Colin Road/Dudden Hill/High Road development at Planning Committee Wednesday evening

The first of the major Church End/Neasden Stations Growth Areas applikcations comes to Planning Committee on Wednesday evening:

The Proposal

The proposal is for six new blocks varying in height and mass set within a significant amount of new public realm comprising hard and soft landscaping, play equipment and new walking routes. The scheme would deliver a total of 301 residential homes, replacement light industrial floorspace and retail/ commercial floorspace within each of the blocks as summarised below:

 

Buildings A and B: Two 6-storey (plus mezzanine level) primarily residential buildings towards the northern end of the site, closest to Dudden Hill Lane. The buildings would contain a total of 58 homes comprising 14 no. one bedroom homes, 19 no. two bedroom homes and 25 no three bedroom homes, with 48 of these being affordable (all at a London Affordable Rent) and the remainder (in Block B) being private. A supermarket would be provided at ground floor level, with a GIA of approximately 1,639 sqm, and cycle/ refuse storage and lobby entrances to the residential blocks. A communal podium would be provided between the blocks to provide external amenity space.

 

Building C: This would be a part 9, part 13- storey rectilinear building (with lower shoulder and podium) situated along the same northern edge as Blocks A and B, which has a podium garden situated on top of the shoulder building. The block would contain a total of 92 homes comprising 44 no. one bedroom homes, 44 no. two bedroom homes, and 4 no. three bedroom homes, with all of these being private. The main residential lobby to the block and bin/cycle storage would be contained at ground floor, as well as the blue badge car parking serving the residential homes. A communal podium would be provided between Blocks B and C to provide external amenity space.

 

Buildings D and E: These blocks would again have a primarily residential use, with Building D having a maximum height of 19 storeys, stepping down to a shoulder height of 13 storeys, while Block E would abut this block to the immediate south-west and would be five storeys, stepping down to two storeys on the High Road frontage. The buildings would contain a total of 133 homes, comprising 46 no. one bedroom homes, 74 no. two bedroom homes and 13 no. three bedroom homes, with all of these being private.

 

The majority of the light industrial floorspace (approximately 1,931 sqm in total) would be contained within the ground floor of Building E and the rear of Building D, looking onto an industrial yard accessed from High Road. The ground floor of Building D fronting the main parade would contain a cafe (Use Class E(b)) of 66.3 sqm GIA and the residential entrances, as well as bin and cycle storage. Finally, a gym (Use Class E(d)) would be provided over ground and mezzanine levels, which has a proposed GIA of approximately 971 sqm.

 

Building F: This would be a part-3, part-5 storey building on the southern and western edges of the site, with a light industrial unit at ground floor level nearest to the High Road/ public courtyard access, and flexible Class E use (approximately 106 sqm) fronting Colin Road. The upper floors would be in residential use, containing 18 homes in total. These would comprise four no. one bedroom homes, 12 no. two bedroom homes, and two no. three bedroom homes. All these units would be private.

 

Significant landscaping is proposed throughout the site which is publicly accessible and would also contain areas for play. The landscaped areas have also been designed to form a part of the surface water strategy given that the site is in a flood risk area. The proposal would include 24 parking spaces associated with the supermarket use, accessed from Dudden Hill Lane, with a further space linked to the light industrial yard, and 9 spaces for Blue Badge parking associated with the residential homes. Cycle parking has been proposed to meet London Plan standards.

 It offers only 15.9% (per unit) affordable housing based on London Affordable Rent (LAR). 25 of the 48 LAR units will be 5 person 3 bedroom units.

 

 

The officers' report elaborates:

 

As discussed above, there have been specific constraints on the scheme which officers accept have had an impact on viability, and therefore the overall level of Affordable Housing proposed. In order to maximise the number of low-cost homes on the site, the proposal does not include any intermediate homes, and therefore the proposed Affordable tenure split (i.e. 100% London Affordable Rent) does not strictly meet London Plan policy requirements in terms of providing a 70:30 LAR: intermediate ratio. However, officers support the 100% weighting towards affordable rented homes given the significant need for lower-cost housing within Brent, and particularly with this being skewed towards family sized units. The GLA has also confirmed they are happy with this approach, despite the policy conflict.

