Wembley Area Action Plan (2015)

8FOREWORD.

10INTRODUCTION1.

12STRATEGIC PLANNING CONTEXT2.

17VISION AND OBJECTIVES FOR WEMBLEY3.

19URBAN DESIGN & PLACE MAKING4.

46BUSINESS, INDUSTRY AND WASTE5.

51TRANSPORT6.

67HOUSING7.

Wembley Area Action Plan

Contents

75TOWN CENTRES, SHOPPING, LEISURE ANDTOURISM

8.

82SOCIAL INFRASTRUCTURE9.

85RESPONSE TO CLIMATE CHANGE10.

91OPEN SPACE, SPORTS AND WILDLIFE11.

100WEMBLEY HIGH ROAD12.

106COMPREHENSIVE DEVELOPMENT AREA13.

119WEMBLEY PARK/EMPIRE WAY CORRIDOR14.

123WEMBLEY EASTERN LANDS15.


Contents

128WEMBLEY INDUSTRIAL ESTATES16.

131DELIVERY AND MONITORING17.

139APPENDIX A: SUPERSEDED POLICIES18.

140APPENDIX B: GLOSSARY19.

144APPENDIX C: LAND TAKE MAPS20.

155CHANGES TO POLICIES MAP21.

LIST OF POLICIES31WEM 1 Urban Form34WEM 2 Gateways to Wembley36WEM 3 Public Realm37WEM 4 Public Art38WEM 5 Tall Buildings


Contents

40WEM 6 Protection of Stadium Views43WEM 7 Character of Olympic Way44WEM 8 Securing Design Quality49WEM 9 Offices50WEM 10 Low-cost Business Start-up Space50WEM 11 Protected Rail Sidings

55WEM 12 Road and Junction Improvements to Stadium Access Corridorand Western Access Corridor

56WEM 13 Western Highway Corridor57WEM 14 Car Parking Strategy58WEM 15 Car parking standards63WEM 16 Walking and Cycling64WEM 17 Event Related Transport69WEM 18 Housing Mix70WEM 19 Family Housing71WEM 20 Extra Care Housing71WEM 21 Wheelchair Housing and Supported Housing72WEM 22 Private Rented Sector73WEM 23 Student Accommodation79WEM 24 New retail development79WEM 25 Strategic Cultural Area80WEM 26 Hot Food Takeaways (A5 Uses)81WEM 27 Conferencing Facilities81WEM 28 Temporary Creative Uses84WEM 29 Community Facilities86WEM 30 Decentralised Energy86WEM 31 Energy from Waste87WEM 32 Urban Greening


Contents

88WEM 33 Flood Risk93WEM 34 Open Space Provision94WEM 35 Open Space Improvements96WEM 36 Food Growing96WEM 37 Sports Facilities97WEM 38 Play Provision97WEM 39 Access to Nature98WEM 40 River Brent and Wealdstone Brook

LIST OF SITE PROPOSALS101Site W 1 Wembley West End102Site W 2 London Road103Site W 3 Chiltern Line Cutting North103Site W 4 High Road / Chiltern Line Cutting South104Site W 5 Copland School and Brent House108Site W 6 South Way Site adjacent to Wembley Stadium Station108Site W 7 Mahatma Gandhi House109Site W 8 Land West of Wembley Stadium110Site W 9 York House111Site W 10 Dexion House111Site W 11 Malcolm House112Site W 12 North West Lands112Site W 13 Stadium Retail Park113Site W 14 Arena House and Crescent House115Site W 15 Apex House & Karma House115Site W 16 1 Olympic Way116Site W 17 Olympic Way Office Site


Contents

116Site W 18 Wembley Retail Park117Site W 19 Wembley Stadium Car Park120Site W 20 Cottrell House & Norman House120Site W 21 21-31 Brook Avenue121Site W 22 Wembley Park Station Car Park121Site W 23 The Torch/Kwik Fit Euro122Site W 24 Town Hall124Site W 25 Amex House125Site W 26 Watkin Road126Site W 27 Euro Car Parts127Site W 28 First Way129Site W 29 Second Way130Site W 30 Drury Way130Site W 31 Great Central Way

LIST OF MAPS12Map 2.1 Key Diagram22Map 4.1 Heritage Assets23Map 4.2 Character & Urban Form: The Five Localities33Map 4.3 A Strategy for Gateways39Map 4.4 A Strategy for Tall Buildings41Map 4.5 Protected Local Views of the Stadium42Map 4.6 Wider Protected Views of the Stadium48Map 5.1 Business, Industry and Waste Designations53Map 6.1 Wembley Public Transport Accessibility Levels (PTAL)62Map 6.2 Cycling Infrastructure78Map 8.1 Town Centre Designations


Contents

90Map 10.1 Flood Zones in Wembley92Map 11.1 Existing Open Spaces100Map 12.1 Wembley High road119Map 14.1 Wembley Park/Empire Way Corridor: Site Proposals123Map 15.1 Wembley Eastern Lands: Site Proposals128Map 16.1 Wembley Industrial Estates: Site Proposals144Map 20.1 Land take required from W12145Map 20.2 Land take required at W10146Map 20.3 Land take required at W14 and W16147Map 20.4 Land take required from W27, W28 and W29

148Map 20.5 Alternative land take requirement for junction improvementsat Fifth Way & Fulton Road

149Map 20.6 Land take required at W6150Map 20.7 Land take required at W6 and W7151Map 20.8 Land take required at W4152Map 20.9 Land take required at W18 and W19153Map 20.10 Land Take Required at W11154Map 20.11 Land take required at Fourth Way (East) Metropolitan Line

155Map 21.1 Wembley Major Town Centre extension (vertical lines) andWembley Park District Centre extension (diagonal lines)

156Map 21.2 Wembley Major Town Centre extension (vertical lines) andWembley Park District Centre extension (diagonal lines) - Detail

157Map 21.3 Land for release from Strategic Industrial Location (SIL) andSIL area proposed for redesignation from Preferred Industrial Land (PIL)to Industrial Business Park (IBP)


Contents

The Wembley Area Action Plan is important indetermining how Wembley develops over the next15 years. The Plan builds on the council’s vision todevelop Wembley as a destination which will helpdrive the economic regeneration of Brent, andfurther promote its cultural and leisure offerattracting visitors throughout the day and evening.It includes key planning objectives and policies andprovides guidance for the development of over 30sites in the Wembley area. Our aim, reflected inthe Plan, is to provide new homes, jobs andshopping and leisure facilities, whilst ensuring thatimportant infrastructure and services, such astransport improvements and new schools, aredelivered to meet the needs of local people.

At Brent we are committed to full communityinvolvement in the important decisions that aremade and particularly in bringing forward plans thatare likely to affect the local community. As such,the Area Action Plan has informed by consultationthrough its development. Thank you to everyonewho took the opportunity to participate in theprocess of drawing up the new plan.

Councillor Margaret McLennan, Brent's LeadMember for Housing and Regeneration

Wembley Area Action Plan8

Foreword

For further information contact:

Planning and RegenerationLondon Borough of BrentBrent Civic CentreEngineer's WayWembleyMiddlesexHA9 0FJ

Tel: 020 8937 5230

Email: [email protected]

Adopted 19th January 2015

9Wembley Area Action Plan

Foreword

What is the Wembley Area Action Plan?

1.1 The Wembley Area Action Plan (AAP) setsout the strategy for growth and regeneration inWembley for the next 15 years. It is an importantpart of the development plan for the borough.Ultimately, the development plan will be made upof a number of documents, two of which, the CoreStrategy and the Site Specific Allocation DPD, havebeen adopted already by the council. The CoreStrategy sets out the spatial planning strategy forthe development of the Borough focusing growthand development in 5 key Growth Areas, the largestof which is Wembley. The Site Specific AllocationsDPD identifies 70 sites around the borough wherenew development is likely to take place, andprovides planning guidance for those sites. TheWembley Area Action Plan complements thesedocuments by providing a detailed Plan fordevelopment in the Wembley Area and bringsup-to-date, and consolidates, existing planningpolicies for Wembley in a single development plandocument.

1.2 The council's Core Strategy, adopted in 2010,sets the context for development of the WembleyArea by establishing a vision for the future of theborough as a whole, a set of objectives to beachieved by development and a set of core policiesto achieve those objectives. For this reason, muchof the vision and most of the objectives forWembley are already established and are,therefore, incorporated into an updated vision andset of objectives in section 2 of this DevelopmentPlan Document (DPD).

1.3 In addition, the Site Specific Allocations DPD,adopted in 2011, has established the planningguidance for some of the development sites.Relevant site guidance from this has been carriedforward into the draft Area Action Plan andsupplemented by new or reviewed planningguidelines for the remaining key opportunity sitesin the area. The plan, when adopted, willsupersede policies and proposals currently includedin the Wembley Regeneration Area chapter of theBrent Unitary Development Plan 2004. TheWembley Masterplan, which deals with the 70hectare main regeneration area around thestadium, continues to provide detailed planningguidance on matters such as scale and massing,the public realm, streetscape and design quality forthis area. In addition, the Wembley LinkSupplementary Planning Document (SPD) providessimilar guidance for the development of the easternend of the High Road and the Wembley West EndSPD guides development on the Curtis Lane carpark site behind the High Road. Those parts of theUnitary Development Plan (2004) and the SiteSpecific Allocations DPD (2011) that will besuperseded by the Area Action Plan are listed inAppendix A.

1.4 The area covered by the Plan is essentiallythe part ofWembley wheremost of the regenerationis needed and is likely to take place. This coversthe existing town centres ofWembley andWembleyPark, the Wembley Masterplan area, including theStadium and key development sites around it, andthe industrial area extending as far as the NorthCircular Road, which is also the main gateway tothe area by road. It covers an area of approximately230 hectares. Although this is a tightly defined area,its future is extremely important to the borough asa whole. Half of the borough's projected newhousing and most of its new commercial floorspacewill be located here. Consequently, it is importantthat the wider community, including residents,businesses and other interested organisations, isinvolved in the preparation of the Plan.


1 Introduction

Picture 1.1 Area Action Plan Boundary

How does the 'Preferred Options' consultationstage fit into the process of preparing the AAP?

1.5 The Plan has undergone two rounds ofconsultation. The first round was a publicconsultation on 'Issues and Options' during whichviews were expressed about which options shouldbe taken forward into a draft Plan. Views expressedon the options put forward and the draft policiesinformed the council's preferred options for planningthe Wembley area. The council has also providedan explanation as to why certain options have notbeen pursued. In addition, a Sustainability Appraisalhas been carried out to assess, in general terms,the sustainability of the chosen options. A reportsetting out the appraisal results is also available aspart of the consultation, and comments on this arewelcome. You can view the Sustainability Appraisalreport at www.brent.gov.uk/ldf.

1.6 A second round of consultation was thenundertaken on the preferred options Plan.Comments received during the consultation havebeen considered and taken into account inproducing a proposed submission version of thePlan. The submission version of the Plan waspublished in March 2013, before being submittedto the Secretary of State for Examination by anindependent Planning Inspector. FollowingExamination the Inspector concluded that the AreaAction Plan was ‘sound’ subject to the inclusion ofthe main modifications. The AAP including themodifications recommended was adopted at FullCouncil on 19th January 2015.

1.7 Part of the process of preparing the Plan isthe gathering of information or evidence to providejustification for the policies and proposals. Theevidence base in support of the Plan has largelybeen compiled in support of the Core Strategy andSite Specific Allocations DPD's. This has beensupplemented by more recent information wherethis is available and by further studiescommissioned to inform the AAP. All the evidenceis available for viewing on the council's website atwww.brent.gov.uk/ldf.

Finding your way around this report

1.8 The report is arranged into different sections:

An explanation about what the Area ActionPlan is and how it sits with existing policy isin section 1The strategic planning context is set out insection 2

What will Wembley be like in 2026? A visionand a set of objectives for the area is insection 3A set of planning policies and proposalstogether with the justification for these isincluded in sections 4 - 17


Introduction 1

http://www.brent.gov.uk/ldf

Map 2.1 Key Diagram


2Strategic Planning Context

Spatial Development Strategy

Growth Area

2.1 Wembley is designated as a Growth Areaand is expected to deliver around 11,500 newhomes, 10,000 new jobs and 30,000 sq.m of newretail floorspace. Core Strategy policy CP7 setsout the strategic direction for development inWembley which includes new infrastructure tosupport growth. The Wembley Area Action Planprovides the details of what, where, how and whenthis growth will be delivered. A summary isprovided below and Map 2.1 shows the keyelements of the strategy.

Regeneration Context

2.2 In 2004 the London Borough of Brent grantedoutline planning permission to Quintain. Estatesand Development plc for a major mixed-useregeneration scheme covering 17 hectares of landsurrounding the new Wembley Stadium. Much ofthe approved scheme called Quintain Stage 1 isstill to be delivered, including infrastructure requiredby planning obligations attached to the phaseddelivery of the development.

2.3 In 2011 permission was granted for a secondstage of mixed-use redevelopment to provide upto 160,000m² of floorspace in the area north ofEngineers Way, from Olympic Way to Empire Way.The focus of development to date has been to thewest of the Stadium.

2.4 In addition to the major regeneration beingbrought forward on the Quintain development, thereare a number of other large scale developmentsunderway across the Wembley area.

Housing

2.5 New homes will be built near to maintransport hubs such as underground and railstations. Good transport links means that higherdensities can be supported. Homes in much of thearea will be part of mixed use schemes aboveactive ground floor uses. A large area will becomea new residential district supplying a substantialproportion of family housing, including dwellings atground level. At least 25% of all new homes willbe family sized, with three bedrooms or more, and10% will be wheelchair accessible, or easilyadaptable for wheelchair users. The borough hasa target that 50% of new homes should beaffordable. Student accommodation will alsofeature in the Area Action Plan.

Jobs

2.6 New jobs will be created across a range ofsectors including retail, offices, hotels, conferencefacilities, sports, leisure, tourism, creative industriesand educational facilities. Offices and hotels areproposed around Olympic Way. The Wembleyindustrial estate will continue to be protected forbusiness uses through the Strategic IndustrialLocation (SIL) designation. There will be a smallrelease of land from the Strategic IndustrialLocation designation and a realignment of thatboundary to Second Way.

Shops

2.7 Most new retail floorspace will be located inan extendedWembley town centre which will adjoinWembley Park town centre. The new designeroutlet centre, next to the Hilton hotel, includesaround 85 shops, restaurants and cafés, and a ninescreen cinema. A new pedestrian and cycle priorityboulevard will create a link through the heart of thegrowth area to a new shopping street north ofEngineer’s Way.

Leisure

2.8 Additional leisure facilities will help create adestination for visitors to complement the existinguses such as the stadium, refurbished WembleyArena and Fountain TV studios. New uses includea new multiplex cinema. Leisure, tourism andcultural uses will be located in the town centre orin the Strategic Cultural Area near the Stadium.

Civic Centre

2.9 Brent’s new Civic Centre brings together themany services of Brent Council under one roof,incorporating a state-of-the-art modern library anda range of civic and community spaces. The newCivic Centre is located on EngineersWay, adjacentto Arena Square and Wembley Arena and is animportant destination for local people. It providesthe impetus and opportunity for further publicservices to locate here and could help stimulate ahigh quality office market.


Strategic Planning Context 2

Natural Environment

2.10 New open spaces, landscaping and aminimum of 1,000 trees will be delivered as part ofdevelopments. The council will also seek there-naturalisation of the River Brent andWealdstoneBrook where possible. Flood risk has been takeninto account when developing the plan andmitigation measures will form part of alldevelopments in areas at risk of flooding.

Transport

2.11 Travel by foot, cycle and public transportwill be promoted in Wembley by prioritising thesemodes of travel into and throughout the area whilstmaintaining good vehicle access on designatedroutes. A hierarchy of routes will be established tofacilitate access by foot, cycle, public transport andvehicles. Pedestrian permeability will beencouraged throughout. A new route forpedestrians and cyclists will link two of the threeWembley stations through the extended town centrealong the new Boulevard and Olympic Way. Thereare opportunities to encourage cycling throughCycle Hubs and by linking new local routes to thewider cycle network. Key corridors and junctionswill be upgraded and legibility will be improvedthrough the creation of gateways into the area.Wembley’s accessible location provides the basisfor aiming to reduce the share of journeys by car.

Priorities for Investment

2.12 The council’s Infrastructure and InvestmentFramework (IIF) provides a list of infrastructurerequirements in the Wembley Growth Areaincluding open space, play facilities, accessibilityand cycling routes, wildlife enhancements, health,public realm, schools and community facilities. Thecouncil is now producing a Strategic InfrastructurePlan (SIP) that will prioritise the IIF infrastructurelist, indicating sources of funding including CIL, andthen prioritise its delivery. This will turn the IIF,which sets out all likely infrastructure needs, into adelivery strategy.

2.13 The SIP will prioritise infrastructure deliveryover time for all of the growth areas includingWembley. The IIF considers infrastructure directlyrelated to growth but the SIP will take a wider view,and could address existing deficiencies or bringforward infrastructure that promotes furtherdevelopment. Since funding sources and prioritieschange over time, the SIP is a separate documentthat can be more regularly updated in consultationwith stakeholders.

2.14 TheMayoral Community Infrastructure Levy(CIL) and the Brent CIL are both now charged ondevelopment. Brent CIL will be the main route fordevelopment to fund larger scale infrastructure ofpublic benefit. From July 2013, S106 planningobligations will generally be used, as set out in thecouncil’s Planning Obligations SPD 2013, to dealwith more minor site related issues. PlanningObligations will also be used to compensate for a

loss of existing provision on site or to mitigateagainst a lack of provision on a development site.Contributions for off-site environmentalimprovements will normally be paid for through CILand not sought through S106 agreements. Thecouncil will continue to use planning obligationsfrom sites where planning consent was given priorto the introduction of CIL.

2.15 Delivery of all identified infrastructure isdependent on resources and viability. The councilwill work closely with delivery partners such asdevelopers, the Greater London Authority andTransport for London. The council will use CIL tosupport bids for funding to London, national andEuropean governments. Infrastructure thatsupports further growth and development will be apriority for the council. The council will deploy CIL,S106, New Homes Bonus, Non Domestic Raterevenues and its own land and capital resourcesto support growth in the Wembley area.

Timescales and Delivery

2.16 The Wembley Area Action Plan identifies31 sites for redevelopment over the next 15 years.The council is working closely with key stakeholderswho will help deliver the Plan, including majorlandowners and developers. Transformationalchange is already well underway.

2.17 As the Plan is being published there isalready permission for more than 5,000 residentialunits together with new retail, offices, leisure,student accommodation and hotel uses. In 2012new homes, student accommodation, a health



facility and a number of hotels, such as the fourstar Hilton, were already built. In 2013 the LondonDesigner Outlet Centre, cinema and Civic Centrewere completed. Into the medium-term,development is more likely to take place in the northwest of the area, subject to economic conditions.

2.18 By 2030 Wembley will have become theeconomic engine for Brent and a key contributor tothe London economy. It will be a sustainable, livelyand distinctive destination, exploiting its excellentpublic transport and links. Building upon itsinternational brand for sport withWembley Stadiumat its heart, a thriving city quarter will be developed,generating a new identity for the borough.

History of the Area

2.19 Wembley has a tradition of masterplanningand design. The 1924 Empire Exhibition layoutintroduced a strong formal character to the area.A broad avenue was established on a north-southaxis from Wembley Park Railway Station to theEmpire Stadium. Cutting across this route was alarge rectangular lake and garden/park running onan east-west axis.

2.20 The Empire Exhibition closed in 1925 andsubsequent development has slowly moved awayfrom the Exhibition layout. The historic east-westgrain is still in evidence, particularly alongEngineers Way and Fulton Road but the park hasbeen lost and the formal ceremonial route to theStadium – Olympic Way – has no sense ofenclosure.

2.21 Although there have been many significantimprovements in the Wembley area over recentyears, the general pattern of development over thelast 80 years has removed any clear sense of urbanform across the area. The Stadium area is currentlyfunctionally disconnected from the High Road andsurrounding residential development by two railwaylines at the north and south that converge in theeast.

2.22 The Wembley Industrial Estate, located tothe east of the Stadium, consists of a number ofsmaller industrial estates of differing ages andforms. The dominance of heavy industrial uses andthe presence of ‘bad neighbour’ activities meansthat the area has never been well integrated withthe residential, retail and leisure uses that surroundit. The area has a poor quality environment withmany underused sites and premises that turn theirbacks on the Stadium.

2.23 Wembley Town Centre, at its height in the1960’s, is the product of years of decline, and thegradual loss of major retailers created a limitedshopping environment. However, recentimprovements to the public realm and the approvaland build out of a series of large scale schemeshave added to the climate of change in Wembley.The town centre is now experiencing higherdevelopment pressures but this is generallyoccurring on a piecemeal, ad hoc basis.

Planning Context

2.24 A key requirement of local plans, such asthe Area Action Plan (AAP), is that they mustconform with national and regional planning policy.The key policies are contained in the NationalPlanning Policy Framework published in March2012 and the London Plan adopted in July 2011.The relevance to planning policy in Wembley isexplained in individual sections of the AAP.

National Planning Policy Framework

2.25 The new National Planning PolicyFramework (NPPF) sets out national planning policyand provides general guidance on a wide range ofplanning matters. Of general importance is theintroduction of a presumption in favour ofsustainable development.

Presumption in favour of sustainabledevelopment

2.26 When considering development proposals,the council will take a positive approach that reflectsthe presumption in favour of sustainabledevelopment. It will work proactively with applicantsto find solutions which mean that proposals can beapproved wherever possible, and to securedevelopment that improves the economic, socialand environmental conditions in the area.

2.27 Planning applications that accord with thepolicies in this Plan will be approved without delay,unless material considerations indicate otherwise.


Strategic Planning Context 2

2.28 Where there are no policies relevant to theapplication, either within this Plan or other relevantand up-to-date plans for the area, then the councilwill grant permission unless material considerationsindicate otherwise – taking into account whether:

Any adverse impacts of granting permissionwould significantly and demonstrably outweighthe benefits, when assessed against thepolicies in the NPPF taken as a whole; orSpecific policies in that Framework indicatethat development should be restricted.

London Plan

2.29 The AAPmust be in general conformity withthe London Plan. Wembley is important in helpingto ensure that London "retains and extends itsglobal role as a sustainable centre for business,innovation, creativity, health, education andresearch, culture and art and a place to live visitand enjoy..." (policy 2.1 of the London Plan). Thereare a number of strategic policies and designationsthat are particularly pertinent to Wembley. Thesekey policy areas are summarised below:

London - Luton - Bedford Co-ordinationCorridor (2.3) - Wembley forms part of thiscorridor, where there should be co-operationbetween authorities to deliver infrastructureneeded to support development.Opportunity Area (2.13) - Wembley is one of43 Opportunity Areas identified across Londonwith an indicative employment capacity of

11,000 new jobs and where a minimum of11,500 new homes can be delivered.Strategic Outer London Development Centres(2.16) - Wembley is identified as a potentialStrategic Outer London Development Centrewith a strategic function of greater thansub-regional importance forleisure/tourism/arts/culture/sports. Thisincludes bringing forward adequatedevelopment capacity.Strategic Industrial Locations (SIL)(2.17) -Wembley and Neasden industrial estates aredesignated as SIL which are the mainreservoirs of industrial and related capacity.Arts, Culture, Sport and Entertainment (4.6) -Wembley is identified as one of nine StrategicCultural Areas which are London's majorclusters of visitor attractions.

2.30 Relevant strategic policy within the LondonPlan is also referred to in each topic chapter.

Brent Core Strategy

2.31 The Core Strategy, adopted in July 2010,is the spatial strategy for the development of theborough as a whole and was prepared with regardto national planning policy and the London Plan inforce at the time. Although the NPPF has beenpublished and a revised London Plan adopted sincethe Core Strategy was prepared, the councilconsiders that the Core Strategy remainsfundamentally in conformity with these documents.The Core Strategy, therefore, continues to providethe main planning policy context for the preparation

of more detailed policies and proposals in the AreaAction Plan. The key objectives from the CoreStrategy that are important for Wembley have beenset out in the following section on 'Vision andObjectives for Wembley'. The spatial contextprovided by the Core Strategy for the AAP are alsoexplained in each section of the Plan.



3.1 It is important that the council has a realisticvision as to what Wembley should be like in 15years time. The council's vision for the growtharea was launched in 2002 in the document “OurVision for Wembley, it was refreshed in 2007 withthe launch of the “Vision to Reality” document andupdated for the AAP.

Vision

Wembley

A new place, a new home and a new destination -modern, urban, exciting and sustainable. At its core

will be a comprehensive range of leisure andcommercial facilities, exploiting excellent public

transport connections to the rest of London and theUnited Kingdom, all in a contemporary, lively anddistinctive setting. Wembley will have a modern,service based economy. Hotels, restaurants,

offices, shops, leisure uses, creative industries andan array of other businesses will provide thousandsof new jobs and meet the needs of both visitorsand local residents. All of Wembley will be well

connected, with a new pedestrian boulevard linkingWembley Park to the High Road.

Objectives

3.2 The objectives for Wembley build on thevision for the area, setting out in more detail howthe council aims to achieve the vision. Theobjectives are drawn from the Core Strategy andare shown below by theme.

Regeneration through leisure, sport and mixeduse development

To promote the regeneration of the area forsporting, leisure, tourism and mixed-usedevelopment, including the provision of at least11,500 new homes between 2010 and 2026,so that Wembley is developed as a majorvisitor destination as well as a major newcommunity.To complete three large scale hotels in theWembley area and one large regional visitorattraction.To increase newly approved retail floorspacein Wembley by 25%.To ensure that the local community benefitsfrom development, including training andaccess to 10,000 additional full-time jobscreated by 2031.

Town centres, shopping and existing and newuses

To ensure that the development around theNational Stadium is compatible andco-ordinated with regeneration proposals inthe surrounding area, and that Wembley towncentre, the main focus for new retail and towncentre uses in the borough, is expandedeastwards into the Stadium area.To enhance the vitality and viability ofWembley’s town centres by maintaining theirposition in the retail hierarchy and maintaininga range of local services.

Modern, service based economy

Generate 10,000 jobs across a range ofsectors including retail, leisure, office andother businesses.Increase the supply of modern subsidisedworkplace developments for the arts andcreative industries.Ensure sufficient sites and premises areavailable for commercial activity and thatindustrial/ warehousing floorspace is renewed.

PromotingWembley as a global and distinctivetourist destination

To provide a world class setting for a worldclass Stadium by creating a distinctive placewith high quality building design and a positivesense of identity that is sustainable andenables progress to a low carbon future.Promoting new public art to supportregeneration.

People’s needs and associated infrastructure

To meet social infrastructure requirements bysecuring provision for needs arising from newhousing development, especially the provisionof new education, health and communityfacilities.To provide community facilities to meet theneeds of Brent's diverse community.To promote sports and other recreationalactivities by placing particular emphasis onthe provision of new facilities to address


Vision and Objectives for Wembley 3

existing deficiencies and to meet the needs ofnew population.To promote healthy living and create a safeand secure environment.

Housing Needs

To achieve housing growth and meet localhousing needs by promoting development thatis mixed in use, size and tenure.To achieve 50% (approx.) of new housing asaffordable.

Promoting improved access and reducing theneed to travel by car

To create a well connected and accessiblelocation where sustainable modes of travelare prioritised and modal share of car trips toWembley is reduced from 37% towards 25%.To ensure that the infrastructure of Wembleyis upgraded so that it supports newdevelopment and meets the needs of the localcommunity.To complete first class retail and other facilitiesin Wembley that reduces the need to travel toother centres and improving key transportinterchanges.To promote access by public transport, bicycleor on foot and reduce car parking standardsbecause of Wembley’s relative accessibility.

Protecting and enhancing the environment

To preserve open spaces for recreation andbiodiversity and create new and enhanced

open spaces to address deficiencies wherepossible, but particularly to meet the needs ofadditional population commensurate withcurrent levels of provision.To increase the amount of public open space(at least 2.4ha within Wembley) and theamount of land with enhanced ecologicalvalue.To enhance green and blue infrastructure bytree planting, returning rivers to their morenatural courses and mitigating the pollutioneffects of development.To achieve sustainable development, mitigateand adapt to climate change.To reduce energy demand from currentbuilding regulation standards and achieveexemplar low carbon schemes and combinedheat and power plants.


3Vision and Objectives for Wembley

Strategic Policy

4.1 The London Plan section on London's LivingSpaces and Places provides the strategic contextfor urban design and place making in Wembley.Policies 7.1 to 7.8, dealing with matters such asbuilding communities, design, local character, publicrealm, architecture, the location and design of tallbuildings and heritage assets, are particularlypertinent. For example, policy 7.7 states that talland large buildings should be part of a plan-ledapproach to changing or developing an area by theidentification of appropriate, sensitive andinappropriate locations.

Picture 4.1 Wembley Arena is an example of ahistoric building that has been successfully

revitalised

4.2 Brent's Core Strategy also includes policieswhich deal with urban design, place making andthe public realm. Policy CP5 states that inconsidering major development proposals, regard

shall be had to the contribution towards the creationof a distinctive place with a positive sense of identitywhich is well connected and accessible.Consideration should also be given to the heritageof the area and the means of introducing continuitythrough urban design measures should beinvestigated as well as the possibility of reusingand restoring buildings of merit.

Picture 4.2 Wembley Stadium & Industrial Estate

4.3 Policy CP6 deals with density and tallbuildings and states that where design is of thehighest or exemplary standard, higher densities willbe considered. Higher densities may be acceptablewhere PTAL levels would be raised as a result ofdevelopment or through committed transportimprovements. Sites should contribute towardswider public realm improvements commensuratewith the scale of development and development ingrowth areas should take into account the suburbaninterface. Tall buildings are acceptable in theWembley Growth Area.

Picture 4.3 Central Square Development

4.4 Policy CP7 states that Wembley will drive theeconomic regeneration of Brent and that it willbecome a high quality, urban, connected andsustainable city quarter. Wembley town centre willbe extended eastwards.

4.5 Given that Wembley is an area wheresuburban residential development interfaces witha much more urban character of development it is


Urban Design & Place Making 4

important to consider Policy CP17 which states thatthe suburban character of Brent will be protectedfrom inappropriate development.

Local Character

Picture 4.4 Plan of British Empire Exhibition

Buildings of Historic or ArchitecturalMerit

4.6 Historic buildings and areas provide a depthof character to the urban experience that cannotbe underestimated. They provide continuity andconnection with an area's past which helpsestablish the local identity and character of anarea.

4.7 The Plan area contains five buildings that areconsidered to have significant historic orarchitectural merit (shown on Map 4.1):

Church of St John, Sudbury Ward – Originallyconstructed in 1846 this flint building withstone dressings was designed in the EarlyEnglish style (Grade II). The front boundarywall and lynch gate of St John’s Church hasa separate (Grade II) listing. It is a brickstructure, contemporary with the church, withdecorative cast-iron boundary railings on adwarf wall with a picturesque woodenlych-gate to the main road. Any newdevelopment within the vicinity of this buildingshould consider how the use of materials andarchitectural detailing responds to the historiccharacter of the building.

Central Mosque Wembley (formerly StAndrew’s Presbyterian Church), Ealing Road– A former Presbyterian church built in 1904,in a style strongly influenced by the Arts andCrafts manner. Currently in use as a Mosque(Grade II). New development must not detractfrom the key role that this building plays withinthe streetscape.

The Empire Pool (Wembley Arena) - Designedby Sir E Owen Williams and built in 1934, ithas a reinforced concrete frame which wasthe largest concrete span in the world at thattime. The original pool was 200 feet long and60 feet wide and was used for the 1948Olympic Games. The building has recentlybeen refurbished and is currentlypredominantly utilised as an entertainmentvenue (Grade II). The building has animportant role due to its historic associations,

its location at the heart of the regenerationarea, and its associated public space (ArenaSquare). Development in close proximity tothe Arena must be designed to respect thescale, proportions and materiality of thebuilding.

Picture 4.5 The Empire Pool (Wembley Arena) Grade II

Brent Town Hall - Built in 1935-40 asWembleyTown Hall to designs by Clifford Strange. It isa brick-clad steel frame building expressed inT-shaped plan set around central entrancehall with a Scandinavian style 3-storey front(Grade II). Given the role that this building hashistorically played within the borough alongwith its highly visible location and attractivelandscape setting, any new development,extensions or alterations must seek topreserve or enhance the existing building.


4Urban Design & Place Making

Wembley National Stadium – Designed byFoster & Partners, the building was completedin 2007. Although not Statutorily Listed thebuilding is nationally and internationallyrecognised for its iconic arch. Due to thedefining role that the stadium plays across theAAP area, the council will seek to preserve itsimposing presence through the sensitivescaling of surrounding buildings in line withthe approved Quintain Stage 1 developmentand the 2009 Wembley Masterplan SPG.

