Brent Council's Utopian plans for Neasden at Cabinet on Monday

 

Brent Council's Cabinet will decide on Monday to go out to consultation on far-reaching plans for the Neasden Stations Growth Area (NSGA) Draft Masterplan.

The Masterpan envisages the long-term transformation of the often derided (particularly by Private Eye LINK) area with co-location (housing and industrial/commercial) development on 5 sites including that of the College of North West London on Dudden Hill. There will be a total of 2,338 new homes plus commercial and light industrial spaces.

"This Masterplan Supplementary Planning Document (SPD) seeks to unlock the massive potential that the Neasden Stations Growth Area (NSGA) has to offer, and define a new place for the post-pandemic world that balances local choices within the wider metropolitan context. The delivery of new workspace, improved accessibility to the wider area, an interconnected network of green open spaces, enhanced public realm and a permeable movement network will create an inclusive neighbourhood that can support at least 2,000 new homes, and also serve as a distinctive gateway to Neasden. This Masterplan SPD sets out the overarching vision for NSGA, and the underpinning urban design framework, to help ensure that the transformation of the existing poor quality environment brings forward physical, social and economic regeneration for all the community."

At times the Masterplan is almost Utopian in its vision:

"A diverse Neasden will be a place that is used and enjoyed by all people, irrespective of gender, age, ethnicity, physical ability, sexual orientation or social background. The natural and built environment will be fairer and more inclusive, reflecting best practice through design to ensure the area is welcoming, responsive, intuitive, flexible, varied and convenient.

With around 25% of the local population aged under 18, Neasden will represent the needs of children and young people, and reflect London’s status as an increasingly youthful city. Children and young people will be able to access social and physical infrastructure and move around the area safely, independently, and without adult supervision, benefitting their physical, social and mental development and health.

Development at Neasden will be child-friendly, maximising opportunities for safe play and outdoor activities. Open spaces will support formal and informal play, exercise and rest, and be accessible to all with no segregation. Open spaces will be well-overlooked by homes and other active uses to ensure they are welcoming and benefit from natural surveillance, overcoming crime and the fear of crime.

With around 55% of the local population identifying as belonging to Black, Asian or minority ethnic groups, Neasden will represent both the needs and cultures of all people. Protected groups will be considered from the outset and given a greater participatory role in shaping how the area evolves through meaningful stakeholder engagement.

Development at Neasden will support different modes of living, catering for multi-generational households, young families, and over 60s, alongside a range of different domestic cultures. Buildings and landscapes will be as much for local people as for new residents, allowing the establishment of a mixed and balanced community that reflects the diversity of the area."

 

The summary for the preferred option is rather more down to earth:

Option 3 proposes vertical stacking of residential uses on podium floors with industrial below and some commercial/retail fronting Neasden Lane is proposed on Site 1 (LSIS) and Site 2 (LSIS). On site 3 (CNWL), proposes predominantly residential development with some commercial/ retail/community uses and retention of the existing housing estate adjacent. On Site 4 (LSIS), vertical co-location of residential uses with industrial uses is proposed. On Site 5, predominantly residential use with some light industrial use is proposed. Site 6 is proposed to be retained as existing and is deemed unviable for development.

The Masterplan is long-term. In Option 3 the estate next to the College of North West London (Severn Way and Selbie Avenue) is not down for redevelopment but it is within the development area and could come forward at a later stage. It does look rather vulnerable in the illustration between the two masses of tower blocks. A further possibility is a new station in the area on the potential West London Orbital line.

The existing green space beside the college at the foot of Dudden Hill/Denzil Road appears unlikely to be retained but instead space will be integrated into the new housing.

Details for each site:

 The 5 Sites

 

It is a huge document and the Cabinet is unlikely to discuss it in any great detail. I have uploaded it on One Drive for readers who wish to read further. Click on the bottom right square for full size version.

Only a quarter of places at the new Neasden Lane High School will be available for children in the immediate area

The new school on Neasden Lane

My question tabled for the Council meeting to be held on Monday July 13th. The School Places Planning document suggested that most pressure for additional secondary forms of entry will be in the north of Brent so a north Brent school makes sense,  but this one will be in the south of the borough and involve commuting by 75% of the pupils. According to Google Maps the motoring distance between the two sites is 4 miles.

Question from Martin Francis to Councillor Amar Agha, Cabinet Member for Schools, Employment & Skills

There was some confusion at the Planning Committee that approved the new North Brent School in Neasden Lane (School number 11 on map) about the catchment area of the new school. Pupils currently attending the North Brent School on the Wembley campus of Wembley High School Academy Trust will transfer when the new school opens. Is it the intention to have a North Brent catchment area for the school as it admits more year groups, or will the catchment area extend to the Neasden/Harlesden/Stonebridge area? What will be the geographical admission criteria for the new school?

