the photos send separately it is going to create complete darkness in 50 plus flats and directly forcing residents to use more electricity and heating to keep the flats warm and maintain sufficient visibility in the flats even during day.
3. Insufficient Ventilation -
Due to the layout of the property and building design, we have limited options to achieve natural cross ventilation and completely depend on the fresh breeze from NE. This development will completely block it and the current MEP systems in the flats are not designed to operate without any natural ventilation. As a result this will create unhygienic , unhealthy living conditions to all the residents which could lead to long term health issues.
Also its impacts on the maintenance costs of properties, It is important to note that one person produces 4 pints of moisture per day, through cooking, cleaning, bathing and breathing. Therefore 5 people will produce 84 pints of moisture per week. with inadequate ventilation moisture produced will condense to cold surfaces, and eventually turn to mould which could also lead to additional wear and tear/ maintenance costs of the property.
4.Loss of views and loss of privacy - All 50 plus flat owners have bought their flats with an extra premium for the views for Wembley Stadium Arc and overall landscape . The proposed development will completely block it and lead to becoming unattractive to occupy due to significant change in the surrounding. The new development's close proximity to our windows and balcony would result us in losing our privacy of occupation.
This is a significant risk to our investment and with this objection , we are hoping this development proposal would immediately stopped to progress any further. In the event this proposal is progressed further without any further consultation / clarity on how the affected leaseholders concerns would be addressed commercially and technically , we reserve the right to explore legal options.
Given recent controversies over the dearth of affordable housing in new developments readers will note that Brent Planning Officers accept the viability assessment for the development that no affordable housing can be provided. A late review of viability will consider whether a contribution could be made towards affordable housing elsewhere.
A recent think tank report suggested that developments of this height were better for family homes and social cohesion than high-rise towers.
Provision includes 41 flats and a much smaller commercial area,
Officers examine issues regarding daylight acess in both the new block and neighbouring blocks. On the later (presumably including Central Apartments) they conclude:
The properties that are mainly affected currently afford outlook over the low scale existing buildings on site resulting in higher levels of daylight than what could be expected for a typical urban context. The overall benefits of the development including the delivery of new commercial floorspace and residential homes (including a policy compliant level of family sized homes) would outweigh the limited harm identified above.
Overall Planning Officers recommend that the Planning Committee approve the application:
The proposal would include the redevelopment of the site to provide a mixed use building of up to 7 storeys high, with a commercial Class E unit and 41 residential units. It would optimise the capacity of the site within a highly sustainable location within the Borough and make a contribution towards housing supply within the Borough, including the delivery of family sized homes. Whilst the scheme does not achieve 0.4 urban greening factor score, following the above discussion, officers consider that taking the development plan as a whole, the proposal is considered to accord with the development plan, and having regard to all material planning considerations, should be approved subject to conditions.
6 comments:
What about the loss of natural light and loss of open views that their own tower block brought to the area??? Nimbyism!
It will be granted, as Planning Committee will have already have had a convo with our beloved Leader and his side kick Towerblock Tatler. Irrespective of how many objections they receive. It is their M O.
I have got used to Brent's Planning Officers using the argument that because you live in an urban area you should expect to lose some of the daylight you enjoy through the windows of your home.
But there are planning laws and policies in place which are meant to protect residents from excessive loss of daylight and sunlight, for very good reasons of people's health.
To routinely state, in reports to Planning Committee, that such loss of daylight is "acceptable", because it only breaches the rules by a relatively small amount, or that larger breaches only affect a minority of the homes losing some daylight because of the proposed new building, is bad planning.
That, and the lack of affordable housing, would be good reasons to ignore the Planning Officers' recommendation, and reject the application. Will they?
As said many times before the planning officers and other Council officers don't live here in Brent so they don't care.
You may wish to read the BRE Daylight and Sunlight GUIDANCE which clearly states it should not be prescribed rigidly in high density urban areas. Crucially it is also only guidance and therefore does not carry statutory weight.
Dear Anon. 1 May 2024 at 10:12
How very very true "It will be granted, as Planning Committee will have already have had a convo with our beloved Leader and his side kick Towerblock Tatler. Irrespective of how many objections they receive. It is their M O."
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