There are three Conservation Areas on thefringes of the plan area (shown on Map 4.1):

Barn Hill Conservation Area

Lawns Court Conservation Area

Wembley High Street Conservation Area

As well as development within close proximityto these Conservation Areas, considerationshould also be given to the impact on viewsinto and out of these areas.

Picture 4.6 Brent Town Hall (Grade II)

Picture 4.7 View of Wembley Stadium from Barn HillConservation Area

4.8 Although there are few listed buildings in thearea, there are a number of locations where abuilding or a collection of buildings are consideredto add to the richness of the urban fabric, forexample along Wembley High Road. Anyredevelopment proposals will need to fully justifythe removal or replacement of such buildings.



Map 4.1 Heritage Assets



Map 4.2 Character & Urban Form: The Five Localities



Local Character Areas

4.9 The Wembley AAP area has 5 localities thathave broadly distinctive characteristics of buildingtypology, movement infrastructure and urban grain.This provides the basis for understanding theexisting character of each area and how this willform the basis for a distinctive identity into thefuture. The following section outlines broadprinciples to guide development in each localityand provide an indication of the range of buildingtypologies that the council views as acceptable.

Wembley High Road

Picture 4.8 Wembley High Road Locality

4.10 TheWembley High Road locality comprisesthe existing town centre and its immediate context.Although the area developed incrementally sincethe 1920’s, the majority of the High Road frontagedevelopment happened post-war.

Picture 4.9 Artist's Impression of Wembley High Road

4.11 The pattern of development is broadlyfocused on the east-west spine of Wembley HighRoad with three key junctions (Ealing Road, ParkLane and Wembley Hill Road) which mark out thebeginning, middle and end of the town centre andprovide a visual narrative to the experience of thearea.

4.12 In order to build upon and enhance theexisting town centre character of this locality, thecouncil will seek to strengthen the retail frontageon to the High Road, particularly between ParkLane and Wembley Hill Road. Active ground flooruses will be sought with a range of alternative useson upper floors.

4.13 Strengthening the connections between theexisting town centre and the ComprehensiveDevelopment Area around the Stadium will befundamental in securing the success of Wembleyas a whole. Any new development around theTriangle junction (High Road/Wembley Hill Road)must demonstrate how the strengthening of suchconnections has been considered.

Picture 4.10 Artist's Impression of ResidentialDevelopment from the Wembley Link SPD

4.14 Given that public transport accessibility ishigh, the council will support a relatively dense formof residential development, particularly in closeproximity to the stations. However, given theexisting suburban character around and the



significant number of flats already permitted in thearea, the council would look favourably on low-risehigh density options including houses.

Picture 4.11 Artist's Impression of New Development onElizabeth House

4.15 The council may support development ofthe Chiltern Cutting sites, but only where themajority of the development is focused to the south

of the railway lines and significant measures aretaken to preserve the ecological value of the area.There are two supplementary planning documents(SPD) to guide development in the Wembley HighRoad area: Wembley Link SPD (2011) andWembley West End (South) SPD (2006).



Stadium Comprehensive DevelopmentArea

Picture 4.12 Stadium Comprehensive DevelopmentArea Locality

4.16 Currently the townscape character of theComprehensive Development Area offers little inthe way of consistency. There are a range ofbuilding typologies that have no real relationshipto one another and the area currently lacks theappropriate quality for the setting of an internationalicon such asWembley Stadium. The grade II listedEmpire Pool (Wembley Arena) is one of the mostsignificant historic buildings in Wembley. Given the

scale of planned regeneration it is more appropriateto analyse this area based on the development thathas already been permitted.

Picture 4.13 Artist's impression of new public space tobe created to the north of the Civic Centre

4.17 TheQuintain Stage 1 and NWLands outlineplanning permissions will dramatically alter theoverall character and urban form of this locality intoa much more rigorously planned, dense urbantownscape, and a new Civic Centre will create avibrant civic heart to the north west of this locality.

Picture 4.14 Image of Brent's New Civic Centre

Picture 4.15 New Apartment Blocks in theQuintain Stage 1 Development



4.18 Olympic Way will become the principalorganising structure of the locality as a grand newpublic space and processional route for Stadiumcrowds. It will also serve to delineate areas ofslightly differing urban forms. To the west ofOlympic Way a new shopping street, a landmarkCivic Centre and a new public square, create a newtown centre identity, whilst east of Olympic Waywill have a more residential character focusedaround a newly created park.

Picture 4.16 Quintain Estates NW Lands scheme

4.19 Much of the area is designated as aStrategic Cultural Area where leisure, tourism andcultural uses are particularly encouraged.

4.20 Proposals for new development frontingOlympic Way should reflect the scale andproportions of existing and proposed buildings inorder to establish a formal character for thisprocessional route. Any development north of

Fulton Road should seek to maintain a regular setback from the principal pedestrian route which hasalready been established by the existing buildinglines (Stadium Retail Park & Crescent House).

Picture 4.17 Artist's Impression of Olympic Way



Wembley Park Corridor

Picture 4.18 Wembley Park Corridor Locality

4.21 The area designated as Wembley ParkCorridor contains a wide variety of buildingtypologies generally organised around thenorth/south spine of Wembley Hill Road/EmpireWay/Bridge Road. Although there are a number ofkey buildings in this locality, Wembley Park Stationis the main activity generator and principle focusfor the area. Much of this locality operates as a

physical transition in scale from the large formatdevelopment in the Stadium area to the widerresidential suburbia.

Picture 4.19 Wembley Park Station

4.22 The council will seek to strengthen the roleof Wembley Park Station as a key gateway into thearea and development around the station shouldreflect this. Given the scale and form ofdevelopment already approved in theComprehensive Development Area, it is even moreimportant that this locality operates as a transitionin scale and character into the suburban hinterland.

4.23 Development in this locality should seekto create a strong built frontage along the corridorwith a range of uses and a consistent approach tothe public realm. Although the scale of developmentshould act as a transition between the larger scaleof building in the Stadium area and the suburban

residential context, there are also opportunities tostrengthen the role of key nodes through theincorporation of signature buildings and junctionimprovements.

Picture 4.20 Artist's Impression of Empire Way



Wembley Eastern Lands

Picture 4.21 Wembley Eastern Lands Locality

4.24 The Wembley Eastern Lands locality lieson the eastern fringe of the ComprehensiveDevelopment Area. To the north of the area isWatkin Road – a tight grained, small scale industrial

estate, whilst the remainder of the area ispredominantly made up of larger scale industrialuses with some storage and cash and carry. Thequality of buildings is generally low with poor publicrealm.

Picture 4.22 Buildings at the south of the WembleyEastern Lands Locality

4.25 The aspiration for this area is to introducea wider variety of uses in order to provide a carefultransition from the broader offer of mixed useddevelopment in the west, through to the StrategicIndustrial Locations in the east. Much of the area

is designated as a Strategic Cultural Area whereleisure, tourism and cultural uses are particularlyencouraged.

Picture 4.23 Artist's Impression of Wembley EasternLands

4.26 There should also be a transition in scalefrom the larger scale development around theStadium to the lower rise industrial buildings in theStrategic Industrial Locations. There may beopportunities for taller development to enhancelegibility at key locations.

4.27 The council will support proposals thatenable greater east-west movement by increasingthe permeability between blocks.



Wembley Industrial Estate

Picture 4.24 Wembley Industrial Estates Locality

4.28 The Wembley Industrial Estate has animportant regional and local function, offering aStrategic Employment Location for London andproviding valuable jobs for the existing and futureresidents of Brent. It is the eastern gateway to theAAP area and the primary vehicular access to theStadium.

Picture 4.25 Heavy Industry Located in the Eastof the Area

4.29 The buildings range in typology and scale,including large scale retail units near the NorthCircular Road, but are predominantly large footprintindustrial units. The public realm is traffic dominatedwith an extremely poor pedestrian experience.Brent River Park runs through the area but isdifficult to find and is thus under utilised as avaluable resource for the area.

Picture 4.26 View of Stadium from the WembleyIndustrial Estate

4.30 Due to its designation as a StrategicIndustrial Location much of the area will remain inemployment uses. The council will seekimprovements to the overall quality of developmentwith more efficient use of plots enabling higheremployment densities and buildings that addressthe streets more appropriately.

4.31 As one of the key entrance points to thearea the council will seek significant enhancementsto the public realm, primarily through incorporationof soft landscaping and tree planting. Anyopportunity to enhance the visibility of the BrentRiver Park through creation of better connectionsand safe, legible access will be supported.



Picture 4.27 Artist's Impression of Wembley IndustrialEstates

4.32 Across the AAP area there are a variety ofdifferent urban conditions that have evolved as anumber of distinctive localities. Although in closephysical proximity, currently the areas arefunctionally disconnected from one another and,other than the Stadium, there is nothing whichdefines Wembley as a whole. Policies elsewherein this Plan, such as Gateways, Public Realm andtransport will help address this.

4.33 The vast amount of development alreadyundertaken or given permission in Wembley is ofa large scale. The area near the Stadium is beingtransformed into a high density urban destination,with taller buildings and a mix of uses. Other areas,such as the Strategic Industrial Location, will notexperience such significant change during the Planperiod. Wembley town centre will provide bothcontinuity, by maintaining its role and function as

a Major Centre, and contribute to a new localcharacter, for example along the new pedestrianand cycle priority route as shown on map 6.2.

WEM 1

Urban Form

Development within each Wembley characterarea should have regard to the broaddevelopment principles set out above for eachlocality.

Development should seek and exploitopportunities to strengthen the connectionsbetween each of the areas.

The council will require planning applicationsfor development affecting buildings of historicor architectural merit to demonstrate howproposals will conserve their significance andsetting.

Legible Wembley Gateways

Picture 4.28 An example of clear signage in the AAParea

4.34 Gateways increase legibility in an area byproviding a recognisable point of entry. Wembleyattracts many first-time visitors and it is importantto create a comprehensible area for those arrivingby public transport, foot, bicycle and road. Theprinciple gateways into Wembley are shown onMap 4.3; these are Wembley Central Station,Wembley Stadium station, Wembley Park Stationand the entry to the industrial estate from the NorthCircular Road. The junction at Engineers Way andOlympic Way is also an important node in terms oflegibility. Architecture and public realm designshould reinforce the role of these gateways andnodes as important elements of the urbanexperience. New development should contributeto a sense of arrival and legibility of the area.



Three Stations

4.35 In order to create distinctive, safe andattractive arrival points intoWembley, Brent Councilhas pursued a ‘Three Stations Strategy’ that hasseen the transformation ofWembley’s three stationsto ensure visitors are able to arrive and departquickly and comfortably, whilst minimising potentialnegative impacts on local residents and businesses.

4.36 Improvements include:

A major refurbishment and extension ofWembley Park Station completed in 2006,increasing its capacity to 37,000 passengersper hour on Stadium event days.

The iconic White Horse Bridge and a newpublic square at Wembley Stadium Station,completed in 2006, designed to link theStadium and its surrounding regeneration areawith the existing town centre.

Modernisation of Wembley Central Station aspart of a large mixed use development thathas seen the creation of a new public squareand lively heart to the town centre(improvements ongoing).

4.37 The work undertaken to date on the threestations has made a genuine difference to theperceptions of the area. Although there have beensignificant improvements to the three stations, therestill needs to be more work undertaken at these

arrival points, particularly Wembley StadiumStation. The council will continue to prioritise andimprove these gateways through policies such asWEM16 (Walking and Cycling) and WEM3 (PublicRealm).

Picture 4.29 Wembley Park Station

Arrival by foot/bicycle

4.38 The strategy for walking and cycling in thearea is set out at WEM16. Gateways can helpimprove the pedestrian and cyclist experience ofthe area by providing a landmark and focal point,an aid to navigation and orientation, safe cycleparking, and areas for meeting and resting.

4.39 The key focal points for pedestrians are thethree stations and the node at the junction ofOlympic Way and Engineers Way. Once theBoulevard (shown on Map 13.1 and key diagram)

is complete, a pedestrian priority spine will runthrough the heart of the area - from Wembley ParkStation (via Olympic Way) to Wembley StadiumStation (via Wembley Park Boulevard) and on intothe town centre and Wembley Central station. Thejunction of Olympic Way and Engineers Way hasbeen highlighted as a Principal node due to itscentral location and potential role in linking togetherthe currently disparate areas of Wembley. This willof course be reinforced if an appropriate alternativeto the pedestrian ramp is delivered (see para 6.40).

4.40 While cyclists mostly access the area byroad, there will be greater permeability into the areaalong this pedestrian and cycle priority route. Someof the key gateways will be appropriate for cyclehubs (see WEM16) and as nodes for connectionsto the wider strategic cycle network.

Picture 4.30 Great Central Way towards South Way,known as the Stadium Access Corridor



Vehicular Gateway

Pedestrian Gateway

Key Node/Junction

Pedestrian Spine

Key Routes

Map 4.3 A Strategy for Gateways



Picture 4.31 View of the Stadium from the WhiteHorse Bridge

Arrival by Road

4.41 A significant number of people (on bothevent days and non-event days) arrive in the areaby bus, car or other modes of road transport. ThePlan’s approach is one which balances the needto discourage car use by prioritising walking, cyclingand public transport whilst ensuring that the areais accessible to traffic such as event-relatedcoaches, waste collection and delivery vehicles,emergency services and disabled drivers (see6.8).Given the scale of planned regeneration, thedesire to create a sustainablemixed-use communityand the relative ease of access to the wider Londonregion, the council will continue to focus on thethree stations as hubs of activity and foci fordevelopment in the area.

Picture 4.32 View of Wembley Stadium from the east

4.42 As well as improving the public transportinfrastructure, a two-way tidal carriageway linkingWembley Stadium with the North Circular Roadhas been created along most of the route and,although the improvements have significantly easedtraffic flows on event days, there is still no realsense of arrival when entering Wembley from theeast.

4.43 Given that the eastern area will remainfocused on employment uses, the principal meansfor improving legibility and public perception of thearea will be to improve the public realm and wayfinding throughout the industrial estate.Opportunities for new development to enhancemain routes into and through the area should beexploited.

WEM 2

Gateways to Wembley

Any new development around the Trianglejunction (High Road/Wembley Hill Road) mustdemonstrate how the strengthening ofconnections through the area has beenconsidered.

Development at principal gateways and keynodes will be expected to add to the sense ofarrival and legibility of Wembley.

The quality of development along key routeswill be given significant weight whenconsidering applications in these locations.



Public Realm: Places for People

Picture 4.33 Wembley High Road

4.44 The public realm strategy for Wembleycentres on the legibility of the pedestrian and cyclepriority route which runs between the three stationgateways, and connectivity between differentcharacter areas. To ensure a high quality publicrealm, the council will apply London Plan publicrealm policies when considering applications fornew development.

4.45 Public realm improvements are essential toimproving the urban environment. The WembleyMasterplan identifies a number of public realm aimswhich development proposals should incorporateinto the design, where practicable. These are:

De-cluttering and rationalisation of streetfurnitureWidening of footwaysLegible signagePlacing street lighting on buildings, subject topreserving residential amenityRemoval of unnecessary barriers to pedestrianand cycle movementTree planting in the vicinity of newdevelopment, where possible.Integrating existing natural assets into the newstreetscape, where possiblePublic toilets and services should be fullyintegrated into design of public realmPublic realm should include places for peopleto linger, rest and socialise

4.46 The legibility of the pedestrian and cyclepriority route from Wembley Park station alongOlympic Way and the Boulevard to WembleyStadium station, across White Horse Bridge andthe Triangle junction, and down Wembley HighRoad to Wembley Central station will be deliveredsubstantially through a consistent approach to thepublic realm design, including hard and softlandscaping, signage and street furniture.

4.47 Wembley requires a safe, connected andinclusive public realm which reduces the need forphysical barriers for pedestrians and cyclists (seeWEM16). The relationship between pedestrian andvehicular circulation will have to be carefullydesigned to enable pedestrian predominance andmovement. Shared space similar to Home Zonescan be used to improve the public realm andenvironment for pedestrians. Shared space willonly be appropriate in areas that have low levelsof traffic, such as the new residential district (SiteW18). It will not be supported in through-routes.High quality public realm around key gateways andnodes will be particularly important in creating betterconnections between the different character areasof the Plan area.

Picture 4.34 Street trees can dramatically enhancethe urban environment

4.48 The Core Strategy sets a target of planting1,000 trees in theWembley Growth Area and thesewill mainly be delivered through developercontributions. Street trees and other planting offer



an opportunity to create a local character by thecareful selection of complementary species relativeto their setting and location. Choosing the right treefor the right place is vital as urban streets arehostile places and plants can suffer from vandalism,vehicle damage, wind damage, drought, waterlogging, sun scorch. Large buildings also cause amicro climate altering rain patterns and bufferingand tunnelling winds.

4.49 Trees require as much soil rooting volumeas possible which creates various problems whencompeting with underground services. Wherepossible, new development should exploitopportunities to run utility services in commonchannelling, leaving adequate space for treeplanting.

4.50 Species selection should be made inconsultation with the council’s tree officer. Thecouncil will encourage the use of more maturespecimens to accelerate the greening of existinghard urban environments.

WEM 3

Public Realm

The council will seek a consistent approach tothe public realm along the pedestrian and cyclepriority route between the three stationgateways.

Major public realm improvements will besecured through the use of CIL payments.Public realm improvements may be requiredto be provided as part of an individualdevelopment scheme via S106 if it is regardedas necessary local mitigation in conjunctionwith a development scheme, or to compensatefor the loss of facilities already on site.

The council will require appropriate mitigationfor the loss of any trees on site.



Public Art: A Creative UrbanEnvironment

Picture 4.35 Sculpture next to Wembley Park Station

4.51 The council recognises the role that publicart can play in the creation of attractive anddistinctive places and spaces. Public art engenderslegibility in the landscape and promotes localidentity, instilling civic pride and encouraginginclusive environments. As well as being a hub ofsporting and architectural excellence, Wembleyhas the capacity to accommodate some significantpermanent artworks as part of a coordinatedapproach to public realm and open space design.

4.52 Public art should connect both local peopleand visitors to Wembley as a destination and a“place”; it could recognise and celebrate thediversity of Brent’s population; it could enliven

buildings, spaces and places; it should stimulate,surprise, delight and amuse; and, it should enrichthe lives of those who live, work and visit Wembley.The council will seek contributions towards a rangeof permanent art works across the area. This couldtake the form of a single large piece, or alternativelynumber of linked, smaller scale interventions intothe public realm. Public art is not only consideredto be permanent installations or artworks, but alsomusic, dance, festivals and one-off occurrences.The design of public spaces should always considerhow infrastructure such as stages, stalls and accessto power and water for events could be providedwhere appropriate. This will influence the choice ofmaterials as they will need to be robust enough todeal with heavy loads.

Picture 4.36 Public Art at Entrance toBrent River Park

4.53 Where proposals emerge around PrincipalGateways or Key Nodes (Policy WEM2)consideration should be given to the incorporationof public art as a means of enhancing legibility anda local sense of identity. Provision must be madefor the setting of public art as part of the designprocess – areas considered suitable for installationsshould be identified early, to enable supportinginfrastructure to be provided. The opportunity andpotential for buildings and landscapes to be piecesof art in themselves should not be missed.

4.54 There are a number of existing open spacesin the AAP area and theWembleyMasterplan SPG2009 proposes a series of new public open spaces.Where development proposes the creation of newopen spaces, provision should be made for thesetting of public art as part of the design process.

WEM 4

Public Art

Where appropriate, the design of public spacesshould allow for event infrastructure.

The design of new on site open space shouldinclude a place for public art.

Also, the council will seek contributions,through S106, towards public art fromdevelopment within the AAP area, particularlyat key gateways or within open spaces, whereon site provision is not made.



Tall Buildings in Wembley

4.55 A range of policy documents have beenproduced that provide indicative building heightsexpected by the council. TheWembley Masterplanidentifies a range of locations for tall buildings (over30m) including 3 locations for buildings of 15-20storeys (approx 45-75m). The Wembley Link SPDadvocates a fresh approach to building heightswithin the town centre whereby a number of tallerbuildings will be considered at key locations - noneof which should be higher than atWembley CentralSquare.

Picture 4.37 Wembley Central SquareDevelopment

4.56 Recent planning consents, as well asexisting tall buildings, provide a context forassessing where new tall buildings may beappropriate. In order to provide a thoroughassessment of the area, it was considerednecessary to undertake the production of a strategyfor tall buildings, 'Tall Buildings in Wembley' in orderto provide a rigorous and co-ordinated approachto building heights. This document forms the basisfor the policy below and should be read inconjunction with the Area Action Plan.

4.57 The principal conclusions of the TallBuildings Strategy are:

Much of the scope for tall buildings hasalready been utilised with a number of majorapplications already approved or underconstruction.The focus for tall buildings should be restrictedto key nodes and around the pedestrian spinebetween Wembley High Road and WembleyPark Station due to its accessibility,topography and the location of existing andconsented tall buildings.Areas designated as ‘appropriate’ will still berequired to demonstrate how they do notnegatively impact on key views of the Stadiumas set out in WEM 6.Areas designated as ‘sensitive’ may havesome scope for a tall building, but due toadjacent properties, site assembly or locationof the site (orientation, etc.) will require further

work to establish an appropriate form ofdevelopment.Protection of views of the Stadium shouldfocus on local views and the role of theStadium in enhancing local identity.

4.58 In line with WEM1, the council requiresplanning applications for tall buildings affectinglisted buildings and buildings of architectural meritto demonstrate how proposals will conserve theirsignificance and setting. Applicants should refer toEnglish Heritage's Guidance on the Setting ofHeritage Assets (2011).

WEM 5

Tall Buildings

Tall buildings will be acceptable in a limitednumber of locations within the AAP area,where they can demonstrate the highestarchitectural quality. Where tall buildings areproposed in areas designated as ‘appropriate’and ‘sensitive’ (shown onMap 4.4) the councilwill require the submission of a key viewsassessment to accompany planningapplications. Any application for a tall buildingwithin Wembley will be required to submit athree dimensional digital model in a formatspecified by the council.



AAP Boundary

Sites Inappropriate for Tall Buildings

Sites Sentitive to Tall Buildings

Sites Appropriate for Tall Buildings

Map 4.4 A Strategy for Tall Buildings



Protection of Stadium Views

4.59 The National Stadium plays an importantrole locally, regionally, nationally and in aninternational context. It is a major venue for worldclass events, and attracts millions of visitors eachyear. It is an iconic landmark, a large employerand a significant revenue generator for current andfuture local businesses. The impetus provided bythe Stadium has now provided a shift in perceptionsof Wembley into a global brand worthy ofsubstantial investment.

Picture 4.38 View ofWembley Stadium fromChalkhillPark

4.60 The Stadium is undoubtedly the mostsignificant building in Wembley. It simultaneouslycreates a strong and distinct identity for the area,whilst also being somewhat alien to its suburbanresidential context in terms of scale and function.

4.61 Views of the Stadium contribute a significantamount to the perception of Wembley as a whole,performing a range of functions that add a layer ofdepth to the visual experience of the area.

4.62 These functions include:

Civic prideA sense of local identityA prominent local way finding deviceStimulating sporting aspirationA sense of arrival: event crowdsAiding legibility across the wider area

4.63 The council will therefore protect a range ofshort, middle and long distance views of theNational Stadium. A fundamental element of thedevelopment of a Strategy for Tall Buildings forWembley was the evaluation of the views set outin the UDP. The study recommended the removal,retention and addition of a number of importantviews that will need to be considered as part of anyapplication for tall buildings.

WEM 6

Protection of Stadium Views

Regard should be had to the impact ofdevelopment on the following views (shownon Maps 4.5 and 4.6) of the National Stadium:

1. Barn Hill, Wembley2. Elmwood Park, Sudbury

3. Horsenden Hill, Perivale4. One Tree Hill, Alperton5. Welsh Harp Reservoir6. Wembley Park Station7. The Bobby Moore Bridge8. Olympic Way North of Fulton Road9. Chalkhill Park, Wembley10. Metropolitan & Jubilee Line north of

Neasden Station11. Great Central Way12. South Way at the River Brent Bridge13. The White Horse Bridge



10

11

13

9

8

7

6

12

Map 4.5 Protected Local Views of the Stadium



2

3

4

1

5

Map 4.6 Wider Protected Views of the Stadium



Protecting the Special Character ofOlympic Way

4.64 The importance of Olympic Way for thesuccessful regeneration of Wembley cannot beunderestimated. It is an internationally recognisedprocessional route and perhaps one of the mostimportant streets in Brent. It is an integral part ofthe visitor experience for Stadium events but it isthe continued every day use of this street that isregarded as the highest priority. The creation of anexciting, active and animated Olympic Way at alltimes of the day and throughout the year, whilstensuring safe access to and from Stadium events,is regarded as fundamental to the success of thearea.

Picture 4.39 View of Wembley Stadium from WembleyPark Station

Picture 4.40 Artist's impression of Olympic Way

4.65 The principle of creating a number of smallerpocket spaces flanked with lower level buildingprojections along the route has been firmlyestablished by the Wembley Masterplan andsubsequent approval of the Quintain North WestLands development. This will create a series ofspaces with a more intimate, human scalecontaining a range of soft landscaping, water andlighting, as well as dedicated spaces forperformance, public art and seating that willencourage people to meet, dwell and socialise. Inorder to establish a rigorous and consistent designapproach, any proposed development flankingOlympic Way must seek to incorporatecomplementary pocket spaces,or otherwisedemonstrate how it successfully contributes tosignificantly enhancing the public realm.

4.66 In line with policies WEM5 and WEM6,proposals for tall buildings must demonstrate thatthey have no adverse visual impacts on views ofthe stadium from Olympic Way.

WEM 7

Character of Olympic Way

Proposed Development on OlympicWaymustbe carefully designed and scaled to respectthe predominance of Wembley Stadium andits arch.

The council will seek active ground floor useseither side of Olympic Way that can beappropriately managed on Event Days.

Development flanking Olympic Way will beexpected to incorporate pocket spaces.



Securing Quality Design Materials

Picture 4.41 A well detailed contemporary homeextension

4.67 The council is responsible for achievingsustainable development; this includes theprotection and enhancement of the borough’s built

environment over the long term. Pressures on theeconomic viability of development can result inaspects of design coming under threat during adownturn, including quality of building materialsand finishes. However, it is important that thewhole life costs of a development are consideredand design solutions interrogated to ensure thatlimited resources are targeted to their best effect.

4.68 The appropriate choice of materials is animportant element of sustainable development andcan result in an improved built environment, greaterenergy efficiency, less pollution and a range ofother social and ecological benefits. There is alsoa considerable amount of research that highlightsthe economic benefits of high quality design, suchas increasedmarket attractiveness, higher rent andcapital values.

4.69 High quality design is a fundamental partof the vision for Wembley and, as such, should bebuilt early on into all budgetary projections. Thisis particularly important for the more expensiveelements of a scheme, such as façade materialsand the amount of space and attention given tolandscaping. The choice of materials is second onlyto the way their connections and junctions aredetailed. Such a choice should be a fundamentalconsideration of the development of a designproposal for a building.

4.70 All too often, the quality of materials usedin the final build out of development is reducedsignificantly for reasons of cost after planningpermission has been granted and in many cases

this has adversely affected the quality of thedevelopment. The 2009 Masterplan aspires tosecure quality detailing at an early stage of thedesign process in order to avoid such ‘valueengineering’. Therefore detailed specifications ofthe primary materials suite, including façadematerials, fixings and junctions between materials,should be submitted as part of a planningapplication for major developments (10+ residentialunits or 1000m2). It is recognised that developersmay need to seek approval for alternative highquality materials after planning permission isgranted.

4.71 Design guidance in the form ofsupplementary planning documents has beenprepared for a number of locations across the Planarea. Where applicable, design proposals shouldhave regard to theWembleyMasterplan,WembleyLink, Wembley West End (South) and Brent TownHall SPDs.

WEM 8

Securing Design Quality

The council will encourage details of theprimary materials suite to be submitted as partof major planning applications within the AAParea.



Evidence Base - Urban Design and PlaceMaking

Tall Buildings in Wembley (LBB, July2012)Brent Town Hall SPD (LBB, March 2012)Wembley Link SPD (LBB, July 2011)Wembley Masterplan (LBB, June 2009)Wembley West End (South) SPD (LBB,November 2006)



Strategic Policy

5.1 The Wembley area includes a significantproportion of the Borough's industrial land in twoindustrial areas at Wembley and Neasden. Theyare separately identified as Strategic IndustrialLocations (SIL). This means that under policy 2.17of the London Plan they should be promoted andprotected as main reservoirs of industrial capacityand related activities such as logistics, wastemanagement and utilities. London Plan policy isreflected by policy CP20 of Brent's Core Strategywhich protects SILs for industrial employment usescharacterised by use classes B1, B2 and B8, orSui Generis uses that are closely related. However,the boundaries of such areas are not sacrosanctand the level of employment land protected shouldreflect changed circumstances, especially changinglevels of demand for industrial land. London Planpolicy 2.17 recognises that flexibility over thedesignation of such land may be required andsuggests that this may be achieved through "astrategically co-ordinated process of SILconsolidation through an opportunity area planningframework or borough development plandocument".

5.2 Strategic planning policies for wastemanagement are also important for industriallocations. London Plan policy recognises thatLondon needs to increase its waste processingcapacity and SILs are seen as a major source ofnew sites. The London Plan safeguards existingwaste management sites by allowing their loss onlywhere additional compensatory provision is made

(policy 5.17). Brent, together with other westLondon boroughs, has prepared a Joint Waste Planwhich identifies new sites across the sub-region forprocessing waste. One new site in Brent, at HannahClose within the Wembley SIL, has been identifiedand this is now operational.

5.3 London Plan and Brent Core Strategy policyseeks to promote office development andredevelopment in strategic locations such asWembley, so that it can be ensured that, inaccordance with the London Plan, there is "enoughoffice space of the right kind in the right places tomeet demand from an increasingly service basedeconomy". However, demand inWembley currentlycontinues to be constrained and is unlikely to pickup in any significant way in the short to mediumterm. Boroughs are urged by the Mayor to renewand modernise office stock in viable locations butalso tomanage changes of surplus office floorspaceto other uses (London Plan para. 4.12). In thiscontext it should be noted that the London Planidentifies Wembley as a Strategic Outer LondonDevelopment Centre where, if justified by demand,the renewal and modernisation of office stock isappropriate.

Policy Context

5.4 There have been substantial changes in thenature of businesses operating in Wembley overthe last 20 or more years, with a significant declinein the amount of office space available as officebuildings have been converted to other uses,together with a decline in manufacturing and other

industrial activity. There has been a consequentreduction in office and industrial employment. Theretail sector and other services have notexperienced the jobs growth that many other partsof London have so, overall, employment levels havefallen. Brent's Employment Land Demand Study2009 estimated the likely demand for employmentland across Brent up to 2026. It concluded that 13hectares of land could be released from the existingstock of 266 hectares across the borough.

5.5 The opening of the newStadium in 2007 gavea major boost to the local economy, although mostnew jobs will be delivered by the regeneration ofthe area around the Stadium. Quintain Estate andDevelopment’s stage 1 scheme is well underwayand is expected to provide over 6,000 jobs. Morerecently, permission for major, mixed use residentialand commercial development on the north westlands at Wembley will provide a further 2,300 jobs.

5.6 It is not possible to separately estimate thechanges in employment across the industrial area(SIL). However, this is likely to have declined overthe past 20 years or so as industrial activity hasreduced and sites have increasingly been givenover to open storage and similar uses. The level ofwaste management undertaken in the industrialarea has also increased and is reaching a levelwhere it is impacting uponWembley’s regenerationprospects.

5.7 Road access to the industrial area hasimproved now that the new estate access corridorlinking to Great Central Way is open so that


5Business, industry and waste

businesses in most of the area can benefit from aminimum of interference from events at the Stadiumand Arena. However, there remain problems forthose operations which are located adjacent to theStadium or which have direct access from the oneway system along Fourth and Fifth Way.

Picture 5.1 South Way approach to Wembley

Strategic Industrial Location (SIL)

5.8 The SIL, immediately to the east of theWembley Growth Area, was established in the1980s when policy protecting employment land was

first introduced. There has been substantial changesince the current boundaries of the SIL wereestablished in the UDP 2004. Not only have therebeen changes locally in terms of the use andoccupation of land in the industrial estate, but alsoin terms of the demand for industrial premises andland as a result of the national economic downturn.By 2011 vacancy levels in the Wembley SIL hadincreased by 36% to 8.4 hectares from 6.2 hectaresin 2003. Likewise vacancies in Neasden increasedfrom 2.8 hectares in 2003 to 3.9 hectares in 2011.In addition to this, it is also clear that substantialareas of land are underused, particularly in termsof the level of employment provided. For example,a number of large sites are now given over to openstorage, builders yards or waste transfer, some ofwhich have only temporary planning consent. Thearea of land accommodating such uses hasincreased from 1.71 hectares in 2003 to 3.16hectares in 2009.

