WAAP SA Proposed Submission Report v2

Wembley Area Action Plan
Sustainability Appraisal
Proposed Submission Report
March 2013
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Contents
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Appendix 1
Appendix 2
Appendix 3
Appendix 4
Appendix 5
Appendix 6
Appendix 7
Appendix 8
Appendix 9
Introduction and
timetable
Wembley Area
Action Plan
Context
Sustainability
Appraisal
Approach
Sustainability
Appraisal
Methodology
Analysis of the
Preferred Options
Mitigation,
Implementation &
Monitoring
Summary of
Effects &
Conclusions
Next Steps
Review of Plans &
Programmes
Baseline
Information
Monitoring Data
Key Issues by
Theme
Sustainability
Appraisal of
Policy Options
Sustainability
Appraisal of New
Preferred Options
Sustainability
Appraisal of Site
Proposals
Sustainability
Appraisal of
Revisions at
Proposed
Submission Stage
Changes to Policy
Numbers
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Page 3
Page 4
Page 14
Page 17
Page 18
Page 27
Page 28
Page 29
Page 30
Page 73
Page 77
Page 82
Page 88
Page 152
Page 156
Page 180
Page197
1. Introduction
Requirement for Sustainability Appraisal
The Planning and Compulsory Purchase Act 2004 introduced a requirement to carry out a sustainability appraisal (SA) as an integral part of
preparing local development documents. The purpose of sustainability appraisal is to promote sustainable development by ensuring that the
potential social, environmental and economic effects of a plan are fully considered during plan preparation.
European Directive 2001/42/EC requires a Strategic Environmental Assessment (SEA) which applies to local development documents
(amongst others.) The SEA focuses on the assessment of the environmental effects of plans and strategies.
To avoid duplication both processes can be carried out together. The SA is broader than SEA as it considers social and economic issues as
well as environmental issues. Therefore reference to SA throughout this document incorporates the requirements of the SEA Directive.
Sustainability Appraisal Scoping Report December 2011
The council published a Sustainability Appraisal Scoping Report for the Wembley Area Action Plan in early summer 2011. The scoping report
identified the main national and local policies which affect the preparation of the Wembley Area Action Plan (AAP) and gives a picture of the
current baseline state of the Wembley area. It was prepared and reviewed by a number of officers across the council and in consultation with
stakeholders and statutory consultees. The Scoping Report identified the objectives against which the AAP will be tested and covered Stage A
of the SA process.
The sustainability appraisal process has 5 key stages:
Stage A:
Setting the context and objectives, establishing the baseline and deciding on the scope
Stage B:
Developing and refining plan options
Stage C:
Appraising the effects of the plan
Stage D:
Consulting on the plan and the SA report
Stage E:
Monitoring the implementation of the plan
Wembley Area Action Plan Interim Sustainability Appraisal Issues and Options 2011
This report assessed the APP issues and options against the SA framework and formed part of stage B in the SA process. The appraisal was
carried out by a number of officers in the council, taking into account the information gathered in the Scoping Report and the background
information set out in the draft Issues and Options Report for the WembleyAAP. The impacts of the options on each objective was scored in a
matrix and a summary was included for each set of options to highlight which had the most sustainable/least adverse impact and those which
had an impact which was mixed or unknown. The report set out the key findings from the assessment of each option within separate themes
which were as follows:
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Urban design and place shaping
Business, industry and waste
Transport
Housing
Town centres, shopping, leisure and tourism
Social infrastructure
Climate change
Open space, sports and wildlife
In addition, single options were given for:
• A vision for the area
• Objectives
The public consultation on this report was carried out from 27th September to 7th November 2011 and no responses were received from the
statutory consultees or members of the public.
Wembley Area Action Plan Interim Sustainability Appraisal Preferred Options 2012
The consultation and SA informed the preferred options for planning the Wembley area. The Wembley AAP Preferred Options and revised SA
report underwent public consultation between 13 August and 8 October 2012. No responses were received from the statutory consultees or
members of the public on the SA report.
Next Steps
The next stage involves consulting on the Proposed Submission Wembley AAP and SA report. During the preparation of the Proposed
Submission AAP revisions to policies were considered in light of public consultation responses, and are consequently also the subject of this
SA report. An assessment of revisions to these policies is included in appendix 8.
Following consultation the SA Report, along with any revisions, will be submitted to the Secretary of State as part of the evidence base for the
Wembley AAP. The details of the timetable for the production of all documents are:
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Wembley Area Action Plan
Timetable for production
Stage
Milestone date
Consultation on the Wembley Area
Action Plan Preferred Options and
Sustainability Appraisal Report
August-October 2012
Consultation on Proposed Submission March 2013
DPD (Publication)
Submission
June 2013
Examination of the Wembley Area
Action Plan
October 2013
Adoption of the Wembley Area
Action Plan
February 2014
SA Sustainability Monitoring
Ongoing
2. Wembley Area Action Plan Context
2.1 Local policy context
The regeneration of the Wembley area has been ongoing for over ten years, and in 2004, the council adopted its Unitary Development Plan
(UDP) which allocated large opportunity sites for regeneration in the Wembley area. Whilst some of the regeneration aspirations have been
achieved, i.e. the delivery of the new Wembley Stadium, there is still substantially more regenerative development to be delivered.
The council adopted its Core Strategy in summer 2010. This identifies Wembley as its principal Growth Area. The Core Strategy is part of
Brent’s Local Development Framework (LDF), consisting of a series of planning documents which will collectively guide the planning of the
borough up to and beyond 2026. The Core Strategy sets out the proposed level of growth up to 2026 across the borough, focusing on five key
growth areas, including the overall level of change proposed in Wembley and the infrastructure to support it. It is within this policy context, and
that of the UDP, that the Wembley AAP will emerge. The Plan will provide further detail about how this growth will be delivered.
Once adopted, the Wembley AAP will form part of the council’s LDF. The following Development Plan Documents (DPDs) have also been/ will
be produced as part of the council’s LDF:
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Core Strategy, adopted 27th July 2010.
Site Specific Allocations, adopted 11th July 2011.
West London joint waste DPD, to be adopted 2013.
Development Management Policies DPD, draft for consultation August 2013.
The AAP will set out the policies and proposals to deliver growth, stimulate regeneration and protect and enhance Wembley’s assets. It will
allow the council to recognise and promote the extensive opportunities in Wembley for further housing, provision of community services, green
infrastructure and ecology, retail and leisure development and the promotion of culture in accordance with the priorities set out in the London
Plan and Brent’s Core Strategy. It will also review and update the Wembley Regeneration Area chapter of the UDP which currently provides
the statutory development plan basis, along with other saved policies and the Core Strategy of the LDF, for planning decisions in Wembley.
The council has also produced a number of supplementary planning documents (SPDs) which provide more detailed planning guidance in a
number of specific locations. One of the aims of the Wembley AAP is to bring all of these documents together to provide a cohesive Plan for the
Wembley Growth Area. The AAP will establish a statutory basis upon which planning decisions can be made and will build on the extensive
work that the Council and its partners have undertaken in preparing the Wembley Masterplan SPD, the Wembley Link SPD, Wembley West
End (South) SPD and the Wembley Cafe Quarter Design Guide. The policy context for the Wembley AAP is set out in the diagram below, and
the policy context is highlighted in more detail in the next section.
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Figure 1: Wembley Area Action Plan policy context
Brent’s Sustainable
Community Strategy
The London
Plan
(SDS***)
National
Planning policy
Local Development Framework
Core Strategy DPD**
Joint West
London Waste
DPD
Site Specific
Allocations
DPD
Wembley Area
Action Plan
DPD
Annual
Monitoring
Report
Review
SPDs*
Sustainability Appraisal
***Spatial Development Strategy
**Development Plan Document
*Supplemantary Planning
Document
Brent’s Core Strategy
The council’s Core Strategy identifies the level of growth proposed for the Wembley Area within Core Policy 7, which includes 10,000 new jobs
across a range of sectors including retail, office, conference facilities, hotels, sports, leisure, tourism and visitor attractions, creative and cultural
industries and education facilities, with around 70 hectares of land at the Wembley National Stadium and Wembley town centre will be
redeveloped for at least 11,500 new homes to 2026. Core Strategy policy 7 also sets out the anticipated infrastructure for the proposed level of
growth as follows:
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New road connections
Junction improvements
Two new 2 form of entry primary schools
A new combined primary (2 form of entry ) and secondary school (6 form of entry) on the
Wembley Park site
Extensions to existing local schools
Nursery places
At least 2.4 hectares of new public open space comprising of a new park (1.2ha min) and 3 pocket parks/squares (0.4ha each)
Improvements to the quality and accessibility of existing open spaces
New community swimming pool
Indoor and outdoor sports facilities
Play areas
A minimum of 1,000 trees
New health facilities with space for 14 GPs and 11 new dentists
Combined Heat and Power plant, if financially viable
New multi use community facilities
As identified on the Proposals Map, Wembley town centre will be extended eastwards to facilitate a further 30,000sqm net of new retail
floor space in addition to that already granted planning consent.
The Core Strategy is the key parent document containing an extensive range of information relating to the Wembley Growth Area, and
establishes the vision for the overarching physical and economic framework for Wembley. The SA for the Wembley AAP will therefore cover a
level of detail for the Growth Area which is not covered within the strategic Core Strategy policies.
Brent’s Site Specific Allocations DPD
The council’s Site Specific Allocations DPD was adopted on 11th July 2011 following examination in late 2010. There are ten site allocations in
Wembley for a range of uses including:
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W1 Wembley West End – mixed use development including retail and residential
W3 Brent Town Hall – offices, local needs retail, residential, hotel and community facilities
W4 Shubette House/ Karma House/ Apex House – hotel, retail, office, managed affordable workspace and public space
W5 Wembley Eastern Lands - leisure, hotels, offices, amenity/open space, and residential development
W6 Amex House - residential and workspace for creative industries
W7 Chesterfield House - hotel and ground floor retail, food and drink to create an active frontage
W8 Brent House and Elizabeth House - residential, retail, office and amenity space
W9 Wembley High Road - residential, retail, and amenity space and returning a proportion of space for offices to help support the physical
and economic regeneration of the High Road
W10 Wembley Chiltern Embankments - Town centre uses shall be sought along the southern section while the land north of the tracks will
be considered for residential development
W11 Former Wembley Mini Market - residential and commercial uses, or car parking, to support the regeneration of Wembley town centre.
Wembley Link SPD (adopted 11th July 2011)
The Wembley Link SPD provides land use guidance for land in the south west of the growth area, and includes both sides of the Wembley High
Road from Wembley Triangle to Chesterfield House, including the Brent House and Copland School sites. The document identifies the uses
that would be appropriate in this area of Wembley, and outlines the council’s vision for the eastern edge of the town centre.
Wembley Masterplan SPD (adopted 2009)
The Wembley Masterplan SPD, which covers the central core of the Growth Area, includes a number of exemplary design elements for the
area and also sets out land use elements for the following:
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Movement Infrastructure
Public Transport
Public Realm, Streetscape & Public Art
Scale, Height & Massing
Design Quality & Ambition
Safety & Security
Flood Risk Strategy
Sustainability & Climate Change
North West District
Olympic Way
North East District
First Way
Eastern Lands
The Wembley Area Action Plan proposes to build on the elements in each of the planning documents and will provide clarity on land use
aspects and design considerations for the whole Growth Area.
Wembley West End (South)
The Wembley West End (South) SPD promotes the strengthening of the existing Wembley town centre through a viable mixed use scheme and
comprehensive redevelopment, with the objective of providing a gateway in the town centre linking to the redevelopment of Wembley Central
Square where there is access from the station. The Wembley AAP will consider in more detail how Wembley’s retail offer can be supported to
increase vitality and viability within the existing town centre.
Wembley Cafe Quarter Design Guide (2003)
The Wembley Cafe Quarter design guide promotes the eastern end of the Wembley town centre for cafe uses where the pavement is wider
and capable of accommodating food and drink uses which provide active leisure uses, with excellent pedestrian links to the stadium from
Wembley Central Station. The document sets out a design for the area and seeks to promote further leisure uses within the town centre,
retaining visitors within the town centre and increasing expenditure. The Wembley Area Action Plan will review the objectives within the
Wembley Cafe Quarter guide, and will provide further detail about proposals for use within the existing Wembley town centre.
A coherent vision for Wembley – The Area Action Plan
As shown above there is a variety of guidance adopted for Wembley. However, no one detailed strategy pulls these details together. It is
proposed that the Wembley AAP will coordinate these plans, providing further detail and context for the growth proposed within the Core
Strategy.
Regional policy context
The London Plan (adopted July 2011) provides policy context for the Wembley AAP and forms part of the council’s statutory plan. The Mayor is
also preparing an Opportunity Area Planning Framework (OAPF) for Wembley.
Wembley as an Opportunity Area
The London Plan identifies Wembley as an Opportunity Area under Policy 2.13; notably for leisure and tourism, for which it is a “strategic
function of more than local importance”. The policy promotes 239 hectares of land for redevelopment, with an indicative employment capacity
of 11,000 jobs and a minimum of 11,500 new homes. The London Plan highlights the importance of adopting policies within Opportunity Areas
which should be in conformity with any higher level Mayoral policy. London Plan Policy 2.13 also seeks to optimise residential and non
residential densities; provide necessary social and other infrastructure to sustain growth; and where appropriate containing a mix of uses
(including contributing to meeting the minimum guidelines for housing).