 

Current

With development

Current

With development

 

The development does not meet amenity guidelines and there are loss of light issues on neighbouring properties on Colin Road, Dudden Hill and the High Road.

 

The site is not within a designated Tall Building Zone but the officers' report says:

The Local Plan does not identify the site within a Tall Building Zone, although it is located within the Church End Growth Area (CEGA) which accepts development will be taller than the surrounding context. The CEGA Masterplan SPD outlines an indicative maximum height of 10 storeys on the site, although this is largely based on the layout and massing of the blocks which were proposed under the now withdrawn 2018 scheme. Policy BD2 highlights that in all cases a tall building (one that is more than 30m in height above ground level) s must be shown to be positive additions to the skyline that would enhance the overall character of the area. They should be of exceptional design quality, consistent with London Plan Policy requirements in showing how they positively address their visual, functional, environmental and cumulative impacts. With regards to intensification corridors, policy BD2 notes that developments of a general height of 15m above ground level could be acceptable.

... Overall, the environmental impacts of the proposed tall buildings are considered acceptable.

 

Officer's Report Conclusion:

346. The proposals would result in a mixed-use re-development of an existing industrial site which is allocated within the Local Plan, and would accord with the key policy objectives of the site allocation including replacement industrial floorspace provision (including affordable workspace), new commercial uses and the provision of 301 new homes. The scheme has successfully demonstrated that it would not compromise the re-development of the other parts of the Masterplan site.

347. The new homes would include 48 affordable homes, all provided at a London Affordable Rent, with approximately 45% of these being 3-bed units. A financial viability assessment has been submitted to support the application which found that the scheme is deficit. This was evaluated by consultants commissioned by the Council who concluded that the level of deficit is lower than that set out by the applicant, but nevertheless, it is significantly in deficit. Officers consider that the amount of Affordable Housing proposed is the maximum amount that the scheme could viably deliver. Early and late stage review mechanisms are recommended to ensure that any uplift in viability is captured.

348. In terms of housing size mix, the overall proportion of family sized homes is below council policy targets, with the applicant citing the impact of the delivery of more family sized private homes on development viability and therefore Affordable Housing. The proportion of family sized affordable homes is above targets. In this instance, officers weigh the benefits of providing more Affordable homes above the deficit of private family sized homes in the scheme.

349. The proposal will result in the provision of a high quality public realm, with routes and spaces proposed at ground level which are publicly accessible. These include routes through the site together with a "square" and play spaces, and are considered to represent a significant benefit of the scheme. The architectural quality of the buildings is considered to be high, and the approach to building height, massing and composition is well considered. Although heights and massing are in conflict with the Church End Growth Area Masterplan and outside the tall building zone, it has been successfully demonstrated that the design approach is suitable and meets the key criteria of London Plan policy D9.
 

350. The quality of the homes is considered to be good, with homes meeting internal space standards and other quality factors considered and discussed in this report. Officers acknowledge that the proposal will result in some daylight and sunlight impacts, some of which will go beyond targets within BRE guidance. However, the level of impact is not considered to be excessive given the policy allocations and designations, and the benefits of the scheme are considered to outweigh the harm.

351. 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 and completion of a Section 106 Agreement.

Note that further up Dudden Hill the College of North West London site is due to be redeveloped with blocks of flats when the College moves to Wembley Park.

Brent Planning Officers recommend refusal of major Willesden development application

 

In a move that is quite unusual in Brent, planning officers are recommending that the Planning Committee refuse the application for a major development on an industrial site that lies between Dudden Hill Lane and Willesden High Road.

Adjacent sites are also earmarked for development and other nearby developments are a major housing project at the College of North West London  and flats on the Learie Constantine Community Centre site. This application would form part of a Masterplan for the area.

Taken together the developments will change the face of this part of Willesden and continue the proliferation of high rise developments in Brent. Although the maximum height of these blocks is less than half of those around Wembley Stadium they would still make a major impact on the local streetscape as can be seen from the images above. The two storey terraced houses on Colin Road would be dwarfed by this development and experience a significant loss of light.

