Cricklewood Broadway & Wembley Hill Road planning applications approved along with Adult Gaming Centre in High Road, Willesden

Both applications were approved at yesterday's Brent Planning Committee. Only Cllr Fleur Donelly-Jackson voted against the Cricklewood Broadway/Hassop Road application on grounds that it did not mean the LA's own policy guidance. The Wembley Hill Road St George Hotel/Allied Irish Bank application was approved unanimously. There were no resident speakers against the Cricklewood Broadway application and councillors were told that Barnet Council and Cricklewood Terrace Residents' Assoication had made no submission.

 

There was a speaker on behalf of Mostyn Avenue residents on the Wembley Hill Road application who said there was no established demand for yet more hotel space, was concerned about disruption during building works and parking issues. She corrected the developer's agent claim that the Allied Irish Bank building had been empty for years. It has been occupied by a church that has done good work during the pandemic.

 

A further application, not covered previously on this blog, was for an Adult Gaming Centre on High Road Willesden. Planning officers had advocated restricted hours rather than the 24/7 opening requested by the applicant, who could see no justification for the restriction.

The Planning Committee approved the application with 8am-10pm opening Sunday to Thursday and 8am to Midnight Friday and Saturday.

Has tonight's Cricklewood Broadway/Hassop Road planning application slipped under the radar?

 

View on Cricklewood Broadway (existing and proposed)

A major development on Cricklewood Broadway and Hassop Road appears to have slipped under the radar of local residents. The application LINK will be decided at tonight's Planning Committee. 448 letters were sent out by Brent Council and there were only four responses. One in favour and three objections. Opposite the site, actual in the London Brough of Barnet, is the Railway Terraces Conservation Area. Barnet is listed as a consultee but, along with all the other consultees, their submission is not published on the Brent Planning portal.

 

To attend meeting on BrentLive CLICK HERE

Hassop Road - front view (existing and proposed)

The Planners' report summarises:

Retention and refurbishment of buildings at 42-56 Hassop Road, demolition of buildings at 32-40 and 60-74 Hassop Road and replacement with 3 storey building accommodating 2,679 sqm of floorspace (Use Class E) and 8 self-contained flats, refurbishment of ground floor retail at 249-289 Cricklewood Broadway including creation of retail arcade between Cricklewood Broadway and Hassop Road, change of use of 1st floor of 249-283 Cricklewood Broadway and creation of 2 to 3additional storeys above 249-289 Cricklewood Broadway accommodating a 157 unit co-living scheme and ancillary facilities including laundries, cinema, shared living/kitchen/dining rooms, storage and shared workspace and new facade to front and rear of 249-289 Cricklewood Broadway

 

The two existing floors of the Cricklewood Broadway building will be re-furbished, with the ground floor retained in retail use and the first floor converted to shared living/co-working accommodation. The building will be extended upwards by three additional floors, each providing additional co-living accommodation. An arcade will be provided, linking Cricklewood Broadway to Hassop Road, and will have shops on its southern side, and some ancillary accommodation for the co-living units (gym and concierge) on its northern side. The units are laid out at a ratio of just under 7 rooms per shared kitchen, dining and living room and small kitchenettes are also provided within the rooms. Other communal facilities will include co-working spaces, lounges, gym, cinema, external amenity space, managers office, concierge, and storage areas. Floors three to four will be stepped back from its front and rear elevations and the maximum height of this building will be approximately 17m at its southern end and 20m at its northern end.

 

The Hassop Road building will involve the refurbishment of Nos.42-56 and its upward extension by an additional floor, and the redevelopment of 32-40 and 60-74 Hassop Road to provide a three-storey building. Due to the gradient of the road, maximum height will range between approximately 9m and 12m.The ground floor will continue to be in employment use whilst the upper floors will accommodate 8no. self-contained flats.

 

Public realm improvements between the two buildings are proposed to make the street more pedestrian-friendly. This will be achieved through the provision of a shared surface, the planting of trees (approximately 23no.), the removal of the ad hoc parking and their replacement with two dedicated parking bays and two loading bays, and cycle parking. Catenary lighting is also proposed. Improvements are also proposed along the Cricklewood Broadway frontage with additional plantings, seating, and cycle parking.

 

Regarding the Railway Terraces Conservation Area they say:

Although the proposed development will be visible from the Conservation Area and will directly face the listed Milestone LINK , it must also be viewed within the context of the existing developments external to those heritage assets. 

 

Visibility does not necessarily equate to being harmful because it could be argued that views from the Conservation Area, such as along Kara Way, towards the site will be enhanced due to a replacement building, albeit larger, that is more sympathetic in terms of its overall design and materials. At worse, the impact of the development is considered neutral.

 

 On the 157 unit co-living block the planners state:

PolicyH16 of the London Plan acknowledges that co-living is a type of housing that will help to meet a particular need, that is, single person households who cannot or choose to not live-in self-contained homes or HMOs. The policy does not restrict the accommodation to particular groups by occupation or specific need (e.g., for students, nurses, temporary/emergency accommodation) but such schemes must be of at least 50 units.