The Wembley Opportunity Area seeks to:
“(provide) new housing and leisure-related development should be integrated with the iconic and world-class stadium and other facilities,
including the Arena and Conference Centre. Supported by upgrades to the three stations, improved public transport will play a key role in
managing heavy demand for mass movement, links between the stations and the strategic leisure facilities should be improved. Development
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should contribute to the regeneration, vitality and viability of Wembley as a town centre, including its expansion eastwards. Proposals should
enhance permeability and connectivity to the wider hinterland and the potential to locate a civic facility including a school adjacent to Olympic
Way should be explored”.
Wembley as a Strategic Cultural Area
The London Plan (2011) allocates Wembley as a Strategic Cultural Area. Policies 4.6 and 4.7 provides the framework for these allocations,
which seeks a town centre based sequential approach for allocating arts, cultural and entertainment enterprises in areas of high public
transport accessibility and areas where there are currently deficiencies of cultural facilities. New cultural allocations should provide accessibility
for all, including disabled and older people.
Policies 4.6 and 4.7 encourage local authorities in their plan making to seek enhancement and protection of creative work and performance
spaces and related facilities; allow for the temporary use of vacant buildings for performance and creative work; and provide further designation
and development of Cultural Quarters to accommodate new arts, cultural and leisure activities, enabling them to contribute more effectively to
regeneration.
Wembley as a Preferred Industrial Location
Part of Wembley is designated as a Preferred Industrial Location (PIL) in the London Plan under Strategic Industrial Location policy 2.17, and
forms part of the wider term for industrial areas, “Strategic Industrial Locations”. PILs are locations which that are defined as “particularly
suitable for general industrial, light industrial, storage and distribution, waste management, recycling, some transport related functions, utilities,
wholesale markets and other industrial related activities” in the London Plan.
SILs are protected by London Plan policy 2.17 which states that “the Mayor will, and boroughs and other stakeholders should promote, manage
and, protect the Strategic Industrial Locations (SILs) where appropriate. The policy resists development in SILs unless it falls within the broad
industrial allocation, promotes related uses, provide small scale ancillary accommodation (such as crèches or cafes) or unless a review of the
land is taken forward and consolidated in a Development Plan Document (DPD) or Opportunity Area Planning Framework (OAPF).
Local authorities, in making their plans, are required by the London Plan to identify SILs on Proposal Maps and develop local policies to protect
their function, enhance their attractiveness and competitiveness for industrial type activities and seek to improve accessibility.
Wembley’s town centres
The Wembley growth area contains two town centres; Wembley and Wembley Park. Wembley is allocated as a Major Centre with high
potential for growth in the London Plan town centre hierarchy, and Wembley Park is allocated as a District centre with medium potential for
growth within the London Plan.
The London Plan town centre allocations are underpinned by Health Checks, which record a number of different indicators on the health of
London’s town centres – further detail on this is provided in Section 3.
Characterisation of the Wembley Area
This section aims to provide a commentary on the key areas, features and land uses that make up the Wembley area. It is supported by the
baseline data and indicators provided in Appendix 2, 3 and 4.
The spatial area to be covered by the Wembley AAP is shown in Figure 2, and includes both the regeneration area within the council’s Unitary
Development Plan (2004) with the omission of the Neasden sidings, and the Wembley Growth Area as set out in the council’s Core Strategy in
Figure 3. The Wembley regeneration and growth area encompasses Wembley National Stadium, Wembley Arena, Wembley and Wembley
Park town centres, Brent Park, Chiltern Railway lands and the Wembley and Neasden industrial estates.
Figure 2: Boundaries of the Wembley Area Action Plan
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Figure 3: Wembley Growth Area Key Diagram from Core Strategy
Growth Area context
Wembley Growth Area is located within the London Borough of Brent, within North West London, and is highly accessible from three stations Wembley Central, Wembley Park and Wembley Stadium. Wembley is the borough’s principle area for growth, and the redevelopment and
completion of the Wembley Stadium in 2007 has helped to promote the stadium as the centrepiece for regeneration. The strategy for the
Wembley area is to develop it further as a major attraction on a regional, national and international scale.
The growth area is made up of a variety of different uses, including residential, industrial, leisure, office and also contains two town centres –
Wembley to the south west which is a Major Centre in the council’s Core Strategy and the adopted and emerging London Plan (2010), and
Wembley Park which is a District town centre.
The stadium is roughly located centrally to the two town centres, and the surrounding area contains land which is ripe for redevelopment. This
land has been designated largely for uses which complement Wembley’s role as a town centre and a location for the National Stadium, and is
promoted in the council’s Core Strategy for new homes, jobs, leisure and other uses that reflect its designation as an Opportunity Area and a
Cultural Priority Area within the adopted London Plan (2011). Land to the east of the stadium is largely protected employment land, identified as
a Strategic Industrial Location in the London Plan and the Core Strategy.
Wembley currently suffers from a poor quality environment; it is within an Air Quality Management Area, and lacks open spaces as well as
suffering from a poor quality environment. The Wealdstone Brook runs through Wembley and, consequently, some sites are within higher flood
risk zones 2 and 3a.
The Wembley growth area lies within two wards, the Tokyngton Ward and the Wembley Central Ward with a population of 14,256 and 13,114
respectively, totalling 27,370 (GLA, 2011 Round SHLAA Ward Population Projections); a steady increase since 2001 when the population was
estimated to be 11,836 and 11,002 for the wards.
Figure 4: Wembley Location Map
Transport and access
Public Transport
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Wembley is generally well connected with close proximity to public transport services, interchange and accessibility, and scores highly on
Public Transport Accessibility Levels (PTAL). The three rail and Underground stations at Wembley Central, Wembley Park and Wembley
Stadium provide convenient and frequent services to and from Central and Outer London. However, certain journeys are not well provided for,
including orbital connections to major employment and retail centres such as Park Royal and Brent Cross.
Vehicular Transport
Travel by private car is the preferred choice of mode for private journeys with 37% of all trips made by this method. The road network is
generally very busy during peak periods with congestion prevalent at key intersections and certain locations demonstrate a higher than
acceptable level of road accidents. In particular, the A404 Harrow Road/ Wembley High Road route has to accommodate frequent bus
services and a high level of pedestrian activity, which has to compete with a high volume of general traffic.
Transport links to areas of employment in Wembley
The main employment area of Wembley industrial estate has a historic industrial road layout which is used by general traffic to bypass the main
road network. The estate’s roads are well connected to the main orbital route, the A406 North Circular Road, although congestion does occur
at peak times along this route and at junctions connecting with it. Access to the west is poor and estate traffic has to compete with general
traffic on the congested western highway corridors.
Pedestrians and Cycling
The pedestrian environment is less than satisfactory with busy roads, and narrow and often congested footways. Cycling provision is limited
with few dedicated cycle routes and less than satisfactory cycle parking facilities.
Event day activity at Wembley Stadium poses its own transport issues with local restrictive traffic management required and crowd
management of substantial pedestrian numbers, particularly from the three rail and Underground stations. Recent access improvements within
the Estate have helped to ease access problems for premises on event days.
Parking
Parking for new development is increasingly becoming more restrictive with residential parking standards in the new major development areas
generally being applied at 0.5 spaces per unit. Public off-street parking is currently limited to ground level parking at the Stadium and one
multi-storey car park. On-street parking controls are widespread supplemented by special event day parking controls operating.
Design and conservation
In design and conservation terms, Wembley is typical of an outer London Borough, developing from the late 19th Century through the early part
of the 20th Century to the 1960’s. Therefore, overall the area has a relatively few historic assets, and there are no Conservation Areas and no
Registered Parks or Gardens. There are, however, three listed buildings in the vicinity of the Growth Area including:
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Brent Town Hall (Grade II Statutory listed)
The Wembley Arena (Grade II Statutory listed)
Ealing Road Mosque (Grade II Statutory listed)
Although there have been many significant improvements in the Wembley area over recent years, the general pattern of development over the
last 80 years has removed any clear sense of urban form across the area. The Stadium area is currently functionally disconnected from the
High Road and surrounding residential development by two railway lines at the north and south that converge in the east.
The Wembley Industrial Estate, located to the east of the stadium, consists of a number of smaller industrial estates of differing ages and
forms. The dominance of heavy industrial uses and the presence of ‘bad neighbour’ activities means that the area has never been well
integrated with the residential, retail and leisure uses that surround it. The area has a poor quality environment with many underused sites and
premises that turn their back on the stadium.
Wembley Town Centre, at its height in the 1960’s is now the product of years of decline, and the gradual loss of major retailers has created a
limited shopping environment. However, recent improvements to the public realm and the approval and build out of a series of large scale
planning applications have added to the climate of change in Wembley. The town centre is now experiencing higher development pressures but
this is often occurring on a piecemeal, ad hoc basis.
Although there are only three major buildings in the area, it is the significance of these buildings at a local, regional and national level, and their
role in the townscape, that has a real impact on the character and future development of the area.
Open space, sports and the natural environment
There is currently a lack of public open space in Wembley; much of the Area Action Plan Area is more than 400m walking distance from its
local open spaces including King Edward VII Park, Sherrens Farm and Brent River Park, whilst nearby Chalkhill open space is separated from
Wembley by the Metropolitan and Jubilee railway lines. Wembley is therefore considered to be deficient in public open space provision.
Sports and Play Facilities
Play facilities are available at King Edward VII and Brent River Park, and the area south of the High Road and Harrow Road is a priority area
for new play provision. Outdoor sports facilities are available at King Edward VII park (tennis, football and bowls) and community use of a new
sports hall, synthetic turf pitch, netball, basketball and tennis courts is available at the Ark Academy school. New Power League 7 a-side and
5-aside football pitches have opened next to Wembley Arena.
Central areas of the borough, including Wembley, lack access to public swimming pool provision. Residents within Wembley live more than 20
minutes’ walk from any type of swimming pool provision. The nearest public indoor sports facility is Bridge Park Community Leisure Centre
which provides sports hall and health and fitness facilities. There are also a couple of private gyms within the Wembley area. A number of
schools make available their sports facilities for community use.
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Wildlife Habitats
There is limited wildlife and habitat area within Wembley, which reflects its built-up character. However, the most substantial area of habitat is
the Chiltern railway line embankments which provide a continuous strip of established woodland, and is designated for its nature conservation
value. The embankments are not accessible to the public and much of Wembley is defined as an area of wildlife deficiency. The Wealdstone
Brook and River Brent flow through the AAP area and are part of the London Blue Ribbon Network, which the London Plan seeks to restore
and enhance.
Allotments
In the Wembley area there are allotments available at Cecil Avenue, Lyon Park Avenue and Bovington Avenue, and all waiting lists for the plots
are currently full. Brent’s Open Space Report PPG17 Assessment identifies a standard of one new allotment plot per 200 people. The report
recognises the constraints in providing new allotment plots and that food growing opportunities can be incorporated into new housing
development by providing growing space at roof level.
Social infrastructure
There are currently some vacant community spaces within Wembley, which have arisen because of the recent economic climate. Crescent
House, part of the North West College of London campus, was vacated for redevelopment but funding for the project is no longer available.
Space for a health facility was provided in Quadrant Court. However, there is no longer the NHS funding to take up this space. There are also
smaller community halls within the area which lack sufficient revenue funding to run the facilities, although the redevelopment of the new Civic
Centre will provide a new Library for the area. It is important that any new housing in Wembley meets its social infrastructure requirements.
There are 12 primary schools in the wider Wembley catchment area, including a new primary school in the grounds of Preston Manor High
School which opened in September 2011. Population growth with housing development will invariably require further primary school provision.
New secondary school places will also be needed, although this has been addressed in part recently by the opening of the new Ark Academy
on Bridge Road.
With regard to health provision, the borough is well served by two large hospitals, but local treatment centres will be needed in Wembley as the
population grows. In recent years the Primary Care Trust have developed expanded health facilities at Chalkhill and Monks Park Clinics, so
there is not an immediate need for additional provision. Space for a 1469sqm health facility was provided as part of the development of
Quadrant House on Empire way, but this remains vacant.
Town centres, shopping, leisure and tourism
Wembley Growth Area encompasses two town centres; Wembley town centre to the south western edge of the area and Wembley Park to the
northern end. Wembley and Wembley Park town centres are designated as a Major Centre and a District centre respectively within the adopted
London Plan (2011) and the council’s Core Strategy (2010).
Wembley has seen an increase in convenience stores and a loss in service and comparison stores in recent years. Wembley Park, however,
has a higher level of service uses which reflects its closer proximity to the stadium. Wembley’s increase in convenience stores highlights its role
as fulfilling a local shopping need.
Wembley Town Centre Context
Wembley has approximately 55,300 sq m of retail floorspace, and is the 58th largest centre in London. Its neighbouring town centres of Ealing
(128,800 sq m), Harrow (115,800 sq m) Brent Cross (80,400 sq m) are larger in size, with Brent Cross being the closest spatially and most
similar in comparative size. Whilst Kilburn is larger than Wembley in terms of its total retail floorspace, at 66,800 sq m, Wembley has a large
amount of land available for development, and in the 2009 GLA Town Centre Health Check survey, unimplemented planning permissions
accounted for 2.88 hectares – the ninth largest amount of land in London, and only behind Ealing in West London.
Town Centre Health and Hierarchy
In 2003-04, data from the index of the rank of shopping centres in the UK showed that Wembley was a declining centre and has been falling
down the UK shopping centre index ranking. In 2003-04 Wembley was ranked in 491st place in the UK shopping index, which represents a fall
of more than 200 places from its position in 1995-96. However, since 2005, Wembley’s vacancy rate has been falling; in 2005 Wembley’s
vacancy rate was 18.4%, but by 2007 the rate had decreased to 4.7%. Despite the recession, the vacancy rate has marginally decreased from
4.7 % in 2007 to 4.3% in 2009. The council’s adopted Core Strategy seeks to continue reversing its decline, improve its position in the UK
shopping index and to increase the amount of floorspace in the centre in line with capacity and growth forecasts. Since 1999, rents have more
than doubled in Wembley, up to £70 per sq m in 2009, and there has been a steady increase in rents per sq m despite a slight reduction in
2009.
