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Wembley Area Action Plan - Proposed Submission VersionContentsWEM 6 Protection of Stadium ViewsWEM 7 Character of Olympic WayWEM 8 Securing Design QualityWEM 9 Wembley Stadium Business ParkWEM 10 OfficesWEM 11 Low-cost Business Start-up SpaceWEM 12 Protected Rail SidingsWEM 13 Road and Junction Improvements to Stadium Access Corridorand Western Access CorridorWEM 14 Western Highway CorridorWEM 15 Car Parking StrategyWEM 16 Car parking standardsWEM 17 Walking and CyclingWEM 18 Event Related TransportWEM 19 Affordable RentWEM 20 Housing MixWEM 21 Family HousingWEM 22 Extra Care HousingWEM 23 Wheelchair Housing and Supported HousingWEM 24 Private Rented SectorWEM 25 Student AccommodationWEM 26 New retail, leisure and office developmentWEM 27 Leisure, Tourism and Cultural uses Strategic Cultural AreaWEM 28 Hot Food Takeaways (A5 Uses)WEM 29 Conferencing FacilitiesWEM 30 Temporary Creative UsesWEM 31 Community FacilitiesWEM 32 Decentralised Energy464951555656576363656671737879798081818388888990909395

Wembley Area Action Plan - Proposed Submission VersionContentsWEM 33 Energy from WasteWEM 34 Urban GreeningWEM 35 Flood RiskWEM 36 Open Space ProvisionWEM 37 Open Space ImprovementsWEM 38 Food GrowingWEM 39 Sports FacilitiesWEM 40 Play ProvisionWEM 41 Access to NatureWEM 42 River Brent and Wealdstone Brook959697102103105105106106107LIST OF MAPSMap 2.1 Key DiagramMap 4.1 Heritage AssetsMap 4.2 Character & Urban Form: The Five LocalitiesMap 4.3 A Strategy for GatewaysMap 4.4 A Strategy for Tall BuildingsMap 4.5 Protected Local Views of the StadiumMap 4.6 Wider Protected Views of the StadiumMap 5.1 Business, Industry and Waste DesignationsMap 6.1 Public Transport Accessibility Level (PTAL) ZonesMap 6.2 Cycling InfrastructureMap 6.3 Transport ImprovementsMap 8.1 Town Centre DesignationsMap 10.1 Flood Zones in WembleyMap 11.1 Existing Open SpacesMap 11.2 New Public Open Space Links13242738454748546070758799101104

Wembley Area Action Plan - Proposed Submission VersionContentsMap 12.1 Wembley High roadMap 13.1 Comprehensive Development Area: Site ProposalsMap 14.1 Wembley Park/Empire Way Corridor: Site ProposalsMap 15.1 Wembley Eastern Lands: Site ProposalsMap 16.1 Wembley Industrial Estates: Site ProposalsMap 20.1 Land take required from W12Map 20.2 Land take required at W10Map 20.3 Land take required at W14 and W16Map 20.4 Land take required from W27, W28 and W29Map 20.5 Land take required at W6Map 20.6 Land take required at W6 and W7Map 20.7 Land take required at W4Map 20.8 Land take required at W18 and W19Map 20.9 Land Take Required at W11Map 20.10 Land take required at Fourth Way (East) Metropolitan LineMap 21.1 Changes to Wembley Town Centre Boundary (additions inred)Map 21.2 Changes to Wembley Town Centre (Detail)109115128132137153154155156157158159160161162163164

Wembley Area Action Plan - Proposed Submission Version7ForewordBrent Council has started is in the process ofpreparing a new development plan for Wembley,called the Wembley Area Action Plan. It will beimportant in determining how Wembley developsover thenext 15 years or so. Building on thecouncil’s vision to develop Wembley as adestination which will drive the economicregeneration of Brent, the plan includes keyplanning objectives and policies and providesguidance for the development of over 30 sites inthe Wembley area. Our aim, reflected in the Plan,is to provide new homes, jobs and shopping andleisure facilities, whilst ensuring that importantinfrastructure and services, such as transportimprovements and new schools, are delivered tomeet 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.(Cllr) George CraneLead Member for Regeneration and Major ProjectsTwo stages of consultation have been undertakenon the Area Action Plan to date. A final stage ofconsultation is to be undertaken before the plan issubmitted to the Secretary of State forExamination.I hope you will take this opportunityto participate in the process of drawing up the newplan. If we are to shape Wembley the way youwant to see it then we need to hear from you.Please tell us what you think.

8Wembley Area Action Plan - Proposed Submission VersionForewordHow to Give Your ViewsContact us with any questions or for copies of thisdocument. All the documents relating to theWembley Area Action Plan can be found on thecouncil’s website www.brent.gov.uk/ldf. Copies arealso available at libraries and one stop serviceoffices.You can get copies and more information bycontacting the Planning and Transport Strategyteam on 020 8937 5230. You can also contact theteam by e-mail at ldf@brent.gov.uk or in writing atthe address below:Planning and Transport Strategy TeamPlanning & DevelopmentLondon Borough of BrentBrent House349 High RoadWembleyMiddlesexHA9 6BZ

Wembley Area Action Plan - Proposed Submission Version9Introduction 1What 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, once adopted. Itis an important part of the development plan for theBorough. Ultimately, the development plan will bemade up of a number of documents, two of which,the Core Strategy and the Site Specific Allocationdocument, have been adopted already by thecouncil. The Core Strategy sets out the spatialplanning strategy for the development of theBorough focusing growth and development in 5 keyGrowth Areas, the largest of which is Wembley.The Site Specific Allocations document identifies70 sites around the borough where newdevelopment is likely to take place, and providesplanning guidance for those sites. The WembleyArea Action Plan complements these documentsby providing a detailed Plan for development in theWembley Area and brings up-to-date, andconsolidates, existing planning policies for Wembleyin a single development plan document.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 of Wembley where most of the regenerationis needed and is likely to take place. This coversthe existing town centres of Wembley and WembleyPark, 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.

Wembley Area Action Plan - Proposed Submission Version13Strategic Planning Context 2Map 2.1 Key Diagram

14Wembley Area Action Plan - Proposed Submission Version2 Strategic Planning ContextRegeneration Context2.2 In 2004 the London Borough of Brent grantedoutline planning permission to Quintain.2.3 Estates and Development plc for a majormixed-use regeneration scheme covering 17hectares of land surrounding the new WembleyStadium. Much of the approved scheme calledQuintain Stage 1 is still to be delivered, includinginfrastructure required by planning obligationsattached to the phased delivery of the development.2.4 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 EmpireWay.It is likely now that the main focus for theQuintain regeneration will remain to the east of theStadium and Olympic Way. The focus ofdevelopment to date has been to the west of theStadium.2.5 In addition to the major regeneration beingbrought forward on the Quintain development, thereare a number of other large scale developmentsunderway across the Wembley area. Permissionhas been granted for hotels, residentialdevelopment, student accommodation, retail andeducational facilities, all of which will continue themomentum of change in the area.Housing2.6 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.Jobs2.7 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. There will be a small release ofland from the Strategic Industrial Land designationand a realignment of that boundary to Second Way.Shops2.8 Retail floorspace will be located in anextended Wembley town centre which will connectthe existing centres of Wembley and WembleyPark. The new designer outlet centre, next to theHilton hotel, includes around 85 shops, restaurantsand cafés, and a nine screen cinema. A newpedestrian and cycle priority boulevard will createa link through the heart of the growth area to a newshopping street north of Engineer’s Way.Leisure2.9 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 Centre2.10 Brent’s new Civic Centre when open willbring together the many services of Brent Councilunder one roof, incorporating a state-of-the-artmodern library and a range of civic and communityspaces. The new Civic Centre will be located onEngineers Way, adjacent to Arena Square andWembley Arena and will be an important destinationfor local people. It will provide the impetus andopportunity for further public services to locate hereand could help stimulate a high quality officemarket.Nature2.11 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 and Wealdstone

16Wembley Area Action Plan - Proposed Submission Version2 Strategic Planning Contextdestination, a beacon of sporting and architecturalexcellence and will boast a comprehensive rangeof high quality hotels, leisure, commercial,residential and retail activities all in a contemporary,lively and distinctive setting.Policy Context History of the Area2.20 4.5 Wembley has a tradition ofmasterplanning and design. The 1924 EmpireExhibition layout introduced a strong formalcharacter to the area. A broad avenue wasestablished on a north-south axis from WembleyPark Railway Station to the Empire Stadium.Cutting across this route was a large rectangularlake and garden/park running on an east-west axis.2.21 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.2.22 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.2.23 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.2.24 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 Context2.25 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 Framework2.26 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 sustainabledevelopment2.27 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.2.28 Planning applications that accord with thepolicies in this Plan will be approved without delay,unless material considerations indicate otherwise.2.29 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 outweigh

Wembley Area Action Plan - Proposed Submission Version17Strategic Planning Context 2the benefits, when assessed against thepolicies in the NPPF taken as a whole; orSpecific policies in that Framework indicatethat development should be restricted.London Plan2.30 The AAP must 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 of11,000 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.2.31 Relevant strategic policy within the LondonPlan is also referred to in each topic chapter.Brent Core Strategy2.32 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 preparationof 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.

18Wembley Area Action Plan - Proposed Submission Version3 Vision and Objectives for Wembley3.1 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.VisionWembleyA new place, a new home and a new destination -modern, urban, exciting and sustainable. At its corewill be a comprehensive range of leisure andcommercial facilities, exploiting excellent publictransport 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 wellconnected, with a new pedestrian boulevard linkingWembley Park to the High Road.Objectives3.2 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 developmentTo 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 newusesTo 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 economyGenerate 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.Promoting Wembley as a global and distinctivetourist destinationTo 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 infrastructureTo 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

Wembley Area Action Plan - Proposed Submission Version19Vision and Objectives for Wembley 3existing deficiencies and to meet the needs ofnew population.To promote healthy living and create a safeand secure environment.Housing NeedsTo 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 carTo 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.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.Protecting and enhancing the environmentTo preserve open spaces for recreation andbiodiversity and create new and enhanced

20Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingStrategic Policy4.1 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.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, regardshall 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 4.1 Wembley Arena is an example of ahistoric building that has been successfullyrevitalised4.3 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 4.2 Central Square Development4.4 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

Wembley Area Action Plan - Proposed Submission Version21Urban Design & Place Making 4important to consider Policy CP17 which states thatthe suburban character of Brent will be protectedfrom inappropriate development.Policy Context Local CharacterPicture 4.3 Plan of British Empire Exhibition4.6 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 inan east-west axis.4.7 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.4.8 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.4.9 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 theirback on the Stadium.Picture 4.4 Wembley Stadium & Industrial Estate

22Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingPicture 4.5 Wembley High Road4.10 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.Buildings of Historic or ArchitecturalMerit4.11 Historic buildings and areas provide a depthof character to the urban experience that cannotbe underestimated. They provide continuity andconnection with an area's past provides the buildingblocks for which helps establish the developinglocal identity and establishing a unique characterin of an area.4.12 The Plan area does not have a significantamount of historic buildings or buildings that areconsidered to be of an exemplary architecturalquality. There are contains five four buildings withinthe area that are considered to have significanthistoric or architectural merit (shown on Map 4.1):Church of St John – Grade II 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.St Andrew’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.Brent Town Hall - Built in 1935-40 as WembleyTown 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 attractive

Wembley Area Action Plan - Proposed Submission Version23Urban Design & Place Making 4landscape setting, any new development,extensions or alterations must seek topreserve or enhance the existing building.Wembley National Stadium – Designed byFoster & Partners, the building was completedin 2007. Although not Statutorily Listedthebuilding 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.4.14 As well as development within closeproximity to these Conservation Areas,consideration should also be given to the impacton views into and out of these areas.Picture 4.7 Brent Town Hall (Grade II)4.13 There are two Conservation Areas on thefringes of the plan area (shown on Map 4.1):Barn Hill Conservation AreaWembley High Street Conservation AreaPicture 4.6 The Empire Pool (Wembley Arena) Grade II

24Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingMap 4.1 Heritage Assets

Wembley Area Action Plan - Proposed Submission Version25Urban Design & Place Making 44.15 Although there are only four importantbuildings in the area, it is the significance of thesebuildings at a local, regional and national level, andtheir role in the townscape, that has a real impacton the character and future development ofWembley.4.16 Although there are few listed buildings inthe area, 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.Regeneration Context4.17 In 2004 the London Borough of Brentgranted outline planning permission to QuintainEstates and 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.4.18 In 2011 permission was granted for asecond stage of mixed-use redevelopment toprovide up to 160,000m² of floorspace in the areanorth of Engineers Way, from Olympic Way toEmpire Way. It is likely now that the main focus forthe Quintain regeneration will remain to the east ofthe Stadium and Olympic Way.Picture 4.10 Artist's Impression of New Development onElizabeth HousePicture 4.8 View of Wembley Stadium from Barn HillConservation AreaPicture 4.9 Quintain Estates NW Lands scheme4.19 In addition to the major regeneration beingbrought forward on the Quintain development, thereare a number of other large scale developmentsunderway across the Wembley area. Permissionhas been granted for hotels, residentialdevelopment, student accommodation, retail andeducational facilities, all of which will continue themomentum of change in the area.

26Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place Making4.20 Brent’s new Civic Centre when open willbring together the many services of Brent Councilunder one roof, incorporating a state-of-the-artmodern library and a range of civic and communityspaces. The new Civic Centre will be located onEngineers Way, adjacent to Arena Square andWembley Arena and will be an important destinationfor local people. It will provide the impetus andopportunity for further public services to locate hereand could help stimulate a high quality officemarket.4.21 By 2030 Wembley will be a national andinternational destination, a key contributor to theLondon economy and the beating heart of theLondon Borough of Brent. It will be a world classdestination, a beacon of sporting and architecturalexcellence and will boast a comprehensive rangeof high quality hotels, leisure, commercial,residential and retail activities all in a contemporary,lively and distinctive setting.Picture 4.11 Image of Brent's New Civic CentrePicture 4.12 Heavy Industry Located in the Eastof the AreaPicture 4.13 New Apartment Blocks in theQuintain Stage 1 DevelopmentLocal Character Areas4.22 The Wembley AAP area has been dividedinto 5 localities that have broadly distinctivecharacteristics of building typology, movementinfrastructure and urban grain. This provides thebasis for understanding the existing character ofeach area and how to develop this will form thebasis for a distinctive identity into the future. Thefollowing section will outlines the broad principlesthat should to guide development in each localityand provide an indication of the range of buildingtypologies that the council views as acceptable.

Wembley Area Action Plan - Proposed Submission Version27Urban Design & Place Making 4Map 4.2 Character & Urban Form: The Five Localities

28Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingWembley High RoadLane and Wembley Hill Road. Active ground flooruses will be sought with a range of alternative useson upper floors.4.26 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 4.14 Wembley High Road Locality4.23 The Wembley 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.4.24 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.4.25 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 ParkPicture 4.15 Artist's Impression of Wembley High RoadPicture 4.16 Artist's Impression of ResidentialDevelopment from the Wembley Link SPD4.27 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 thesignificant number of flats already permitted in thearea, the council would look favourably on low-risehigh density options including houses on sitesadjacent to existing suburban areas.4.28 The council may support development ofthe Chiltern Cutting sites, but only where themajority of the development is focused to the southof the railway lines and significant measures aretaken to preserve the ecological value of the area.There are two supplementary planning documents

Wembley Area Action Plan - Proposed Submission Version29Urban Design & Place Making 4(SPD) to guide development in the Wembley HighRoad area: Wembley Link SPD (2011) andWembley West End (South) SPD (2006).

30Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingStadium Comprehensive DevelopmentAreascale of planned regeneration it is more appropriateto analyse this area based on the development thathas already been permitted.landmark Civic Centre and a new public square,creating a new town centre identity, whilst east ofOlympic Way will have a more residential characterfocused around a newly created park.4.32 Much of the area is designated as aStrategic Cultural Area where leisure, tourism andcultural uses are particularly encouraged.4.33 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 ofFulton 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 4.18 Artist's impression of new public space tobe created to the north of the Civic CentrePicture 4.17 Stadium Comprehensive DevelopmentArea Locality4.29 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 as Wembley Stadium. The grade II listedEmpire Pool (Wembley Arena) is one of the mostsignificant historic buildings in Wembley. Given the4.30 The Quintain Stage 1 and NW Lands 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.4.31 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 will be a new shopping street, a

Wembley Area Action Plan - Proposed Submission Version31Urban Design & Place Making 4Picture 4.19 Artist's Impression of Olympic Way

32Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingWembley Park Corridoroperates as a physical transition in scale from thelarge format development in the Stadium area tothe wider residential suburbia.residential context, there are also opportunities tostrengthen the role of key nodes through theincorporation of signature buildings and junctionimprovements.Picture 4.21 Wembley Park StationPicture 4.22 Artist's Impression of Empire WayPicture 4.20 Wembley Park Corridor Locality4.34 The area designated as Wembley ParkCorridor contains a wide variety of buildingtypologies generally organised around thenorth/south spine of Wembley Hill Road/EmpireWay/Wembley Park Drive Bridge Road. Althoughthere are a number of key buildings in this locality,Wembley Park Station is the main activity generatorand principle focus for the area. Much of this locality4.35 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.4.36 Development in this locality should seek tocreate a strong built frontage along the corridor witha range of uses and a consistent approach to thepublic realm. Although the scale of developmentshould act as a transition between the larger scaleof building in the Stadium area and the suburban

34Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingWembley Industrial EstatePicture 4.26 Wembley Industrial Estates Locality4.41 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.4.42 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 4.27 View of Stadium from the WembleyIndustrial Estate4.43 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.4.44 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 4.28 Artist's Impression of Wembley IndustrialEstates

Wembley Area Action Plan - Proposed Submission Version35Urban Design & Place Making 4Character & Urban Form4.45 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.4.46 The vast amount of development alreadyundertaken or given permission in Wembley is ofa similar large scale and typology(larger blocks ofpredominantly 1 & 2 bed flats). The area near theStadium is being transformed into a high densityurban destination, with taller buildings and a mix ofuses. Other areas, such as the Strategic IndustrialLocation, will not experience such significantchange during the Plan period. Wembley towncentre will provide both continuity, by maintainingits role and function as a Major Centre, andcontribute to a new local character, for examplealong the new pedestrian and cycle priority route.If Wembley is to genuinely become an attractiveand sustainable mixed-use district of London it isvital that it can offer residents and visitors a rangeof facilities, attractions and accommodation in avariety of urban settings.WEM 1Character and Urban FormDevelopment within each Wembley characterarea should seek to reinforce andemphasisehave regard to the broaddevelopment principles set out above fordistinctive character of each locality throughwell considered building and public realmdesign.Development should seek and exploitopportunities to whilst strengthen ing theconnections between 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.A Legible Wembley GatewaysPicture 4.29 An example of clear signage in the AAParea4.47 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.

36Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingThree Stations4.48 In order to create distinctive, safe andattractive arrival points into Wembley, Brent Councilhas pursued a ‘Three Stations Strategy’ that hasseen the transformation of Wembley’s three stationsto ensure visitors are able to arrive and departquickly and comfortably, whilst minimising potentialnegative impacts on local residents and businesses.4.49 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).Picture 4.30 Wembley Park Station4.50 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 thesearrival points, particularly Wembley StadiumStation. The council will continue to prioritise andimprove these gateways through policies such asWEM17 (Walking and Cycling) and WEM3 (PublicRealm).Arrival by foot/bicycle4.51 The strategy for walking and cycling in thearea is set out at WEM17. 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.4.52 The key focal points for pedestrians are thethree stations and the node at the junction ofOlympic Way and Engineers Way. Once theWembley Boulevard (shown on Map 13.1 and keydiagram) is complete, a pedestrian priority spinewill run through the heart of the area - fromWembley Park Station (via Olympic Way) toWembley Stadium Station (via Wembley ParkBoulevard)and on into the town centre andWembley Central station. The junction of OlympicWay and Engineers Way has been highlighted asa Principal Gateway node due to its central locationand potential role in linking together the currentlydisparate areas of Wembley. This will of courseonly be realised be reinforced if an appropriatealternative to the Pedway pedestrian ramp isdelivered (see para 6.35).4.53 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 WEM17) and as nodes for connectionsto the wider strategic cycle network.

Wembley Area Action Plan - Proposed Submission Version37Urban Design & Place Making 4Picture 4.31 Great Central Way towards South Way,known as the Stadium Access Corridor4.54 As well as improving the public transportinfrastructure, a two-way tidal carriageway linkingWembley Stadium with the North Circular Roadhas been created for 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.

38Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingPedestrian GatewayVehicular GatewayKey Node/JunctionPedestrian SpineKey RoutesMap 4.3 A Strategy for Gateways

Wembley Area Action Plan - Proposed Submission Version39Urban Design & Place Making 4A Strategy for a Legible WembleyPicture 4.32 View of the Stadium from the WhiteHorse BridgeArrival by Road4.55 However, a A significant amount number ofpeople (on both event days and non-event days)arrive in the area by bus, car or other modes ofroad transport and the experience of coming toWembley should equally cater for these people.The Plan’s approach is one which balances theneed to discourage car use by prioritising walking,cycling and public transport whilst ensuring that thearea is 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 sustainable mixed-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 4.33 View of Wembley Stadium from the east4.56 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.4.57 Given the scale of planned regeneration,the desire to create a sustainable mixed-usecommunity and the relative ease of access to thewider London region, the council will continue tofocus on the three stations as hubs of activity andfoci for development in the area.4.58 Although some significant improvementshave been made, access into Wembley by road,particularly from the North Circular Road (A406)lacks any real sense of identity or arrival. Giventhat the eastern area will remain focused onemployment uses, the principal means forimproving 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. The quality of development along keyroutes and the potential to enhance importantjunctions will be given significant weight whenconsidering applications in these locations.WEM 2Gateways to WembleyThe enhancement of nodes around keyjunctions will be sought, particularly to the eastof the AAP area. Architecture and public realmdesign should seek to reinforce the role ofthese gateways and nodes as importantelements of the urban experience.Any new development around the Trianglejunction (High Road/Wembley Hill Road) mustdemonstrate how the strengthening ofconnections through the area has beenconsidered.

40Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingDevelopment 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.

Wembley Area Action Plan - Proposed Submission Version41Urban Design & Place Making 4Public Realm: Places for PeoplePicture 4.34 Wembley High Road4.59 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.4.60 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 socialise4.61 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.4.62 It is envisaged that the design philosophyfor the public realm could reflect local characterand the land uses of a specific AAP area, ratherthan an area-wide corporate signature. Streetparaphernalia should be kept to a minimum and,where possible, grouped and/or rationalised tominimise its cumulative impact on the public realm.4.63 Wembley requires a safe, connected andinclusive public realm which reduces the need forphysical barriers for pedestrians and cyclists (seeWEM17). 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. Shared surfaces and dual usesurfaces similar to Home Zones will be encouraged,particularly in residential locations.4.64 The council will seek to reduce the need forphysical barriers and let the quality and characterof spaces control circulation, speed and direction.Safety through consideration, rather than regulation,will be the guiding principle. Vehicular speeds couldbe significantly reduced through passive measuresrather than relying upon barriers, high kerbs and

42Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place Makingexcessive signage. Consideration will be given tothe removal of existing barriers to pedestrianmovement wherever possible.possible, new development should exploitopportunities to run utility services in commonchannelling, leaving adequate space for treeplanting.4.67 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 3Picture 4.35 Street trees can dramatically enhancethe urban environment4.65 The Core Strategy sets a target of planting1,000 trees in the Wembley Growth Area and thesewill mainly be delivered through developercontributions. Street trees and other planting offeran 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.Public RealmPublic realm improvements will be sought thatreflect local character as an integral elementof proposals for new development.The council will seek a consistent approach tothe public realm along the pedestrian and cyclepriority route between the three stationgateways.New development will be expected tocontribute to connectivity in the area throughpublic realm improvements at key nodes andjunctions.The council will require development tocontribute to new tree planting.4.66 Trees require as much soil rooting volumeas possible which creates various problems whencompeting with underground services. Where

Wembley Area Action Plan - Proposed Submission Version43Urban Design & Place Making 4Public Art: A Creative UrbanEnvironmentPicture 4.36 Sculpture next to Wembley Park Station4.68 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.4.69 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 enlivenbuildings, 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 4.37 Public Art at Entrance toBrent River Park4.70 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.4.71 There are a number of existing open spacesin the AAP area and the Wembley Masterplan 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 4Public ArtWhere appropriate, the design of public spacesshould allow for event infrastructure.The council will seek contributions towardspublic art from development within the AAParea, particularly at key gateways or wherenew open spaces are proposed.The design of new open space should includea place for public art.

44Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingTall Buildings in Wembley4.72 A range of policy documents have beenproduced that provide indicative building heightsexpected by the council. The Wembley 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 at Wembley CentralSquare.Picture 4.38 Wembley Central SquareDevelopment4.73 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.4.74 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 furtherwork 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.4.75 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.WEM 5Tall BuildingsTall 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’ the council will require thesubmission of a key views assessment toaccompany planning applications proposalsmust also fully demonstrate their impact onkey views of the Stadium. Any application fora tall building within Wembley will be requiredto submit a three dimensional digital model ina format specified by the council.

Wembley Area Action Plan - Proposed Submission Version45Urban Design & Place Making 4AAP BoundarySites Inappropriate for Tall BuildingsSites Sentitive to Tall BuildingsSites Appropriate for Tall BuildingsMap 4.4 A Strategy for Tall Buildings

46Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingProtection of Stadium Views4.76 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 4.39 View of Wembley Stadium from ChalkhillPark4.77 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.4.78 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.4.79 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 areaBrent’s UDP (2004)4.80 Policies BE34, WEM18 and WEM19 of theUDP seek to The council will therefore protect arange of short, middle and long distance views ofthe National Stadium. Although the initialassessment was based on the original Stadium,the protection of such views extends to the newStadium. 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 6Protection of Stadium ViewsRegard should be had to the impact ofdevelopment on the following views of theNational Stadium:1. Barn Hill, Wembley2. Elmwood Park, Sudbury3. Horsenden Hill, Perivale4. Welsh Harp Reservoir5. Wembley Park Station6. South Way at the River Brent Bridge7. The Bobby Moore Bridge8. Olympic Way North of Fulton Road9. Chalkhill Park, Wembley10. The White Horse Bridge11. Great Central Way12. Metropolitan & Jubilee Line north ofNeasden Station

10Wembley Area Action Plan - Proposed Submission Version47Urban Design & Place Making 46978121113Map 4.5 Protected Local Views of the Stadium

1048Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place Making6978121113Map 4.6 Wider Protected Views of the Stadium

Wembley Area Action Plan - Proposed Submission Version49Urban Design & Place Making 4Protecting the Special Character ofOlympic Way4.81 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 4.40 View of Wembley Stadium from WembleyPark StationPicture 4.41 Artist's impression of Olympic Way4.82 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 ofunique spaces 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.4.83 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 7Character of Olympic WayProposed Development on Olympic Way mustbe carefully designed and scaled to respectthe predominance of Wembley Stadium andits arch.Proposals for tall buildings must demonstratethat they have no adverse visual impacts onviews of the stadium from Olympic Way.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.

