Navin Shah calls for Crossrail branch to Wembley Central and Harrow and Wealdstone

From Navin Shah's Office

 

Navin Shah AM today used his appearance at the planning inquiry into London Plan alterations to argue for a new branch of Crossrail 1 linking from Old Oak Common to Wembley, Harrow & Wealdstone, and beyond. Mr Shah argued that providing this important piece of transport infrastructure would unlock the expected development of these town centres.

The comments came at today’s session of the Examination in Public at City Hall, where the Mayor’s further alterations to the London Plan are being examined by an independent inspector.

Mr Shah also argued that the proposal to designate Harrow & Wealdstone as an Opportunity Area must not become an excuse to allow high-rise development that is inappropriate for the area. He said there must upfront funding for key infrastructure as well as genuine community involvement so that decisions about development reflect the concerns and hope of local people.

After attending the Examination in Public today, local London Assembly member Navin Shah said:

The new branch of Crossrail 1 extending from Old Oak must include stops at Wembley and at Harrow & Wealdstone, and the London Plan must be amended to reflect this. Connecting these important Opportunity Areas with the necessary transport infrastructure is vital to ensure that development is done in a way that benefits the local community, and reflects their concerns and their hopes for the area.

If Harrow & Wealdstone is going to be designated as an Opportunity Area, it must have upfront funding provision for key infrastructure works like step free access for Harrow On the Hill Station and Redevelopment of Bus Station.

The Examination in Public presents a significant opportunity to shape the London Plan, the Mayor’s strategic planning framework for London. I participated in order to stand up for the future of Brent and Harrow on key issues of concern like our need for homes and jobs, town centres, community facilities, and regeneration.

PARK ROYAL: Hammersmith & Fulham object to London Mayor usurping planning powers while Brent remains silent

This Guest Blog from Harlesden Blogspot highlights a neighbouring borough's  reaction to the London Mayor's proposal to take planning powers from Brent, Ealing and Hammersmith & Fulham in order to develop the Old Oak Common and Park Royal site. So far Brent Council has been silent on the issue, merely advertising the consultation, which closes on September 24th, on its website LINK

The issue will be discussed at the Harlesden Brent Connects meeting on July 8th at Tavistock Hall, off the High Street AGENDA

A proposal to take local planning powers away on one of the capital’s biggest housing projects are ‘an anti-democratic land grab’ which gives the potential for the Mayor to allow the building of properties for overseas speculators rather than homes Londoners can afford, according to Hammersmith & Fulham (H&F) Council.

The Mayor of London launched a consultation on plans to create a Mayoral Development Corporation (MDC) around Old Oak Common and Park Royal which is the area where the new High Speed 2 (HS2) hub station is expected to be built.

The MDC would assume planning powers within its borders, which span large parts of the north of H&F and parts of Brent and Ealing. H&F’s new administration objects to this and has raised concerns that this is nothing more than a land-grab designed to make life easier for the developers – at the cost of local people.

South Kilburn regeneration threatened by HS2

An officers' report going before the Full Council Meeting on March 3rd asks members 'if considered expedient' to resolve to oppose the HS2 Bill  and consider 'the passing of further resolutions..to authorise the deposit of a petition against the Bill in either or both Houses of Parliament'.

The report suggests that location of the proposed ventilation shaft and transformer (see CGI above), next to Queen's Park Station, would have an adverse affect 'not only on that site but also on the Council's regeneration plans for the wider South Kilburn area'.

The report states that there are a number of good reasons to offer broad strategic support for HS2 in terms of improved connectivity and job opportunities in areas such as Old Oak Common, but  identifies three negative impacts on the borough.

1, The Bill seeks powers for the compulsory acquisition of  'all interests' in land in South Kilburn 'which does not appear to be required to implement the proposed new high speed railway line.  The land includes parts of the South Kilburn Estate including St Mary's School, parts of site 11b, Alpha and Gorefield Houses and the new development on Cambridge Road and Chichester Road. It is also proposed that some land will be possessed on a temporary basis and the Council states that it sees no reason why the sites above should be permanently acquired by HS2 and should petition on this basis if discussions with HS2 fail.

2.  The Council has approved plans for the Queens Park Car Park site (Site 18 in the South Kilburn Regeneration Programme)  which involves demolition of Cullen House, Keniston House, Premier House and the Falcon Pub and the erection of 137 flats (39 of which are affordable), public space, office and commercial shop space.  The HS2 plans for a ventilation shaft and transformer would disrupt these plans with a loss to the Council and also affect the decanting of residents on the South Kilburn Estate during regeneration.

The Council has put forward an alternatiuve plan for the ventilation shaft  to go on the east side of Queen's Park Station but HS2 said although that was technically possible  their preferred site was still the original proposals because of  'changes that would otherwise be required to the alignment of the proposed HS2 tunnel, access issues and a likely increase in temporary impacts during construction on nearby residents and a local school'.

A subsequent  report from Lambert Smith Hampton, commissioned by the Council, concluded that there was a 'clear economic and financial benefit associated with relocating the ventilation shaft and auto transformer from Site 18 to the alternative Canterbury Works site. The Council will challenge the adequacy of the project's  Environment Statement on the basis of:

• Inadequate consideration of alternative sites for the proposed ventilation shaft and transform
• No proper justification for the current design and scale of proposals
• Incorrect baseline assumptions
• Inaccurate assessment of effects; and
• Lack of/inadequate mitigations proposed

3. Brent Council  supports the proposals for a new interchange between HS2 and Crossrail at Old Oak Common, including links between the interchange and the West London Line and North London Line. However they also think that additional value could be achieved for a new rail link between Cross Rail an the West Coast Mainline.