Convenience and Comparison Floorspace
In a 2009, 17,700 sq m of Wembley town centre's floorspace was for comparison goods, accounting for 26% of total floorspace. Convenience
floorspace accounted for only 6,670 sq m (9.8%) whilst 17,430 sq m (25%) was service floorspace.
Catchment Area and Use
Shoppers’ surveys of households in the borough, undertaken in 2003 and 2008, fed into the evidence base for the council’s Retail Need and
Capacity Studies. The surveys indicated that shopping was the main reason why people visited Wembley (65%), although Wembley also has
the lowest proportion of visitors who do their main food shopping in the centre (34%) compared to other centres within the borough, and only
8% of visitors come to Wembley for eating and drinking. Comparatively, a high proportion of Wembley’s visitors used the centre for their nonfood shopping (50%). Most of Wembley’s visitors used supermarkets outside its town centre, including Asda at Wembley Park and Sainsbury’s
in Alperton, indicating that Wembley currently lacks a main food store. Indeed, since the survey was taken, two medium sized food stores have
opened within the town centre, which includes Tesco (445 sq m) on the north side of Wembley High Road near Wembley Central Station,
and the Coop (925 sq m), at Central Square. However, no large “anchor” store is yet provided in the town centre. Drinking uses have
remained largely unchanged within Wembley since 2003, with A4 uses remaining at around 3%, although there has been a steady increase in
A3 (currently 14%) and A5 uses (currently 5%).
11
The majority of visitors to Wembley travelled to the centre by bus (38%), the highest proportion using this mode of transport of all Brent centres.
Wembley had the highest proportion of visitors travelling to the centre by car in the borough (24%) whilst in comparison, Harlesden and
Willesden Green had only 17% and 19% respectively. The most consistent response for how Wembley could be improved related to providing
a better quality environment and public realm, and increasing the amount of car parking provided in the centre.
Entertainment, Service and Leisure Facilities
The shopping survey showed that Wembley is not currently meeting the needs of visitors to the area for entertainment, service and leisure
facilities. Over half of visitors never visited for cafes and bars, and 42% never visited Wembley to eat out.
Potential for Retail Growth in Wembley
Brent Retail Needs and Capacity Study (2008) reviewed the level of growth that could be accommodated borough-wide across Brent town
centres for comparison and convenience goods.
For the comparison goods allocation, it was recommended that 27,000 sq m would be required across Brent town centres up to 2026, to be
located in Brent’s two major town centres. However, given that there are no sites available in Kilburn, it is likely that Wembley will be the main
area for this growth.
For the convenience goods allocation, the total requirement of 12,500 sq m up to 2026 was considered to be sufficient for at least two new
medium sized food stores within the borough as a whole.
Wembley Park Town Centre Context
Wembley Park is a District centre, encompassing units both north and south of Wembley Park underground station. The centre as currently
defined does not include the Asda superstore to the north of the centre however now incorporates the Stadium Retail Park in the middle of the
centre and the office, educational, and hotel buildings with the adoption of the Core Strategy in 2010 as suggested in the Retail Needs and
Capacity Study in 2008.
Comparison and Convenience Floorspace
Wembley Park contains almost 16,400sqm of floorspace, of which 95% (15,600sqm) was in retail (A class) use in 2008. The presence of Asda,
Lidl and other smaller grocery stores means that Wembley Park is dominated by convenience goods retail, with over 60% of the total
floorspace in the centre used for the sale of convenience goods, amounting to approximately 10,000sqm. The proportion of comparison goods
floorspace is small and is boosted by the presence of Curry’s and JD Sports at Stadium Retail Park. In 2008 the centre contained a high
proportion of food and drink uses, mostly restaurants, cafes and takeaways (10% of total floorspace) for its size. The council’s UDP seeks to
encourage these types of uses in the southern part of Wembley Park centre to serve visitors to events at Wembley Stadium.
There are no development opportunities designated within Wembley Park centre itself, and currently approved applications lie outside the town
centre. However, on the edge of the town centre, the Wembley Masterplan 2009 detailed an indicative layout of a new retail street which linked
the proposed Wembley Boulevard within the Quintain Stage 1 application and Wembley Park town centre. This also represents a further
extension of Wembley town centre as the new boulevard, alongside which consent has been granted for shops and leisure uses, will extend
from close to Wembley Stadium station eastwards to engineers Way.
Wembley Park, a District Centre within the council’s Core Strategy and a smaller town centre than, has seen a rise in vacancy rates of around
2.2% between 2003 and 2007, but vacancies have stayed at the same level up to 2009.
Civic, Leisure, Hotel and Conferencing Uses
Brent council’s new Civic Centre is to be located within the heart of the new Wembley, which is to provide some conferencing, civic and leisure
facilities. Other developments will contribute to this offer in Wembley including two schemes which are currently being built, including the new
5* Hilton Hotel, and Shubette House, and new pool has also been approved as part of an application for a mixed use scheme at Dexion House.
The Wembley Stadium also provides conferencing accommodation on non event days.
Whilst conferencing facilities have been a key part of the council’s vision for Wembley, conferencing facilities have been scaled back in recent
years following the loss of the Wembley Conference Centre and associated exhibition space, and the council’s vision for Wembley is to reprovide these uses in the form of a Convention Centre. Whilst many of the land owners within Wembley do not consider these uses to be overly
profitable, there is some appetite to provide these on a smaller scale, creating an agglomeration of these uses which could collectively meet the
council’s vision for the area.
Residential Accommodation
The area currently has a low level of housing relative to the size of the area, with the main established residential areas confined to Danes
Court and Empire Court in North End Road, flats on the western side of Empire Way, flats in Wembley town centre at Central Square, the
estate south of Montrose crescent and the terraced housing north of Wembley High Road. However, a lot of new housing has been proposed
for Wembley, (some recently completed) which will more than double the level of housing in the area. Over 5,000 residential units have already
been granted planning consent in the Stadium area, and there is scope to accommodate more than double this number. Major schemes have
been built out in the last 3 years at Elm Road, Central Square and close to the Stadium at Forum House, Quadrant Court and Ada Lewis House
providing over 1,000 new residential properties.
Brent Council’s Housing Needs Survey 2005 and the West London Strategic Housing Market Assessment 2010 show a requirement for
affordable homes that outstrips the total housing supply. The high demand for affordable housing is unlikely to change over the lifetime of the
area action plan.
In order to meet current and future demand for housing, the council expects that a significant amount of residential provision will be met within
the Wembley area. The Core Strategy sets minimum targets for the provision of new homes in Wembley at 5,000 from 2007-2016 and 6,500
for 2017 to 2026.
Student Accommodation
The provision of student accommodation is a key issue in Wembley; over the past few years, a number of major planning applications in
Wembley have involved student accommodation and by 2012, 1,095 new student rooms will be completed. Further student accommodation
proposals are in the pipeline and there is a clear demand for student accommodation in the area.
12
Quintain Estates and Development plc, has recently submitted a planning application for a mixed use development comprising an element of
student accommodation (i.e. some 880 rooms). Dexion House revised application for 661 student bed spaces has been approved. If all the
student accommodation proposals for Wembley are completed, 2,600 student rooms would be available which will be almost 10% of the new
population. Whilst there is some economic impact from this, there could be potential impacts on other resources, such as community facilities.
Energy and Climate Change Adaptation
Within the council’s Core Strategy, residential proposals are required to achieve a minimum rating of Code for Sustainable Homes Level 4,
subject to scheme feasibility. A rating of BREEAM “Excellent” is expected for major non-residential developments. Proposals will be expected
to connect to, provide or contribute towards Combined Heat and Power plant, unless it can be demonstrated that such provision is not
financially feasible as set out in the Core Strategy. Currently schemes coming forward are proposing site-wide CHP solutions. However,
greater efficiencies could be achieved if a wider Wembley network was established. This would need to overcome barriers of connecting
different sites to one another and finding a site for a single energy centre.
Apart from looking at the opportunity of having a decentralised energy network to provide heat to residential, commercial and community units
in Wembley AAP area, there is potential of introducing waste fuel for reducing or eliminating the cost of waste disposal and making Wembley
self-sufficient. Many fuels can be derived from waste, and minimising waste is a key sustainability issue for Wembley.
Climate Change Adaptation
Increasingly it is acknowledged that a certain level of climate change is inevitable and development will need to be built to cope with a changing
climate. Specific issues for Wembley include the legacy of industrial use in the area which led to a lack of green and ‘cool’ spaces. Much of
Wembley is deficient in open space and there are few mature trees.
Business and Industry
There have been substantial changes in the nature of businesses operating in Wembley over the last 20 or more years, with a significant
decline in the amount of office space available as office buildings have converted to other uses together with a decline in manufacturing and
other industrial activity. There has been a consequent reduction in office and industrial employment. The retail sector and other services have
not experienced the jobs growth that many other parts of London have so overall employment levels have fallen.
The opening of the new Stadium in 2007 gave a major boost to the local economy, although most new jobs will be delivered by the
regeneration of the area around the Stadium where Quintain Estates and Development’s stage 1 scheme is well underway and is expected to
deliver over 6,000 jobs. More recently permission for further major, mixed use residential and commercial development on the north west lands
at Wembley will provide a further 2,300 jobs.
It is not possible to separately estimate the changes in employment across the industrial area (SIL). However, this is likely to have declined
over the past 20 years or so as industrial activity has reduced and sites have increasingly been given over to open storage and similar uses.
The level of waste management undertaken in the industrial area has also increased and may be reaching a level where it is impacting upon
Wembley’s regeneration prospects; the quality of its environment both visually and in terms of Wembley’s air quality are key concerns.
Access to the industrial area has improved with the opening of the estate access corridor so that businesses in most of the area can benefit
from a minimum of interference from events at the Stadium and Arena. However, there remains problems for those operations which are
located adjacent to the Stadium or which have direct access from the one way system along Fourth and Fifth Way.
Waste & Aggregates
There are a number of long-established waste management sites in the Wembley and Neasden industrial estates, and there is substantial
pressure for expansion and intensification of this activity, particularly for the storage and processing of construction waste. The availability of
industrial land, including a high proportion of cleared sites, together with the designation of a Strategic Industrial Location with good access to
the NCR and the rail network, means that the area is attractive to waste and aggregate operators. Permission was granted in 2010 for a major
new transfer and processing facility with rail sidings at Hannah Close, which will have the capacity to deal with up to 1 million tons of a variety
of waste types. There are is also a major aggregate depot at the former coal depot close to the North Circular Road at Great Central Way and
a concrete batching plant adjacent to Wembley Stadium.
Stage 1 of Quintain Estates & Development’s scheme for the redevelopment of its land close to the Stadium includes Envac, an automated
waste collection and disposal system, which is now operational for the first two large residential schemes. It is anticipated that this will be
extended as the area develops.
Issues for the Wembley Area
Sustainability problems and issues for Brent as a whole were identified in the SA Scoping Report for the Development Plan Documents of
Brent’s LDF in June 2005. Most of these remain relevant today, and where they are also relevant to the Wembley Area they are referred to
once again below. These have been supplemented by further issues identified in the period since or those which specifically relate to
Wembley. A list of the more detailed issues and the indicators supporting these is available in Appendix 2, 3 and 4.
Table 1: Key Sustainability Issues for Wembley
Key Issue
Explanation
Social
1. Health inequalities and access to health
facilities
Although the PCT may be satisfied that
health facilities are sufficient to meet current
needs, the Plan should ensure that the
needs of the future population are met and
13
that opportunities for a healthy lifestyle, such
as open space and active recreation facilities
are provided alongside housing development
2. Access to schools
Across the wider area a shortfall of school
places has been identified. There is a clear
need to address current shortages as well as
the needs of the new population.
3. Meeting housing need
Achieving an appropriate balance of housing
provision is a major issue. The provision of
affordable housing, at 50% of the total new
housing, to meet identified need has been
established. However, the rate of provision
in Wembley has been low to date. There is
also a need for extra care provision in the
borough. An overprovision of student
housing could result in impacts on the
character of the area.
4. High incidence of crime and fear of crime.
Wembley Central is identified as a hotspot
for crime within the borough.
Environmental
5. Quality of the built environment
Parts of the Wembley area suffer very poor
townscape quality, especially some of the
key gateways and the industrial estate.
6. Pressure on biodiversity and habitats and
lack of green space.
There is limited wildlife and habitat area, and
space for growing food, within Wembley,
reflecting its built-up character. Much of
Wembley is defined as an area of wildlife
deficiency.
7. Provision of facilities for waste
management in the right locations and
promoting recycling
There are a large number of waste operators
in the area which are having an increasingly
harmful impact on the environment. There is
a need to ensure sufficient land is provided
for waste management whilst minimising and
mitigating harmful effects. New development
needs to provide facilities to promote
recycling.
8. Water quality and potential pollution of the The water quality of the river and brook
River Brent and Wealdstone Brook
should be improved and that new
development or operations do not make
matters worse. The River Brent is classified
as having poor ecological potential and
currently fails chemical quality, whilst the
Wealdstone Brook is classified as having
moderate ecological potential.
9. Flooding and flood risk
There is localised flood risk from the
Wealdstone Brook and the River Brent.
Much of Wembley is prone to surface water
flooding, and there is an increased risk of
flooding because of climate change both now
and in the future. This is exacerbated with
pressure from development both close to
and within the floodplain. Thus, increasing
proximity of sensitive uses to watercourses.
