'Flood? What flood? Never heard anything about it,' say Wembley Point developer's agents as Tokyngton Wembley Point towers approved

 

 

Sometimes there is a jaw-dropping moment at Brent Planning Committee. Often it is the sheer audacity of planning officers' justification of developer's failure to meeting the demands of planning guidance. 

Yesterday it was the confession of the Wembley Point developer's agent team that they knew nothing about the August floods at the Argenta House/Tokyngton Avenue site adjacent to the area on which they wish to build. 

 

 

 Heavy pumping equipment at the site

 

They seemed pretty nonchalant about their ignorance but this leads to a second thought. Why did Brent planning officers not inform them about the incident which led to TV and newspaper headlines, with one person having to be rescued from their van and families evacuated.  Muhammed Butt, leader of Brent Council, had even visited the site to reassure residents and tweeted about it. LINK

 

 

Even more troubling, the matter was smoothly passed over and the Committee went on to approve the application, with even the most sceptical coucncillor, Tory Cllr Jayanti Patel (substituting for Cllr Maurice), voting for approval.

This is the modelling of the water flow in the event of a flood - it goes into the Wembley Brook which residents of Tokyngton Avenue should be alert to.

 

"In the event of a flood, floodwater from the River Brent which surfaces on the Site flows around the north and south of the existing Wembley Point building, discharging into Wembley Brook, which is within the demise of Argentina House(sic)"  [Design and Access Statement]

Cllr Dixon abstained on the basis that there was insufficient affordable housing in the scheme (24.8%) against a target of 35% if the Local Plan target of 50% could not be met. She was also concerned about the discrepancy between two independent viability ssessments that led to the reduction in affordable housing. She wanted developers to be more ambitious, even if that meant adding a few storeys to the proposals, and for officesr to be more demanding.

Despite many objections on the planning portal and 29 properties being affected by restricted access to light and overlooking, there  was no speaker against the 550 unit (only 116 'affordable') homes. This is in marked contrast to the number of public representations at the Mumbai Junction application at the last meeting.

 

 From the Design and Access Statement

 

Although Stonebridge Boxing Club was named as the occupant of the proposed community building in the Design and Access statement, the developer's agent hastily clarified on questioning that it could be another community organisation.

 

The application now goes to the GLA where you can register to be kept informed of progress. LINK

 

Stonebridge Park tower blocks at Brent Planning tomorrow as flood issues highlighted by current events

 The proposed developments at the corner of Harrow Road/North Circular (Wembley side)

 

Videos of the weekend floods included one of partially submerged uncompleted new homes on a flood site. As readers know there was flooding at Stonebridge Park and Tokyngton Avenue earlier this year when the Wembley Brook was blocked by preparation work on the new Argenta House site. This week an application goes to Planning Committee for two more tower blocks to sit alongside Argenta 26 storeys and Wem Tower (aka Wembley Point, The Wem)  21 storeys. These will be 32 storeys and 20 storeys on a relative small site where the Wembley Brook joins the River Brent, close to the North Circular Road.

The application will be considreed by Brent Planning Committee tomorrow. Watch live from 6pm HERE,

 

 

The Flood Risk Assessment for the site includes illustrations that indicate the level of possible flooding from fluvial (rivers) and surface water.

As the amount of flooding and extreme weather events is accelerating faster than expected it is possible that at some point in the future all these buildings will be surrounded by water for a time.  The buidlings will be designed to be 'floodable' and plans will have to be put in place for evacuation of residents and workers (my highlighting):

 

Flood warning/evacuation plan

 

207. The EA have advised that ideally, applicants should demonstrate a new development

has a safe, dry access/egress route during a 1% annual probability flood event, including an

allowance for climate change, or else a route with a 'very low' hazard rating in accordance with FD2320: Flood Risk Assessment Guidance for New Development. In situations where it's not possible to ensure dry access/egress routes, consideration may be given if it can be demonstrated that proposed 'wet' routes still remain safe for site users.

