'Greens best placed to represent us' - Wembley resident

 

The Heron House development

A prominent local resident has taken the unusual decision to write to friends and neighbours about the forthcoming local election.

This is what she had to say:

 Save Wembley From Becoming A Total Concrete Jungle - Please Read Urgently!

Dear Friends and Neighbours,

I would never normally try to influence you on how to vote on Thursday, but desperate times call for desperate measures!

Who can best represent us on the contentious issues of the Regeneration of Wembley? The GREEN PARTY are fielding candidates and in other wards, hopefully an INDEPENDENT.  These may be the very best people to represent us.

I am certainly not against progress and the Regeneration will hopefully bring jobs and prosperity to Brent, but there has to be a sensible balance! This has not happened. Do we really want to see the future of Wembley to be entirely covered in concrete with multi-storey buildings? It would be a nightmare with all the extra congestion,  but that is the way it appears to be going.   Does the Council not think anything is worth preserving of the existing houses, bungalows and flats in Wembley?  I appreciate that the Regeneration of the Stadium and Wembley High Road areas are a "done deal", but we must do better in preserving the other areas of Wembley, which do not fall within the Regeneration.  These could soon also be under threat, so this is why we must act now.

Once they start knocking down a building on a residential  street to build something higher, do you really think they will stop there? It just sets a dangerous precedent for other smaller construction companies to also apply for permission to do the same. Brook Avenue is a case in point. I am sure it will not be long before all the houses with their gardens will be converted to concrete buildings.

The residents fought long and hard to try and stop Heron House on Wembley Hill Road from being turned into a much higher building, but despite all our efforts they received planning permission. Once built, this will certainly start to change the residential character  of Wembley Hill Road. Where will it end?

Quintain promised the residents that they would not only replace every tree which was destroyed, but plant many others around the tall buildings.  This has not happened either.  They will be building a small park, but that is not the same, as it is amongst the very dense high rises that we need more trees and bushes to combat the increased pollution.

Trees do not only enhance an area, they are vital for our good health and well being.  Pollution levels will rise due to the density of the new buildings and this will adversely affect everyone.  We desperately need cleaner air and amongst other things, the best way is to plant as many trees as possible.  I strongly feel that the GREEN PARTY would be the very best party to achieve this and to help us preserve the areas of Wembley we want to continue to live in.

The future of what Wembley will look like in the next 4 years is down to us. Vote wisely!

Warmest wishes

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Wembley traffic jams for residents today - any jam tomorrow?

Following a discussion on  the Next Door forum LINK Gary Holmyard has given me permission to adapt his comments for a Guest Post on Wembley Matters. Publication does not imply approval of all Gary's comments but is aimed at stimulating wider debate.
 
Yesterday’s news was all about Wembley Stadium potentially being sold to Shahid Khan as the home ground for the Jacksonville Jaguars.... I for one can only think that this is going to cause continual chaos on our roads and surrounding infrastructure, increased littering, traffic jams, while the coffers of the stadium owners increase... residents never have a say, we bought our houses and chose to live here when it was a National Stadium with occasional matches and concerts, now we are subjected to weekly or bi-weekly games disrupting our every day lives and movements.

Had I chosen to live near White Hart Lane or Highbury, then I would have no cause to complain, but I didn’t... and when the old twin towers stadium was demolished to make way for the new national stadium it was, in essence, a like-for-like replacement. This will be permanent, on top of the 1,000’s of flats being built I cannot help but believe that this is total overkill, and the companies, council and developers are milking every square inch of ground to make money for themselves and not caring about the people who actually have to live here.

My family have been resident for over 20 years… way before any total redevelopment plans were even on the table, so we did not move to the area to make money in the hope that our property would rise in value, and could move on to somewhere else. We moved here because we liked the area and it’s location for getting into town / access to motorways etc. We have spent that time working hard on our house and garden getting it to how we want, and to move now would be an enormous upheaval, and would involve finding new schools, work place consideration etc, so yes, I accept that property prices have increased, but do not agree that the only solution is to move.

Wembley still could be a wonderful place to live, if only developers and councils had long term thinking of how it all comes together. I am all for bring trade into an area, being an ex-restaurateur in Wembley Park myself, I am aware more than most as to the additional revenue match days can bring, however, I am also aware that regular clientele were turned off from travelling as they cannot park anywhere unless they want to fork out £10, £20 or £30.

