'Greens best placed to represent us' - Wembley resident

 

The Heron House development

A prominent local resident has taken the unusual decision to write to friends and neighbours about the forthcoming local election.

This is what she had to say:

 Save Wembley From Becoming A Total Concrete Jungle - Please Read Urgently!

Dear Friends and Neighbours,

I would never normally try to influence you on how to vote on Thursday, but desperate times call for desperate measures!

Who can best represent us on the contentious issues of the Regeneration of Wembley? The GREEN PARTY are fielding candidates and in other wards, hopefully an INDEPENDENT.  These may be the very best people to represent us.

I am certainly not against progress and the Regeneration will hopefully bring jobs and prosperity to Brent, but there has to be a sensible balance! This has not happened. Do we really want to see the future of Wembley to be entirely covered in concrete with multi-storey buildings? It would be a nightmare with all the extra congestion,  but that is the way it appears to be going.   Does the Council not think anything is worth preserving of the existing houses, bungalows and flats in Wembley?  I appreciate that the Regeneration of the Stadium and Wembley High Road areas are a "done deal", but we must do better in preserving the other areas of Wembley, which do not fall within the Regeneration.  These could soon also be under threat, so this is why we must act now.

Once they start knocking down a building on a residential  street to build something higher, do you really think they will stop there? It just sets a dangerous precedent for other smaller construction companies to also apply for permission to do the same. Brook Avenue is a case in point. I am sure it will not be long before all the houses with their gardens will be converted to concrete buildings.

The residents fought long and hard to try and stop Heron House on Wembley Hill Road from being turned into a much higher building, but despite all our efforts they received planning permission. Once built, this will certainly start to change the residential character  of Wembley Hill Road. Where will it end?

Quintain promised the residents that they would not only replace every tree which was destroyed, but plant many others around the tall buildings.  This has not happened either.  They will be building a small park, but that is not the same, as it is amongst the very dense high rises that we need more trees and bushes to combat the increased pollution.

Trees do not only enhance an area, they are vital for our good health and well being.  Pollution levels will rise due to the density of the new buildings and this will adversely affect everyone.  We desperately need cleaner air and amongst other things, the best way is to plant as many trees as possible.  I strongly feel that the GREEN PARTY would be the very best party to achieve this and to help us preserve the areas of Wembley we want to continue to live in.

The future of what Wembley will look like in the next 4 years is down to us. Vote wisely!

Warmest wishes

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Brent Council agrees 7.5% 'affordable' housing for Heron House development

Views of proposed development - current building outlined in red

Brent Planning Officers have recommended approval of the Heron House development at 109-115 Wembley Hill Road despite it offering only 7.5% 'affordable housing' and opposition from local residents.The development will have 40 housing units: 23 one bedroom, 7 2 bedrooms and 10 3 bedrooms of which only three are designated as affordable.

On the affordable housing issue officers' report (my emphasis highlighted):
 

London Plan Policy 3.12 requires boroughs to seek the maximum reasonable amount of affordable housing, having regard to a number of factors including development viability. Core Strategy Policy CP2 sets a strategic target that 50% of new homes delivered in the borough should be affordable. Policy DMP15 reinforces this target and specifies that 70% of new affordable housing across the Borough should be social/affordable rented housing and 30% intermediate housing. However, this tenure mix can be varied on individual developments where this is justified by the viability of the scheme and other site-specific characteristics. Objections have been received regarding the level and tenure mix of Affordable housing. 


A total of three affordable homes are proposed, all 3bed Intermediate Shared Ownership units. This represents 7.5% of the development if calculated by unit or 13.3% by habitable room. The use of habitable rooms as a measure of affordable housing provision is typically considered to be appropriate as it gives weight to the provision of family sized affordable homes for which there is a significant identified need within the borough. 