 

208. The development at Wembley Point does not have a means of dry access/egress during the design flood event. The applicant has submitted a Flood Warning and Evacuation Plan (Pell Frischmann, Ref. 102139-PF-ZZ-ZZ-RP-D-0003, dated 24/04/2023). This highlights that as noted in the SFRA Level 2, under the 1% (1 in 100) AEP plus 35% climate the whole site is submerged. The latest modelling shows that during a 1% AEP flood event plus climate change the depth of flooding across the site is circa 600 mm and the expected velocity is circa 0.98 m/s. The deep, fast flowing water means the post development flood hazard rating for the site is shown to be predominantly "Danger to Most". This means that safe access/egress route cannot be guaranteed during a flood event.

 

209. The Flood Warning and Evacuation Plan has set out that when it is possible to evacuate the site, the evacuation procedure would be signalised via an alarm system for the shared and public areas, and the Flood Warnings Direct service for those in individual properties. The preferred evacuation procedure all residents, workers and visitors would be to leave the site and seek refuge outside on higher ground. The evacuation route would be to exit the site via the north-western access on Point Place and then head north-eastly towards Harrow Road. Higher ground to the north can then be accessed via Harrow Road.

 

210. If the site cannot be fully evacuated or in the case of sudden inundation associated with catastrophic failure of the Brent Reservoir, refuge should be provided on site, The site comprises of multi-story floor levels, where the upper floor levels of the building will count as primary areas of refuge. Following this, they should then wait for the flood waters to recede or until emergency services direct otherwise. The development deploys a water entry strategy, allowing water to enter the majority of the ground floor of the proposed buildings, therefore safe refuge must be sought on the upper floors.

 

211. The proposed evacuation route from the ground floor, through internal stairwells, to the first floor.  Following the instruction to evacuate, there are various locations of refuge that all residents, workers and pedestrians could use in the event of a flood. The site comprises of multi-story floor levels, where the upper floor levels of the building will count as primary areas of refuge, these can be accessed through the internal stairwell. If people are seeking refuge in the upper floors, they should wait for the flood waters to recede or until emergency services direct otherwise.

It does make you wonder about the wisdom of building here at all despite assurances that measures will be put in place. Perhaps the development should be renamed 'Stonebridge-on-Brent'.

Aside from all this the developer has returned with a lower amount of 'affordable' housing than in the initial application. The percentage now with the previous application in brackets:

Of the 515 units:

Private 77.5% (65.8%)

London Shared Ownership 8.3%  (11.1%)

London Affordable Rent 14.2% (23.1%)

Officers support the developer's viability assessment provided for the change.

There are many objections to the scheme on the Brent Planning Portal. many of them coming from occupants of the Wem Tower who claim that they have no prior warning of the massive development that will take place on their doorstep - although it has to be noted that there is one occupant who has submitted a long statement in support of the scheme.

Other objections come from the nearby two storey housing that will by overshadowed to the north of the development in Derek Avenue and Tokyngton Avenue.   

The application includes landscaping and minor play provision on the site opening up the site to the public.

The report considers concerns that the new development will spoil the views of the Brent Railway Stonebridge Viaduct:

The [Heritage] assessment notes that the development will be visible in the background when viewing [The Brent Railway Viaduct], but also noting that the existing Wembley Point building is also within that view. The heritage assessment sets out that while there would be some visual intrusion into the extended setting of the viaduct, that this is considered to cause a low, minor level of harm which would be "less than substantial" to the setting and significance of this heritage asset. Officers agree that the degree of change and harm would be limited, and consider that this would be "less than substantial". It is considered that this harm is significantly outweighed by the benefits of the scheme which include the provision of homes (including Affordable Homes), new publicly accessible space and routes and significant improvements to the local streetscape and environment

One interesting aspect of the proposal is the provision of a 3 storey building to be occupied by Stonebridge Boxing Club, who have popped up in several planning applications.