My biggest concern is not so much how many flats are being built, or matches that are played, but the actual infrastructure that is not being updated / adapted to suit the additional thousands of new residents coming into the area, on top of weekly / bi-weekly matches being held at the stadium. On a normal Saturday afternoons the Harrow Road from the A406 towards Wembley is one continual queue due to matches being played and / or LDO shoppers, locals trying to go home of course compounds this!

To relieve some of the queues, it would make sense to lift the time restrictions on the bus lanes to peak times only to allow traffic to flow that more easily, plus encourage people to return to the LDO instead of saying ‘never again’! I am all for one for traffic control but with another 5,000 homes planned between now and 2020 (from wembleypark.com) this problem is going to manifest into complete meltdown. With 1,000’s of new jobs created, PLUS 1,000’s of new residents (11,500 total flats envisaged if I am not mistaken in total) it does not take long to work out the additional traffic and people movements each and every day, on top of those visiting the stadium, LDO and SSE arena.

We as locals are used to avoid peak times on event days, but it could potentially be that every day could be like an event day with the amount of additional people coming / leaving the area each day. If each flat houses 3-4 people, that is 34-46,000 people, if a quarter of those use a car, that is almost 10,000 additional car movements each day. If half go to school or work, that is around 20,000 people movements each day. This is every day, and excludes LDO shoppers and employees! I have also noticed the re-timing of the traffic lights since the LED types have been installed these have compounded the problem! A total re-think of the Harrow Road, and A406 trunk roads needs to be carried out. I know parking restrictions for event days are in place to encourage people to use public transport but we are not talking about event days, but each and every day.

SOLUTION: Have Park and Ride schemes been considered? Bicester village and many others have such a scheme, which eliminates traffic problems in the village yet gets shoppers into the shopping areas quickly and safely. The two high rises at the Harrow Road / A406 junction have been empty for many years and is the first thing that new shoppers see when visiting Wembley! If these two monstrosities were two multi storey car parks with a Park ‘n Ride scheme (with a minimal cost to the customer) it would eliminate the vast majority of congestion on the Harrow Road at a stroke! The scheme would be open for shoppers as well as football / concert goers and would enable traffic to disperse EASILY and QUICKLY at the end of a match or concert instead of all the road closures and coned re-directions that currently happens and make traffic dispersal ten times worse!

If people paid less for this scheme than parking in the car parks nearer to the “event” then this would encourage people to use it. I am sure that there would be many companies willing to sponsor the scheme also thus brining in even more revenue! I am confident that not only would this suggestion work, it would greatly improve the A406/Harrow Rd junction as well as encouraging people to return! I have thought about this idea for a long time and would like to think that someone somewhere within the Council would have put it forward for consideration, something needs to be done, and this is something that could work! However, this was turned down by the Council….

If Mr Shahid Khan can afford £900mill for the stadium, I am sure he could afford to get this scheme or something similar underway to encourage more to attend his stadium, and gain greater respect from the locals and his team’s supporters! This is my opinion, and as this is an open forum, I can suggest solutions, who knows, someone’s may be realised as ideal, in which case this would all be worth it! ‘My views’ only people! I do not expect everyone to agree, but it’s good to vent off sometimes!

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Wembley Green Car Park pre-application proposals to be presented at Planning Committee

The Brent Planning Committee on October 19th (7pm at the Civic Centre) will be given a Presentation by Quintain on one of the biggest sites  in the Wembley Masterplan.  This is a pre-planning application so most of the information will only be divulged that evening. No plans are published in advance.

Given the controversy over recent developments at the stadium and elsewhere in Wembley this is an opportunity for residents to get a glimpse of what is in store. This is a large housing development with blocks of flats up to 26 storeys.

This is what is published on the Committee Agenda:

Green Car Park, First Way, Wembley

SCHEME:

The Reserved Matters for the development of Plot E03 pursuant to outline planning application reference 15/5550 (the Quintain Masterplan).

Proposed construction of 1 to 26 storey building to provide 743 flats (397

 private rent and 346 discount market rent), 490 square metres of communtiy

or employment floorspace Use Class D1 / B1), 91 coach parking spaces for Wembley Stadium events, energy centre for outline consent area and associated external amenity space, cycle storage, hard and soft landscaping and accesses to the highway

PART 1 DEVELOPMENT PRESENTATIONS

Introduction

1.     This part of the agenda is for the committee to receive presentations on proposed developments, particularly when they are at the pre-application stage. 