50Wembley Area Action Plan - Proposed Submission Version4 Urban Design & Place MakingSecuring QualityDesign Materials QualityPicture 4.42 A well detailed contemporary homeextension4.84 The Council is responsible for achievingsustainable development; this includes theprotection and enhancement of the borough’s builtenvironment 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.4.85 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 increased market attractiveness, higher rent andcapital values.4.86 High quality design should be is afundamental n integral part of the vision forWembley scheme development and, as such,should be built early on into all budgetaryprojections. This is particularly important for themore expensive elements of a scheme, such asfaçade materials and the amount of space andattention given to landscaping. A good buildingdesign is often a function of the materials specifiedfor construction. All buildings, to a greater or lesserextent, are a function of their construction detail.The choice of materials is second only to the waytheir connections and junctions are detailed. Sucha choice should be a fundamental consideration ofthe development of a design proposal for a building.4.87 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 casesthis 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’. Brent Council welcomes examplesof the quality and type of materials proposed at thetime of application. Therefore detailedspecifications of the primary materials suite,including façade materials, fixings and junctionsbetween materials, should be submitted as part ofa planning application for major developments (10+residential units or 1000m2). And it should not beassumed that the choice can be made at a laterdate, It is recognised that developers may need toseek approval for alternative high quality materialsafter planning permission is granted.4.88 The council encourages the provision ofinformation on the quality of details as part ofplanning submissions, to illustrate and promote theoverall design theme. Securing detailedspecifications as part of the planning consent wouldgive all parties the confidence that the quality ofthe final buildings would remain high.

Wembley Area Action Plan - Proposed Submission Version51Urban Design & Place Making 44.89 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 the Wembley Masterplan, WembleyLink, Wembley West End (South) and Brent TownHall SPDs.WEM 8Securing Design QualityThe Council will require expect details thesubmission of the primary materials suitedetailed specifications to be submitted as partof all major applications within the AAP area.Evidence Base - Urban Design and PlaceMakingTall 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)

52Wembley Area Action Plan - Proposed Submission Version5 Business, industry and wasteStrategic Policy5.1 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 promotes protects SILs for industrialemployment and closely related uses characterisedby use classes B1, B2 and B8, or Sui Generic usesthat are closely related. However, the boundariesof such areas are not sacrosanct and the level ofemployment land protected should reflect changedcircumstances, especially changing levels ofdemand for industrial land. London Plan policy2.17 recognises that flexibility over the designationof such land may be required and suggests thatthis may be achieved through "a strategicallyco-ordinated process of SIL consolidation throughan opportunity area planning framework or boroughdevelopment plan document".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 in Wembley 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 to manage 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 Context5.4 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 otherindustrial 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 new Stadium 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 may be is reaching alevel where it is impacting upon Wembley’sregeneration prospects.5.7 Road access to the industrial area hasimproved now that the new estate access corridorlinking to Great Central Way is open so that

Wembley Area Action Plan - Proposed Submission Version53Business, industry and waste 5businesses 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 WembleyStrategic Industrial Location (SIL)5.8 The SIL, immediately to the east of theWembley Growth Area, was established in the1980s when policy protecting employment land wasfirst 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 anddistribution, waste management 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. Planning policy towards proposals for dDevelopment within the SIL will be subject toLondon Plan policy 2.17 and Brent's Core Strategypolicy CP20 together with policy WEM8 forWembley Stadium Business Park set out below.

54Wembley Area Action Plan - Proposed Submission Version5 Business, industry and wasteMap 5.1 Business, Industry and Waste Designations

Wembley Area Action Plan - Proposed Submission Version55Business, industry and waste 5Wembley Stadium Business Park5.10 Although little business (B1) developmenthas come forward since the business parkdesignation was established in the UDP 2004, itremains a good option for promoting regenerativedevelopment of run-down parts of the industrialestate. In this way modern premises can beprovided which can boost job generation locally aswell as improving the environment and townscapeon the main access route to the Stadium and toWembley City. It is now considered, however, thata more realistic designation is that shown on theProposals Map extract below. This reduces thearea to that bounded by First Way and Fourth Way,and allows for more general industrial, distributionand open storage or waste management uses tolocate to the north and east. Not only are wastemanagement uses considered incompatible withbusiness park development but their potentialimpact upon regeneration can be minimised bylimiting them to the estate further away from keyregeneration sites. It is, therefore, appropriate tolimit such uses within the area designated asbusiness park.WEM 9Wembley Stadium Business ParkRedevelopment for business use of the areaeast of the Stadium, as shown on theProposals Map, will be encouraged.Development attracting large numbers of tripsshould contribute towards transportimprovements appropriate to the scale of theproposed development.Development for waste management, andrelated uses such as aggregate storage andtransfer, will not be appropriate in this area.The relocation of such uses from within thebusiness park area will be encouraged.Picture 5.2 Towers Business Park, Carey WayOfficesPicture 5.3 Brent House, Wembley High Road5.11 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 201209 London Office Policy Review,there will be a lower growth in office basedemployment will continue to grow in London in thefuture. It is anticipated this will result in office stockrenewal rather than net expansion. althoughhistoric performance has shown that employmentgrowth has not translated into office floorspacedemand. It is likely that there will be little demandfor new purpose-built offices at Wembley for theforeseeable future and, as a consequence, othertypes of development are likely to drive jobcreation. Although permissions exist for over

56Wembley Area Action Plan - Proposed Submission Version5 Business, industry and waste100,000 sq metres of new office space in Wembley,in light of past trends in take-up locally and thenational economic downturn, it would be prudentto assume that significant demand will only arise ifthere is a major change in circumstances. Althoughthe council will be moving into 15,000 sq metres ofnew space by the end of 2013 when the new civiccentre is occupied, it will also be freeing up agreater amount of existing space. The LondonOffice Policy Review 201209 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.5.12 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.5.13 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 Chief Planner confirmedby letter on 24 January 2013 the new rights willcome into force in Spring 2013 and initially be timelimited to a period of 3 years. There is a concernthis will lead to a loss of viable office space withinthe Wembley area. The council intends to seek anexemption to the permitted development rights forWembley to apply to the SIL, Opportunity Area andtown centre.WEM 10OfficesThe 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.5.14 There are currently few sites or premiseswhere low-cost space for new business start-ups(i.e. new or emerging businesses) is available. Itis appropriate therefore, as an alternative tooffice-based employment, to encourage theprovision of new low-cost space for businessstart-ups, subject to demand.WEM 11Low-cost Business Start-up SpaceThe provision of new low-cost space forbusiness start-ups will be encouraged in theSIL and as part of major mixed usedevelopment.Protected Rail Sidings5.15 Brent's Core Strategy identifies NeasdenStone Terminal and Neasden Drury Way 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.

Wembley Area Action Plan - Proposed Submission Version57Business, industry and waste 5WEM 12Protected Rail SidingsThe rail sidings known as Neasden StoneTerminal and Neasden Drury Way, and asshown on the Proposals Map, are safeguardedas strategic sites.Evidence Base - Business, Industry andWasteLondon Office Policy Review (GLA,September 2012)Employment Land in Wembley (LBB,August 2012)West London Waste Plan: Proposed Sitesand Policies Consultation Document(Mouchel, February 2011)London Office Policy Review (GLA,November 2009)Brent Employment Land Demand Study(URS, February 2009)

58Wembley Area Action Plan - Proposed Submission Version6 TransportStrategic Policy6.1 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 oftheir relative accessibility. A specific aim forWembley is to reduce modal share of car trips from37% towards 24 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; andConversion from one way 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 from Wembley towards Brent Crossand Ealing (via Park Royal) are sought.Improvements to the distribution of buses throughthe Wembley area are a priority.Policy Context6.6 Wembley is a generally well connected area,particularly by public transport and radial links toCentral London. Wembley is served by withconnections from the Metropolitan and Jubilee linesat Wembley Park, the Chiltern line at WembleyStadium station, and from London Overground andthe Bakerloo line at Wembley Central, all of whichprovide key access gateways into Wembley forpublic transport users. 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 istherefore can be thought of as a very sustainablelocation for major trip generating development (80%of events crowds choose to use public transport),but to support this, better pedestrian and cycleaccess will be sought in line with Brent’s widertransport strategy . When the level of bus servicesis added, the area has a Public TransportAccessibility Level (PTAL) rating of up to 6 (out of6) which means it is one of the most accessiblelocations in London. 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 council

Wembley Area Action Plan - Proposed Submission Version59Transport 6is not the responsible authority for such serviceimprovements. These reside with Transport forLondon, Network Rail and the train operatingcompanies, although the council can promote newor improved services and also introduce supportinginfrastructure improvements.

60Wembley Area Action Plan - Proposed Submission Version6 TransportMap 6.1 Public Transport Accessibility Level (PTAL) Zones

Wembley Area Action Plan - Proposed Submission Version61Transport 66.7 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 at WembleyStadium 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 the Wembley area when majordevelopment 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 forto encourage more pedestrians, cyclists and publictransport users, while providing convenient accessfor motor vehicles served by better located carparks. The approach to facilitating the level ofdevelopment that has been estimated as likely tocome forward in Wembley, therefore, is one whichbalances the need to minimise discourage car useby prioritising walking, cycling and public transportwhilst ensuring that the area is also attractiveaccessible to essential traffic those who wish tocome by car such as event-related coaches,emergency services, waste and delivery vehicles,and disabled drivers.Approach to Transport Improvements inWembleyIn investing in new transport infrastructure inWembley, a balance will be struck betweenproviding major infrastructure improvementswhich benefit car access and the needs ofpedestrians, cyclists and public transportusers.Road and Junction Improvements6.9 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 The Wembley Masterplan 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 along Wembley Hill Road,and traffic congestion affecting bus reliability willbe addressed through a strategy for this corridor.At the same time, access into Wembley via GreatCentral Way and South Way will be developed ina way which does not encourage through traffic

Wembley Area Action Plan - Proposed Submission Version63Transport 6Empire 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 requiredBridge Road / Forty Lane –Feasibility studyrequiredunderway and a contribution for thejunction improvement has been securedthrough an existing Outline PlanningPermission.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 RoadFifth Way/First Way/Engineers Way (land takerequired)South Way/First Way6.19 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 13Road and Junction Improvements toStadium Access Corridor and WesternAccess CorridorThe council will develop improved highwayaccess for car travel from the North CircularRoad by improving the Stadium AccessCorridor (Great Central Way/South Way) andthe Western Access Corridor (Atlas Way/FifthWay/Fulton Road) with South Way beingwidened, and two way working restored to bothSouth Way and Fifth Way. The remaining partsof the gyratory system will be returned totwo-way working as development comesforward on adjacent sites. A new roadconnection will be provided from North EndRoad to Bridge Road to provide an alternativeroute through Wembley Park.WEM 14Western Highway CorridorThe 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 favour these non carusers as well as improve general highwayperformance, including for non-car users. Anyimprovements would need to be supported bymodelling.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.

64Wembley Area Action Plan - Proposed Submission Version6 TransportPicture 6.1 Great Central Way towardsSouth Way - 'Stadium Access Corridor'Car Parking in WembleyParking Strategy6.20 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 similar to other competing to enableWembley to compete with other centres anddevelopment that can attract those people that wishto travel by car whilst encouraging people to useother 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 Masterplan area andWembley town centre.6.22 The council will continue to develop the carpark strategy for the area by encouraging carparking for town centre uses, in locations on theedge of the town centre to reduce the negativeimpact of traffic along Wembley High Road.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 stadiumbecause 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.

Wembley Area Action Plan - Proposed Submission Version65Transport 6WEM 15Car Parking StrategyThe Council will continue to develop the carpark strategy for the area by encouraging carparking for town centre uses, in locations onthe edge of the town centre to reduce thenegative impact of traffic along Wembley HighRoadParking Standards6.24 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.6.26 The tables below show the residential,employment and retail parking standards for theBorough.PTAL1-34-6Housing Type1-2 beds0.5spacesper unit0.4spacesper unit3 beds0.75spaces perunit0.6 spacesper unit4+ beds1 space perunit0.6 spacesper unitTable 6.1 Wembley Area Action Plan: ResidentialMaximum Car Parking StandardsPTAL1-34-6Use ClassB11 space per200m 21 space per400m 2A21 spaceper 200m 2NoadditionalparkingB2 and B81 space per200m 21 space per400m 2Table 6.2 Wembley Area Action Plan: EmploymentMaximum Car Parking StandardsFood - up to 500m 2Food - up to 2,500m 2Food - over 2,500m 2Non-foodGarden CentreTown Centre,Shopping Mall,Department StorePTAL 1-31 space per100m 21 space per60m 21 space per30m 21 space per50m 21 space per50m 21 space per50m 2PTAL 4-61 space per200m 21 space per120m 21 space per60m 21 space per100m 21 space per100m 21 space per100m 2Table 6.3 Wembley Area Action Plan: Retail MaximumCar Parking Standards

66Wembley Area Action Plan - Proposed Submission Version6 TransportWEM 16Car parking standardsThe council will adopt car parking standardsin Wembley as set out in the tables above.The council will promote the implementationof car-free development where it can beassociated with good public transportaccessibility.Public Transport6.27 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 station6.28 While rail and underground provides goodradial connections, orbital access and in particularconnections to the major centres of Ealing andBrent Cross, and the major employment areas ofWembley Park and Park Royal is poor are providedby bus. Many of the orbital routes suffer from highlevels of congestion making bus a less attractiveoption for these journeys.6.29 As development intensifies, and in order toencourage investment in appropriate developmentin line with regeneration initiativesand furtherregeneration, improvements to orbital connectivityand linkage with key centres will be pursued. Brent,together with neighbouring local authorities andpartnerships, has been supportive of new and/orimproved connections and is promoting suchinitiatives with Transport for London as part of itsinvolvement inthrough the councils input into theWest Sub Regional Transport Plan. However, itmust be recognised that such initiatives require thecouncil to justify to Transport for London that anyimprovement proposals are compatible andconsistent with the West Sub Regional TransportPlan. Proposals may subsequently require fundingsupport for Transport for London, and requests foradditional services will need to be prioritised againstother requests. In addition, the council is currentlyworking with Transport for London on developingfuture Bus Strategy for Wembley which will identifya viable future bus network which supports futuredevelopment phasing together with identifying thebus infrastructure required to support that network.It is recognised that any changes to the bus networkwill have to be agreed with TfL and that changeswill not be restricted to the proposals set out in thisAAP.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 theWest Coast Mainline and onwards to Hertfordshireand beyond. These services would likely call atWembley Central.

