You have until Thursday January 3rd 5pm to influence Brent's Local Plan

The consultation  on Brent's new Local Plan ends at 5pm on Thursday January 3rd so there isn't long to get your response in. Full details can be found HERE.

I will be putting aside a certain cynicism about the Local Plan, based on how often planners ignnore the principles set out in the current one,  and hope that many other residents will do the same. The Plan will establish the context of planning decisions and thus the nature of our area for years to come - at the very least we should establish a strong demand for the retention and enhancement of green spaces.

The borough has been split into 7 'Places' and an initial weakness appears to be that Wembley is split rather confusingly between Central Place (Wembley Park) and South West Place (Wembley Central). One would think that the relationship between the two parts of Wembley was crucial in terms of roads, bus and railway transport as well as offices and retail ands thus shold be treated as one place.

Respondents can choose between responding to the details for a particular place (Central Place questionnaire is below as an example) or the overall plan.



This is the East Place questionnaire covering Dollis Hill (including Staples Corner), Neasden and Welsh Harp:

 

The Spring 2018 consultation indicated a split between the general public,  and developers and what were referred to as 'professionals'.  This was particularly evident over high rise flats and the amount of really affordable housing in new developments:

Question 15: Solutions to meeting growth challenges, e.g. tall buildings, lower rise buildings but compromise on standards, or rely on character to inform height/density.

.        2.32  Tall buildings – answers focussed on the need to meet targets with potential to contribute to townscape, those not in favour identified them as eyesores, changing character and perceptions of safety and unlikely to provide affordable housing with criticism of Wembley Park design quality. 


.        2.33  Lower buildings/ compromise standards – there was little support for compromising standards which was considered likely to adversely impact on quality of life/ mental health. 


.        2.34  Take account of existing character – this was supported the most but most people interpreted this as meaning no tall buildings. 


How this is addressed in the Preferred Options Local Plan

2.35    The Plan principally take account of existing character, but recognises that in accordance with London Plan that a positive strategy and sites will have to be identified for taller buildings. The Local Plan focuses on providing ‘clusters’ of tall and increased height, whilst removing opportunity for isolated tall buildings. Lower scale, but taller buildings than exist are identified for intensification corridors and town centres.

Question 16: Where do you consider are the most appropriate or inappropriate areas for tall buildings and why?

2.36    The responses to this part were limited, consistent with the general antipathy towards these types of buildings.

How this is addressed in the Preferred Options Local Plan

2.37    The approach taken forward is to cluster tall buildings in highest Public Transport Accessibility Level (PTAL) areas and those areas where the Tall Buildings Strategy points to such opportunities as part of a positive plan-led strategy.

Question 19: Should higher density housing in suburban areas with greater public transport accessibility be through: conversion/ extensions to existing buildings; infill in spaces between buildings; comprehensive redevelopment of sites, or other?

2.42 Limited number of responses – positive about reuse of buildings and comprehensive redevelopment, but negative about infill.

Question 23: Appropriate affordable housing target.

2.50    From the general public there was more support for the 50% target, although many questioned the affordability of affordable homes provided. The professionals considered 50% too high and pointed to the 35% target set by the Mayor as a recognition of this, as long as viability could still be assessed where lower proposed.

How this is addressed in the Preferred Options Local Plan

2.51    The Plan is consistent with the Mayor’s approach of a strategic 50% target but with a viability threshold of 35% approach. Tenures will be focussed on rented products that even at their maximum are accessible to those on benefits.

Question 24: Greater flexibility in relation to on-site affordable housing provision?

2.52    The general public were against this flexibility as it was likely to polarise communities, developers sought greater flexibility.

Question 25: Affordable Housing Tenure Split?

2.54    The majority of respondents considered that there needed to be a mix, with products genuinely affordable and also those that catered for those working/ wanting to buy. Developers wanted flexibility/ pragmatism on a site by site basis.

