North End Road closed from September 16th for 3 days and South Way for a longer period from September 27th

 From Brent Council website LINK

·      North End Road will be closed to traffic from 09:30 on 16 September to remove the temporary Hostile Vehicle Measures (HVM) (Concrete Blocks) and to install the permanent HVM on the footway. It will take up to three days to complete the works and there will be a signed diversion route will be in place for the duration of the  works

·       South Way will be closed at the junction of Wembley Hill Road from Monday 27 September to allow for gas, water and electric connections to be made for the new development on South Way at the junction with Wembley Hill Road. A signed diversion will be in place and we expect the road to reopen to traffic before the 10 October

 

Editor's Note: These are concrete blocks that presently impede pedestrians crossing North End Road and particularly affect wheelchair users and parents with buggies. It remains to be seen whether the replacements improve access.  Traffic lights are still awaited.

 

 

 

 

 

Fury over trees 'hacked down' in South Way, Wembley

I have received a message from a local resident about the destruction of trees on South Way, Wembley. The heartfelt email speaks for itself so I have published it below:

Following on from your piece about the concrete jungle Brent Council are creating LINK  we went to Wembley Stadium last week and these huge beautiful trees in South Way (see screen grab above) along the side of Mahatma Gandhi house development site were still there - last night we walked past and they had all been hacked down, I was so shocked and infuriated, I simply could not believe what I was seeing!!!

First question is - why were they hacked down?  They appear to be on the pavement as they are in line with the road sign?  Several other beautiful trees which were within the blue hoardings were cut down late last year/earlier this year - the developers managed to demolish the whole of Mahatma Ghandi house without cutting down these trees outside the blue hoardings so why have they cut them down now?  

Second question is  - isn't this illegal during nesting season?

Third question is  - when are Brent Council going to stop the total obliteration of anything green in Brent? 

They have this on Brent Council website asking for Community Air Quality Champions LINK and then the let the developers oversee the removal of these beautiful trees during the nesting season.

The destruction of these valuable trees comes on top of all the trees they allowed developers to hack down on Olympic Way and at the Brent House development site too - also 4 trees on the traffic island which were removed by the road was dug up for the sewer works.

I have been trying to get Brent to confirm how many trees they have cut down in our Wembley Central and Alperton wards in the past 2 years - I have a list of 134 trees but they sent me a list of just 23 trees which is totally inaccurate - they have no idea what they are doing or what their contractors and the developers are doing.

Please raise this issue re the loss of more trees.

https://www.trees.org.uk/Help-Advice/Public/When-is-the-bird-nest-season

https://ww2.rspb.org.uk/birds-and-wildlife/bird-and-wildlife-guides/ask-an-expert/previous/treefelling.aspx

https://www.gov.uk/guidance/wild-birds-surveys-and-mitigation-for-development-projects

https://www.forestry.gov.uk/pdf/Dandy_Marzano_Stewart_Moseley_Lawrence_2012_ICF_Street_Trees.pdf/$FILE/Dandy_Marzano_Stewart_Moseley_Lawrence_2012_ICF_Street_Trees.pdf

https://www.michigan.gov/documents/dnr/22_benefits_208084_7.pdf

Sewers again - Wembley Hill Road works until February 14th

Wembley residents sighing with relief after the completion of the sewer works in Wembley High Road now have another set of works to cope with.

Brent Council have announced:

There are emergency road works on Wembley Hill Road near the junction of South Way which require three way temporary traffic signals to control traffic. These works are essential due to the sewer backing up into a property on Wembley Hill Road.

Thames Water will be working extended hours and seven days a week to complete these works as soon as possible.

Advice to motorists is where possible please avoid the area especially during peak times.

Another high-rise development for Wembley but where is the truly affordable housing?

From the planning document

Shortly after my article about the high rise 20 storey development behind the Brent Civic Centre LINK Quintain have put in their planning application (14/4931) for the South West Lands. This is the area along the Chiltern line going south from Wembley Stadium station which is crossed by White Horse Bridge (below) Full documentation for the Planning Application can be found HERE

New developments in white

This fills in the space currently occupied by shrubbery. The application leaves some options which will probably be decided by Quintain on grounds of viability (or better known as profit) in negotiation with Brent Council.

