The new face of Wembley revealed in the view from Barn Hill

 

The tower blocks around Wembley Stadium, from Barn Hill

The 'Twin Towers' on former Chesterfield House site (Park Lane/Wembley High Road) and new blocks being squeezed in next to the Chiltern Line, from Barn Hill

 

There's quite an audience for old sepia photographs of Brent and its various 'villages'. I wonder of these might be looked back on with nostalgia one day with attention drawn to the Metroland houses in the foreground, that have long-since been demolished and replaced by more tower blocks?

How on earth did this monster get planning permission? Wembley's new 'Twin Towers'

With the closure of Park Lane causing traffic jams and bus diversions around Wembley High while utilities are connected to the 'Twin Towers' on the Chesterfield House site, residents are asking new questions about how such a huge building was given planning permission.

The 15 storeys that can be seen in the video are not the finished building - there are 11 more storeys to go on the highest of the two towers. This is just 3 short storeys short of the controversial West Hendon building that can be seen from all over the area and dominates the Barnet end of the Welsh Harp.

The building was given permission by 4 votes in favour, 2 against and 2 abstentions on the Brent Planning Committee of the time. The then Chair of the Planning Committee, Cllr Sarah Marquis, voted against the scheme.

People are asking, 'How can just four people make such a big decision?' The Committee of course operates on just a simple majority basis so this legally was sufficient. However if the abstentions had voted against the scheme it might have been turned down on the Chair's casting vote.

Councillors of course are not the only people involved and the recommendation of planning officers is crucial.  This is what they had to say.

The original drawing - since permission was granted new applications have been made for building behind the Twin Towers alongside the railway line

There were hundreds of objections to the development from local residents and the controversy rumbled on Council leader Muhammed Butt's  'dinners with developers' . The then Labour councillor for Kilburn, John Duffy;  Conservative leader John Warren, and Philip Grant all took up the issue fearing too cosy a relationship between the council leader and developers. SEE LINK, LINK, LINK,

It's too late for any modification now - the planning committee decision is literally 'set in concrete', but perhaps there are lessons to be learnt for future developments.

Wembley's 'Twin Towers' 11 storeys up - 15 more to come!

Shoppers in Wembley High Road, football fans and of course local residents can't fail but notice Wembley's 'Twin Towers' rising on the Chesterfield House site at the corner of the Wembley High Road. What they may not realise is that with 11 or so storeys completed that there are another 15 to be built.

It is going to be a monster.

The 'Twin Towers' encountered tremendous opposition at the planning stage and were approved on the vote of only four councillors on Brent Planning Committee. There were 4 votes for the development, 2 against and 2 abstentions.  Details HERE.

Tell Wembley Matters what you think about the Copland School & Ujima House redevelopment

I was unable to attend Saturday's consultation on the Copland School and Ujima House redevelopments as i was at the Green Party Conference but I expect attendance was not great because of the Wembley Stadium Event on the same day.

I went along on Thursday and there seemed to be better attendance from Brent councillors and the developer's PR team than the general public.

This video, taken from the upper floors of Ujima House, shows the current state of the Copland School site with demolition almost complete and demonstrates the size of the site. The new building of Ark Elvin Academy (successor to Copland) can be seen behind the site. The enormous black cube is the Ark Elvin Sports Hall.

This video shows the buildings on the Wembley High Road between Park Lane and Wembley Triangle. On the left of the screen is the Twin Towers building that is currently under construction and behind them to the right are Hub's planned two new tower blocks beside the railway line. At the centre on the other side of the road is the building on the Copland site which is much closer to the road that the schoolwas. Copland had some green space there and mature trees. Neither are shown on the model which was a matter of concern for residents on Thursday. There appeared to be space for a few saplings.

The building replacing Copland has some internal open space which developers said the public could access and the two new towers behind Chesterfield House have a green walk. The impression is given of many trees but these will clearly take a long time to grow into anything substantial.

As this is a Brent Council development I asked about the amount of truly affordable housing in the development (ie London Living Rent rather than 80% of market rent) but was told this was still to be decided - things are at an early stage.

I would welcome comments from those who went to the consultation and those who didn't about these proposals and so will the developers: 


These are the exhibition boards. Click on bottom right corner to enlarge to full size.

