Positive response to TfL's cycling plans for Harlesden-Wembley Central route: 'Now let's build it - no time to lose!'

From Transport for London

Between 10 November and 21 December 2023 we consulted on walking and cycling improvements between Wembley Central and Harlesden stations.

 

The proposals include a protected two-way cycle lane on the A404 Harrow Road and Brentfield, new and improved cycle and pedestrian crossings over Harrow Road, better street lighting and more trees and plants to help make the area feel safer and more welcoming. 

 

We received 313 responses in total, including ten from stakeholders. 

 

Some key findings include:

• 83 per cent (233 respondents) think the scheme will encourage more people to walk

• 87 per cent (243 respondents) think the scheme will encourage more people to cycle2

• 69 per cent3 (190 respondents) think the scheme will encourage more people to use public transport

• 60 per cent (163 respondents) think the scheme will mean fewer people will choose to travel by motor vehicle for personal journeys and 46% (125 respondents) think it will have no impact on business journeys

 

Next steps

TfL will continue to work closely with LB Brent officers to develop these proposals for walking and cycling improvements between Wembley and Harlesden over the coming months. The feedback we heard from local people and other stakeholders during our consultation will inform this work, along with further surveys and assessments.

 

An updated set of designs for these improvements will then be shared with Brent Councillors, who will then make a decision on whether to progress the proposed design solution to construction.

 

We will continue to liaise with community stakeholder groups to provide updates on our progress.

 

These are the indicative timescales we will work to, going forward:

• Spring 2024 – further design work, including surveys and assessments
• Summer 2024 – continue to engage with stakeholders
• Late 2024 – decision point (with Brent Council) to commit to constructing the scheme, subject to acceptance and further refinement of proposals following the consultation, The contract for the detailed design work would then be issued
• 2026 – anticipated start of construction, subject to approvals and programme
  

 

On Twitter Brent Cycling Campaign said:

The report into the consultation on the proposed walking and cycling improvements to the Wembley-Harlesden route has been published. Disappointing response rate but largely supportive. Let's build this now pleaseTfL and Brent Council. No time to lose.

.

Proposed new development on London Road, Wembley at Planning Committee on May 8th

 

 

Planning Committee on Wednesday will consider an application to redevelop a building on London Road, close to the High Road, presently consistingof 8 one storey shops and a workshop at the rear, into a double frontage part 6 storey, part 7 storey block of mid-rise flats. LINK

For those who know the road it would be between Patidar House and the chicken shop on the corner of London Road/High Road.

London Road proposed 

Street view of the 6/7 storey double block

Aerial view showing proximity to Central Apartments

 

Residents of the Central Apartments on Wembley Central Square have been most vocal in their opposition:

 I am an owner occupier of at Central Apartment which was build as a part of regeneration programme and currently has 117 families occupying this development since 2010. I am submitting this Objection on behalf of the Wembley Central Resident Association (CARTA) which has more than 90 families as paid members. Our association is recognised by the landlord and our local representatives. I am a Chairman of this association and in that capacity on behalf of our members, I strongly object to this development for following reasons.

1. Our track record of corporation and supporting local regeneration -

We have not objected to any other developments in the close proximity of development in last 12 years and always supported Brent in its regeneration agenda. This proposed development directly impacts our quality of life and investment and hence we strongly object it.

2. Devaluation of 50 plus apartments facing windows and balconies to London Road.

As illustrated in the separate photographic evidence, this development will block the view of the windows and balconies facing London Road and significantly devalue the properties to the significant drop in appeal of these flats upto 40% from the current market price.

3. Loss of sunlight and its impact on living costs.

This development is too close to us literally in the face of the balconies and windows of 50 plus flats facing London Road , which receive its sunlight only in the morning from NE side (facing London Road) till noon. All the windows of our flats are facing this side only and there is no other way to get the sunlight. The close proximity of the proposed construction of seven storey building will create a complete wall in front of us blocking any natural sunlight at any time of the day and in fact we will come under shadow of it.