 

The proposal

Demolition of existing buildings and erection of 5 mixed use blocks ranging from 4 to 10 storeys plus basement levels, comprising; 245 residential units at 1st to 9th floors, and light industrial floorspace (Class B1c), food retail floorspace (supermarket) (Class A1), gym (Class D2), nursery (Class D1), commercial units (units 7 and 9) (flexible use for Class A1, A2, A3, D1 and/or B1c) and HA office (Class B1a) at basement, ground and part 1st floors, together with associated vehicular access, car and cycle parking spaces, bin stores, plant room, substations, landscaping and amenity space (Amended description)

Housing

Given the current controversies over the short-comings of shared ownership it is noteworthy that the officers' report states that  95% of those in affordable housing need cannot afford intermediate products such as shared ownership. There has been considerable dialogue between the developer and the council over the housing provision and compliance with policy:

The Brent Strategic Housing Market Assessment 2018 identified a need for 42,000 additional homes between 2016-2041. Using a limit of 33% of gross household incomes to be spent on rent/mortgages, affordable housing comprises 52% of that need. Of the affordable need identified 85% was for social rent (council house type rents) and 10% was for London Living Rent-LAR (pegged at a percentage of median incomes). Just 5% was for people able afford to between that and 80% of median local rents (typically these people might seek to buy shared ownership units). Whilst the headline figure provided by the applicant, being 66% affordable housing, is well in excess of the 50% overall target set out in DMP 15 and emerging policy BH5 , this figure is weighted heavily in favour of intermediate product (shared ownership units) and therefore the proposal is not in accordance with this policy. As stated above, the SHMA identifies that intermediate products are essentially unaffordable to 95% of those in affordable housing need and are more likely to be occupied by people who have a choice within the market for alternative accommodation e.g. market rent.

The final offer presented by the applicant shows that even with 100% affordable workspace and on a policy compliant tenure split the development could reasonably deliver 13 additional London Affordable Rented homes which would help the most specific needs of the borough. Whilst this would be at the expense of a large proportion of intermediate units, there is far less need for this type of housing.

Given that primary need in the borough is for LAR homes (as reflected in adopted and emerging policy) the overprovision of Intermediate Housing and other benefits of the scheme are not considered to be of sufficient benefit to outweigh the harm associated with the under-provision of affordable rented homes to meet local need.

Comments on the planning consultation portal were fairly evenly split between those in favour and against.  The provision of a supermarket (named as Lidl in the drawings) was seen as positive as was a nursery, but the impact on traffic and parking in the are was a negative factor, as well as the loss of daylight to the local two storey terraced houses in Colin Road.

Officers' recommendation

Whilst the proposed development would undoubtedly bring forward significant benefits, largely in the form of modern affordable workspace and the provision of a large number of homes to meet borough housing targets, including a high overall number of Affordable homes, the development would also fall short in a number of policy areas. In particular, the proposal fails to deliver the maximum reasonable amount of Affordable housing on a policy compliant tenure split. Whilst the headline affordable housing figure is high, this is not considered sufficient to justify the number of London Affordable Rented homes, which are proposed at less than the maximum reasonable number. There is a significant need within the borough for the lower cost Affordable Homes (Social or London Affordable Rent) which look to cater for those most in need in accordance with adopted and emerging policy. 

 

 Furthermore, at the scale proposed the development would result in significant daylight impacts to a number of neighbouring properties. The benefits of the scheme are not considered to outweigh the harm identified to these properties. 

 

Finally, the development would provide parking for the supermarket well in excess of standards without an appropriate parking price regime to encourage non-car access and would therefore encourage additional unnecessary car journeys to and from the site and from the area in general. Again whilst policy deviations can be accepted when having regard to a wider planning balance, in the case, the benefits of the scheme are not considered significant enough to outweigh the harm associated with the failure to provide adequate means to encourage non-car access to the supermarket. 

 

To conclude, the development is contrary to policy, and would fail to deliver the degree of benefit necessary to outweigh the harm associated with the proposal.

The statement on shared ownership will be significant for future planning applications in the borough.

