Showing posts with label Colin Road. Show all posts
Showing posts with label Colin Road. Show all posts

Monday 11 January 2021

Brent Planning Officers recommend refusal of major Willesden development application

 



In a move that is quite unusual in Brent, planning officers are recommending that the Planning Committee refuse the application for a major development on an industrial site that lies between Dudden Hill Lane and Willesden High Road.

Adjacent sites are also earmarked for development and other nearby developments are a major housing project at the College of North West London  and flats on the Learie Constantine Community Centre site. This application would form part of a Masterplan for the area.

Taken together the developments will change the face of this part of Willesden and continue the proliferation of high rise developments in Brent. Although the maximum height of these blocks is less than half of those around Wembley Stadium they would still make a major impact on the local streetscape as can be seen from the images above. The two storey terraced houses on Colin Road would be dwarfed by this development and experience a significant loss of light.

 


The proposal

Demolition of existing buildings and erection of 5 mixed use blocks ranging from 4 to 10 storeys plus basement levels, comprising; 245 residential units at 1st to 9th floors, and light industrial floorspace (Class B1c), food retail floorspace (supermarket) (Class A1), gym (Class D2), nursery (Class D1), commercial units (units 7 and 9) (flexible use for Class A1, A2, A3, D1 and/or B1c) and HA office (Class B1a) at basement, ground and part 1st floors, together with associated vehicular access, car and cycle parking spaces, bin stores, plant room, substations, landscaping and amenity space (Amended description)

Housing

Given the current controversies over the short-comings of shared ownership it is noteworthy that the officers' report states that  95% of those in affordable housing need cannot afford intermediate products such as shared ownership. There has been considerable dialogue between the developer and the council over the housing provision and compliance with policy:

The Brent Strategic Housing Market Assessment 2018 identified a need for 42,000 additional homes between 2016-2041. Using a limit of 33% of gross household incomes to be spent on rent/mortgages, affordable housing comprises 52% of that need. Of the affordable need identified 85% was for social rent (council house type rents) and 10% was for London Living Rent-LAR (pegged at a percentage of median incomes). Just 5% was for people able afford to between that and 80% of median local rents (typically these people might seek to buy shared ownership units). Whilst the headline figure provided by the applicant, being 66% affordable housing, is well in excess of the 50% overall target set out in DMP 15 and emerging policy BH5 , this figure is weighted heavily in favour of intermediate product (shared ownership units) and therefore the proposal is not in accordance with this policy. As stated above, the SHMA identifies that intermediate products are essentially unaffordable to 95% of those in affordable housing need and are more likely to be occupied by people who have a choice within the market for alternative accommodation e.g. market rent.

The final offer presented by the applicant shows that even with 100% affordable workspace and on a policy compliant tenure split the development could reasonably deliver 13 additional London Affordable Rented homes which would help the most specific needs of the borough. Whilst this would be at the expense of a large proportion of intermediate units, there is far less need for this type of housing.

Given that primary need in the borough is for LAR homes (as reflected in adopted and emerging policy) the overprovision of Intermediate Housing and other benefits of the scheme are not considered to be of sufficient benefit to outweigh the harm associated with the under-provision of affordable rented homes to meet local need.

Comments on the planning consultation portal were fairly evenly split between those in favour and against.  The provision of a supermarket (named as Lidl in the drawings) was seen as positive as was a nursery, but the impact on traffic and parking in the are was a negative factor, as well as the loss of daylight to the local two storey terraced houses in Colin Road.

Officers' recommendation

Whilst the proposed development would undoubtedly bring forward significant benefits, largely in the form of modern affordable workspace and the provision of a large number of homes to meet borough housing targets, including a high overall number of Affordable homes, the development would also fall short in a number of policy areas. In particular, the proposal fails to deliver the maximum reasonable amount of Affordable housing on a policy compliant tenure split. Whilst the headline affordable housing figure is high, this is not considered sufficient to justify the number of London Affordable Rented homes, which are proposed at less than the maximum reasonable number. There is a significant need within the borough for the lower cost Affordable Homes (Social or London Affordable Rent) which look to cater for those most in need in accordance with adopted and emerging policy. 

 

 Furthermore, at the scale proposed the development would result in significant daylight impacts to a number of neighbouring properties. The benefits of the scheme are not considered to outweigh the harm identified to these properties. 