Invitation to comment on HUB's plans for Chiltern Rail/High Road site

Following yesterdays post on the new blocks planned for the site alongside the  Chiltern railway behind Wembley High Road and the Chesterfield House development LINK I have received this email from Kaizan Partnership who are handling the Hub's public engagement:

Dear Wembley Matters

I am contacting you as part of the community engagement for a new proposed development called Wembley Link.

Very often community members feel that they are not consulted about development in their area and so we are making an extra effort to reach out to the wider community and are hoping that you will share this email and the attached flyer with your network, so they can see the emerging designs and give their feedback on them.

The Wembley Link site is a piece of land, alongside the railway line behind Wembley High St, close to the junction with Park Lane. It is next to the former Chesterfield House where HUB are currently constructing a new building. This part of Wembley is within a Housing Zone identified by the Mayor as suitable for ‘higher density’ housing. The buildings would provide about 250 new homes as well opening up the area around them which would  be a new public green space for the whole local community.

HUB are committed to working with the local community to ensure that the ‘Wembley Link’ scheme reflects local ambitions and contributes to positive development for the area. HUB have had a relationship with this area and the local community over many years through the process of designing and now building Chesterfield House and now look forward to continuing this relationship with Wembley Link.

The design team for Wembley Link have been working up plans for the 2 new buildings with public space and you can see the emerging designs here.

HUB are really keen to hear your feedback on the emerging designs – to understand what you like and don’t like so that this can be taken on board to improve the designs before they submit them to planning. The consultation will close on July 16th so please do have a look and tell us what you think.

If you have any questions please do not hesitate to contact me.

Very best wishes

Jonny

Jonny Zander​ Director Kaizen Partnership

Consultation on more blocks behind Chesterfield House 'Twin Towers' closes on July 16th

Consultation is taking place on the building of two blocks, one of 16 storeys and another 18 storeys, behind the 'Twin Towers' (26 and 21 storey) replacement for Chesterfield House at the junction of Park Lane and Wembley High Road.

The consultation closes on July 16th. The buildings will be behind the shops on the High Road and bordered by the Chiltern railway line.  The designers make great play of a green 'Wemba Forest' corridor  around the blocks, name after Wemba who cleared a space (lea) in the forest in the area. Forest is perhaps a rather grand name for what is planned behind the shops but the artist's impression is extremely imaginative to say the least. Across the railway line there is a wooded embankment and the 2 storey houses of Park Court that will now be overlooked by four tower blocks.

I have published the design brochure below and the consultation  survey can be found HERE
Click lower right corner for full size version

Building plans for Wembley section of the Chiltern line green corridor

HUB developers have issued their early plans for a site alongside the Chiltern railway line in Wembley. They are already developing the former Chesterfield House site on the corner of Park Lane and the High Road.

The HUB website states:

HUB has purchased two pieces of Network Rail land on the Eastern Fringe of Wembley High Road, situated behind its Chesterfield House scheme.

Development of the sites will be carried out over two phases, delivering up to 300 homes, continuing HUB’s involvement in the revitalisation of Wembley High Road.

Glenn Howells Architects has been appointed to draw up plans for the first phase, which will consist of around 200 homes across two buildings.

HUB has been working closely with the London Borough of Brent to help ensure the sustainable and coherent development of the Wembley Housing Zone, within which this newest development will reside.

As its name suggests, the Wembley Link area is the crucial crossover between new developments in the town centre and those emerging in Wembley Park.

Given the height of the 'Twin Towers' that HUB are building on the site of Chesterfield House I asked HUB about the height of their proposed Wembley Link development.

The 'Twin Towers' with Chiltern line in foreground

 HUB responded:

At this point we are at the very earliest stage of formulating the plans for Wembley Link and so don’t have more information that we are ready to share. We will be conducting widespread engagement with the local community in advance of putting in a planning application, in order to ensure that the proposed scheme pays due regard to local aspirations and wider plans for the area. We will get in touch with you as soon as there is more detailed information to share.

Residents have expressed concern about the loss of  part of the 'green corridor' that not only acts as a passage for wildlife and provides a green space in a built up area but also helps alleviate air pollution and muffles the sound of trains to the benefit of residents.

Residents fear that following Network Rail's sell-off of land to HUB that the opposite embankment and that further north could also be sold for development.

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Brent playing into the perception that developers have an unfair advantage in the planning process - Cllr Warren

The 'Twin Towers' approved by Brent Council on the Chesterfield House site

John Warren, the Brent Conservative Group leader has followed up Muhammed Butt's response to questions about his meetings with developers. LINK

Dear Muhammed,

                             Thank you for your response, and I am well aware that I should contact our chief legal officer, as and, when I have sufficient evidence to put forward a credible complaint.