As illustrated in the photos send separately it is going to create complete darkness in 50 plus flats and directly forcing residents to use more electricity and heating to keep the flats warm and maintain sufficient visibility in the flats even during day.

3. Insufficient Ventilation -

Due to the layout of the property and building design, we have limited options to achieve natural cross ventilation and completely depend on the fresh breeze from NE. This development will completely block it and the current MEP systems in the flats are not designed to operate without any natural ventilation. As a result this will create unhygienic , unhealthy living conditions to all the residents which could lead to long term health issues.

Also its impacts on the maintenance costs of properties, It is important to note that one person produces 4 pints of moisture per day, through cooking, cleaning, bathing and breathing. Therefore 5 people will produce 84 pints of moisture per week. with inadequate ventilation moisture produced will condense to cold surfaces, and eventually turn to mould which could also lead to additional wear and tear/ maintenance costs of the property.

4.Loss of views and loss of privacy - All 50 plus flat owners have bought their flats with an extra premium for the views for Wembley Stadium Arc and overall landscape . The proposed development will completely block it and lead to becoming unattractive to occupy due to significant change in the surrounding. The new development's close proximity to our windows and balcony would result us in losing our privacy of occupation.

This is a significant risk to our investment and with this objection , we are hoping this development proposal would immediately stopped to progress any further. In the event this proposal is progressed further without any further consultation / clarity on how the affected leaseholders concerns would be addressed commercially and technically , we reserve the right to explore legal options.

Given recent controversies over the dearth of affordable housing in new developments readers will note that Brent Planning Officers accept the viability assessment for the development that no affordable housing can be provided.  A late review of viability will consider whether a contribution could be made towards affordable housing elsewhere.

A recent think tank report suggested that developments of this height were better for family homes and social cohesion than high-rise towers.

Provision includes 41 flats and a much smaller commercial area,

 

Officers examine issues regarding daylight acess in both the new block and neighbouring blocks. On the later (presumably including Central Apartments) they conclude:

 

The properties that are mainly affected currently afford outlook over the low scale existing buildings on site resulting in higher levels of daylight than what could be expected for a typical urban context. The overall benefits of the development including the delivery of new commercial floorspace and residential homes (including a policy compliant level of family sized homes) would outweigh the limited harm identified above.

 

 Overall Planning Officers recommend that the Planning Committee approve the application:

 

The proposal would include the redevelopment of the site to provide a mixed use building of up to 7 storeys high, with a commercial Class E unit and 41 residential units. It would optimise the capacity of the site within a highly sustainable location within the Borough and make a contribution towards housing supply within the Borough, including the delivery of family sized homes. Whilst the scheme does not achieve 0.4 urban greening factor score, following the above discussion, officers consider that taking the development plan as a whole, the proposal is considered to accord with the development plan, and having regard to all material planning considerations, should be approved subject to conditions.

Brent Cyclists call for public support for Wembley Central - Harlesden cycling route: why and how

Guest post by Brent Cycling Campaign

 

 

TfL and Brent Council are currently consulting on walking, wheeling and cycling improvements between Wembley Central and Harlesden stations. At Brent Cycling Campaign we are really excited about this proposal which represents an important opportunity for Brent and North West http://London.You can read about the proposals here: https://haveyoursay.tfl.gov.uk/wembley-harlesden

 

New proposals to improve walking and cycling between Wembley Central and Harlesden are an important opportunity for Brent. Brent Cycling Campaign welcomes and supports plans by Transport for London and Brent Council for safer streets, new cycle lanes, and new pedestrian crossings.

 

After more than three years of planning and public engagement TfL published the new plans on 10th November. The plans connect Wembley Central to Harlesden with a cycle route on quiet roads and protected space between Sylvia Gardens and First Drive across the North Circular. The proposals, which do not reduce the number of lanes for drivers, follow an existing route from London Road onto Tokyngton Avenue, after crossing the North Circular people on bikes are diverted through quiet streets around Stonebridge Park to reach Harlesden Station on Acton Lane.