 

Finally, the development would provide parking for the supermarket well in excess of standards without an appropriate parking price regime to encourage non-car access and would therefore encourage additional unnecessary car journeys to and from the site and from the area in general. Again whilst policy deviations can be accepted when having regard to a wider planning balance, in the case, the benefits of the scheme are not considered significant enough to outweigh the harm associated with the failure to provide adequate means to encourage non-car access to the supermarket. 

 

To conclude, the development is contrary to policy, and would fail to deliver the degree of benefit necessary to outweigh the harm associated with the proposal.

The statement on shared ownership will be significant for future planning applications in the borough.

 

 

 

Friday 13 October 2017

Planning Committee raises issues on Colin Road, Dennis Jackson Centre and Queensbury redevelopment proposals

The Planning Committee heard three pre-application presentations at their meeting on October 9th and the Minutes of the meeting have been published.  All three have featured onWembley Matters. LINK



Minutes:
The Committee received a briefing on a pre-application scheme for a mixed use development consisting of 224 residential units, a supermarket, nursery, gym, café, workshops and amenity space.

Peter Mahoney and Nick Francis (R55) presented the scheme and answered members questions. Members then went into a session during which they examined the proposal and raised the following issues for further consideration prior to submission of a planning application.
The main issues raised at the meeting were:

Issue 1 – Locally Significant Industrial Site
·         Concern about loss of existing shopping parade and jobs.

Issue 2 – Affordable Housing and Workspace
·         Advocate 25% family housing.
·         Ensure no ‘poor doors’ for affordable housing provision.
·         Questioned reduction from initial proposal in terms of level of affordable housing provision from 65% to 50%.
·         Queried tenure split not following policy.
Issue 3 – A1 retail use in out of town location
·         Concerns about large servicing vehicles and impact on residential amenity.

Issue 4 – Scale, massing, height and impact on daylight/sunlight
·         Concern raised about the amount of development on the site.
·         Potential for public space to attract ant-social behaviour.
·         Difficult to provide detailed comments without full information (i.e. daylight sunlight report) for analysis.

Issue 5 – Public Realm
·         No further comments.

Other Comments
·         Question whether adequate servicing and parking provided.
·         Assurance pre-application consultation carried out.
·         There should be an extra pedestrian crossing and traffic calming (particularly in view of proposed nursery).
·         Should be crossings at both ends of development.
·         Not clear on need for pedestrian route through development as other quicker alternative routes.
·         Question how parking for LIDL shop would be managed.      

3.
Minutes:
The Committee received a briefing on a pre-application scheme which proposed thedemolition of existing community centre and erection of three buildings ranging in height from 3- to 6-storeys containing 150 residential units (including private, temporary and NAIL tenure housing), including a replacement community centre.

Stephen Martin and Charlotte Pollard (PRP Architects) presented the scheme and answered members questions. Members then went into a session during which they examined the proposal and raised the following issues for further consideration prior to submission of a planning application.
The main issues raised at the meeting were:

Issue 1 – Principle of development
·         Full detail of community centre would be required.
·         Queried rationale behind loss of open space.

Issue 2 – Housing, tenure mix, including Affordable Housing
·         Council own development should be 100% affordable housing.

Issue 3 – Design, height and massing of development within its local context.
Queried rationale behind building heights.

Issue 4 – Impact on amenity of neighbouring properties
·         Need clarification on daylight/sunlight.

Issue 5 – Quality of residential accommodation
·         Concern over stacking of units.
·         Concern as to whether sufficient amenity space is being provided.
·         A compromise on quality for temporary accommodation should not be accepted (temporary can be for a fairly long period). E.g. Lack of windows to kitchens not considered acceptable.
·         Queried whether space would be provided in the NAIL accommodation for visitors to stay.
·         Provision should be made in NAIL accommodation to store mobility vehicles.

Issue 6 – Transport
·         Need to consider ‘no right turn’ to London Rd from Wembley High Rd.
·         Over provision of cycle parking?
·         Concern over additional activity on London Road, particularly on event days.

Other Comments
·         Detailed construction plan required to include routes for vehicles, hours operation etc to ensure impact on residents minimised. 
·         Queried level of community engagement.


(4.
(Queensbury pub)
Minutes:
The Committee received a briefing on a pre-application for a scheme for the replacement of existing building (containing a public house and former members club) with a mixed use development comprising a public house and function room (A4) and 48 residential flats (C3)..