How this is addressed in the Preferred Options Local Plan

2.55    Taking account of the needs and viability assessment work a preferred local mix that maximises London affordable/social rent/affordable rented products is prioritised (70%) as a proportion of the affordable housing but also seek a minimum 30% intermediate (shared ownership/ London Living Rent).

Here is the link to the various 'Place' proposals and questionnaires: (see map above to locate your 'Place')

• Central (.docx, 27.0kB)
• East (.docx, 22.3kB)
• North (.docx, 26.9kB)
• North West (.docx, 22.5kB)
• South (.docx, 22.6kB)
• South East (.docx, 22.4kB)
• South West (.docx, 22.8kB)

 

Full details and on-line survey HERE

Alternatively, comments can be submitted by email to planningstrategy@brent.gov.uk or by post to Paul Lewin, Team Leader Planning Policy, Brent Council, Engineers’ Way, Wembley, HA9 0FJ, setting out clearly the page number, paragraph, policy, figure or image the comment relates to.

Your neighbourhood turned upside down? Have your say on new Brent Local Plan

Brent Council has opened cosultation on the Brent Local Plan Preferred Options. It is a highly detailed document detailing possible developments  in Brent divided into stages of 0-5 years, 5-10 years and more than 10 years.

The borough is divided into 7 'places' (Central, North, North West, South, South East, South West). The main growth areas with far-reaching proposals are in Central (Wembley Central and Wembley Park). South East (Cricklewood, Willesden Green, Kilburn, South Kilburn) and North West (Kenton, Preston and Northwick Park).

Wherever you live in Brent you may be surprised that redevelopment of familiar buildings or areas is on the agenda. For example in Central (Wembley) ASDA, Kwikfit and The Torch pub on the corner of Forty Lane and Bridhe Road are included. Both sites of the College of North West London in Wembley Park and Dudden Hill will be freed up by a move to a new building in Wembley. Along with the college in Wembley Park the shopping centre next door (Curry's etc) and McDonalds are due for redevelopment. In South Kilburn the sites of Carlton Vale Primary and Kilburn Park Primary will be up for development if the schools move to a new site as well as all the planned redevelopment of the remaining blocks on the estate.

The document gives a list of developments that are on stream as well as possibilities. This is a list of residential developments in Wembley Park already given planning permission.

Northwick Park (above) is the main development site in North West Place:

There is potential for some tall buildings, subject to being a high quality design. These should respond to the height of the existing hospital buildings, stepping down towards the MOL (Metropolitan Open Land) and areas to the north. The appropriate height, extent and location of buildings will be identified within a masterplan for the site. Consideration will need to be given to the site’s location next to MOL to ensure that there is no inappropriate impact on its setting. Part of the site also falls within the Ministry of Defence (MOD) safeguarding zone for RAF Northolt, in which the MOD will need to be consulted if development is over a certain height
– 15.2m for development that occurs within the boundaries of the University of Westminster Campus and the majority of the hospital campus, and 45.7m for the hospitals eastern car parks and residential accommodation.

Furthermore, there is an area of green space located to the rear of the student accommodation, which has an open space designation. Whilst it might be appropriate through the masterplanning and development process to relocate or disaggregate this open space, overall no net loss will be acceptable. This will be in addition to satisfying the urban greening requirements and providing sufficient children’s play space, in line with London Plan policies G5 and S4. Running adjacent to the site’s southern boundary is the Capital Ring. Development should not impact upon the functionality of the Capital Ring, and should seek its enhancement wherever possible.

Interestingly Chancel House, the former DWP building in Neasden Lane, is ear-marked for a 6 form entry secondary school and college.  As the local authority is not allowed to provide new schools this will be a free school unless a Labour government, committed to not creating any new academies or free schools (policy is not absolutely clear), is elected.

I do urge readers to look at the document in full because it is impossible to cover all the details in this article. These are proposals that will transform your neighbourhood over the next 10 years.