The Environment Agency recommends that:
-
-
Development should be restricted within
8 metres of the River Brent and
Wealdstone Brook and Wembley Brook
and within 5 metres of any ordinary
watercourses. This includes both open
and culverted watercourses.
Development should be strictly limited in
floodplain areas and specifically in the
functional floodplain. Functional
floodplain should be protected and new
14
areas of floodplain should be created.
10. Quality of and access to public open
spaces, parks and sports facilities
There is a lack of public open space in
Wembley with much of the area more than
400m walking distance from local open
spaces. There is also poor access to sports
facilities, particularly swimming pools. There
is also a need to improve the river corridor –
this will also improve the local environment
and help to improve the quality and access
to open public space.
11. The need to preserve and enhance built
heritage and the historic and
archaeological environment
Although there are only three listed buildings
remain in the area (Wembley Arena, Brent
Town Hall & Ealing Rd. Mosque), their
setting should not be adversely affected by
development. The new Stadium also has an
impact on the character of the area.
12. Energy use, energy efficiency and
climate change adaptation
There is a need to minimise carbon
emissions from new development. Greater
efficiencies in energy use could be achieved
through a Wembley CHP network.
Development will also have to cope with a
changing climate.
13. Poor air quality, particularly along major
roads and close to some
aggregates/waste management sites
Poor air quality is a major problem
associated with the North Circular Road and
the use of some waste management and
aggregate sites. New development should
not worsen air quality locally.
14. Noise and/or vibration from major roads,
railways and the Stadium/Arena
There is a need to have regard to the noise
or vibration generated by activities in the
Wembley area when deciding upon the
spatial distribution of sensitive receptors.
Economic
15. Unemployment and job opportunities for
local people
The reduction in manufacturing and
distribution jobs locally, together with a
declining office sector, means that other
opportunities will have to be promoted if
sufficient, appropriate jobs are to be provided
in Wembley.
16. The need to improve transport
infrastructure in a sustainable way
There is a need for improved access to the
area if the level of development envisaged is
to be brought forward. Improvements to
transport infrastructure should promote
sustainable modes of travel.
17. Reconciling the conflict between uses
such as demand for housing and the
need to protect and expand employment
opportunities
Pressures on land for housing and
associated infrastructure may mean that
there is a need to reconsider established
land use patterns and de-designation of
some protected employment land.
18. The need to manage redevelopment
impacts
In bringing forward much needed
regeneration in Wembley, and realising the
regeneration objectives, it will be important to
ensure the adverse impacts are avoided or
at least mitigated.
19. The need to ensure the vitality and
viability of the town-centres
Wembley in particular has declined as a
town centre over many years and it is
important that regenerative development is
promoted which meets the needs of local
people in a sustainable way by ensuring
good access for the whole community.
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3. Sustainability Appraisal Approach
Strategic Environmental Assessment
European Directive 2001/42/EC requires that a SEA is undertaken on certain plans and programmes which are likely to have significant effects
on the environment. Strategic Environmental Assessment is a tool for improving the consideration of the environment in the preparation of
plans and programmes and aids in minimising negative impacts whilst optimising positive ones.
This report addresses the requirements of SEA, as required under the European Union Directive 2001/42/EC and Sustainability Appraisal and
Section 39 of the Planning and Compulsory Purchase Act (2008).
Focus of the Sustainability Appraisal
The purpose of SA is to promote sustainable development through the plan making process. It is a key tool used to appraise the environmental,
economic and social effects of plans, strategies and policies. Section 19 (5a and 5b) of the Planning and Compulsory Act (2004) states that
local planning authorities must carry out a sustainability appraisal on all local development documents and prepare a report on the findings of
the appraisal. Sustainability appraisal has been designed to incorporate the requirements of the European Directive 2001/42/EC. Whilst SEA
purely focuses on environmental issues, sustainability appraisal considers the social, environmental and economic effects of a plan. Guidance
on how to undertake sustainability appraisals has been produced by the Planning Advisory Service and the ODPM (now Communities and
Local Government) so as to accommodate the requirements of the SEA directive. The published ODPM guidance states that Sustainability
Appraisals should:
•
•
•
•
•
•
Take a long-term view of whether and how the area covered by the plan is expected to develop, taking into account of the social,
environmental, and economic effects of the proposed plan;
Provide a mechanism for ensuring that sustainability objectives are translated into suitable planning policies;
Reflect global, national, regional and local concerns;
Provide an audit trail of how the plan has been revised to take into account the findings of the sustainability appraisal;
Form an integral part of all stages of plan preparation; and
Incorporate the requirements of the SEA directive.
Sustainability Appraisal Process
There are five main stages to the SA of a plan. All stages of the sustainability appraisal are outlined in Table 1 alongside how the sustainability
process is linked with the process for developing a DPD. Typically, a DPD will take around two years to prepare. This process is split into four
stages which are known as pre-production, production, examination and adoption. Table 1 demonstrates that plan preparation and production
are directly linked to the sustainability appraisal process. It further shows that sustainability appraisal is an iterative process which ensures that
sustainability issues are considered in plan preparation and overall is a useful tool for identifying issues to inform the need for action, revision or
replacement in a development plan document.
Table 2: The stages, aims and tasks of sustainability appraisal and links with the Development Plan Document process
STAGES OF SUSTAINABILITY APPRAISAL LINKS TO THE PROCESS OFCING AE
STAGES OF SUSTAINABILITY APPRAISAL
LINKS TO THE PROCESS OF
PRODUCING A
DEVELOPMENT PLAN
DOCUMENT
STAGE A: SETTING THE CONTEXT AND SCOPING
Aims to set the context of
the plan area.
Tasks include:
•
•
•
•
•
Identifying relevant plans,
programmes and policies
Collecting baseline information
Identifying sustainability issues
Developing the sustainability
framework
Consulting with stakeholders
Stage A of the SA is prepared
alongside the Pre-production
stage of the DPD. Preproduction
of a DPD involves collecting
baseline information about a plan
area.
STAGE B: DEVELOPING AND REFINING OPTIONS AND
ASSESSING EFFECTS
Aims to ensure that the plan
objectives are in accordance
with sustainability principles
and assists in refining plan
options by identifying and
predicting sustainability
affects objectives.
Tasks include:
•
•
•
•
Testing the plan objectives
against the SA Framework
Carrying out an appraisal of
emerging issues and options
Predicting and mitigating the
effects of the plan.
Proposing measures to monitor
the effects of the DPD
Stage B of the SA is prepared
alongside the Production stage of
the DPD. Stage B of the SA is
undertaken in the early stages of
plan production when issues and
options for the development plan
are prepared.
STAGE C: PREPARING THE SA REPORT
Aims to provide a detailed
account of the SA process
including the findings of SA
and how it influenced the
development of the plan
Tasks include:
•
Preparing the SA report
Stage C of the SA is prepared
alongside the Production stage of
the DPD.
16
STAGE D: CONSULTATION ON THE SA REPORT AND
PREFERRED OPTIONS
Aims to provide all
stakeholders with an
opportunity to express views
on the SA report. The
purpose of this stage also
allows more information to
be gathered from
stakeholders and ensures
that significant changes to
the plan are assessed for
their sustainability
implications
Tasks include:
Stage D, tasks D1 and D2(i) of
•
the SA are prepared alongside
•
•
•
Consulting on the SA report
alongside the plan -D1
Appraising significant changes
to the plan - D2(i)
Appraising significant changes
resulting from representations –
D2(ii)
Making decisions and providing
information – D3
the Production stage of the
DPD. Task D2(ii) is undertaken
alongside the Examination of the
DPD and Task D3 is undertaken
along the ‘adoption and
monitoring’ stage of DPD
production.
STAGE E: ADOPTION AND MONITORING THE EFFECTS OF
THE PLAN
The purpose of this stage is
to measure the sustainability
performance of the plan and
identify adverse affects in
order to inform future
revisions to the plan.
Tasks include:
Stage E of the SA is undertaken
•
alongside the adoption and
monitoring stage of the DPD
process.
•
Finalising aims and methods for
monitoring
Responding to adverse effects
The first stage of the SA has been carried out, and Wembley Area Action Plan Scoping Report is available on the council’s LDF pages at
www.brent.gov.uk/ldf. A consultation on the document was held for five weeks from 21st July 2011 – 29th August 2011, and the council’s
response to all representations is in Appendix 5 of the Scoping Report.
The Wembley Area Action Plan Interim Sustainability Appraisal Issues and Options Report represents stage B of the SA process and provides
the reporting framework for the analysis of the Wembley Area Action Plan at the Draft Plan stage alongside the submission stage of the DPD.
This document is available on the council’s LDF pages, www.brent.gov.uk/ldf.
The Wembley Area Action Plan Interim Sustainability Appraisal Preferred Options represents stage C of the SA process. Stage D the
consultation on this report and Wembley Area Action Plan Preferred Options was undertaken between 13 August and 8 October 2012.
The table below highlights the requirements of the SA Report, and provides commentary on the location of each requirement within this SA
report.
Table 3: SEA Directive requirements checklist
Environmental Report requirements
Section of this
report
a) An outline of the contents, main objectives of the plan or programme and relationship with other relevant plans and programmes;
Section 1
b) the relevant aspects of the current state of the environment and the likely evolution thereof without implementation of the plan
or programme;
Section 2;
Appendix 4
c) the environmental characteristics of areas likely to be significantly affected;
Section 2;
Appendix 4
d) any existing environmental problems which are relevant to the plan or programme including, in particular, those relating to any
areas of a particular environmental importance, such as areas designated pursuant to Directives 79/409/EEC and 92/43/EEC;
Section 5;
Appendix 1;
Appendix 4
e) the environmental protection objectives, established at international, Community or Member State level, which are relevant to
the plan or programme and the way those objectives and any environmental considerations have been taken into account during
its preparation;
Appendix 1
f)
Sections 5 and 6
the likely significant effects on the environment, including on issues such as biodiversity, population, human health, fauna, flora,
soil, water, air, climatic factors, material assets, cultural heritage including architectural and archaeological heritage, landscape
and the interrelationship between the above factors;
g) the measures envisaged to prevent, reduce and as fully as possible offset any significant adverse effects on the environment of
implementing the plan or programme;
Sections 5 and 6
h) an outline of the reasons for selecting the alternatives dealt with, and a description of how the assessment was undertaken
including any difficulties (such as technical deficiencies or lack of know-how) encountered in compiling the required information;
Sections 4 and 5;
Appendix 6
i)
a description of the measures envisaged concerning monitoring in accordance with Article 10;
Section 7 and
Appendix 3
j)
a non-technical summary of the information provided under the above headings.
Non-Technical
Summary section
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4. Sustainability Appraisal Methodology
Stage B Tasks
There are several tasks that need to be carried out within Stage B of the process and which are detailed below.
Compatibility of the Sustainability Appraisal Objectives
It is also worth noting that the Core Strategy and Site Specific Allocations Sustainability Appraisal assessed the compatibility of the
Sustainability Objectives with one another; therefore, it is considered that this is not required for the Wembley Area Action Plan Sustainability
Appraisal. For further information, please see the Sustainability Appraisal web page for the Core Strategy and Site Specific Allocations
Development Plan documents: http://www.brent.gov.uk/tps.nsf/Planning%20policy/LBB-121 (N.B. Although an extra criteria has been added to
the Environmental Criteria (EN10) on Flood Risk, this builds upon existing criteria therefore is not considered to be contrary to any existing
Sustainability Appraisal Objective).
Assessing Options
This stage of the SA process involves assessing the options against the SA framework – essentially the SA objectives (see Table 5). This
reflects the Guidance which states that “the options need to be compared with each other and with the current social, environmental and
economic characteristics of the area which is subject to the DPD and the likely future situation without a DPD. In doing so they need to be
tested against the SA framework”. This was carried out using the following framework:
Table 4: Appraisal Scoring System
Score
Potential Impact
++
Significant positive impact
+
Positive impact
0
Neutral impact
-
Negative impact
--
Significant negative impact
?
No significant effect / no clear link
The impacts of the options on each objective were defined as having a significant positive impact; moderate positive impact; moderate negative
impact; significant negative impact; uncertain or not significant / no clear link (see Table 4 above). A summary was included for each set of
options, which highlighted which options caused the most sustainable/least adverse impact, and those which the impact was mixed or
unknown, see Chapter 5 - Analysis of the Options in the Wembley Area Action Plan Draft Version Report (September 2011). The full
assessments for the issues and options are in Appendix 1, along with a discussion of the policy options and any particular issues that arose
through the assessment process.
Assessment of the Preferred Options
The policies in the Wembley Area Acton Plan Preferred Options have been appraised and the SA matrices are available in Appendix 5. Table 6
indicates what options have been taken forward and the options chosen at the Preferred Options stage are highlighted in blue in the options
column of the SA matrix. Options which were not included at the Issues and Options stage and were therefore not appraised, have been
subjected to the full SA appraisal and the matrices for these options are contained in Appendix 6 The Wembley Area Action Plan Preferred
Options includes site proposals which have not been previously appraised, these are located in Appendix 7 where they have been appraised
against the sustainability objectives, using the same scoring system used to appraise the policies to ensure consistency. A commentary on the
appraisal of the sites has been included in this report in section 5 below.
Mitigation and Implementation of the Policies
The preferred policies, throughout the assessment process, will have mitigation proposed against any impacts if deemed necessary. A
monitoring framework has already been established, see Appendix 3 of the Wembley Area Action Plan Interim Sustainability Appraisal Issues &
Options Draft Version Report (September 2011). The monitoring framework set out in Appendix 3 includes appropriate indicators for the
effective monitoring of the plan to ensure that policies are being adequately used within the borough as well as ensuring that the policies are
driving the area towards sustainable development.
