There is rather more to the triumphant tweet by Quintain that yesterday announced the start on work to replace the Wembley Stadium pedway with steps. Before Quintain was taken over by the American Lone Star company in 2015
LINK , the replacement of the pedway project was announced in 2007 as (para 3) 'One of the largest pieces of
privately funded public spaces in the UK.'
By the time it got down to Planning Permission, Brent Council had agreed to use Community Infrastructure Levy money, paid by developers for infrastructure improvements, towards the costs of the new steps and other Olympic Way improvements.
Iconic?
Brent Planning Officers waxed lyrical on the benefits:
To assist in achieving the vision
for Wembley, a significant element in terms of place making is the provision of
new and substantial steps to the stadium to replace the pedestrian way
(‘pedway’) and works to the public realm between Wembley Park underground
station and the National Stadium Wembley: Olympic Way. This will enhance the
area, both from an aesthetic and functional requirement.
Olympic Way as a piece of public
realm is showing its age. It does not present the type of quality considered
consistent with the environment necessary for a world renowned iconic venue and
the wider Wembley Park development. In the context of other pressing
infrastructure needs and other Council revenue spending requirements, a
response might be that a significant Council funding contribution
towards
these changes should be a low priority. Nevertheless, this would be a
simplistic and does not take account of all factors, including limitations
associated with funding streams generated from development.
CIL funding
attained by the Council is specifically related to infrastructure and is not
available to support Council general revenue spending. In addition this
proposed change in public realm should be seen as part of a wider picture about
what will be achieved in Wembley which will have far reaching positive impacts
for Brent and its prospects.
As we argued at the time there are many improvements that need to be made to Brent's infrastructure that would benefit local people more. The aesthetic argument is weak and the functional one unpersuasive - are the steps really more functional (and safer) than the pedway?
But there was something else, Brent Council did a deal with Quintain as part of the scheme, whereby Quintain agreed
NOT to build on the land next to Wembley Library/Civic Centre:
Cabinet were asked to:
Confirm or
otherwise the contribution of up to £12.1 million +VAT towards Zone
C improvements, such contribution being
contingent on Quintain:
a.
Not pursuing
development of site NW04 (see plan above) adjacent to the Civic Centre to the
extent currently permitted in the parameters plans associated with outline
planning permission 10/3032
b.
Working with the
Council to deliver a development that better complements the role and setting
of the Civic Centre, in particular creating a significant new square outside
the Civic Centre Library
c.
Agreeing a business
plan and agreement, between Quintain and the council, for the future sharing
and reinvestment of the net income generated through assets on Olympic Way in
Zones A, B and C.
d.
Securing up to one
third funding contribution from Wembley Stadium owners.
So Quintain got the money partly because Brent Council did not want its building hemmed in by high rise flats. Many councillors and staff were peeved about the high rise flats between them and the stadium., spoiling the view.
The other part of the deal was that Brent would share in the income generated by shops, bars etc that would be built in the undercroft of the steps. Somehow or other it was thought that the steps themselves would make the estate more attractive to visitors and provide an economic bonus.
The plans hit a problem when it was announced that the owners of the Stadium were putting it on the market and it was not clear if the new owners would cough up their shares of the funds LINK . Things were further complicated when Quintain attempted to sell off its estate LINK.
The steps were not ready as promised for Euro 2020 and did not get started but Quintain's press release promises that the steps will be ready in time for the deferred matches:
Quintain, the developer behind Wembley Park, has today started the final
upgrade works to Olympic Way with the project to replace the pedestrian walkway
(known as the ‘pedway’) with an iconic new entrance to the National Stadium.
The centrepiece of these works is the Olympic Steps, which form the final stage
of a wider package of upgrades to the length of Olympic Way. The steps will be
operational in time for the Carabao Cup Final in 2021 and the UEFA Euro 2020
tournament, which will be held in June and July 2021 and hosted at Wembley
Stadium.
Such speed, in the face of possible future Covid19 second and even third wave, seems optimistic, particularly when you factor in the previously published schedule of works:
The delivery of the project can be split into three main construction
phases:
• Phase 1
– Site Preparation and Substructure Works;
• Phase 2
– Pedway Demolition and Construction of Steps;
• Phase 3
– Landscaping and Fit Out.
.
6.62
Phase 1 - The initial work activity will focus on clearing the site below
and around the Pedway of those utilities and other items that will obstruct the
Pedway demolition and subsequent staircase construction. As areas become clear,
works to the foundations and substructure of the steps will commence.