 

Given the density of living accommodation in that block and the fact that it has lifts for disabled people who will require PEEPs (personal emergency evacuation plans) councillors will be keen to look at fire safety. I have embedded the report below - it is worth looking at page 9.

Click bottom right for full page.

Brent night time economy businesses encouraged to sign up for Women's Night Safety training

 From Brent Council

Brent Council in partnership with Night Time Economy Solutions is spearheading a new scheme to train staff working in night-time economy businesses, such as, pubs, restaurants and bars, on how to recognise vulnerable women and customers at their venues by offering free Vulnerability Training.

The council signed up to the Women's Night Safety Charter, which is part of the London Mayor's Tackling Violence Against Women and Girls Strategy, and pledged to keep women safe at night-time venues.

Women and girls have a right to feel safe and to enjoy night-time activities without fear of attack, harassment or unwanted attention.

Our aim is to encourage Night Time Economy businesses to sign up for our free vulnerability training to support staff in developing clear policies and procedures around victims reporting incidences of assault or harassment, creating a safe environment for women on their premises, identifying and supporting vulnerable customers and staff and to recognise, respond and report these crimes.

After attending the 3-hour training session, each business will receive a resource pack that will include training materials, best practice tools and a window sticker to show customers that they are in a safe environment for women at night.

Cllr Promise Knight, Lead Member for Community Safety and Engagement said: 

 

Following the spate of horrific, high profile attacks against women in the past year, we are committed to working with our night time economy businesses to help them recognise the huge role and responsibility they have in keeping women safe in their venues and recognising vulnerable women and staff who may feel threatened and need help.

With the end of lockdown restrictions and nightlife returning to normal, clubs, bars and late night venues will start to resume full time activities, with the potential increase of assaults against women and young girls.

The Council will continue to support businesses to ensure they continue to be vigilant and keep the safety of women and customers a priority.

For more information and to sign up for a place, please contact Cathy.Hickey@Brent.gov.uk

Fryent Way bee corridor - six weeks on

Philip Grant has sent this update to his earlier article LINK on the Fryent Way wild-flower planting. Although the verges may be looking less pretty, and more overgrown, they are still providing plenty of good habitat alongside a busy road.

 

Lush vegetation on Fryent Way opposite Wyndale Avenure

Fryent Way bee corridor at Broadview

Cycling alongside the bee corridor

FA's Independent Review of July 11th Euro2020 welcomed by Brent's Scrutiny chairs

The chairs of both Brent Scrutiny Committee have welcomed the Football Associations decision to set up an independently review of events at the July 11th Euro2020 Final at Wembley Stadium,

 Cllr Roxanne Mashari, chair of the Resources and Public Health Scrutiny Committee, tweeted:

Promising to see the FA announce an independently chaired review of security breaches at Wembley Stadium. Essential that this review includes Brent Council who have yet to commit to reviewing their own actions and producing a report on lessons learned.

Cllr Ketan Sheth, chair of the Community and Wellbeing Scrutiny Committee also tweeted:

Good to see Baroness Casey will lead the Football Association review of security breaches with depth, integrity to ensure the facts and the circumstances are reported, understood and are 'never able to be repeated'.

I was expecting the Brent Council Cabinet today to receive and discuss the recommendation from the Scrutiny Committee that they set up an independent review  of events on the Euro2020 Final at Wembley Stadium on July 11th.

It was not included on the Agenda itself or under Other Urgent Business and the incidents were not referred to by Council Leader  Muhammed Butt, who chairs the Cabinet.

This means it will not be discussed until the next Cabinet meeting on August 16th.  One would  think that riotous and potentially dangerous behavour threatening residents safety and wellbeing would merit some attention from the local council, partially responsible for overseeing the event, when UEFA, Metropolitan Police and now the FA have all reacted.

 

 

Wembley Hill Road application: Quality of life of residents versus the demands of Wembley Growth Area - a fair balance?

 

The Allied Irish Bank site (by the bus) and St George Hotel

 

 

 

 

 

 

 

 

Linden Avenue from Wembley Hill Road - an additional storey will be added to St George Hotel on left

Traditional 2 storey house on Linden Avenue already dwarfed by the hotel before a storey is added

 Mostyn Avenue from Wembley Hll Road (Allied Irish Bank building to right)

From left to right - current 2 storey building heights (Mostyn Ave) the St George's Hotel development (Linden Avenue) & Cottrell House

There are no huge Wembley Park developments on the agenda for Wednesday's Planning Committee but this one for the ex-Allied Irish Bank building and the St George Hotel sums up some of the issues  facing long-standing local residents, too readily dismissed as NIMBYs, when the Wembley Park development begins to spill over into their streets and overshadow  their traditional 2 storey dwellings.  Gradually new developments appear to be creeping up Wembley Hill from Wembley Hill Road.

The proposal adds a floor to  the St George Hotel and demolishes the Allied Irish Bank building to make way for an hotel extension and a two storey basement.