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5. Analysis of the Preferred Options
In Chapter 5: Analysis of the Wembley Area Action Plan Interim Sustainability Appraisal Issues & Options Draft Version Report (September
2011) the different options were considered and appraised against the SA objectives set out below:
Table 5: The Sustainability Appraisal Objectives
Objective
Criteria
Social
Prosperity and Social Inclusion
S1. To reduce poverty and social
exclusion
Will it reduce poverty and social exclusion locally?
Will it improve affordability of essential services?
Will it contribute to promoting a low carbon and energy efficient
economy?
Health
S2. To improve the health and
wellbeing of the population
Will it improve access to high quality health facilities?
Will it encourage healthy lifestyles and provide opportunities for sport and
recreation?
Will it reduce health inequalities?
Will it reduce death rates?
Education and Skills
Will it improve qualifications and skills of the population?
S3. To improve the education and
skills of the population
Will it improve access to high quality educational facilities?
Will it help fill key skill gaps?
Housing
Will it increase access to good quality and affordable housing?
S4. To provide everybody with the
opportunity to live in a decent home
Will it encourage mixed use and range of housing tenure?
Will it reduce the number of unfit homes?
Will it reduce homelessness?
Quality of surroundings
S5. To provide everybody with good
quality surroundings
Will it improve the satisfaction of people with their neighbourhoods as
places to live; encouraging ‘ownership’?
Will it improve residential amenity and sense of place?
Will it reduce actual noise levels?
Will it reduce noise concerns?
Crime Prevention and & Community
Safety
Will it reduce actual levels of crime?
S6. To reduce crime and anti-social
activity
Will it reduce the fear of crime?
Community Identity
Will it encourage engagement in community activities?
S7. To encourage a sense of
community; identity and welfare
Will it foster a sense of pride in area?
Will it increase the ability of people to influence decisions?
Will it improve ethnic relations?
Will it encourage communications between different communities in order
to improve understanding of different needs and concerns?
Will it encourage people to respect and value their contribution to society?
Will it increase the cultural and artistic offering in Wembley?
Accessibility
Will it improve accessibility to key local services?
S8. To improve accessibility to key
services especially for those most in
need
Will it improve the level of investment in key community services?
Will it make access easier for those without access to a car?
Environmental
Traffic
Will it reduce traffic volumes?
EN1. To reduce the effect of traffic on
the environment
Will it increase the proportion of journeys using modes other than the car?
Will it encourage walking or cycling?
Water Quality & Resources
Will it improve the quality of inland water?
19
Objective
EN2. To improve water quality;
conserve water resources and provide
for sustainable sources of water supply
Air Quality
EN3. To improve air quality
Criteria
Will it reduce water consumption?
Will it improve air quality?
Will it help achieve the objectives of the Air Quality Management Plan?
Will it reduce emissions of key pollutants?
Biodiversity
EN4. To conserve and enhance
biodiversity
Will it conserve and enhance habitats of borough or local importance and
create habitats in areas of deficiency?
Will it conserve and enhance species diversity; and in particular avoid harm
to protected species?
Will it maintain and enhance sites designated for their nature conservation
interest?
Will it maintain and enhance woodland cover and management?
Will it encourage protection of, and increase the number of, trees?
Landscape & Townscape
EN5. To maintain and enhance the
character and quality of landscapes
and townscapes
Will it improve the landscape and ecological quality and character of open
spaces?
Will it enhance the quality of areas in need of townscape and public realm
enhancements?
Will it minimise visual intrusion and protect views?
Historic Environment & Cultural
Assets
EN6. To conserve and where
appropriate enhance the historic
environment and cultural assets
Will it protect and enhance Conservation Areas and other sites; features
and areas of historical and cultural value?
Will it protect listed buildings?
Will it help preserve and record archaeological features?
Climate Change
EN7. To reduce contributions to
climate change and reduce
vulnerability to climate change
Will it reduce emissions of greenhouse gases by reducing energy
consumption?
Will it lead to an increased proportion of energy needs being met from
renewable sources?
Will it adapt to future changes in the climate?
Waste Management
Will it lead to reduced consumption of materials and resources?
EN8. To minimise the production of
waste and promote its use as a
resource
Will it reduce household waste?
Will it increase waste recovery and recycling?
Will it reduce waste in the construction industry?
Land and Soil
EN9. To conserve and enhance land
quality and soil resources
Will it minimise development on greenfield sites?
Will it ensure that, where possible; new development occurs on derelict;
vacant and underused previously developed land and buildings?
Will it ensure land is remediated as appropriate?
Flood Risk
EN10. To reduce the likelihood and
impact of flood risk from development
and climate change
Will it reduce the risk of damage to property from storm events?
Will it minimise the risk of flooding from rivers and watercourses to people
and property?
Will it reduce the risk of flooding from all sources flooding to people and
property?
Will it encourage restoration and/ or deculverting of a watercourse?
Will it encourage the creation of new functional floodplain or set back of
development from the watercourse?
Will it encourage the use of Sustainable Urban Drainage Systems (SUDS)
which offer flood risk, water quality and aesthetic benefits in line with the
drainage hierarchy set out in the Mayor’s London Plan?
Will the redevelopment of sites/ retrofits mitigate the urban heat island
effect and reduce surface water flooding through the inclusion of SUDS/
soft landscaping/ open space?
20
Objective
Criteria
Growth
Will it encourage new business start-ups and opportunities for local
people?
EC1. To encourage sustainable
economic growth
Will it improve business development and enhance productivity?
Will it improve the resilience of business and the local economy?
Will it promote growth in key sectors?
Will it promote growth in key clusters?
Will it enhance the image of the area as a business location?
Will it contribute to the creation of a low carbon economy?
Employment
Will it reduce short and long-term local unemployment?
EC2. To offer everybody the
opportunity for rewarding and
satisfying employment
Will it provide job opportunities for those most in need of employment?
Will it help to improve earnings?
Regeneration
Will it promote regeneration; reducing disparity with surrounding areas?
EC3. To reduce disparities in economic
performance and promote sustainable
regeneration
Investment
Will it encourage indigenous business?
EC4. To encourage and accommodate
both indigenous and inward investment
Will it encourage inward investment?
Will it make land and property available for business development?
Efficient Movement
Will it reduce commuting?
EC5. To encourage efficient patterns of
movement in support of economic
growth
Will it improve accessibility to work by public transport; walking and
cycling?
Will it reduce journey times between key employment areas and key
transport interchanges?
Will it facilitate efficiency in freight distribution?
The preferred options have been subject to further assessment and the site proposals have been appraised against each SA objective; see
Appendix 7 for the full site appraisals. The appraisal was a qualitative exercise based on professional judgement on the part of the Planning
Policy staff within Brent council, with an independent review by two of Brent’s Environmental Policy Team, taking into account the information
gathered in the Scoping Report and the background information set out in the draft Issues and Options Report for the Wembley Area Action
Plan. The completed appraisal matrices for the Issues and Options are set out in Appendix 5 and the options chosen at the Preferred Options
stage are highlighted in blue in the options column of the SA matrix. The options taken forward into the Preferred Policies is set out in Table 6
and comments have been provided where more than one option has been taken forward.
In addition, more information about why the alternative options haven’t been taken forward is in the Wembley Area Action Plan Preferred
Options document, and this information is detailed in the green box which contains information as to why alternative options have not been
chosen. The table below shows which options have been carried forward into the preferred policy for Wembley AAP and comments have been
included where more than one option has been taken forward. The following preferred policies; WEM 6, WEM 15, WEM 35 and WEM 40 were
not appraised in the previous SA report and have been fully appraised, in Appendix 6.
Table 6: Options Taken Forward into the Preferred Options Document
Theme
Preferred Policy
Urban Design & Place Making
WEM 1 Character and
Urban Form
WEM 2 Gateways to
Wembley
Issues & Options
Taken Forward
UD1.2
Comments/Justification
UD2.1
UD2.2
The justification for using both of the options from the I & O paper was
that they were not considered to be mutually exclusive. Therefore in
order to have the maximum possible benefit to the Wembley area it was
considered preferable to remain focussed on the three stations as key
gateways, whilst also seeking to enhance a number of other
gateways/nodes.
WEM 3 Public Realm
UD6.2
WEM 4 Public Art
UD5.2
WEM 5 Tall Buildings
UD3.1
WEM 6 Protection of
Stadium Views
N/A
WEM 7 Character of
Olympic Way
UD4.2
Part of the evidence base for this document was the production of a
Strategy for Tall Buildings. A key element of this study identified the
protection of a number of key views of the Stadium, therefore it was
considered necessary to include this in addition to other policy on tall
buildings. Further details setting out the context of these preferred
options is contained in paragraphs 4.63 to 4.67 in the Wembley AAP. The
policy has been appraised in Appendix 6.
21
Business, Industry & Waste
Transport
WEM 8 Securing Design
Quality
Proposals Map
Housing
BIW1.3
WEM 9 Wembley Stadium
Business Park
WEM 10 Offices
BIW3.2
WEM 11 Low-cost Business
Start-up Space
BIW4.1
WEM 12 Protected Rail
Sidings
WEM 13 Road and Junction
Improvements to Stadium
Access Corridor and
Western Access Corridor
N/A
WEM 14 Western Highway
Corridor
TS2.5
TS2.7
WEM 15 Car Parking
Strategy
N/A
WEM 16 Car Parking
Standards
TS3.3
TS3.4
WEM 17 Walking and
Cycling
TS5.1
TS5.2
TS5.4
TS5.5
TS5.6
TS6.1
TS6.2
TS6.3
TS6.4
H1.2
H1.3
WEM 18 Event Related
Transport
WEM 19 Affordable Rent
Town Centres, Shopping Leisure
& Tourism
UD7.1
De-designation of SIL adjacent to key sites will be reduced slightly and
this is shown in the extract of the Proposals Map.
BIW4.2
TS2.2
TS2.3
TS2.4
TS2.6
WEM 20 Housing Mix
H2.1
H2.3
WEM 21 Family Housing
H3.1
H3.2
WEM 22 Extra Care
Housing
WEM 23 Supported
Housing
H4.2
WEM 24 Private Rented
Sector
WEM 25 Student
Accommodation
WEM 26 New Retail, leisure
and office development
H6.2
WEM 27 Leisure, Tourism
and Cultural Uses
TC4.1
WEM 28 Hot Food
Takeaways (A5 Uses)
WEM 29 Conferencing
Facilities
WEM 30 Temporary
Creative Uses
TC5.3
H5.1
H5.2
H5.3
H7.2
H7.3
TC1.2
TC2.1
TC3.2
TC6.2
TC7.2
Need for policy designating protected sidings is a strategic requirement
flagged up in the Core Strategy.
The preferred policy for highways for the area seeks to balance provision
for different users along different routes; this follows government
guidance, NPPF and is supported by the outcomes of further highway
studies undertaken by the Council
This builds on the findings of the Strategic Corridor Study for Brent Cross
– Wembley, and the series of junction improvements along Wembley Hill
Road corridor.
This preferred policy…
Further details setting out the context of this preferred policy is contained
in paragraphs 6.18 to 6.23 in the Wembley AAP. The policy has been
appraised in Appendix 6.
The current parking standards within the UDP (2004) have been updated
using evidence from an independent consultant’s study, which suggested
changes to balance development viability with a need to achieve a modal
shift away from the car in Wembley.
This policy has been developed using evidence drawn from additional
consultants study work examining pedestrian and cycle links across the
railway.
Rather than specify particular locations, this policy specified criteria for
proposing coach parking locations using guidance from a consultants
study.
Introducing new Affordable Rent as part of the housing mix in Wembley
will help maintain a new supply of affordable housing in Wembley in the
short to medium term. At the same time the Council will require that
affordable rented housing meet the needs of households eligible for
social housing at a cost low enough for them to afford determined with
regard to local incomes and local house prices.
The current Wembley housing mix is considered appropriate to meet the
wide range of household needs in the borough. At the same time
flexibility has been allowed to introduce different and less affordable
housing tenures such as discounted market sales products, as well as
opportunities to deliver new private rented sector accommodation.
In order to deliver 25% larger family homes in the Wembley area some
sites more suitable for larger family housing will need to deliver a higher
proportion of family housing, and be designated as such, to
counterbalance denser town centre developments less suitable for larger
family housing.
Together these policies seek to encourage the development of supported
housing and wheelchair housing in the Wembley area.
*H8 not selected
Appropriate to define the town centre for the continuous area where
existing town centre and planning consents for town centre uses
granted. At the same time a restriction on the location of large foodstores
has also been applied to promote regeneration of the existing town
centre.
Important to promote major leisure, tourism and cultural uses which, east
of the stadium, can act as a buffer to between the new regeneration area
and the industrial estate.
Public consultation has identified substantial support for controlling fast
food takeaways because of health impacts.
Policy to promote conferencing in Wembley in line with the Council’s
adopted vision.
Policy required because of a need to make the best use of existing
vacant land / property.
22
Social Infrastructure
Response to Climate Change
WEM 31 Community
Facilities
SI1.1&2
SI3.1a & SI3.1b
SI4.1
It is now considered that a more pragmatic approach to the provision of
health facilities in the area is needed rather than the options proposed
and that the best option for meeting demand late in the plan period will be
assessed closer to that time.
WEM 32 Decentralised
Energy
CC2.1
CC2.4
It is undesirable to build on, and expand, capacity of the Civic Centre
CHP where the plant room is too small. However the Civic Centre is
future proofed that can be connected to a decentralised energy system.
WEM 33 Energy from
Waste
CC3.3
CC4.2
Without policy intervention, residual waste would be transported outside
the area to landfill, which is not sustainable. There would be no joint
action between heat suppliers and heat users either. The Brent Energy
from Waste study suggests other energy from waste technologies should
be considered in Wembley apart from anaerobic digestion. The new
policy could encourage investments in suitable locations for waste fuel
industries subject to the scale and constraints.