Response: The Wembley Academy Trust, as the overarching Trust of which the North Brent School is a part, acts as its own admissions authority and as such publishes its own admissions arrangements, including catchment areas. The current admissions arrangements for North Brent School are published on their website and set out the following as part of the oversubscription criteria:

·75% of places will be offered to children who live closest to Wembley High Technology College. (School number 16 on map)

Distance will be measured using a straight-line measurement from the main entrance of Wembley High Technology College to the main entrance of the child’s home.

 ·25% of places will be offered to children who live closest to the permanent site of North Brent School. Distance will be measured using a straight-line measurement from the main entrance of North Brent School to the main entrance of the child’s home.

 In terms of future admissions arrangements, as Wembley Academy Trust acts as its own admissions authority, this is a question that should be put to the Trust directly. We can confirm however that the Trust has engaged proactively with the wider community in establishing current admissions arrangements and has committed to continue to do so in any changes proposed to future admissions arrangements.

Gladstone Free School to be built in notorious pollution blackspot

Having abandoned plans to build their school on playing fields adjacent to Gladstone Park, Gladstone Free School have now found a site 500 yards from Neasden Station. (Their image above)

In their consultation document they state:

We are currently discussing possible sites for Gladstone School with Brent Local Authority and the Education Funding Agency. Site options are necessarily subject to commercial sensitivity, although site options currently being considered  anticipate siting the school within a 500 metre radius of Neasden Underground station on Brownfield sites with existing buildings, and do not include any greenfield or open land.

Unfortunately this site, amidst various waste processing facilities, with heavy skip lorry traffic, has long been notorious as one of London's worst pollution blackspots. LINK  Monitoring has become less effective through the use of pollution suppressors by Boris Johnson as Barry Gardiner tweeted back in April 2012:

"Boris's pollution suppressors near air quality monitors is like putting breathing apparatus on the canary in the mines!"

Neasden Lane: Photo: Veleospeed.co.uk

 Clean air campaigners have long been focusing on the number of nurseries and schools that are close to roads with heavy traffic and the potential long-term damage this can do to the sensitive lungs of young children.

In September 2013 Boris Johnson gave the following written response LINK to a question from Stephen Knight abhout Neasden Lane:

The Neasden Lane monitoring station is classified as an industrial site and the main local sources are regulated by either the Environment Agency or the London Borough of Brent. 

Significant progress has been made this year with all the Environment Agency regulated waste sites now being fully enclosed. The metal recycling site is now partially enclosed to screen the site more effectively. This has reduced the fugitive particle pollution from the sites. 

Dust suppressants, which were shown by King’s College London evaluation report to be highly effective at sites like Neasden Lane, continue to be applied. The Environment Agency has also worked with operators to implement a particulate alarm system which informs operators if particulates on site exceed agreed levels. They then must take action such as ceasing operations and ensure site activities are not contributing to exceedences. 

The Environment Agency have increased inspection frequency to fortnightly compared with approximately quarterly. Many of these visits are conducted jointly with the London Borough of Brent to improve coordination of enforcement activity. This approach has identified new opportunities to reduce emissions from the concrete batching plant regulated by the London Borough of Brent.

Although meant to be reassuring this hardly paints a picture of a healthy environment for school children.

NEASDEN'S FLY-TIPPED MOUNTAIN

Shahrar Ali, Brent Green Party spokesperson for Environment and Planning has called attention to a mountain of rubbish deposited behind pubs, shops and restaurants on Neasden Shopping Precinct which provides an ideal habitat for rats. He said, "Whilst out campaigning in Neasden this Sunday, the Green Party came across the most appalling mountain of waste. Refuse bags, ma tresses and whole beds were literally piled up above head height against a wall in the alley behind Neasden shopping parade. There was a clear whiff of rotting matter and it simply looked like this mountain had been piling up for weeks."

Shahrar continued, "We have reported this discovery and sent photographs to both Brent's streetcare division and environmental health department for immediate action. It is dispiriting to find that whilst the local shopping parade has seen a revival, with new grocers, a post office and revamped library centre, such neglect is apparent just round the corner."

Shahrar said, "We have spoken to traders who have acknowledged the dumping stretches back for weeks. Brent Green Party will be monitoring the situation and looking at how the Council's collection policy may be contributing to the problem. However, the police may also need to be on the alert if environmental crimes are being committed."