Some of the blocks are 19 storeys high, just one storey below the blocks planned behind the Civic Centre and three or so higher than the Orbis Hotel next to the White Horse Bridge.

Someone recently asked why, having demolished the tower blocks of Chalkhill and Stonebridge, the Council were now supporting the building of them in Wembley?

This is an artist's impression of the impact on the skyline:

Summary of Planning Application

A hybrid planning application, for the redevelopment of the site to provide seven mixed use buildings up to 19 storeys in height accommodating: outline planning permission for up to a total of 75,000sqm to 85,000sqm mixed floor space including up to 67,000sqm of C3 residential accommodation (approximately 725 units); 8,000sqm to 14,000sqm for additional C3 residential accommodation,

C1 hotel and/or sui generis student accommodation (an additional approximate 125 residential units; or 200-250 bed hotel; or approximate 500 student units; or approximate 35 residential units and 200 bed hotel); 1,500sqm to 3,000sqm for Classes B1/A1/A2/A3/A4/D1/D2; together with associated open space and landscaping; car parking, cycle storage, pedestrian, cycle and vehicle access; associated highway works; improvements to rear access to Neeld Parade; and associated infrastructure full planning permission for a basement beneath Plots SW03 - SW05 to accommodate 284 car parking spaces and 19 motor cycle spaces; Building 3A within Plot SW03 to accommodate 183 residential units and 368 cycle spaces at ground floor; and associated infrastructure, landscaping and open space

In the consultation last year, which got a low number of response, out of the 37 general comments the largest number on a single topic was nine (from Consultation summary):

Nine comments express ed the view that affordable housing/family housing should form part of the development and be delivered quickly.

Nine comments related to specific suggestions for provision of infrastructure/amenities as part of the development. These suggestions included schools, GPs and provision for youth, the elderly and disabled people.

So are the consultees going to get what they requested?  The application gives two scenarios for the amount and type of housing:

In Scenario 1 the proportion of social rented housing is 2.2% and in Scenario 2 5%. This is against Brent's 50% target for affordable accommodation. As usual the definition of affordable is unclear but for the developer seems to include the Intermediate category and is hedged by caveats..

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At present, the proportion of the affordable units is not known as this will be subject to negotiations, planning priorities and viability. Therefore, for the purposes of this assessment, a range of affordable housing provision has been considered to ensure the impacts at both ends of the spectrum are identified and,where necessary, mitigated. The range assessed is between 10% (Scenario 1) and 25% (Scenario 2) by unit. In the event that affordable housing provision falls outside these bounds, a review will be undertaken to identify any new impacts or significant changes to the impacts identified as part of this assessment.

Given the amount of housing Quintain's assessment of the number of children in the development seems low. The number of 3 bedroomed properties, a priority for many Brent families is low. Perhaps the developers are assuming most of the residents with be Dinkies (Double Income No Kids).

From this prediction they suggest there is already enough secondary school places if Gateway and  Gladstone Free Schools open (a gamble?)  and the development will have a 'negligible effect'  locally. However there they may be the need for some Community Infrastructure Levy contribution to primary school places as the development is deemed to have a 'minor adverse effect'. With GP's lists at capacity locally it also suggests a CiL contribution to health provision may be necessary.

It is worth reminding ourselves what was promised in terms of social provision for local people at the beginning of the Quintain development, aside from affordable housing:

Anticipated infrastructure is expected to include (inter alia):

· 2 x 2 forms of entry primary school; a new combined primary (2FE) and secondary school (6FE) on the Wembley Park site;

· Extensions to existing local schools; nursery places;

· At least 2.4ha of new public open space comprising of a new park (1.2ha min) and 3 pocket parks/squares (0.4ha each);

·Improvements to the quality and accessibility of existing open spaces;

·A new community swimming pool; indoor and outdoor sports facilities;

·Play areas; new health facilities with space for 14 GPs and 11 new dentists;

and  new multi-use community facilities.

I recommend that among the hundreds of documents you read the Socio-Economic Chapter of the application which covers some of these issues. LINK

Among the positives about the development are the provision of green space and play space for children although we will need to see details about public accessibility and quality. Some of the buildings will have green roofs.

However once again we have to ask, where is the benefit for the ordinary people of Wembley/Brent and what will the Council do to increase the proportion of truly affordable housing for local people?