Wembley Area Action Plan - Proposed Submission Version67Transport 6Picture 6.3 Bus 1826.31 In response to the above requirements, toorbital connectivity challenges identified within theWest London Sub Regional Plan, a StrategicCorridor study has just been completed for aconsortium known as WestTrans (on behalf of allWest London Boroughs in West London) which hashighlighted specific issues relating to the BrentCross - Wembley Corridor, and the Wembley -Ealing corridor. These include congestion issuesaffecting buses serving the Wembley Hill Road/Forty Lane corridor, and reliability issues for busservices between Wembley and Ealing. The studyrecommends a number of improvements whichassist with facilitating better orbital connectivity,and improving movement for non-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 been made to Wembley Stadiumstation through the construction of the White 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 surrounding Wembley 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. It is Brent Council’s view that such orbitalimprovements should be focused on bus servicesand, along with Park Royal Partnership and EalingCouncil, has been promoting a proposed newexpress bus service linking Wembley with ParkRoyal and Acton. Recent work undertaken byTransport for London, in association with WestLondon Boroughs and keystakeholders/agencies/partnerships, andencapsulated in the Mayor’s West Sub-RegionalTransport Plan, gives further credence to thisapproach with key links targeted for investigationbetween Ealing and Wembley and Ealing and BrentCross.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.

68Wembley Area Action Plan - Proposed Submission Version6 TransportPriorities for Bus Service ImprovementThe council will:Further investigate options for providingimproved interchange facilities atWembley Stadium Station.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 along Wembley 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 CyclingPedestrians6.38 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. Also, The provision ofinterconnected, safe, well designed routes andattractive spaces where people can gather freefrom the intrusion of vehicles will help secure apedestrian-friendly environment promote walking.A number of new public spaces have already beenprovided, such as an expanded Central Square inWembley and the new Stadium and Arena Squaresclose to the stadium. Further Additional publicspaces are required when further developmenttakes place, as set out in the Core Strategy.Clearly,Exclusively 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 pedestrianized areas,an assessment of the overall risk will be necessary.It is important also to recognise the benefits ofcycling; both walking and cycling which can bringhealth benefits as well as delivering modal shift tohelp reduce carbon emissions.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 Route6.40 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. It is also an The option toremove the pedestrian ramp over Engineers Wayto the Stadium from Olympic Way and replace itwith steps could be considered as part of futuredevelopment. This would mean, however, that analternative east – west through-route for vehiculartraffic would be needed, especially for event days.The council considers that supports the removal ofthe pedway pedestrian ramp and its replacement

Wembley Area Action Plan - Proposed Submission Version69Transport 6with an improved access arrangement betweenOlympic Way and the Stadium would greatlyenhance the southern part of Olympic Way andremove what is currently a poor street environment.It would be supportive of the removal of thepedestrian ramps whilst ensuring providing thataccess to the Stadium and emergency egress areintegral to the design, remains adequate and thatany changes help address what is currently a poorstreet environment.Cyclists6.41 The provision of shared surfaces, where allthe users of streets share the public realm, is arecognised way of improving the environment andsafety of pedestrians and cyclists as it leads tomuch more considerate use by drivers of motorvehicles. Clearly, exclusively pedestrian streets willalso provide a safe and attractive environment,especially for shoppers,and Brent is one of theMayor's ‘biking boroughs’ with the intention ofincreasing cycling levels in outer London. Thereis an existing network of dedicated signed cycleroutes (shown on Map 6.2) and stretches ofsecondary local routes which will provide a degreeof encourage people to access into the areaWembley by bicycle. However, cycle links intoWembley are poor or non-existent with a numberof physical barriers such as railways, the NorthCircular and the River Brent. Connections betweenWembley and Willesden are particularly limited.Picture 6.5 Cycle path, Great CentralWay6.42 The London Cycle Network (LCN+) aims toprovide Map 6.2 shows existing cycleinfrastructure, proposed improvements within theAAP area, and identifies possible new links acrossmajor barriers. The Wembley to Ealing cyclecorridor is identified as a priority for infrastructureinvestment in Brent’s Local Implementation Plan2011-14 (LIP2). Improvements and new cyclinginfrastructure will be planned through the LocalImplementation Plan, Strategic Infrastructure Plan,and Transport Strategy. Funding will be securedthrough developer contributions, the BikingBoroughs Programme, TfL and other future fundingstreams. convenient, safe and accessible radialand orbital linkages throughout London. Whereverpossible, these should be segregated and protectedfrom major road traffic. Limited facilities and routesexist in the Wembley area, therefore furtherenhancements would be desirable.

70Wembley Area Action Plan - Proposed Submission Version6 TransportMap 6.2 Cycling Infrastructure

Wembley Area Action Plan - Proposed Submission Version71Transport 66.43 New cycling infrastructure should be safeand attractive to cycle users with varying levels ofconfidence and experience. Bikes and pedestrianstravel 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.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 industrialarea. 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. and options for a public cycle hirescheme, such as the Central London scheme, couldalso be considered.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 development sites andprovides a strategic link between existing and futurefootpaths along the River Brent and WealdstoneBrook. This proposed bridge is shown on theProposals Map 6.2, and a plan showing the landtake required to support this improvement is shownin Appendix C.6.48 To ensure Wembley is a legible destinationfor visitors and tourists, the area will be made moreaccessible to pedestrians and cyclists throughimprovements to signage; particularly to localattractions, open spaces, cycle routes and canal.WEM 17Walking and CyclingMeasures The council will seek to implementto encourage walking and cycling by: are:1. Allowing shared surfaces in low traffickedareas in the new urban quarter close to theStadium.2. Promote Prioritising space for pedestrians,cyclists and public transport users inWembleythetraditional town centre andreducing the proportion of through traffic usingroutes through Wembley the town centre inways that maintain capacity for vehicles on thewider network.5.Ensuring e that any junction/ highwayimprovements and new streets are designedto prioritise take due account of pedestrian/cycle access, convenience and ease ofmovement, and the need to ensure a highquality public realm.3. Provide exclusively pedestrian streets inlocations with the heaviest footfall, and restrictservicing to early morning only.

72Wembley Area Action Plan - Proposed Submission Version6 TransportEnsuring that streets and spaces are designedso that conflict between road users is reducedand vulnerable users are protectedRequiring appropriate cycling facilities, suchas parking, showers and storage, as part ofall major new developments andrefurbishments.Identifying new cycle routes and signageopportunities for commuting, leisure and localcycling tripsMaximising cycling investment in Wembleyfrom all sources.4.Providing a new pedestrian and cycle bridgeover the Metropolitan/Jubilee/Chiltern rail linesnear St David's Close to address existingdeficiencies.6.Enhanceexisting Increasing the provision ofsecure cycle parking and introducing a CycleHub within the area.7. Continue to progress feasibility work on theWestern FootbridgeMajor Event Related Activity6.49 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.Picture 6.6 Event day coach parkingPicture 6.7 Event day crowds6.50 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 accessand 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 providing

Wembley Area Action Plan - Proposed Submission Version73Transport 6a 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 travel2. Provide an enhanced pedestrian environmentand introduce high quality public realmimprovements without detriment to residentsand visitors alike3. 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.WEM 18Event Related TransportIn 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 easilyBe flexible to allow use by cars if requiredPriorities for Investment6.53 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 councilhas, therefore, identified priorities for schemefunding and will produce a programme forimplementation alongside other priorities in keyareas such as education, housing and communityinfrastructure.Evidence Base - TransportWembley 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 Parking Strategy (MVA, July2012)Strategic Corridor Study (WestTrans,March 2012)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)

74Wembley Area Action Plan - Proposed Submission Version6 TransportWembley Masterplan Transport Review(MVA, November 2008)Draft London Cycling Design Standards(TfL,)

Wembley Area Action Plan - Proposed Submission Version75Transport 6Junction ImprovementCompleted JunctionImprovementVehicular GatewayPedestrian GatewayKey NodePrimary Wembley Highway AAP Access AreaCorridor Improvements tosupport non-car modesImproved connectivityRestoration of two-wayworkingNew Cycle/footbridgePGreen NetworkP PC CImproved Public RealmExisting/Future (Potential)Primary Car ParksExisting/Future (Potential)Coach ParkPCCPPMap 6.3 Transport Improvements

76Wembley Area Action Plan - Proposed Submission Version7 HousingStrategic Policy7.1 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 and mix of self containedaccommodation types and sizes, includingfamily sized accommodation on suitable sitesNon-self contained accommodation to meetidentified needsCare and support accommodation to enablepeople to live independentlyResidential care homes which meet a knownneed in the borough7.5 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 Context7.7 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 in Wembleyand 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 & Mix7.8 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 areawhere more family homes could be located.7.9 The Wembley 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. Thecouncil recognises that a mixed and balancedcommunity should contain a range of homes forgroups that are often socially disadvantaged and

Wembley Area Action Plan - Proposed Submission Version77Housing 7considers 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.Beds%* of unitsSocial/AffordableNW/FirstWayRentNE%* of unitsIntermediateNW/FirstWayNE%* of unitsSale/MarketNW/FirstWayNEWLAHInvestmentRequirementSocialRent(2008-11)products, will be considered where demonstrablehousing need can be met and viability groundsevidenced.Affordable HousingProportion of Affordable Housing7.13 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.7.11 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 highproportion of social rented 4 bed+ homes inWembley. Instead, a split with a higher proportionof 3 bed units is proposed.1231535451040404545104+ 5 1025Table 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, at a cost low enough forthem to afford will be accepted as part of the tenuremix in order to maintain a new supply of affordablehousing in Wembley. A policy on Affordable Rentwill form part of the borough’s DevelopmentManagement policy document. Introduction ofdifferent affordable housing tenures into theWembley housing mix, for example market sale4040203055153045251535257.14 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.Affordable Rent7.15 The reduction in capital funding foraffordable housing under the ComprehensiveSpending Review 2011-15 will significantly curtailthe delivery of traditional new build social rentedhousing at target rents in the short to medium term.In June 2011 a new category of affordable housingwas added for planning purposes.

78Wembley Area Action Plan - Proposed Submission Version7 Housingnumber of dependents. The council will providefurther guidance on new Affordable Rent in itsTenancy Strategy.Picture 7.1 Forum House, Empire way7.16 Affordable Rent is subject to rent controlsthat require a rent of no more than 80% of the localmarket rent, including service charges. Affordablerent now forms part of the tenure mix in Wembleyin order to maintain a new supply of affordablehousing in Wembley in the short to medium term,and support regeneration and growth in theborough. In line with the NPPF and the LondonPlan, the council will require Affordable Renthousing to meet the needs of households eligiblefor social housing at a cost low enough for them toafford, determined with regard to local incomes andlocal house prices. Affordable Rents, inclusive ofservice charge, will need to be set well below 80%of the local market rents in certain cases in orderto meet this affordability requirement, for example,on development of larger family accommodationwhich will be occupied by households with a greaterWEM 19Affordable RentAffordable Rent subject to rent controls thatrequire a rent of no more than 80% of the localmarket rent, including service charges, are anappropriate part of the tenure mix in Wembley.Affordable Rent will be required to meet theneeds of households eligible for social housingat a cost low enough for them to afford,determined with regard to local incomes andlocal house prices.Picture 7.2 Ada Lewis House, Empire WayHousing Mix (tenure and unit size)7.17 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

Wembley Area Action Plan - Proposed Submission Version79Housing 7communities, the character of an area and the formand density of new development, financial viabilityand funding availability.7.18 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.7.19 The current Wembley housing mix 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 theborough. The current Wembley housing mixguidance will therefore be adopted by the WembleyArea 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 housingWEM 20Housing MixThe housing mix guidance provided in table7.1 will be applied in the relevant parts ofWembley. Additionally, new Affordable Rentthat meets the needs of households eligiblefor social housing, with eligibility determinedwith regard to local incomes and local houseprices, at a cost low enough for them to afford,will be accepted as part of the tenure mix.The council will encourage intermediateaffordable housing tenures, such asdiscounted market sale products, where thecouncil can secure future equity payments thatcan be recycled into new affordable housing.Proportion of Family Housing7.20 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 Embankment7.21 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 the Wembley Growth area thistarget will apply in Wembley. Further guidance onthe appropriate unit size mix for new housing inWembley is set out in Table 7.1, which identifiesthe North East District as able to provide a higherproportion of family housing.7.22 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.WEM 21Family HousingAt least 25% of new homes in Wembley 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.