 

 

 

The application is deficient in several respects as planning officers acknowledge in making their recommendation to councillors that it should nonetheless be approved. The familiar mantra that the 'benefits outweigh the harm' is used again:

The proposal is considered to accord with the development plan when read as a whole. There are some divergences from policy (such as the amount of external amenity and play space), and some impacts that go beyond guidance levels (such as the light received by some properties) and the proposal will result in "less than substantial" harm to one designated heritage asset. However, the benefits of the scheme are considered to significantly outweigh the harm. It is recommended that the planning committee resolve to grant permission subject to the stage 2 referral to the Mayor of London, the completion of a legal agreement as set out above and subject to the conditions listed.

Wembley Matters had warned about potential threat from Tokyngton developments after July 4th floods

 

The current and proposed buildings for the area between the Bakerloo line and Harrow Road at Stonebridge Park station. Upper photo is Stonebridge Place and the lower the new Argenta House which replaces the two storey building opposite Stonebridge Park station (white roof on the Stonebridge Place image). Wembley Brook joins the River Brent here.

 

The floods at Tokyngton Avenue on July 4th were not publicised on other media but Wembley Matters reported LINK:

[Developments] will involve concrete aprons close to the brook area and contrasts starkly with the River Brent to the east on the other side of the River Brent where a flood plain has been retained as open space in Monks Park and St Raphaels Estate.

I am afraid Tokyngton residents may not have seen the last of the flooding.

A Brent Council spoksperson said they were not called to the incident but will be seeking to understand the causes. Meanwhile Chris Whyte of the Environment Department said,  'If there are specific and unusual causal factors, then we would be happy to look into these.'  Chris.Whyte@brent.gov.uk

 

EXTRACT FROM DRAFT LOCAL PLAN

 

Wembley Brook and River Brent are potential sources of flooding and the majority of the site is within Flood Zone 3. Part of the site is within including extensive flood zone 3b (functional floodplain). Development, other than water compatible uses, will not be acceptable within functional floodplain. Any flood modelling from applicants which seeks to justify a revision to the functional floodplain boundary will need to be agreed by the Environment Agency.

 

Questions are now being asked about the alleged rerouting of the Wembley Brook  by the developers of Argenta House and whether this had permission.

 

On April 23rd 2022 Wembley Matters asked, 'How many people know about the big (very tall) changes ahead for this corner of Tokyngton ward?'  LINK  

The early proposals for Argenta House were covered on August 14th 2019: 'Let's build a 24* storey housing block on a flood plain close to Brent's most polluted road...' LINK

 

 

How many people know about the big (very tall) changes ahead for this corner of Tokyngton ward? WEM Tower residents in revolt

 

Wembley Point redeveloped into small apartments

Let's face it, you can't really miss Wembley Point on the North Circular Road - in fact it is right in your face. For years disused and under-used it has been converted into c400 small housing units.

It was sold to the Canda Israel Group for £43 in 2018 on behalf of off-shore clients of Bravo Investment Homes. Crucially the sale included overage, a payment to be made to the original land owner in the event that a valuable planning permission is granted. The payment will usually be a percentage of the difference between the market value of the land with the benefit of planning permission and without it.

Canada Israel, controlled by Barak Rosen and Assaf Tuchmeir (their private company, not to be confused with public company Israel Canada) has done its first deal in the UK. The company has purchased an office tower in the north-west London suburb of Wembley which it intends to convert to a residential tower at a total investment of £100 million. Canada Israel is paying £45 million for the property, and plans to build under an existing permit ("Permitted Development Rights") 440 small apartments (averaging 40 square meters) for an additional £55 million. Canada Israel plans to sell the apartments - studio and two-room apartments, for which there is high demand - for an average of about £300,000, and expects total sales proceeds of £130-150 million.