WEM 34 Urban Greening
CC6.4
WEM 35 Flood Risk
CC6.3
WEM 36 Open Space
Provision
WEM 37 Open Space
Improvements
OS1.2
Open Space, Sports & Wildlife
WEM 38 Food Growing
OS2.1
OS2.2
OS2.3
OS2.4
OS3.1
OS3.4
WEM 39 Sports Facilities
OS4.1
OS4.2
WEM 40 Play Provision
N/A
WEM 41 Access to Nature
OS6.1
OS6.5
WEM 42 Wealdstone Brook
and River Brent
OS6.2
These options for open space improvements are considered to be
deliverable and have been taken forward into the preferred option.
These options have been taken forward due to their deliverability by
providing growing space next to demand and using vacant spaces for
temporary food growing.
Both options have been taken forward as they are considered deliverable
by using development contributions for sports facilities improvements and
making school sports facilities available to use out of school hours.
Neither options in OS5 Issues and Options document have been taken
forward, due to accessibility and deliverability issues for more detail see
paragraphs 11.13 to 11.14 in the Wembley AAP. Instead the standards
set out in the policy are in line with the Mayor of London’s Providing for
Children and Young People’s Play & Informal Recreation SPG Plan. The
policy has been appraised in Appendix 6.
These options have been taken forward as creating access to the
northern side of the Chiltern railway line could be achieved as part of a
development scheme and development proposals can be required to
provide wildlife enhancements.
The purpose of this assessment is to ensure that there are no significant cumulative effects on the SA objectives from the preferred option
policies in the Wembley APP.
Objective S1 (to reduce poverty and social exclusion) has a mixed neutral positive impact on the preferred options with some positive impacts
on the town centres, shopping, leisure & tourism policies and open space, sports & wildlife policies. The majority of the positive impacts occur
against the housing policies, for example, policies WEM 19 Affordable Rent, WEM 20 Housing Mix, WEM 21 Family Housing, WEM 22 Extra
Care Housing, WEM 23 Supported Housing and the social infrastructure policy, WEM 31 Community Facilities. However there is a negative
impact on policy WEM 25 Student Accommodation which allows for student accommodation to be where major mixed use development occurs.
The policy includes a cap stating that student accommodation developments will not be allowed once the total number of approved student
bedrooms exceeds 20% of the projected increase in population in the Wembley Growth Area.
Objective S2 (to improve health and wellbeing of the population) has no negative impacts upon the policies and has a mixed neutral and
positive impact. There are positive impacts for housing policies WEM 19, WEM 20, WEM 21, WEM 22 and WEM 23, transport policies WEM 16
Car Parking Standards, WEM 17 Walking and Cycling and WEM 18 Event Related Transport. Objective S2 has a positive impact on all of the
open space, sports & wildlife policies. There is a significant positive effect on policy WEM 40 Play Facilities which requires major housing
development to provide children’s play space in line with London Plan standards. It has a significant positive impact on policy WEM 38 Food
Growing. This policy will have significant health benefits by increasing access to fresh fruit and vegetables and WEM 39 Sports Facilities, by
increasing the provision of sports facilities it will have health and social benefits and wider regeneration benefits.
Objective S3 (to improve the education and skills of the population) has a both neutral and positive impact, with a positive impact on policies
WEM 11 Low Cost Business Start Up Space, WEM 10 Offices, WEM 30 Temporary Creative Uses and policy WEM 38 in Open space, sports
& wildlife. There is a significant positive impact on social infrastructure policies WEM 31 Community Facilities which will secure at least four
forms of entry at primary level to be secured on development sites within the Wembley area. Objective S3 has no negative impacts on any of
the policies in Wembley AAP.
23
Objective S4 (to provide everybody with the opportunity to live in a decent home) does not have a negative impact on any of the policies in
Wembley AAP. It does have a positive impact on policies WEM 1 Character and Urban Form which seeks to reinforce and emphasise the
distinctive character of each locality and WEM 2 Gateways to Wembley to focus on the three stations as the principle gateways and the
enhancement of nodes around the key junctions. Objective S4 has a positive impact on all of the housing policies and policies WEM 10 and
WEM 11 in the Business, Industry & Waster chapter.
Objective S5 (to provide everybody with good quality surroundings) has no negative impacts on the policies in Wembley AAP. Although there is
mixed positive and negative impact on policy WEM 13 Road and Junction Improvements to Stadium Access Corridor and Western Access
Corridor as improved road access is likely to generate more traffic in the area. Objective S5 has a mixed impact on WEM 42 River Brent and
Wealdstone Brook because the impact depends on the extent of development and mitigation measures proposed. However, policy WEM 42
states that development proposals which are adjacent to the Wealdstone Brook and the River Brent should undertake opportunities to provide
amenity space, provide public access and have regards to its natural setting. Objective S5 has a very positive impact upon the Urban design
and place shaping policies, in particular WEM 3 Public Realm because a public realm strategy will improve the quality of Wembley and help
foster a sense of pride and policy WEM 8 Securing Design Quality as higher quality design will improve the quality of the Wembley area.
Objective S5 has a potential positive impact on policy WEM 5 Tall Buildings because a tall buildings strategy could be considered to be
restrictive however it’s felt that having a tall buildings strategy in place will provide greater certainty on the appropriate scale of development
within Wembley. There is also a potential positive impact on policy WEM 7 Character of Olympic Way which requires proposed development to
be carefully designed and scaled to respect the predominance of Wembley Stadium and its arch. It continues to use the Masterplan as
guidance for development because if planning permissions are not implemented then its detailed guidance is still relevant. Policy WEM 4 Public
Art has a negative impact because it was considered that without a pro-active public art strategy that improvements might not happen. However
this option has been chosen because it is considered that there is sufficient detail contained within the Wembley Masterplan.
Overall Objective S6 (to reduce crime and anti-social activity) has a neutral impact on the majority of the policies. It does have a positive impact
on policy WEM 3 Public Realm as improvements will be sought that reflect the local character as an integral element of proposals for new
development. A public realm strategy will help foster a sense of pride in the Wembley area. However objective S6 has a negative impact upon
policy WEM 4 Public Art impact because it was considered that without a pro-active public art strategy that improvements might not happen.
However this option has been chosen because it is considered that there is sufficient detail contained within the Wembley Masterplan.
Objective S6 has a potential negative impact on WEM 37 Open Space Improvements which supports the provision of a new pedestrian bridge
across the Metropolitan, Jubilee and Chiltern railway lines to link to Chalkhill Open Space at St David’s Close. A new pedestrian bridge will
have significant positive benefits as it will improve accessibility by linking the Green Chain to Chalkhill open space, enabling walking and
cycling with the associated health benefits and these multiple positive benefits outweigh the potential negative impact of fear of crime.
Objective S7 (to encourage a sense of community; identity and welfare) has a neutral impact on all of the housing policies and it has a positive
impact on a range policies in the Urban design and place shaping, Business, Industry and Waste and Transport chapters. Objective S7 has a
negative impact upon policy WEM 4 Public Art which seeks contributions towards public art from development because it was considered that
without a pro-active public art strategy that improvements might not happen. However this option has been chosen because it is considered
that there is sufficient detail contained within the Wembley Masterplan to bring forward public art. However there are significant positives for
policy WEM 31 Community Facilities on community engagement and identity as the policy supports the provision of community facilities in the
Wembley area for religious and cultural uses. Objective S7 has a positive impact on all of the open space, sports and wildlife policies.
Objective S8 (to improve accessibility to key services especially for those most in need) does not have any negative impacts on the policies in
Wembley AAP. The SA objective S8 has a neutral impact on all of the housing policies in Wembley AAP. Objective S8 has a neutral and
unknown impact on policy WEM 2 Gateways to Wembley as the policy seeks the enhancement of nodes around key junctions however S8 also
has a positive impact on the policy because it focuses on the three stations which encourages a modal shift away from reliance on the car.
Objective S8 has positive impact on policy WEM 10 which allows reuse of redundant offices for appropriate alternative uses. Positive impacts
for transport policy WEM 17 which provide better provision for pedestrian and cycle bridges and policy WEM 30 Temporary Creative Uses in
the town centres, leisure and tourism. There is a significant positive impact on policy WEM 31 Community Facilities due to the provision of a
new school and community facilities. Objective S8 has significant positive impacts on policies WEM 37 Open Space Improvements and WEM
39 Sports Facilities.
Objective EN1 (to reduce the effect of traffic on the environment) has a negative impact on policy WEM 1 Character and Urban Form, WEM 9
Wembley Stadium Business Park. It has a negative impact on policy WEM 13 Road and Junction Improvements to Stadium Access Corridor
and Western Access Corridor as improved road access is likely to generate more traffic with consequential effects on the environment. Policy
WEM 14 Western Highway Corridor is likely to lead to increased traffic levels and policy WEM 31 Community Facilities may have a similar
effect. Objective EN1 has a positive impact on policies WEM 2 Gateways to Wembley, WEM 16 Car Parking Standards as any car free
development will have very positive effect in terms of environmental impacts, WEM 17 Walking and Cycling seeks to implement pedestrian only
streets which would provide an environment free of traffic. There are positive impacts on the open space, sports and wildlife policies WEM 37
Open Space Improvements, WEM 38 Food Growing, WEM 42 River Brent and Wealdstone Brook. Objective EN1 has a neutral impact on all of
the housing and climate change policies.
Objective EN2 (to improve water quality; conserve water resources and provide for sustainable sources of water supply) has a neutral effect on
the majority of the policies in Wembley AAP. Objective EN2 has a negative impact on policy WEM 34 Urban Greening because no local target
for increasing green cover has been taken forward however this is because setting a local target would be too prescriptive and development
proposals do need to include measures to tackle overheating and flood risk. On the other hand objective EN2 has a significant positive effect
on policy WEM 35 Flood Risk as it includes the requirement for major proposals to apply SUDS and this will help improve water quality and
sustainable sources of water supply.
Objective EN3 (to improve air quality) has a positive effect on the following policies; WEM 3, WEM 9, WEM 35, WEM 36, WEM 37, WEM 38,
and WEM 42. Objective EN3 has a negative impact on policies WEM 13 Road and Junction Improvements to Stadium Access Corridor and
Western Access Corridor as improved road access to the area is likely to generate more traffic with knock on effects on the environment and a
new road connection from North End Road to Bridge Road is likely to lead to more traffic levels. Objective EN3 has a negative impact upon
policy WEM 14 Western Highway Corridor but on the other hand these junction improvements will improve access to public transport,
pedestrians and cyclists. Objective EN3 has a positive impact on transport policies; WEM 15 Car Parking Strategy and WEM 17 Walking and
Cycling and WEM 18 Event Related Transport. Objective EN3 has an mixed positive and negative unknown impact on WEM 16 Car Parking
24
Standards as the council seeks a balance between the London Plan standards, the existing Borough standards and the need to ensure new
development is served adequately in keeping with the regeneration initiatives for the Wembley Growth Area. Policy WEM 16 also has a positive
effect because the council will promote car free development. Objective EN3 has a negative impact on policies WEM 32 Decentralised Energy
as a large combined heat and power plant is likely to have a negative impact upon air quality and it has a significant negative on climate
change policy WEM 33 Energy from Waste as there would be a cumulative impact on air quality related to energy from waste and associated
waste management. Yet at a global scale there will be positive impact on air quality as waste used to close to its source will reduce emissions
associated with transportation.
Objective EN4 (to conserve and enhance biodiversity) has a mainly neutral impact on the policies in the Wembley AAP. It does have a positive
impact on policy WEM 35 Flood Risk and the majority of the policies in Open space, sports and wildlife chapter. Objective EN4 has a negative
impact on policy WEM 34 Urban Greening because not including a local target for increasing green cover would lead to an increase in green
cover not being achieved. However this is the preferred option because setting a local target would be too prescriptive and development
proposals are required to include measures to tackle overheating and flood risk. There is a significant positive impact on policy WEM 41
Access to Nature as the council will require new development proposals to include wildlife enhancements.
Objective EN5 (to maintain and enhance the character and quality of landscapes and townscapes) has a positive impact on a number of
policies contained in Urban design and place making, Town centres, shopping, leisure and tourism and Open space, sports and wildlife
chapters. Apart from Urban design and place shaping policy WEM 4 Public Art where there is a negative impact because it is considered that
without a pro-active public art strategy that improvements are less likely to happen. However this option has been chosen because it is
considered that there is sufficient detail contained within the Wembley Masterplan to bring forward public art.
Objective EN6 (to conserve and where appropriate enhance the historic environment and cultural assets) has neutral impact on the majority of
the policies in Wembley AAP. Objective EN6 has a positive impact on the policies in the Urban design and place shaping chapter but a
negative impact upon policy WEM 4 Public Art impact because it was considered that without a pro-active public art strategy that improvements
are less likely to happen. However this option has been chosen because it is considered that there is sufficient detail contained within the
Wembley Masterplan to bring forward public art.
Objective EN7 (to reduce contributions to climate change and reduce vulnerability to climate change) has a negative impact on the dedesignation of SIL, the reduction in land for industry, warehousing and closely related uses but this will bring forward sites for mixed use
development or sensitive uses. It is worth noting that this option has been taken forward and is shown on the Proposals Map extract in the
Wembley APP rather than in a policy in the Business, industry and waste chapter. Objective EN7 also has negative impacts on transport
policies WEM 13 Road and Junction Improvements to Stadium Access Corridor and Western Access Corridor and WEM 14 Western Highway
Corridor as better road access will have a negative impact on the environment and is likely to lead to an increase in traffic levels. However it
has a positive impact on transport policies WEM 15 Car Parking Strategy and WEM 17 Walking and Cycling. Objective EN7 has mainly positive
impacts on the policies in the Open space, sports and wildlife chapter. Although there is a significant negative impact on policy WEM 34 Urban
Greening and this is due to a local target for increasing green cover would lead to an increase in green cover. However this is the preferred
option because setting a local target would be too prescriptive and development proposals do need to include measures to tackle overheating
and flood risk.