5.9 It is proposed that the SIL area will bereduced slightly to the new boundary shown in Map5.1. In addition, the council will work with the GLAto re-designate part of the SIL from PreferredIndustrial Location (PIL) to Industrial Business Park(IBP) (shown on Map 5.1). While PILs are suitablefor uses including general industrial, storage and

distribution, wastemanagement and recycling, IBPsare suitable for activities that need better qualitysurroundings including research and developmentand light industrial. This will create a buffer zonebetween the non-industrial uses proposed for theComprehensive Development Area and the SIL.The London Plan definitions of PIL and IBP,including appropriate uses, are set out in AppendixB. Development within the SIL will be subject toLondon Plan policy 2.17 and Brent's Core Strategypolicy CP20.

Picture 5.2 Towers Business Park, Carey Way


Business, industry and waste 5

Map 5.1 Business, Industry and Waste Designations



Offices

Picture 5.3 Brent House, Wembley High Road

5.10 Increasing the number of jobs available inWembley is a key element of the vision andobjectives for the area and this is reflected in thetargets for new jobs in both the London Plan andthe Core Strategy. Wembley has excellent publictransport access and availability of developmentland. According to the latest assessment ofdemand, the 2012 London Office Policy Review,there will be a lower growth in office basedemployment in London in the future. It is anticipatedthis will result in office stock renewal rather thannet expansion. It is likely that there will be littledemand for new purpose-built offices at Wembleyfor the foreseeable future and, as a consequence,other types of development are likely to drive jobcreation. Although permissions exist for over100,000 sq metres of new office space inWembley,in light of past trends in take-up locally and thenational economic downturn, it would be prudent

to assume that significant demand will only arise ifthere is a major change in circumstances. Thecouncil moved into 15,000 sq metres of new spacein 2013 when the new civic centre opened, freeingup a greater amount of existing space. The LondonOffice Policy Review 2012 recommends that arealistic view is taken of outer London centres whichare recognised as having no significant part to playin the London office market, other than providingfor local needs. It is unlikely that demand will pickup in the short to medium term.

5.11 Without significant demand for officedevelopment, if current planning permissions arebuilt out it is likely that there will be a significantexcess of office floorspace in the Wembley area.The London Office Policy Review 2012recommends a flexible approach is taken to there-use of redundant of and underutilised officefloorspace. In accordance with London Plan andexisting UDP policy, it is reasonable that, if thereis shown to be a surplus of office floorspace, andthat there is no prospect of re-use in the mediumterm, to allow this to be converted to appropriatealternative uses such as hotel, education use orhousing. Lack of effective demand for occupationas offices will normally be demonstrated by, forexample, the vacancy of similar premises in thearea or by the lack of success in finding an occupierafter vigorous marketing efforts. The vacancy ofbuildings for at least two years, despite marketingefforts, would generally be seen as confirming alack of effective demand.

5.12 On 6 September 2012 the Governmentannounced, as part of a package of measures tosupport economic growth, that permitteddevelopment rights would be introduced to enablechange of use from office (B1a use class) toresidential (C3 use class) without the need forplanning permission. The Government have nowbrought forward this legislation and are looking tomake it permanent. There is a concern this will leadto a loss of viable office space within the Wembleyarea.

WEM 9

Offices

The development of new office floorspace willbe encouraged, particularly where it can formpart of major mixed use development.

The re-use or redevelopment of redundant,purpose-built office buildings for appropriatealternative uses will generally be permittedsubject to evidence to demonstrate that thereare no prospects of occupation in the mediumterm.

5.13 There are currently few sites or premiseswhere low-cost space for business start-ups (i.e.new or emerging businesses) is available. It isappropriate therefore, as an alternative to


Business, industry and waste 5

office-based employment, to encourage theprovision of new low-cost space for businessstart-ups, subject to demand.

WEM 10

Low-cost Business Start-up Space

The provision of new low-cost space forbusiness start-ups will be encouraged in theSIL and as part of major mixed usedevelopment.

Protected Rail Sidings

5.14 Brent's Core Strategy identifies NeasdenStone Terminal and Neasden DruryWay rail sidingsas strategic sites that should be safeguarded, inaccordance with London Plan policy 6.14. Thesesidings are shown on the Business, Industry &Waste Map 5.1.

WEM 11

Protected Rail Sidings

The rail sidings known as Neasden StoneTerminal and Neasden Drury Way, and asshown on the Policies Map, are safeguardedas strategic sites.

Evidence Base - Business, Industry andWaste

London Office Policy Review (GLA,September 2012)Employment Land in Wembley (LBB,August 2012)West LondonWaste Plan: Proposed Sitesand Policies Consultation Document(Mouchel, February 2011)London Office Policy Review (GLA,September 2012)Brent Employment Land Demand Study(URS, February 2009)



Strategic Policy

6.1 The London Plan and the Mayor’s TransportStrategy seek improvements to public transport,walking and cycling capacity and accessibilitywhere it is needed, including areas designated fordevelopment and regeneration. Although nationalplanning policy, as expressed in the NPPF, nolonger requires that maximum parking standardsbe applied, the London Plan specifies maximumparking standards for new development with theaim of encouraging a move to sustainable transportmodes and reducing the need to travel by privatecar. Currently, Brent’s parking standards, asprovided in the adopted UDP, do not mirror thosein the London Plan. For Wembley, parkingstandards have been modified to align with thosein the London Plan 2011, bearing in mind theregeneration objectives of the Wembley GrowthArea as well as the potential negative impact thatthis could have on Wembley’s town centres.

6.2 London Plan policy for the WembleyOpportunity Area sees upgrades to the 3 stationsas important and recognises that "improvement ofpublic transport will play a key role in managingheavy demand for mass movement" and that "linksbetween the stations and strategic leisure facilitiesshould be improved".

6.3 One of the main objectives in Brent's CoreStrategy is that access by public transport, bicycleand on foot should be promoted and car parkingstandards reduced in Growth Areas because of

their relative accessibility. A specific aim forWembley is to reduce modal share of car trips from37% towards 25%.

6.4 Policy CP7 of the Core Strategy highlights aneed for new road connections and junctionimprovements in the Wembley regeneration area,these include:

North End Road/Bridge Road junction;

The Triangle junction of the High Road,Harrow Road and Wembley Hill Road;

Widening of the bridge on Wembley Hill Roadover the Chiltern Railway; and

Conversion from oneway to two way operationof South Way and Fifth Way to the east of theStadium.

6.5 Policy CP14 highlights a need to enhancethe key interchanges at Wembley Central andWembley Stadium. It also states that the councilwill promote improvements to orbital transportroutes which link strategic centres in North WestLondon and the Growth Areas, making use ofcontributions from development where appropriate.Improved links fromWembley towards Brent Crossand Ealing (via Park Royal) are sought.Improvements to the distribution of buses throughthe Wembley area are a priority.

Policy Context

6.6 Wembley is a generally well connected area,particularly by public transport and radial links toCentral London. Wembley is served by theMetropolitan and Jubilee lines at Wembley Park,the Chiltern line at Wembley Stadium station, andfrom London Overground and the Bakerloo line atWembley Central. Orbital links are primarilyprovided by bus, of which a large number of routespass through Wembley. However, walking andcycling links within and from Wembley to the restof Brent are either poor or non-existent. Largelydue to the rail and underground links, Wembley canbe thought of as a sustainable location for majortrip generating development (80% of events crowdschoose to use public transport), but to support this,better pedestrian and cycle access will be soughtin line with Brent’s wider transport strategy . Whenthe level of bus services is added, the area has aPublic Transport Accessibility Level (PTAL) ratingof up to 6 (out of 6). However, the PTAL for theWembley Area (shown on Map 6.1) decreasestowards the east with a PTAL of 1 or 2 in theEastern Lands and Industrial Estate. Nevertheless,orbital public transport connections, for examplelinking to Brent Cross or Ealing, are not as goodas the radial connections into central London orouter London and beyond. This is identified as akey area to be addressed by the Core Strategyalthough it should be recognised that the councilis not the responsible authority for such serviceimprovements. These reside with Transport forLondon, Network Rail and the train operating


Transport 6

companies, although the council can promote newor improved services and also introduce supportinginfrastructure improvements.

6.7 In addition, public transport connections inthe east of the area are less than satisfactory.Some improvements to Wembley Central andWembley Stadium stations remain outstanding.Those at Wembley Central are being progressivelyimplemented over the next few years, with the firststage providing improved access between the tickethall and National Rail platforms. Those atWembleyStadium station are dependent on development ofadjacent lands, the timescale for which dependson the pace of progress of site promoters.

6.8 Although road connection via the NorthCircular Road (NCR) is generally good, there areconcerns about operational effectiveness andpotential congestion on the road network within,around and through theWembley area whenmajordevelopment is delivered in Wembley, alongsidedevelopments further afield at Brent Cross. Roadconnections to the NCR and through the mainregeneration area, planned prior to the stadiumredevelopment have not been completed becauseof funding difficulties / security concerns.Congestion occurs regularly on main roads throughthe area and at key junctions. Also, there are fewdedicated routes for cyclists within the area andthe main rail lines provide barriers to pedestrianand cycle movements. Studies which have justbeen completed address some of these issues toreduce through traffic, improve the environment toencourage more pedestrians, cyclists and public

transport users, while providing convenient accessfor motor vehicles served by better located carparks. The approach to facilitating the level ofdevelopment likely to come forward in Wembley,therefore, is one which balances the need todiscourage car use by prioritising walking, cyclingand public transport whilst ensuring that the areais accessible to essential traffic such asevent-related coaches, emergency services, wasteand delivery vehicles, and disabled drivers.


6 Transport

Map 6.1 Wembley Public Transport Accessibility Levels (PTAL)


Transport 6

Road and Junction Improvements

6.9 The Wembley Area Action Plan includes asmall part of the Transport for London controlledNorth Circular Road (A406) which is part of theTransport for London Road Network (TLRN). TheNorth Circular provides strategic highway accessfrom Wembley particularly to the M25 and widerTLRN. the A404 (Harrow Road – High Road) ispart of the Strategic Road Network (SRN) whichTfL have a strategic interest over and, hence, willbe consulted upon highway alterations. The restof the roads in the Wembley Area Action Plan areborough controlled roads.

6.10 TheWembleyMasterplan Transport Review,Nov 2008 concluded that the level and type ofgrowth proposed could be accommodated providingthat it was primarily based on public transportaccess. However, it was concluded also that therewould be a need for some additional junction andaccess improvements, particularly the effectivenessof the junction at the Wembley Triangle and theSouth Way junction complex. Subsequently, theTransport Strategy Key Component Study,February 2009 re-affirmed the conclusions of theinitial study and recommended potential measuresto both minimise the need for travel and secure asubstantial travel mode shift away from the privatecar towards the use of sustainable transport modes.Through the provision of enhanced bus servicesand facilities, improvements to pedestrian andcycling infrastructure, and the implementation of arange of travel demand management measures,

sufficient reduction in development related trafficwould be achieved to allow the level of developmentenvisaged in the Masterplan.

6.11 The roles of South Way and the WembleyHill Road/Empire Way/Forty Lane corridor arepivotal in providing the best balance of accessibilityinto Wembley by each mode. Issues of access forpedestrians and cyclists alongWembley Hill Road,and traffic congestion affecting bus reliability willbe addressed through a strategy for this corridorwhich has regard to the function of the proposedpedestrian and cycle route along Olympic Way/Wembley Park Boulevard. At the same time,access into Wembley via Great Central Way andSouth Way will be developed in a way which doesnot encourage through traffic through WembleyHigh Road. This will be supported by parking inlocations which supports these objectives.

6.12 It should be recognised also that for newmajor trip-generators such as shops and leisurefacilities to be attracted to the area, then somededicated parking provision for customers who wishto use their car is also necessary. A parkingstrategy has recently been concluded which hasstarted to address this issue.

6.13 There is a need to encourage housing andcommercial growth, and to promote the vitality andviability of town centres in Wembley, without givingrise to unacceptable environmental conditions andlevels of traffic congestion. It is also important that

travel choices contribute towards sustainabilityobjectives, including that modal share of car tripsbe reduced from 37% in 2009 towards 25%.

6.14 There are a number of road improvementsthat could be implemented, some of which arenecessary to enable development. There are alsospecific road proposals which were included in theUDP in 2004 and which have been completed onlyin part, the remaining parts being potentiallyunnecessary to deliver the growth proposed butwhich would help to promote the regeneration ofthe area and lead to environmentalimprovements. UDP proposals no longer necessaryare the realignment of South Way (the main routeto the Stadium from the North Circular Road) anda pedestrian bridge linking Great Central Way andDrury Way. This proposal was referred to as theStadium Access Corridor.

6.15 A Highways and Bridge study has beencompleted which recommended the restoration oftwo way working to the Eastern Lands andIndustrial estate gyratory to improve accessibilityas development builds out. This will improve accessand movement within the Masterplan area and tostadium car parks, but in a way which does notencourage traffic through the existing Wembleytown centre. A number of short stretches of landare required to deliver these improvements, andare shown in Appendix C.

6.16 A number of junctions have been identifiedas needing improvements to mitigate the impactsof traffic generated by development to maintain


6 Transport

highway reliability for existing users, including publictransport users. Some of these junctionimprovements have already been delivered usingfunding secured through extant planningpermissions, as shown on Map 6.3. All junctionimprovements will take into account the needs ofpedestrians and cyclists, with these usersspecifically prioritised along the Western HighwayCorridor, which runs from Forty Lane to WembleyHigh Road. The junction of Wembley Hill Road andEmpireWay was recently converted from a gyratoryto a roundabout to provide a more attractive andeasily accessible public space for the community.A number of junction improvements have beensecured through existing Outline PlanningPermissions. These are listed below together withother junction improvements to support futuredevelopment not currently consented. Whereapplicable, land take to undertake theseimprovements is identified at Appendix C. Potentialimprovements include:

Wembley Hill Road / HarrowRoad / High Road– known as Wembley Triangle – capacityimprovements can be delivered within thepublic highway and this improvement has beensecured through existing Outline PlanningPermissions.

Widening of the road bridge over the ChilternRailway – would support a junctionimprovement at Wembley Triangle whichimproves urban realm and condition forpedestrians and cyclists, land take required.

Wembley Hill Road / South Way – capacityimprovements and associated land take havebeen secured through an existing OutlinePlanning Permission. Additional land take forfurther enhancement is identified at AppendixC.

High Road / Park Lane

High Road / Ealing Road

Empire Way / Engineers Way - capacityimprovements have been secured through anexisting Outline Planning Permission. Agreedland take is identified at Appendix C.

Empire Way / Fulton Road - capacityimprovements have been secured through anexisting Outline Planning Permission. Agreedland take is identified at Appendix C.

Wembley Park Drive / Empire Way - capacityimprovements have been secured through anexisting Outline Planning Permission. Agreedland take is identified at Appendix C.

New junction between North End Road /Bridge Road – land take required

Bridge Road / Forty Lane –Feasibility studyunderway and a contribution for the junctionimprovement has been secured through anexisting Outline Planning Permission.

6.17 Any improvements to the Transport forLondon Road Network (TLRN) or the StrategicRoad Network (SRN) will have to be consulted andapproved by TfL.

6.18 In addition, to enable two way operation onFifth Way and South Way a number of junctionimprovements will be required. These include:

Fifth Way/Atlas RoadFifth Way/Fulton RoadFifthWay/First Way/EngineersWay (land takerequired)South Way/First Way

6.19 Plans showing the land required for theseimprovements are shown in Appendix C. Whereland outside of the highway boundary is sought forimprovements the acquisition will be sought byagreement, but Compulsory Purchase proceduresmay be utilised where it is considered necessaryto address existing deficiencies and deliver thecouncil’s Core Strategy objectives.

WEM 12

Road and Junction Improvements toStadium Access Corridor and WesternAccess Corridor

The council will develop improved highwayaccess for car travel from the North CircularRoad by improving the Stadium AccessCorridor (Great Central Way/South Way) and


Transport 6

the Western Access Corridor (Atlas Way/FifthWay/Fulton Road) with South Way beingwidened east of its junction with First Way,and two way working restored to both SouthWay and Fifth Way. The remaining parts ofthe gyratory systemwill be returned to two-wayworking as development comes forward onadjacent sites. A new road connection will beprovided from North End Road to Bridge Roadto provide an alternative route throughWembley Park.

WEM 13

Western Highway Corridor

The council will develop improved access forpublic transport, pedestrians and cyclists,especially from Forty Lane to Ealing Road viaEmpire Way and Wembley High Road.Junction and highway improvements alongthis route are required to facilitate developmentand will be designed to improve generalhighway performance, including for non-carusers. Any improvements would need to besupported by modelling.

Land for improvements will be determined andsecured when planning consent is granted forre-development of the site. This will ensurethat on re-development, improvements forpublic transport users, pedestrians and cyclistwill be secured.

Picture 6.1 Great Central Way towardsSouth Way - 'Stadium Access Corridor'

Car Parking in Wembley

Parking Strategy

6.20 Parking provision can be used as amechanism for implementing a policy of restrainton car usage and promoting other more sustainablemodes of travel. At the same time, however, thereis a need to promote successful regeneration. InWembley, success will be measured in part by theamount of retail floorspace and other visitorattractions that are provided, and the number ofvisitors to the area. In order to promote suchdevelopment it is necessary to provide a level ofcar parking to enable Wembley to compete withother centres whilst encouraging people to use

other modes of travel, particularly public transport.The aim is to achieve an appropriate balancebetween restraint on car use, by allowing fewerparking spaces associated with development, andpromoting regeneration, with more generousallowances for parking. The London Planestablishes the parameters within which levels ofparking required can be varied.

6.21 A study of parking has just been completedwhich recommends a strategy which providesparking in locations which support the keyapproaches promoted for access by car. The mainparking locations will be on the edges of the towncentre, so that the central parts of the town can beprotected to support their use by pedestrians andallow public realm improvements to be deliveredto reduce the impact of through traffic routingthrough the town centre. The future locations forparking will also support the use of the boulevardin providing improved walking and cyclingaccessibility between the ComprehensiveDevelopment area and Wembley High Road.

6.22 The council will continue to develop the carpark strategy for the area by encouraging carparking for town centre uses, in accessible locationswithin the town centre to reduce the negative impactof traffic along Wembley High Road. The locationsof the car parks identified in the Framework ParkingStrategy are shown on Map 6.3.

6.23 Car parking dedicated for events at thestadium is officially limited to 2,900 spaces. Thisis down from 7,200 spaces for the old stadium


6 Transport

because the aim is to encourage a moresustainable mode of travel to events and reducecongestion on local roads. Unfortunately, piratecontract parking is undermining the objectives oflimiting parking. Priorities for vehicular access tothe stadium need to balance the use of the area byall vehicles and pedestrians. The Wembleytransport strategy identifies priorities for differentroad users along the approaches into Wembley.Working with key stakeholders, the Council willseek to minimise the negative effect of the use ofpirate contract car parking.

WEM 14

Car Parking Strategy

The Council will continue to develop the carpark strategy for the area by encouraging carparking for town centre uses, in accessiblelocations within the town centre to reduce thenegative impact of traffic alongWembley HighRoad

Parking Standards

6.24 An updated set of parking standards hasbeen developed for Brent, for regeneration areas,and specifically for Wembley. The revised parkingstandards offer greater flexibility for approvingappropriate parking levels for Wembley takingaccount of different PTAL levels, land uses,

existence of CPZs and the role of car freedevelopments while promoting inward investmentbecause Wembley is a regeneration area.

6.25 The council aims to restrain car use byapplying low maximum standards and directresources towards improving public transport andwalking and cycling routes. The standards seek abalance between the London Plan standards, theexisting Borough standards and the need to ensurenew development is served adequately in keepingwith the regeneration initiatives for the WembleyGrowth Area. There may be exceptionalcircumstances where it can be demonstrated, forexample for reasons of maintaining town centrevitality and viability, that there is a need for parkingprovision above that normally allowed by themaximum standards, subject to the usual transportassessment.

6.26 The tables below show the residential,employment and retail parking standards forWembley.

Housing TypePTAL

4+ beds3 beds1-2 beds

1 space perunit

0.75spaces perunit

0.5spacesper unit

1-3

Housing TypePTAL

0.6 spacesper unit

0.6 spacesper unit

0.4spacesper unit

4-6

Table 6.1 Wembley Area Action Plan: ResidentialMaximum Car Parking Standards

Use ClassPTAL

B2 and B8A2B1

1 space per200m2

1 spaceper 200m2

1 space per200m2

1-3

1 space per400m2

Noadditionalparking

1 space per400m2

4-6

Table 6.2 Wembley Area Action Plan: EmploymentMaximum Car Parking Standards

PTAL 4-6PTAL 1-3

1 space per200m2

1 space per100m2

Food - up to 500m2

1 space per120m2

1 space per60m2

Food - up to 2,500m2

1 space per60m2

1 space per30m2

Food - over 2,500m2


Transport 6

PTAL 4-6PTAL 1-3

1 space per100m2

1 space per50m2

Non-food

1 space per100m2

1 space per50m2

Garden Centre

1 space per100m2

1 space per50m2

Town Centre,Shopping Mall,Department Store

Table 6.3 Wembley Area Action Plan: Retail MaximumCar Parking Standards

WEM 15

Car parking standards

The council will apply car parking standardsin Wembley as set out in the tables aboveunless, in exceptional circumstances, it canbe demonstrated that there is an overridingneed for a higher level of provision.

The council will promote the implementationof car-free development where it can beassociated with good public transportaccessibility.

Public Transport

6.27 The implementation of the Three StationsStrategy over the last 10 years means that the area,which was already a destination where the primarymeans of access was by public transport, is evenbetter served by its rail and Underground stations.In assessing the likely travel impacts of futuredevelopment, it has been concluded that a furthermodal shift towards public transport usage will benecessary if the level of development planned foris to be accommodated without resulting inexcessive congestion around the road junctions.

Picture 6.2 Wembley Park underground station

6.28 While rail and underground provides goodradial connections, orbital access and in particularconnections to the major centres of Ealing andBrent Cross are provided by bus. Many of the

orbital routes suffer from high levels of congestionmaking bus a less attractive option for thesejourneys.

6.29 As development intensifies, and in order toencourage investment and further regeneration,improvements to orbital connectivity and linkagewith key centres will be pursued. Brent, togetherwith neighbouring local authorities and partnerships,has been supportive of new and/or improvedconnections and is promoting such initiativesthrough the councils input into the West SubRegional Transport Plan. In addition, the councilis currently working with Transport for London ondeveloping future Bus Strategy for Wembley whichwill identify a viable future bus network whichsupports future development phasing together withidentifying the bus infrastructure required to supportthat network. It is recognised that any changes tothe bus network will have to be agreed with TfL andthat changes will not be restricted to the proposalsset out in this AAP.

6.30 There is currently work being undertakenby Transport for London Rail to explore options forlinks between Old Oak Common and Brent Crossvia the Dudding Hill line in relation to thedevelopment of Old Oak Common interchangestation between High Speed Rail 2 (HS2) andCrossrail. A station could potentially be located atNeasden providing interchange with the Jubileeline. In addition, Transport for London and NetworkRail are exploring the potential from some Crossrailservices to run from Old Oak Common onto the


6 Transport

West Coast Mainline and onwards to Hertfordshireand beyond. These services would likely call atWembley Central.

Picture 6.3 Bus 182

6.31 In response to orbital connectivitychallenges identified within the West London SubRegional Plan, a Strategic Corridor study has justbeen completed for a consortium known asWestTrans (on behalf of all West London Boroughsin West London) which has highlighted specificissues relating to the Brent Cross - WembleyCorridor, and theWembley - Ealing corridor. Theseinclude congestion issues affecting buses servingthe Wembley Hill Road/ Forty Lane corridor, and

reliability issues for bus services betweenWembleyand Ealing. The study recommends a number ofimprovements which assist with facilitating betterorbital connectivity, and improving movement fornon-car modes.

6.32 Significant progress towards implementingthe improvements needed to fulfil the objectives ofthe “Three Stations” strategy had been made bythe time the National Stadium opened in 2007. Therefurbishment and increase in capacity at WembleyPark station had been completed; major accessimprovements had beenmade toWembley Stadiumstation through the construction of theWhite HorseBridge; and at Wembley Central a new passengerbridge delivered for use during major events,improved access between the ticket hall andplatforms with refurbishment at the stationcontinuing.

6.33 These improvements have gone a long waytowards cementing Wembley’s position as a publictransport destination and, consequently, a locationwhere major visitor attractions can be developedin a sustainable way. Nevertheless, there continuesto be a need for improvements such as an improvedticketing hall when development takes place onsites adjacent to Wembley Stadium station. TheWembley Stadium station improvements have beensecured through the extant outline planningpermission on land surroundingWembley StadiumStation.

6.34 In the meantime, improvements to orbitalpublic transport are identified in the Core Strategyas being necessary if Wembley is to be enhancedas an accessible destination. Improvements toorbital public transport are also seen byneighbouring authorities, Barnet and Ealing, asessential to facilitate growth in suburban outerLondon.

6.35 There is an issue also about how far intothe new urban quarter of Wembley that busesshould penetrate, and whether they should berouted along the new Boulevard and shoppingstreet or Olympic Way given the potential conflictswith shoppers and other pedestrians.

6.36 Furthermore, the availability of funding is amajor consideration when considering alternativeoptions for new public transport infrastructure. Astrategy for bus services and infrastructureenhancements is continuing to be developed tofurther develop these priorities for improvement.

6.37 The council's priorities for bus service andinfrastructure improvement are shown in thefollowing table.

Priorities for Bus Service Improvement

The council will:

Further investigate options for providingimproved interchange facilities atWembley Stadium Station.


Transport 6

Focus on significant bus serviceimprovements to improve orbital access,including reducing journey times.

Implement more bus priority schemesand improve interchange facilitiesbetween bus and rail.

Seek the routing of buses into the heartof the new urban quarter along theproposed new Boulevard and shoppingstreet.

Promote the environment for publictransport users alongWembley Hill Roadand Empire Way.

Seek further bus service enhancementsin the east of the area to provide improveconnectivity to Wembley town, WembleyStadium and Wembley Park stations.

Walking and Cycling

Pedestrians

6.38 If a modal shift away from the car is to beachieved, then enhancement of the pedestrianenvironment, together with public transportimprovements, will encourage people to choosealternatives to the car. The provision ofinterconnected, safe, well designed routes andattractive spaces where people can gather freefrom the intrusion of vehicles will help secure a

pedestrian-friendly environment. A number of newpublic spaces have already been provided, suchas an expanded Central Square in Wembley andthe new Stadium and Arena Squares close to thestadium. Additional public spaces are requiredwhen further development takes place, as set outin the Core Strategy. Pedestrian streets will alsoprovide a safe and attractive environment,especially for shoppers. The needs of allpedestrians, including disabled and older people,should be incorporated into the design of publicspace. While there is a general presumption thatcycling may be acceptable in pedestrianised areas,an assessment of the overall risk will be necessary.

6.39 Shared space can also be used to improvethe public realm and environment for pedestrians.Shared space is a design approach that seeks tochange the way streets operate by reducing thedominance of motor vehicles, primarily throughlower speeds and encouraging drivers to behavemore appropriately towards pedestrians. Sharedspace is only appropriate in low-trafficked areas,such as the new residential district (Site W18). Itwill not be supported in through-routes.

Picture 6.4 Cycle Route

6.40 The needs of spectators coming to theStadium are also important. There are still somelocations where there is potential conflict betweencrowds and traffic, such as along Wembley HighRoad and the crossing of Wembley Hill Road bythe White Horse Bridge. The option to remove thepedestrian ramp over Engineers Way to theStadium from Olympic Way and replace it withsteps could be considered as part of futuredevelopment. This would mean, however, that atransport assessment would be required to assessthe impacts, and to highlight the interventions whichwould be necessary to mitigate them to ensure thecontinued safe and efficient movement of peopleto and from the stadium. The assessment shouldinclude, among other options, consideration ofwhether an alternative east - west through-routefor vehicular traffic would be needed. The councilsupports the removal of the pedestrian ramp andits replacement with an improved accessarrangement between Olympic Way and theStadium providing that access to the Stadium and


6 Transport

emergency egress are integral to the design, andthat any changes help address what is currently apoor street environment.

Cyclists

6.41 Brent is one of the Mayor's ‘biking boroughs’with the intention of increasing cycling levels inouter London. There is an existing network ofdedicated signed cycle routes (shown on Map 6.2)and stretches of secondary local routes whichprovide a degree of access into Wembley bybicycle. However, cycle links into Wembley arepoor or non-existent with a number of physicalbarriers such as railways, the North Circular andthe River Brent. Connections between Wembleyand Willesden are particularly limited.

6.42 Map 6.2 shows existing cycle infrastructure,proposed improvements within the AAP area, andidentifies possible new links across major barriers.The Wembley to Ealing cycle corridor is identifiedas a priority for infrastructure investment in Brent’sLocal Implementation Plan 2011-14 (LIP2).Improvements and new cycling infrastructure willbe planned through the Local Implementation Plan,Strategic Infrastructure Plan, and TransportStrategy. Funding will be secured throughdeveloper contributions, the Biking BoroughsProgramme, TfL and other future funding streams.

6.43 New cycling infrastructure should be safeand attractive to cycle users with varying levels ofconfidence and experience. Bikes and pedestrians

travel at very different speeds and have conflictingpriorities, and there should be clear differentiationof cycle and pedestrian space. Therefore, shareduse routes, where cyclists and pedestrians sharethe same off-carriage way route withoutsegregation, will not normally be appropriate.

Picture 6.5 Cycle path, Great CentralWay

6.44 Wembley’s industrial estate attracts heavygood vehicles (HGVs) which are a particular threatto cyclists’ safety, accounting for half of all cyclistdeaths in London. Given that a primary function ofthe industrial estate is circulation and parking ofHGV traffic, further work is needed to assess thesuitability of cycle routes through the industrial

area. Cycle routes are unlikely to be appropriateunless there is a segregated, protected cycle-onlyfacility with cyclists given priority in space and timeat junctions.

6.45 All routes which affect cyclists should bedesigned in line with prevailing best practiceguidance. In particular, cycle lanes and junctionimprovements should address the vulnerability ofcyclists through segregation and protection frommajor road traffic.

6.46 The council will work in partnership with keystakeholders, such as TfL, cycling groups anddevelopers, to deliver and promote cyclinginitiatives. This includes creating effective locallinks to key destinations such as open spaces, towncentres and strategic cycling corridors. Developerswill be required to integrate the needs of cyclistsinto the design of their schemes and provide cycleparking in line with London Plan policies. Thecouncil will liaise with TfL to increase the provisionof secure public cycle parking at Wembley Park,Wembley Stadium and Wembley Central stations.Wembley regeneration area was identified as apotential Cycle Hub within the TfL Brent BikingBorough programme. Cycle Hubs are locationsthat have potential to increase cycling levels, andcan be a focus for cycling investment andinitiatives. The council will continue to promoteWembley as an area suitable for a Cycle Hub.Where appropriate, cycle hire initiatives will besupported.


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Map 6.2 Cycling Infrastructure


6 Transport

6.47 Although some improvements to pedestrianand cycle facilities have taken place, there are stillbarriers to movement across the main rail lineswhich bound the eastern part of the area. A studyinto additional bridge crossings recommended abridge over the railway lines (Underground andChiltern) near St David's Close to overcome existingdeficiencies as it was both feasible and offeredsubstantial connectivity benefits by linking greenspaces, for example from Fryent Country Parkthrough at Chalkhill to existing and future footpathsalong the River Brent and Wealdstone Brook. Thisproposed bridge is shown on the Map 6.2, and aplan showing the land take required to support thisimprovement is shown in Appendix C.

6.48 To ensure Wembley is a legible destinationfor visitors and tourists, the area will be mademoreaccessible to pedestrians and cyclists throughimprovements to signage, such as through the useof 'Legible London' Wayfinding; particularly to localattractions, open spaces, cycle routes and canal.

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Walking and Cycling

The council will encourage walking and cyclingby:

Allowing shared surfaces in low traffickedareas in the new urban quarter close tothe Stadium.

Prioritising space for pedestrians, cyclistsand public transport users in Wembley'stown centres and reducing the proportionof through traffic using routes through thetown centre s in ways that maintaincapacity for vehicles on the widernetwork.

Ensuring that any junction/ highwayimprovements and new streets aredesigned to prioritise pedestrian/ cycleaccess, convenience and ease ofmovement, and the need to ensure a highquality public realm.

Ensuring that streets and spaces aredesigned so that conflict between roadusers is reduced and vulnerable usersare protected

Requiring appropriate cycling facilities,such as parking, showers and storage,as part of all major new developmentsand refurbishments.