•
6.63
The foundations to the steps will be constructed in and around the
existing Pedway structure in advance of its demolition. Therefore, there will
be a need to utilise small/specialist plant, such as restricted access piling
rigs that will be able to access the low headroom areas beneath the existing
Pedway to construct the piles.
•
6.64
Phase 2 - This phase will commence within an agreed window of time to
minimise the impact to WNSL. The first stage of demolition will focus on
removing the Pedway structure from the area of the new staircase construction.
Once this is removed, the demolition will focus on removing the remainder of
the Pedway (as it runs across Engineers Way towards Olympic Way and Wembley
Park station north of the Stadium). A road closure of Engineers Way will be
required whilst the Pedway is removed across the carriageway area (details as
to the number and timeframes required for the road closures are not yet
available but will be agreed, at the proper time, with the Council).
•
6.65
The construction of the staircase is anticipated to be a combination of
pre-cast and cast in- situ concrete. It is anticipated that the bridge podium
section that will connect to the Stadium will be cast in-situ and the staircase
will be formed from precast structural elements. The staircase is of a modular
construction and will follow a step by step process that will be prescribed by
the designer and supplier. Throughout this phase of heavy lifting it may be
necessary to have lane closure on Engineers Way to facilitate easy delivery and
unloading of the precast elements. Pedestrian management will be a key feature
of this phase to maintain safety exclusion zones around the works.
•
6.66
Phase 3 - The fit out of the staircase undercroft will commence as soon
as all overhead working is complete and it is safe to do so. The final
landscaping will be constructed during the WNSL events season. Ahead of this
phase there will be agreed processes and access routes to limit the level of
non-working and disrupted time (as has been managed through the delivery of the
Olympic Way Zone A works).
•
6.67
The construction of the landscaping and public realm works will be
undertaken in two sections that will run concurrently: Olympic Way (from the
boundary of the Zone A works) to Engineers Way and the Olympic Steps area
comprising land south of Engineers Way to the Stadium.
Back in 2018 Wembley Matters considered how much disruption would be caused by the works
LINK
There is more to the Olympic Way improvements that just the steps, although Brent's Infrastructure Delivery Plan for 2020-2014 only refers to the step,s a total of £40m is to to be spent with a funding gap of £17m ,
There is of course another major project that has been delayed and for which no start or completion date has been confirmed. That is the reconnection of North End Road to Bridge Road. The plan was regarded as important to allow buses to avoid the stadium on event days and to make up for the loss of the road that currently runs beneath the pedway. Earlier plans appeared to envisage the removal of the ramp down to Olympic Way from Bridge Road but this illustration appears retains them. The Michaela School would now be on a through road rather than the present pedestrianised section. New high rise buildings are planned for the site presently occupied by the College of North West London and the Wembley Retail Park and temporary theatre on the former TV studio site.
 |
| The North End Road connection |
It is not clear from the documentation whether the £40m includes these plans. I wrote on July 1st 2019:
The works to reconnect North End Road, Wembley with Bridge Road
(presently connected by steps and a ramp) were due to start today but
Brent Council informs Wembley Matters that they have been postponed but
are still due to be finished for January 2020.
In May Brent Council announced on its 'Current Wembley Regeneration Projects' page LINK:
The council will soon start work on connecting North End
Road to Bridge Road. This will benefit existing residents by providing
an alternative route across Wembley Park to access the North Circular
Road, improving the traffic flow in the area. This route will not be
affected by event day closures, enabling an available vehicular route at
all times - particularly useful for residents of North End Road, who
are impacted by the road closures on event days, and bus users.
The contractor delivering the works
VolkerLaser is undertaking the works at North End Road on behalf of Brent Council.
A VolkerLaser team will be on site from June 2019 to start the
works, and the project is expected to be completed by early 2020. During
this time, the team will endeavour to undertake the works with as
minimal disruption to local residents and businesses as possible.
VolkerLaser is part of VolkerWessels UK and are one of the UK’s
leading multi-functional contractors. They have a proven track record
of success within the highway sector, completing some award-winning
civil engineering projects across the last 25 years.
The original timetable published on 24.6.19 in the Brent Council 'Works
Bulletin' listed works on Bridge Road for reconnection starting on May
20th 2019 and finishing on June 30th 2019, lasting 42 days. Associated
works for reconnection at North End Road, including the road closure,
were to last for 222 days from May 13th 2019 to 20th December 2019.
Clearly Brent Public Realm Scrutiny Committee will want some explanation
for the delay and completion for January 2020 looks a real challenge.
There was some fumbling around on the site but certainly nothing substantial and no completion in January 2020.
I wonder if the Public Realm Scrutiny Commitee could investigate?