The applicant submitted a Financial Viability Assessment (FVA) to support the application. This has been assessed by consultants on behalf of the Council. The FVA demonstrates that the scheme would generate a land value £1.48mbelow the benchmark land value for the site. Sensitivity analysis was undertaken by the Council’s consultants to assess the impact on viability of a scheme which also included Affordable Rented homes. This showed that including a 50/50 split between Affordable Rented and Intermediate housing units (as opposed to the current proposal including only intermediate housing) would generate an even greater deficit of £1.78m below benchmark land value. As such, the inclusion of Affordable Rented units is not considered to be viable in this instance, and consequently the proposal for only Intermediate Shared Ownership is acceptable within the terms of Policy DMP15. Given the existing use value of the site and high construction costs associated with the basement construction and ground level changes, the proposed scheme cannot support more than the proposed level of Affordable housing. 


It appears that the CP2 and DMP15 targets are now meaningless,

15 residents attended the consultation about the scheme, 20 have objected and 42 signed a petition against it.  As is usual (except in Cllr Sheth's and Butts' intervention in the Spurs-Wembley Stadium application) councillors for Tokyngton ward, in which the development is situated, made no comment on the application.

Many objections were about the development of 2-6 storeys being out of keeping with the two storey suburban houses in the neighbouring area and the compact houses in the High Street (not High Road) Conservation area. There was a wider comment that the area was becoming a 'concrete jungle'.

The application is on the agenda for the October 18th meeting of the Planning Committee LINK

For those unsure of the difference between the High Road Wembley and Wembley High Street this is a picture of High Street:

From Brent Council Wembley High Street Conservation Area Appraisal LINK

 

Heron House campaigners issue urgent call for support before October 25th deadline

The site

Second Pre-application design

From campaigners against Heron House redevelopment plans LINK

We urgently need your support to sign this Letter of Objection to stop the  huge redevelopment of Heron House, Wembley Hill Road, Wembley.  Please make any changes you see fit.

The deadline for comments/objections is October 25th 2016 

1)  Copy the letter below making any alterations you think fit. Insert your full name and address, including postcode, in FROM
2)  Paste into an email with Heron House Ref: 16/4156 in subject line and send  to: mandeep.chaggar@brent.gov.uk
3)  Now please forward to family members over 18 years and as many people as possible anywhere in the UK.

FROM:  

I strongly object to the proposed redevelopment of Heron House, Wembley Hill Road, Wembley by Plowden Limited,  for the following reasons and I urge Brent Council to refuse planning permission.  Brent Council Ref:  16/4156

1)  Stadium & High Road Regeneration: Those who live in Wembley can expect 11,000 high rise dwellings in the massive Regeneration of the Stadium and High Road Areas ("Regeneration").  As this regeneration was planned and agreed many decades ago, its progress will continue and one can only hope it will  be of benefit to all the residents of Brent. Will this now be copied in other locations throughout the country?

2) Smaller High Rise Developments: Our greatest fear is the  smaller high rise developments, which are intrusive and are rapidly creeping into residential streets everywhere,  whose impact is adversely affecting our quality of life.  One of these is the proposed redevelopment  of Heron House on Wembley Hill Road, into expensive higher rise flats and commercial businesses and I am very concerned that if permission is granted, similar developments could very well happen on my street next!

3) Not in Keeping with the Character of the Street:  Wembley Hill Road and all the street off it are totally residential and the existing Heron House was built in the '60s and is not as intrusive, overbearing or dense as the proposed development will be. The proposed development is much larger and certainly not in keeping with the character of the streets  and its visual effect will totally spoil the area.   Our streets consist of houses, bungalows, maisonettes, small blocks of flats and gardens.

4) Too close To Existing Regeneration:  As  the "Regeneration"  has already planned 11,000 dwellings, any more higher buildings in the same vicinity is surely excessive and would have a negative impact on the area, overshadowing all the houses around it, with an increase in noise pollution.

5) Loss of light, privacy and the existing outlook:  Although the Developers apparently plan to block some of the balcony glass partitions, they cannot possibly do this in all directions, so many residents will still be overlooked and lose their privacy and existing outlook. The dense building will also block out a significant amount of light for all the nearby residents.

6) Parking:   The proposal by Plowden mentioned a number of parking spaces smaller than the number of flats proposed. Therefore there will not be enough parking spaces for all the vehicles from the flats and the commercial businesses.   This will be putting even more pressure on the streets around  Wembley Hill Road, where there is already a huge demand for parking spaces and it is almost impossible to find one.