Identifying opportunities new cycle routesand signage, such as through the use of'Legible London' Wayfinding, forcommuting, leisure and local cycling trips

Maximising cycling investment inWembley from all sources.

Providing a new pedestrian and cyclebridge over theMetropolitan/Jubilee/Chiltern rail linesnear St David's Close to address existingdeficiencies.

Increasing the provision of secure cycleparking and introducing a Cycle Hubwithin the area.

Major Event Related Activity

6.49 Wembley Stadium is a world renownedcentre for sporting and other events regularlyattracting crowds of up to 90,000 spectators. Inaddition, other attractions take place at WembleyArena with a capacity of 12,500 attendees. Thearea around the Stadium and Arena is currentlysubject to major redevelopment including housing,shopping, leisure and commercial uses with furthersignificant development planned over the next10-20 years. Most travel to events is by publictransport but with crowds completing the last legof their journey on foot. 2,900 car parking spacesare provided on major event days and key eventscan attract as many as 450 coaches. A temporarytraffic and crowd management plan is activated onevent days and the partial completion of theStadium Access Corridor provides a tidal flow trafficsystem to be operated for vehicular travel to andfrom the North Circular Road.


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Picture 6.6 Event day coach parking

Picture 6.7 Event day crowds

6.50 The key issues to be addressed includeensuring the safety and security of residents andvisitors alike, providing a high quality pedestrianenvironment, and managing car and coach access

and parking effectively. In many respects, asignificant amount has already been achievedincluding increased public transport capacity andaccess improvements at Wembley Park Stationand improvements for passengers queueing afterevents at Wembley Central and Wembley StadiumStations, improved access through the developmentof the White Horse bridge linking the Stadium toWembley town centre, and better vehicular accessto and from the North Circular Road. However,there are still concerns over matters such as coachaccess and parking, maintenance and improvementof pedestrian facilities and crossings; maintenanceand enhancement of the public realm; and providinga balance to maintain public security and safetywhilst allowing major development to function andprosper.

6.51 Our strategy aims to make use of availableadditional capacity which is provided for event days,but use of which may not be maximised duringnon-event times for access to and mobility withinWembley town.

6.52 Other measures the council will seek toimplement to improve event day transport are:

1. Introduce more effective signage forpedestrian and vehicular travel

2. Provide an enhanced pedestrian environmentand introduce high quality public realmimprovements without detriment to residentsand visitors alike

3. Provide new crossing facilities, primarily forspectators walking to the stadium, acrossWembley Hill Road.

4. Efforts will be made by the Council to reducethe impact of pirate car parking.

5. The Council will work with the Stadium toreview and develop the current event daytraffic management arrangement to optimisetraffic flow along the Harrow Road route.

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Event Related Transport

In considering the location of new coachparking for Wembley Stadium, any new facilityshould:

Be within 960m crow fly distance from thecentre of the Stadium;Vehicular access and egress from thecoach park must not conflict with eventday pedestrian movementsHave an appropriately sized dedicatedpedestrian route to the StadiumBe easily accessible from the majorhighway network especially the NorthCircular RoadBe located away from the town centre toavoid the need for coaches to use towncentre roadsBe sufficiently large to allow coaches tomanoeuvre easily


6 Transport

Be flexible to allow use by cars if required

Priorities for Investment

6.53 The range of transport improvements thatcan be promoted as part of an overall package ofimprovements in the Wembley area will require asignificant level of investment. Some of thisinvestment will be delivered as part of thedevelopment process and some will be drawn fromlocal and regional funding, e.g. LIP, TfL, S106, CIL,London Growth Fund. However, there are limits asto the amount of funding available and the councilwill, therefore, identify priorities for scheme fundingand will produce a programme for implementationin the form of a Strategic Infrastructure Plan which

identifies transport improvements alongside otherpriorities in key areas such as education, housingand community infrastructure.

Evidence Base - Transport

Wembley Parking Standards (SteerDavies Gleave, December 2012)Gearing Up: An investigation into safercycling in London (GLA, November 2012)Wembley Highways and Bridge Study(Atkins, July 2012)Wembley Highways and Bridge Study:Technical Note (Atkins, July 2012)Framework Parking Strategy forWembley(MVA, 2013)

Strategic Corridor Study (WestTrans, May2012)Brent’s Local Implementation Plan2011-2014 (LBB, July 2011)West Sub-Regional Transport Plan (GLA,November 2010)Mayor’s Transport Strategy (GLA, May2010)Mayor’s Cycle Safety Action Plan (GLA,March 2010)Wembley Masterplan (LBB, June 2009)Wembley Transport Strategy KeyComponent Study (MVA, February 2009)Wembley Masterplan Transport Review(MVA, November 2008)Draft London Cycling Design Standards(TfL)


Transport 6

including for stadium events.

Picture 6.8 Transport Improvements


6 Transport

Strategic Policy

7.1 The National Planning Policy Framework(NPPF) aims to deliver a wide choice of high qualityhomes and to boost significantly the housingsupply. Local planning authorities should identifydeliverable sites and set out an approach tohousing density which reflects local circumstances.

7.2 The London Plan sets out a target for housingprovision for Brent, and the Core Strategy hasreflected this in policy CP2 which provides for atleast 22,000 additional homes between 2007 and2026, of which 11,500 are to be delivered inWembley. The borough also aims to achieve atarget that 50% of new homes should be affordableand that at least 25% of new homes should befamily sized in accordance with London Plan policy3.8 on Housing Choice.

7.3 The council promotes additional housing aspart of mixed use development in town centreswhere public transport access is good.

7.4 Policy CP21 of the Core Strategy seeks tomaintain and provide a balanced housing stock inBrent by ensuring that new housing appropriatelycontributes towards the wide range of boroughhousehold needs including:

An appropriate range andmix of self containedaccommodation types and sizes, includingfamily sized accommodation on suitable sitesNon-self contained accommodation to meetidentified needs

Care and support accommodation to enablepeople to live independentlyResidential care homes which meet a knownneed in the borough

7.5 Policy CP22, Sites for Nomadic Peoples,protects the existing Lynton Close Travellers siteand sets criteria that proposals for new sites shouldmeet.

7.6 The Mayor of London has recently consultedon draft alterations to the London Plan to amendpolicy to take account of affordable rent in thedefinition of affordable housing.

Policy Context

7.7 Wembley is a residential neighbourhood aswell as a visitor destination. In bringing forward newdevelopment it is important to bear in mind that theWembley area should also become a healthy andsustainable community. Over 5,000 homes havealready been granted planning consent inWembleyand there is scope to accommodate more thandouble this number. Critical to the success ofWembley as a residential area is the need to ensurea suitable balance of unit size and tenure. Whereasthe sites immediately adjacent to the Stadium werenot considered particularly appropriate for familyaccommodation, this is not the case for subsequentphases of the area’s development and, accordingly,there is scope for greater provision of familyhousing.

Housing Need & Mix

7.8 Brent's Housing Needs Survey 2004 and theWest London Strategic Housing MarketAssessment 2010 show an affordable housingrequirement that outstrips total housing supply. Thehigh demand for affordable housing is unlikely tochange over the lifetime of the Core Strategy. Inorder to meet current and future demand forhousing, the council expects that a significantamount of residential provision will be met withinthe Wembley area. The majority of new buildingswithin the Wembley area are likely to contain a mixof uses, with commercial and retail uses at groundfloor and residential above. This will create areasthat are animated throughout the day and allow forsustainable environments where people can liveand work in the same building, thus reducing theneed to travel. Introducing residential uses at lowerlevels may be appropriate in selected buildings asa means of establishing a variety of character oncertain streets, particularly in the North East districtof the Wembley Masterplan area where morefamily homes could be located. (The map on page132 of theWembley Masterplan defines the districtsin the Wembley Masterplan area.)

7.9 TheWembley Masterplan identifies the NorthEast District as being appropriate for a higherproportion of family housing. Table 7.1 givesindicative proportions for the different areas.Typically (based on 60:40 market to affordableratio) the North West and First Way districts coulddeliver around 19% family housing and the NorthEast District around 30% family housing. The


Housing 7

council recognises that a mixed and balancedcommunity should contain a range of homes forgroups that are often socially disadvantaged andconsiders that there will be locations where marketprovided sheltered housing will be suitable. One ofthe council’s current priorities is the provision ofextra care housing for the elderly.

7.10 It is not always easy to accommodatefamilies in higher density housing and it will beessential to make sure that, where possible, groundfloor units are provided. At higher levels, balconies,terraces and roof spaces will be required foramenity provision to supplement that provided atground level.

7.11 Brent Council supports the current Mayorof London’s desire for more affordable family sizedhomes. There is a need to provide for familyhousing to encourage people to stay and contributeto the establishment of a long term mixed andsustainable community. It is not the intention of thecouncil to build a large transitional location forsingle people and childless couples who may beforced to move on because there is no choice offamily homes available. The proportion of largersocial rent units set out below follows theproportions set out in the West London AffordableHousing (WLAH) Investment Guide 2008-11, andis broadly in line with the London Housing Strategytarget that 42% of social rent and 16% ofintermediate homes be family sized homes havingthree bedrooms or more, but recognises thepractical difficulty of providing such a high

proportion of social rented 4 bed+ homes inWembley. Instead, a split with a higher proportionof 3 bed units is proposed.

WLAHInvestment

%* of unitsSale/Market

%* of unitsIntermediate

%* of unitsBeds

Social/RequirementSocialRent

Affordable

Rent(2008-11)

NENW/NENW/NENW/

FirstWay

FirstWay

FirstWay

153030404510151

354555404540352

252515201040453

1054+ 25

Table 7.1 Indicative new household sizes by tenure (*%refer to units)

7.12 New Affordable Rent that meets the needsof households eligible for social housing, witheligibility determined with regard to local incomesand local house prices, will be accepted as part ofthe tenure mix in order to maintain a new supply ofaffordable housing in Wembley. A policy onAffordable Rent will form part of the borough’sDevelopment Management policy document.

Affordable Housing

Proportion of Affordable Housing

7.13 Brent Council will seek the maximumamount of affordable housing in line with LondonPlan policy 3.11, subject to viability and theachievement of other planning objectives.

7.14 The council will work closely with its partnerRegistered Providers (RPs), who are keystakeholders in Wembley and across Brent.Partners are selected on the basis of their widerange of community development services and theirexperience of supporting regeneration initiatives tocreate sustainable communities. They will buildaffordable homes to high design and qualitystandards, promote resident involvement in theiractivities and support initiatives to promote training,employment, community development and qualityof life within the new Wembley.


7Housing

Picture 7.1 Forum House, Empire way

Housing Mix (tenure and unit size)

7.15 In line with the London Plan and the CoreStrategy, the maximum reasonable amount ofaffordable housing will be sought on individualprivate residential and mixed use schemes, havingregard to a number of considerations, includingfinancial viability. London Plan Policy 3.11 sets astrategic objective that new affordable housing beprovided at a 60:40 social rent to intermediatehousing ratio. In Brent, because of local need, abroad objective of 70:30 has been set and, withinthis, different affordable housing tenure ratios canbe better suited to specific circumstances, informedby such factors as the need to balance existingarea tenure profiles to support sustainable

communities, the character of an area and the formand density of new development, financial viabilityand funding availability.

Picture 7.2 Ada Lewis House, Empire Way

7.16 Table 7.1 is based upon the WembleyMasterplan housing mix and provides specificguidance for First Way / North West Lands andNorth East Lands unit size mix. However,permissions granted already, which will provide thebulk of the delivery in the area, are failing to deliveragainst this in certain respects.

7.17 The currentWembley housingmix has beeninformed by Brent’s Housing Needs Survey 2004and the West London Strategic Housing MarketAssessment 2010 and is considered appropriateto meet the wide range of household needs in the

borough. The current Wembley housing mixguidance will therefore be adopted by theWembleyArea Action Plan. However, as indicated above,new Affordable Rent will be part of the tenure mixin order to maintain a new supply of affordablehousing in Wembley. Site proposals will alsoprovide specific guidance on mix where sites arelocated outside the Wembley Masterplan districts,or where sites are viewed as being more suited toa particular housing mix. The council will encourageintermediate affordable housing tenures, such asdiscounted market sale products, where the councilcan secure future equity payments that can berecycled into new affordable housing

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Housing Mix

The housing mix guidance provided in table7.1 will be applied to the Districts as definedby the map on page 132 of the WembleyMasterplan. Additionally, new Affordable Rentthat addresses the needs of householdseligible for social housing, with eligibilitydetermined with regard to local incomes andlocal house prices, will be encouraged as partof the tenure mix.

The council will encourage intermediateaffordable housing tenures, such asdiscounted market sale products, where the


Housing 7

council or other registered providers cansecure future equity payments that can berecycled into new affordable housing.

The maximum amount of affordable housing,subject to viability and the achievement ofother planning objectives, will be sought.

Proportion of Family Housing

7.18 Given the limited supply of larger familyhousing and high levels of overcrowding in theborough, there is a pressing need to deliver largerfamily housing of three bedrooms and greater. Thisis reflected in the Core Strategy, that developmentshould achieve at least 25% 3 or more bedrooms.Consideration will be given to the suitability of sitesin the Wembley area to be dedicated to moresuburban, low to mid rise, terraced housing, orpossibly stacked maisonettes, such as at:

North East LandsBrent House / Copland School siteChiltern Line Embankment

7.19 The Core Strategy target that at least 25%of new homes should be family sized with 3bedrooms or more is an overall borough-widetarget. Given the significant capacity for newhousing identified in theWembley Growth area thistarget will apply in Wembley. Further guidance onthe appropriate unit size mix for new housing in

Wembley is set out in Table 7.1, which identifiesthe North East District as able to provide a higherproportion of family housing.

7.20 An analysis of sites within the Wembleyarea has identified a number that are consideredsuitable for development of family housing. Thesesites are detailed in the Site Proposals section ofthe Plan and are predominantly located in moreperipheral areas and adjacent to existing low risehousing and close to open space.

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Family Housing

At least 25% of new homes inWembley shouldbe family sized, with 3 bedrooms or more.

The North East Olympic Way district isidentified as suitable for a higher proportion oflarger family housing. See also Site ProposalsW25 and W26, where a higher proportion offamily housing is sought.

Supported Housing

7.21 Supported housing need in the boroughaccommodates a wide range of client groups, whichinclude some of the most vulnerable people in theborough, including frail elderly people andindividuals and households with multiple, complexneeds. The provision of new care and supportaccommodation, as well as the remodelling of

existing facilities to enable people to live moreindependently, is a strategic priority for the borough.As the lead growth area, Wembley is expected todeliver a new supply of predominantlyself-contained one and two bedroomaccommodation that can help address these needs.

Extra Care Housing

7.22 Brent’s Extra Care Housing Strategyidentifies demand for 300 units of Extra Careaccommodation over the period 2010-15. ExtraCare housing comprises self-contained homes withdesign features and support services available toenable self-care and independent living, with thelevel of care and support tailored to individualneeds. Extra care housing is popular with peoplewhose disabilities, frailty or health needs makeordinary housing unsuitable but who do not needor want to move to long term care in the form ofresidential or nursing homes. Older people makeup the majority of users of Extra Care. However,people with disabilities that are not age related areincreasingly making use of this type of housing.20 units are currently under construction at CharlesGoddard House, High Road, Wembley. The onlyother site in the Wembley area identified for extracare housing is in Vivien Avenue. Themost suitablesites within the Action Plan area are likely to bethose on the periphery of the main regenerationarea, such as in the North-East District shown inthe Masterplan, where amenity and access to openspace are better. An example of such a site, shouldhousing development be brought forward, is WatkinRoad (see site proposal W 26).


7Housing

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Extra Care Housing

An element of extra care housing will besought on appropriate sites. These willgenerally be sites where proposeddevelopment is primarily residential, whereresidential amenity is good and where it is nearto open space.

Housing Needs of Disabled People

7.23 Information from the 2001 Census indicatesthat 15.6% of Brent’s population and 14.6% of theWest London population had a limiting long termillness or disability.

7.24 TheWest London Strategic Housing MarketAssessment refers to recent Local Authority surveydata in West London that indicates that 14% of allhouseholds contain someone who has a specialneed, including 9.3% of households whichcontained at least one member with a physicaldisability. Other special needs groups prevalent inhouseholds include frail elderly people, as well aspeople with mental health problems, impaired sightor hearing, and people with learning disabilities.

7.25 In line with London Plan policy 3.8, Brentrequires all homes be built to Lifetime Homesstandards and 10% to be wheelchair accessible oreasily adaptable for residents who are wheelchairusers. This will be applied to all relevant proposals

in Wembley. Where there is an ostensible difficultyor failure in the private sector to deliver more thanonly new homes easily adaptable for residents whoare wheelchair users, the council may take theposition of concentrating wheelchair housing in newaffordable homes in order to provide fullywheelchair accessible housing for physicallydisabled people.

7.26 Loss of existing supported housing schemeswill be resisted under Core Strategy policy CP21,which protects existing accommodation that meetsknown needs. In such cases where existing facilitiescater for a particular supported housing need forwhich there is currently no demand, efforts shouldbe made to remodel and adapt such facilities tocurrent supported housing needs. More generally,new supported housing facilities should bedesigned wherever possible with a view to flexibilityand the need to adapt to changing and futurepatterns of supported housing demand.

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Wheelchair Housing and SupportedHousing

10% of new housing in Wembley should bedesigned to be wheelchair accessible or easilyadaptable for residents who are wheelchairusers.

Loss of existing supported housing schemesin Wembley will be resisted.

The council will support proposals for smallersupported housing schemes for morespecialist groups that are designed to provideself contained accommodation and communalfacilities, and which are sufficiently flexible toaccommodate a range of support and careservices so they can be adapted to meetdifferent needs as priorities change over time.

Private Rent Sector

7.27 Brent has one of the largest private rentsectors in London, with approximately 20,000dwellings representing over a fifth of the privatesector stock. The private rented sector marketconsists mainly of assured shorthold tenancylettings that meet demand from a diverse group ofhouseholds and offers a great deal of choice dueto its high turnover, thus enabling tenants to live inthe best quality housing that they can afford,allowing for constraints over location. The privaterented sector is an essential resource with anumber of constituent niche markets that meet avariety of housing needs, from high income rentersin corporate lettings, economically active peopleunable to access home ownership opportunities,homeless families receiving housing benefit and intemporary accommodation, to slum rentals at thebottom of the sector where landlords accommodateoften vulnerable households in extremely poorquality properties.


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7.28 Effective partnership with landlords underprivate sector leasing arrangements has beencentral to the council’s work in tacklinghomelessness, in terms of both temporary andpermanent solutions. At the same time, the sectoris dominated by smaller landlords and, while manyof these provide a good service to tenants, thesector still contains some of the worst conditionsand poorest standards of management. In essence,the priorities are to facilitate access and sustainoccupation in the private rented sector whileimproving supply on the one side and enforcingstandards on the other.

7.29 Wembley is a town centre location thatrepresents an opportunity to deliver a new type ofprivate rented accommodation. The council is keento see private rented accommodation delivered ata scale that can support more professional and lessfragmented management, as well as greaterstability and longer rental periods. The councilrecognises the financial challenges of delivering anew supply of high quality private rented sectoraccommodation and will,therefore, seek to stimulategreater institutional investment in private rentedaccommodation that can offer a quality housingoption accessible to people on low incomes, butalso form part of a truly mixed housing solutionopen to people in a wide range of circumstances.The council is prepared to take a flexible approachto housing unit size mix and the proportion ofaffordable housing on viability grounds, where it isassured that such provision can deliver highstandards of accommodation and housing

management at affordable rents, and thatappropriate long term financial and nominationsarrangements can be secured.

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Private Rented Sector

The council will encourage the developmentof purpose-built private rented sectoraccommodation where dwellings are ofdemonstrably good design and there aresuitable long term financial, management andnominations arrangements. Where suchaccommodation can be delivered, the councilwill be flexible on housing unit size mix andthe proportion of affordable housing, if thataccommodation, or a reasonable proportionthereof, can be made available at or belowlocal housing allowance levels.

Student Accommodation

7.30 Policy 3.8 of the London Plan states:“Londoners should have a genuine choice of homesthat they can afford and which meet theirrequirements for different sizes and types ofdwellings in the highest quality.” The policy, whichacknowledges that London's universities make asignificant contribution to its economy and labourmarket, aims to ensure that London’s universitiesattractiveness and potential growth are notcompromised by inadequate provision for newstudent accommodation.

ROOMSSTATUSAPPLICATION

up to 880Outline Planning Permissiongranted on 24.11.11

Quintain NorthWest Lands

661Consent granted 14.06.11Dexion House

660Completed August 2012Quintain iQ

599Consent granted 26.10.12Kelaty House

435September 2011Victoria Hall

2,636Total

Table 7.2 Permissions for student accommodation inWembley

7.31 The situation in Wembley can reflect thecontinuous growth of the student accommodationsector. Over the past few years, a number of majorplanning applications for Wembley have involvedstudent accommodation. By 2012, 1,095 new


7Housing

student rooms will be completed. Further studentaccommodation proposals are in the pipeline whichwould provide 2,636 bedrooms in total.

7.32 The student accommodation sector in theUK has been growing particularly when otherinvestment sectors are still volatile. The situationin Wembley can reflect the continuous growth ofthis sector. Wembley is well served by publictransport and it takes only 10 minutes by rail to getto Central London where most of the highereducational institutions are based. Over the pastfew years, a number of major planning proposalsinWembley have involved student accommodationthat would provide around 2,600 student bedroomsin total if all are implemented. This will result inalmost 10% of the new population for WembleyGrowth Area being students.

7.33 The London Plan recognises that London’suniversities make a significant contribution to itseconomy and labour market. It is important thattheir attractiveness and potential growth are notcompromised by inadequate provision for newstudent accommodation. New provision may alsoreduce pressure on other elements of the housingstock currently occupied by students, especially inthe private rented sector. Nevertheless, therequirements for student housing should notcompromise capacity for conventional homes.

7.34 Brent acknowledges that students cancontribute significantly to the local economy.However, an increase in student population canalso put pressure on some types of services and

facilities such as leisure and health facilities.Another issue is that student accommodation useis competing with other land uses which can providemore employment opportunities or relieve identifiedhousing need within the borough. If purpose-builtstudent accommodation developments are to besuccessful, they must be located and managedto minimise adverse impacts on the surroundingcommunity and also be in locations which willbe attractive to students. Appropriate locationsinclude, for example, Chesterfield House andDexion House.

Picture 7.3 Student housing underconstruction in North End Road

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Student Accommodation

To avoid over-concentrations of purpose-builtstudent accommodation, and to meetconventional housing need, an element ofstudent accommodation will normally beallowed at locations where major mixed usedevelopment is appropriate, subject toconsideration of whether it would underminethe delivery of conventional housing.

In order to maintain a balanced community thedevelopment of purpose -built studentaccommodation will be controlled. Studentaccommodation developments will not beallowed once the total number of approvedstudent bedrooms exceeds 20% of theprojected increase in population in theWembley Growth Area.

Nomadic People

7.35 The existing Lynton Close travellers site islocated within the Wembley Area Action Plan areaand is the only travellers site within the borough.The site provides 45 pitches and is adjacent to anaggregates transfer depot.


Housing 7

7.36 The London Boroughs’ Gypsy and TravellerAccommodation Needs Assessment (GTANA)identifies the need for between 7 and 13 additionalpitches in Brent over the period 2007 to 2013.

7.37 Brent's entire current provision ofaccommodation for nomadic peoples is on theexisting Lynton Close travellers site. With 45pitches, the GTANA identifies Brent as having thesecond highest number of pitches amongst Londonboroughs. Therefore, whilst there may be anidentified need for additional pitches in Brent, anincrease in the provision of accommodation fornomadic peoples locally would be considered anover-concentration of such accommodation withinthe Wembley area.

Evidence Base - Housing

West London Strategic Housing MarketAssessment (Opinion Research Services,November 2010)London Housing Strategy (GLA, February2010)Brent Extra Care Housing Strategy2010-2015 (LBB, draft 2010)Wembley Masterplan (LBB, June 2009)Gypsy and Traveller AccommodationNeeds Assessment (FordhamResearch,March 2008)West London Affordable HousingInvestment Guide 2008-11 (West LondonHousing Partnership, July 2007)

Brent Housing Needs Survey (FordhamResearch, June 2004)


7Housing

Strategic Policy

8.1 The Wembley area currently includes twotown centres; Wembley town centre to the southwest andWembley Park to the north. Wembley andWembley Park are designated as a Major Centreand a District centre respectively within the LondonPlan and the council’s Core Strategy. Afundamental aspect of both National Policy, as setout in the National Planning Policy Framework, andin London Plan policy 4.7, is the sequentialapproach to development whereby developmentshould be focused on sites in town centres first and,only if no in-centre sites are available, on sites onthe edges of centres. Policy 2.15 of the LondonPlan also promotes the extension of existingcentres where appropriate, and providing that it isco-ordinated strategically, and policy 4.8 states thatborough LDFs should take a proactive approachto planning for retailing, including bringing forwardcapacity for additional comparison goods retailing.

8.2 The London Plan identifies Wembley as aStrategic Cultural Area where London's majorclusters of visitor attractions are located. Policy2.16 promotes Wembley as a Strategic OuterLondon Development Centre with a strategicfunction related to leisure, tourism, arts, culture andsports which is considered to be an economicfunction of greater than sub-regional importance.

8.3 The strategic policies outlined above arereflected in Brent's Core Strategy. This promotesWembley as the main focus of new retail and towncentre uses where the town centre will be expanded

eastwards into the Stadium area in accordancewith the sequential approach (CP16). Policy CP1states that Wembley will deliver most of theborough's new development, including retail andoffice growth as well as being the primary locationfor new hotels and the focal point for tourism andlarge scale visitor attractions. Policy CP7 highlightsthe key role of Wembley in driving economicregeneration including development of the rangeof uses appropriate to an expanding town centreand Strategic Cultural Area. A further 30,000 sq mnet of new retail floorspace is proposed over andabove that granted planning consent up to July2010.

Policy Context

Wembley Park

8.4 Wembley Park is designated as a DistrictCentre, extending both north and south ofWembleyPark underground station. Wembley Park containsalmost 16,400sqm of floorspace, of which 95%(15,600sqm) was in retail (A class) use in 2008.The presence of Asda, Lidl and other smallergrocery stores means that Wembley Park isdominated by convenience goods accounting for60% of the total floorspace in the centre(10,000sqm). The centre contains a high proportionof food and drink uses, mostly restaurants, cafésand takeaways (10% of total floorspace).

8.5 There are few development opportunitiesidentified within the centre itself - currently approvedapplications lie outside the town centre boundaries.

A small extension (shown on Map 8.1) is proposedfor the town centre which will include Site W23which is designated for ground floor retail uses.

Wembley Town Centre

8.6 Wembley town centre has approximately67,850 sq m of retail floorspace. The nearestMetropolitan town centres of Ealing and Harrow aswell as Brent Cross regional shopping centre aresubstantially bigger. Wembley, however, hasconsiderable scope for expansion as there is alarge amount of potential development land,particularly to the east of the centre. In 2009, theGLA Town Centre Health Check survey, estimatedthat unimplemented planning permissionsaccounted for 2.88 hectares – the ninth largestamount of land in London. New development whichhas expanded the centre includes the Wembleydesigner outlet centre, cinema and food and drinkcomplex. A new Wembley pedestrian boulevardwill expand the centre further. In 2011 planningconsent was granted for a new retail street outsidethe existing town centres which will link theBoulevard with Wembley Park centre. TheWembley Area Action Plan will therefore extendWembley town centre boundary northwards toreflect these permissions for new town centredevelopment (shown on Map 8.1).

Town Centre Hierarchy

8.7 In 2003-04, data from an index of the rankof shopping centres in the UK showed thatWembley was a declining centre and has beenfalling down the UK shopping centre index ranking.


Town centres, shopping, leisure and tourism8

In 2003-04 Wembley was ranked in 491st place inthe UK shopping index, which represents a fall ofmore than 200 places from its position in 1995-96.However, Wembley’s vacancy rate has been falling;18.4% in 2005 to 4.7% in 2007. Despite therecession, the vacancy rate has marginallydecreased further to 4.3% in 2009. The council’sadopted Core Strategy seeks to continue to reversethis decline, improve its position in the shoppinghierarchy and increase the amount of floorspacein the centre in line with capacity and growthforecasts. The two centres of Wembley (Majorcentre) and Wembley Park (District centre) willcontinue to be considered as two separate centres,although the boundaries will be contiguous. Theextension to Wembley town centre will strengthenits role as a Major Centre. The town centrehierarchy will remain in place until such time thatany change in the role of the centres can bereflected in future alterations to the London Plantown centre network.

Convenience and comparison floorspace

8.8 In 2009, 17,700 sq m of Wembley towncentre's floorspace was comparison goods,accounting for 26% of total floorspace.Convenience floorspace accounted for only 6,670sq m (9.8%) whilst 17,430 sq m (25%) was servicefloorspace.

Strategic Industrial Area

8.9 The SIL contains established out-of-centreretail uses which provide employment andeconomic benefits to the local area. Proposals toimprove these existing retail facilities will besupported providing they remain local in nature.

Potential for retail growth in Wembley

8.10 Brent Retail Needs andCapacity Study 2008reviewed the level of retail growth that could beaccommodated across Brent's town centres. Forthe comparison goods allocation, it wasrecommended that 27,000 sq m would be requiredup to 2026, to be located primarily in Brent’s twomajor town centres. However, given the lack ofavailable sites in Kilburn, the approach in the CoreStrategy is to identify Wembley as the main locationfor this growth.

8.11 For the convenience goods allocation, thetotal requirement of 12,500 sq m up to 2026 wasconsidered to be sufficient for at least two newmedium sized food stores within the borough as awhole.

Picture 8.1 Central Square

Civic, leisure, hotel and conferencing uses

8.12 Brent council’s new Civic Centre is locatedwithin the heart of the new Wembley, close to thestadium. The Civic Centre provides civic andcommunity uses, as well as some conferencingfacilities. Other new developments will alsocontribute to this offer including the newHilton Hoteland Shubette House developments. A newswimming pool has also been approved as part ofan application for a mixed use scheme at DexionHouse. Wembley Stadium and the arena alsoprovide conferencing accommodation.


8 Town centres, shopping, leisure and tourism

8.13 Although conferencing facilities have beena key part of the council’s vision for Wembley,conferencing facilities have been scaled back inrecent years following the loss of the WembleyConference Centre and associated exhibitionspace, and the council’s vision for Wembley is tore-provide these uses in the form of a ConventionCentre contained in a number of existing buildings.While many of the land owners within Wembley donot consider these uses to be overly profitable,there is some appetite to provide these on a smallerscale, creating an agglomeration of these useswhich could collectively meet the council’s visionfor the area.

Wembley as a cultural destination

8.14 Wembley has a number of cultural assets,including the National Stadium, Fountain TVStudios andWembley Arena, with the area hostingsome events for the 2012 Olympics. TheWembleyAAP seeks to build upon this cultural and artisticoffer and further promote Wembley as a culturaldestination.

Expansion of the Town Centres

8.15 Wembley's town centres currently performroles in providing primarily for the local communityas well as to visitors for events at the Arena andStadium. Core Strategy policy seeks to extendWembley’s retail offer, and this could potentiallyimpact on existing centres if it is allowed to developin an unplanned way. The vision for Wembleyidentifies a number of specific town centre uses

across the area, including meeting localconvenience needs within the existing Wembleytown centre, providing service related retail atWembley Park for Stadium visitors and providingmore specialist or niche retail uses to the east ofthe High Road.

8.16 Planning policy for the town centre shouldbe sufficiently flexible to allow for appropriatedevelopment to be attracted to the area, which willexpandWembley town centre, whilst protecting thekey roles that different parts of the area perform,especially in meeting the needs of the localcommunity. For this reason it is consideredimportant that these different roles are made explicitand that they should be protected and enhancedwhere appropriate.

Figure 8.1 Diagram fromWembley Masterplan showingindicative roles for parts of the area

8.17 The boundary of Wembley town centredefined in the Core Strategy takes account of, andincludes, land where consents have been grantedfor retail expansion. This includes land at SouthWay close to Wembley Stadium station as well asthe recently opened outlet centre, cinema, etc.,currently under construction to the west of theStadium. However, since the Core Strategy wasadopted in 2010, consent has been granted for afurther 30,000 sq m of new floor space on the NWLands to provide a new shopping street betweenthe two centres. The scale of proposed newdevelopment is in keeping with a major town centreand it is therefore logical to extend Wembley towncentre to include this area (shown on Map 8.1).This includes the office buildings and hotel on theeast side of Olympic Way. The long-standingdesignated Primary and Secondary frontages willremain largely as currently defined for the present,although the council is committed to reviewingthese once the new retail and leisure developments(Quintain stage 1 and North West Lands) are builtout and open.