1. It does not reflect well on our F.O.I. reporting that we cannot get basic information right. How many other F.O.I. responses are incorrect?

2. I still believe that L.G.A. guidance has not been followed.

3. I question why lead members - as opposed to officers -  need to attend so many meetings with developers, notably Quintain, Hub Group and R55. It plays into the widespread perception that their planning applications are given a completely unfair advantage in the whole planning process.

How many times have I heard objectors to developments say that "the dice is loaded against them?" in making very real and reasonable objections. Minavil House LINK and Chesterfield House LINK are glaring examples!

4. I do make comments of objections / support on planning applications. I would argue that all of my comments are on record - I do not have unrecorded meetings and I have never lobbied a planning committee member.

John Warren

London Mayor's Deputy approved 'Twin Towers' two days before election

It has emerged that Sir Edward Lister, Deputy Mayor and Chief of Staff of the then London Mayor, Boris Johnson, decided not to intervene in the 'Twin Towers' development on the site of Chesterfield House, Park Lane, Wembley. just two days before the GLA election.

The borough's decision was subject to a Stage 2 referral to the Mayor's Office.

This was one of several decisions made in the last few weeks of the previous administration.

Wembley Champions turn to poetry to make their point about 'Twin Towers'

Wembley Champions website LINK has published this poem about the Wembley 'Twin Towers' - it is not quite John Betjeman but shows how much they care for where they live. They are asking the Mayor of London to call in the application which was approved by Brent Planning Committee with 4 votes for, 2 against (including the Chair) and two abstentions.

Brent Council: Wembley Twin Towers 'a catalyst for further growth and investment'

This is what Brent Council Public Relations told Property Week about the 'Twin Towers' for Wembley High Road/Park Lane which Planning Committee approved on Wednesday.

A spokesperson for London Borough of Brent said: “Wembley is our biggest growth area for which we have great ambitions. We are already seeing a large amount of development and investment around the stadium but this approval sets the scene and could be the catalyst for further growth and investment on the high street.

“I am pleased to see a development come forward, which will provide affordable housing, community space, retail uses and a new public square for local people to use as well as generate over £5m to go towards local community facilities. The buildings, although tall, are appropriate in this area given that it is one of our key growth areas.”

You have been warned!

Just 4 councillors allow TwinTowers to change the face of Wembley Central

Impression from Park Lane Methodist Church/Park Lane Primary

The 26/21 storey Twin Towers block at the junction of Park Lane and Wembley High Road was given the go ahead by the Planning Committee on Wednesday evening. There were 4 votes for the the proposal, 2 against and 2 abstentions.  Sarah Marquis, Chair of Planning Committee, voted against the application.

Afterwards residents were aghast that two councillors abstained on such a major issue. If there is any committee where councillors are expected to make a decision it is planning. If you don't have enough information to make a decision you should keep on asking questions until you do.

If the vote had tied 4/4 I presume Marquis would have exercised a casting vote against the application.

Denise Cheong with just 2 minutes to represent hundred of local residents made a presentation on the impact of the high density high rise blocks on the local area, the impact on current over-crowded roads and public transport and the fact that the development did not comply with established GLA and Brent standards.

Cllr Sam Stopp (Labour, Wembley Central) appeared to have been so impressed by the developer's consultation procedures and his openness that this had persuaded him to support the development despite recognising that the building was not perfect. He would like to have seen it less high but its height was based on what officers had told the developer was possible. He thought the building's orientation was not ideal.

Stopp went to to list the positives: The excellent consultation by the developer, quality of the building design, provision of community space.

He went on to contrast the developer's consultation with that by the Council. Local residents seemed to have found out about the proposal late in the day with a rush of contacts comparatively recently. The Council needed to adopt a more open and transparent approach to consultation. As in Islington, we need members' panels which are accessible to the public so they can question developers and councillors.

David Glover, the planning officer,was faced with the task of explaining why officers were supporting the application despite it not complying with policies on density, carbon emissions, living space,  open space, play space and the proportion of affordable housing.