The existing office tower, with 20,000 square meters of built space, was bought as part of a 2.5 acre site for which Canada Israel plans to obtain residential planning rights to build 30,000 square meters. The property is adjacent to the Stonebridge Park Underground station, about twenty minutes journey time from central London, and is within walking distance of Wembley Stadium. LINK

Crucially the sale included overage, a payment to be made to the original land owner in the event that an additional  valuable planning permission is granted. for the site. The payment will usually be a percentage of the difference between the market value of the land with the benefit of planning permission and without it.

That additional planning permission is now being sought from Brent Council and would result in this transformation of the site: 

Impression of 'Stonebridge Place'

You will note that Wembley Point itself would be over-shadowed by an even taller block (32 storeys). The River Brent flows in front of it (now largely covered by a concrete platform) and the greenery to the left of the picture is the Wembley Brook which joins the River Brent somewhere beneath the concrete. The surburban housing and shops on the Harrow Road near the junction with the North Circular would also be over-shadowed.

Europe Real Estate LINK reported in March:

Canada Israel and Avanton have submitted a planning application to the London Borough of Brent for the regeneration of the 2.5-acre (1.26 hectare) Wembley Point site on Harrow Road to create a residential-led development known as Stonebridge Place with a GDV value of up to €297.6m (£250m) providing 515 new homes of mixed tenure, 1,200ft² of commercial space, new boxing gym with public café, landscaped gardens, pedestrian boulevards and new water features.

The Stonebridge Place proposals will deliver significant public realm improvements including a civic square, green pedestrian boulevard, children’s play spaces and resident’s gardens at ground and podium levels. The proposed new homes will be an addition to the already completed WEM Tower London, with its 439 new homes and fantastic amenities. Of the 515 new homes, 341 will be for market sale, with 35% allocated for affordable housing comprised of 57 shared ownership and 117 affordable rent homes.

Located to the south of Wembley Park and National Stadium, adjacent to Stonebridge Park Station (Bakerloo Underground Line), the new Stonebridge Place project will provide three striking new buildings. The first building is a 32 storey focal triangular tower with glass and green terracotta façade providing 266 one, two and three-bedroom market sale apartments over a new double-height residential lobby, complete with flexible commercial space.

The second stepped building, rising from 10 to 20 storeys, will have a glass and beige brick façade with balconies providing 249 mixed-tenure homes and flexible commercial space, with a large podium garden at the first-floor level. The partners will be building Stonebridge Boxing Club, an important local sports-led charity, a new facility. This will be located in the third new building on site which will be three storeys high providing a new boxing gym and public café with glass and bronzed-black terracotta façade.

The project’s significant public realm improvements include a new civic square, for food markets, a new Wembley outdoor Film Festival and Art & Antiques Market. Running through the site will be Stonebridge Place, a new green pedestrianised route linking the various buildings and landscaped areas.

Gil Selzer, Managing Director of Canada Israel UK said: “This proposed residential-led development at Wembley Point is a major urban regeneration project that will create a new destination for South Wembley. Stonebridge Place marks the next step in Canada Israel’s international expansion plans and building a strong real estate presence in the London property market.”

Omer Weinberger, CEO of Avanton commented: “Avanton are delighted to be partnering with international property company Canada Israel on this major urban regeneration scheme in Wembley which will provide market sale, BTR (Build to Rent) and social housing provision.”

Current residents of Wembley Point  (now marketed as WEM Tower) are not happy - in fact they feel misled and cheated by Canada Israel:

These are extracts from a typical comment on the Brent Planning website:

I am a new resident/tenant in the WEM Tower building and I am one of the many first ever tenants to reside in the WEM Tower building.
 

The owners and management of the premises did not and still do not disclose to potential new tenants/residents in the WEM Tower building about the proposed planning works that have been applied for permission to the Brent council during the viewings or at any point in time throughout the process of signing a contract or rental tenancy agreement with them!

This information is purposefully kept discreet and un-disclosed to all of new tenants/residents in the WEM Tower building! This is a very intentional act and behaviour of the management company and the owners and landlords of the flats in the WEM Tower building.