Map 8.1 Town Centre Designations



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New retail development

New retail development will be directed to thetown centre as defined on the Policies Map.Edge of centre retail development will beconsidered appropriate only when existingtown centre sites have been developed orwhere the proposed use, because of its size,is incapable of being accommodated on anexisting town centre site.

Outside of the town centre, ancillary retailfunction as part of a major leisure, tourism orcultural use may be acceptable in the StrategicCultural Area.

Large foodstores (over 2,000 sq m gross) willbe directed to sites within or adjoiningWembley High Road.

Improvements to existing local retail uses inthe SIL are supported.

Picture 8.2 Specialist jewellery shopin Wembley

Picture 8.3 Wembley Big Dance Event

Leisure, Tourism and Cultural uses

8.18 Wembley has long been a focal point forleisure, tourism and cultural uses and is identifiedin the London Plan as a Strategic Cultural Areawhere this type of development is encouraged.These include sports and leisure provision, touristand visitor attractors, hotels and conferencefacilities. Often these uses are of a scale, andconsequently have a level of impact, which maynot be conducive to a traditional town centrelocation. However, land to the east of the area,including the current stadium car park, for example,is capable of accommodating such uses and assuch is designated as Wembley Strategic CulturalArea. Development in this area can also help createa buffer against the impact from waste operationsand other 'bad neighbour' uses to the east.

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Strategic Cultural Area

Major leisure, tourism, and cultural uses areencouraged within the Strategic Cultural Areashown on the Policies Map. Leisure, tourism,and cultural uses can form part of a mixed usescheme, including office and residential, whereappropriate. Significant improvements to publictransport will be required where developmentwill attract a large number of trips.



Picture 8.4 Wembley Arena

Hot Food Takeaways

8.19 Wembley has a large number of takeawaysand fast food outlets, partly as a result of demandgenerated by those attending events at the Stadiumand Arena. While takeaways can make a positivecontribution to the local economy and community,there is evidence that large concentrations offast-food takeaways contribute to unhealthylifestyles particularly amongst young people and,

consequently, they are considered to be a particularproblem when located close to schools because oflinks with childhood obesity. There is someevidence that suggests that "increased geographicdensity of fast food restaurants and conveniencestores is also related to increased BMI". (1) It isbecoming more widely accepted that it isappropriate to control such uses in certain locationsto help reduce the impacts on the health of the localpopulation, particularly school children. However,it is also recognised that the Stadium and Arena inparticular will give rise to particular demand forfast-food close to these facilities. Policy must,therefore, seek to balance the needs of visitors tothe area with the impacts that fast food restaurantscan give rise to, including for example, increasedlevels of litter and noise as well as on the health oflocal people. Borough -wide policy (as currently setout in the UDP 2004, policies SH6 - SH8) limits theamount of frontage in the primary parts of towncentres that can be occupied by non-retail uses.This will continue to apply in Wembley. However,there is a need for policy to further limit the level ofA5 uses, particularly in secondary frontages wherethere are currently no limits. Map 8.1 shows primaryand secondary frontages at the time of theWembley Area Action Plan's adoption; howevernew development over the plan period will extendand change Wembley town centre and thesefrontages are likely to be subject to review duringthis time.

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Hot Food Takeaways (A5 Uses)

In recognition of the specialist role that thetown centres in Wembley have in meeting theneeds of visitors to the area, outside of primaryand secondary frontages applications for newA5 uses will be considered on their merits.

There will be a limit of 7% on the proportion ofunits in A5 use in any single length of primaryor secondary frontage of Wembley / WembleyPark town centres. No further A5 uses will bepermitted within 400 metres of a schoolentrance/exit point.

Conferencing Facilities

8.20 Conferencing facilities have been scaledback locally following the loss of the WembleyConference Centre and associated exhibitionspace. The council’s vision for Wembley is thatthese uses be re-provided in the form of aConvention Centre. In the current climate thereappears to be little appetite for the private sectorto provide such a purpose-built facility.Nevertheless, Wembley, particularly because ofthe Stadium but also the Arena and hotels, remainsan important conference venue. It may be possible,through collaboration between different providerssuch as the Stadium, Arena, hotels and the council,

1 United States Department of Agriculture’s Nutrition Evidence Library



to develop in partnership a form of "virtualconference centre" where major conferences orexhibitions can be held by making use of thevarious facilities that will be available in the area.

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Conferencing Facilities

The development of new conferencing facilitieswithin existing or new buildings is promoted inWembley, either purpose-built or as part ofmajor mixed-use development. Good accessto public transport will be important indetermining proposals.

Temporary Creative Uses

8.21 The regeneration programme for Wembleyreaches beyond 2026, and the impact of therecession has meant that the realisation ofregeneration will be slower than anticipated.Meanwhile, there are a number of locations whichcould be exploited to create temporary creativeuses at Wembley which could make use of whatare likely to be long-term vacant or underused landand buildings, boost jobs, promote the cultural offerand increase the number of visitors to Wembley.

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Temporary Creative Uses

The use of vacant sites or buildings will bepromoted for occupation by temporary uses,especially creative industries that will benefitWembley’s retail, leisure, tourism and creativeoffer.

Picture 8.5 Performance art at ArenaSquare

Evidence Base - Town Centres

Takeaways Toolkit (GLA, November2012)Takeaways Evidence for Wembley AreaAction Plan (LBB, August 2012)GLA Town Centre Health Check (GLA,December 2009)Brent Retail Needs and Capacity Study(Roger Tym, December 2008)



Strategic Policy

9.1 London Plan policy 3.16 recognises the needfor additional and enhanced social infrastructureprovision to meet the need of a growing and diversepopulation and suggests that boroughs shouldensure that adequate social infrastructure provisionis made to support new developments.

9.2 Policy 3.18 requires that boroughs shouldprovide the framework for assessing educationprovision needs and to secure sites for futureprovision whilst policy 3.17 states that boroughsshould work with the NHS, social care services andcommunity organisations to regularly assess theneed for health and social care facilities.

9.3 Policy CP7 of the Core Strategy anticipatesneed for the following infrastructure;

2 new 2-form entry primary schools

Extensions to existing schools

Nursery places

Health facilities with space for 14 GPs and 11new dentists

New multi use community facilities

9.4 Policy CP15 states that before grantingplanning permission for major proposals, the councilwill have to be satisfied the infrastructurerequirements arising from the scheme will be metby the time it is needed. Additionally policy CP23protects existing new Community and CulturalFacilities and further states that newmulti-functionalcommunity facilities should be provided at 370m2

per 1000 population.

Policy Context

9.5 Social infrastructure such as schools, healthcentres, community facilities and leisure / recreationfacilities (2) are essential in supporting sustainablecommunities. As new development leads topopulation growth, it is vitally important thatsupporting infrastructure is adequate. Existing

social infrastructure inWembley is under pressure,particularly school provision, although this has beenaddressed in part recently by the opening of thenew Ark Academy. Further school places will beneeded as the population grows and theInfrastructure and Investment Framework (IIF)identifies the anticipated future level of demand.

9.6 In terms of health provision, the borough iswell served by two large hospitals, but localtreatment centres will be needed in Wembley asthe population grows. Space for new health facilitiescan be secured in new development. However,fitting out and opening new health facilities will relyon the resources of the local health service.

9.7 Brent’s diverse communities require a rangeof community, social and cultural facilities. Thereis a range of existing community space inWembleyincluding religious and non religious facilities. Somefacilities successfully rent out community space toprovide revenue for management andmaintenance;however, others lack revenue funding and are inneed of renovations. Dennis Jackson Centre andWembley Youth Club have closed due to cuts infunding.

9.8 The Infrastructure and InvestmentFramework, prepared on behalf of the council tosupport the policies and proposals in the LDF,identifies specific infrastructure needs, includingsocial infrastructure, for Wembley as well as therest of the borough. This was updated in 2011 andthe council is committed to further updates on a

2 see also the open space and sports chapter


9Social infrastructure

regular basis so that the necessary provision tomeet needs arising from development are known.This will be supported by a Strategic InfrastructurePlan, as explained in paragraph 2.16.

9.9 S106 funding has made, and continues tomake, a significant contribution to the infrastructurerequirements of development inWembley. Fundingof infrastructure will shortly be replaced in the mainby Community Infrastructure Levy (CIL)contributions from development in the area. Aproportion of CIL collected (£35 per sq m) alsocontributes towards the Mayor’s funding ofCrossrail.

School Places

9.10 As there is an increase in local populationwith new housing development there will be a needfor additional nursery and school places. Providingfor additional primary school places needs to beaddressed urgently. Currently there are 12 primaryschools in the Wembley area, including a newprimary school in the grounds of Preston ManorHigh School which opened in September 2011.Population growth with housing development willneed further primary school provision, which couldbe met by building new and/or expanding existingprimary schools in the area. New secondary schoolplaces are also needed. However, pressure onexisting secondary schools is currently less criticaland as their catchment area is larger, these do notnecessarily need to be located directly within thearea of population growth. As new nursery andother day care provision have limited space

requirements, these can be accommodatedrelatively easily within the AAP area as and whendemand grows. Likewise nursery facilities havesmall space requirements and could be combinedwith other new or expanded primary schoolfacilities.

Health

9.11 Population growth from new housingdevelopment will need additional space for primaryhealth facilities. The Core Strategy sets out thataffordable floorspace to accommodate 1 new GPfor every 1,500 people will be required from newhousing development. In Wembley, the IIFestimates that space for 17 GPs and 12 dentistswill be needed by 2019. In recent years the PrimaryCare Trust have developed expanded healthfacilities at Chalkhill and Monks Park Clinics, sothere is not an immediate need for additionalprovision. Quintain built a 1469 sq m health facilityas part of Quadrant House which is currently inuse as a gym. Strategic decision making within thehealth sector is at the present time going througha period of uncertainty as the governmentimplements healthcare reform.

Picture 9.1 Monks Park health clinic

9.12 It is therefore proposed that these two healthfacilities should absorb the current populationgrowth and thereafter new supply will be requiredin the Wembley Growth Area to pick up increaseddemand for new housing.

Community and Cultural Facilities

9.13 Wembley’s diverse population should besupported by a range of community facilitiesincluding facilities for young people, cultural,community and religious use. While the council canonly provide a limited amount of space directly tohelp meet these needs, new development providesan opportunity to improve and expand provision.The Core Strategy commits to providingmulti-functional community facilities (excludingschools and health facilities) at a rate of 370m² per1000 new population. Part of this will be met by thenew Civic Centre which includes a 750m²community library. There are a number of existingcommunity facilities in Wembley, some of these


Social infrastructure 9

lack sufficient funding or have recently closed.Funding derived from new development couldprovide investment for these existing facilities.Additional new community space will be neededas demand from a growing population increasesand could be provided in a number of shapes andforms and through different mechanisms.

9.14 The scale of development within theWembley Growth Area will require enhancementsto neighbourhood policing facilities. In order toensure that the Wembley area remains a safe andsecure place for residents and visitors, it isimportant that the diverse nature of policing needsas a result of development and intensification canbe met. The London Borough of Brent will,therefore, work alongside the Mayor’s Office forPolicing and Crime andMetropolitan Police Serviceto ensure the delivery of necessary policing facilitiesinWembley so that the impact of new developmentupon policing can be mitigated.

9.15 The diversity of Wembley’s populationmeans there is additional pressure for places ofworship to meet demand from different faiths. Faithgroups can find it difficult to find sites for new orexpanded places of worship which are affordable.As there is a lack of suitable sites or premises thefaith groups are encouraged to make use of sharedspace.

9.16 One of the most pressing problems isaffordability which often condemns communitygroups to poor quality facilities without the meansto improve them. To address the problem of

affordability, the council in approving the NorthWest lands application has secured a lowerquantum of community space than expressed bythe Core Strategy but at no rent. The council willbe prepared therefore to reduce the overall quantityof community floor space requirements where thisis reflected in substantially affordable rents. Mostif not all council facilities will be multi-usecommunity facilities for the whole community. Thecouncil will however support the provision ofcommunity and religious groups bringing forwardits own community facilities provision in accessiblelocations.

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Community Facilities

In considering the needs for CommunityFacilities provision the council will:

1. Secure at least four forms of entry at primarylevel to be secured on development siteswithin the Wembley area, noting provision ofone site in site proposal W 18.

2. Secure contributions for secondary schoolprovision through planning obligations andthen through the use of the CommunityInfrastructure Levy.

3. Require new GP/dentists provision in theAAP where other local capacity (e.g. ChalkhillHealth Centre) is used up in the longer termas population grows.

4. Seek the provision of multi-use communityfacilities at the rate set out in the Core Strategyaccepting a lower provision when costs ofprovision or rents are substantially reduced;

5. Support the provision of social infrastructureincluding religious, community and culturalprovision in locations accessible to all sectionsof the community and within easy reach bywalking, cycling and public transport; and

6. Actively support the provision of meanwhileand temporary uses that will provideopportunities for social interaction.

Evidence Base - Social Infrastructure

Brent Infrastructure and InvestmentFramework (LBB, October 2011)


9Social infrastructure

Strategic Policy

10.1 As the scientific understanding of climatechange and its likely impacts become clearer sincethe Kyoto protocol was drawn up in 1997 toimplement the United Nations FrameworkConvention for Climate Change,there have beenvarious international, EU, national, London andlocal climate mitigation targets set to tackle climatechange collectively. The NPPF acknowledges thatplanning plays a key role in helping shape placesto secure radical reductions in greenhouse gasemissions, minimising vulnerability and providingresilience to the impacts of climate change, andsupporting the delivery of renewable and lowcarbon energy and associated infrastructure.

10.2 UKClimate Projections predict that summeraverage temperatures in London will, given a lowemissions scenario, rise by 1.6˚C over 30 yearsbetween 2010 and 2039, that summer rainfall willdecrease by 7% in 2020 and that winter rainfall willincrease by 6% in the same time period. The mainclimate change impacts on London will beoverheating (urban heat island effect), waterscarcity, increases in the frequency of flooding,severe weather events and more frequent heatwaves. Increasingly it is acknowledged that acertain level of climate change is inevitable anddevelopment will need to be built to cope with achanging climate.

10.3 The London Plan sets out a comprehensiverange of policies to underpin London’s response toclimate change. It concludes that the effects of

climate change could seriously harm Londoners’quality of life, particularly the health and social andeconomic welfare of vulnerable people. TheMayor’s Climate Change Mitigation and EnergyStrategy contains further proposals to reducecarbon dioxide emissions and to tackle climatechange through decarbonising London’s energysupply, reducing the energy consumption ofLondon’s existing building stock and movingtowards zero emission transport in London.

10.4 Nearly all residential development will bewithin the Wembley Growth Area where majorresidential proposals are required to achieve aminimum rating of Code for Sustainable HomesLevel 4 in line with policy CP19 of Brent CoreStrategy. A rating of BREEAM “Excellent” isexpected for major non-residential developments.

Policy Context

10.5 Wembley AAP covers a diverse mix ofresidential, industrial, shopping, leisure,entertainment, community and office land uses infragmented land ownership, such that the areapresents challenges when trying to achieve social,economic and environmental sustainability. Thereare mechanisms to reduce carbon emissions fromnew developments inWembley through the LondonPlan, UDP and LDF planning polices, buildingregulations and other initiatives. The first step inreducing carbon emissions from development inWembley is to ensure new development uses lessenergy in line with the Mayor’s energy hierarchy to“be lean, be clean and be green."

10.6 Climate change will have a significant impacton the economic, social and environmental wellbeing of Wembley. Hotter summers will have abigger impact in Wembley because of thepredominance of concrete and buildings. Heatwaves will mean more people are likely to sufferfrom illnesses and could also lead to damage toroads, railways and buildings. Heavy thunderstormsand intense winter downpours will become morecommon, and will lead to flash flooding where thedrainage system cannot cope with the increasedrainfall. It is therefore crucial that futuredevelopment inWembley addresses these impactsand limits its contribution to climate change byminimising carbon emissions.

10.7 Specific issues for Wembley include thelegacy of industrial use in the area which led to alack of green and ‘cool’ spaces. Much of Wembleyis deficient in open space and there are few maturetrees. Land adjacent to the Wealdstone Brook ismost at risk of flooding, although much of Wembleyis also prone to surface water flooding. In addition,the majority of the sewer network in the Wembleyarea is undersized. The whole of the AAP area isan Air Quality Management Area (AQMA). Anyproposals for new development will have to complywith London Plan policy 7.14: Improving Air Qualitywhich seeks to minimise increased exposure toexisting poor air quality and make provision toaddress local problems of air quality, particularlywithin AQMAs.


Response to climate change 10

Climate Change Mitigation

Decentralised Energy

10.8 Under policy 5.5 of the London Plan, theMayor expects 25 per cent of the heat and powerused in London to be generated through the useof localised decentralised energy systems by 2025.Currently schemes coming forward are proposingsite-wide combined heat and power (CHP)solutions, however greater efficiencies could beachieved if a wider Wembley network wasestablished. This would need to overcome barriersof connecting different sites to one another andfinding a site for a single energy centre. It isconsidered more appropriate to ensuredevelopments within Wembley are network readyby installing the appropriate infrastructure toconnect to any future district energy network shouldit be forthcoming. Developers should refer to theMayor’s District Heating Manual for London (2013)for guidance on appropriate infrastructure.

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Decentralised Energy

Major developments will be expected toconnect to or contribute towards adecentralised energy system unless it can bedemonstrated that such provision is notfeasible or the proposed heating system is100% renewable. Developments completedprior to the implementation of the heat network

should be designed so that they can switch tothe heat network once it is available.Decentralised energy systems incorporatingenergy from waste will be supported.

Energy from Waste

10.9 The London Plan supports possibledecentralised energy opportunities to utilise energyfrom waste. The EU Waste Framework Directiveclearly ranks the ‘waste hierarchy’. Prevention,which offers the best outcomes for the environment,is at the top of the priority order, followed bypreparing for re-use, recycling, other recovery anddisposal, in descending order of environmentalpreference. Brent will continue to support initiativesto reduce waste generated. CP19 of Brent CoreStrategy requires major proposals to submit aSustainability Statement that include the indicationof reusing recycled aggregates and constructionmaterials. Good progress is being made to recyclemore in Brent; however, there is still some left overwaste, known as ‘residual waste’, which cannot berecycled and is currently disposed of to landfill.Waste to energy (in the form of electricity and/orheat) or energy from waste conversion is anincreasingly recognised approach to resolving twoissues in one - waste management and sustainableenergy. Facilities to recover energy from wasteparticularly if combined with heat recovery for adecentralised energy network to provide heat toresidential, commercial and community units inWembley will make Wembley self-sufficient. Thereare a number of new and emerging technologies

that are able to produce energy from waste withoutdirect combustion. Any proposed technologiesmustnot pose a threat to human health or theenvironment. A high standard design of the buildingand chimney stack must be achieved.

WEM 31

Energy from Waste

Major energy from waste facilities will beallowed only in the area east of Fourth Way.Environmental impact assessments and healthimpact assessments will be required toaccompany the planning applications for suchfacilities which also have to deliver high qualitydesign. Small scale proposals to recoverenergy from waste generated locally will besupported providing there will be nodetrimental impact on human health and noincrease in pollution emissions andgreenhouse gases and the environmentalimpacts from vehicular movements areacceptable.

Climate Change Adaptation

Greening Wembley

10.10 Brent Council seeks to increase theamount of surface area greened in the area and1,000 new trees are expected to be planted by2026. The roofs of existing buildings are mostly


10Response to climate change

underused. Policy 5.10 of the London Planencourages the use of planting, green roofs andwalls and soft landscaping that can mitigate theeffects of climate change, such as the urban heatisland while bringing in health and social benefits.Green roofs also support sustainable urbandrainage by absorbing rainfall to reduce flooding,enhance biodiversity, provide amenity space,provide opportunities to grow food and improveappearance. Encouraging green infrastructurethrough redevelopment will help to improve theecological connectivity between sites for the benefitof local wildlife.

WEM 32

Urban Greening

Development proposals should incorporateurban greeningmeasures such as green roofs,green walls, trees and soft landscaping.Wherever possible, opportunities to connectnew green spaces to existing green spacesshould be maximised to help create greeninfrastructure. Where site constraints limit thelevel of urban greening that can be providedon site, a financial contribution may berequired. Local food growing facilities will besupported as stated in (policy WEM 36 in theOpen Space chapter).

Picture 10.1 Living wall & planted balconies

Flooding

10.11 There are two main types of floods in thearea, one is associated with the river when theactual amount of river flow is larger than the amountthat the channel can hold, and river will overflowits banks and flood the areas alongside the river.Land adjacent to the Wealdstone Brook is the areaat risk of flooding. Map 10.1 shows the areas atrisk of flooding. Brent seeks to ensure that all new

development in flood risk areas is appropriatelyflood resilient and resistant and that any residualrisk can be safely managed.

10.12 As required by the National PlanningFramework, the council has undertaken asequential approach for sites at risk from any formof flooding including fluvial and surface waterflooding. Planning recommendations are providedfor sites at risk of flooding in the Site Proposalschapters. The council has a proactive approach torisk reduction when considering the suitability ofsites for future development in the Wembley AreaAction Plan, in line with the recommendations ofthe Strategic Flood Risk Assessment (SFRA). Newdevelopment in areas at risk of flooding will berequired to apply a site-level sequential test toensure development is steered away from areasat highest risk and located in line with the NPPFflood risk vulnerability classification.

10.13 In most of the urban area, roads and landare usually impermeable which can lead to surfacewater flooding. Brent’s SurfaceWater ManagementPlan (SWMP) provides a strategy for local floodrisk management in the borough. The documentidentifies and designates a Critical Drainage Area(CDA) for the Wembley Stadium area which hasseveral areas of surface water flooding affectingproperty and critical infrastructure. Three WAAPsites fall into a Local Flood Risk Zone (LFRZ).

10.14 Developers are required toinclude sustainable urban drainage systems(SUDS) in their schemes. The SWMP identifies



specific SUDSmeasures for theWembley StadiumCDA to relieve pressures on the drainage system,reduce flood risk and the demand for fresh water.These include rainwater harvesting and grey waterrecycling, green roofs, filter strips and swales, stormwater storage tanks, permeable and porouspavements, re-profiling of ground levels, basins,ponds, and reed beds. Measures to alleviatesurface water flooding through SUDS will berequired as part of the development of sitesW3-W4, W6-W20 and W25-W29. Specific SUDSrequirements for sites in the LFRZ are set out inthe appropriate Site Proposals.

Picture 10.2 Sustainable urban drainagescheme

10.15 Most of the sewer network in theWembleyarea is undersized. Careful consideration must begiven to issues of sewer flooding, both on and offsite, as a result of new development. Developers

may be required to carry out studies to ascertainwhether proposed development will lead tooverloading of the existing sewer infrastructure.

10.16 Specific flood risk reduction measures andFlood Risk Assessment requirements are set outfor each site proposal (chapters 12-16). Thisincludes recommendations from the SFRA, SWMPand site-specific sequential considerations. From2013 all new developments will be required tosubmit information to Brent’s SUDSApproval Board(SAB) which has a duty to ensure that all newdevelopments have incorporated SUDS to dealwith the surface water run off from the development.

WEM 33

Flood Risk

All proposed development in Flood Zones 2and 3, and proposed developments over 1 hain flood zone 1, will require a detailed FloodRisk Assessment (FRA), in accordance withSection 6.7 of Brent’s Strategic Flood RiskAssessment.

Applications will be assessed against thesite-specific flood risk mitigation requirementsset out for individual Site Proposals.

Development is not suitable in Flood Zone 3b.

Application of a site-level sequential approachwill be expected to locate developmenttowards areas of lowest risk within the site.

More vulnerable development will not usuallybe appropriate in Flood Zone 3a. Where it isproposed in exceptional circumstances, anException Test will be required.

Development proposals must demonstrate thatthere will be no net loss in floodplain storagenor an increase in maximum flood levels,within adjoining properties.

Developments will be required to implementSUDS to ensure that runoff from the site (postredevelopment) does not exceed Greenfieldrunoff rates.

Developers will also be required todemonstrate whether there is sufficientcapacity both on and off site in the foul sewernetwork to support development. Whereinsufficient capacity exists developers will berequired to identify how any necessaryupgrades will be delivered ahead of theoccupation of development.

Evidence Base - Climate Change

WAAP Flood Risk Analysis for SiteProposals (LBB, December 2012)Mayor’s Climate Change Mitigation andEnergy Strategy (GLA, October 2011)Brent Surface Water Management Plan(Hyder, October 2011)



Brent Strategic Flood Risk Assessment(SRFA) Level 2: Wembley Masterplan(Jacobs, November 2008)

Brent Sustainable Energy Infrastructure:Wembley Feasibility Study (Arup,September 2008)

Brent Strategic Flood Risk Assessment(SRFA) Level 1 (Jacobs, December 2007)



Map 10.1 Flood Zones in Wembley



Strategic Policy

11.1 There is a lack of open space in Wembleyand access to existing open spaces is limited.Biodiversity and the natural environment can leadto opportunities, not just for wildlife activity andconnection, but also health, recreation, contributingto climate change adaptation and improving qualityof life. The strategic policies set out in the LondonPlan support the protection of local open space andrequire open space deficiencies to be addressed(policy 7.18). The River Brent forms part of the BlueRibbon Network, London Plan policy 7.24recognises the Blue Ribbon Network as animportant series of linked spaces and policy 7.28seeks the restoration and enhancement of rivers.Improving people's accessibility to nature and theprotection of wildlife habitats is supported in LondonPlan policy 7.19, whilst policy 7.22 protects existingallotments and supports identification of spaces forcommunity food growing and innovative approachesto providing space to grow food. Furthermore,access to good quality play and informal recreationprovision for children and young people issupported in London Plan policy 3.6. AlthoughWembley Stadium is home to international andnational football, Brent has one of the worstparticipation rates in England for sport and physicalactivity (Sport England's Active People Survey2011-12). London Plan policy 3.19 encourages theenhancement and increased provision of sportsfacilities.

11.2 Wembley's deficiency in open space andlack of participation in sports is reflected in theBrent Core Strategy objectives to protect andenhance Brent's environment and to promote sportand other recreational activities with new facilitiesin areas of deficiency, including at least one newpool. Policy CP18 Protection & Enhancement ofOpen Space, Sports & Biodiversity seeks new parksin Wembley and contributions from developmentwill be sought towards sports facilities. The CoreStrategy policy CP7 Wembley Growth Areaidentifies the need for a new park (1.2ha) and 3pocket parks (0.4ha each), improve quality &accessibility of existing open spaces, a newcommunity swimming pool, indoor & outdoor sportsfacilities, play areas and the planting of a minimumof 1,000 trees. The Core StrategyWembley GrowthArea Key Diagram shows existing open spacesand indicates the location of 4 new public openspaces and proposed pedestrian links to openspace.

Policy Context

11.3 The majority of the Wembley area is morethan 400m walking distance from either KingEdward VII Park or Brent River Park and istherefore considered to be deficient in public openspace. There are also few small public open spacesin the Wembley area. The nearby Sherren's Farmand Chalkhill open spaces are separated from themain regeneration area by theMetropolitan, Jubilee

and Chiltern railway lines. The nearest playgroundsat King Edward VII and Brent River Park are outsidethe area. The area south of the High Road andHarrow Road is a priority area for new playprovision.

11.4 Sports facilities are available at King EdwardVII Park (tennis, football and bowls) and the newsports hall, synthetic turf pitch, netball, basketballand tennis courts are located at Ark Academyschool are available for community use. In addition,Power League 7 a-side and 5-aside football pitchesare situated next to Wembley Arena. The councilis supportive of the provision of commercial ownedsports and recreational facilities. Brent Planning forSports and Active Recreation Facilities Strategy2008-2010 identifies a significant lack of swimmingpool provision in the borough and recommends anew pool is needed to serve central areas of theborough. Other sport facility improvements alsosought in Wembley include:

New and upgraded sports hallsPitch and changing facilities at King EdwardVII Park and Chalkhill open spaceNew multi use games areas (MUGAs) at KingEdward VII Park, Sherren's Farm and ChalkhillYouth CentreRefurbished BMX track at Chalkhill


Open space, sports and wildlife 11

Map 11.1 Existing Open Spaces


11Open space, sports and wildlife

Picture 11.1 King Edward VII Park

11.5 The Wembley Masterplan identifies thefuture role of Olympic Way as the centrepiece tothe open space network with good pedestrian linksto the rest of the area. The provision of open spaceat Olympic Way would help meet the open spaceneeds for the Wembley area.

11.6 There has been some progress towards theincrease of open space in Wembley. In 2011, anoutline planning permission which was granted toQuintain Estates and Development PLC at theformer Palace of Arts & Palace of Industry Siteincluded a new public open space of 0.4 hectares.The expected population growth within Wembleywill require new public open space and sportsprovision. Anticipated facilities needs are set outin the Infrastructure and Investment Framework.

Open Space in Wembley

Picture 11.2 New park - artists impression

11.7 A new 1.2ha park will be the principal newopen space in the Plan area. It is required to meetthe needs of the increased resident and workingpopulation of the area. The expected populationgrowth would normally require a 2ha public openspace. However, it is recognised that this wouldbe impractical to deliver. The Core Strategytherefore states that the new park should be at least1.2ha in size. In addition to the new 1.2ha park, aseries of well connected pocket parks are requiredto provide sufficient open space within a denselypopulated area.

WEM 34

Open Space Provision

The council will require a new park inWembleyto be at least 1.2 ha in size, located adjacentto Engineers Way, orientated East to West.The new park will provide for a range ofsporting activities and play facilities. It shouldcreate pedestrian links/strong physicalconnections between the eastern and northerndistricts, linking with Olympic Way and othermajor spaces. A further three pocket parks of0.4ha each will be sought in the Wembleyarea.

Development proposals which fall within anarea of open space deficiency will be expectedto provide new open space in line with therequirements set out in the council'sInfrastructure and Investment Frameworkdocument.

11.8 The Infrastructure and InvestmentFramework document sets out infrastructurerequirements principally in the borough's housinggrowth areas and some of its key regenerationareas, specifying open space provision required tosupport new housing growth.



Open Space Improvements

11.9 The need to enhance and improve publicopen space in Wembley is established in the CoreStrategy. Open space improvements will also havewider health and well-being benefits providingopportunities for active and informal recreation.Chalkhill Park, is a new park where communityconsultation played a key role in the design of thedevelopment and is currently under construction.This area was previously used as a health centreand car park. As part of the redevelopment of thesetemporary facilities, a community park was requiredunder a Section 106 Agreement. The new publicopen space will provide amenity green space,formal recreational areas, play area, a sculpturearea, along with habitat creation and enhancementof the wildlife corridor. Picture 11.3 Green Flag award

11.10 There are a number of options forachieving improvements to open space provisionincluding creating new public open space andimproving access to existing open spaces (shownon Map 11.2). Any improvements will requireconsultation with key stakeholders, initialinvestment and ongoing maintenance andmanagement. Contributions towards open spaceimprovements will be sought from developmentsites as indicated in relevant site proposals.

WEM 35

Open Space Improvements

The council will support the enhancement andimprovements of open space in the Wembleyarea including:

Creation of public access to Coplandplaying fieldsCreation of a new woodland walk alongChiltern EmbankmentsSemi-naturalisation of the WealdstoneBrook and the creation of a linear openspace for informal recreationA new pedestrian bridge across theMetropolitan, Jubilee and Chiltern railwaylines to link to Chalkhill Open Space atSt David's Close

Where appropriate, contributions fromdevelopment proposals will be sought towardslocal open space improvements on site or tomitigate a lack of provision on a developmentsite.



Picture 11.4 New Public Open Space Links



Food Growing

11.11 Local food growing supports healthy livingand has environmental and community benefits. Inthe Wembley area, there are public allotmentsavailable at Cecil Avenue, Lyon Park Avenue,Bovington Avenue and a small number of privateallotments at Vivian Avenue. However, theseallotments have long waiting lists, are not locatedwithin the Wembley AAP boundary and soconsequently are not easily accessible to much ofthe area. Limited development is promoted atVivian Avenue to enable improvements to theallotments and existing tennis courts and clubhouse (SSA25 of the Site Specific AllocationsDPD). The Brent Open Space Report – PPG17Assessment identifies a local standard of 1 newallotment plot per 200 new residents. The reportrecognises the constraints in providing newallotment plots and promotes allotment gardens innew housing developments that can be placed onflat roof spaces where large beds can provide forfood growing and recreational use.

WEM 36

Food Growing

The council will promote local food growing byencouraging major new residentialdevelopment, to include space for residentsto grow their own food and/or for theestablishment of gardens for community foodgrowing. The use of vacant spaces temporarily

for food growing will be encouraged. Thecouncil will seek contributions fromdevelopment at Vivian Avenue to enableallotment expansion.