Consultation events (Booking required unless drop-in)
 

Venue	Date
Brent Civic Centre, Engineer’s Way, Wembley, HA9 0FJ	Tuesday 20 November, 7pm-9pm
Bridge Park Leisure Centre, Harrow Road, NW10 0RG	Thursday 29 November, 6.30pm-8.30pm
Kingsbury School, Princes Avenue, NW9 9JR	Wednesday 5 December, 6.30pm-8.30pm
Willesden Green Library, 95 High Road, Willesden Green, NW10 2SF	Thursday 13 December, 6.30pm-8.30pm

Drop-in Session

Venue	Date
Granville Centre, 140 Carlton Vale, , NW6 5HE	Monday 26 November 2018, 12noon-4pm
Brent Civic Centre, Engineer’s Way, Wembley, HA9 0FJ	Tuesday 4 December, 11am-3pm
Ealing Road Library, Coronet Parade, Ealing Road, Wembley, HA0 4BA	Monday 17 December, 4pm-8pm
Kingsbury Temple, Kingsbury Road, London, NW9 8AQ	Wednesday 19 December, 4pm-8pm

The quickest way of giving your comments is by completing the online survey. HERE
Alternatively you can email us or send Brent Council your comments by post by using the addresses below. When responding by e-mail or post, please use the Local Plan Consultation Response Form (.docx, 19.4kB) and set out clearly the page number, paragraph, policy, figure or image your comment relates to.

Email: planningstrategy@brent.gov.uk

Post: Paul Lewin, Team Leader Planning Policy, Brent Council, Engineers’ Way, Wembley, HA9 0FJ
The deadline for responses is 5pm on Thursday 3 January 2019.

 Full Option document. Click on bottom right corner for full size version.

Have your say on Brent's new Local Plan

Readers may well be cynical about another consultation from Brent Council when 'consultation' has often meant commenting on what has already been decided, the Council ignoring widespread local opposition to planning applications, and London and Brent planning guidelines ignored for spurious reasons.

However, for those who hold out some hope for local demoracy and planning for people and not for profit, here are the details:

The council has started work on a new Local Plan which will shape how the borough is developed in the future. There are key challenges for the Plan to address including:

• How do we ensure there is enough housing to meet everyone’s needs?
• How do we create employment opportunities and promote economic growth?
• What infrastructure and community facilities do we need to support new?
• What is the future role of our town centres?
• How do we create places that promote health and well-being?
• How do we ensure development is sustainable, high quality and protects the environment?

Why get involved?

Have your say on the issues that affect how you live, work and socialise in Brent.

Issues and Options Consultation

From August to December 2017 we undertook engagement events.  These sought to capture the views of a variety of people and organisations that have an interest in Brent’s future development. The events and a summary of responses are set out in the Brent Local Plan Consultation Summary document

We are now consulting on an ‘Issues and Options’ document.  This sets out more detail on the key challenges set out above and how we might address them.  It asks a number of questions.  The consultation period is from 8 February to 22 March 2018. 

• Brent Local Plan Issues and Options Document (.pdf, 10.75MB)
• Brent Local Plan Integrated Impact Assessment (.pdf, 4.59MB)
• Brent Local Plan Consultation Summary Document  (.pdf, 7.78MB)

Take the Commonplace Survey on specific places in the borough

Take the Smart Survey on issues and options

To respond to the consultation we would prefer if you answered an on-line version of the questions.  This will make it easier for us to collect and analyse responses, saving time and allowing us to take forward the Plan quicker. Alternatively, you can respond by e-mail, or by post.
Email: planningstrategy@brent.gov.uk

Post: Paul Lewin, Team Leader Planning Policy, Brent Council, Engineers’ Way, Wembley, HA9 0FJ
If not completing the consultation questionnaire, please make it very clear which part(s) of the document you are commenting on, ideally referencing by paragraph and question number.

If you require any assistance or want to get in contact about the consultation then please send an e-mail to planningstrategy@brent.gov.uk or via Twitter @Brent_Council using #shapebrent.