 

The junction of Harrow Road with the North Circular is the most dangerous junction for pedestrians in Brent. Between 2018 and 2022 there were over 90 collisions along Harrow Road, in January 2022 a person was killed crossing the road at the junction with the North Circular, and since 2018 there have been over 100 injuries and deaths on roads along the route. With quicker and safer pedestrian crossings, and a new protected cycle lane, the improvements to the A404 / A406 junction will be an example of how Brent can be transformed into a welcoming borough for active travel.

 

 

Throughout the plans new and improved pedestrian crossings and footpaths will help connect communities. Some side roads will have raised entrances, meaning people using mobility aids or with pushchairs do not need to go up and down steep kerbs. Extended bus lanes will mean faster, more reliable bus journeys. The new route will make it much easier to access Bridge Park Leisure Centre, with two new pedestrian crossings over the main road where people are not left stranded on pedestrian islands. TfL also plan to improve the lighting and CCTV in Tokyngton Recreation Ground and Stonebridge Park making these areas safer for people traveling alone and after dark.

 

The new proposals miss some important opportunities for better walking and cycling in Brent, for example by not continuing the improvements along Harrow Road to Wembley Triangle, and by not reducing the number of motor vehicles on residential roads. However, we at Brent Cycling Campaign welcome these plans, and hope they represent the start of significant investment in better active travel in Brent. If you would like to have your say and support the proposals please see the consultation on TfL’s website.

 

This article authored by Brent Cycling Campaign first appeared in the Brent and Kilburn Times.

 

AT LAST! TfL consultation opens on safer routes for cyclists between Wembley Central and Harlesden

 

 

I used to do a daily return trip by cycle for work between Harlesden (St Johns Avenue) and Park Lane, Wembley Central. To say it was more dangerous than going over the Berlin Wall would be an exaggeration, but I was often surprised to still be alive at the end of the day.

Next year it will be 5 years since Brent Council and TfL began working on safer cycling and pedestrian routes for the Wembley Centra to Harlesden journey and the long-awaited TfL consultation opens today and closes just before Christmas on December 21st.

 

 

TfL say: 

We have been working closely with Brent Council since April 2019 to develop a project that would make it safer and easier for local people to walk and cycle between Wembley and Willesden Junction.

We are developing the project in phases, and the first phase will focus on the area between Wembley Central and Harlesden stations, where we propose to provide a new high-quality Cycleway and improvements for pedestrians.

The changes would make streets in the area safer and more pleasant by enabling people to walk and cycle more and drive less.

The proposals include a protected two-way cycle lane on the A404 Harrow Road and Brentfield, new and improved cycle and pedestrian crossings over Harrow Road, better street lighting to help make the area feel safer and more trees and plants more welcoming.

This would help us to reduce air pollution and carbon emissions, which could improve local people’s health. It would also address congestion, and help support new developments(External link) (External link) planned across the wider area by providing better walking and cycling links to local businesses and stations.

The changes we would like to make are:

• Introducing a new protected two-way cycle lane on the A404 Harrow Road and Brentfield between Sylvia Gardens and First Drive, with separate low level cycle signals at junctions, new cycle crossings and better connections to other local cycle routes
• Introducing bus stop bypasses for cyclists at bus stops C and K, with the two-way cycle lane behind the bus stop island for cyclist safety
• Improving the quiet road cycle connections to Wembley Central and Harlesden stations
• Improving the route for pedestrians by adding a new crossing over Brentfield near Bridge Park Community Leisure Centre and making existing crossings at the A406 junction more direct, which will reduce crossing times
• We’ll add measures to slow traffic speeds, add better street lighting and drainage, and new areas of planting and trees where space allows along the route
• Improving the service for bus passengers by extending bus stop D so two buses can stop here at a time, and moving stop B in line with the traffic lane so that buses can pull away easily after passengers board
• Other changes to allow us to make these improvements include closing the left turn filter lanes from the A406 onto Harrow Road and Brentfield, making Sylvia Gardens exit only for motor vehicles (currently entrance only), shortening a parking bay on Harrow Road and reviewing parking restrictions on the quiet road connections. We would also move bus stop ‘Sunny Crescent’ 90m to the eastern side of Wyborne Way to make space for the new cycle lanes