 

 

 

Planning Committee raises issues on Colin Road, Dennis Jackson Centre and Queensbury redevelopment proposals

The Planning Committee heard three pre-application presentations at their meeting on October 9th and the Minutes of the meeting have been published.  All three have featured onWembley Matters. LINK

	Land at 370 High Road, London, NW10 2EA and 54-68 Dudden Hill Lane, London, NW10 1DG PDF 431 KB Minutes: The Committee received a briefing on a pre-application scheme for a mixed use development consisting of 224 residential units, a supermarket, nursery, gym, café, workshops and amenity space. Peter Mahoney and Nick Francis (R55) presented the scheme and answered members questions. Members then went into a session during which they examined the proposal and raised the following issues for further consideration prior to submission of a planning application. The main issues raised at the meeting were: Issue 1 – Locally Significant Industrial Site ·         Concern about loss of existing shopping parade and jobs. Issue 2 – Affordable Housing and Workspace ·         Advocate 25% family housing. ·         Ensure no ‘poor doors’ for affordable housing provision. ·         Questioned reduction from initial proposal in terms of level of affordable housing provision from 65% to 50%. ·         Queried tenure split not following policy. Issue 3 – A1 retail use in out of town location ·         Concerns about large servicing vehicles and impact on residential amenity. Issue 4 – Scale, massing, height and impact on daylight/sunlight ·         Concern raised about the amount of development on the site. ·         Potential for public space to attract ant-social behaviour. ·         Difficult to provide detailed comments without full information (i.e. daylight sunlight report) for analysis. Issue 5 – Public Realm ·         No further comments. Other Comments ·         Question whether adequate servicing and parking provided. ·         Assurance pre-application consultation carried out. ·         There should be an extra pedestrian crossing and traffic calming (particularly in view of proposed nursery). ·         Should be crossings at both ends of development. ·         Not clear on need for pedestrian route through development as other quicker alternative routes. ·         Question how parking for LIDL shop would be managed.
3.	Wembley Youth Centre and former Dennis Jackson Centre, London Road, Wembley, HA9 7EU PDF 4 MB Minutes: The Committee received a briefing on a pre-application scheme which proposed thedemolition of existing community centre and erection of three buildings ranging in height from 3- to 6-storeys containing 150 residential units (including private, temporary and NAIL tenure housing), including a replacement community centre. Stephen Martin and Charlotte Pollard (PRP Architects) presented the scheme and answered members questions. Members then went into a session during which they examined the proposal and raised the following issues for further consideration prior to submission of a planning application. The main issues raised at the meeting were: Issue 1 – Principle of development ·         Full detail of community centre would be required. ·         Queried rationale behind loss of open space. Issue 2 – Housing, tenure mix, including Affordable Housing ·         Council own development should be 100% affordable housing. Issue 3 – Design, height and massing of development within its local context. Queried rationale behind building heights. Issue 4 – Impact on amenity of neighbouring properties ·         Need clarification on daylight/sunlight. Issue 5 – Quality of residential accommodation ·         Concern over stacking of units. ·         Concern as to whether sufficient amenity space is being provided. ·         A compromise on quality for temporary accommodation should not be accepted (temporary can be for a fairly long period). E.g. Lack of windows to kitchens not considered acceptable. ·         Queried whether space would be provided in the NAIL accommodation for visitors to stay. ·         Provision should be made in NAIL accommodation to store mobility vehicles. Issue 6 – Transport ·         Need to consider ‘no right turn’ to London Rd from Wembley High Rd. ·         Over provision of cycle parking? ·         Concern over additional activity on London Road, particularly on event days. Other Comments ·         Detailed construction plan required to include routes for vehicles, hours operation etc to ensure impact on residents minimised.  ·         Queried level of community engagement.
(4.	110 Walm Lane, London, NW2 4RS PDF 410 KB  (Queensbury pub) Minutes: The Committee received a briefing on a pre-application for a scheme for the replacement of existing building (containing a public house and former members club) with a mixed use development comprising a public house and function room (A4) and 48 residential flats (C3).. Luke Raistrick, Nick Mokasis and John Losi (Martin Robeson Planning Practice) presented the scheme and answered members questions. Members then went into a session during which they examined the proposal and raised the following issues for further consideration prior to submission of a planning application. The main issues raised at the meeting were: Issue 1 – Principle ·         Need to ensure that the community space is not just finished to ‘shell and core’ standard. Issue 2 – Design, Heritage and Impact on Conservation Area ·         Concern regarding massing and density. ·         Concern regarding modern design. ·         Concern over loss of existing building- consider façade retention? ·         Queried how it can be demonstrated that the building will be of high quality. ·         Queried depth of frontage. ·         Restrictions should be placed on use of balconies to avoid clutter. Issue 3 – Scale, massing, height and impact on daylight/sunlight ·         Would require confirmation that complies with Council’s standards. Issue 4 – Public Realm ·         No further comments.  Issue 5 – Affordable Housing ·         Require up to date financial modelling.  Issue 6 – Standard of Accommodation ·         Noise mitigation needed in view of proximity to railway line. Other Comments ·         Queried response to consultation. ·         Comments have not suggested that the proposed building is exceptional. ·         Queried licencing for existing pub and if there is a special arrangement. ·         Noted the servicing bay – need to consider bus stop opposite.  ·         Blenheim Gardens Residents should be added to the consultation list