7) Traffic and Air Quality:  The transport implications have not been taken fully in consideration. The traffic at the nearby junction at the London Designer Outlet  is already gridlocked every day, so how will our roads cope with all the extra traffic that will be generated? There will always be disruptions around this junction, as road works never seem to stop and with all the extra traffic from the "Regeneration", we cannot allow even more traffic chaos from this new development.
The air quality in the area which has already been impacted by the "Regeneration", will only get worse. The main pollutants of concern, nitrogen oxides,  are lung irritant and especially liable to harm children and those with chest problems such as asthma. Surely the Council has a duty to enhance the health and wellbeing of the local community and not encourage every one of these smaller developments?  Heron House in particular  is right on the door step of the "Regeneration", it surely is not vital?

8)  Setting A Dangerous Precedent:  If this large higher development is allowed in a residential area, it will also set a dangerous precedent and before long even more developers will want to do the same. How much more destructive impact on our residential areas is the Council going to allow, despite huge opposition from its residents?  It is very unfair, as we are all already trying to retain the residential areas we live in, despite the looming high rises of the "Regeneration"

9)  Likely Purchase of Land Opposite:  These same developers have already expressed an interest in purchasing St Joseph's,  the land opposite Heron house, with a view to building yet another higher rise block! We cannot just sit back and do nothing and allow the development of these buildings, as local people are being priced out of the area, which impacts on other areas of the Borough.

10)  Other Sites:  There are many brown-filled and derelict sites in Brent, where these part/commercial development can be situated and these should be used before encroaching onto our residential streets.

11) Impact on Infrastructure:  What provision has been made for the infrastructure needed to cope with the extra people? As this is a new development,  provision obviously was not made when creating the "Regeneration".

12) A Concrete Jungle:  I am trying not to be too pessimistic, but  these smaller high rise dense developments,  which are causing great concern amongst residents, could happen anywhere and before you know it the whole of Brent could  become a concrete jungle!  I wish I could say with certainty that this will not happen, but the speed with which  these smaller high rises are going up, makes me and my neighbours truly fearful. The lack of transparency when making these decisions is very worrying, as they have an adverse effect on all our lives.

13) Love Where You Live:  On the one hand Brent Council is encouraging residents to "love where you live" and improve our environment and yet on the other forcing us to accept even more higher rise developments.  I know things have to change and progress, but do we have to loose our precious existing residential areas for even more high rises? Surely Brent Council should be aiming for both?

14) The Attitude of Developers: Developers everywhere are undermining and exploiting planning authorities, with planning performance agreements and other inducements.  They must be opposed and cannot continue to completely ignore the wishes of residents.

 15)  Historical Significance: High Street which runs along one side of the proposed development is of great historical significance, more so since there is little left of the old Wembley after the thatched cottage down the road was burnt down. High Street was the main street in Wembley 250 years ago and it is the only public way in Wembley which carries the name "street". As such, we ask the Council to give this due consideration and protect this area and not allow such a massive redevelopment to spoil the character of this quiet historic part of Wembley, , which is so much part of our low rise suburban area.

16)  Lower Level Affordable Housing: We of course appreciate that more houses are needed, so we propose and would be happy to support lower level affordable family accommodation perhaps some with small private gardens, as this is just the sort of dwelling which is in very short supply in the borough. The proposed plans for Heron House are excessive, damaging and totally inappropriate for the area and as such they should be rejected.

(Petition Organiser: Zerine Tata, Tokyington Ward, Email: zerinetata@hotmail.com)

Residents call for support for demonstration against Heron House development on Monday

 MONDAY, 1st AUGUST AT 6.30 P.M.

AT HERON HOUSE, 109 - 115 WEMBLEY HILL ROAD WEMBLEY HA9 8DA

Residents opposed to the planned redevlopment of Heron House in Wembley will demonstrate at the site on Monday and are calling for support from other local people. They claim that the redevelopment plans are inappropriate for what is a residential surburban area and a sign that the high-rise Quintain development around the stadium is encroaching on their homes.