Picture 11.5 Example of foodgrowing

Sports Facilities

11.12 The council has secured a new communityswimming pool and health and fitness centre aspart of the redevelopment of Dexion House, EmpireWay. The council’s Sports department isimplementing the priorities of the Facilities Strategyand has recently laid out football pitches at KingEdward VII park and installed a new MUGA. Othersports facilities will be needed and these could be

delivered in a number of ways including councilcapital investment, access to school facilities andfunding from development.

WEM 37

Sports Facilities

The council will use existing S106 and newCIL contributions from development and usethese to improve the provision of sportsfacilities inWembley. New planning obligationswill only be used to secure sports facilitieswhere existing sports provision is lost throughdevelopment proposals and compensatoryprovision is required.



The council will work in partnership withschools to make new or upgraded sportsfacilities available for the local community useout of school hours, e.g. Copland CommunitySchool.

Play Provision

11.13 As with other forms of open space, thereis a shortage of play provision in Wembley. Theonly existing equipped play areas are at KingEdward VII and Brent River parks. However, thereare other opportunities for informal play such asthe water fountains at Arena square. Newdevelopment will increase demand for play facilities.In line with the Mayor of London Providing forChildren and Young People's Play and InformalRecreation SPG (2012), the Infrastructure andInvestment Framework identifies the need for 5new neighbourhood play areas by 2026. Ithighlights the importance of links to open spaceand play areas critical in an area of high density inthe absence of certainty regarding open spaceprovision. It will be further supplemented by formalplay provision in public open space.

WEM 38

Play Provision

The council will require new, major housingdevelopment to provide children's play spaceaccording to the following standards:

A minimum of 10m2 per child (5-17 years)of 'neighbourhood playable space'.A minimum of 10m2 per child (0-5 years)of 'doorstep playable space'.

11.14 The standards required in the PlayProvision policy are in line with the Mayor ofLondon's Providing for Children and YoungPeople's Play and Informal Recreation SPG (2012)and set out in the Wembley Masterplan. With theexpected density level, a minimum of 10m2 per child(5-17 years) of 'neighbourhood playable space',could be partly accommodated within the threedistrict open spaces of at least 0.4 hectares.However, the provision of 'doorstep playable space'should be an integral part of developmentproposals.

Access to Nature

11.15 There are limited areas of natureconservation value in Wembley, reflecting its builtup urban character. The main areas of habitat arethe Chiltern line embankments, Wealdstone Brookand Brent River Park. There are also smaller wildlifepockets at St John’s churchyard, Oakington ManorPrimary School, Copland Community School, ArkAcademy and the Metropolitan Lineembankment. When improving areas for wildlife, acareful balance should be struck between ensuringseparate undisturbed habitat zones and areas thatpeople can enjoy and relax in.

Picture 11.6 Example of a green roof

WEM 39

Access to Nature

The council will seek public access on thenorthern side of the Chiltern railway lineembankments to enhance the natureconservation value. Naturalisation of the RiverBrent and the Wealdstone Brook will alsoimprove access to nature (see PolicyWEM 40River Brent and Wealdstone Brook). Whereappropriate, the council will require newdevelopment proposals to include wildlifeenhancements, e.g., green roofs, living walls,tree planting, landscaping, bat and bird boxes.



11.16 Detailed requirements for providing orimproving public access to nature conservation isset out in the site proposal W 3 Chiltern Line CuttingNorth in the Wembley High Road chapter and siteproposals; W 25 Amex House, W 26 Watkin Roadand W 27 Euro Car Parts in the Wembley EasternLands chapter.

The River Brent and Wealdstone Brook

11.17 The River Brent and theWealdstone Brooknatural open spaces have an important role inproviding open space provision, increasingbiodiversity and reducing flood risk. They providea natural landscape in an urban setting and offera different type of open space in Wembley. Theenhancement and improvement of these naturalopen spaces will contribute towards combating thedeficiency in the provision of open space inWembley.

11.18 The River Brent is a Site of Borough NatureConservation Importance Grade I and theWealdstone Brook is a Site of Borough NatureConservation Importance Grade II. The River Brentopen space is poorly connected to the surroundingarea and is under used. Opportunities to improvelinks and naturalise the River Brent will beconsidered through the development managementprocess. The Brent Feeder is generally managedby the Canal & River Trust, but landowners whoseland or structures lie above culverted section of thefeeder are responsible for these sections. It isessential that the Feeder is maintainedappropriately.

11.19 TheWealdstone Brook is a Site of BoroughNature Conservation Importance Grade II.Historically the Wealdstone Brook has beencanalised and culverted along its length to makeway for development. The Wealdstone BrookRestoration Study contains proposals for theimprovements and restoration of the WealdstoneBrook. The proposals include the partialnaturalisation of the Wealdstone Brook, treeplanting to identify its location, a brook side walk,and ecological improvements. These proposals areaccompanied by an indicative costing for each oneput forward. Future regeneration should use theopportunity to restore the natural river corridor bypartial naturalisation.

11.20 Improvements to the River Brent and theWealdstone Brook need to be in line with and helpmeet the requirements of the Thames River BasinManagement Plan and the need to improve waterquality. Where a development is likely to have adirect impact on a waterbody throughmodifications,such as removals of weirs and diversions, planningapplications may require a Water FrameworkDirective Assessment. Under theWater FrameworkDirective (WFD), rivers and river bodies areassessed on their water quality. The assessmentclassified the River Brent as having a poorecological status and the Wealdstone Brook ashaving a moderate status. The WFD has set theobjective for these to achieve a good status or goodpotential by 2027.

11.21 The London Rivers Action Plan includesrestoration projects for the Wealdstone Brook andRiver Brent. Two of these projects are withinWembley and any improvements to the riversshould be in line with this plan and the Brent RiverValley chapter of Natural England’s publicationLondon’s Natural Signatures.

WEM 40

River Brent and Wealdstone Brook

The council will work in partnership with theEnvironment Agency and use developmentcontributions to aid the restoration of the RiverBrent and the Wealdstone Brook. Thedevelopment of sites adjacent to theWealdstone Brook should undertake theopportunities to provide amenity space,improve biodiversity, public access, and seminaturalisation. Development proposalsadjacent to the River Brent and WealdstoneBrook should contribute to the naturalisationof the river and enhance biodiversity.

11.22 The flood risk policy in the Climate Changechapter should be referred to in conjunction withthis policy. In addition the detailed requirements ofsites located in close proximity to the WealdstoneBrook are set out in site proposal W 21: 21- 31Brook Avenue in the Wembley Park/Empire Way



Corridor chapter and site proposals: W 25 AmexHouse, W 26 Watkin Road and W 27 Euro CarParts in the Wembley Eastern Lands chapter.

Evidence Base - Open Space

Active People Survey (Sport England,December 2011 -12)Infrastructure and Investment Framework(LBB, October 2011)London’s Natural Signatures (NaturalEngland, January 2011)Thames River Basin Management Plan(Environment Agency, December 2009)Brent Open Space Report: PPG17Assessment (LBB, 2009)Wembley Masterplan (LBB, June 2009)London Rivers Action Plan (RiversRestoration Centre, January 2009)Brent Planning for Sports and ActiveRecreation Facilities Strategy 2008-2021(LBB, 2008 - 2021)



W 1

W 4

W 5

Wembley High Road: Site Proposals

W 4

W 3

W 2

P

P

W 1

W 2

W 3

Wembley West End

London Road

Chiltern Line Cutting North

W 4

W 5

Wembley High Road/Chiltern Line Cutting South

Copland School & Brent House

Site Proposal Boundary

Site Proposal Number

Indicative Land Take Required

Pedestrian Route

Active Frontage

Existing Car Park

Junction Improvement

P

W 1

P Future (Potential) Car Park

Ealing Road

Park Lane

High Road

High Road

Map 12.1 Wembley High road


12Wembley High Road

12.1 Wembley High Road forms a vitalconnection between the newWembley Masterplanareas andWembley town centre. At the same timeas the development within the Masterplan areabuilds out, the High Road link will be developed ina way which provides an improved public realmand pedestrian environment, and reducing theeffects of through traffic. By doing this, pedestrianmovement will be facilitated between the stadiumarea and attractions within the existing town centre,thereby retaining the vitality and viability of the towncentre. The route needs to accommodate a numberof different movements along its length, includingmovement of spectators for Wembley eventsbetweenWembley Central andWembley Stadium.

12.2 To support these objectives, the easternsection will be developed for street cafés andrestaurants, and high quality retail and leisurefacilities, with more local retail and local attractionsbeing offered along the western stretch. Preferencewill be given to development which supports theobjectives of maintaining vitality and developing avibrant town centre, as they will benefit from thegood quality public transport access and space forpeople afforded by the improvements to publicrealm.

12.3 The residential development capacity figuresfor individual sites are subject to developmentproposals meeting design considerations, amenitystandards and minimum space standards (as setout in London Plan policy 3.5) and optimisinghousing potential as required by London Plan policy3.4.

Wembley West End

Context

12.4 The western end of Wembley town centreis not subject to the same development pressuresas the masterplan area, but is a designatedOpportunity Area, and is seen to be key to thecontinued improvement of the town centre. Due tothe complexity of the site, the change in levelsbetween the High Road and Montrose Crescent(up to two storeys) and the multiplicity of ownership,a series of development schemes have not beenprogressed, resulting in steady decline over anumber of years.

12.5 Wembley West End site has aSupplementary Planning Document to supportdevelopment on the site at the junction of WembleyHigh Road and Ealing Road. Although the site isnot the only potential for regeneration, it is the nextmajor potential development site within the towncentre.

12.6 The council considers this area to besuitable for a mixed use redevelopment scheme,incorporating new residential and retail uses. Thiswill develop the site as a key gateway to the towncentre and create sufficient development tostimulate the regeneration of the west end ofWembley High Road, complementing thedevelopment of Central Square.

Planning History

12.7 No relevant planning history exists for thissite.

Site W 1

Wembley West End

(0.8 hectares)

This site is suitable for comprehensive mixeduse development including retail or other towncentre uses and residential. A replacementtown centre car park and amenity/open spaceshould be provided. The development shouldimprove and diversify Wembley's retail offerand include active frontages toWembley HighRoad and Ealing Road.

Land for a bus lane and an improved footwayis required along Wembley High Road toprovide better pedestrian access along theHigh Road to Wembley Central Station.Provision for pedestrian access between theHigh Road and Ealing Road should either beprovided along the alignment of the High Roador Ealing Road, or be incorporated within theground floor design for any new developmenton this site. The provision of improvedhighway access by providing easier turningmovement left from High Road into EalingRoad should be built into the developmentdesign, and potential use of the land behind


Wembley High Road 12

the development to provide increased capacityat the Montrose Crescent car park, serving thewestern gateway to the town centre.

Development Capacity - 250 units

Justification

12.8 The site is identified within the adoptedWembley West End Supplementary PlanningDocument 2006. The council's 2006 retail capacitystudy concluded that Wembley Town Centre issuffering decline and identified this site as a retailopportunity. In line with national and regionalpolicy, the site proposal promotes the mixed useredevelopment of a brownfield site for uses thatare suitable for a town centre location. This is anopportunity to establish a regenerative anchor atthe western end of Wembley town centre.

12.9 The Ealing Road section has been includedto encourage a comprehensive approach todevelopment. The transport andmobility elementsof the allocation are a critical element of providinga western gateway into the town. Better pedestrianaccess between Ealing Road onto High Road andup to Wembley Central will help cater for the largevolume of pedestrian movements in this area, andconnects into the pedestrian route onward toWembley Stadium. Providing this, in combinationwith improved highway accessibility, and potentialimproved parking to cater for demand at this

western end of the town, will help enhance theeffectiveness of public realm enhancements withinthe town centre.

London Road

Context

12.10 The northern part of this site is situated onthe High Road and consists of a 3 storey buildingwhich contains five ground floor units made up ofretail, financial/professional services, take awayand restaurant uses. There is some office spaceavailable on the first floor and residential use onthe second floor. Adjacent to this building is a mixeduse development forming part of Wembley Centralsquare. The eastern side of the site is located alongLondon Road and there are eight single storey unitsmaking up Sevenex Parade. They are used for amixture of retail, financial/professional services,take away, café and restaurant uses.

Planning History

12.11 There is no relevant planning history forthis site.

Site W 2

London Road

(0.19 hectares)

Mixed use development. Appropriate usesinclude retail and other town centre uses onthe ground floor and residential uses above.There should be active frontages to both theHigh Road and London Road.


Justification

12.12 This site is currently underused and couldaccommodate higher density development. Thesite is suitable for housing as well as town centreuses because it is located in a town centre closeto a predominantly residential area and in an areaof very good public transport accessibility. Theprovision of housing on this site will support thecouncil’s growth policy.


Context

12.13 The site comprises steep railwayembankments to the north of the Chiltern Linetracks. It is adjacent to existing dwellings alongMostyn Avenue. Much of the embankment iscovered by vegetation, including woodland, and isidentified as a Site of Importance for NatureConservation as well as a Wildlife Corridor inBrent’s UDP 2004. Consequently, the site cansupport only a very limited amount of newdevelopment.


12Wembley High Road

12.14 More detailed planning guidance for thesite is contained within the Wembley Link SPDadopted in July 2011

Planning History

12.15 There is no relevant planning history forthe site.

Site W 3


(2.3 hectares)

This area would support only a very limitedamount of new housing development. Thescale of any new development should relateto, and respect the adjacent existingneighbourhoods to the north of this area. Thecouncil will seek to maintain and enhance thenature conservation value of the site andmitigation and compensation measures willneed to be provided to ensure that there is nooverall net loss to biodiversity value and acontinuous wildlife link is provided through thesite. Public access through part of the site willbe sought on development. The council willsupport limited development of the northcutting where it connects from the south (SiteProposal W4) and supports commercialdevelopment which benefits the town centre.

Site W3 is in a Local Flood Risk Zone (LFRZ)in theWembley StadiumCritical Drainage Area(CDA) which has several areas of surfacewater flooding affecting property and criticalinfrastructure. Brent’s Surface WaterManagement Plan (SWMP) identifiesmitigation measures for the LFRZ whichinclude road side rain gardens, detentionbasins and re-profiling ground levels.Measures to alleviate surface water floodingwill be required as part of the development ofthis site.


Justification

12.16 As the whole of the cutting on the northside is identified as an Area of Nature ConservationImportance as well as aWildlife corridor, then moresignificant development would be appropriate onlyif there were substantial benefits in terms of theregeneration of the town centre as well as majorcompensatory provision for the loss of habitat. Theexisting residential areas to the north arepredominantly two storey which limits also the scaleof development that would be appropriate.Consequently, only a limited development can beaccommodated.

High Road/Chiltern Line Cutting South

Context

12.17 This site covers the section of land setalongside the north side of Wembley High Roadcurrently occupied by small office blocks (somevacant) and small retail units, as well as thesouthern portion of the Wembley ChilternEmbankments site, behind the existing office andretail units along the High Road. The cutting isdesignated as a Site of Nature ConservationImportance in Brent's UDP 2004, and developmentat the site needs to take account of this.

12.18 More detailed planning guidance for thesite is contained within the Wembley Link SPDadopted in July 2011.

Planning History

12.19 For the Chesterfield House site, planningpermission renewal (LPA ref: 06/1864) was givenin February 2008, for demolition of the existingbuilding and erection of part 11-storey and part17-storey building, comprising retail/restaurant useon ground and first floors fronting the High Roadand Park Lane, and remaining accommodation asClass B1 offices, with basement parking for 28 cars.

Site W 4

High Road / Chiltern Line Cutting South

(4 hectares)



A key aspect of the development of the HighRoad area is maintaining viability and vitalityof Wembley town centre. Development shouldsupport these objectives and will need to bein keeping with providing improved publicrealm and pedestrian access through this area.

Development should also support the objectiveof creating a link to encourage movement toand from the new Wembley re-developmentvia the White Horse Bridge and theforthcoming Wembley City Boulevard.

The council's objective is to transform theWembley Link area into a sustainable mixeduse community. This would be best deliveredthrough developing the concept for cafés,restaurants and bars and appropriate retail,including potentially a food store. Residentialdevelopment should form part of any mixeduse scheme. Offices, student accommodationor a hotel would also be appropriate within thissite. Development proposals should includeactive frontages.

Land will be required at Wembley Triangle forroad widening on redevelopment of the site,as shown on the Policies Map. In the longerterm, if there was comprehensivere-development on this site, the council wouldseek to acquire this small portion of land tofacilitate additional junction improvementsbeyond those already identified for WembleyTriangle as part of existing permissions.

Part of Site W4 is in a Local Flood Risk Zone(LFRZ) in the Wembley Stadium CriticalDrainage Area (CDA) which has several areasof surface water flooding affecting propertyand critical infrastructure. Brent’s SurfaceWater Management Plan (SWMP) identifiesmitigation measures for the LFRZ whichinclude road side rain gardens, detentionbasins and re-profiling ground levels.Measures to alleviate surface water floodingwill be required as part of the development ofthis site.


Justification

12.20 The existing units are located within aprime position between the emergingWembley Cityand the existing town centre. They currentlypresent, however, a disparate environment and alow quality townscape. A high qualityredevelopment, having regard for other localproposals, will contribute to the regeneration ofWembley at a prominent site within the towncentre. New retail activity and vitality will help tosecure the regeneration of the existing town centrein the light of activity around theWembley Stadium.New affordable offices can provide localemployment and enterprise opportunities. The sitebenefits from excellent public transport accessibilitywith a selection of rail and bus services withinwalking distance

12.21 Development along the Wembley ChilternEmbankments needs to have careful regard toexisting dwellings. It should be subject to anassessment of the nature conservation value of theembankments and include mitigation measures forits loss, including public access and a green linkthrough the site.

Copland School and Brent House

Context

12.22 The site comprises Copland School,including a small northern part of the playing fields,together with the adjacent Brent House officebuilding and car park.

12.23 More detailed planning guidance for thesite is contained within the Wembley Link SPDadopted in July 2011.

Planning History

12.24 Outline planning consent (LPA ref:02/2699) for

Site W 5

Copland School and Brent House

(4 hectares)

Mixed use development on the High Roadfrontage with new / rebuilt school to the rear.


12Wembley High Road

The ground floor on the High Road frontageshould be commercial retail development withassociated car parking. Residentialdevelopment either above or adjacent to theretail should include a high proportion of familyhousing.

Development of the school to the rear of thesite should accommodate, if possible, anadditional form of entry on current capacity.

The scale of new development near to CecilAvenue should respect the adjacent suburbancharacter.

Car parking on the retail site should haveshared use for town centre parking. Thereshould be an active retail frontage withservicing off Wembley High Road. Access fromCecil Avenue will be limited to residentialaccess only.

In the event of the school not coming forwardas part of a joint scheme, proposals may bebrought forward for the Brent House site as astandalone development.


Justification

12.25 Copland Community School buildings arebadly in need of renewal and, consequently, arebest re-provided at the rear of the existing buildings.This provides an opportunity to regenerate with an

active frontage on the High Road helping to link theexisting town centre with the regeneration area intothe east. Brent House is also to be vacated by thecouncil in 2013. This creates an opportunity for acomprehensive development of both sites to includeuses appropriate to a town centre location as wellas residential. A large foodstore with parking forthe town centre is the favoured option for the BrentHouse site.



South Way

Engineers WayEngineers Way

Ru

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ford

Way

Fulton Road

North End Road

Oly

mpi

c W

ay

Empi

re W

ay

Empire W

ay

S

Comprehensive Development Area: Site Proposals

W 6

W 19

W 12

W 17 W 18

W 13

W 15

W 10

W 14

W 16

W 11

W 14

W 8

W 9

W 10

W 7

Civic Centre

York House

Dexion House

North West Lands

Stadium Retail Park

Malcolm House

Arena House & Crescent House

to Wembley Stadium StationSouth Way Site adjacent

Mahatma Gandhi House

Apex House & Karma House

StadiumLand West of Wembley

1 Olympic Way

Olympic Way O�ce Site

Wembley Retail Park

Wembley Stadium Car Park

W 6

W 7

W 8

W 9




Pedestrian Route

New Public Open Space

Active Frontage

Olympic Way


New Boulevard

New Primary SchoolS

New Shopping Street

W 6

W 10

W 11

W 12

W 13

W 14

W 15

W 16

W 17

W 18

W 19

Picture 13.1 Comprehensive Development Area: Site Proposals


13Comprehensive Development Area

13.1 This section deals with sites within the mainregeneration area around the Stadium west of theindustrial estate and east of Empire Way/WembleyHill Road/Wembley Park Drive. It comprises ofabout 40 hectares of land and buildings and mostof the new development in Wembley is focusedhere and a number of sites are already built-out,under construction or have planning consent. TheStadium itself, including its operation particularlyon event days, has a major influence on hownearby sites can be developed. All of these sitesare within the Wembley Growth Area. The siteswithin this comprehensive development area havebeen further divided up into distinct districts.


LAND AROUND WEMBLEY STADIUMSTATION/HIGH ROAD LINK

Context

13.3 These sites present one of the morechallenging issues relating to the regeneration anddevelopment of Wembley - how to effectively linkthe High Road and Town Centre to the Stadiumand surrounding development sites. This link isvital to ensure that event day pedestrian traffic canbe properly accommodated at both Wembley

Central and Wembley Stadium stations and toproperly integrate new town centre developmentto the east with the High road. All the sites arewithin the defined town centre and the WembleyGrowth Area. Many of the sites are in the StrategicCultural Area in which major leisure, cultural andtourism uses are encouraged.

13.4 The Land AroundWembley StadiumStationsite includes a number of potential developmentareas which are under different ownerships. This,together with the irregular shapes of some of thedevelopment sites constrains potentialdevelopment.

13.5 There is potential to re-align South Way toenable a larger development parcel including boththe LDA Land and Mahatma Gandhi House.

13.6 A key requirement for the site is to ensurethat it forms one of the gateways to the newdevelopment and stadium while integrating it withthe existing town centre and high road.

13.7 As developments progress in the immediateand wider area, road junctions adjacent to this siteare likely to come under pressure. Therefore, it willbe necessary to identify and safeguard suitableland to widen the road at the bridge and improvethe junction layouts at Wembley Triangle andbetween South Way and Wembley Hill Road.

South Way Site adjacent to WembleyStadium Station

Planning History

13.8 Outline planning permission (LPA ref:04/0379) granted in 2004 for mixed-useredevelopment to include:

Business and employment uses: up to21,747sqmRetail and Food and Drink: up to 7,475sqmResidential apartments: up to 43,160sqm (upto 495 units)Community cultural and leisure facilities: upto 12,961sqm

13.9 The proposal also included new stationfacilities at Wembley Stadium Station including anew bridge and platform access, and a new publicsquare.

13.10 Phase 1 of the work, which provided a newtown square and a new pedestrian bridge link, "TheWhite Horse Bridge", over Wembley StadiumStation with new stairs and lifts to platforms, wascompleted in 2006. The rest of the site remainscleared and vacant.

13.11 Alternative proposals to that detailed abovewill considered equally acceptable by the councilproviding that they are in accordance with the siteproposal below and with other policies in the Plan.


Comprehensive Development Area 13

Site W 6

South Way Site adjacent to WembleyStadium Station

(1.29 hectares)

The location of this site means that it is ideallysuited for major mixed use development, witha limited scale of development on the southside of White Horse Bridge. A retailcomponent will be important in providing a linkbetween the High Road and Wembley ParkBoulevard. Pubs, bars or cafés would also beappropriate along with other town centre usessuch as residential and studentaccommodation. Residential uses would bebest suited to areas away from the mainpedestrian thoroughfare while an employmenthub would be encouraged for the land to theeast of the square. Consideration would needto be given to access arrangements to this partof the site on event days due to the need forthe public square to act as a holding area forpassengers boarding rail services fromWembley Stadium railway station.

Active frontage should be provided at groundfloor level on both the public square and thepedestrian link between The Triangle andWembley Stadium. Car park access to thesite should not conflict with pedestrianmovements and the closure of South Way onevent days.

New station facilities, including ticket office,should be provided together with an improvedbus interchange

The height of buildings should not block theview of the stadium from Wembley Trianglewith a 6-7storeys maximum height on thesouth side of site.

Land is required for bridge/road widening andjunction improvement as shown on the PoliciesMap and in Appendix C.

Site W6 is in a Local Flood Risk Zone (LFRZ)in theWembley StadiumCritical Drainage Area(CDA) which has several areas of surfacewater flooding affecting property and criticalinfrastructure. Brent’s Surface WaterManagement Plan (SWMP) identifiesmitigation measures for the LFRZ whichinclude road side rain gardens, detentionbasins and re-profiling ground levels.Measures to alleviate surface water floodingwill be required as part of the development ofthis site.



Context

13.12 Mahatma Gandhi House is an officebuilding on the north side of the junction of SouthWay and Wembley Hill Road which was vacatedby the council early in 2013. It is to be availablefor re-occupation, conversion or redevelopment.

Planning History

13.13 No recent, relevant planning history.

Site W 7


(0.29 hectares)

Suitable for redevelopment or conversion forresidential or office use. Any redevelopmentshould include an active ground floor ontoSouth Way.

This site is adjacent to the Ibis Hotel thereforea building of a similar scale is appropriate.

Land is required to improve SouthWay/Wembley Hill Road junction, as shownon the Policies Map, and Appendix C.

Development Capacity - 76 units (if residential)



Justification

13.14 The land aroundWembley Stadium stationis well served by public transport and provides avital link and opportunity for development along theHigh Road and around the Stadium. It is thereforesuitable for mixed-use development with a retailcomponent to provide a link between the High Roadand Wembley Park Boulevard retail areas.

13.15 Most of the land is vacant andWhite HorseBridge provides a new high quality pedestrian linkover the railway alongside a new public space.

13.16 Mahatma Ghandi house provides anopportunity for conversion or redevelopment. Therehas been little demand for offices thereforealternative use is considered appropriate.

Land West of Wembley Stadium

Context

13.17 Quintain Estate and Development'sWembley City Scheme, which covers the largestpart of this area, is currently being built out. It iscreating a number of new employment and leisureopportunities and helping to create a year-rounddestination in the heart of Wembley. Forum Houseand Quadrant Court on Empire Way, providinghousing as part of mixed use schemes, werecompleted in 2008 and 2010 respectively whilst anew student block and a Hilton Hotel werecompleted in summer 2012. Currently underconstruction is a further phase which will providea major new designer outlet shopping centre and

new leisure complex including a multi-screencinema, due to open in 2013. Prior to this the Arenawas completely refurbished and re-orientated toface onto a new Arena Square at the northern endof a new pedestrian boulevard. It hosted its firstconcert in April 2006.

Planning History

13.18 In 2004 the London Borough of Brentgranted outline planning permission (LPA ref:03/3200) for a major mixed-use regenerationscheme covering 42 acres of land surrounding thenew Wembley Stadium. The permission coveredland to the west and east of the stadium; this sitedeals only with the area west of the Stadium.

Site W 8

Land West of Wembley Stadium

(8.4 hectares)

A key component of this area is the Boulevardconnection which runs from the north east tothe south west through the development site.This is critical in ensuring a connection to, andtherefore integration with, the High Road aswell as to Wembley Park to the north. TheBoulevard connection should enable the useof buses, taxis and cycles. To integrate theBoulevard with the rest of the developmentarea and existing developments to the west,

it is important that pedestrian links areprovided east/west through the site to ensurepermeability.

Outstanding parcels of undeveloped landshould provide a mix of uses appropriate to atown centre location such as retail, leisure,office, community and residential. At groundlevel there should be active frontages to theboulevard. Development of sites to the east ofthe boulevard should allow for easy pedestrianaccess to the stadium.

The council will support proposals to relocatethe existing 5-a-side football centre to a nearbysite on development of its current site.

Royal Route should provide an at-gradecrossing with the boulevard to provide forpublic transport access.

The grade II listed Empire Pool (WembleyArena) is one of the most significant historicbuildings in Wembley. Any new developmentwithin close proximity of this building mustprovide a full and adequate assessment ofpotential impacts as part of a planningapplication.

Development Capacity (remaining) - 1,500units



Justification

13.19 Most of this area has been built out or isunder construction. It is important that thedevelopment of remaining parcels is in accordancewith a town centre location and maintains theboulevard connection through the area, thusbuilding upon the huge changes that are beingmade to ensure that Wembley is a destination 365days a year. Development in the area should alsocontinue to contribute towards meeting the newhousing target figures for the borough.

York House

Context

13.20 The York House office building isimmediately adjacent to the Designer Outlet centredevelopment currently under construction. It iscurrently occupied and is unlikely to come forwardfor development in the near future. It has a largeopen car park fronting onto Empire Way

Planning History

13.21 Planning permission (LPA ref: 08/0827)granted in July 2008 to integrate the outlet centreinto York House.

Site W 9

York House

(0.76 Hectares)

It is unlikely that York House will beredeveloped in the timescale of this ActionPlan. However, there may be an opportunityto build on the car park. Any proposeddevelopment on the car park should berelatively low rise, mixed use and include asubstantial area of open space. It shouldintegrate with public realm improvements inthe vicinity.


Justification

13.22 There is an opportunity to take advantageof the large open car park in front of York Houseto enhance the area and to provide new commercialspace or to meet housing need.

NORTH WEST DISTRICT

Context

Area: 9.7 hectares

13.23 The NorthWest District of Wembley's mainregeneration area will provide a new heart forWembley, with the 21st century Civic Centre anda major new shopping street linking through to theexisting district centre at Wembley Park. It will bea new residential quarter forming part of a majormixed commercial and residential developmentsupported by new public open space, car parkingand good links to public transport. The northernpart of the area, being close to Wembley Park

station, is well located for business developmentwhere new purpose-built offices are an appropriatepart of the mix.

13.24 Although much of the area is available fordevelopment, and there are existing planningconsents for most of it, there are also some existingbuildings which are unlikely to come forward fordevelopment in the foreseeable future such as theFountain TV studios and the Quality Hotel.Additionally, the new Civic Centre was completedin 2013.

Dexion House

Context

13.25 A part-occupied office building withpotential for redevelopment. Within the designatedWembley Growth Area and town centre.

Planning History

13.26 Planning permission(LPA ref: 11/0142),granted in June 2011, for the development of abuilding ranging in height from 9 - 18 storeys,consisting of 661 bed spaces of studentaccommodation, 2,499sqm of communityswimming-pool and fitness facilities and 530sqmof commercial units.

13.27 The council would support acomprehensive approach to the redevelopment ofDexion House andMalcolm House together shoulddevelopment of each site individually not comeforward.



Site W 10

Dexion House

(0.37 hectare)

Mixed use development. Appropriate usesinclude retail, office, leisure, residential,student accommodation and hotel. Theprovision of a community swimming pool is arequirement for the site. Active frontage shouldbe provided at ground level onto Empire Way.Height should not exceed 18 stories. Publicpedestrian access from Empire Way to therear of the site should be provided onredevelopment. Some landtake will be requiredat this site along Empire Way for the footwaywidening, as shown on the Policies Map andin Appendix C.

Development Capacity (if residential) – 129units.

Justification

13.28 Although currently part occupied, thebuilding is no longer attractive for occupation foroffice use and is appropriate for redevelopmentmeeting a variety of needs. Brent Planning forSports and Active Recreation Facilities Strategy2008-2010 identifies a significant lack of swimmingpool provision in the borough and recommends anew pool is needed, including substantial needarising at Wembley associated with population

growth from new housing, to serve central areasof the borough. The outstanding planning consentcommits the community pool to this site.

Malcolm House

Context

13.29 Cleared site which was formally an officebuilding at the junction of Fulton Road with EmpireWay. Within the designatedWembley Growth Areaand town centre. It is very close to Wembley Parkstation so benefits from excellent public transportaccessibility. It is, therefore, within the areaidentified as appropriate for purpose-built officedevelopment.

Planning History

13.30 Detailed planning permission (LPA ref:08/2633) granted in 2008 for a part 7-storey andpart 11-storey hotel with 262 rooms and ancillaryrestaurant/bar/meeting roomwith basement parkingfor 53 spaces, totalling a 10,791sqm of floor space.

13.31 As stated above, the council would supporta comprehensive approach to the redevelopmentof Dexion House and Malcolm House together.

Site W 11

Malcolm House

(0.21 hectare)

Mixed use development. Appropriate usesinclude retail, office, leisure, residential, hoteland community use. Active frontage shouldbe provided at ground level onto Empire Way.Land will be required for the junctionimprovement as shown on the Policies Map.

Development capacity (if residential) – 62units.

Justification

13.32 It is a vacant site in need of developmentwhich could meet a range of needs. The junctionimprovement is necessary to help facilitate thedensity of development proposed for the area.

North West Lands

Context

13.33 This site comprises the formerly listedPalace of Arts and Palace of Industry, most ofwhich have been demolished. Part of the site,fronting onto Engineers Way, has been developedas Brent Council's new Civic Centre, including anopen space at the western end, scheduled to openin April 2013. Much of the remainder of the site islaid out as temporary car, with temporaryaccommodation for the Olympics also erected onthe Engineers way frontage. The remainingdevelopment area, at 5 hectares, is the largestsingle development site outstanding in Wembley.



