18/3111 Land, garages, alleyway rear of 416-444, High Road, Wembley, HA9
PROPOSAL: Erection of 2 residential blocks (17 and 19 storeys) connected at ground floor level comprising 256 self-contained apartments, lower ground floor, 166sqm of flexible workspace (Use Class B1) on upper ground floor and roof top amenity, provision for car and cycle parking, refuse and associated communal spaces and hard and soft landscaping. This application is accompanied by an Environmental Statement.
RECOMMENDATION: That the Committee resolve to GRANT planning permission subject to:
A. Referral to the Mayor of London (stage 2 referral)
B. The prior completion of a legal agreement to secure the planning obligations set out within the Committee reports.
That the Head of Planning is granted delegated authority to negotiate the legal agreement indicated above and to issue the planning permission and impose
conditions and informatives to secure the matters set out within the reports.
That the Head of Planning is granted delegated authority to make changes to the wording of the Committee’s decision (such as to delete, vary or add conditions, informatives, planning obligations or reasons for the decision) prior to the decision being actioned, provided that the Head of Planning is satisfied that any such changes could not reasonably be regarded as deviating from the overall principle of the decision reached by the Committee nor that such change(s) could reasonably have led to a different decision having been reached by the Committee.
That, if by the "expiry date" of the planning application the legal agreement has not been completed, the Head of Planning is granted delegated authority to refuse planning permission.
That the Committee confirms that adequate provision has been made, by the imposition of conditions, for the preservation or planting of trees as required by Section 197 of the Town and Country Planning Act 1990.
Ms Victoria McDonagh (Area Team Manager) introduced the report and answered Members’ questions. She stated that the proposed mixed development for 2 blocks of 256 homes and about 50 affordable units, situated within the Wembley Growth Area, would support the vitality of Wembley Town Centre. Of the affordable units, 34 would be capped at London Living Rent (LLR) and 16 at discount (80%) market rent. In addition to the associated amenity spaces, there would be 12 disabled persons parking spaces. She continued that financial contributions had been secured in the Heads of Terms for off-site play space in accordance with the Mayor of London’s SPG and adopted policy. With reference to the supplementary report, Ms McDonagh clarified that although there was no policy basis for requiring 100% nomination rights at either Brent or London levels, there was a need for a Lettings and Marketing Plan to allow the Council to approve the eligibility criteria for the affordable homes within the Heads of Terms. She added that negotiations with TfL regarding the level of financial contribution towards bus services were ongoing. She then drew Members’ attention to minor corrections as set out in the supplementary and the amendments received following the initial submission which did not materially change the scheme. In reiterating the recommendation for approval, Ms McDonagh amended the following conditions: Condition 2 (Energy Assessment) and Condition 14(ii) to reflect details of air quality mitigation measures.
Mr Steve Sanham (applicant) stated that following the pre-application process, there had been an extensive consultation involving around 12,000 people with comments taken on board and the scheme revised accordingly to achieve a high quality mixed development which would meet the needs of the local area including key workers. In response to a member’s question, Mr Salman clarified the tenure split adding that 34 units would be available to various occupiers and would target those in need.
During question time, members raised issues ranging from tenure split, height, daylight and sunlight, CHP energy, contribution towards King Edward Park to transport. Ms McDonagh stated that to move to more London Living Rent (LLR) units than currently secured would not have been viable. She added that 34 units would be LLR and with additional family sized units and Marketing and Lettings Plan, the development would meet the needs of the Borough. In respect of height, Ms McDonagh explained that the proposal which had been considered at a Design Review would be subservient to the proposal for Chesterfield House in terms of scale and design.
Ms McDonagh clarified that daylight and sunlight would not be an issue as the scheme would be mainly maisonettes with dual aspect element and improved public realm. She continued that there were on-going discussions on CHP Energy which would be concluded at Stage 2. In terms of amenity, Ms McDonagh informed members that there would be 2 roof top gardens and in addition, the applicant had agreed under the Section 106 Heads of Terms, to contribute £120,000 towards improvements to King Edward Park with additional contributions also expected from the Chesterfield House development.
Members heard that the 12 car parking spaces for this ‘permit free’ development would be for disabled persons only and that sufficient cycle spaces would also be made available. It was noted that the site, within a PTAL rate of 6, would highly accessible. The accessibility would be enhanced with a Travel Plan and Car Clubs in the area. Ms McDonagh clarified that with 500 residents, improved public realm and increased footfall, there would be no issue with crime as suggested by the Police. She continued that there was no incidence of flooding as the site was not within the flood zone adding that appropriate measures for water discharging and storage tanks coupled with soft landscaping would be in place.
DECISION: Granted planning permission as recommended with amendments as set out within the supplementary report.
(Voting on the recommendation was: For 7, Against 0)
- 416 to 444 High road 18.3111, item 3. PDF 863 KB
- Supp - Land, garages, alleyway rear of 416-444, High Road, HA9, item 3. PDF 101 KB