Queensbury, Colin Road and London Road presentations at Planning Committee on Monday October 9th

There are three noteworthy pre-applications coming up at Brent Planning Committee on Monday October 9th (6pm).

There are fuller details on the new Queensbury Pub proposals, extensive proposals for the current industrial site bordered by Colin Road, Dudden Hill Lane and High Road, Willesden and proposals for the former Wembley Youth Centre and Dennis Jackson Centre at the top of London Road Wembley.

No decisions are made at this stage but the committee can ask questions and officers in their reports will provide a commentary and suggestions on what needs to be done to make the proposals acceptable.

The meeting is open to the public.

The London Road proposal may be controversial because the three 3-6 storey buildings planned are significantly higher than the terraced houses of London Road and it is adjacent to the Ark Elvin (formerly Copland) playing fields and the wildlife corridor bordering the Wembley Book.

It provides housing for homeless people on the Brent Council housing list, assisted living accommodation as well as privare housing and space for a community centre:

Full details HERE

Cabinet paper on  the London Road site HERE

Large mixed development planned for Dudden Hill Lane/High Road site

The site

Away from Wembley for a change, Brent Planning Committee on Wednesday LINK will see a pre-planning application presentation for a significant development in Dudden Hill Lane/High Road Willesden.  The site is currently mainly industrial units.

The proposal:

The proposal in its current form seeks to create a mixed use development comprising 224 residential units and amenity space, affordable workspace, café, nursery, florist, supermarket and gym. The workspace and retail elements of the proposal would be located at ground floor level with the residential units located on the upper floors. Vehicular access to the site would be from the eastern side via Dudden Hill Lane. Pedestrian access would also be from this side of the site and on the western side to create a desire line through the site and improve connectivity. The proposal would have three main buildings above ground floor level with heights of nine, seven and five storeys. The residential units would have access to communal space at first floor level between the taller buildings.

Site and Surroundings 

The site has an area of 0.93 hectares and is bounded by the Sapcote Trading Centre to the north: Colin Road to the south; Dudden Hill Lane to the east: and High Road to the west. The site is currently occupied by a number of industrial units including a heavy plant hire business, storage facilities for haulage equipment and scaffolding and a MOT station/Used car sales garage. There are three retail units located on the southern side of the site adjacent to the Colin Road/High Road junction. There is also a tyre garage located on Colin Road that does not form part of the site proposal. 

The surrounding area comprises industrial units to the north, an undesignated shopping parade to the east and south and residential properties to the east, west and south. The site is also located within a Locally Significant Industrial Site (LSIS). Residential units in the form of two storey terraced properties are located on the southern boundary of the site on Colin Road. Residential properties are also found along Dudden Hill Lane and High Road. The height of the buildings in the area is generally two/three storeys however there are a number of examples of taller buildings located to the west on the approach to Church End and to the north-east on Dudden Hill Lane. The site is not located within a conservation area and does not contain any listed buildings. 

The site has a Public Transport Accessibility Level (PTAL) of 5 with Dollis Hill underground station located approximately 160 metres to the north-east and regular bus services to Church End, Neasden and Willesden.