Planning History

13.34 Outline planning permission (LPA ref:10/3032) granted in 2011 for 160,000sqm of mixeduse development across 5.71 hectares including:

Retail/financial and professional services/foodand drink: 17,000sqm to 30,000sqmOffice: up to 25,000sqmHotel: 5,000sqm to 20,000sqmResidential: 65,000sqm to 100,000sqm (815to 1,300 units)Community: 1,500sqm to 3,000sqmLeisure and Entertainment: up to 5,000sqmStudent accommodation/ serviced apartments/apart-hotels: 7,500sqm to 25,000sqm

13.35 Land for the junction improvements atEngineers Way/Empire Way affects this Site andhas been secured through the Stage 1 OutlinePlanning Permission (03/3200) as shown on Map20.1 at Appendix C.

Site W 12

North West Lands

(5 hectares)

Mixed use development. Appropriate usesinclude retail, office, leisure, residential,student accommodation, hotel and communityuse.

A key element of the development of the NorthWest Lands is the provision of the shoppingstreet parallel to Olympic Way to the east ofthe Civic Centre to ultimately extend north ofFulton Road. It is important also thatpedestrian links are provided east / westthrough the site to provide permeabilitybetween areas and onto Olympic Way. Activefrontages should be provided at ground levelto Olympic Way. A public open space of atleast 0.4 hectares should be provided in thecentre of the area. Development shouldinclude a publicly accessible car park.

Proposals should be accompanied by a floodrisk assessment.

Land is required for the junction improvementat Engineers Way / Empire Way, as shown onthe Policies Map and in Appendix C.

Development Capacity - 1300 units.

Justification

13.36 This is a key development site which willcontribute to creating, alongside the Civic Centre,a new heart for Brent. A major new shopping streetand park will give a focus to the area as well asproviding new shops and services meeting theneeds of the local community as well as visitors.It will also make a big contribution to meetinghousing need.

Stadium Retail Park

Context

13.37 The site is dominated by two relativelylarge retail sheds and is adjacent to the FountainTV studio complex. To the north of the site isCrescent House, a part of the College of NorthWest London. There is also a McDonald’srestaurant within the retail park. The buildings forma perimeter around a large car park that servicesthe shops and the restaurant. There is potential toredevelop with a range of uses at significantlyhigher densities. The site is within the designatedWembley Growth Area and town centre.

Planning History

13.38 The Stadium Retail Park has nooutstanding planning permissions and is currentlyoccupied by retail and restaurant uses. There is norelevant planning history for this site.

Site W 13

Stadium Retail Park

(1.1 hectares)

Mixed use development with predominantlycommercial uses. Appropriate uses includeretail, office, leisure, student accommodation,hotel and community use with a limited amountof residential.



It is important that redevelopment of the siteshould allow for the extension of the pedestrianroute from the shopping street to be developedin the North West Lands site south of FultonRoad. Active frontages should be providedonto Olympic Way.

Development should contribute, through CILcontributions, towards environmentalimprovements, including road and junctionadjustments on the gyratory at the junction ofWembley Park Drive, Empire Way and BridgeRoad, as well as landscape improvementsfronting onto Empire Way, and especiallyOlympic Way.

The site is in flood zones 1 and 2. Allproposed development will require a detailedFlood Risk Assessment (FRA), in accordancewith Section 6.7 of the Brent Borough SFRA.The ‘sequential approach’ at site level shouldbe applied to steer more vulnerabledevelopment such as residential, studentaccommodation, hotels, and certain communityuses towards areas of lowest risk within thesite; north west area and southern edge.Density should be varied to reduce the numberof vulnerable units in high risk areas. Furthersite-specific details are set out in thesequential test assessment for the WAAP.


Justification

13.39 The site offers substantial developmentpotential albeit in the longer term. The WembleyMasterplan suggests that there are a number ofmixed use options where creative office and otheraccommodation can be combined with educationaland commercial accommodation at lower levelswith residential development in upper storeys.Proposals should maximise opportunities fordevelopment that would benefit from a town centrelocation with excellent public transport access andthe close proximity to bus, rail and undergroundtransport interchanges.

Arena House and Crescent House

Context

13.40 Arena House is located on the northernside of North End Road and is currently used bythe College of North West London. It is a formeroffice block converted to educational use in 1994.The site is close to Wembley Park station andtherefore has good public transport links. The siteis set back from Bridge Road on the western side,is bordered by the Metropolitan and Jubilee Linesto the rear and the new student accommodationblock to the east. It is within both the designatedGrowth Area and the town centre.

13.41 Crescent House is currently vacant as theCollege has consolidated in nearby Arena House.The intention of the College now is to reoccupy thebuilding without redevelopment and to vacate ArenaHouse. Should redevelopment proposals come

forward then account needs to be taken of FloodRisk Zone 2 across most of the site and theopportunity that may be presented tosemi-naturalise, and provide better access to, theWealdstone Brook which runs through the site ina concrete channel.

Planning History

13.42 Crescent House has detailed planningpermission (LPA ref: 08/2672) granted in 2009 forthe erection of an 8 and 9 storey educationalfacility. There is no relevant recent planning historyfor Arena House.

Site W 14

Arena House and Crescent House

(Arena House - 0.29 hectares and CrescentHouse - 0.37 hectares)

This site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.

At least one of the buildings should be retainedin educational use.

On redevelopment or conversion of eitherbuilding appropriate uses include offices,education, student housing or hotel, providingactive frontages on the ground floor.



Arena House is a suitable location for a tallbuilding subject to preserving views ofWembley Stadium from Barnhill. A small areaof land on North End Road and Bridge Roadis required, as shown on the Policies Map andAppendix C, to allow North End Road to bere-opened. Any new development shouldcreate a main entrance on Bridge Road.

The site is in flood zones 1-3. All proposeddevelopment will require a detailed Flood RiskAssessment (FRA), in accordance with Section6.7 of the Brent Borough SFRA. While thecouncil considers that developing the siteprovides wider sustainability benefits to thecommunity that outweigh flood risk, a‘sequential approach’ at site level should beapplied to steer more vulnerable developmentsuch as education, student accommodationand hotels uses towards areas of lowest riskwithin the site; to the western area. None ofthe proposed uses are compatible with floodzone 3b. Density should be varied to reducethe number of vulnerable units in high riskareas. A minimum 8 metres buffer zone mustbe provided for the waterway and developmentshould contribute to the re-naturalisation ofWealdstone Brook. Further site-specific detailsare set out in the sequential test assessmentfor the WAAP.

Justification

13.43 Because of the noise generated by therailway and station, residential development ofArena House will only be considered appropriateon the site if it meets outdoor amenity spacerequirements and provides sufficient noise andvibration attenuation against the railway line.Potential heights set out in theWembleyMasterplanneed to be considered in the light of protection oflocal stadium views. The North End Roadconnection is justified by the scale of developmentin the regeneration area and is a priority for fundingfrom existing and new planning obligations/CIL.

13.44 Opportunities to enhance the brook bygiving it a more natural appearance and improvingtree cover should be taken. Providing public accessalongside the brook will enhance open spaceprovision locally as well.

NORTH EAST OLYMPIC WAY

13.45 The area includes a number of sites / landparcels which vary in terms of their potential forredevelopment. The most advanced is the formerShubette House site where a major scheme for a225 bed hotel and 158 residential units is nowunder construction. South of this, Olympic House(0.28ha) is a recently refurbished 1980's officebuilding with a large undeveloped space to thesouth whilst to the east there is Apex House(0.14ha), an industrial premises in multipleoccupation by businesses, Karma house (0.17ha)which is currently occupied for business use but

has planning consent for major redevelopment andto the north, at 1 Olympic Way, is the OlympicOffice Centre (0.68ha) which is considered unlikelyto come forward for redevelopment in the short tomedium term.

13.46 The council is keen to retain office floorspace, particularly on the well-located northern partof this area in order to maintain importantemployment generating floor space in a veryaccessible location. The council is also looking tosupport employment generating and active usesfor the east side of Olympic Way, limiting retail usesso that there is not a distraction from the new mainshopping street on the west side of Olympic Way.There should also be active uses on to EngineersWay and Albion Way.


Context

13.47 These two adjoining industrial buildingsare to the east of the former Shubette House siteand face onto Albion Way. They are close toWembley Park station and therefore they canbenefit from higher densities enabled by very goodpublic transport access. The site is within theWembley Growth Area.

Planning History

13.48 Karma House has an unimplementedpermission for a 120 bed hotel and 108 roomapart-hotel (LPA ref: 05/0626).



Site W 15


(0.3 hectares)


The Apex House and Karma House sites aresuitable for hotel or residential development,providing commercial uses such as affordablework space on the ground floor. In spite of theextant permission on KarmaHouse a courtyardtype development, as illustrated in theWembley Masterplan, is favoured for the site.

The site is in flood zones 1 and 2. Allproposed development will require a detailedFlood Risk Assessment (FRA), in accordancewith Section 6.7 of the Brent Borough SFRA.The ‘sequential approach’ at site level shouldbe applied to steer more vulnerabledevelopment such as residential, and hoteluses towards areas of lowest risk within thesite; area from north west to south. Densityshould be varied to reduce the number ofvulnerable units in high risk areas. Furthersite-specific details are set out in thesequential test assessment for the WAAP.

Development Capacity (if residential) - 85 units

Justification

13.49 A well-located site outside the designatedSIL. Two relatively low-grade industrial buildingswith ancillary offices which could be redevelopedat substantially higher densities.

1 Olympic Way

Context

13.50 1 OlympicWay is a prominent, refurbished14 storey office building at the northern end ofOlympic Way close to Wembley Park station and,consequently, with excellent public transportaccess. The proximity of Wealdstone Brook at therear means that it is in flood zone 2.

Planning History

13.51 None relevant.

Site W 16

1 Olympic Way

(0.68 hectares)


Any redevelopment of the existing offices isexpected to follow the form set out in themasterplan in order to maintain Olympic Way

as an internationally recognised processionalroute to the stadium. Redevelopment shouldre-provide office floor space.

The site is in flood zones 1-3. All proposeddevelopment will require a detailed Flood RiskAssessment (FRA), in accordance with Section6.7 of the Brent Borough SFRA. While thecouncil considers that developing the siteprovides wider sustainability benefits to thecommunity that outweigh flood risk, a‘sequential approach’ at site level should beapplied to steer more vulnerable developmenttowards areas of lowest risk within the site; tothe north. None of the proposed uses arecompatible with flood zone 3b. Density shouldbe varied to reduce the number of vulnerableunits in high risk areas. A minimum 8 metresbuffer zone must be provided for the waterwayand development should contribute to there-naturalisation ofWealdstone Brook. Furthersite-specific details are set out in thesequential test assessment for the WAAP.

Development of this site should contribute toan upgrading of the northern part of OlympicWay including the underpass toWembley Parkunderground station.

A small area of land on North End Road isrequired, as shown on the Policies Map, andin Appendix C, to allow the road to bere-opened at the junction with Bridge Road.



Justification

13.52 The building is ideally located for continueduse as offices.

Olympic Way Office Site

Context

13.53 The site includes the Olympic office blockwith a significant area of car parking to the south.It is a prominent site on the eastern side of OlympicWay and is within the Wembley Growth Area andthe office block, which has recently beenrefurbished, is within the designated town centre.

Site W 17

Olympic Way Office Site

( 1.2 hectares )


The redevelopment of this site should largelymirror the development pattern on the westernside of Olympic Way in scale and form - theseare detailed and illustrated in the WembleyMasterplan. This requires the pulling back oftaller elements to secure an 80m zone withmaximum projections of 25m separated by‘outdoor rooms’. Office and hotel developmentwould be acceptable throughout the

development, while residential developmentshould be confined to upper floors as set outin the Wembley Masterplan. The council willstrongly encourage active ground floor usessuch as cafés, restaurants and bars on theOlympic Way side. The building at thesouthern end should complement the park andthe plot should provide a generous open spaceconnecting to the new public open space onEngineers Way.

Development of this plot should also ensurethat buses can be accommodated onRutherford Way, turning in and out ofEngineers Way and Fulton Road.


Justification

13.54 The main departure from the WembleyMasterplan is that the council is now proposing thatbuses are run up and down Rutherford Way and,therefore, the council accepts that a more formalbuilding at the southern end of the Olympic officeblock site that marks the end of plot would beacceptable with a clear, generous and formal publicopen space link to the main park that will be laidout on the other side of Rutherford Way.

Wembley Retail Park

Context

13.55 The site comprises the main retail park,containing retail and restaurant uses along with carparking, together with the Wembley Industrial Parkto the east. The site is located on the north side ofEngineers Way, to the east of Rutherford Way andto the south of Fulton Road. The site is almostequidistant from Wembley Stadium and WembleyPark stations. Development will come forward asleases on the retail park expire. The proposals arelong term as the current leases have a longunexpired term. The council will shortly completean option to secure the Wembley Industrial Parkfor a new primary school (to be provided whenleases expire in 2017).

Planning History

13.56 The retail park was substantially re-builtafter consent was granted in 2004 (LPA ref:04/2158). A further planning consent granted in2011 (LPA ref: 11/1566) removed the restriction ofbulky goods retail to the eastern part of the retailpark subject to certain requirements which includeda limit on the sub-division of units.

Site W 18

Wembley Retail Park

(4.9 hectares)



This site will provide a new residential districtsupplying a high proportion of family sizedhousing including dwellings at ground level.TheWembley Masterplan sets out general 4-6storey heights with taller elements (8-12storeys) on identified corner plots on keyjunctions. Development should include a newpublic open space orientated east/west andfacing onto Engineers Way. The emphasis ison a much more domestic scale and characterthan the regeneration area to the west ofOlympic Way.

A new primary school will be provided on thesite of the Wembley Industrial Park. If the siteis not required for a new school then it willprovide affordable housing as an alternative.


Justification

13.57 The council is looking to provide a mix andbalance of housing types, hence the emphasis onfamily housing closer to the main open space andthe potential provision of a new school. The retailbusinesses will be moved westwards into thedefined town centre and the area best served bypublic transport, thus freeing up this site for lowerdensity family housing. The Infrastructure andInvestment Framework identified the need for newpublic open space, as well as a new school, to helpdevelop and provide for a new community.

WEMBLEY STADIUM CAR PARK

Context

13.58 This site is currently the main Stadium car/ coach park. It is immediately adjacent to theStadium to the south of Engineers Way and westof First Way. It also accommodates WembleySunday Market on the northern part next toEngineers Way.

Planning History

13.59 Outline planning permission (LPA ref:03/3200) granted in 2004 as part of Quintain'sStage 1 proposals to include major office andresidential development and public space over abasement car / coach park.

Site W 19

Wembley Stadium Car Park

( 4.5 Hectares)

This site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged. The site currently haspermission for mixed use developmentincluding residential. A major leisure attractionas part of the mixed use regeneration is alsosought to complement and add to Wembley’soffer on stadium non event days. It is likelythat the site is large enough, and in such closeproximity to the Stadium, that a multi use

complex can be accommodated and serviced.The physical and operational relationshipbetween any new development and theStadium will require careful policymanagement and planning.

Any development on the site which wouldresult in the loss of coach and car parkingwould need to provide replacement coach andcar parking elsewhere nearby (see policyWEM17).

Development Capacity: 1,500

Justification

13.60 Since outline planning permission wasgranted for this site, concerns about the the securityof basement coach parking being situated so closeto the Stadium have arisen; this means that theconsented basement coach / car parking is nolonger suitable for this site. There is also nocertainty that, without an upturn in demand foroffices, major new office development will comeforward on this site given that sites closer toWembley Park station, because of the high levelof public transport access, are more appropriatefor offices.

13.61 The scale of the stadium adjacent suggestsbuilding that may be up to 9 or 10 commercialstoreys which would keep the majority of any newbuildings mass beneath the lip of the main bowl ofthe Stadium. The site is a particular opportunity



within Stage 1 of the Wembley Masterplan and thenature of the potential future uses means that thebuilding form and scale will have to respond to thevolumetric requirements of the use that it isintended to accommodate. A new attraction isimportant in keeping Wembley a busy andeconomically sustainable area. Events at theStadium have helped to develop the local economybut Wembley needs to be attractive to potentialvisitors all day every day. A new complex mayprovide a snow or surf dome, a free fall wind tunnelor other sports facility. A major attraction of thistype is appropriate to the east of Olympic Waybecause of the potential availability of sites andand ease of access from the North Circular Roadfor the likely traffic generation. The site offers asignificant challenge to designers but withinnovative approaches there may be a potential,subject to access and servicing, for a new form ofresidential development above a large volumepodium.



Em

pir

e W

ay

Brid

ge R

oad

Brook

Forty Lane

Wembley Park/EmpireWay Corridor: Site Proposals

W 22W 23

W 24

W 20

W 21

Avenue

W 20

W 21

W 22

Cottrell House

21-31 Brook Avenue

Wembley Park Station Car Park

W 23

W 24

The Torch/Kwik Fit Euro

Town Hall



Bu�er Zone

Active Frontage


W 20

Map 14.1 Wembley Park/Empire Way Corridor: Site Proposals


Wembley Park/Empire Way Corridor 14

14.1 This section deals with potentialdevelopment sites located outside of thecomprehensive development area from WembleyPark towards Wembley Triangle.


Cottrell House & Norman House

Context

14.3 This site is located to the west of WembleyHill Road. It comprises of Cottrell House which hasresidential, office and restaurant uses with adisused forecourt located on the ground floor anda car park at the rear. Adjacent to Cottrell House,is the Norman House office building which islocated on the corner of Wembley Hill Road andDagmar Avenue. There is an empty parcel of landlocated to the rear of this building. It is within theWembley Growth Area.

Planning History

14.4 There is no relevant planning history for thissite.

Site W 20

Cottrell House & Norman House

(0.2 hectares)

Mixed use development. Appropriate usesinclude residential, retail, commercial andcommunity facilities. Residential developmentshould provide amenity space. The design ofnew development on this site could beintegrated with Norman House.


Justification

14.5 This site is currently underused and couldbe redeveloped or refurbished. It is suitable forhousing because it is located in a residential areawith good transport accessibility. The provision ofhousing will support the council's growth policy.

21-31 Brook Avenue

Context

14.6 These are detached and semi-detachedhouses opposite the station car park of WembleyPark which backs onto the Wealdstone Brook,hence part of the land is at risk from flooding. Tothe east is the major new residential development

of 5-7 storeys. The proximity of Wembley Parkstation presents on opportunity to redevelopsuburban housing at significantly higher density.

Planning History

14.7 In June 2011, planning permission wasgranted for a part 5,6 and 7 storey buildingscomprising of 33 flats (planning ref: 10/2814). Thishas now been developed.

Site W 21

21-31 Brook Avenue

(0.6 hectares)

Redevelopment for residential use includingat least as many family sized units as wouldbe lost and associated amenity space.

The site is in flood zones 1-3. All proposeddevelopment will require a detailed Flood RiskAssessment (FRA), in accordance with Section6.7 of the Brent Borough SFRA. While thecouncil considers that developing the siteprovides wider sustainability benefits to thecommunity that outweigh flood risk, a‘sequential approach’ at site level should beapplied to locate homes towards area of lowestrisk within the site; along Brook Avenue. Theproposed use is not compatible with flood zone3b. Density should be varied to reduce thenumber of vulnerable units in high risk areas.A minimum 8 metres buffer zone must be


14Wembley Park/Empire Way Corridor

provided for the waterway and developmentshould contribute to the re-naturalisation ofWealdstone Brook. Further site-specific detailsare set out in the sequential test assessmentfor the WAAP. Basement dwellings will not beallowed in flood Zone 3.


Justification

14.8 This site is currently under used and it hasexcellent public transport accessibility, it is thereforesuitable for high density residential development.Redevelopment of this site can contribute towardsan improved setting for the Wealdstone Brook,including the delivery of open space and riverrestoration work to improve ecological diversity andclimate change adaptation and help meet therequirements of the Water Framework Directive.This is supported by policy on Flood Risk in theClimate Change chapter and theWealdstone Brookand River Brent policy in the Open Space chapter.


Context

14.9 The site borders the railway line to thenorth, the remainder of the car park to the east,Brook Avenue to the south and Forty Avenue tothe west. There are a number of mature trees alongthe southern and north western boundaries. Beyond

the site’s north western boundary stands the OriginHousing Association three storey apartment blockPargraves Court.

Planning History

14.10 The site is under construction for 109 flats(12/3499).

Site W 22


(0.92 hectares)

The site is considered suitable for residentialdevelopment including a significant proportionof family housing and appropriate amenityspace. Mitigation for noise and vibration fromthe railway line to the north will be necessary.


Justification

14.11 The site is located in a predominantlyresidential area, outside theWembley town centre,and is, therefore, considered suitable for residentialdevelopment, which will contribute towards deliveryof the council’s growth strategy.


Context

14.12 This site is located on the corner of BridgeRoad and Forty Lane. The Torch public housefronts Bridge Road and Kwik Fit Euro fronts FortyLane. The Torch is located opposite the ArkAcademy, with a pay and display car park locatedto the rear and to the south is a small parade ofshops. Adjacent to Kwik Fit Euro is the Asdasupermarket.

Planning History


Site W 23


(0.37 hectares)

Mixed use development. Appropriate usesinclude residential with retail at ground floorlevel. An active frontage should be providedat ground level on Bridge Road and FortyLane. Any residential development shouldhave regard to the neighbouring uses andprovide amenity/open space. Proposals shouldtake account of potential junctionimprovements.



Wembley Park/Empire Way Corridor 14

Justification

14.14 This site is suitable for housing becauseit is located in a predominantly residential area andin an area of good transport accessibility. Retail orother town centre uses on the ground floor isappropriate within the town centre. The provisionof housing on this site will support the council’sgrowth policy.

Town Hall

Context

14.15 The site comprises of a Grade II ListedBuilding and is situated in a residential suburbanarea. There are outbuildings to the rear which havebeen added over time and these are not subject tothe Listing. To the east, the site is bounded by ThePaddocks, which is lined by two storey largesuburban houses. Kings Drive runs along thewestern boundary, which is flanked by four storeyapartment blocks. To the South are new multistorey housing units in Chalkhill.

14.16 More detailed guidance on theredevelopment of this site is contained in the DraftTown Hall Planning Brief 2011.

Planning History

14.17 The Town Hall was built in 1940 and wasbuilt in a modern art deco style. Planningpermission was granted for a single storeydetached building facing Kings Drive, planning ref:05/0011.

Site W 24

Town Hall

(2.1 hectares - 0.5 assumed developable area)

Mixed use development. Appropriate usesinclude offices, retail (for local needs only),residential, hotel and community facilities(including educational use) ensuring theretention of the Listed Building. Any changeof use and/or development should enhanceand not detract from the character andimportance of the Town Hall, and have regardfor existing traffic problems to surroundingresidential areas and seek to improve theseconditions. Due to the Listed Building status,the entire area has not been used to estimatethe indicative development capacity. The areato the rear of the building could possibly beused for development. Height should notexceed the current height of the Town Hall of5 storeys. A Flood Risk Assessment will berequired as the site area is over 1 hectare.


Justification

14.18 Brent Council vacated the Town Hall in2013 to move to the new Civic Centre. The siteallocation for the Town Hall is in keeping with theplanning guidance set out in the Draft Brent TownHall Planning and Development Brief 2012 and with

the council's adopted Site Specific Allocation W3.Brent Town Hall in the Site Specific AllocationsDPD.


14Wembley Park/Empire Way Corridor

C

Wembley Eastern Lands: Site Proposals

W 25

W 26

W 27

W 28

W 25

W 26

Amex House

Watkin Road

W 27

W 28

Euro Car Parts

First Way




Pedestrian Route

Bu�er Zone

Future Coach ParkC

W 26

South Way

First Way

Watkin Road

North End Road

Map 15.1 Wembley Eastern Lands: Site Proposals


Wembley Eastern Lands 15

15.1 These sites aremainly industrial in characterbut are outside the designated Strategic IndustrialLocation (SIL) and, being adjacent to the mainregeneration area with relatively good access topublic transport, provide an opportunity forsustainable redevelopment. Amex House, WatkinRoad and Euro Car Parts sites have a commonfeature – theWealdstone Brook which is part of theBlue Ribbon Network as designated in the LondonPlan. Currently the concrete channel is hidden andforgotten. The canalised brook, a tributary of RiverBrent, divides this site and the residential area,Dane and Empire Courts. The London RiverRestoration Action Plan has identified this as anopportunity to restore and enhance the Blue RibbonNetwork and, additionally the council havecommissioned a study called 'Wealdstone BrookRestoration Proposals'. The Wealdstone Brookshould be opened up so that it can become a focusand valuable asset to the area. The developmentof sites adjacent to the Brook will offer a significantopportunity for the creation of a “green network” toprovide a continuous footpath system – a riversidewalk and wildlife corridor. The improved settingwill provide a better environment for those who aregoing to live or work there.


Amex House

Context

15.3 A mix of industrial storage, ancillary officebuildings and car repair garages adjacent to theWealdstone Brook within the northern section ofthe Wembley regeneration area and within theWembley Growth Area. The whole site is in FloodZones 2 and 3.

Planning History


Site W 25

Amex House

(0.5 hectares)

Amex House site is appropriate for mixed usedevelopment, including residential, office andmanaged affordable workspace for creativeindustries, to support the wider regenerationof the Wembley Park area. Family housingshould form part of the housing mix.

Biodiversity improvements and flood riskadaptation measures will be sought whendevelopment proposals come forward. A bufferstrip of at least 10 metres wide should beretained for a publicly accessible brook-sidepark to allow for a cycle way/footpath,

associated landscaping, tree planting andstreet furniture, as agreed in consultation withthe Environment Agency and Brent Council.

Development should allow for a nodal pointon the brook where the buffer strip should bewidened to about 20 metres. Removal of partof the canalised wall and regrading of the bankto provide a more natural setting will besought. The site would be suitable for housingfacing the brook providing the restoration workis carried out . The viability of development willbe taken into account in assessing theappropriate width of the buffer strip and thelevel of contribution towards restoration work.

The site is in flood zones 2-3. All proposeddevelopment will require a detailed Flood RiskAssessment (FRA), in accordance with Section6.7 of the Brent Borough SFRA. While thecouncil considers that developing the siteprovides wider sustainability benefits to thecommunity that outweigh flood risk, a‘sequential approach’ at site level should beapplied to steer more vulnerable developmentsuch as residential uses towards areas oflowest risk within the site; northern andsouthern areas. None of the proposed usesare compatible with flood zone 3b. Densityshould be varied to reduce the number ofvulnerable units in high risk areas. Furthersite-specific details are set out in thesequential test assessment for the WAAP.



15Wembley Eastern Lands

Justification

15.5 This is an opportunity for a mixed usescheme in an important location delivering a mixof employment opportunities and meetingresidential need. The site is well served by publictransport and is close to existing and planned shopsand services. Development at this site can bringforward an improved setting for the WealdstoneBrook including the delivery of open space and riverrestoration work to improve ecological diversity andclimate change adaptation and help meet theWater Framework Directive .

Watkin Road

Context

15.6 The site is dominated by car repair garages,accompanied by a mix of industrial, storage andancillary office buildings. It is in the WembleyGrowth Area. The site is adjacent to WealdstoneBrook and predominantly in Flood Zones 2 and 3.

Planning History


Site W 26

Watkin Road

(1.5 hectares)

Watkin Road is appropriate for mixed usedevelopment including office, leisure,residential, managed affordable workspace(including for creative industries),andcommunity use . Extra care housing or familyhousing could form part of any housing mix.

The site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.

Biodiversity improvements and flood riskadaptation measures will be sought whendevelopment proposals come forward. A bufferstrip of at least 10 metres wide should beretained for a publicly accessible brook-sidepark to allow for a cycle way/footpath,associated landscaping, tree planting andstreet furniture, as agreed in consultation withthe Environment Agency and Brent Council .

Development should allow for two nodal pointson the Brook where the buffer strip should bewidened to about 20 metres. Removal of partof the canalised wall and regrading of the bankto provide a more natural setting will besought. The site would be suitable for housingfacing the brook providing the restoration workis carried out. Development of parts of the siteoutside of Flood Zone 3a will also be requiredto contribute towards the restoration work. Theviability of development will be taken intoaccount in assessing the appropriate width ofthe buffer strip and the level of contributiontowards restoration work.

The site is in flood zones 1-3. All proposeddevelopment will require a detailed Flood RiskAssessment (FRA), in accordance with Section6.7 of the Brent Borough SFRA. While thecouncil considers that developing the siteprovides wider sustainability benefits to thecommunity that outweigh flood risk, a‘sequential approach’ at site level should beapplied to steer more vulnerable developmentsuch as residential, residential care homes,and certain community uses towards areas oflowest risk within the site; western andsouthern areas. None of the proposed usesare compatible with flood zone 3b. Densityshould be varied to reduce the number ofvulnerable units in high risk areas. Furthersite-specific details are set out in thesequential test assessment for the WAAP.


Justification

15.8 This is an opportunity for a mixed usescheme in an important location delivering a mixof employment opportunities and meetingresidential need. The site is well served by publictransport and is close to existing and planned shopsand services. Development at this site can bringforward an improved setting for the WealdstoneBrook including the delivery of open space and riverrestoration work to improve ecological diversity andclimate change adaptation and help meet theWater Framework Directive .



Euro Car Parts

Context

15.9 The site consists of the retail warehouse ofEuro Car Parts, its car park and the adjacentvehicle /skip site for Generay. The site is adjacentto Wealdstone Brook and is within the WembleyGrowth Area.

Planning History


Site W 27

Euro Car Parts

(1.35 hectares)

The site is appropriate for mixed usedevelopment including office, leisure,residential, student accommodation, managedaffordable workspace (including for creativeindustries), hotel and community use. Thecreation of an appropriate buffer between theexisting industrial and new non-industrial useswill be required.


Biodiversity improvements and flood riskadaptation measures will be sought whendevelopment proposals come forward. A bufferstrip of at least 10 metres wide should beretained for a publicly accessible brook sidepark to allow for a cycle way/footpath,associated landscaping, tree planting andstreet furniture, as agreed in consultation withthe Environment Agency and Brent Council .

Development should allow for a nodal pointon the brook where the buffer strip should bewidened to about 20 metres. Removal of partof the canalised wall and regrading of the bankto provide a more natural setting will besought. The site would be suitable for housingfacing the river providing the river restorationwork is carried out. Development will berequired to contribute towards the restorationwork. The viability of development will be takeninto account in assessing the appropriate widthof the buffer strip and the level of contributiontowards restoration work.

The majority of the site is in flood zone 1;however there are small sections of flood zone2 adjacent to the Wealdstone Brook. Thebuffer strip will remove the developable areaof the site wholly into flood zone 1.

Land is required for junction improvement atFulton Road / Fifth Way / Engineers Way onredevelopment of the site as shown on the

Policies Map, and in appendix C. Twoalternative options are shown at Maps 20.4and 20.5.


Justification

15.11 This is an opportunity for a mixed usescheme in an important location delivering a mixof employment opportunities and meetingresidential needs. The site is directly opposite theproposed primary school site. Development at thissite can improve the setting for the school and theStadium and can contribute towards an improvedsetting for the Wealdstone Brook, including thedelivery of open space and river restoration workto improve ecological diversity and climate changeadaptation and help meet the requirements of theWater Framework Directive.

First Way

Context

15.12 A mix of industrial, storage, warehouseuses and a waste facility to the east of WembleyStadium. The site is in Wembley Growth Area andborders theWembley Strategic Industrial Location.It is currently accessed at various points from theone way, gyratory system.


15Wembley Eastern Lands

Planning History

15.13 Full planning consent (12/1293) wasgranted on 30 October 2012 for the redevelopmentof Kelaty House at the northern end of the site.Proposals comprise the erection of 5 buildingsranging in height from 4 to 13 storeys for a mix ofuses including hotel/serviced apartments, studentaccommodation and flexiblebusiness/retail/community/leisure uses and ancillarydevelopment including basement car park.

15.14 A full planning permission (10/2680) wasgranted to Generay on 18 January 2011 for theconstruction of an extension to existing wastetransfer station to enclose existing operations.

Site W 28

First Way

(9 hectares)


The site is appropriate for mixed usedevelopment including leisure, hotels, offices,amenity/open space, residential developmentand student accommodation. The council isseeking the delivery of complementary landuse relationships across the site. Alternatively,the creation of an appropriate buffer betweenthe existing industrial and new non-industrial

uses will be sought.In particular, newdevelopment will be required to have carefulregard for the relationship with, and impact of,the waste facility on Fifth Way and industrialunits set along Second Way. Public transportaccessibility improvements will be sought fordevelopment of this site. Newstreets/pedestrian routes are sought to createeast-west links through the site. Shortstretches of land, as shown on the PoliciesMap and in Appendix C, will be required toenable the introduction of two way traffic onSouth Way/ First Way and improvements onFifth Way and junction improvement at FifthWay / Fulton Road / Engineers Way. Landtake for the junction improvement at Fifth Way/ Fulton Road (Map 20.4) is the preferredoption and will be required if the currentplanning consent (ref 12/1293) is notimplemented.

