Tirzah Mansion, Salmon Street, 13 flats to replace family house - Brent Planning Committee tomorrow

 

Tirzah Mansion, 26 Salmon Street now (Krisha Court far left)

 Proposed flats

Tomorrow's Brent Council Planning Committee will consider a significant application for conversion of a large family home into flats LINK. The site is at the junction of Queens Walk and Salmon Street. Across Queens Walk is Krishna Court, a block of 9 flats that also replaced a family house. Thirteen flats are proposed for the Tirzah Mansion site.

The value of redevelopment into 13 flats is shown by the current valuation of the existing house.

Source

There are 27 individual objections to the plans based mainly on the size of the building and not fitting into the suburban landscape of Queens Walk. Objectors include St Nicholas Prep school on Salmon Street.

Queens Walk

 

However, the officers' report suggests its fits in well with the existing frontages along that side of Salmon Street.

No affordable housing is provided but as the viability assessment suggests a surplus, a contribution to affordable housing elsewhere is required subject to a late viability review.

Some changes have been made to the original plans with no habitable room windows overlooking 43 Queens Walk and moving the car park closer to Queens Walk.

Objectors point to the case of Krishna Court which was pitched to Planning Committee as increasing Brent's housing while in fact it has been operating as a short stay luxury apartments hotel LINK. Officers say this could not happen as a hotel would require specific planning permission. However, they have failed to take action over Krisha Court. See LINK

This passage in the officers' report is particularly significant (and not only for the fact that they got the name of Salom Street wrong!). See the last sentence:

As noted above, the application site is not located within a priority location for additional housing. In this regard, Policy BH4 requires greater weight to be placed upon the existing character of the area when determining the density of development appropriate. The area surrounding the property mainly comprises of traditional two storey detached and semi-detached properties with mid to large sized garden areas. A number of these properties benefit from loft conversions, with visible extensions to the roof such as dormer windows. Krishna Court to the opposite street corner on Queens Walk comprises three storeys, whilst Cherrylands Close to the north also comprises a taller development, with accommodation in the heightened roofspace (second floor level). The site is also located approximately 80m from the Salmon Lane Intensification Corridor to the south, whereby Policy BD2 identifies that up to 5 storeys could be acceptable. The policy accepts that the character of these streets will change and that heights of proposals do not necessarily have to reflect existing adjacent properties. The anticipation is that over time, if the policy is successful, those buildings are also likely to be replaced with more intense development.

 

The officer's conclude:

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 obligations secured through a Section 106 Agreement. The proposal would result in the provision of 13 new homes, including 4 family sized homes, and would meet an identified need in the borough. The scheme would comply with affordable housing policy despite the absence of affordable housing on site as the relatively low surplus identified means that an off-site contribution would be appropriate.

The proposed development is slightly larger than the surrounding buildings both in terms of height and massing. As discussed, the Officer view is that the design responds well to its the context and is well composed. No harm is considered to result to the setting of the St. Andrew's Conservation Area. However, if one did conclude that a degree of harm resulted, the Officer's view is that the level of harm this would be "less than substantial" and significantly outweighed by the benefits of the scheme,

 

 

Tirzah Mansion (26 Salmon Street) planning application open for comments until January 25th

 

The present building at 26 Salmon Street on the corner of Salmon Street and Queens Walk

Initial design (above) and submitted (below)

 

Plans for the rdevelopment of the large single house on the corner of Salmon Street and Queens Walk , Tirza Mansions, 26 Salmon Street, was submitted to Brent Council in December 2023. The proposed scheme comprises of a four-storey flatted development comprising 13 dwellings: two studio flats; three 1-bed flats; four 2-bedroom flats (two 3-person and two 4-person) and four 3-bedroom flats (two 4-person and two 5-person).

As predicted when Krishna Court, on the opposite corner,  received planning permission, it is being cited as a precedent:

 Opposite the site on Queens Walk, planning permission has recently been granted (Ref. 19/2163) for the demolition of existing building and erection of a two and three storey building accommodating seven dwellings with new vehicular access and associated landscaping. [Editor’s note. It has been built although it was said to be family housing, it is in fact an AirB&B type hotel enterprise] This development is known as Krishna Court. This is also a corner plot and there is a precent established along Salmon Street for semi-detached 2.5-storey housing book ended with 3-4 storey flatted developments acting as feature corners.