In this case planners cite the Wembley Growth Area to justify the impact on the residents (my emphasis) :

Overall given urban context of the area and dense nature of development in the area the proposed development would allow for an appropriate relationship with the neighbouring properties within the vicinity of the application site. The NPPF outlines that  local authorities should take a positive approach to applications for alternative uses which is currently developed but not allocated for a specific purpose and applications for alternative uses on the land should be supported, where the proposed use would contribute to meeting an unmet need for development in the area. There is some expectation for the development not to fully comply with the daylight and sunlight guidance given that the site is located within the Wembley Growth Area whereby additional height is expected when considering the surrounding context of traditional two storey dwellings to the west of the site.

 

The additional storey above Crown House would increase the degree of impact on the amenities of the occupants of No. 1 Linden Avenue beyond that envisaged within SPD 1when viewed from their rear garden in terms of overbearing appearance and sense of enclosure. However, the impact must be balanced against the benefits of the scheme. The proposal would contribute towards providing visitor facilities within the Growth Area meeting the objectives of both local and regional policy.

 

There are only 5 comments on the proposal  (all Object) and three of those, unsurpisingly, come from 1 Linden Avenue.  When you read the comments, as for other applications, it is as if the planners and residents occupy two different universes: This is one set of comments:

 The demolition of the existing building will cause serious health and safety issues for the local residents, neighbours and my family, as being an old building the amount of dust and pollution can be detrimental effect on health of my elderly retired parents and their grandchildren (who they babysit). Also being an old building I would like to see the asbestos reports and require assurances that if present it will be disposed of according to Health & Safety laws. The time and duration of the demolition will be on-going for a substantial period of time and also will create unnecessary noise thought out the day. Another note is that I am worried about the vibrations from the work being carried out.

With regards to the proposed building the block will overlook our property and with the amount of new levels this will invade our privacy even more than it is already, as it will be able to look onto the back of the house and will certainly impact on the peaceful enjoyment of our home and garden and the building will be visually overbearing. It is an inappropriate design for this part of the road and such a large building would be totally out of keeping with the neighbouring properties.

Parking restriction are already in affect and the limit of spaces is already scarce since the hotel has been using residence bays for their patrons. Currently, the terrace road is already busy and congested so bigger building would mean will be a problem both at night and day.

Please note that I have received this information late, and speaking to other residence they have not even seen any literature for every household that will have an impact by this development. Therefore, I am concerned that not all objections will be aired in time.

Finally, I would just like to add that since the adjacent hotel hs been a hinderance since it has been built, talking to local residence there has been a number of complaints to the council for antisocial and noise pollition in exisiting building thus if owners care little about local residence, they would care even less when this building goes up.

 

Attending Planning Committee I see time and time again residents' concerns brushed aside and non-compliance with planning guidelines justified for the sake of these 'balances' that officers' cite.

 

It is interesting that recently objections have not just come from pensioners occupying some of the older properties but from new residents such as those at Shams Court and those in the new tower blocks who find that there are plans for additional blocks wedged between the existing ones depriving them of light and space. Perhaps alliances can be built?

 

By the way I better mention a condition attached to the recommended consent.  The number of rooms in the hotel will be increased by 63 to a total of 112. Officers are concerned about coaches dropping off customers at the hotel on a busy road and narrow one-way side streets so are calling for a 'coach management strategy.' How practical the proposed arrangem nts are remains to be seen.

The site would not have capacity to accommodate any coach parking. Therefore, any potential coach parties arriving to the site would be required to use other coach parking areas (e.g. those associated with the Stadium) to load and unload guests. A coach management strategy has been required through a S106 planning obligation to ensure the management of coaches arriving on site is conducted appropriately to avoid coaches arriving at the site itself. This would look to contain agreement for nearby car parks such as Wembley Park before coach bookings can be accepted. The applicant would therefore provide a shuttle bus service that would pick up and drop off guests from the relevant coach park. These arrangements would also be secured as part of the coach management strategy.

 

PLANNING COMMITTEE LINK

FA appoint chair for independent review of Euro2020 Cup Final looking at events inside and outside Wembley Stadium on July 11th

 

Brent Council to continue Covid19 precautions in its public buildings

 Brent Council Announcement:

As of today, most COVID-19 legal restrictions will be lifted and it will be up to individuals to assess the risks and act accordingly. However in light of rising COVID case numbers in Brent and for the safety of both our staff and community, we will continue to take precautions in our public buildings.

We ask that you continue to wear a face covering in all public spaces in Brent including libraries, the gallery and museum, as will our staff. We will be leaving sanitisation stations in place and ask you to continue to scan the Test and Trace QR code on entering our buildings. 

Library opening hours

We are extending opening hours at Wembley and Willesden Green libraries from today – Monday 19th July – so they will now be open until 8pm on weekdays. We will also slowly be beginning to reintroduce our full range of services over the next few weeks and months.

We also ask that you continue to book PCs and study spaces in advance of your visit and respect others space when browsing.

We look forward to continuing to welcome you back to all our sites and will also be continuing virtual events. Thank you all in advance for helping us all keep safe and look after one another.