Guest post by a Brook Avenue resident
Proposals for
the redevelopment of Wembley
Park Station car park to build five new buildings between 13 and 21 storeys in
height (456 residential units) have been submitted to the council. This is just
the latest site highlighted for high rise, excessive density buildings that are
slowly changing the face of Wembley as we know it. As a resident of Brook
Avenue and having read the various local, London and national plans, I believe
that the proposed development contravenes many of the policies set out
in the plans and would have a serious adverse impact on the area. The site will
be overdeveloped, compromising the quality of the development, character of the
street and supporting infrastructure capabilities. If you are a resident of
Brook avenue or the surrounding area, or even if you have been left feeling
disenfranchised about the emergence of such buildings in Wembley, please read
on. Details on how to get involved will be at the bottom of this post.
The 5 blocks
will be 13, 13, 14,17 and 21 storeys in height, on a parcel of land that is far
too small at 0.67 hectares.
The site
itself has been highlighted in numerous council plans as being “inappropriate”
for tall buildings, as per the London plans guidance to grade sites on their
“appropriateness” for tall buildings. Based on the council's own policies, the site is clearly not
suitable for such buildings and should not be given approval. Given the
significant detrimental impact tall buildings can have on local character, it
is important that they emerge as part of a planned exercise in placemaking,
rather than in an ad hoc, speculative way.
Wembley Area Action Plan
Areas inappropriate for tall buildings are
highlighted in red
Historically,
Brent is characterised by low to mid rise buildings, with any tall buildings being
directed towards town centres. A 21 storey building on a road with mainly two
and multi storey buildings would be completely out of keeping with the context
and character of the area. The proposed developments will pose both a literal,
and metaphorical encroachment on residential suburbia and as the London Plan,
Chapter 7.21 states: “The building form
and layout should have regard to the density and character of the surrounding
development”. I'm sure over the years many of you have noticed a surge in tall
buildings in Wembley, often in areas where they do not fit in with the suburban
surrounding character. Whilst it is understandable that the push for taller
buildings stems from a need for more housing, high density does not always have
to mean high rise development. Perhaps efforts should be made for developments
that both contribute to the required density and are also in keeping with the
character of the area.
A
rendering of what the tallest block will look like as you enter Brook Avenue
from Olympic Square
Rendering
of what the buildings would look like from verified view - Barn Rise junction with Eversley Avenue and ...
... Kingswood Road at junction with Elmside Road
The increase
in density due to the developments would amount to serious ‘cramming’ on what
is a quiet, residential, low density road. The buildings adjacent (Matthew's
Close) were given an indicative capacity of 100 units in the Wembley Area
Action Plan- so how can a site that is on the same street and is in fact 0.2
hectares smaller, be allowed to be built at the indicative capacity of more
than quadruple that? The development would also intensify pressure on already
burdened infrastructure such as schools and GP’s. The 456 units, which would
house more than double that in people, would result in an increased demand for
school places within the Borough, without providing any contribution to
building new school classrooms. It would mean an increased pressure for the use
of existing open space, without contributions to enhance that open space. The
development only provides an average of 12.8sqm of private and communal amenity
space per unit- this equates to only 64% of the local plan requirements, which
would lead to greater pressure on the surrounding open spaces in the area (like
what is currently going on with King Edwards Park). Where is the commitment
from the council to create open, green spaces to accommodate the growing
population of Wembley?
The proposal also makes no provisions for the loss
of a car park which accommodates 200 visitors daily. Brook Avenue is the most heavily
parked road in Brent and the loss of the car park, as well as the addition of
456 new homes, will have a serious adverse impact on the street as well as the
surrounding areas. Parking will spill onto Brook avenue (a street which already
has issues with street parking) as well as the surrounding Barn Hill area. Without
mitigation measures, the high levels of population growth anticipated due to
the development will place serious pressure on the existing road network,
particularly on event days.
The
development will not make a significant contribution to Brent's housing needs
as it favours one bed and studio flats as opposed to family homes. Brent’s
predominant needs are more for larger sized (3 bed or more) family dwellings.
Of the 456 dwellings that are proposed to be built, only 10% will be 3 bedroom,
as opposed to the 25% that is required by the council. This is a clear lack of
consideration for families which should be encouraged to stay and contribute to
the establishment of a long term mixed and sustainable community in Wembley.
The council's own policy states:
“It is not the intention of the council to build a large transitional
location for single people and childless couples who may be forced to move on
because there is no choice of family homes available”
The
Development would also lead to breaches of the BRE Guidelines (Building
Research Establishment) in terms of daylight and sunlight received by the
neighbouring properties. It is understandable that existing levels of light
cannot be maintained, but this should not be to such a degree that they breach
BRE guidelines. The council should ensure that the quality of housing output is
not compromised by the need to make the most efficient use of land.
The proposed
development will pose both a literal, and metaphorical encroachment on
residential suburbia. It seems that
this development, like many others emerging all around Wembley, puts quantity
over quality. Under the guise of “making the most efficient use of land”, other
equally important criteria have been ignored, such as quality, capacity of the
street, parking, impact on amenities etc. It should not go remiss to mention
that should the council expect it’s policies to be taken seriously, it should
lead by example, and not repeatedly contravene it’s own plans through granting
permission for development where it would otherwise be unsuitable. If a building that violates so
many local and national policies is granted planning permission, what will this
mean for the future of Wembley?
Through the
strive for the ‘regeneration’ of Wembley, the council has seemingly overlooked
the thoughts and opinions of the people who make it what it is: its residents.
I urge you all to get involved to help make our voices heard. I will leave you
all with a quote from the Emerging Local Plan, Paragraph 4.51:
Meeting indicative capacities should not be used to justify overriding
other policies where it would result in creating poor developments.
Get involved:
If you are a
resident of Brook avenue or the surrounding area, you can object to this
development either by writing your comments on the council website (the
application reference number is 20/0967) or emailing your objection to Toby.huntingford@brent.gov.uk .
Resident of
Brook Avenue