A map is submitted showing similar developments along Salmon Street. (26 Salmon Street in blue)

 

 

Provision of  affordable housing is ruled out in the submitted documentation but the agent in  the October 2023 video consultation said it had not been decided and a contribution might be made for affordable housing elsewhere:

 

There is a strategic ambition across London to deliver 50% of all new homes as genuinely affordable as set out in policy H4 of the London Plan. Policy H5 of the London Plan sets the threshold approach to major development proposals. This sets out that a minimum of 35% affordable housing by habitable rooms should be delivered. A viability assessment is required where a development proposal is not able to meet the required affordable housing provision.

 

This application is submitted with a viability appraisal which concludes that it is not financially viable to provide on-site affordable housing. The report will need to independently reviewed by the Council. It should also be noted that registered providers who manage affordable housing are unlikely to purchase 4 affordable homes which is what would be required to meet the planning policy requirements.

You can see recordings of the video consultations HERE that also include a presentation by the developer's agents and architects.  

The Brent Trees Officer has made recommendations on tree planting HERE. Before the present building was redevloped a few years ago there were are large number of conifers surrounding the site but most of these were removed. 

 

The spaces around the building include 7 parking spaces

 

 The development site in suburban context

 

There are a handful of objections on the Brent planning portal LINK.  The Neighbourhood consultation ends on Thursday January 25th 2024.

This is one of the objections:

  1.  It is not in keeping with single family homes in this area - which are being reduced - see 44 Queens Walk which has been converted into flats and on the market for sale since the completion - showing the lack of interest in flats for these roads;

2. Multi-generation properties are required for the family unit and also with our aging population the elderly can be looked after by their family in a warm and safe environment - more homes here are becoming multi generational and families - having flats make these less accessible for families;

3. The size of the flats also will make it very difficult for growing families to have space to live together;

4. the size of the proposed development is not in keeping with the street and other homes. The front of the building is very far forward - it should be set back and in line with 24 Salmon Street.

5. the proposal is showing parking for 7 cars maximum which would not even allow one car per flat - this would cause further congestion onto Queens Walk;

6. there would not be enough garden space for the flats - again not in keeping with Salmon Street nor Queens Walk and not beneficial for any children living in the properties

7. the height of the proposal as well will be very imposing for the area and again not in keeping with the current use of the neighbouring properties

Many homes are being redeveloped in the Salmon Street, Queens Walk and the surrounding streets into single family dwellings. These are all occupied or under development for the families moving into them. This shows the demand for this type of property here. There are many flats around the station and the main roads - thus catering for the demand for these types of property. Kingsbury is known to be a family area. There are not many shops here. These are all by Kingsbury Road and the Wembley developments. Thus where the flats are required. The tube stations are a lengthy walk or bus ride away - thus again why it is important to keep some areas with houses and not densely populated with flats - where accessibility in the area is not so good.

 

The Neighbourhood Consultation Expiry Date is Thursday November 25th 2024. Application number 23/3833.  LINK

 

CONSULTATION LUNCHTIME TODAY ONLINE: Plans for a 4 storey block of 13 flats on the corner of Queens Walk and Salmon Street - consultation this evening and tomorrow lunchtime

 A large house at 26 Salmon Street, Kingsbury NW9, built within the last 10 years, is set to be replaced by a four storey block of  13 flats.

Wembley Matters warned that the approval of Krishna Court, a block of flats that replaced a family  house on the opposite corner of Queens Walk, could lead to similar applications. Krishna Court, claimed to have been an addition to Brent housing stock, is in fact an AirB&B and despite being notificed as far as I know Brent Council has taken no enforcement action on it. Krishna Court is 8 flats. The application for 26 Salmon Street (image below) is for 13 flats.