They say:

This large redevelopment of Heron House will adversely affect every one of us  and it will be too late to complain if we get no support and the redevelopment goes ahead!  Your street could very well be next the speed with which these smaller developments are going up all over the Borough!

If this large monstrosity at Heron House is allowed to go up, traffic will increase and the parking situation will get even worse, if that is possible.

Many of us will be overlooked from the higher levels and in 2 years they are buying St Joseph's Social Club  to build yet another higher monstrosity to complete "The Gateway to Wembley"!  

Do we really want that right on our doorstep in our still very residential area?  We cannot do anything about the massive regeneration of the Stadium and High Road areas, but we can certainly try to stop these smaller developers, if we have the support

Residents prepare to fight Heron House development on Wembley Hill Road

When high-rise redevelopment began around Wembley Station it was clear that it would impinge on the bordering  suburban residential areas and particularly the main thoroughfares of Empire Way, Wembley Hill Road and Bridge Road.

Local resident Zerine Tata is drawing residents' attention to a proposed development at the Heron House site at 109-115 Wembley Hill Road:

"The Wembley Residents Pressure Group Against The Large Redevelopment of Heron House"  are preparing to fight this and we really need your support to sign our petition, which will be emailed to you in due course.


zerinetata@hotmail.com

I will  send you the petition to sign, after the developers  apply for planning permission. This will be at the end of this month. (Their usual ploy to do it in high holiday season!)  We  will then only have 21 days to object, so we need to be prepared.

Zerine

THE HIGH RISE DEVELOPEMENT OF HERON HOUSE, WEMBLEY HILL ROAD, WEMBLEY

Those of us who live in Wembley can expect 11,000 high rise dwellings in the regeneration of the Stadium and High Road Areas. As this regeneration was planned many decades ago, it is a "done deal" and their progress will continue and we can only hope that it will be of benefit to all the residents of Brent.

But, there are still the  smaller high rise developments, which are intrusive and are creeping into residential streets, completely destroying our way of life.  One of those is the proposed redevelopment  of Heron House on Wembley Hill Road,  into expensive high rise flats and commercial businesses.

Wembley Hill Road and all the street off it are totally residential and the existing Heron House was built in the '60s and is not as intrusive, overbearing or dense as the new development will be. The new development is much larger and certainly not in keeping with the character of the streets on and off Wembley Hill Road, which consists of houses, bungalows, small blocks of flats and gardens.

As the Stadium and High Road regeneration  has already planned 11,000 dwellings,  any more high rises in the very near vicinity would have an negative impact on the area with loss of light, privacy and the existing outlook.

It is very unlikely that there will be enough parking space for all the vehicles from the flats and the commercial businesses.   This will be putting even more pressure on the streets around  Wembley Hill Road, where there is already a huge demand for parking spaces and it is almost impossible to find one.

If this large high development is allowed, it will also set a dangerous precedent and before long more developers will want to do the same. This will completely destroy our residential areas,  which we are all trying to hold onto, despite the looming high rises of the Stadium and High Road areas.

These same developers have already expressed an interest in purchasing St Joseph's,  the land opposite Heron house, with a view to building yet another high rise block! We cannot just sit back and do nothing. The more signatures we can get on our petition, the better our chances of stopping these high rise buildings, which are so out of character for Wembley Hill Road and the streets off it.

Due to the height and proximity of this development, it will also devalue our properties, most of which were built in the 1930's and were part of conservation areas before the law changed.

There are many brown-field sites in Brent, where this part/commercial development can be situated and these should be used before encroaching onto our streets and furthermore, what provision has been made for the infrastructure needed?

I am trying not to be too pessimistic, but  these smaller high rise dense developments,  which are causing great concern amongst residents, could happen anywhere and before you know it the whole of Brent could  become a concrete jungle!  I wish I could say with certainty that this will not happen, but the speed with which  these smaller high rises are going up, I am truly fearful.

I love where I live and have lived in the same area for almost 60 years. I know things have to change and progress, but do we have to lose our precious existing residential areas for even more high rises? Surely Brent Council should be aiming for both?

We of course appreciate that more houses are needed, so we propose and would be happy to support lower level affordable family accommodation perhaps some with small private gardens, as this is just the sort of dwelling which is in very short supply