80Wembley Area Action Plan - Proposed Submission Version7 HousingSupported Housing7.23 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 ofexisting 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 Housing7.24 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. The most 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 WEM 26).WEM 22Extra Care HousingAn 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 People7.25 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.7.26 The West 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.7.27 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 proposalsin 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.7.28 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.

Wembley Area Action Plan - Proposed Submission Version81Housing 7WEM 23Wheelchair Housing and SupportedHousing10% 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 Sector7.29 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.7.30 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.7.31 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 housingmanagement at affordable rents, and thatappropriate long term financial and nominationsarrangements can be secured.WEM 24Private Rented SectorThe 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.

82Wembley Area Action Plan - Proposed Submission Version7 HousingStudent Accommodation7.32 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.APPLICATIONQuintain NorthWest LandsDexion HouseQuintain iQKelaty HouseVictoria HallSTATUSCttee approved 12.05.11 subjectto s106 and GLA approvalConsent granted 14.06.11To be completed by summer 2012Consent granted 26.10.12September 2011TotalROOMSup to 8806616605994352,636Table 7.2 Permissions for student accommodation inWembley7.33 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 newstudent rooms will be completed. Further studentaccommodation proposals are in the pipeline whichwould provide 2,636 bedrooms in total.7.34 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 proposalsin Wembley 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.7.35 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.7.36 Brent acknowledges that students cancontribute significantly to the local economy.However, an increase in student population canalso put pressure on some types of services andfacilities 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.

Wembley Area Action Plan - Proposed Submission Version83Housing 7WEM 25Picture 7.3 Student housing underconstruction in North End RoadStudent AccommodationTo 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 People7.37 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.7.38 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 2013.7.39 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 - HousingWest 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)Brent Gypsy and TravellerAccommodation Needs Assessment(Fordham Research, March 2008)West London Affordable HousingInvestment Guide 2008-11 (West LondonHousing Partnership, July 2007)Brent Housing Needs Survey (FordhamResearch, June 2004)

84Wembley Area Action Plan - Proposed Submission Version8 Town centres, shopping, leisure and tourismStrategic Policy8.1 The Wembley area currently includes twotown centres; Wembley town centre to the southwest and Wembley 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 expandedeastwards 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 2011.Policy ContextWembley Park8.4 Wembley Park is designated as a DistrictCentre, extending both north and south of WembleyPark 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, cafesand takeaways (10% of total floorspace).8.5 There are no development opportunitiesidentified within the centre itself - currently approvedapplications lie outside the town centre boundaries.South of the centre, construction has started on anew Wembley designer outlet centre and cinemaand food and drink complex alongside the newWembley pedestrian boulevard. Also, in 2011planning consent was granted for a new retail streetwhich will link the Boulevard with Wembley Parkcentre. This will be a further extension of Wembleytown centre as the new boulevard will extend fromclose to Wembley Stadium station eastwards toEngineers Way.Wembley Town Centre8.6 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.Town Centre Hierarchy8.7 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.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;

Wembley Area Action Plan - Proposed Submission Version85Town centres, shopping, leisure and tourism 818.4% 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.Convenience and comparison floorspace8.8 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.8.9 Strategic Industrial Area8.10 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 Wembley8.11 Brent Retail Needs and Capacity 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.8.12 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 SquareCivic, leisure, hotel and conferencing uses8.13 Brent council’s new Civic Centre is to belocated within the heart of the new Wembley, closeto the stadium. The Civic Centre will provide civicand community uses, as well as some conferencingfacilities. Other new developments will alsocontribute to this offer including two schemes whichare currently being constructed including the newHilton Hotel and Shubette House. A new swimmingpool has also been approved as part of anapplication for a mixed use scheme at DexionHouse. Wembley Stadium provides conferencingaccommodation on non-event days.8.14 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. While many of the land owners withinWembley do not consider these uses to be overlyprofitable, there is some appetite to provide theseon a smaller scale, creating an agglomeration ofthese uses which could collectively meet thecouncil’s vision for the area.Wembley as a cultural destination8.15 Wembley has a number of cultural assets,including the National Stadium, Fountain TVStudios and Wembley Arena, with the area hostingsome events for the 2012 Olympics. The Wembley

86Wembley Area Action Plan - Proposed Submission Version8 Town centres, shopping, leisure and tourismAAP seeks to build upon this cultural and artisticoffer and further promote Wembley as a culturaldestination.Picture 8.2 New cinema & retail outlet storesExpansion of the Town Centre8.16 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 usesacross 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 across the newpart of the centre extending to the east of the HighRoad.8.17 Planning policy for the town centre shouldbe sufficiently flexible to allow for appropriatedevelopment to be attracted to the area, which willexpand the town centre, whilst protecting the keyroles 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 from Wembley Masterplan showingindicative roles for parts of the area8.18 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 proposed outlet centre, cinema, etc., currentlyunder construction to the west of the Stadium.However, since the Core Strategy was adopted in2010, consent has been granted for a further30,000 sq m of new floor space on the NW Landsto provide a new shopping street between the twocentres. When all schemes are implemented, therewill be largely continuous active frontage fromEaling Road to Bridge Road. It is logical to definethe town centre from Wembley Park to Ealing Roadas shown on Map 8.1. This includes the officebuildings and hotel on the east side of OlympicWay. Within this, the long-standing designatedPrimary and Secondary frontages will remainlargely as currently defined for the present, althoughthe council is committed to reviewing these oncethe new retail and leisure developments (Quintainstage 1 and North West Lands) are built out andopen.

Wembley Area Action Plan - Proposed Submission Version87Town centres, shopping, leisure and tourism 8Map 8.1 Town Centre Designations

88Wembley Area Action Plan - Proposed Submission Version8 Town centres, shopping, leisure and tourismWEM 26New retail, leisure and office developmentNew retail, leisure and office development willbe directed to the town centre as defined onthe Proposals Map. Edge of centre retail andleisure development will be consideredappropriate only when existing town centresites have been developed or where theproposed use, because of its size, is incapableof being accommodated on an existing towncentre 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.Shops (Use class A1) will not generally beappropriate on the eastern side of OlympicWay.Picture 8.3 Specialist jewellery shopin WembleyPicture 8.4 Wembley Big Dance EventLeisure, Tourism and Cultural uses8.19 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 is 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 isdesignated 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.WEM 27Leisure, Tourism and Cultural usesStrategic Cultural AreaMajor leisure, tourism, and cultural uses areencouraged within the Strategic Cultural Areaarea shown on the Proposals Map. Majorleisure, tourism and cultural development isappropriately located on sites to the east ofOlympic Way as shown on the Proposals Map.Leisure, tourism, and cultural uses can formpart of a mixed use scheme, including officeand residential, where appropriate. Significant

Wembley Area Action Plan - Proposed Submission Version89Town centres, shopping, leisure and tourism 8improvements to public transport will berequired where development will attract a largenumber of trips.Hot Food TakeawaysPicture 8.5 Wembley Arena8.20 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.WEM 28Hot 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 Facilities8.21 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

90Wembley Area Action Plan - Proposed Submission Version8 Town centres, shopping, leisure and tourismto 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.WEM 29Conferencing FacilitiesThe 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.WEM 30Temporary Creative UsesThe use of vacant sites or buildings will bepromoted for occupation by temporary creativeuses, especially creative industries that willbenefit Wembley’s retail, leisure, tourism andcreative offer.Temporary Creative Uses8.22 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.Picture 8.6 Performance art at ArenaSquareEvidence Base - Town CentresTakeaways 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)

Wembley Area Action Plan - Proposed Submission Version91Social infrastructure 9Strategic Policy9.1 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 schoolsExtensions to existing schoolsNursery placesHealth facilities with space for 14 GPs and 11new dentistsNew multi use community facilities9.4 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 new multi-functionalcommunity facilities should be provided at 370m 2per 1000 population.Policy Context9.5 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. Existingsocial infrastructure in Wembley 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 in Wembleyincluding religious and non religious facilities. Somefacilities successfully rent out community space toprovide revenue for management and maintenance;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 and2 see also the open space and sports chapter

92Wembley Area Action Plan - Proposed Submission Version9 Social infrastructurethe council is committed to further updates on aregular basis so that the necessary provision tomeet needs arising from development are known.9.9 S106 funding has made, and continues tomake, a significant contribution to the infrastructurerequirements of development in Wembley. 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 Places9.10 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 121 primaryschools in the Wembley area, including . In addition,planning permission has recently been given for anew primary school in the grounds of PrestonManor High School which is due to opened inSeptember 2011. Population growth with housingdevelopment will need further primary schoolprovision, which could be met by building newand/or expanding existing primary schools in thearea. New secondary school places are alsoneeded. However, pressure on existing secondaryschools is currently less critical and as theircatchment area is larger, these do not necessarilyneed to be located directly within the area ofpopulation growth. As new nursery and other daycare provision have limited space requirements,these can be accommodated relatively easily withinthe AAP area as and when demand grows.Likewise nursery facilities have small spacerequirements and could be combined with othernew or expanded primary school facilities.Health9.11 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 currentlyvacant. Strategic decision making within the healthsector is at the present time going through a periodof uncertainty as the government implementshealthcare reform.Picture 9.1 Monks Park health clinic9.12 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 Facilities9.13 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

Wembley Area Action Plan - Proposed Submission Version93Social infrastructure 9lack 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 and Metropolitan Police Serviceto ensure the delivery of necessary policing facilitiesin Wembley 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 ofaffordability, 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.WEM 31Community FacilitiesIn 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 community facilitiessocial infrastructure including religious,community and cultural provision in locationsaccessible to all sections of the communityand within easy reach by walking, cycling andpublic transport within the AAP area; and6. Actively support the provision of meanwhileand temporary uses that will provideopportunities for social interaction.Evidence Base - Social InfrastructureBrent Infrastructure and InvestmentFramework (LBB, October 2011)

94Wembley Area Action Plan - Proposed Submission Version10 Response to climate changeStrategic Policy10.1 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 UK Climate 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 ofclimate 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 Context10.5 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 in Wembley 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 in Wembley 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.

Wembley Area Action Plan - Proposed Submission Version95Response to climate change 10Climate Change MitigationDecentralised Energy10.8 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. There isa significant financial risk in pursuing a singleenergy centre solution for Wembley and this wouldrequire substantial viability testing. It is consideredmore appropriate to ensure developments withinWembley are network ready by installing theappropriate infrastructure to connect to any futuredistrict energy network should it be forthcoming inthe future.WEM 32Decentralised EnergyMajor 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 energycentre should be designed so that they canswitch to the energy centre once it isavailable. Decentralised energy systemsincorporating energy from waste will besupported.Energy from Waste10.9 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 technologiesthat are able to produce energy from waste withoutdirect combustion. Any proposed technologies mustnot pose a threat to human health or theenvironment. A high standard design of the buildingand chimney stack must be achieved.WEM 33Energy from WasteMajor 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.

96Wembley Area Action Plan - Proposed Submission Version10 Response to climate changeClimate Change AdaptationGreening Wembley10.10 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 mostlyunderused. 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 34Urban GreeningDevelopment proposals must incorporateurban greening measures such as green roofs,green walls, trees and soft landscaping.Wherever possible, opportunities to connectnew green spaces to existing green spacesshould be maximized to help create greeninfrastructure. Where site constraints limit thelevel of urban greening that can be providedon site, a financial contribution will berequired. Local food growing facilities will besupported as stated in (see policy WEM 38 inthe Open Space chapter).FloodingPicture 10.1 Living wall & planted balconies10.11 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 newdevelopment 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 should be used in areas knownto be for sites at risk from any form of floodingincluding fluvial and surface water flooding.Planning recommendations are provided for sitesat risk of flooding in the Site Proposalschapters. Inappropriate The council has a proactiveapproach to risk reduction when considering thesuitability of sites for future development in theWembley Area Action Plan, in line with therecommendations of the Strategic Flood RiskAssessment (SFRA). New development in areasat risk of flooding will be required to apply asite-level sequential test to ensure should beavoided by directing development is steered awayfrom areas at highest risk and located in line withthe NPPF flood risk vulnerability classificationbutwhere development is necessary, making it safewithout increasing flood risk elsewhere.10.13 In most of the urban area, roads and landare usually impermeable which can lead to surfacewater flooding. Much of Wembley is prone tosurface water flooding.The Flood and WaterManagement Act 2010 requires local authorities

Wembley Area Action Plan - Proposed Submission Version97Response to climate change 10across England and Wales to develop, maintain,apply and monitor a Brent’s Surface WaterManagement Plan (SWMP) provides a strategy forlocal flood risk management in the borough.theirareas. Brent Surface Water Management Plan(BSWMP),which contains the Preliminary FloodRisk Assessment and a Flood Risk ManagementPlan,The document identifies and designates aCritical Drainage Area (CDA) for the WembleyStadium area which has several areas of surfacewater flooding affecting property and criticalinfrastructure. Three WAAP sites fall into a LocalFlood Risk Zone (LFRZ). aims to help manage andreduce surface water flood risk in Brent.10.14 The Act also introduces the requirementsfor d Developers are required to constructinclude sustainable urban drainage systems(SUDS) in their schemes. The SWMP identifiesspecific SUDS measures for the Wembley StadiumCDA to relieve pressures on the drainage system,reduce flood risk and the demand for fresh water.These include rainwater harvesting and grey waterrecycling, canhelprelieve pressures on the drainagesystem, It canreduce flood risk and the demand forfresh water. SUDS such as green roofs, filter stripsand swales, storm water storage tanks, permeableand porous pavements, re-profiling of ground levels,basins, ponds, reed beds can help reduce thevolume and speed of water flowing into drains andeliminate surface water flooding. BSWMP favoursthe application of SUDS. 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 drainage scheme10.15 In addition, Most of the sewer network inthe Wembley area is undersized. Carefulconsideration must be given to issues of sewerflooding, both on and off site, as a result of newdevelopment. Developers may be required to carryout studies to ascertain whether proposeddevelopment will lead to overloading of the existingsewer 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 SUDS Approval 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 35Flood RiskAll proposed development in Flood Zones 2and 3 will require a detailed Flood RiskAssessment (FRA), in accordance with Section6.7 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.Proposals within Flood Risk Zones 3a (HighProbability and Climate Change) and 2(Medium Probability) will be required to passthe Sequential Test, and where a site isaffected by Flood Zone 3a, the Exception Test

