This modest black door between shop fronts will lead to 67 bed student accommodation
A planning application to expand present student accommodation at 24 Harlesden High Street from 45 student bedrooms to 67. The site is in a conservation area. The expansion is achieved by utilising some of the retail storage space and several new buildings. One site (blue below) owned by the applicants but not in this application looks likely to be used for further expansion.
Proposed scheme
The applicant, Berber Property Holdings, state:
Since obtaining permission and implementation, the block has been hugely successful and has made a positive impact to both Harlesden High Street and the broader Conservation Area by serving the local student accommodation need with the obvious economic benefits that this has brought. The building, with its high level interior design, common areas including a fully equipped gym, reading areas and social rooms equipped with PCs are highly desirable providing a safe environment which encourages social interaction between the occupants.
The current proposal aims to build upon this success by providing additional student units serving the local demographic needs. The proposal aims to ensure that the building’s use and function continues to make a positive impact on both the local needs and the character of the Conservation Area in a sustainable and meaningful way.
The illustration above of a dense site, at various levels, made me wonder about the fire safety risk, with 67 residents potentially vacating at the same time at night through a narrow exit. There is a Fire Safety Report that I hope planning officers review in detail. At present it seems to suggest exit to an area of safety inside the site. It relies on only the building that is the seat of the fire evacuating.
Ground Floor Units
• The 2 storey single dwelling house will include a protected staircase with fire doors to all rooms on both floors opening onto the staircase.
• The 4 studio units will be limited a travel distance less then 9m.
• All units are accessed from an external communal space however all doors will be FD30S fire doors with self-closers, intumescent strips and smoke seals.
First Floor
• The 10 units on the 1st floor are accessed from a communal open space.
• The studio units will be limited a travel distance less then 9m.
• All units are accessed from an external communal space via an external staircase, however all doors will be FD30S fire doors with self-closers, intumescent strips and smoke seals.
Second Floor
• The 3 units are accessed via an internal communal staircase with a communal lobby distance measuring less then 4.5m.
• The staircase discharges on the 1st floor to an open space to an external staircase down to the ground level leading to a place of safety.
• The studio units will be limited a travel distance less then 9m with FD30S fire doors with self-closers, intumescent strips and smoke seals.
Third Floor
• The 3 units are accessed via an internal communal staircase with a communal lobby distance measuring less then 4.5m.
• The staircase discharges on the 1st floor to an open space to an external staircase down to the ground level leading to a place of safety.
• The studio units will be limited a travel distance less then 9m with FD30S fire doors with self-closers, intumescent strips and smoke seals.
General Points
• Means of escape will be based on the apartment of fire origin only evacuating in the residential accommodation. No interconnection of fire alarm system or evacuation protocol is proposed between any areas.
• Travel distances in the units are limited to 9m with these provisions supported by an automatic fire alarm and detection systems.
There are no comments as yet on the Brent Council Planning portal for this application (Reference 25/2368) but full documentation can be found there. LINK