He claimed that although the building did not meet the standards that it could be approved by reference to the  guidelines that interpreted policy.  He echoed Cllr Stopp in praising the quality of the finish of the building and the flats.  He said that the restricted nature of the site justified the developer in building at greater height and density than set out in the local plan.  The 28% affordable hosing (rather than the recommended 50%)  had been subject to independent viability assessments. Initially the developer offered a higher proportion of affordable housing but this was limited to a 7 year period after which it would move to market rents.  Officers had negotiated a lower proportion of affordable housing but for perpetuity.

Some of the most  incisive qustioning came from Sarah Marquis, chair of the committee, who pointed out that the density was double that recommended for town centre locations and doubted that it complied with the requirement that not meeting those standards could only be supported if it was 'clearly and robustly justified by local circumstances.'  The density was that which applied to international city locations rather than a local town centre.

She went on to query the planners' claim that the development was allowed because the local plan allowed 'tall building' in the  Wembley Central vicinity. She pointed out that local tall buldings were much lower and that the previous application in the sites had been for 17 storeys. It was a big leap from the 30metre definition of tall to the 85metres of this development.

In the course of the discussion the developer confirmed that they were also seeking to purchase the green space on the embankment behind Chesterfield house and their aim would be to build residential properties there. This was not followed up by the Committee but would obviosuly add to the issues around local infrastructure including traffic density and school places. The negotiations had not got very far  and purchase of the garage space behind Chesterfield House to provide disabled parking for the new development has not been completed.

The extent of this additional land which is now subject to acquisition and development can be seen in this illustration:

Click to enlarge

There was a group of young people in the public gallery who applauded when the planning application was approved. Apparently in the wake of the closure of the Wembley Youth Centre LINK they thought they would be able to carry on their activities in the ground floor community space provided by the developer.  It is of course by no means certain that they would be chosen to occupy the space and we know from other applications that this could be a fraught process.  It feels sometimes that we grasp crumbs from the rich man's (developer's) table.

The actual process of building on a site surrounded by traffic congestion with difficult access and parking sounds as if it will be a two year nightmare for local residents not to mention the impact when crowds travel to the stadium and arena.

I am left puzzled by how the committee members who voted for the development could have felt persuaded despite all the arguments above. Does a community space and 'quality finish' really outweigh the disadvantages?

The voting details are below. A further puzzle was how Cllr Colacioco asked all the right questions, got extremely unsatisfactory answers, and then voted for the application!
 

Voting on the application was as follows:

FOR 4                           Cllrs Agha, Choudhary, Colacicco and Mahmood

AGAINST  2                Cllrs Marquis (Chair) and Cllr  Maurice

ABSTENTION  2         Cllrs Ezeajughi and Cllr Patel

Denise Cheong's speech on behalf of residents can be found HERE

New Wembley Twin Towers pic shows true impact of the 26 storey development

Click to enlarge

This illustration from the Hub Organaniation's website shows the height and mass of the proposed replacement of the 'Twin Towers' which will replace Chesterfield House if the Planning Committee grants permission on Wednesday evening.

The comparison with other buildings in the High Road and Park Lane is telling.  The Committee may be minded to lop a few storeys off the building (developers often take that into account when they submit plans) but it is doubtful that this would be enough to reduce the impact.

Residents outline their concerns on Wembley 'Twin Towers' development

The view from Park Lane Wembley. Chesterfield House is the building on the left. The highest of the Twin Towers will be 2-1/2 times the height of the flats on the right.

Only three members of the public turned up when Brent Planning Committee visited the site of the proposed 'Twin Towers' replacement for Chesterfield House on Saturday morning.

In summary concerns were:

• Although recognised Chesterfield House needed to be replaced concerns that the replacement was far too tall for the area.
• The building's height removing light from other nearby buildings.
• Concern that the extra dwellings will add to traffic congestion on Park Lane, already a problem, and as no parking on site that the new residents will park on nearby residential streets.
• Concern that vehicles servicing the flats or delivering would have nowhere to park at the busy junction as the present bays would be inadequate for the number of dwellings.
• Increased danger at the junction Park Lane/Wembley High Road which already experiences accidents.
• Concern that the increased population of children from the new flats will not be able to find places at already over-crowded local schools.

During the presentation by the developer, The Hub, we were told that they were in talks to buy the woodland site at the back of Chesterfield House beside the Chiltern Line. This was likely to be developed as more flats but the Hub confirmed that this would be a separate application and that the Twin Towers plan was not dependent on the new purchase.

The unregulated land at the back of Chesterfield House, presently garages, would be used for disabled parking bays for the flats. Woodland is to the left.