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Wembley development: 'I feel trapped in a nightmare'

Guest blog from Jaine Lunn in reaction to Brent Council's plan to review the Local Plan LINK

I saw your blog and so wanted to comment/blog but am at a loss as where to start. Whilst I think in theory it is a fantastic idea to get local residents involved in the Local Plan review I feel once again Brent Council are just blowing smoke up our arses.  They don't really care, its futile to think that we will be listened to and our suggestions taken on board and acted upon, for them it's just a PR exercise.  They will do what they like and when it goes "Tit's up" they will blame Central Government - they made the laws.

As you know I live in one of the oldest streets in Wembley circa 1906.  I have lived here for 30 years, in the past 10 years I have paid attention to all propaganda delivered to my door on Wembley's UDP, Local Plan etc etc,  It has been changed so many times I have lost count.  I now find myself trapped in what I can only describe as an absolute​ nightmare.  Since the changes in planning laws thanks to Sir Eric Pickles, minister for Local Government and Communities, two office building's at the entrance to my one way street are in the process of being converted to flats.  Despite mine and my neighbours protests at every opportunity to planning, both have been given planning permission to do what the hell they like.  Both have been given permission to increase height by 2 floors.  Neither Developer is providing any social housing, or affordable.  Both buildings will house 1/2 bedroom flats, open plan, live in your kitchen type flats.  Neither one provides any out door amenity space, no balconies etc.  Some in one development does not even meet basic standards in terms of square metres and falls short by even the Councils minimum standards. But hey "they have a get out of jail card" as under permitted development they were not allowed to take action as to what is built within the fabric of the building,  only if they change the outside would they need planning permission.  This has been going on for 3 years and neither building is finished as yet.  When finished it will result in approximately 200+ ( taken from the developer's assessment) people accessing my street.  From 29 houses we will have increased by 60 additional homes.  Whilst they have some parking they are not able to accommodate every flat.

Brent House Annexe's ground floor flats will have their windows open directly on to the high road, despite it being in the Local Plan that they should be offices or shops at ground level.

You need to visit my street, take pictures and post the results. ( Brent Council have made changes to their system so you cannot upload numerous photos):

• Residents with permits cannot park.
• Broken pavements and knocked down bollards created by all the heavy goods vehicles delivering plant and supplies, parking on pavements as street is so narrow.
• Daily blocking access.
• Huge holes in the road as water, gas and electrics make constant upgrades to accommodate the extra facilities required.
• Constant disruption to Broadband and Telephone.  I have had loss to my service 3 times this year so far.  Directly due to all works in the street.
• Ugly hoardings which prevent any natural surveillance of entrance to street, people persistently driving in the opposite direction of the one way system.
• Trucks, Lorries, and workers vehicles parking on private property with gay abandonment.  With no consideration to the residents private parking.  Blocking access to garages, and their own parking  bays. Clogging up the CPZ. We rarely see any parking wardens during the day.
• They work Saturdays, Sundays and Bank Holidays,  drilling and making noise. I have persistently called Planning enforcement who issue notices to cease and desist but to no action is actually taken. Despite being consistently in breach of planning regs, building regs, etc etc.
• Flytipping is a daily occurrence.  I use the "Cleaner Brent" app daily.  I have the proof.

Don't even want to go into the times that Veolia now think its OK to reverse down my street buzzer and lights flashing waking up everyone at 2.30 am, 1.30 am, Midnight was the latest time recorded, but regularly after 11.00 pm at night.

I have proof from Land Registry that the Brent Council (Len Snow being on the Board of Directors for Copland School) transferred the Public Land "Coplands Fields" to Copland School, which is now Ark Elvin who have gained 26+ acres for FREE, to use for the building of the school and MUGA facilities, despite us knowing that we are 50% down on green space for the amount of residents in the area.

The list is endless!

I have no confidence in the system anymore.  Even to the extent of citing the Human Rights Act, which affords people the right to peaceful enjoyment of their property it does not apply to us regular Council Tax payers.