 

The maps below will give you a more detailed idea of the proposals:

 

Two drop-in events are planned to discuss the proposals:

Public drop-in event 9th December

Bridge Park Community Leisure Centre, Brentfield, Harrow Road, London NW10 ORG (10:00 - 14:00)

 

Public drop-in event 12th December

Bridge Park Community Leisure Centre, Brentfield, Harrow Road, London NW10 ORG (15:00 - 19:00)

 

You can find the full online consultation here including further information: 

https://haveyoursay.tfl.gov.uk/wembley-harlesden

 

I have embedded the consultation form below in case you would like to preview it before responding or perhaps  prefer to answer offline.

 

 

The new face of Wembley revealed in the view from Barn Hill

 

The tower blocks around Wembley Stadium, from Barn Hill

The 'Twin Towers' on former Chesterfield House site (Park Lane/Wembley High Road) and new blocks being squeezed in next to the Chiltern Line, from Barn Hill

 

There's quite an audience for old sepia photographs of Brent and its various 'villages'. I wonder of these might be looked back on with nostalgia one day with attention drawn to the Metroland houses in the foreground, that have long-since been demolished and replaced by more tower blocks?

Revealed: Brent Council policy designates 'potential' for high rise development In Stonebridge (Conduit Way) and Wembley Central (Dukes Way)

 

Illustration from booklet celebrating the Brentfield Housing Scheme - June 11th 2021 LINK

An obscure Brent Council document LINK on the Council's Local Plan  piublished in June reveals plans for high rise development on part of the Brentfield Estate. I declare an interest as a former teacher at Brentfield Primary School who became familiar with the estate and its families living in low density homes with gardens and a sense of community

Their homes had been built in the wake of the First World War concerns about the poor health of working class recruits stemming from poor housing conditions. In a campaign which became known as 'Homes Fit for Heroes' local councils would build homes for those living in such conditions.

Willesden District Council planned their first Council Estate of homes for heroes and celebrated the handing over of the first homes to their tenants with a grand opening and a booklet written by the Council's Engineer and Surveyor. LINK

 

 Conduit Way now (Instant Street View)

Now 100 years later, almost to the day, those same homes have been described as of 'low quality' by Brent Council and some designated as suitable for high density tall buildings - which will probably comes as a surprise to existing tenants. This comes in the wake of the redevelopment of the Stonebridge Estates on the other side of the Harrow Road which saw high rise blocks demolished.

In a sort of domino effect in reverse, Brent Council justify the building of tall buildings here because of proposed tall buildings on the Bridge Park and Unisys sites. This designation is just part of the Brentfield estate but one can see that the same justification could be deployed at a later date for other areas with the proximity of the redeveloped tall buildings used as a justification. The open space on the other side of the North Circular may also be affected with the proposed tall building at Stonebridge station setting a precedent for the area.

 

For Stonebridge Park an additional area adjacent to the site allocation BSSA7 Bridge Park and Unisys Building has been identified. This incorporates the Conduit Way estate. This extension is justified on the basis that the existing estate is of low density, lower quality homes which has the potential to be intensified to a higher density reflective of its higher public transport accessibility. This is particularly so along and in the areas adjacent to the Brentfield frontage. This will complement the taller buildings proposed on the Unisys and Bridge Park site and reinforce the gateway role from the North Circular of those entering the borough from further afield. 

 

An accompanying map shows the proposed change to the 'tall building' area:

 

Satellite image (Google Earth)

 

 

 

The proximity to other tall buildings is also used to redraw the tall building zones for Wembley Central and Kilburn Square.