98Wembley Area Action Plan - Proposed Submission Version10 Response to climate changemust be applied.Proposals will need todemonstrate how flood risk is reduced bysequential layout of the site and form ofdevelopment.All proposals for development inFlood Zones 2 and 3a&b will require a fullFlood Risk Assessment (FRA). Proposals inFlood Zone 1 which are over 1 hectare in sizewill also require a site specific FRA.Development proposals in the area abovemust demonstrate that there will be no net lossin floodplain storage nor an increase inmaximum flood levels, within adjoiningproperties as recommended by Brent'sStrategic Flood Risk Assessment Report Level1 (2007).Developments will be required to implementSUDS to ensure that runoff from the site (postredevelopment) does not exceed Greenfieldrunoff rates.In order to reduce surface waterflood risk in the area, all major proposals willbe required to apply SUDS in accordance withBrent Surface Water Management Plan.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 ChangeWAAP 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)

Wembley Area Action Plan - Proposed Submission Version99Response to climate change 10Map 10.1 Flood Zones in Wembley

100Wembley Area Action Plan - Proposed Submission Version11 Open space, sports and wildlifeStrategic Policy11.1 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 2005-6). London Plan policy 3.19encourages the enhancement and increasedprovision of sports facilities.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 GrowthArea identifies the need for a new park (1.2ha) and3 pocket 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 Strategy Wembley GrowthArea Key Diagram shows existing open spacesand indicates the location of 4 new public openspaces and proposed pedestrian links to openspace.Policy Context11.3 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 the Metropolitan, Jubileeand 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

Wembley Area Action Plan - Proposed Submission Version101Open space, sports and wildlife 11Map 11.1 Existing Open Spaces

102Wembley Area Action Plan - Proposed Submission Version11 Open space, sports and wildlifeOpen Space in WembleyWEM 36Picture 11.1 King Edward VII Park11.5 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.Picture 11.2 New park - artists impression11.7 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.Open Space ProvisionThe council will require a new park in Wembleyto 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.

Wembley Area Action Plan - Proposed Submission Version103Open space, sports and wildlife 11Open Space Improvements11.9 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 award11.10 There are a number of options forachieving this including creating new public openspace and improving access to existing openspaces (shown on Map 11.2). Any improvementswill require consultation with key stakeholders, initialinvestment and ongoing maintenance andmanagement. Development contributions towardsopen space improvements will be included inappropriate site allocations.WEM 37Open Space ImprovementsThe 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 CloseWhere appropriate, contributions fromdevelopment proposals will be sought towardslocal open space improvements.

104Wembley Area Action Plan - Proposed Submission Version11 Open space, sports and wildlifeMap 11.2 New Public Open Space Links

Wembley Area Action Plan - Proposed Submission Version105Open space, sports and wildlife 11Food Growing11.11 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 38Food GrowingThe 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 temporarilyfor food growing will be encouraged. Thecouncil will seek contributions fromdevelopment at Vivan Avenue to enableallotment expansion.Sports FacilitiesPicture 11.4 Example of foodgrowing11.12 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 bedelivered in a number of ways including councilcapital investment, access to school facilities andfunding from development.WEM 39Sports FacilitiesThe council will seek contributions fromdevelopment and use these to improve theprovision of sports facilities in Wembley andwill work in partnership with schools to makenew or upgraded sports facilities available forthe local community use out of school hours,e.g. Copland Community School.

106Wembley Area Action Plan - Proposed Submission Version11 Open space, sports and wildlifePlay Provision11.13 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 (2008), 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 40Play ProvisionThe council will require new, major housingdevelopment to provide children's play spaceaccording to the following standards:A minimum of 10m 2 per child (5-17 years)of 'neighbourhood playable space'.A minimum of 10m 2 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 (2008)and set out in the Wembley Masterplan. With theexpected density level, a minimum of 10m 2 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 Nature11.15 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 Line embankment.Much of Wembley is considered to be Whenimproving areas for wildlife deficiencyt inareas ofwildlife, a careful balance should be struck betweenensuring separate undisturbed habitat zones andareas that people can enjoy and relax in.WEM 41Picture 11.5 Example of a green roofAccess to NatureThe 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 Policy WEM 42River 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.

Wembley Area Action Plan - Proposed Submission Version107Open space, sports and wildlife 1111.16 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 Brook11.17 The River Brent and the Wealdstone 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, which is partlyculverted underground, is owned and managed bylandowners across the AAP area. It is essentialthat the Feeder is maintained appropriately.Historically the Wealdstone Brook has beencanalised and culverted along its length to makeway for development. Future regeneration shoulduse the opportunity to restore the natural rivercorridor by partial naturalisation.11.19 The Wealdstone 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 would help meet therequirements of the Thames River BasinManagement Plan and the need to improve waterquality. Under the Water Framework Directive(WFD), rivers and river bodies are assessed ontheir water quality. The assessment classified theRiver Brent as having a poor ecological status andthe Wealdstone Brook as having a moderate status.The WFD has set the objective for these to achievea good status or good potential 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 42River Brent and Wealdstone BrookThe 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 have regards to its natural settingand 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 WayCorridor chapter and site proposals: W 25 AmexHouse, W 26 Watkin Road and W 27 Euro CarParts in the Wembley Eastern Lands chapter.

108Wembley Area Action Plan - Proposed Submission Version11 Open space, sports and wildlife11.23 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.Evidence Base - Open SpaceActive People Survey (Sport England,December 2011)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 2008-2010(LBB, 2008)

Wembley Area Action Plan - Proposed Submission Version109Wembley High Road 12Wembley High Road: Site ProposalsW 3Park Lane4W 4High RoadW 5High RoadW 2PPSite Proposal BoundaryW 1Ealing RoadW 1Site Proposal NumberLand Take RequiredW 1Wembley West EndW 4Wembley High Road/Chiltern Line Cutting SouthPActive FrontagePedestrian RouteExisting Car ParkW 2W 3London RoadW 5Chiltern Line Cutting NorthCopland School & Brent HousePFuture (Potential) Car ParkJunction ImprovementMap 12.1 Wembley High road

110Wembley Area Action Plan - Proposed Submission Version12 Wembley High Road12.1 Wembley High Road forms a vitalconnection between the new Wembley Masterplanareas and Wembley 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 eventsbetween Wembley Central and Wembley 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.Wembley West EndContext12.3 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.12.4 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.12.5 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 History12.6 No relevant planning history exists for thissite.Site W 1Wembley 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 to Wembley 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 behindthe development to provide increased capacityat the Montrose Crescent car park, serving thewestern gateway to the town centre.Indicative Development Capacity - 250 units

Wembley Area Action Plan - Proposed Submission Version111Wembley High Road 12Justification12.7 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.12.8 The Ealing Road section has been includedto encourage a comprehensive approach todevelopment. The transport and mobility 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 thiswestern end of the town, will help enhance theeffectiveness of public realm enhancements withinthe town centre.London RoadContext12.9 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, cafe and restaurant uses.Planning History12.10 There is no relevant planning history forthis site.Site W 2London 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.Indicative Development Capacity - 50 unitsJustification12.11 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.Chiltern Line Cutting NorthContext12.12 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.12.13 More detailed planning guidance for thesite is contained within the Wembley Link SPDadopted in July 2011

112Wembley Area Action Plan - Proposed Submission Version12 Wembley High RoadPlanning History12.14 There is no relevant planning history forthe site.Site W 3Chiltern Line Cutting North(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.Site W3 is in a Local Flood Risk Zone (LFRZ)in the Wembley Stadium Critical 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.Indicative Development Capacity - 15 unitsJustification12.15 As the whole of the cutting on the northside is identified as an Area of Nature ConservationImportance as well as a Wildlife corridor, thensignificant 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 SouthContext12.16 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.12.17 More detailed planning guidance for thesite is contained within the Wembley Link SPDadopted in July 2011.Planning History12.18 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 4High 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.

Wembley Area Action Plan - Proposed Submission Version113Wembley High Road 12Development 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 retailalong the frontage, potentially with office abovethese, and residential above this, whereappropriate. Student accommodation or hotelwould also be appropriate within this site.Development proposals should include activefrontages.Land will be required at Wembley Triangle forroad widening on redevelopment of the site,as shown on the Proposals 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.Indicative Development Capacity - 890 unitsJustification12.19 The existing units are located within aprime position between the emerging Wembley 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 the Wembley 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 distance12.20 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 HouseContext12.21 The site comprises Copland School,including a small northern part of the playing fields,together with the adjacent Brent House officebuilding and car park.12.22 More detailed planning guidance for thesite is contained within the Wembley Link SPDadopted in July 2011.Planning History12.23 Outline planning consent (LPA ref:02/2699) forSite W 5Copland School and Brent House(4 hectares)Mixed use development on the High Roadfrontage with new / rebuilt school to the rear.The ground floor on the High Road frontageshould be commercial retail development,potentially including a medium sized food store(approximately 6000m²) with associated carparking. Residential development either aboveor adjacent to the retail should include a highproportion of family housing.

114Wembley Area Action Plan - Proposed Submission Version12 Wembley High RoadDevelopment of the school to the rear of thesite should accommodate, if possible, anadditional form of entry on current capacity.as residential. A large foodstore with parking forthe town centre is the favoured option for the BrentHouse site.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.Indicative Development Capacity - 370 unitsJustification12.24 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 anactive 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 well

Rutherford WayWembley Area Action Plan - Proposed Submission Version115Comprehensive Development Area 13Comprehensive DevelopmentArea: Site ProposalsSite Proposal BoundarySite Proposal NumberW 6Land Take RequiredActive FrontagePedestrian RouteNew Public Open SpaceW 10W 13W 11Empire WayW 12W 14Olympic WayW 14North End RoadW 16W 15FultonW 17 W 18RoadSW 6W 7W 8W 9W 10South Way Site adjacentto Wembley Stadium StationMahatma Gandhi HouseLand West of WembleyStadiumYork HouseDexion HouseSOlympic WayNew Primary SchoolNew BoulevardNew Shopping StreetJunction ImprovementEmpire WayW 8Civic CentreEngineers WayEngineers WayW 19W 11W 12W 13W 14Malcolm HouseNorth West LandsStadium Retail ParkArena House & Crescent HouseW 9W 15Apex House & Karma HouseW 161 Olympic WayW 7W 6South WayW 17W 18W 19Olympic Way Office SiteWembley Retail ParkWembley Stadium Car ParkMap 13.1 Comprehensive Development Area: Site Proposals

116Wembley Area Action Plan - Proposed Submission Version13 Comprehensive Development Area13.1 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 LINKContext13.2 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 WembleyCentral 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.13.3 The Land Around Wembley Stadium Stationsite includes a number of potential developmentareas which are under different ownerships. This,together with the irregular shapes of some of thedevelopment sites constrains potentialdevelopment.13.4 There is potential to re-align South Way toenable a larger development parcel including boththe LDA Land and Mahatma Gandhi House.13.5 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.13.6 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 StationPlanning History13.7 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 12,961sqm13.8 The proposal also included new stationfacilities at Wembley Stadium Station including anew bridge and platform access, and a new publicsquare.13.9 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.13.10 Alternative proposals to that detailed abovewill considered equally acceptable by the councilproviding that they are inaccordance with the siteproposal below and with other policies in the Plan.Site W 6South 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 Park

Wembley Area Action Plan - Proposed Submission Version117Comprehensive Development Area 13Boulevard. 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 interchangeThe 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 theProposals Map and in Appendix C.Site W6 is in a Local Flood Risk Zone (LFRZ)in the Wembley Stadium Critical 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.Indicative Development Capacity - 341 unitsMahatma Gandhi HouseContext13.11 Mahatma Gandhi House is an officebuilding on the north side of the junction of SouthWay and Wembley Hill Road which is to be vacatedby the council early in 2013. It is to be availablefor re-occupation, conversion or redevelopment.Planning History13.12 No recent, relevant planning history.Site W 7Mahatma Gandhi House(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 Proposals Map, and Appendix C.Indicative Development Capacity - 76 units (ifresidential)Justification13.13 The land around Wembley 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.13.14 Most of the land is vacant and White HorseBridge provides a new high quality pedestrian linkover the railway alongside a new public space.

118Wembley Area Action Plan - Proposed Submission Version13 Comprehensive Development Area13.15 Mahatma Ghandi house provides anopportunity for conversion or redevelopment. Therehas been little demand for offices thereforealternative use is considered appropriate.Land West of Wembley StadiumContext13.16 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 andnew 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 History13.17 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 8Land 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.Thecouncil will support proposals to relocatethe existing 5-a-side football centre should berelocated to a nearby site on development ofits 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.Indicative Development Capacity (remaining)- 1,500 unitsJustification13.18 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.