The entire grounds surrounding the outdoor premises of the WEM Tower building being the car park area will be subject to construction/maintenance/building work on the premises surrounding the WEM Tower building in which our flats are located/situated where we have been locked into 6-18 months rental tenancy agreement contacts!

If the planning for this project is authorised for a go ahead .. it will be extremely hazardous and injurious to our health and safety as residents residing in the WEM Tower building because we will all be surrounded by the on going construction all around the WEM Tower building premises! This is clearly unhealthy for us residents!

It is completely unfair for the management/landlords to expect us to live on a construction site! Either they decide to terminate our rental tenancy agreements of permission is granted to them for this project! Because the management/owners/landlords of the flats in WEM Tower building have not and did not disclose this information about the further construction on the premises, it was information that was kept discreet, un-disclosed concealed and withheld from us new tenants/residents currently residing within the flats in the WEM Tower building!

Please Brent Council, I am writing this appeal/objection on behalf of all several other current new residents/tenants in this building who are unhappy and dissatisfied for this project to go ahead or be given permission to go ahead!

We would like to suggest that if permission is given for this project than construction can only begin if all of us residents are evacuated from this WEM Tower building and released from our long term rental tenancy agreements! As our health and safety is at risk of construction is deemed to occur in the foreseeable future and if permission is given for this project.

Please Brent Council take this objection and appeal in serious consideration from all of us current new tenants/residents.

There are three pages of comments, mainly from WEM Tower residents and just one supporting the planning application:

I do not object to the proposal to continue to develop the Wembley Point site. The developer's plans to fully develop the land have been clear since they purchased the land. I trust that my rights as a tenant will not be infringed upon. To date, I have received prompt and helpful replies to all my emails to the Property Managers at Home-Made (who are responsible for WEM Tower), and I have no reason to believe at this time that Home-Made and/or Canada-Israel will act in a manner which is inappropriate to tenants. If the nature of this relationship changes, I have the right to complain to Home-Made and Canada-Israel as appropriate and/or report any unlawful or unethical practices to the Property Ombudsman or other relevant regulatory body. However, I have no reason at this time to expect to complain either to Home-Made and/or Canada-Israel, nor to the Property Ombudsman or relevant regulatory body.


My understanding of the proposal is such that I believe that no significant alteration will be made to the fabric of the building in which I live, that building being WEM Tower. My understanding is that the only building works which will happen at WEM Tower itself are those which are necessary for maintenance purposes (e.g. such works as would be expected by a landlord so as to fulfil their duties to tenant(s)). Therefore, I do not believe that the development of the disused car park will affect my safety or compromise my right to quiet enjoyment of the property I rent. Construction work is subject to time restrictions so as to avoid excessive discomfort to those nearby, and acoustic insulation boards can be used to minimise noise during the works. I reserve the right to complain to Home-Made (the Property Manager) and/or Canada-Israel (the Landlord) if my quiet enjoyment of the property or any other contractual or legal right is compromised for whatever reason and I am further empowered to complain to the Property Ombudsman or other relevant regulatory body if my initial complaint is handled inappropriately.


As far as I am aware, tenants have not been advised that the carpark which is currently present at the site is available for long-term use. Neither the WEM Tower website nor the WEM Tower resident app advertise parking. Indeed, the resident app stipulates that cars cannot park on the site other than for checking-in purposes and for deliveries. In my experience, both the Developer and Property Manager have been fair and flexible regarding the use of the car park, as I was allowed to park for free whilst I sold my car. Cars are inappropriate for London; I have replaced my car with a small electric moped, and I also own a bicycle, and it is my understanding that these greener modes of transportation are unaffected by the absence of car parking. I firmly believe that the Wembley Point development should be car-free, with the exemption of blue badge holders. I am a car enthusiast, but I am sentient to the negative environmental impact of car use in London and beyond and the issue of congestion, which cannot be resolved through the acquisition of an electric car (as cars are larger vehicles). It is my opinion that residents at this development should be encouraged to use (preferably electric) mopeds/motorcycles, as well as bicycles, when they are not using public transport. This would further reduce the potentially negative impact of increased population to other residents in the area and would encourage residents to make environmentally-conscious decisions. Those who need cars should hire them occasionally, and I understand that Zipcar will soon be available direct from this development. This meets my needs perfectly, and likely the needs of most or all other residents. There are a small number of cars currently parked at the development, but I have only seen one of these move and that was only on one single occasion. I am not omniscient, but my perspective is that current residents do not desperately need access to personal cars.