 

At Wembley Central the 'Twin Towers' on the site of Chesterfield House provides the justification for the extension of the tall building zone as well as an existing building. In this case the proposal is for additional floors to be added to the existing buildings:

For Wembley Central Area B, an additional area north of Duke’s Way has been included. This is a council housing block. This area has already been developed for a tall building at King Edward Court (11 storeys plus lower ground floor). As such its inclusion is justified in part on this basis to correctly reflect the current situation of a tall building being there. In addition, this block has also been identified as potentially being able to accommodate additional upper floors, in part taking account of the opportunity afforded by the adjacent taller Uncle building.

The new Kilburn Square Zone

The Kilburn Square controversy has already been covered on Wembley Matters LINK but it is worth recording Brent Council's justification here:

Subsequent to the submission of the draft Local Plan more work has been undertaken by the Council as the owner of the estate in testing delivery options. As a result of this a tall building is being proposed adjacent to the Kilburn Square open space. The tenants of the estate have been consulted as have the local neighbourhood forum. As the existing building is not occupied by residents, the scheme will not need a tenants’ ballot to proceed. The initial scheme has been subject to Design Council design review. Recognising the surrounding character, the Design Council regarded the principle of an additional tall building as acceptable in this location, principally due to the existence of a tower on the estate

Barry Gardiner raises St Modwen (Wembley Central) scandal in House of Commons debate on the Building Safety Bill

 

Barry Gardiner MP (Labour Brent North) in a welcome intervention yesterday raised the issue of the St Modwen development in Wembley Central Square in the House of Commons debate of the Building Safety Bill.  SEE LINK to previous post

I am not sure what is worse for leaseholders: the fact that they are in constant fear because their homes are not safe, the fact that they cannot afford to make them safe and are being harassed by greedy managing agents, or the fact that they are trapped in their flats without any easy option to sell and move on with their lives. Today’s statement and the Bill do not fundamentally change that for all the reasons the Father of the House, Sir Peter Bottomley, set out in his brief but excellent speech.

During the passage of the Fire Safety Bill, Ministers promised that these issues would be addressed in the Building Safety Bill. Lord Greenhalgh said:

“it is unacceptable for leaseholders to have to worry about costs of fixing historic safety defects in their buildings that they did not cause” and that

“building owners are responsible for ensuring the safety of residents”, and he said that they should

“protect leaseholders from the costs of remediating historic building defects.”

I do not know what the correct term in Parliament is for someone who make promises that they do not keep, but I know what they call them on the streets of Brent North: they call them a Government Minister.

Extending the scope and duration of the Defective Premises Act 1972 in the Building Safety Bill shows that the Government do not understand the extent of the problem. I ask the Minister to explain to my constituents who live in the Wembley Central development how it will help them. The original developer of their homes, St Modwen, has washed its hands of these defective properties. It sold them to an offshore company in Jersey in 2018, following the introduction of the new building regulations. It was in partnership with Sowcrest, which is now in a very convenient liquidation. So who exactly does the Minister think my constituents can chase here? What are the Government prepared to do about buildings with obscure corporate ownership?

I first contacted St Modwen in 2017, immediately after the Grenfell tragedy. It repeatedly assured me that the buildings were safe and in 2018 confirmed in writing that no fire safety defects had been identified. I am now told that the cladding on this building is the same as that used in Grenfell Tower and the fire safety report has identified fire stopping defects throughout the construction process. In May this year, St Modwen agreed to a takeover bid of £1.2 billion from Blackstone. Can the Minister tell me how this Bill will make them accountable for their actions? It was not the leaseholders who decided to use flammable cladding or to leave out fire stopping in voids or cut corners—developers made those decisions. My constituents have neither the deep pockets nor the legal expertise to fight these corporate chameleons, who start off in London and end up in Jersey as a different company. This Bill shows that the Government either do not understand or do not care. The companies can afford lengthy litigation; leaseholders cannot.