Wembley Area Action Plan - Proposed Submission Version119Comprehensive Development Area 13York HouseJustificationDexion HouseContext13.19 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 WayPlanning History13.20 Planning permission (LPA ref: 08/0827)granted in July 2008 to integrate the outlet centreinto York House.Site W 9York 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.Indicative Development Capacity - 60 units13.21 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 DISTRICTContextArea: 9.7 hectares13.22 The North West 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 Parkstation, is well located for business developmentwhere new purpose-built offices are an appropriatepart of the mix.13.23 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 is underconstruction and will be completed early in 2013.Context13.24 A part-occupied office building withpotential for redevelopment. Within the designatedWembley Growth Area and town centre.Planning History13.25 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.13.26 The council would support acomprehensive approach to the redevelopment ofDexion House and Malcolm House together shoulddevelopment of each site individually not comeforward.Site W 10Dexion 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 should

120Wembley Area Action Plan - Proposed Submission Version13 Comprehensive Development Areabe 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 Proposals Map andin Appendix C.Indicative Development Capacity (if residential)– 129 units.Justification13.27 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 populationgrowth from new housing, to serve central areasof the borough. The outstanding planning consentcommits the community pool to this site.Malcolm HouseContext13.28 Cleared site which was formally an officebuilding at the junction of Fulton Road with EmpireWay. Within the designated Wembley 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 History13.29 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 room with basement parkingfor 53 spaces, totalling a 10,791sqm of floor space.13.30 As stated above, the council would supporta comprehensive approach to the redevelopmentof Dexion House and Malcolm House together.Site W 11Malcolm 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 on redevelopment of thesite for the junction improvement as shown onthe Proposals Map.Indicative Development capacity (if residential)– 62 units.Justification13.31 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 LandsContext13.32 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, is being 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 History13.33 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)

Wembley Area Action Plan - Proposed Submission Version121Comprehensive Development Area 13Community: 1,500sqm to 3,000sqmLeisure and Entertainment: up to 5,000sqmStudent accommodation/ serviced apartments/apart-hotels: 7,500sqm to 25,000sqmSite W 12North 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 Proposals Map and in Appendix C.Indicative Development Capacity - 815 units.Justification13.34 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 ParkContext13.35 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 History13.36 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 13Stadium 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 towardsenvironmental improvements, including roadand junction adjustments on the gyratory atthe junction of Wembley Park Drive, EmpireWay and Bridge Road. Landscapeimprovements fronting onto Empire Way, andespecially Olympic Way, should also beincluded.

122Wembley Area Action Plan - Proposed Submission Version13 Comprehensive Development AreaThe 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.Indicative Development Capacity - 50 unitsJustification13.37 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 HouseContext13.38 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.13.39 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 comeforward 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 History13.40 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 14Arena 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 Proposals Mapand Appendix C, to allow North End Road tobe re-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

Wembley Area Action Plan - Proposed Submission Version123Comprehensive Development Area 13‘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. Any redevelopment of CrescentHouse should have regard to flood risk andflood risk assessment will be required.Opportunities to semi-naturalise the Brook andprovide for public access will be sought onredevelopment of the site.Justification13.41 Because of the noise generated by therailway and station, and the limited residentialamenity, long term residential development ofArena House is not will only be consideredappropriate on the site if it meets outdoor amenityspace requirements and provides sufficient noiseand vibration attenuation against the railway line.Potential heights set out in the Wembley Masterplanneed 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.13.42 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 WAY13.43 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 buthas 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.13.44 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.Apex House & Karma HouseContext13.45 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 History13.46 Karma House has an unimplementedpermission for a 120 bed hotel and 108 roomapart-hotel (LPA ref: 05/0626).Site W 15Apex House & Karma House(0.3 hectares)This site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.

124Wembley Area Action Plan - Proposed Submission Version13 Comprehensive Development AreaThe 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 Karma House 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.Indicative Development Capacity (if residential)- 85 unitsJustification13.47 A well-located site outside the designatedSIL. Two relatively low-grade industrial buildingswith ancillary offices which could be redevelopedat substantially higher densities.1 Olympic WayContext13.48 1 Olympic Way 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 History13.49 None relevant.Site W 161 Olympic Way(0.68 hectares)This site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.Any redevelopment of the existing offices isexpected to follow the form set out in themasterplan in order to maintain Olympic Wayas 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 of Wealdstone Brook. Furthersite-specific details are set out in thesequential test assessment for the WAAP.The council would wish to improve the settingof the Wealdstone Brook and the tree beltthrough the north of the site. Opportunities tosemi-naturalise the Brook and provide forpublic access will be sought on anyredevelopment of the site. Redevelopmentproposals must be accompanied by a floodrisk assessment.Development of this site should contribute toan upgrading of the northern part of OlympicWay including the underpass to Wembley Parkunderground station.A small area of land on North End Road isrequired, as shown on the Proposals Map, andin Appendix C, to allow the road to bere-opened at the junction with Bridge Road.

Wembley Area Action Plan - Proposed Submission Version125Comprehensive Development Area 13Justification13.50 The building is ideally located for continueduse as offices.Olympic Way Office SiteContext13.51 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 17Olympic Way Office Site(1.2 hectares)This site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.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 thedevelopment, 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.Indicative Development Capacity: 250 unitsJustification13.52 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 ParkContext13.53 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 History13.54 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 18Wembley Retail Park(4.9 hectares)

126Wembley Area Action Plan - Proposed Submission Version13 Comprehensive Development AreaThis site will provide a new residential districtsupplying a high proportion of family sizedhousing including dwellings at ground level.The Wembley 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.Indicative Development Capacity - 500Justification13.55 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 PARKContext13.56 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 History13.57 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 19Wembley 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. TheWembley Masterplan seeks the developmentof a major leisure attraction that willcomplement and add to Wembley’s offer onstadium non event days. It is likely that the siteis large enough, and in such close proximityto the Stadium, that a multi use complex canbe accommodated and serviced. The physicaland operational relationship between any newdevelopment and the Stadium will requirecareful policy management 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 policy WEM17).Justification13.58 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.13.59 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 of

Wembley Area Action Plan - Proposed Submission Version127Comprehensive Development Area 13the Stadium. The site is a particular opportunitywithin 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.

128Wembley Area Action Plan - Proposed Submission Version14 Wembley Park/Empire Way CorridorWembley Park/EmpireWay Corridor: Site ProposalsW 24Forty LaneW 20Site Proposal BoundarySite Proposal NumberW 22BrookBridge RoadW 23AvenueActive FrontageBuffer ZoneW 21Junction ImprovementEmpire WayW 20W 20W 21W 22Cottrell House21-31 Brook AvenueW 23W 24Wembley Park Station Car ParkThe Torch/Kwik Fit EuroTown HallMap 14.1 Wembley Park/Empire Way Corridor: Site Proposals

Wembley Area Action Plan - Proposed Submission Version129Wembley Park/Empire Way Corridor 1414.1 This section deals with potentialdevelopment sites located outside of thecomprehensive development area from WembleyPark towards Wembley Triangle.Cottrell House & Norman HouseContext14.2 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 History14.3 There is no relevant planning history for thissite.Site W 20Cottrell 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.Indicative Development Capacity - 55 unitsJustification14.4 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 AvenueContext14.5 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 developmentof 5-7 storeys. The proximity of Wembley Parkstation presents on opportunity to redevelopsuburban housing at significantly higher density.Planning History14.6 In June 2011, planning permission wasgranted for a part 5,6 and 7 storey buildingscomprising of 33 flats (planning ref: 10/2814).Site W 2121-31 Brook Avenue(0.6 hectares)Redevelopment for residential use includingat least as many family sized units as wouldbe lost and associated amenity space.Development should provide a buffer to thebrook of at least 8 metres andsemi-naturalisation of the brook will be sought.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 beprovided 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. Proposals in Flood Zones 2 and3 must be accompanied by a flood riskassessment and the sequential test and

130Wembley Area Action Plan - Proposed Submission Version14 Wembley Park/Empire Way Corridorexception test should be applied. Developmentshould not impede flood water flows andshould not increase surface water run-off orreduce water storage. Basement dwellings willnot be allowed in flood Zone 3.Indicative Development Capacity - 160 unitsJustification14.7 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 the Wealdstone Brookand River Brent policy in the Open Space chapter.Wembley Park Station Car ParkContext14.8 The site borders the railway line to the north,the remainder of the car park to the east, BrookAvenue to the south and Forty Avenue to the west.There are a number of mature trees along thesouthern and north western boundaries. Beyondthe site’s north western boundary stands the OriginHousing Association three storey apartment blockPargraves Court.Planning History14.9 The site has no relevant planning history.Site W 22Wembley Park Station Car Park(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.Indicative Development Capacity - 100 unitsJustification14.10 The site is located in a predominantlyresidential area, outside the Wembley town centre,and is, therefore, considered suitable for residentialdevelopment, which will contribute towards deliveryof the council’s growth strategy.The Torch/Kwik Fit EuroContext14.11 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 History14.12 There is no relevant planning history forthis site.Site W 23The Torch/Kwik Fit Euro(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.Indicative Development Capacity - 100 units

Wembley Area Action Plan - Proposed Submission Version131Wembley Park/Empire Way Corridor 14Justification14.13 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 HallContext14.14 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.14.15 More detailed guidance on theredevelopment of this site is contained in the DraftTown Hall Planning Brief 2011.Planning History14.16 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 24Town Hall(2.1 hectares - 0.5 assumed developable area)Mixed use development. Appropriate usesinclude offices, retail (for local needs only),residential, hotel and community facilitiesensuring the retention of the Listed Building.Any change of use and/or development shouldenhance and not detract from the characterand importance of the Town Hall, and haveregard for existing traffic problems tosurrounding residential areas and seek toimprove these conditions. Due to the ListedBuilding status, the entire area has not beenused to estimate the indicative developmentcapacity. The area to the rear of the buildingcould possibly be used for development.Height should not exceed the current heightof the Town Hall of 5 storeys. A Flood RiskAssessment will be required as the site areais over 1 hectare.Indicative Development Capacity - 156 unitsJustification14.17 Brent Council is currently building a newCivic Centre on land off Engineers Way in Wembleyand plans to vacate the Town Hall by mid 2013.The site allocation for the Town Hall is in keepingwith the planning guidance set out in the Draft BrentTown Hall Planning and Development Brief 2012and with the council's adopted Site SpecificAllocation W3. Brent Town Hall in the Site SpecificAllocations DPD.

First Way132Wembley Area Action Plan - Proposed Submission Version15 Wembley Eastern LandsWembley Eastern Lands: Site ProposalsW 25North End RoadW 25Amex HouseW 27Euro Car PartsW 26Watkin RoadW 26Watkin RoadW 28First WayW 27Site Proposal BoundaryW 28W 26Site Proposal NumberLand Take RequiredCBuffer ZonePedestrian RouteFuture Coach ParkCSouth WayMap 15.1 Wembley Eastern Lands: Site Proposals

Wembley Area Action Plan - Proposed Submission Version133Wembley Eastern Lands 1515.1 These sites are mainly 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 – the Wealdstone 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 HouseContext15.2 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 History15.3 There is no relevant planning history for thissite.Site W 25Amex 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 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.Proposals in Flood Zones 2 and 3 must beaccompanied by a flood risk assessment andthe sequential test and exception test shouldbe applied. Development should not impedeflood water flows and should not increasesurface water run-off or reduce water storage.Basement dwellings will not be allowed in floodZone 3.Indicative Development Capacity - 150 units

134Wembley Area Action Plan - Proposed Submission Version15 Wembley Eastern LandsJustification15.4 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 the WaterFramework Directive.Watkin RoadContext15.5 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 History15.6 There is no relevant planning history for thissite.Site W 26Watkin 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 be required tocontribute towards the 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.Proposals in Flood Zones 2 and 3 must beaccompanied by a flood risk assessment andthe sequential test should be applied.Development should not impede flood waterflows and should not increase surface waterrun-off or reduce water storage. Basementdwellings will not be allowed in flood Zone 3.Indicative Development Capacity - 400 unitsJustification15.7 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 Wealdstone

Wembley Area Action Plan - Proposed Submission Version135Wembley Eastern Lands 15Brook including the delivery of open space and riverrestoration work to improve ecological diversity andclimate change adaptation and help meet the WaterFramework Directive.Euro Car PartsContext15.8 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 History15.9 There is no relevant planning history for thissite.Site W 27Euro 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 b required.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 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 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. Proposalsmust be accompanied by a Flood RiskAssessment. Development should not impedeflood water flows and should not increasesurface water run-off or reduce water storage.Land is required for junction improvement atFulton Road / Fifth Way / Engineers Way onredevelopment of the site as shown on theproposals map, and in appendix C.Indicative Development Capacity - 360 unitsJustification15.10 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 WayContext15.11 A mix of industrial, storage, warehouseuses and a waste facility to the east of WembleyStadium. The site is in Wembley Growth Area andborders the Wembley Strategic Industrial Location.It is currently accessed at various points from theone way, gyratory system.