2.     Although the reports are set out in a particular order on the agenda, the Chair may reorder the agenda on the night. Therefore, if you wish to be present for a particular application, you need to be at the meeting from the beginning. 


3.     The following information and advice only applies to reports in this part of the agenda. 


Advice to Members

4.     These proposed developments are being reported to committee to enable Members of the committee to view them at an early stage and to comment upon them. They do not constitute applications for planning permission at this stage (unless otherwise stated in the individual report) and any comments made are provisional and subject to full consideration of any subsequent application and the comments received as a result of consultation, publicity and notification. 


5.     Members of the committee will need to pay careful attention to the probity rules around predisposition, predetermination and bias (set out in the Council’s Constitution). Failure to do so may mean that the Councillor will not be able to participate in the meeting when any subsequent application is considered. 


Further information

6.  Members are informed that any relevant material received since the publication of this part of the agenda, concerning items on it, will be reported to the Committee in the Supplementary Report.

Public speaking

7.  The Council’s Constitution only provides for public speaking rights for those applications being reported to Committee in the “Applications for Decision” part of the agenda. Therefore reports on this part of the agenda do not attract public speaking rights.

Residents call for support for demonstration against Heron House development on Monday

 MONDAY, 1st AUGUST AT 6.30 P.M.

AT HERON HOUSE, 109 - 115 WEMBLEY HILL ROAD WEMBLEY HA9 8DA

Residents opposed to the planned redevlopment of Heron House in Wembley will demonstrate at the site on Monday and are calling for support from other local people. They claim that the redevelopment plans are inappropriate for what is a residential surburban area and a sign that the high-rise Quintain development around the stadium is encroaching on their homes.

They say:

This large redevelopment of Heron House will adversely affect every one of us  and it will be too late to complain if we get no support and the redevelopment goes ahead!  Your street could very well be next the speed with which these smaller developments are going up all over the Borough!

If this large monstrosity at Heron House is allowed to go up, traffic will increase and the parking situation will get even worse, if that is possible.

Many of us will be overlooked from the higher levels and in 2 years they are buying St Joseph's Social Club  to build yet another higher monstrosity to complete "The Gateway to Wembley"!  

Do we really want that right on our doorstep in our still very residential area?  We cannot do anything about the massive regeneration of the Stadium and High Road areas, but we can certainly try to stop these smaller developers, if we have the support

Brent Council: Wembley Twin Towers 'a catalyst for further growth and investment'

This is what Brent Council Public Relations told Property Week about the 'Twin Towers' for Wembley High Road/Park Lane which Planning Committee approved on Wednesday.

A spokesperson for London Borough of Brent said: “Wembley is our biggest growth area for which we have great ambitions. We are already seeing a large amount of development and investment around the stadium but this approval sets the scene and could be the catalyst for further growth and investment on the high street.

“I am pleased to see a development come forward, which will provide affordable housing, community space, retail uses and a new public square for local people to use as well as generate over £5m to go towards local community facilities. The buildings, although tall, are appropriate in this area given that it is one of our key growth areas.”

You have been warned!

Wembley Stadium area road closures on Sunday for 'Color Run'

The 5k Color Run is being held around Wembley on Sunday 7 June.

There will be some road closures in the area between 12pm to 8pm.

Engineers Way – Closed from Civic Centre to First Way
South Way – Closed from Ibis Hotel to its junction with Great Central Way/Fourth Way
Second Way
Third Way – Second Way to Fifth Way
Fifth Way
Fourth Way – Fifth Way to Great Central Way
Great Central Way – South Way to Hannah Close
Hannah Close
Atlas Road
First Way

For more information go to http://www.thecolorrun.co.uk/London
Route map: http://www.thecolorrun.co.uk/London#map

Wembley needs affordable housing - not markets galore

Following my recent blog on questions around the delivery of social housing at Quintain's Wembley it is interesting to see that Quintain are applying to Brent Council for a number of the sites around the stadium (above)  to be used for markets and other temporary events.

The Wembley Sunday Market on the 'Green' parking site has only recently closed. That market aroused controversy over the sale of counterfeit goods although it also enjoyed a great deal of support.

A new 250 stall Sunday market is due to open  on October 5th with the operators, Market Place, signing a code of pracice with Brent and Harrow Trading Services.

However, the new application goes much further in terms of market provision with uo to 500 stalls at any of several sites and will not be limited to Sundays.