Objective EN8 (to minimise the production of waste and promote its use as a resource) has neutral impact on the majority of the policies in
Wembley AAP. It does have a significant positive impact on the climate change policy WEM 33 Energy from Waste as this will reuse waste and
use it as a resource and a positive impact on open space, sports and wildlife policy WEM 38 Food Growing.
Objective EN9 (to conserve and enhance land quality and soil resources) has a neutral impact on most of the policies in the Wembley AAP.
Objective EN9 has a positive impacts in the Open space, sports and wildlife chapter on policy WEM 38 Food Growing which promotes local
food growing and the use of vacant spaces temporarily for food growing which will make use of underused land.
Objective EN10 (to reduce the likelihood and impact of flood risk from development and climate change) has a neutral impact on the majority of
the policies in the Wembley AAP and there are no negative impacts on any of the policies. Objective EN10 has a positive impact on climate
change policies WEM 37 Open Space Improvements, WEM 38 Food Growing, WEM 41 Access to Nature and significant positive impact on
policy WEM 42 River Brent and Wealdstone Brook as enhancements to Wealdstone Brook will aid flood protection and reduce flood risk.
Objective EC1 (to encourage sustainable economic growth) has a neutral impact on Urban design and place shaping and a positive impact on
housing policy WEM 25 Student Accommodation, social infrastructure, open space, sports and wildlife policies. Overall objective EC1 has no
negative impact on the majority of the policies in Wembley AAP. Objective EC1 has a positive impact on the Business, industry and waste
policies; WEM 9 Wembley Stadium Business Park, WEM 10 Offices and WEM 11 Low Cost Business Start-up Space. Objective EC1 has both
a positive and negative impact on climate change policy WEM 32 Decentralised Energy on the promotion of economic growth and a significant
positive impact on policy WEM 33 Energy from Waste in promoting a green sustainable economy
Objective EC2 (to offer everybody the opportunity for rewarding and satisfying employment) has a positive impact on most of the policies in the
Business, industry and waste chapter, for example policy WEM 11 Low Cost Business Start-up Space due to the provision of affordable
workspace and on policies in the Town Centres, Shopping, Leisure and Tourism chapter. Objective EC2 has a neutral impact for the rest of the
policies within the Wembley AAP. There are no negative impacts identified for any of the policies within Wembley AAP.
Objective EC3 (to reduce disparities in economic performance and promote sustainable regeneration) has a mainly positive impact most of the
policies in the Wembley AAP with a neutral impact on the housing policies. Objective EC3 has a significant positive impact on policy WEM 27
Leisure, Tourism and Cultural Uses which encourages leisure, tourism and cultural uses within the area and significant improvements to public
transport will be required. Overall, objective EC3 has no negative impacts on any of the policies in Wembley AAP.
Objective EC4 (to encourage and accommodate both indigenous and inward investment) has mainly a positive impact on the Urban design and
place shaping policies with a mixed neutral and positive impact on the housing policies. Objective EC4 has some significant positive impacts on
the Town Centres, Shopping, Leisure and Tourism policies; WEM 26 New Retail, leisure and office development and WEM 30 Temporary
Creative Uses will encourage investment as the use of vacant sites or buildings will be promoted for occupation by temporary creative uses.
Objective EC4 has both a positive and negative impact on the climate change policy WEM 32 Decentralised Energy on investment, as using
financial contributions for a decentralised energy network will reduce the level of contributions for other infrastructure. Objective EC4 has both a
25
positive and negative impact on the following policies in the open space, sports and wildlife chapter; WEM 36 Open Space Provision, WEM 37
Open Space Improvements and WEM 42 River Brent and Wealdstone Brook, as substantial funding is needed for carrying out improvements
and these could have a negative impact on investment, although if the improvements are made it would greatly increase the attractiveness of
the area for investment.
Objective EC5 (to encourage efficient patterns of movement in support of economic growth) mainly positive impact on the Urban design and
place shaping policies, Transport policies and Town Centres, Shopping, Leisure and Tourism policies. In particular, Objective EC5 has a
significant positive impact on policy WEM 2 Gateways to Wembley as focusing on the three stations and improving the attractiveness of these
main gateways will support economic growth and encourage efficient patterns of movement. Objective EC5 has a mainly neutral impact on
Business, industry and waste policies with the exception of policy WEM 12 Protected Rail Sidings which, and a neutral impact housing and
climate change policies. Overall, objective EC5 has no negative impact on any of the policies in Wembley AAP.
Site Proposals
An appraisal of each site proposal has been carried out by the Planning Policy, Regeneration and Transport staff at Brent Council. These
appraisals were then independently reviewed by the Environmental Policy team. The purpose of this assessment is to ensure that there are no
significant cumulative effects on the SA objectives from all of the site proposals in Wembley AAP. There are a total of 31 site proposals for the
Wembley AAP and the full sustainability appraisals are located in Appendix 7. Each score against the SA objective is accompanied by a
comment. The Wembley AAP Preferred Options site proposals are divided into 5 different areas due to their location and character.
Wembley High Road Site Proposals:
W1 Wembley West End
W2 London Road
W3 Chiltern Line Cutting North
W4 Wembley High Road/Chiltern Line Cutting South
W5 Copland Community School and Brent House
The site proposals in the Wembley High Road area have an overall positive effect on SA objectives such as S1 (to reduce poverty and social
exclusion), S7 (to encourage a sense of community), and S8 (to improve accessibility to key services especially for those most in need).
However none of the site proposals in the Wembley High Road area had any significant effect on SA objective S2 (to improve health and
wellbeing of the population) and SA objective S3 (to improve the education and skills of the population). Whereas SA objective S4 (to provide
everybody with opportunity to live in a decent home) has scored a significant positive impact against all of the site proposals in the Wembley
High Road area.
In relation to the environmental SA objectives, all of the site proposals were identified as having a mixed impact of no significant effect and a
neutral impact on EN3 (to improve air quality) as redevelopment of the sites would have a varying degree of impact on Wembley’s air quality.
This mixed impact is due to location of the site, as town centre locations is likely to reduce the need for car use and on the size of new
development proposed, as small scale developments will have a less significant impact on emissions levels. The majority of the sites in this
area have scored positively against SA objective EN1 (to reduce the effect of traffic on the environment) due to their town centre location and
excellent public transport accessibility. Site proposal W5 Copland Community School and Brent House has a neutral impact against SA
objective EN1 because this site has been identified as being suitable for a medium sized food store which would require car parking. In
particular, there is a negative impact on SA objective EN4 (to conserve and enhance biodiversity) on the site proposal W3 Chiltern Line Cutting
North because it is a site of Metropolitan and Borough Grade 1 Nature Conversation Importance and therefore development on this site would
require the mitigation of the effects of the development of the site upon the nature conservation. All of the site proposals were identified as
having a mixed impact of no significant effect and a neutral impact on SA objective EN8 (to minimise the production of waste and promote its
use as a resource). Redevelopment of the sites will result in the generation of waste and consumption of materials and resources. However
redevelopment of sites may improve waste and recycling rates, this is dependant upon the location of the site and if new residential or mixed
use development is proposed. All of the site proposals in the Wembley High Road area scored positively against EN10 (to reduce the likelihood
and impact of flood risk from development and climate change) as redevelopment of the sites provides an opportunity to minimise the risk of
flooding from surface water flooding by incorporating sustainable urban drainage systems during the rebuild.
Positive impacts were identified against all of the economic SA objectives; EC1 (to encourage sustainable economic growth), EC2 (to offer
everybody the opportunity for rewarding and satisfying employment), EC3 (to reduce disparities in economic performance and promote
sustainable regeneration), EC4 (to encourage and accommodate both indigenous and inward investment) and EC5 (to encourage efficient
patterns of movement in support of economic growth) in terms of growth, employment, regeneration and efficient movement, in particular
significant positive impacts were scored for site proposals W1 Wembley West End, W4 Wembley High Road/Chiltern Line Cutting South, W5
Copland Community School and Brent House.
Overall no significant negative impacts have been identified for any of the site proposals located within the Wembley High Road area for any of
the SA objectives.
Comprehensive Development Area Site Proposals:
W6 South Way Site adjacent to Wembley Stadium Station
W7 Mahatma Gandhi House
W8 Land West of Wembley Stadium
W9 York House
W10 Dexion House
W11 Malcolm House
W12 North West Lands
W13 Stadium Retail Park
W14 Arena House and Crescent House
W15 Apex House & Karma House
W16 1 Olympic Way
W17 Olympic Way Office Site
W18 Wembley Retail Park
W19 Wembley Stadium Car Park
26
The site proposals in the Comprehensive Development Area all score positively against SA objective S1 (to reduce poverty and social
exclusion) and the majority of the sites score positively against S4 (to provide everybody with opportunity to live in a decent home), significant
positive impacts have been scored for the following sites; W6 South Way Site adjacent to Wembley Stadium Station, W8 Land West of
Wembley Stadium, W10 Dexion House, W11 Malcolm House, W12 North West Lands, W13 Stadium Retail Park and W18 Wembley Retail
Park against SA objective S4. Site proposal W6 South Way Site adjacent to Wembley Stadium Station scores significantly positive against SA
objective S5 (to provide everybody with good quality surroundings) as the site is currently vacant so new development would improve a sense
of place and SA objective S8 (to improve accessibility to key services especially for those most in need) as an improved public transport
interchange will improve the level of investment. Site proposal W8 Land West of Wembley Stadium has significant positive impact against SA
objectives S5 (to provide everybody with good quality surroundings) as development on this large site will improve the quality of the
surroundings with new development integrating with boulevard acting as a key component and providing a sense of place to this area. It also
has a significant positive impact against SA objective S7 (to encourage a sense of community) due to the proposed mixed use and integration
of new and existing developments enabling easy access. W8 Land West of Wembley Stadium scores significantly positively against SA
objective S8 (to improve accessibility to key services) because a new bus route will greatly increase accessibility. Only Site proposal W10
Dexion House scores significantly positive against SA objective S2 (to improve the health and wellbeing of the population) because of the
requirement for the provision of a community pool on site. Site proposal W12 North West Lands scores significantly positive against SA
objective S5 (to provide everybody with good quality surroundings) because of the opportunity of redevelopment of this site to greatly improve
the quality of surroundings in this area with a new public space being provided in the middle of the site. Site proposal W18 Wembley Retail
Park scores significantly positive against SA objective S3 (to improve the education and skills of the population) as it includes the provision of a
new primary school on this site and site proposal W10 Dexion House as it includes student accommodation and a new community swimming
pool. In general, none of the site proposals in the Comprehensive Development Area scored negatively against the social SA objectives.
In relation to the environmental SA objectives, some of the site proposals scored negatively against EN1 (to reduce the effect of traffic on
environment) site proposals W18 Wembley Retail Park and W19 Wembley Stadium Car Park due to their location in a PTAL area of 2-3. Some
sites score positively due to their good PTAL rating and proximity to public transport. Whilst site proposal W9 York House scored significantly
positive because of the opportunity to build on the existing car park and therefore reduce the number of parking spaces. All of the site
proposals were identified as having either neutral or negative impacts on EN3 (to improve air quality) as redevelopment of the sites would have
a varying degree of impact on Wembley’s air quality. The site proposals in this area all scored positively against SA objective EN5 (to maintain
and enhance the character and quality of landscapes and townscapes. The majority of the sites scored positively against EN7 (to reduce
contributions to climate change and reduce vulnerability to climate change) due to various reasons including reuse of land, sustainable location,
use of sustainable design and construction methods and opportunity to improve energy efficiency of buildings. The site proposals in the
Comprehensive Development Area were either identified as having negative impacts on SA objective EN8 (to minimise the production of waste
and promote its use as a resource) as redevelopment of the sites will result in the generation of waste and consumption of materials and
resources. Or it had a mixed impact of no significant effect and a neutral impact as the redevelopment of sites may improve waste and
recycling rates and this is dependant upon the location of the site and if new residential or mixed use development is proposed.
Positive and significant positive impacts were identified against the economic SA objectives in terms of growth, employment, regeneration and
efficient movement. However site proposal W18 Wembley Retail Park scored negatively against SA objective EC4 (to encourage and
accommodate bother indigenous and inward investment) but this is because of this site’s proposed use as a new residential district and against
EC5 (to encourage efficient patterns of movement in support of economic growth) as the site is located within a PTAL area of 2 to 3. Site
proposal W19 Wembley Stadium Car Park scored negatively against EC5 (to encourage efficient patterns of movement in support of economic
growth) as the site is located within a PTAL area of 2 to 3.
Overall no significant negative impacts have been identified for any of the site proposals located within the Comprehensive Development Area
for any of the SA objectives.
Wembley Park/Empire Way Corridor Site Proposals:
W20 Cottrell House & Norman House
W21 21-31 Brook Avenue
W22 Wembley Park Station Car Park
W23 The Torch/Kwik Fit
W24 Town Hall
The site proposals in the Wembley Park/Empire Way Corridor all score positively against SA objective S1 (to reduce poverty and social
exclusion) and the majority of the sites score positively against S4 (to provide everybody with opportunity to live in a decent home), significant
positive impacts have been scored for the following sites; W21 21-31 Brook Avenue, W22 Wembley Park Station Car Park and W23 The
Torch/Kwik Fit.
