Plans for a new development in Brentfield Road have been lodged with Brent Planning. It is a small Brent development by tower blocks standards and aimed at single people, but it has revolutionary potential as Brent families and indivuals continue to be locked out of new housing in the borough. Can the approach be expanded to include family housing?
The plans are submitted by Brent Community Land Trust, dedicated band of volunteers who have a different approach to development compared with the usual developers. Home grown, based in the borough, committed to community participation, and wanting to address the housing needs of local people.
Extract from the Design and Access Statement for Planning Reference 26/0315
Brent Community Land Trust
Brent CLT is an independent, not for profit organisation, led by volunteers who live, work or have a connection to Brent. It was established to create genuinely affordable housing with and for the Brent community. Brent CLT was established in 2020 in response to the lack of local affordable housing identified in the Harlesden Neighbourhood Plan, which included a commitment to explore community-led housing locally. Brent CLT identified a first development site in collaboration with Brent Council and has developed a functional brief through a series of capacity studies and community workshops.
The Brentfield Road Scheme creates a distinct and much needed opportunity for local people by developing a community led response to increase housing supply with a scheme that is designed specifically for single adults on low incomes. This includes individuals who may be; currently living in temporary accommodation such as local hostels but ready to live independently; those on the council waiting list; or living in overcrowded accommodation with their parent(s) or guardians; and those who cannot access private renteaccommodation, whether due to affordability, lack of tenancy history, or inability to provide a deposit, rent in advance and/or agent’s fees. The design and density of the proposed development allows the scheme to keep rents and service charges below the relevant Local Housing Allowance and more akin to London Affordable Rent, as defined by the GLA.
The site is particularly suited to this client group as prior to offering the site to Brent CLT, the council commissioned a feasibility which showed that the site is not suitable for family sized units.
Funding
London Borough of Brent has resolved to make the land available to Brent CLT at nil or notional cost subject to conditions being met. The scheme will be in receipt of GLA funding for at least 50% with the remaining funded through borrowing.
The Brief
The key elements of the brief are as follows;
• The target market for the development is single people who may find it difficult to access self-contained accommodation due to cost or availability. Therefore the brief is for a development with 1Bedroom1Person units sized at 37sqm.
• A communal space is to be provided. This will provide shared amenity for residents. Use will be decided through engagement with the local community and potential residents.
• The development will be car-free.
• The ambition is to build quality, beautiful homes and thriving communities that will leave a lasting legacy in Brent.
In addition: The proposals provide a 100% affordable scheme, exceeding the targets set out within the Brent Local Plan and London Plan (2021). Furthermore, the proposals are to be set at 100% social rent levels, exceeding the tenure mix targets in respect of social rented accommodation set out within the London Plan (2021) and the Brent Local Plan (2022).
Given the size of the site Biodiversity Net Gain will have to be provided off-site but an effort has been made for some small greens paces witin the develpment. Similarly amenity space is limited:
Ground floor green space
The walkway on upper floors are provided with benches to encourage social interaction
A communal space is provided and its exact use left to consultation with the tenants
As with all developments there are issues to be resolved including loss of light to nearby homes but as the first attempt by volunteers in the Brent CLT it is impressive, particularly in their attempts to gain participation by local people at a very early stage in the planning.
So far there is only one comment on the Brent Planning Portal:
I am writing in support of this application and wish to highlight the significant role the proposed development will play in addressing homelessness and housing insecurity in Brent.
Brent continues to experience extremely high levels of housing need, with many households living in temporary accommodation or facing the risk of homelessness. One of the core aims of this scheme is to provide 19 high-quality, secure, and genuinely affordable homes that will offer long-term stability for residents who are currently unable to access suitable housing.
Community Land Trust (CLT) homes are permanently affordable by design, as they are held in community stewardship and linked to local incomes rather than market values. This ensures that these homes remain accessible to those who need them most-both now and for future generations. By delivering housing at social-rent-equivalent levels (or other sub-market tenure depending on agreement), the development helps prevent homelessness by giving residents a stable, long-term and affordable home within their own community.
In addition, the inclusion of communal spaces and shared gardens will help create a supportive environment, enabling residents-particularly those who may previously have experienced housing instability-to build community connections, improve wellbeing, and maintain stable tenancies.
This scheme directly supports Brent's wider strategic objectives around homelessness prevention, affordable housing delivery, and community-led regeneration. It transforms underused garage land into much-needed homes that will be owned and managed for the benefit of local people.
For these reasons, I strongly support this application and believe it represents an important, socially-responsible step in addressing homelessness and housing need in the borough.
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