 

 

Developers are consulting with the public this evening and tomorrow about their plans. See LINK

Monday October 2nd 7pm BOOK A PLACE

Tuesday October 3rd 1pm BOOK A PLACE

 From the website: 

We are proud to bring forward this development of much need high quality homes, having undertaken a significant design process for this new building.  We are looking forward to meeting our neighbours, hearing your comments, and considering them before submitting an application in the autumn.

This proposal, for much-needed homes, is for a four-storey building with 13 new homes including:

Two studio flats

Three 1-bed flats

Four 2-bedroom flats

Four 3-bedroom flats

Community Amenity Area and Play Space

We are including a secluded courtyard and community amenity area and play space at the rear of the site.

At the ground floor, large amenity areas for all residents are provided fronting onto Salmon Street and adjacent to 43 Queens Walk.

Parking

Parking will be provided at the side of the property on the Queens Walk elevation. We are including 7 car parking spaces and 23 cycle spaces.

When residents commented that this post was the first they had heard of the proposal I rang the PR company and they say they wrote to neighbours on Salmon Street, Queens Walk, Deanscroft Avenue, Tudor Close, Bruno Place and part of Kingsmere Park.

On the other side of Salmon Street at Number 39. It says it is a family home...

 

 

80 year old twins show the way on protecting the local environment

 

Anne and Margie at work in Salmon Street

I came across Anne and Margie in Salmon Street, Kingsbury this morning and paused for a chat.

The 80 year old twins have formed the AM Litter Patrol to pick up litter  in the shrubby verges of Salmon Street and invite others to join them.

Their placard says, 'I'm only 80, you figure it out!' suggesting that if 80 year olds can do their bit for the environment then others can too.

The initiative emerged from the twins' concern about climate change and the impact it will make on the next generations:

We didn't realise at the time that we, unknowingly, were contribution to climate change along with the rest of our generation through rampant consumerism. We know now and want to play our part in preserving and improving the environment.

Like many others who take part in litter-picking they are stunned by the efforts people go to in order to avoid disposing of litter responsibly and amazed at the variety of objects that they pick up in the tangle of vegetation along Salmon Street.

Amidst the gloom of a grey winter's day and pandemic concerns it was a reat treat to meet Anne and Margie. Thank you.

Twin oaks of Salmon Street are safe

 

 The oak trees today

Yesterday  morning a Brent Fightback Facebook member saw work going on at the twin oak trees at the corner of Salmon Street and Queens Walk and fearing that the mature trees were about to be removed, raised the alarm.

Number 44 Queens Walk is the site of the controversial demolition of a detached suburban house to make way for a block of flats.

Brent tree protectors swung into action and soon ascertained that the trees were protected.  Gary Rimmer, Brent Trees Officer, told Wembley Matters that the trees were being 'reduced' by a reputable firm of arboculturalists.  He said that the new development was being built back from the road to leave room for the tree roots.

Much relief all round but is is good to know that locals have their eyes open, especially as Salmon Street has some lovely specimen trees.

Kingsbury's surburbia under threat?

44 Queens Walk on the corner of Salmon Street and Queens Walk (view from Queens Walk)

The view from Salmon Street

Neighbours of a proposed development on a site at the junction of Salmon Street and Queens Walk in Kingsbury are expressing consternation at plans for the development of what was a single family house into a block of 8 flats.

Queens Walk has been seen as one of the most handsome suburban streets in the area with a number of different individual style houses that nonetheless blend into a  pleasing whole. Like many such streets there have been unsympathetic refurbishments and extensions which Brent Council has allowed and of course front gardens given over to car parks.

However, for many the latest application is seen as a step too far and possible opening the possibility, by establishment of precedent, to more such applications.  Number 44 Queens Walk has been empty for some time and has clearly deteriorated and was purchased at a fairly knock-down (sorry!) price for demolition and redevelopment.  The conversion from family house to 8 flats (2 three bedroomed, five 2 bedroomed and one 1 bedroom) to be sold at market prices will yield a considerable profit - tempting to other developers.