136Wembley Area Action Plan - Proposed Submission Version15 Wembley Eastern LandsPlanning History15.12 A full planning application (12/1293) wasreceived on 22 May 2012 for the redevelopment ofKelaty 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.15.13 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 28First Way(9 hectares)The site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.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-industrialuses 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 ProposalsMap 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.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.Indicative Development Capacity - 1,500 unitsJustification15.14 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 Area Action Plan - Proposed Submission Version137Wembley Industrial Estates 16Wembley Industrial Estates: Site ProposalsW 29W 30W 31Second WayDrury WayGreat Central WaySecondWayCW 29Hannah CloseSouth WayCentralGreat WayW 30DruryWayRoadW 29Site Proposal BoundarySite Proposal NumberNorthCircularLand Take RequiredPedestrian RouteW 31CFuture Coach ParkMap 16.1 Wembley Industrial Estates: Site Proposals

138Wembley Area Action Plan - Proposed Submission Version16 Wembley Industrial Estates16.1 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 WayContext16.2 The main feature dividing the First Way siteand the Second Way 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 forworkers 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 History16.4 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 29Second 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 Generic uses thatare closely related offices, light industry,storage and distribution, some transportrelated functions, utilities and wholesalemarkets. Given the proximity of potentialresidential uses on First Way, the site is notconsidered suitable for long term occupationby waste management uses, includingaggregate storage and transfer. The relocationof such uses to the Preferred IndustrialLocation (PIL) north and east of Fourth Waywill be encouraged. In view of the site beingwithin walking distance of the Stadium, part ofthe site is maybe appropriate as a “satellite”coach park if replacement or additional coachparking is needed. Any new coach park shouldbe used for non parking activities on non eventdays. If part of the site were to be used as acoach park then a dedicated, safe pedestrianroute to the Stadium should be created.Several short stretches of land (as shown onthe Proposals Map and in Appendix C) wouldbe required to enable the introduction of twoway traffic on South Way and wider highwayimprovements within the area.Justification16.5 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. It is alsodesignated as a business park. The proposed usesare compatible with these this designations.Drury WayContext16.6 The site, currently used as a builder'sstorage yard and depot, is located within adesignated SIL and is on a main route to the

Wembley Area Action Plan - Proposed Submission Version139Wembley Industrial Estates 16Stadium an regeneration area. To the north of thesite is the Chiltern Railway Line, Metropolitan andJubilee lines. There is a small area of open spaceto 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 History16.7 There is no relevant planning history for thissite.Site W 30Drury 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. Thesite is not within an identified flood zonehowever proposals must be accompanied bya Flood Risk Assessment as the site area isover 1ha.Justification16.8 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. Wastemanagement use is inappropriate because of theenvironmental impacts on one of the main accessroutes to the Stadium and the rest of theregeneration area.Great Central WayContext16.9 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 History16.10 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 31Great 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.Justification16.11 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.

140Wembley Area Action Plan - Proposed Submission Version17 Delivery and MonitoringDelivery17.1 Achieving the council's vision for Wembley 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.Monitoring17.4 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:

Wembley Area Action Plan - Proposed Submission Version141Delivery and Monitoring 17STRATEGIC OBJECTIVE 1Promoting Economic Performance & Regeneration - by creating five main growth areas of mixed use, mixed tenure development, the largest being Wembleywhich 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 CouncilPerformance MeasureTargetMonitoring PointSpecific Policies tobe monitoredLocal Indicators:Local employment change.10,000 new jobs within Wembley to 2026.Net increase of 500 jobsp.a. in Wembley area.When: AnnuallyPolicies CP1, CP3and CP7Amount of new retail floorspace developed bytype in Wembley.30,000 m 2 increase in the new retail floorspace in Wembley,on that currently existing or consented, by 2026.Percentage and amount ofcompleted gross retailfloorspace by type inWembley.When: AnnuallyPolicies CP1, CP7and CP16STRATEGIC 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)Performance MeasureTargetMonitoring PointSpecific Policiesto be MonitoredLocal Output Indicators:

142Wembley Area Action Plan - Proposed Submission Version17 Delivery and MonitoringProportion of trips made by public transport.Reducing proportion of car trips.Reducing proportion of car trips as a result of Wembleydevelopment from a baseline (currently estimated at37%), towards 25% by a minimum of 10% over the lifeof the development.MVA model currently calculatesmodal share if no intervention of37% car use. Re-run model torefine estimates as land usesbecome more certain. Monitortargets through the travel planprocess.CP7The transport target to reduce themode share of car trips from 37%towards 25% will be monitoredusing the outcomes of travel planmonitoring which is undertakenannually as part of the obligationon developers to report onprogress made towards theirtravel plan targets.When:annually every 3-5 yearsSecure interchange improvements.Secure major improvements at Wembley Stadium andWembley Central stations by 2017.Record Planning Obligations anddirect works that secureimprovements.When: AnnuallyCP14 and CP15STRATEGIC 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.

Wembley Area Action Plan - Proposed Submission Version143Delivery and Monitoring 17Performance MeasureTargetMonitoring PointSpecific Policies to be MonitoredLocal Output Indicators:Provision for new or extended public openspace.To meet open space targets in growthareasWembley - 2.4ha.Measure new open spaces createdand laid out as a result ofdevelopment.When: AnnuallyCP7, CP8, CP9, CP11, CP12 andCP18New Tree Planting for new neighbourhoods.To meet tree planting targets in growtharea set out in IIF, by 2017Wembley 1,000.Count of new trees planted ingrowth areas.When: AnnuallyCP7, CP8, CP9, CP10, CP11 andCP12STRATEGIC OBJECTIVE 10Achieving Sustainable Development including mitigating 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), PCTPerformance MeasureTargetMonitoring PointSpecific Policies to be MonitoredLocal Output IndicatorsSecure district wide CHP in Wembley Area.Complete one CHP plant.To meet GLA energy hierarchy on verylarge regeneration schemes.When: AnnuallyCP717.5 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.

144Wembley Area Action Plan - Proposed Submission Version17 Delivery and MonitoringOBJECTIVEPromoting 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)Performance MeasureTargetMonitoring PointSpecific Policies to be MonitoredOutput IndicatorsTall buildingsNone in areas deemedinappropriate.Measure number of consentsWhen: AnnuallyWEM5OBJECTIVEPromoting 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), TfLPerformance MeasureTargetMonitoring PointSpecific Policies to be MonitoredOutput Indicators

Wembley Area Action Plan - Proposed Submission Version145Delivery and Monitoring 17Road / Junction ImprovementsAll those proposedimplemented in lifetime ofthe Plan.Number of schemes completed.When: AnnuallyWEM13 & 14Roads pedestrianised or with shared surfaceProvided withredevelopment inComprehensiveDevelopment Area.Length of street pedestrianised or withshared surfaceWhen: AnnuallyWEM17OBJECTIVEHousing 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.Delivery Agencies: Brent Council, Greater London Authority (GLA)Performance MeasureTargetMonitoring PointSpecific Policies to be MonitoredOutput IndicatorsFamily-sized unitsAchieve at least 25% oftotal new units in Wembley.Number of units consentedWhen: AnnuallyWEM21Extra care housingAt least 1 scheme deliveredin Wembley by 2017.Number of units consentedWhen: AnnuallyWEM22Student accommodationNo more than 5,000 studentbedspaces by 2026.Number of beds consentedWhen: AnnuallyWEM25OBJECTIVE

146Wembley Area Action Plan - Proposed Submission Version17 Delivery and MonitoringPeople’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.Delivery Agencies: Brent Council, Greater London Authority (GLA)Performance MeasureTargetMonitoring PointSpecific Policies to be MonitoredOutput IndicatorsHot food take-awaysNo more than 7% in anylength of frontage.Shop unit surveyWhen: AnnuallyWEM28OBJECTIVEProtecting 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

Wembley Area Action Plan - Proposed Submission Version147Delivery and Monitoring 17Performance MeasureTargetMonitoring PointSpecific Policies to be MonitoredOutput IndicatorsEnergy from waste1 energy from waste plantin Wembley in the planperiod.Planning permissionWhen: AnnuallyWEM33Improvements to access to open spaceVarious proposalsimplemented in the planperiod.Completed schemesWhen: AnnuallyWEM36Food growingAt least 1 schemeestablished as part of newdevelopment by 2017.Completed schemesWhen: AnnuallyWEM38Semi-naturalisation of Wealdstone Brook150 metressemi-naturalised by 2022.Completed schemesWhen: AnnuallyWEM4217.6 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.

148Wembley Area Action Plan - Proposed Submission Version18 Appendix A: Superseded Policies18.1 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 PlanSite Specific Allocations DPD, July 2011. Allocations SupersededW1. Wembley West EndW3. Brent Town HallW4. Shubette House/Karma House/Apex HouseW5. Wembley Eastern LandsW6. Amex HouseW7. Chesterfield HouseW8. Brent House and Elizabeth HouseW9. Wembley High RoadW10. Wembley Chiltern EmbankmentsSuperseded by Wembley Area Action Plan Policy/ProposalSite W1 Wembley West EndSite W24 Town HallSite W15 Apex House & Karma HouseSite W28 First WaySite W25 Amex HouseSite W4 High Road / Chiltern Line Cutting SouthSite W5 Copland School & Brent HouseSite W4 High Road / Chiltern Line Cutting SouthSite W3 Chiltern Line Cutting North

Wembley Area Action Plan - Proposed Submission Version149Appendix B: Glossary 19Affordable 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 ChainsThese 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,

150Wembley Area Action Plan - Proposed Submission Version19 Appendix B: Glossarymethane, 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 civicand market 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, eitherthrough new provision or enhancement of existingfacilities as appropriate in relation to the scale ofthe family sized accommodation.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 6.2. 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 aplanning 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 used

Wembley Area Action Plan - Proposed Submission Version151Appendix B: Glossary 19in 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 Location (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 Assembley)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 existingdrainage systems, prevent or reduce the likelihoodof flooding and may also help clean up pollutantsin run-off.Tall BuildingsBuildings or structures that are more than 30 metresin 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 the most desirable waste managementoptions, 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.

152Wembley Area Action Plan - Proposed Submission Version19 Appendix B: GlossaryLIST OF ABBREVIATIONSAAP Area Action PlanBREEAM BuildingResearch EstablishmentEnvironmentalAssessmentNCR North CircularRoadNPPF NationalPlanning PolicyFrameworkLDA LondonDevelopment AgencyLDF Local DevelopmentFrameworkWFD WaterFramework DirectiveCHP Combined Heat &PowerCIL CommunityInfrastructure LevyCO2 Carbon DioxideDPD Development PlanDocumentEA Environment AgencyFRA Flood RiskAssessmentGLA Greater LondonAuthorityGTANA LondonBoroughs Gypsy &TravellerAccommodation NeedsAssessmentLPA Local PlanningAuthorityS106 Section 106SIL Strategic IndustrialLocationSPD SupplementaryPlanning DocumentSPG SupplementaryPlanning GuidanceSSA Site SpecificAllocationSUDS SustainableUrban DrainageSystemUDP UnitaryDevelopment Plan

Wembley Area Action Plan - Proposed Submission Version153Appendix C: Land Take Maps 2020.1 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

154Wembley Area Action Plan - Proposed Submission Version20 Appendix C: Land Take Maps20.2 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

Wembley Area Action Plan - Proposed Submission Version155Appendix C: Land Take Maps 2020.3 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

156Wembley Area Action Plan - Proposed Submission Version20 Appendix C: Land Take Maps20.4 Map 20.4 shows the land required to support a package of improvements within the eastern lands area of Wembley. These affect sites W27 (Euro CarParts), W28 (First Way) and W29 (Second Way). This map shows alternative options, so that if development come forward in this location, then some flexibilityif built in to providing the transport improvements.Map 20.4 Land take required from W27, W28 and W29

Wembley Area Action Plan - Proposed Submission Version157Appendix C: Land Take Maps 2020.5 Map 20.5 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).Map 20.5 Land take required at W6

158Wembley Area Action Plan - Proposed Submission Version20 Appendix C: Land Take Maps20.6 Map 20.6 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. Some further land may be required along South Way for other transport facilities including bus stops and taxi drop offs.Map 20.6 Land take required at W6 and W7

Wembley Area Action Plan - Proposed Submission Version159Appendix C: Land Take Maps 2020.7 Map 20.7 below shows land required to support longer term improvements on Wembley Hill Road to provide additional capacity through Wembley 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.Map 20.7 Land take required at W4

160Wembley Area Action Plan - Proposed Submission Version20 Appendix C: Land Take Maps20.8 Map 20.8 below shows land required for junction improvements at Engineers Way/First Way on redevelopment of sites W 18 and W 19.Map 20.8 Land take required at W18 and W19

Wembley Area Action Plan - Proposed Submission Version161Appendix C: Land Take Maps 2020.9 The map below shows the land take required at Malcolm/Fulton House, as this will affect site W11.Map 20.9 Land Take Required at W11

162Wembley Area Action Plan - Proposed Submission Version20 Appendix C: Land Take Maps20.10 Map 20.8 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 20.10 Land take required at Fourth Way (East) Metropolitan Line

Wembley Area Action Plan - Proposed Submission Version163Changes to Proposals Map 2121.1 The following maps show the detailedchanges to the Proposals Map as a result of theWembley Area Action plan. These include the towncentre boundary extension which combinesWembley and Wembley Park into one town centre,release of two sites from the Strategic IndustrialLand (SIL), and the SIL area proposed for changefrom Preferred Industrial Land to Industrial BusinessPark.Map 21.1 Changes to Wembley Town Centre Boundary (additions in red)

164Wembley Area Action Plan - Proposed Submission Version21 Changes to Proposals MapMap 21.2 Changes to Wembley Town Centre (Detail)

Wembley Area Action Plan - Proposed Submission Version165Changes to Proposals Map 21Picture 21.1 Land for release from Strategic Industrial Land(SIL) and SIL area proposed for redesignation from PreferredIndustrial Land (PIL) to Industrial Business Park (IBP)