I understand that Cllr Sam Stopp (Wembley Central) will speak on the planning application at Wednesday's Planning Committee Meeting.This will be the first meeting of the Planning Committee since Steven Weeks, Head of Area Planning, left the Council.

Residents' 'grave concerns' over Wembley 'Twin Towers' proposal

Impression from the developers's consultation

 Brent Planning Committee will be visiting the Chesterfield House site at the junction of Park Lane. Wembley High Road at 9.40am on Saturday April 2nd. This is the 'twin towers proposal LINK

Planning Committeee members have been sent the following in  advance of their visit by Denise Cheong,  Former Chair, Friends of King Eddie's Park, Friendsofkingeddies.blogspot.com
Wembleychampions.blogspot.com :

Dear Planning Committee members, Wembley Central Ward Cllrs, Preston Ward Cllrs, Hub Group and Council Planning Case Officer

I understand the planning committee are due to visit the above site tomorrow (Saturday 2nd April) morning regarding planning application 15/4550.

I write to kindly urge the Planning Committee to give the following viewpoint due weight during their deliberations whilst they conduct tomorrow's site visit.

Please note during your site visit that (at the time of writing) several local residents from Princes Court and Keswick Gardens Residents Association, as well as members of neighbouring Park Lane Methodist Church are opposed to the height and scale of the proposed scheme.

Whilst residents appreciate the City's need for greater housing provision and welcome Hub Group's proposed donation to the Council for King Eddie's Park, we have grave concerns over the impact of a development that will be (although set back, at its heighest) twice the height of the opposite existing Elm Court flats and nearly three times the height of the existing Chesterfield House office block.

Mr Neidhardt notes in his report that pedestrian accidents have occurred at the junction of Park Lane and the High Road. This is a notoriously difficult junction for local residents to walk across. Please observe the existing pedestrian crossings at the junction during your site visit and consider the impact the proposed will have on the area even with any alterations from Transport For London (TFL) to the junction. Also, kindly observe the existing bus stops in the vicinity on the High Road which TFL note already operate at full capacity. You may also possibly observe heavy traffic queues on Park Lane tomorrow (as discussed at last year's planning committees for planning application 14/4208, heavy traffic from the junction of High Rd and Park Lane down past The Methodist Church and King Edward VII Park is a norm on Park Lane, and further evidence of the real need for this junction to be re-worked).

I await further communication from other resident members of the aforementioned plus neighbouring roads. I will update you all as soon as I have collated such responses and prior to Wednesday 6th April's Planning Committee.

UPDATED: Now a Monster 'Twin Towers' for Park Lane/Wembley High Road

Having recently posted LINK a story about the 'monster' that Barnet Council and Barratt Homes have erected on the banks of the Welsh Harp it pains me to see that Brent Council are proposing a 'twin towers' development in the heart of Wembley in which the highest tower is only 3 storeys lower than the West Hendon development.

The developer's, The Hub Group. in their own illustration of the proposed scheme LINK cut off the upper storeys but it is clear that the new buildings will dwarf the Wembley High Road and as I showed with the West Hendon building will dominate the local landscape. I fear it will loom over Park Lane Primary School and King Edward VII Park which are further up Park Lane.

The Officer's Report LINK states that despite the issues around height they support the application in the wider context of regeneration and ongoing changes to the local buildings profile:

As with the Brent House application the planners recognise that the amount of amenity space in the development is deficient but tolerate that on the grounds that it is a town centre development with space constraints.

The report has a long section on the issue of 'affordable housing' on the site and viability studies. The proposal that emerged is that the North block will have affordable housing consisting of:

33 units at London Housing Allowance levels (LHA)

35 units at 80% of Open Market Rents (OMR)

The other units in the block would be let at open market rents:

35 units at  private sector rents - full market rents (PSR)

The 136 units in the South Block will be sold on the open market.

The officers contend that this is better than the initial 43% 'affordable' offer from The Hub Group because that offer was time limited and the eventual agreement is in perpetuity.

Whichever way the 50% affordable target has not been met.

The report notes that no representations have been received from councillors in the affected wards of Preston, Wembley Central and Tokyngton.

Ground floor plan (added in response to a comment below)

Coming Soon Club takes over Wembley's Chesterfield House

The Coming Soon Club is taking over Chesterfield House, the previous Brent Children and Families Office, which is at the corner of Wembley High Road and Park Lane.