Finally, the Minister must explain why there is so little progress on the building safety fund. I wrote to St Modwen on 23 June. I still await a response. I have written to Fidum, the new managing agent for the new owners. I asked it about its application to the building safety fund for the removal of unsafe cladding. I have received no response, but Fidum now tells residents that it missed the closing date of 30 June for the second application because it is still waiting to have eligibility—

'Blooming marvellous' gifts for Wembley Central & Alperton residents

 

Sorting the plants

From WCRA 

Wembley Central and Alperton Residents’ Association’s  'Blossom' initiative began during the first Covid19 lockdown in April 2020 when they were able to gift bedding plants to isolating residents in Wembley Central and Alperton.    

 

More than 6,800 plants were distributed, the idea supported by local residents, the Alperton Community Group and a number of local businesses in Wembley. 

  

In 2021 WCARA have hugely increased their efforts, securing more donations from even more local businesses, organisations and residents, they ordered over 12,000 plants which WCARA members and volunteers sorted, packed into bags and delivered to homes in Wembley Central and Alperton.

The aim of 'Blossom' is purely to bring a smile and happiness to residents in the local area, especially as the past year been so hard for many in the Wembley Central and Alperton communities.      WCARA hope this gift of plants will bring solace and help neighbours as life gets back to normal - whether you have a tiny balcony, small garden or even a larger plot it's great to green up your environment and encourage nature, as we all know gardens have been so important for our health in recent times.

WCARA would like to thank all their supporters and sponsors who have helped to make 'Blossom' possible so far - it's great to see such support for our local community.

 

Barry Gardiner asks key questions on Wembley Central Apartments as waking watch costs imposed on residents

Central Apartments, 455 High Road, Wembley

Metro Apartments, 455 High Road, Wembley

Moore Court, Station Grove, Wembley

Ramsey House, Wembley Central Shopping Centre

Wembley Central Ltd acquired the four buildings above from the developer St Modwen Sowcrest Ltd in August 2018. LINK

Now as problems have emerged in construction and safety Barry Gardiner MP (Labour Brent North) has written to Wembley Central Ltd asking key questions about the due deligience they carried out on acquisition including relevant certification and warranties to ensure the buildings were compliant with Building Regulations. He  explains that he has raised this point becase of the short time between WC Ltd's incorporation in May 2018 and the purchase from St Modwen being agreed less than 3 months later in August 2018, leaving very little time to complete the necessary in-depth studies.

Althought the buildings do not have Grenfell type ACM cladding, Gardiner points out  the May 2018 'Independent Review of Building Regulations and Fire Safety'  highlighted that many tower blocks also have unsafe material from timber cladding, high pressure laminate and combustible insulation. 

 Gardiner request details of the company that provided fire risk assessments and that would be needed to have the appropriate professional indemnity insurances to cover the risk of any possible claim for remediation work. The date on construction of the Metro Apartments was circa 2015 so the 10 year homebuilders warranty should still be in place. 

He reports a report by William Martin Compliance (March 2021)

There is evidence that the junctions betweem compartment floors were inadequately fire stopped on Central Apartments as there were gaps at mineral wool fire barriers at steel framing. There were no visible fire barriers at vents or around windows/door frames and it could not be confirmed that the window/door frames themselves formed cavity barriers.

 Gardiner concludes that at the time of construction the building regulations in force at the time were not followed.

He states that because of the type and extent of the external wall hazards identified, that the Stay Put policy has been withdrawn and replaced with a simultanous evacuation procedure and a requirement for a Waking Watch.

Gardiner  expresses shock that in a Notice to leaseholders, WC Ltd cite the need for a waking walk under Government Building Regualtions 2018) and Approved Document B2019,  when the defects were in place at the time of the build.

Given the above questions whether the company has the right to charge residents the proposed sums for the Waking Watch:

Central Apartments: £37,800 per month 

Ramsey House: £26,790 per month

Metro Apartments: £26,790 per month

Gardiner concludes:

I appreciate that since the Grenfell Tower fire there have been numerous chnages in building safety and govenment guidance. But I believe residents have the right to know why they are now being asked to pay for failures to comply with the buidling regulations during construction.

Mr Gardiner spoke about the issue in the House of Commons yesterday LINK.