A Transport Assessment will be required toassess the impact of trip generation on thelocal and wider road network.

As the site is within easy walking distance ofthe Stadium, part of the site may beappropriate to meet the need for coachparking. Any new coach park should be usedfor non parking activities outside of event daysto maximise job opportunities.

Proposals must be accompanied by a FloodRisk Assessment as the site is over 1ha insize.

Development Capacity - 1,500 units

Justification

15.15 Wembley is the main focus for growth andeconomic development in the borough. This is amajor opportunity for a new urban quarter with newfloor space for jobs, new homes and hotelbedrooms, taking advantage of the new Stadiumand public transport accessibility. A mix of useswill deliver jobs and homes and bring about greatermovement for pedestrians and cyclists.Development will help to define a regeneratedemployment area to the east and deliver amanaged land use relationship between higher andlower value land uses.



Wembley Industrial Estates: Site Proposals

W 29

W 30

W 31

C

W 29

W 30

Second Way

Great Central WayW 31

Drury Way




Pedestrian Route

Future Coach Park

W 29

C

South Way

Se

co

nd

Ha

nn

ah

Clo

se

Drury Way

Great Way

NorthCirc

ular

Road

Central

Way

Map 16.1 Wembley Industrial Estates: Site Proposals


16Wembley Industrial Estates

16.1 All three sites in this section fall within theSIL so there are constraints on the type of usesthat are acceptable in accordance with policy CP21of the Core Strategy and Policy 2.17 of the LondonPlan. Additionally the specific location of two of thesites gives rise to further constraints on the natureof uses acceptable. The sites do benefit from goodaccess to the North Circular Road.

Second Way

Context

16.2 The main feature dividing the First Way siteand the SecondWay site is the former railway loopwhich was constructed for the British EmpireExhibition held at Wembley in 1924 -1925 but whichhas since been partly used for wastemanagement. The site once had an importantregional and local function when major foodmanufactures were located here. Apart from lightindustry and offices occupying Metro TradingCentre, Pyramid House and the Tower BusinessPark, the rest of the area is used for open storage,depot, car parks and storage for recyclingmaterials. The site is within the area proposed asa business park.

16.3 This site should continue to provide jobswhilst capitalising on the development potential ofindustrial plots. It is the Eastern Gateway to theStadium. A large proportion of people coming toWembley by car travel directly past this site, andfirst impressions are likely to be lasting. It is BrentCouncil’s aspiration to see the site transformed sothat it provides a better setting and environment for

workers and visitors. South Way was onceproposed to be straightened and widened toimprove traffic flow on event days. Howevercircumstances have changed and now only minorroad alignments are needed to return the road totwo way operation.

Planning History

16.4 In January 2011 planning permission(10/2367) was granted for a change of use of Unit4, Second Way, from warehouse to waste transferstation for a limited period of five years.

Site W 29

Second Way

( 10.21 hectares )

The site is considered suitable for uses in linewith CP20 including offices, light industrial andhigher value general industrial, utility andtransport functions, wholesale markets, smallscale distribution and Sui Generis uses thatare closely related. Given the proximity ofpotential residential uses on First Way, the siteis not considered suitable for long termoccupation by waste management uses,including aggregate storage and transfer. Therelocation of such uses to the PreferredIndustrial Location (PIL) north and east ofFourth Way will be encouraged. In view of thesite being within walking distance of the

Stadium, part of the site is maybe appropriateas a “satellite” coach park if replacement oradditional coach parking is needed. Any newcoach park should be used for non parkingactivities on non event days. If part of the sitewere to be used as a coach park then adedicated, safe pedestrian route to theStadium should be created. Several shortstretches of land (as shown on the PoliciesMap and in Appendix C) would be required toenable the introduction of two way traffic onSouth Way and wider highway improvementswithin the area.

Justification

16.5 This site is in a SIL and currently designatedas a Preferred Industrial Location (PIL) in theLondon Plan. The council is proposing a changeof designation to Industrial Business Park which ismore in keeping with its location adjacent to anon-industrial area of regeneration. The proposeduses are compatible with this designation.

Drury Way

Context

16.6 The site, currently used as a builder'sstorage yard and depot, is located within adesignated SIL and is on a main route to theStadium an regeneration area. To the north of thesite is the Chiltern Railway Line, Metropolitan andJubilee lines. There is a small area of open space


Wembley Industrial Estates 16

to the west and is a road junction where GreatCentral Way meets Drury Way to the east of thesite. To the south of the site is Tesco super storeand Ikea.

Planning History


Site W 30

Drury Way

(1.21 hectares)

Industrial and employment uses are suitablefor this site. Waste management will not beacceptable in this location. This site is adjacentto protected railway sidings and proposalscould make use of these railway sidings forbringing goods in or out by rail. The site is notwithin an identified flood zone howeverproposals must be accompanied by a FloodRisk Assessment as the site area is over 1ha.

Justification

16.8 This site is in a SIL. The council is seekingindustrial or other employment development usesfor this site. The promotion of the use of the railwaysidings is supported by the London Plan Policy 6.14which requires the protection of existing sites whichenable transfer of freight to rail or water. Waste

management use is inappropriate because of theenvironmental impacts on one of the main accessroutes to the Stadium and the rest of theregeneration area.

Great Central Way

Context

16.9 The site, located east of the North CircularRoad on the corner of Great Central Way and YeatsClose, is currently vacant. It is diamond shapedand borders Great Central Way and the NorthCircular Business Park to the north east, BrentTrading Estate to the north west, allotments to thesouth west and the residential Lynton Close andYeats Close to the south east. Access to the siteis via a roundabout off Yeats Close. The site is ina Strategic Industrial Location. The western part ofthe site is of Borough (Grade II) NatureConservation Importance.

Planning History

16.10 In 2004, a planning application granted forthe erection of two buildings for B1, B2 and B8 use,a single large industrial unit of 3,730sqm, and asmaller 600sqm two storey building.

Site W 31

Great Central Way

(0.96 hectares)

The site is considered suitable for industrial,warehousing or other business uses, subjectto a full ecological appraisal and appropriatemitigating measures. Given the proximity ofresidential uses on Lynton Close and YeatsClose to the south east of the development,the site is not considered suitable for wastemanagement use.

Justification

16.11 The site is in a SIL and designated foremployment uses, but proximity to residential usesconstrains the range of uses that are appropriate.It is also on a major route to the Stadium andregeneration area.


16Wembley Industrial Estates

Delivery

17.1 Achieving the council's vision forWembley will mean that the area is transformed from that which pre-dates the rebuilding of the Stadium. This transformationalchange is already well underway with substantial major development completed, under construction or committed. Also important in delivering regeneration, andnew development in particular, is the provision of the necessary infrastructure, both to meet the needs of the increasing resident population but also to meet theneeds of the increasing number of visitors to the area. Much of this new infrastructure has been completed, such as the rebuilding of Wembley Park station andimprovements to the Jubilee line which have increased capacity. A much needed new secondary school, the Ark Academy, has also been provided. However,much remains to be done as outlined in this Plan.

17.2 The section of Brent's Core Strategy which deals with Monitoring and Implementation explains how the strategy for development in the borough as awhole is to be delivered. This obviously applies to Wembley so it is unnecessary to repeat it all here. However, it is worth highlighting again that an Infrastructureand Investment Framework (IIF) was produced alongside the Core Strategy. This sets out the requirements resulting from the implementation of the growth andregeneration strategies of the LDF as a whole. There is a section on Wembley within the IIF which details the infrastructure requirements of the Wembley GrowthArea. It includes information about potential funding sources. Opportunities will be sought from a variety of these sources to complement the private sectordevelopment funding to help facilitate the delivery of enabling infrastructure. The IIF was updated in 2011 to take account of changing circumstances and it willbe reviewed periodically during the plan period.

17.3 As the council has very few land or property holdings in the area aside from its own offices, achieving the vision is reliant upon implementation of the Planby private sector developers and landowners. The council has formed and will continue to form therefore, partnerships with key developers such as GovernmentAgencies, the Mayor of London, neighbouring boroughs and RSLs as well as helping to facilitate development by the private sector. Key to this are the plansand planning guidance for Wembley which form part of the borough's Local Development Framework.

Monitoring

17.4 In order to assess progress in the delivery of the Plan it is necessary to monitor development in the area against the objectives that have been set. Thisinvolves the setting of targets and measuring progress against those targets in the council's Annual Monitoring Report. Given that Wembley is providing half ofthe borough's new housing growth and most of the commercial growth, nearly all of the monitoring indicators set out in the Core Strategy are relevant to Wembleyand, therefore, development in Wembley is monitored as part of those measures. There are also some targets and performance measures that have beenspecifically established for Wembley in the Core Strategy. These are set out below:


Delivery and Monitoring 17

STRATEGIC OBJECTIVE 1Promoting Economic Performance &Regeneration - by creating five main growth areas of mixed use, mixed tenure development, the largest beingWembleywhich will be the main focus of new retail and town centre uses (expanding the town centre eastwards into the Stadium area).

Delivery Agencies: Developers, Brent Council

Specific Policies tobe monitored

Monitoring PointTargetPerformance Measure

Local Indicators:

Policies CP1, CP3and CP7

Net increase of 500 jobsp.a. in Wembley area.When: Annually

10,000 new jobs within Wembley to 2026.Local employment change.

Policies CP1, CP7and CP16

Percentage and amount ofcompleted gross retailfloorspace by type inWembley.When: Annually

30,000 m2 increase in the new retail floorspace in Wembley,on that currently existing or consented, by 2026.

Amount of new retail floorspace developed bytype in Wembley.

STRATEGIC OBJECTIVE 8Reducing the Need to Travel and Improved Transport Choices – by completing first class retail and other facilities in Wembley that reduces the need totravel to other centres. Improving key transport interchanges of Wembley, Alperton, First Central and Queen’s Park. Promoting access by public transport,bicycle or on foot and reducing car parking standards for growth areas because of their relative accessibility. Reducing modal share of car trips to Wembleyfrom 37% towards 25%. Completing at least 5 car- free schemes per annum in the Plan period.

Delivery Agencies: Brent Council, Greater London Authority (GLA), Highways Agency & Transport for London (TfL)

Specific Policiesto be Monitored

Monitoring PointTargetPerformance Measure

Local Output Indicators:


17Delivery and Monitoring

CP7The transport target to reducethe mode share of car trips from37% towards 25% will be

Reducing proportion of car trips as a result of Wembleydevelopment from a baseline (currently estimated at37%),towards 25% over the life of the development.

Reducing proportion of car trips.

monitored using the outcomesof travel plan monitoring whichis undertaken annually as partof the obligation on developersto report on progress madetowards their travel plan targets.When: annually

CP14 and CP15Record Planning Obligationsand direct works that secureimprovements.When: Annually

Secure major improvements at Wembley Stadium andWembley Central stations by 2017.

Secure interchange improvements.

STRATEGIC OBJECTIVE 9Protecting and Enhancing Brent's Environment - by preserving the borough's open spaces for recreation and biodiversity and creating new and enhancedopen spaces to address deficiencies where possible, but particularly to meet the needs of additional population commensurate with current levels of provision.To increase the amount of public open space in the borough (and at least 2.4ha within Wembley) and the amount of land with enhanced ecological value.Enhance the borough’s green and blue infrastructure by tree planting, returning rivers to their more natural courses and mitigating the pollution effects ofdevelopment. To protect the borough’s built heritage.

Delivery Agencies: Brent Council, Greater London Authority (GLA), Environment Agency, Developers.

Specific Policies to beMonitoredMonitoring PointTargetPerformance Measure

Local Output Indicators:

CP7, CP8, CP9, CP11, CP12 andCP18

Measure new open spaces createdand laid out as a result ofdevelopment.When: Annually

To meet open space targets in growthareasWembley - 2.4ha.

Provision for new or extended public openspace.



CP7, CP8, CP9, CP10, CP11 andCP12

Count of new trees planted ingrowth areas.When: Annually

To meet tree planting targets in growtharea set out in IIF, by 2017Wembley 1,000.

New Tree Planting for new neighbourhoods.

STRATEGIC OBJECTIVE 10

Achieving Sustainable Development includingmitigating and adapting to climate change - By promoting mixed use, mixed tenure development in growthareas integrating infrastructure and housing provision, reducing energy demand in the growth areas from current building regulation standards and by achievingexemplar low carbon schemes and CHP plants.

Delivery Agencies: Brent Council, Greater London Authority (GLA), PCT

Specific Policies to be MonitoredMonitoring PointTargetPerformance Measure

Local Output Indicators

CP7To meet GLA energy hierarchy on verylarge regeneration schemes.When: Annually

Complete one CHP plant.Secure district wide CHP in Wembley Area.

17.5 In addition, the council will monitor the following indicators which relate to policy / proposals which are specific to the Wembley AAP which are not coveredby indicators set out in the Core Strategy.

OBJECTIVE

Promoting Wembley as a global and distinctive tourist destination -To provide a world class setting for a world class Stadium by creating a distinctiveplace with high quality building design and a positive sense of identity that is sustainable and enables progress to a low carbon future.

Promoting new public art to support regeneration.



Delivery Agencies: Brent Council, Greater London Authority (GLA)


Output Indicators

WEM5Measure number of consentsWhen: Annually

None in areas deemedinappropriate.

Tall buildings

OBJECTIVE

Promoting improved access and reducing the need to travel by car - To create a well connected and accessible location where sustainable modes oftravel are prioritised and modal share of car trips to Wembley is reduced from 37% towards 25%.

To ensure that the infrastructure of Wembley is upgraded so that it supports new development and meets the needs of the local community.

To complete first class retail and other facilities in Wembley that reduces the need to travel to other centres and improving key transport interchanges.

To promote access by public transport, bicycle or on foot and reduce car parking standards because of Wembley’s relative accessibility.

Delivery Agencies: Brent Council, Greater London Authority (GLA), TfL


Output Indicators

WEM12 & 13Number of schemes completed.When: Annually

All those proposedimplemented in lifetime ofthe Plan.

Road / Junction Improvements



WEM16Length of street pedestrianised or withshared surface

Provided withredevelopment inComprehensiveDevelopment Area.

Roads pedestrianised or with shared surface

When: Annually

OBJECTIVE

Housing Needs - To achieve housing growth and meet local housing needs by promoting development that is mixed in use, size and tenure.

To achieve 50% (approx.) of new housing as affordable.



Output Indicators

WEM19Number of units consentedWhen: Annually

Achieve at least 25% oftotal new units in Wembley.

Family-sized units

WEM20Number of units consentedWhen: Annually

At least 1 scheme deliveredin Wembley by 2017.

Extra care housing

WEM23Number of beds consentedWhen: Annually

Nomore than 5,000 studentbedspaces by 2026.

Student accommodation

OBJECTIVE

People’s needs and associated infrastructure - To meet social infrastructure requirements by securing provision for needs arising from new housingdevelopment, especially the provision of new education, health and community facilities.

To provide community facilities to meet the needs of Brent's diverse community.



To promote sports and other recreational activities by placing particular emphasis on the provision of new facilities to address existing deficiencies and to meetthe needs of new population.

To promote healthy living and create a safe and secure environment.



Output Indicators

WEM26Shop unit surveyWhen: Annually

No more than 7% in anylength of frontage.

Hot food take-aways

OBJECTIVE

Protecting and enhancing the environment - To preserve open spaces for recreation and biodiversity and create new and enhanced open spaces to addressdeficiencies where possible, but particularly to meet the needs of additional population commensurate with current levels of provision.

To increase the amount of public open space (at least 2.4ha within Wembley) and the amount of land with enhanced ecological value.

To enhance green and blue infrastructure by tree planting, returning rivers to their more natural courses and mitigating the pollution effects of development.

To achieve sustainable development, mitigate & adapt to climate change.

To reduce energy demand from current building regulation standards and achieve exemplar low carbon schemes and a combined heat and power plants.

Delivery Agencies: Brent Council, Greater London Authority (GLA), West London Waste Authority, Environment Agency


Output Indicators



WEM31Planning permissionWhen: Annually

1 energy from waste plantin Wembley in the planperiod.

Energy from waste

WEM34Completed schemesVarious proposalsimplemented in the planperiod.

Improvements to access to open space

When: Annually

WEM36Completed schemesAt least 1 schemeestablished as part of newdevelopment by 2017.

Food growing

When: Annually

WEM40Completed schemes150 metressemi-naturalised by 2022.

Semi-naturalisation of Wealdstone Brook

When: Annually

17.6 Monitoring of site proposals will also be measured in the Annual Monitoring Report. No phasing of development has been estimated. The vast majorityof sites are privately owned and will be brought forward for development by private developers so there is little opportunity for the council to intervene directly toensure implementation. Where it is apparent that development is not being brought forward as anticipated then the council will seek to establish with land ownersor agents what the obstacles to delivery are.

17.7 Sites will be monitored to not only establish whether development is being brought forward but also whether it is in accordance with the guidance set outin this Plan.



18.1 Chapter 14 of Brent UDP 2004, Wembley Regeneration Area, will be replaced in its entirety (i.e. policies WEM1 - WEM31) by the Wembley Area ActionPlan when it is adopted.

18.2 In addition, the table below sets out those allocations in the Site Specific Allocations DPD, July 2011, of the Local Development Framework that will besuperseded by new site proposals in the Wembley Area Action Plan

Superseded by Wembley Area Action Plan Policy/ProposalSite Specific Allocations DPD, July 2011. Allocations Superseded

Site W1 Wembley West EndW1. Wembley West End

Site W24 Town HallW3. Brent Town Hall

Site W15 Apex House & Karma HouseW4. Shubette House/Karma House/Apex House

Site W28 First WayW5. Wembley Eastern Lands

Site W25 Amex HouseW6. Amex House

Site W4 High Road / Chiltern Line Cutting SouthW7. Chesterfield House

Site W5 Copland School & Brent HouseW8. Brent House and Elizabeth House

Site W4 High Road / Chiltern Line Cutting SouthW9. Wembley High Road

Site W3 Chiltern Line Cutting NorthW10. Wembley Chiltern Embankments


Appendix A: Superseded Policies 18

Affordable HousingHousing, whether for rent, shared ownership oroutright purchase, provided at a cost consideredaffordable in relation to incomes that are averageor below average, or in relation to the price ofgeneral market housing.

Amenity SpaceExternal amenity space comprising gardens (privateand communal), roof terraces and balconies shouldnormally have some sunlight, and should normallybe directly accessible from a room other than abedroom. The ground level amenity space shouldbe mainly grassed and landscaped. For familyhousing and category 1 elderly person’saccommodation, amenity space should mainly beprovided in the form of gardens (in the latter casewheelchair accessible planting bays should beprovided).

Areas of Low Townscape & Public RealmQualityPriority design areas where a higher level ofpositive design policy and development control isrequired to ensure improvement of areas whichcurrently have a low quality of architecture andlandscape.

Blue Ribbon NetworkMayor's spatial policy which includes the Thames,the canal network, the other tributaries, rivers andstreams within London and London's open waterspaces such as docks, reservoirs and lakes. Itincludes culverted (or covered over) parts of rivers,canals or streams.

Brownfield Sites (see also previously developedland)Previously developed urban land. Governmentstrategy is to maximise new development onBrownfield sites.

Community Infrastructure Levy (CIL)As set out in the Planning Act 2008, it is a levyallowing local authorities to raise funds from ownersor developers of land undertaking new buildingprojects in their area. The rates are set locally andare charged on new developments on the basis of£ per square metre. It would normally be chargedon developments which result in a net increase ofmore than 100sqm on a site, or the creation of oneor more new dwellings.

Density (Housing)The number of dwellings per net residential area,normally measured in Habitable rooms per hectarebut sometimes by dwelling per hectare.

Development PlanIt sets out the objectives, policies for developmentin an area. Prior to the commencement of thePlanning Compulsory and Purchase Act 2004,London boroughs were required to prepare aUnitary Development Plan for their areas under theTown and Country Planning Act 1990. The LondonPlan now forms part of Brent’s Development Plan.

Family HousingA self- contained dwelling that is capable ofproviding 3 or more bedrooms.

Green Chains

These are areas of linked but separate open spacesand the footpaths between them. They areaccessible to the public and provide way- markedpaths and other pedestrian and cycle routes.

Industrial Business Park (IBP)Strategic Industrial Locations that are particularlysuitable for activities that need better qualitysurroundings including research and development,light industrial and higher value general industrial,some waste management, utility and transportfunctions, wholesale markets and small scaledistribution. They can be accommodated next toenvironmentally sensitive uses. These are areasof linked but separate open spaces and thefootpaths between them. They are accessible tothe public and provide way- marked paths and otherpedestrian and cycle routes.

Key DiagramThe diagrammatic interpretation of the spatialstrategy as set out in the Core Strategy. (As distinctfrom a Structure Plan Key Diagram prepared toexplain its policy content).

Kyoto ProtocolThe Kyoto Protocol signed in 1992, was designedto take the United Nations Framework Conventionon Climate Change (agreed in 1992) aspiration ofstabilising greenhouse gas emissions a step further.It was the first ever international treaty to set legallybinding emission reduction targets on developedcountries that have ratified it. Developed countriesagreed to targets that will reduce their overallemissions of six greenhouse gases (carbon dioxide,


19Appendix B: Glossary

methane, nitrous oxide, hydrofluorocarbons,perfluorocarbons and sulphur hexafluoride) by 5.2%below 1990 levels over the period 2008-2012.

Major Proposal10 or more residential units, 1000sqm (or more)gross commercial space, also includes new schoolsand hospitals.

Major Retail DevelopmentDevelopment for retail use which provides for morethan a purely local service such as a superstore(over 2,500sqm).

Major Town CentresThey are the principal centres in a local authority’sareas which function as important service centres,providing a range of facilities and services forextensive catchment areas.

National Planning Policy FrameworkPublished in March 2012, it sets out thegovernment's planning policies for England andhow these are expected to be applied. It must betaken into account in the preparation of local andneighbourhood plans, and is a materialconsideration in planning decisions.

Open SpaceOpen space is land, airspace, or a body of wateror a combination of these elements which isrelatively free of buildings and/or surfaceinfrastructure. It can be both public or private. Thebroad range of open spaces that may be of publicvalue include: parks and gardens; natural andsemi-natural urban greenspace; green corridors;

outdoor sports facilities; amenity greenspace;provision for children and teenagers; allotments,community gardens, and city farms; cemeteriesand churchyards; accessible countryside in theurban fringe areas; and civic spaces, including civicandmarket squares, and other hard surfaced areasdesigned for pedestrians. There is a generalpresumption against the loss of open space, andit will therefore be protected from inappropriatedevelopment. Inappropriate development in thiscontext is defined to be any development harmfulto the use or purpose as open space.

Opportunity AreasAreas designated in the London Plan as offeringopportunities for accommodating large scaledevelopment to provide substantial numbers of newemployment and housing, each typically more than5000 job and/ or 2500 homes, with a mixed andintensive use of land and assisted by good publictransport accessibility.

Planning PermissionFormal approval given by a local planning authorityfor Development requiring planning permission,usually valid for three years for a full permission orthree years for an outline permission in whichdetails are reserved for subsequent approval.

Play SpaceA dedicated safe area for children and youngperson's to play. New housing developments withfamily sized accommodation should provideexternal communal children play space, either

through new provision or enhancement of existingfacilities as appropriate in relation to the scale ofthe family sized accommodation.

Policies MapThe Policies Map shows the spatial definition ofpolicy areas designated in Development PlanDocuments.

Public RealmPublic realm is the space between and withinbuildings that are publicly accessible, includingstreets, squares, forecourts, parks and openspaces.

Preferred Industrial Locations (PIL)Strategic Industrial Locations that are particularlysuitable for general industrial, light industrial,storage and distribution, waste management,recycling, some transport related functions, utilities,wholesale markets and other industrial relatedactivities.

Public Transport Accessibility Levels (PTAL)PTAL, as adopted by TfL, indicate public transportaccessibility represented on Map 6.1. They assistboroughs in assessing appropriate parkingprovision. The PTAL score ranges from 1 (verypoor) to 6 (excellent). ‘Good’ public transport isdefined by TfL as being PTAL levels 4 and above.

Section 106Is the section under the Town and Country PlanningAct 1990 provides for the creation of ’PlanningObligations’. A Planning Obligation is a legalundertaking entered into in connection with a


Appendix B: Glossary 19

planning permission under Section 106 of the Townand Country Planning Act 1990. Such obligationsmay restrict development or use of land; requireoperations or activities to be carried out in, on,under or over the land; require the land to be usedin any specified way; or require payments to bemade to the planning authority either in a singlesum or periodically. Planning obligations may becreated by agreement or by unilateral undertakingson the part of the developer/ owner of the land.

Sequential ApproachThe National Planning Policy Frameworkencourages the effective use of land by reusingland that has been previously developed (brownfieldland), provided that it is not of high environmentalvalue. A sequential test should be applied toplanning applications for main town centre usesthat are not in an existing centre and are not inaccordance with an up to date Local Plan. Thesequential approach requires the allocation ordevelopment of certain types or locations of landbefore others e.g. town centre locations beforeedge of centre locations before out of townlocations.

Sites of Importance for Nature ConservationA series of sites identified by the Greater LondonAuthority and Brent Council that represent the bestwildlife habitats and nature conservation sites inthe borough. Sites are classified into Sites ofMetropolitan, Borough (Grade I and II) and LocalImportance for Nature Conservation.

Social InfrastructureCovers facilities such as health provision, earlyyears provision, schools, colleges and universities,community, cultural, recreation and sports facilities,places of worship, policing and other criminal justiceor community safety facilities, children and youngpeople’s play and informal recreation facilities.

Strategic Cultural AreaAn area with internationally important culturalinstitutions, which are also major tourist attractions.

Strategic Industrial Locations (SIL)Coherent areas of land within the main industrialestates which are, in terms of environment, roadaccess, location, parking and operating conditions,well suited for retention in industrial use.

Supplementary Planning Document (SPD)Guidance additional and supplementary to the LocalDevelopment Framework on how to implement itspolicies, similar to the former SupplementaryPlanning Guidance for the UDP.

Sustainable DevelopmentDevelopment which meets the needs of the presentwithout compromising the ability of futuregenerations to meet their own needs andaspirations (Resolution 42/187 of the United StatesGeneral Assembly)

Sustainable Urban Drainage System (SUDS)SUDS is an alternative approach to conventionalurban drainage which have been developed to copewith drainage water in an environmentally saveway. SUDS can reduce pressure on the existing

drainage systems, prevent or reduce the likelihoodof flooding and may also help clean up pollutantsin run-off.

Tall BuildingsBuildings or structures that are more than 30metresin height or significantly taller than surroundingdevelopment.

Transport nodesMajor transport interchanges, where people caneasily transfer from one mode of transport toanother. i.e. where buses, mainline rail services,and tube lines meet.

Travel Plans (Sometimes called Green Travelor Commuter Plans)A document submitted as part of a transport impactassessment setting down proposed measures bythe developer to deliver sustainable transportobjectives, including: measures for reducing carusage (particularly single occupancy journeys) &promoting and securing increased use of walking,cycling and public transport.

Waste HierarchyThe order of themost desirable wastemanagementoptions, in which the prevention and reduction ofwaste are prioritised, then the reuse and recyclingoptions and lastly the optimisation of its finaldisposal. The concept is described by the “3Rs” –Reduce, Reuse, Recover – followed by unavoidabledisposal.


19Appendix B: Glossary

LIST OF ABBREVIATIONS

NCR North CircularRoadAAP Area Action Plan

NPPF NationalPlanning PolicyFramework

BREEAM BuildingResearch EstablishmentEnvironmentalAssessment

LPA Local PlanningAuthority

CHP Combined Heat &Power

S106 Section 106CIL CommunityInfrastructure Levy

SIL Strategic IndustrialLocationCO2 Carbon Dioxide

SPD SupplementaryPlanning Document

DPD Development PlanDocument

SPG SupplementaryPlanning GuidanceEAEnvironment Agency

SSA Site SpecificAllocation

FRA Flood RiskAssessment

SUDS SustainableUrban DrainageSystem

GLA Greater LondonAuthority

UDP UnitaryDevelopment Plan

GTANA LondonBoroughs Gypsy &TravellerAccommodation NeedsAssessment

WFDWaterFramework Directive

LDA LondonDevelopment Agency

LDF Local DevelopmentFramework


Appendix B: Glossary 19

20.1 The following are maps detailing the land take requirements for highway and junction improvements which form integral parts of the longer term transportstrategy for Wembley, which is required to facilitate development and regeneration within the action plan area. Certain land requirements are already beingprogressed, whilst others will be required on re-development of the sites. The specific details of the land required for transport improvements associated witheach site are described in chapters 12-15. Map 20.1 shows the land required for the junction improvement at Empire Way / Engineers Way, which affects SiteW12 (North West Lands).

Map 20.1 Land take required from W12


20Appendix C: Land Take Maps

20.2 Map 20.2 shows land required to provide the widened pedestrian footway which affects Site W10 at Dexion House.

Map 20.2 Land take required at W10


Appendix C: Land Take Maps 20

20.3 Map 20.3 shows the land take required for improvements to North End Road as they affect Arena House (W14) and 1 Olympic Way (W16).

Map 20.3 Land take required at W14 and W16



20.4 Maps 20.4 shows land take requirements from sites W27, W28 and W29. Maps 20.4 shows the preferred option for the proposed junction improvementat Fifth Way and Fulton Road (affecting W27 and W28). This may not be achieved should existing planning consent for site W28 be implemented. In this casethe land take shown in Map 20.5 (affecting W27 only) will be necessary.

Map 20.4 Land take required from W27, W28 and W29



20.5 Map 20.5 shows the alternative land take requirement (Site W27) for junction improvement at Fifth Way and Fulton Road. This will only be required ifexisting planning consent for site W28 is implemented.

Map 20.5 Alternative land take requirement for junction improvements at Fifth Way & Fulton Road



20.6 Map 20.6 shows the land required to support highway improvements on Wembley Hill Road, particularly the widening of Wembley Hill Bridge, as it affectsSite W6 (South Way site adjacent to Wembley Stadium Station).




20.7 Map 20.7 shows the land required to support junction improvements at Wembley Hill Road / South Way as it affects Site W6 (South Way site adjacent toWembley Stadium Station) and Site W7 (Mahatma Gandhi House). Current outline permission on the LDA Lands provides for the improvements at the Triangle,and South Way / Wembley Hill Road.




20.8 Map 20.8 below shows land required to support longer term improvements onWembley Hill Road to provide additional capacity throughWembley Trianglejunction, as this will affect Site W4 (High Road / Chiltern Line Cutting South). In the longer term, if there was comprehensive re-development on this site we wouldlook to use this small portion of land (shown in red). This would be used to facilitate additional junction improvements beyond those already identified for theWembley Triangle as part of existing permissions.




20.9 Map 20.9 below shows land required for junction improvements at Engineers Way/First Way on redevelopment of sites W 18 and W 19.




20.10 The map below shows the land take required at Malcolm/Fulton House, as this will affect site W11.

Map 20.10 Land Take Required at W11



20.11 Map 20.11 below is different from the maps shown above as it details the land take required for a pedestrian and cycle bridge crossing the railway lines(Underground and Chiltern) near St. David's Close, which will provide improved accessibility into the Wembley Area Action Plan area. Although this improvementdoes not affect a specific site, this land will be required as part of the Wembley Area Action Plan Transport Strategy.

Map 20.11 Land take required at Fourth Way (East) Metropolitan Line



The following maps show the detailed changes tothe Policies Map as a result of the Wembley AreaAction plan. These include extensions toWembley

and Wembley Park town centre boundaries,release of two sites from the Strategic IndustrialLocation

(SIL), and the SIL area proposed for change fromPreferred Industrial Land to Industrial BusinessPark.

© Crown copyright and database rights 2013 Ordnance Survey 1000252601:1000011 October 2013

Map 21.1Wembley Major Town Centre extension (vertical lines) andWembley Park District Centreextension (diagonal lines)


Changes to Policies Map 21

© Crown copyright and database rights 2013 Ordnance Survey 100025260

1:500011 October 2013

Map 21.2 Wembley Major Town Centre extension (verticallines) andWembley Park District Centre extension (diagonal

lines) - Detail


21Changes to Policies Map

Map 21.3 Land for release from Strategic Industrial Location(SIL) and SIL area proposed for redesignation from Preferred

Industrial Land (PIL) to Industrial Business Park (IBP)


Changes to Policies Map 21

Wembley Area Action Plan (2015)

Documents

Transcript of Wembley Area Action Plan (2015)