The report argues that such a link would enable users of  London Midland Services to transfer onto Crossrail, 'providing improved services straight into central London. It would ease congestion at Euston and  save passenger time. Officers suggest, 'By accommodating the future delivery of this link as part of the HS2 construction plans at Oak Old Common, there would be an opportunity for trains to run to Wembley with a direct link on to Heathrow and services to the West of England.'.

Officers recommend  that the Council considers supporting any petition by TfL for the delivery of enabling works at Old Oak Common to allow for this link.

The report discusses the uncertainties over the amount of compensation the Council might receive from compulsory purchase but goes on to state,  'It is clear that several millions of value are at risk from the HS2 proposals as they currently stand.'

The report sets out the estimated costs of Petitioning the HS2 Bill:

Ventilation Shaft: £150,000
Compulsory Purchase Order £40,000
West Coast Mainline Route £380,000

The report recommends the first two only.

Brent's detailed response on HS2 consultation

The Brent Executive will be asked to approve the following officers' response to the government's consultation on HS2 at their meeting on September 19th:

i. Brent Council supports, in principle, the development of high speed rail to help provide the basis for long-term and sustainable economic growth, whilst having the potential to deliver reductions in carbon emissions by achieving a modal shift from air travel. However, investment in high speed rail should not detract from funding for other rail infrastructure.

ii. Brent Council supports the proposals for the Y’ shaped network as one which delivers the greatest benefits for connecting the Midlands and the North to London.

iii. Brent Council welcomes the commitment to link HS2 to HS1. However, it is considered that the current proposal, to use existing track on the North London Line, could adversely impact upon existing suburban services, or upon future proposals to improve these. Any link should have dedicated infrastructure so as not to compromise capacity on the North London Line and/or the frequency or running speed of the HS operation.

The proposal for an interchange station at Old Oak Common is also supported in principle. However, this must maximise the potential for surface and rail connectivity with the surrounding area so that it can become a major transport hub for West London inthe same way that Stratford has developed as a major hub in East London.

There is an opportunity for interchange not only with Crossrail and the Great Western line, but also with the North and West London lines and with the existing West Coast Main Line and London Midland services at Willesden Junction, less than 800 metres away.

The Council believes that maximum benefit would be gained from linking Crossrail at Old Oak Common to the existing West Coast Main Line so that Crossrail trains could then run through onto this track and extend Crossrail northwards through Wembley Central station. This would support Brent’s largest growth area where substantial mixed use development is proposed, and make use of the track capacity anticipated to be generated by HS2.

Such a proposal would not only help maximise connectivity at Old Oak Common but would, more importantly, further relieve pressure from passengers arriving at Euston. The Council are of the view that the scope of HS2 should be widened to develop this proposal hand in hand with HS2.

Additionally the Council is concerned that the proposals do not contain details of arrangements for surface level connectivity to the hub station. The Council are of the view that the hub station should provide increased opportunity for residents in Brent, particularly those in the Harlesden and Kensal Green areas, to access employment opportunities in the region. This should be afforded by direct and suitable surface connectivity to the OOC hub station through Willesden Junction.

v The Council echoes concerns that have been expressed by residents in Brent about the potential effect on residential amenity of a tunnel for high speed trains located directly beneath their homes. Those concerns have not been addressed by information HS2 has provided during the consultation period about the impact
during construction and when HS2 is in operation.

It is Brent Council’s view that it should be possible for a tunnel to be constructed under the current West Coast Main Line track for a substantial part of the route from Old Oak Common to Euston, thus avoiding the possibility of such additional disturbance.

The Council is of the view that HS2 should undertake further work to explore the possibility of re-aligning the route (to the North Acton portal) beneath the WCML.

Additionally HS2 should ensure that construction and operational arrangements for any length of HS2 (or the HS2-HS1 link) in tunnel clearly demonstrate the absence of any impact on properties above the route so as to eliminate current concerns about amenity and blight.

The Council is also concerned about the potential impact of the proposed vent shaft on the Queens Park Station site at Salusbury Road. This is an important site which is a key part of the South Kilburn regeneration proposals, providing a mix of housing (around 200 homes) over lower ground commercial uses. The Council understands that the vent shafts are required approximately every 2 kilometres of tunnel, and that this is the distance between vents implemented on HS1. It is also understood that there is some flexibility over the precise siting of the vent shafts.

The Council is proceeding with the development of the Queens Park station site and therefore asks that the vent be located on an alternative site that is of less value to the South Kilburn redevelopment programme. For example, the vent shaftcould be located on land to the east of Queens Park station which is currently used as a builders yard/depot.

Brent Council also has an interest, as a member of the West London Waste Authority, in the potential impact of the route on the waste management site around Victoria Road in the London Borough of Hillingdon. Brent would wish to see a reconsideration of the route at this point so that it no longer impacts upon the operation of, or future operational proposals at, the Victoria Road waste transfer station.

Finally, and in the wider context, the Council is concerned about the development of HS2 proposals in the absence of plans to manage onward dispersal from Euston.Notwithstanding the positive impact of the OOC hub station on the numbers of passengers needing to use Euston, the Council is concerned that proposals for HS2 are developed and progressed in tandem with a package of measures to ensure that the transport network at, around and beyond, Euston can cope with the additional passenger numbers anticipated as a result of HS2 and regional growth.