Should the public be involved in Brent's review of the Local Plan?

The report going to the Resources and Public Realm Committee on the Council's Planning Committee proposes a review of the Local Plan.

It proposes a 'Local plan Working Party' to carry this out made up of 'a representative group of councillors' . The first, rather clumsy, sentence of this section of the report mentions the local community but there is no mention of residents' associations or other community groups making a contribution to such a working party.

Surely they should be involved at an early stage to avoid further disaffection and feelings of powerlessness in the force of development and regeneration?

Extract:

To plan proactively for its future and guide development in the form and location where the Council and the local community feels it is most appropriate, the Council will need to start a review of the Local Plan. Whilst it provides the opportunity to refresh the Council’s approach to support current corporate priorities, it is likely to involve some potentially difficult decisions in prioritising housing delivery against other considerations, e.g. balancing affordable/family housing requirements against facilitating what will be high levels of housing delivery; the extent to which low density housing in areas with high public transport accessibility are considered sustainable in the long term; and safeguarding and providing existing infrastructure and non-residential uses against the need to meet housing targets. To meet housing needs and support timely regeneration/development, the Council is also likely to have to take a greater pro-active approach to site assembly/direct delivery than might have been the case in the past. 


To ensure a wider elected democratic mandate a representative group of councillors will be involved in and facilitate the content and direction of the Local Plan as it makes its way through the adoption process. It is proposed that this will be through a Local Plan Working Party, for example dealing with vision and objectives and how themes, such as housing and employment can best contribute to these. The extent and timing of the review will become cleared once a restructure of Planning has been undertaken and the Development Management Policies Plan has been adopted. 


Brent Council consults on new Local Plan and development management

Following the story below on the South Kilburn Queen's Park Place development, readers may be interested in this from Brent Council:

We are updating our planning policies to shape the future of Brent.

We are consulting on the draft Development Management Policies Document, which will guide how we determine future planning applications.

Once adopted it will form part of the Local Plan, and supersede saved UDP policies.
The policies deal with important issues such as:

• promoting strong town centres by setting limits on the number of takeaways, betting shops, pawnbrokers and payday loan shops
• limiting takeaways and shisha cafes near schools
• seeking the quality, size and type of homes the borough needs
• boosting the economy, protecting open space and community facilities.

This is an opportunity for local people and organisations to say what you think about the proposed policies.

The period for consultation runs from 20 June to 31 July 2014. During this period we are also consulting on the accompanying Sustainability Appraisal, and associated alterations to the Core Strategy and Policies Map. All documents can be downloaded below.

• Draft Development Management Development Plan Document (.pdf, 3.74MB) 
• Proposed Alterations to the Core Strategy (.pdf, 456.5kB) 
• Proposed Alterations to the Policies Map (.pdf, 4.43MB) 
• Sustainability Appraisal pt1 (.pdf, 3.99MB) 
• Sustainability Appraisal pt2 (.pdf, 1.96MB) 
• Sustainability Appraisal pt3 (.pdf, 2.43MB) 

Copies of these documents can also be viewed in all Brent libraries during the consultation period.

Policy evidence base

• View the evidence base that supports the policies 

How to have your say

During the consultation period you can complete our online comment form.
Alternatively you can provide detailed comments on the document itself.
You can also email ldf@brent.gov.uk or write to: Planning Policy and Projects Team, Brent Civic Centre, Engineers Way, Wembley, Middlesex, HA9 0FJ.
The deadline for receiving your comments is 5pm on 31 July 2014.
There are also opportunities to find out more about the policies at drop-in sessions where council officers will be on hand to answer your questions. These will take place at:

• Brent Civic Centre, Engineers Way, Wembley, 19 July, 12noon - 3pm
• Sainsbury's, High Road, Willesden Green, Monday 14 July, 4pm - 8pm

All comments received will be taken into account before the Development Management Policies Document is modified and taken forward to the next stage.