I believe the development of this land will have a positive impact on the area. Firstly, the property I rent at present is very well-presented; it is nicely equipped and thoughtfully designed. I have lived in both social and private rental properties my entire life, and my flat at WEM Tower is definitively the nicest, most well-equipped property I have ever occupied. The property is furnished to a higher standard than I have come to expect from a private landlord, and certainly to higher standard than any property I have ever rented or viewed, not only in London but nationwide. It is a shame that the approach taken by this developer is not used more widely, particularly by Local Authorities which ought to work more effectively to tackle the nationwide housing crisis, and should build genuinely comfortable homes for all. I grew up on a council estate, and I only wish that it had been half as nice as WEM Tower, as our standard of living would have been so much higher than it was. If WEM Tower is anything to go by, I firmly believe that the developer should be encouraged to improve run-down, disused, or poorly-developed land in Brent and beyond. They are succeeding here at Wembley Point, and I am in favour of good quality housing for all. Perhaps Brent Council could buy a few properties from the developer when they are completed?

The Wembley Towers development proposal will create jobs in the construction and hospitality sectors, both of which were hit hard by the pandemic. The staff working at WEM Tower, from the cleaners to the concierge, baristas to security guards, are fantastic. It is great to see jobs being created in Brent, and staff seem likely to be able to move onto other roles in their sector should they wish, as they are all excellent at what they do. The development, when complete, will also improve the lives of residents in the Wembley Towers; residents will be able to use both Brent River Park and the landscaped gardens at Wembley Towers, plus the health and well-being facilities which are intended.

I do not believe that the development of the carpark will infringe on my contractual and legal rights as a tenant of WEM Tower, and I understand what actions are necessary on my part should any of my rights be infringed upon for whatever reason. I plan to remain a long-term tenant of the development subject to my needs and I am enthused by the prospect of increased choice to properties on the development, and may indeed wish to migrate to another tower should it better suit my needs. I believe, based on the fairness and transparency exhibited to date, that the Landlord would consider a rent cap (that is, no increase to rent beyond the existing contractual period for the duration of another contract) should this prove appropriate and/or relevant to tenants who live onsite during the building works.

It is nice to see developers creating jobs without building on Green Belt land.

As I talk to people in Wembley it is remarkable how many do not know about planned developments - until work starts... I wonder if the WEM Tower and Monks Park residents know about the other pending tower in their corner of Tokyngton ward.

 Argenta House (opposite Stonebridge Park Station next to current bus stop)

This is a 24 storey tower that will replace the 2 storey Argenta House. The Wembley Brook runs close to the current building. The plans were approved by a much substituted Planning Committee back in October 2019. It was reduced from 28 storeys to 24. LINK

You can see Wembley Point behind the current building in this photograph but will need to imagine the 32 storey and the stepped 20 storey  buildings either side of WEM Tower as well as the impact of the 24 storey Argenta House on the light of all three. The artist's impression of a stand-alone Argenta House is more than a little misleading.

 

Argenta House on Argenta Way, opposite Stonebridge Park Station where the new block will be built. Wembley Point in the background.

© Copyright Jaggery  Creative Commons Licence

This is not all of course. On the opposite side of the road we have the Unisys buildings which along with the Bridge Park Centre and some smaller sites is the site of a controversial major development by Brent Council with General Mediterranean Holding. Details have been held up by protected legal action as the community tried to secure its ownership of Bridge Park (use this blog's search facility for details).