Luke Raistrick, Nick Mokasis and John Losi (Martin Robeson Planning Practice) presented the scheme and answered members questions. Members then went into a session during which they examined the proposal and raised the following issues for further consideration prior to submission of a planning application.
The main issues raised at the meeting were:

Issue 1 – Principle
·         Need to ensure that the community space is not just finished to ‘shell and core’ standard.

Issue 2 – Design, Heritage and Impact on Conservation Area
·         Concern regarding massing and density.
·         Concern regarding modern design.
·         Concern over loss of existing building- consider façade retention?
·         Queried how it can be demonstrated that the building will be of high quality.
·         Queried depth of frontage.
·         Restrictions should be placed on use of balconies to avoid clutter.

Issue 3 – Scale, massing, height and impact on daylight/sunlight
·         Would require confirmation that complies with Council’s standards.

Issue 4 – Public Realm
·         No further comments. 

Issue 5 – Affordable Housing
·         Require up to date financial modelling. 

Issue 6 – Standard of Accommodation
·         Noise mitigation needed in view of proximity to railway line.

Other Comments
·         Queried response to consultation.
·         Comments have not suggested that the proposed building is exceptional.
·         Queried licencing for existing pub and if there is a special arrangement.
·         Noted the servicing bay – need to consider bus stop opposite. 
·         Blenheim Gardens Residents should be added to the consultation list

Wednesday 4 October 2017

Queensbury, Colin Road and London Road presentations at Planning Committee on Monday October 9th

There are three noteworthy pre-applications coming up at Brent Planning Committee on Monday October 9th (6pm).

There are fuller details on the new Queensbury Pub proposals, extensive proposals for the current industrial site bordered by Colin Road, Dudden Hill Lane and High Road, Willesden and proposals for the former Wembley Youth Centre and Dennis Jackson Centre at the top of London Road Wembley.

No decisions are made at this stage but the committee can ask questions and officers in their reports will provide a commentary and suggestions on what needs to be done to make the proposals acceptable.

The meeting is open to the public.





The London Road proposal may be controversial because the three 3-6 storey buildings planned are significantly higher than the terraced houses of London Road and it is adjacent to the Ark Elvin (formerly Copland) playing fields and the wildlife corridor bordering the Wembley Book.

It provides housing for homeless people on the Brent Council housing list, assisted living accommodation as well as privare housing and space for a community centre:

Full details HERE

Cabinet paper on  the London Road site HERE

Thursday 9 March 2017

Large mixed development planned for Dudden Hill Lane/High Road site

The site
Away from Wembley for a change, Brent Planning Committee on Wednesday LINK will see a pre-planning application presentation for a significant development in Dudden Hill Lane/High Road Willesden.  The site is currently mainly industrial units.
The proposal:
The proposal in its current form seeks to create a mixed use development comprising 224 residential units and amenity space, affordable workspace, café, nursery, florist, supermarket and gym. The workspace and retail elements of the proposal would be located at ground floor level with the residential units located on the upper floors. Vehicular access to the site would be from the eastern side via Dudden Hill Lane. Pedestrian access would also be from this side of the site and on the western side to create a desire line through the site and improve connectivity. The proposal would have three main buildings above ground floor level with heights of nine, seven and five storeys. The residential units would have access to communal space at first floor level between the taller buildings.

Site and Surroundings 

The site has an area of 0.93 hectares and is bounded by the Sapcote Trading Centre to the north: Colin Road to the south; Dudden Hill Lane to the east: and High Road to the west. The site is currently occupied by a number of industrial units including a heavy plant hire business, storage facilities for haulage equipment and scaffolding and a MOT station/Used car sales garage. There are three retail units located on the southern side of the site adjacent to the Colin Road/High Road junction. There is also a tyre garage located on Colin Road that does not form part of the site proposal. 

The surrounding area comprises industrial units to the north, an undesignated shopping parade to the east and south and residential properties to the east, west and south. The site is also located within a Locally Significant Industrial Site (LSIS). Residential units in the form of two storey terraced properties are located on the southern boundary of the site on Colin Road. Residential properties are also found along Dudden Hill Lane and High Road. The height of the buildings in the area is generally two/three storeys however there are a number of examples of taller buildings located to the west on the approach to Church End and to the north-east on Dudden Hill Lane. The site is not located within a conservation area and does not contain any listed buildings. 

The site has a Public Transport Accessibility Level (PTAL) of 5 with Dollis Hill underground station located approximately 160 metres to the north-east and regular bus services to Church End, Neasden and Willesden.