I see little reason to disagree with what one of the objectors had to say about the application: 

Queens Walk is typical of the leafy suburban character of many parts of Brent. The properties in Queens Walk are all two-storey detached or semi-detached houses, set well back from the road and of individual yet complimentary appearance. The proposed four storey development at number 44 would be significantly taller than any other property in the road and the design makes no attempt to blend in with the architectural style of Queens Walk. 

One of the reasons that previous applications have been denied is that the design, layout and appearance are out of character. The developer has come back with a design that is even taller than the previous submission and makes even less attempt to reflect the suburban architecture of the area. How can this be acceptable? 

The Brent Local Plan that is being consulted on at the moment promotes a vision of "respecting the predominantly suburban low rise character of the area" The current Core strategy states even more strongly that one of the aims is "to protect and enhance the suburban character of Brent and to protect it from inappropriate development." 

Queens Walk has a distinctive suburban character. The building is totally out of character with the rest of Queens Walk and is in fact an ugly building. Whatever is put on this plot will be there for a considerable length of time. Surely, we should be improving the environment with buildings that enhance the surrounding area, not buildings that will spoil it?

Views invited on phone mast and cabinet changes Fryent Way/Salmon Street/The Paddocks/Pilgrims Way

Cllr Michael Pavey is asking residents in Barnhill ward for their views on a proposal to upgrade the mobile phone mast and cabinets on the roundabout at Fryent Way/Salmon Street/The Paddocks/Pilgrims Way.

 

 Full drawings showing the height of the mast and position of cabinets HERE


Send your views to:  Cllr.Michael.Pavey@brent.gov.uk

Skip lorry demolishes tree in Salmon Street, Kingsbury

A tree felled by a storm is always a sad sight, it is even sadder when it has been uprooted by human agency.

This morning around 10.30 a skip lorry, driving out of a building site on Salmon Street, Kingsbury, collided with an ornamental cherry which had stood on the street's grass verge. The tree which was in full blossom, was wrenched from the ground and blocked the north bound lane for some time.

Half Marathon runners impress the Kingsbury locals

The runners in Fryemt Way, Kingsbury    Photo: Philip Grant

It was a cold Spring morning but possibly ideal weather for running a half marathon.  I was in time this mormning to see the runners emerge from The Paddocks to stream off down Salmon Street  with only a few locals, including whole families, lining the route to cheer them on.  However the few did manage to make plenty of supportive noise which the runners seemed to appreciate.

One Salmon Street resident told me that she enjoyed watching the runners. "They are all ages, all shapes and sizes, all types,  just normal people," she said, waving to a young Somalian  woman in hijab and track suit  who was trotting by.

A neighbour, who was unable to drive out of Pilgrim's Way to go and see her mum for Mothers' Day because of the road closures, was patiently waiting at the roundabout, but said that despite her frustration she admired what the runners were doing.

15.00 Water Supply Problems Kingsbury and Wembley-Update

Affinity Water have posted this information on their website


Carlton Avenue/Preston Road HA9, Belverdere Way HA3, Church Lane NW9 8 - We have successfully repaired the burst water mains and anticipate full restoration of your water supply within the next 30 minutes.

Salmon Street NW9 - repairs are on going to fix the burst water main, we will provide an update as soon as one becomes available.

Should you experience any discoloured or aerated water, which is not uncommon following a mains interruption, we recommend that you leave a mains fed tap running for approximately 5-10 minutes. Discolouration of the water is caused by small particles of iron which are within the mains and disturbed during interruptions. Cloudy water is caused by air that becomes trapped in the mains, neither of these are harmful to your health.

Where it has been necessary to excavate the area we will continue to work with the local Highways Authority to return the road surface area to normal  and ensure that the road or footway is safe for all vehicle and pedestrian traffic. This may mean that we have to maintain the site and any necessary traffic management until this is the case.

We apologise for the inconvenience caused by this incident and thank you for your patience today.
This message will be updated after 17:30.

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During this time we ask you not to use any electrical appliances, that require a water supply, like washing machines or dishwashers, and to conserve water from storage tanks during the time your water supply is interrupted.

We apologise for the inconvenience caused and thank you for your patience.


Follow this link to their website for updates AFFINITY

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