Quintain is at pains to establish a more upmarket image to complement the London Designer Outlet and of course markets add colour and activity to derelict areas - but some of the spaces at least should be busy scenes of building the affordable housing so badly needed. The proposals may be 'meanwhile' projects to make a return for the developer and liven up the area but also seem to assume, and even embed, further delays.

This is the land included in the planning application:

Wembly Arena Square, Yellow Car Park, Green Car Park, Interim Red Car Park, Land North of Wembley Stadium Station, Land Adjacent to Red House, Land opposite Hilton, Land opposite Red Car Park, Olympic Way, Wembley Park Boulevard, Wembley

Some of the spaces around the stadium

Quintain's bid states: (Full application to be decided no earlier than September 17th LINK)

This planning application proposes the use of various areas of public realm within the Wembley Regeneration Area for markets and other temporary events. A variety of markets will be brought forward over time establishing a regular offer, which will bring repeat visitors, so the markets will complement and add to the retail attractions in Wembley. The markets will offer food and non-food items, including general products, clothing, arts/crafts, retro goods, etc. 

It is envisaged that no more than 40% of the total offer over time will comprise food, of which a lesser proportion will be for immediate consumption. Themed markets are envisaged, featuring European and other overseas products, and seasonal markets will offer products for annual festivals, including Christmas, and to complement activity elsewhere on the Wembley Park estate, such as a parade for Diwali. Markets selling a variety of food and drink products, such as a French food market, would be located within an area currently designated under Wembley Park estates’ premises licenses. 

Markets will not be hosted on Stadium Event Days without the prior written agreement of the Council. Some flexibility may be necessary to support seasonal markets, such as the Christmas Market, which are anticipated to be in place over a number of consecutive days. In any event, key routes to the Stadium, including Station Square, Olympic Way and Stadium car parks will be free of markets on Event Days. Any such coincidence would be discussed fully at the relevant Safety Advisory Group meeting in advance of the Event. 

Markets will also be co-ordinated with large events at the Arena and Hilton and elsewhere across the estate; and it is also generally anticipated that only one market will be hosted on site at a time although complementary opportunities may arise on occasion. In any event, the maximum number of stalls on site at any one time will not exceed 500. Quality of all goods will be assured through the Real Deal charter between Retail Alternatives and Brent and Harrow Trading Standards. 

The hours of operation of the various temporary events and markets will be reflective of the type of event being held. It is unlikely, however, that they would be operated before 08.00 am or after 00.00 am. The setup and breakdown, however, could be outside of these hours. There are currently no residential buildings close to the proposed sites, but there are some hotels on Olympic Way, Wembley Park Boulevard and South Way. Stall holders will be made aware of the locations of the hotels and considerate working will be required of them through management, including no shouting, engines not left to idle during set up, minimal movement of metal stall frames, etc. Erection of stalls close to the hotels would not generally begin before 07.00 am. Generators are not anticipated to be required close to them. 

Stalls may be established in groups or individually in the various areas identified. Market stalls will generally be a maximum of 3m x 3m including the serving and storage area for the stall holder. Aisles of no less than 4m will be maintained between the faces of stalls. Emergency services routes will be a minimum of 4m wide. Whilst there are trees in some of the areas within the location plan, the stalls will be positioned so as not to affect the trees in any way. 

Electrical power points are established in the majority of the areas. Where these are absent, such as in the car parks, generators will be utilised. These will be sited away from public thoroughfares and all cabling in public areas will be fixed above head height, or other, to avoid trip hazards. All refuse generated by the market will be stored well away from generators during market operation and will be cleared away at the end of the market / event and the areas cleaned, as currently, by the Wembley Park Estate team. 

Market stalls will not be stored within the sites themselves in between markets since the spaces are used for other events and to support events at the Arena and Stadium. From time to time markets will be held over a number of consecutive days and in these instances the stalls will remain on the sites protected by patrolling site security. All market stalls and equipment will be cleared away from the market locations at the end of the run of each market and stored under cover elsewhere on the Wembley estate, such as within one of the empty retail warehouse units on Wembley Retail Park. 

The markets will serve both the local community and those visiting from further afield. Visitors and stall holders will park in the existing Wembley car parks which are controlled by ANPR cameras. The Wembley Park estate is managed with the aid of CCTV and ANPR cameras. The markets and other events will be managed by Retail Alternatives in close liaison with the Quintain Wembley Park team. All events will be licensed, as appropriate.