 

The Unisys buildings

The  intial plans were for 800 residential units of a site said to be worth c£500m and GMH said one of the Unisys blocks could be refurbished as a hotel. In the light of the Stonebridge Place development and Brent's policy in favour of tall buildings and 'intensification corridors' this is likely to be revised by the developer.

Indeed a note on the Local Plan Tall Buildings Policy  (June 2021) goes further and includes Conduit Way on the opposite side of the road to the Unisys site LINK:

For Stonebridge Park an additional area adjacent to the site allocation BSSA7 Bridge Park and Unisys Building has been identified. This incorporates the Conduit Way estate. This extension is justified on the basis that the existing estate is of low density, lower quality homes which has the potential to be intensified to a higher density reflective of its higher public transport accessibility. This is particularly so along and in the areas adjacent to the Brentfield frontage. This will complement the taller buildings proposed on the Unisys and Bridge Park site and reinforce the gateway role from the North Circular of those entering the borough from further afield.

 

 

24 storey tower at Stonebridge Park station given the go ahead

Still catching up after my break I thought readers would want to know the fate of the application for a 24 storey block to replace the modest 2 storey Argenta House building at Stonebridge station LINK

The plans were passed by a Planning Committee which had an unusual number of substitutions. There was one presentation against the plans by a local resident concerned about residential tower blocks post-Grenfell and in particular evacuation  plans for people with a disability as well as the fact that the station lacked disabled access. There was also concern about the capacity of Stonebridge Station to cope with extra traffic from the Argenta House block along with the nearby Northfields development,

Planning officers made much of the landmark nature of the proposed block and the relationship with the existing high rise Wembley Point and the even higher block planned for Northfields.

 

Proposed 24 storey block opposite Stonebridge Station comes back to Planning Committee on Wednesday

In August Brent Council deferred a decision on the plans for a 24 storey block on the Argenta House site opposite Stonebridge Staion pending an independent review of the building's design and height. The proposed development replaces a 2 storey building. Four storeys were knocked off the original 28 storey proposal after consultation with the planning department.

The Planning Advisory Service found the officers' report to the Planning Committee to be 'balanced and sound' and the application returns to Brent Planning Committee on Wednesday.

Housing proposal for the tower block

Provision of 27% affordable housing by unit (30% affordable housing by habitable room) on a nil grant basis, broken down as:

o    21 units for affordable rent (at no more than 80% of open market rents, inclusive of service charges, and capped at Local Housing Allowance rates*), disposed on a freehold / minimum 125 year leasehold to a Registered Provider and subject to an appropriate Affordable Rent nominations agreement with the Council, securing 100% nomination rights for the Council on initial lets and 75% nomination rights for the Council on subsequent lets.

o    14 units for shared ownership (as defined under section 70(6) of the Housing & Regeneration Act 2008, subject to London Plan policy affordability stipulations that total housing costs should not exceed 40% of net annual household income, disposed on a freehold / minimum 125 year leasehold to a Registered Provider, and subject to an appropriate Shared Ownership nominations agreement with the Council, that secures reasonable local priority to the units). 

*Local Housing Allowance rates for the area

Shared Accommodation Rate: £92.72 per week

One Bedroom Rate: £203.03 per week

Two Bedrooms Rate: £257.09 per week

Three Bedrooms Rate: £321.45 per week

Four Bedrooms Rate: £385.63 per week

 Conditions include: (Full Report HERE)

• Safeguarding of a bridge link to the [neighbouring] Wembley Point to  be called upon in the future and made publicly accessible
• Contribution towards a local public space
• Contribution to carbon offsetting
• Contribution to expansion of Brent's controlled parking zone
• Contribution to Stonebridge Park Station capacity study

As mentioned in my previous report on this proposal LINK the proposed tower block is next to the North Circular Road - one of London's most polluted roads. It also continues the march of tower blocks throughout the borough, joining those at Wembley Stadium, Wembley High Road/Park Lane, Alperton and the Old Oak Park Royal development.