For the environmental SA objectives, the majority of the site proposals were identified as having a negative impacts on EN3 (to improve air
quality) as redevelopment of the sites would have a varying degree of impact on Wembley’s air quality but for other sites there was a positive
impact due to the site’s town centre location and excellent public transport links. The majority of the sites scored positively against EN7 (to
reduce contributions to climate change and reduce vulnerability to climate change) due to various reasons including reuse of land, sustainable
location, use of sustainable design and construction methods and opportunity to improve energy efficiency of buildings. For SA objective EN8
(to minimise the production of waste and promote its use as a resource) a negative impact is scored as redevelopment of the sites will result in
the generation of waste and consumption of materials and resources. Or it had a mixed impact of no significant effect and a neutral impact as
the redevelopment of sites may improve waste and recycling rates and this is dependant upon the location of the site and if new residential or
mixed use development is proposed.
.
Apart from site proposal W24 Town Hall which scored neutral against SA objectives EN3 and EN8 the potential for new development is much
smaller on this site compared to the others because the listed building needs to be retained as part of the redevelopment of this site. All of the
site proposals in the Wembley Park/Empire Way Corridor area scored positively against EN10 (to reduce the likelihood and impact of flood risk
from development and climate change) as redevelopment of the sites provides an opportunity to minimise the risk of flooding from surface
water flooding by incorporating sustainable urban drainage systems during the rebuild, in particular site W21 21-31 Brook Avenue as
redevelopment of this site provides an opportunity for semi-naturalise the book which would provide flood risk and water quality benefits.
Positive and significant positive impacts were identified against the economic SA objectives; EC1, EC2, EC3, EC4 and EC5 in terms of growth,
employment, regeneration and efficient movement for all of the site proposals in the Wembley Park/Empire Way Corridor.
Overall no significant negative impacts have been identified for any of the site proposals located within the Wembley Park/Empire Way Corridor
area for any of the SA objectives.
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Wembley Eastern Lands Site Proposals:
W25 Amex House
W26 Watkin Road
W27 Euro Car Parts
W28 First Way
The site proposals in the Wembley Eastern Lands; W25 Amex House, W26 Watkin Road, W27 Euro Car Parts and W28 First Way have all
scored positively against the social SA objectives S1 (to reduce poverty and social exclusion), S2 (to improve the health and wellbeing of the
population) and S5 (to provide everybody with the opportunity to live in a decent home) this is because the provision for a publicly accessible
brook side park will have multiple benefits in that it will encourage social cohesion, provide recreational opportunities for walking and cycling
and will improve the area by providing amenity and creating a sense of place. All of the sites scored significantly positive against social SA
objectives S4 (to provide everybody with the opportunity to live in a decent home) and S7 (to encourage a sense of community, identity and
welfare) as these sites have the potential to provide new affordable housing in Wembley and the restoration and improvements to the
Wealdstone Brook will foster a sense of pride in the area. Whilst site proposal W28 First Way scored positive effects on the social SA
objectives S1 (to reduce poverty and social exclusion), S4 (to provide everybody with the opportunity to live in a decent home), S5 (to provide
everybody with good quality surroundings), S7 (to encourage a sense of community) and S8 (to improve accessibility to key services especially
for those most in need). This site proposal has the potential to provide new affordable housing, improvements to public transport accessibility
by providing new pedestrian routes from east to west through the site are required. Its location adjacent to Wembley Stadium requires new
development on this site to be of the highest design quality and contribute towards a sense of pride in the area.
All of the sites scored negatively against SA objective EN3 (to improve air quality) as redevelopment of the sites would have an adverse impact
on air quality by increasing traffic. However all of the sites scored significantly positive against environmental SA objectives EN4 (to conserve
and enhance biodiversity), EN5 (to maintain and enhance the character and quality of landscapes and townscapes) and EN7 (to reduce
contributions to climate change and reduce vulnerability to climate change). For SA objective EN8 (to minimise the production of waste and
promote its use as a resource) has a mixed impact of no significant effect and a neutral impact as the redevelopment of sites will result in the
generation of waste and consumption of materials and resources. However it may improve waste and recycling rates and this is dependant
upon the location of the site and if new residential or mixed use development is proposed. The restoration works on the Wealdstone Brook will
improve biodiversity, the planting of trees will provide habitats for biodiversity and mitigate the effects of climate change, a new brookside park
would greatly improve the public realm as well as the existing landscape. All of the site proposals in the Wembley Eastern Lands area scored
positively against EN10 (to reduce the likelihood and impact of flood risk from development and climate change) as redevelopment of the sites
provides an opportunity to minimise the risk of flooding from surface water flooding by incorporating sustainable urban drainage systems during
the rebuild.
Positive and significant positive impacts were identified against the economic SA objectives; EC1, EC2, EC3, EC4 and EC5 in terms of growth,
employment, regeneration and efficient movement for all of the site proposals in the Wembley Eastern Lands.
Overall no significant negative impacts have been identified for any of the site proposals located within the Wembley Eastern Lands area for
any of the SA objectives.
Wembley Industrial Estates Site Proposals:
W29 Second Way
W30 Drury Way
W31 Great Central Way
For the social SA objectives, apart from the site proposal W29 Second Way, the rest of the site proposals in the Wembley Industrial Estates
area scored no significant effect/ no clear link because of their proposed use for industrial and employment uses. Site proposal W29 Second
Way scored positively against S5 (to provide everybody with good quality surroundings) as redevelopment provides an opportunity to improve
the quality of surroundings.
For the environment SA objective EN1 (to reduce the effect of traffic on the environment), site proposals W30 Drury Way and W31 Great
Central Way have a neutral score and this is because site W30 is currently used for open storage whilst site W31 is vacant. All of the site
proposals were identified as having a negative impact on the environmental SA objective EN3 (to improve air quality) as redevelopment of the
sites would have an adverse impact on the air quality by increasing traffic. In particular Site proposal W31 Great Central Way scores negatively
against EN4 (to conserve and enhance biodiversity) and this is because part of the site is located on a Site of Borough Nature Conservation
Importance (Grade II). SA objective EN8 (to minimise the production of waste and promote its use as a resource) a neutral impact for the sites
W29 Second Way and no significant effect for site W30 and W31. This is because redevelopment of the sites will result in the generation of
waste and consumption of materials and resources that would counterbalance the waste currently generated on site from business uses.
All of the site proposals in the Wembley Industrial Estates area score either positively or significantly positive for the economic SA objectives
EC1 EC2, EC3 and EC4 in terms of growth, employment, regeneration and efficient movement as developments on these sites will provide
employment opportunities, regenerative development, improve business development and encourage inward investment.
Overall no significant negative impacts have been identified for any of the site proposals located within the Wembley Industrial Estates area
against any of the SA objectives.
Revisions at Proposed Submission Stage
In light of consultation responses the following policies were revised at Proposed Submission stage:WEM1 Local Character
WEM 2 Gateways to Wembley
WEM 3 Public Realm
WEM 4 Public Art
WEM 5 Tall Buildings
WEM 7: Character of Olympic Way
WEM 8 Securing Design Quality
WEM 14 Western Highway Corridor
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WEM 17 Walking and Cycling
WEM 20 Housing Mix
WEM 26 New retail development
WEM 27 Leisure, tourism and cultural uses
WEM 31 Community Facilities
WEM 34 Urban Greening
WEM 35 Flood Risk
WEM 42 River Brent and Wealdstone Brook
W3 Chiltern Line Cutting North
W4 High Road/ Chiltern Line Cutting South
W6 South Way Site adjacent to Wembley Stadium Station
W8 Land West of Wembley
W10 Dexion House
W11 Malcolm House
W13 Stadium Retail Park
W14 Arena House and Crescent House
W15 Apex House & Karma House
W16 1 Olympic Way
W17 Olympic Way Office Site
W19 Wembley Stadium Car Park
W21 21-31 Brook Avenue
W25 Amex House
W26 Watkin Road
W27 Euro Car Parts
W28 First Way
W29 Second Way
Policies WEM9 (Wembley Stadium Business Park) and WEM19 (Affordable Rent) are to be removed from the AAP.
WEM19: A policy on affordable rent is, in part, reliant on decisions made at a strategic regional level. It is therefore not considered appropriate
to draft a policy in advance of key recommendations from the Inspector’s report on revised early minor alterations to the London Plan (2011).
Additionally, affordable rent is a borough-wide issue and is more appropriately dealt with through a policy in the emerging Development
Management Development Plan Document.
WEM9: The Business Park was originally designated for the area east of the Stadium in the UDP. It was subsequently brought forward into
the WAAP. Since that time planning permissions have been granted for mixed use development in the area, and the London Plan has
designated Wembley as a ‘Strategic Cultural Area’, including part of the Business Park area. This means there is more than one land-use
policy for the same area which is not desirable. In addition, the council intends to seek a re-designation to part of the Business Park that is in
the SIL (Site Proposal W29). The re-designation will be from Preferred Industrial Location (PIL) to Industrial Business Park (IBP) through the
London Plan review process. The reason for this re-designation is to keep the site as part of the SIL but to improve the urban environment and
create more of a buffer between non-industrial uses proposed for the Comprehensive Development Area and the PIL. This replaces the need
for a separate Business Park designation for the same area. The proposed changes to Site Proposal W29 incorporate the land use principles
for an Industrial Business Park therefore policy WEM9 is not required.
These three factors of existing mixed-use planning permissions, the Strategic Cultural Area designation, and the proposed Industrial Business
Park designation combine to render the Business Park designation obsolete. As both policies will be covered elsewhere their removal from the
AAP has no significant impacts.
A full sustainability appraisal of the revisions to each policy and the removed policies is included in appendix 8.
Positive and neutral impacts were identified against social SA objectives in terms of improved sense of place, fostering a sense of pride and
improving connections to local services. Revisions to policy W29 have positive impacts on residential amenity by ensuring residential
development is not in proximity to waste management facilities. Revisions to policy W31 have positive impacts in terms of improving
accessibility to health and education facilities. For the environment SA objectives positive impacts were found in reducing traffic volumes,
improving air quality, increasing the number of trees, enhancing townscape and public realm, protecting views and enhancing areas of
historical value. Neutral impacts were identified against employment SA objectives.
In summary overall no negative impacts have been identified as a result of revisions to policies at pre-submission stage.
Minor amendments were also made to the wording of policies WEM31, W14, W15, W16, W17, W19 and W28 to add clarification. Due to the
minor nature of these changes they did not have a significant impact and a more detailed sustainability appraisal was not required.
N.B. It is important to note also that policy numbers have changed between the Preferred Options and Proposed Submission
versions because of the deletion of policies. The policy numbers referred to in this Sustainability Appraisal are those in the
Preferred Options DPD. A table showing the corresponding new policy numbers is included as appendix 9 to this report.
6. Mitigation, Implementation and Monitoring
Mitigation
Preferred Options
There seems to be no irresolvable conflicts between the policies and these have been discussed in the previous section. There is a significant
negative impact identified for climate change policy WEM 33 Energy from Waste. Although it is considered that there are major positive global
impacts because it is generally a sustainable approach to dealing with waste as it will not be transported large distances to landfill and heat and
energy will be recovered, it is possible that there will be some local impacts on air quality and townscape. It is important that these impacts are
mitigated at the planning application stage by ensuring that any facility is in an acceptable location, that appropriate standards of emission
controls are enforced and through the quality of design of any new facility.
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Generally, it is considered that most of the impacts identified for policies can be mitigated via the consistent application of the other policies in
the plan. In addition regional planning policies in the London Plan and policies in the National Planning Policy Framework may cover some of
these areas of conflict.
Certain transport policies, such as policy WEM13 promoting road improvements, have negative impacts relating to traffic generation because
implementation is likely to lead to higher levels of traffic locally. In promoting inward investment into the area, including new shopping and
leisure facilities, it is accepted that there may be some impacts because of increased traffic levels. However, the overall strategy for transport
locally is to promote modes other than the car and it is a key objective for the area that there should be a modal shift of travel away from the car
from 37% of trips down towards 27%.
There is also a potential negative impact on prosperity and social inclusion from policy WEM25 on student accommodation because the
accommodation will not be meeting a local need. However, there are positive benefits on the local economy and policy has been framed so
that there will be a cap on the overall level of provision.
Although a policy of expanding existing schools (WEM31) will inevitably lead to higher traffic levels in the vicinity, it is an option that will have to
be followed if the predicted growth in the school age population is to be accommodated. It is important that the overall strategy of promoting
improvements to modes of travel other than the car is reflected in planning decisions on school expansion.
Site Proposals
The impacts of the site proposals have been discussed in detail in the previous section. There are no significant negative impacts identified for
any of the site proposals in Wembley AAP against the SA objectives.
Transport impacts of proposed developments should be assessed including the cumulative effect of a number of sites in the same area.
Relevant transport improvements should be incorporated into the next Transport Strategy. Where intensification of development of sites in
lower PTAL areas are proposed, e.g. site W19 Wembley Stadium Car Park, improvements promoting access by non-car modes, especially
improvements to public transport, will be required on development.
The forthcoming Development Management Policies DPD should include a requirement to avoid adverse impact to sites of nature conservation
importance. There are potential impacts on nature conservation at sites W3 and W4 on the Chiltern Line Cutting. The Council should seek
compensatory provision for planning applications that involve any loss of habitat on these sites.
All development in the borough should draw upon the information and guidance contained within Brent’s Strategic Flood Risk Assessment
(SFRA). The Council should update its level 1 SFRA in light of the new sites added.
Development proposals for any site within an AQMA should incorporate adaptation measures to protect the indoor environment from poor
external air quality and demonstrate that it includes adequate mitigation measures so as to not exacerbate existing poor air quality. Adaptation
measures will be important for sensitive uses such as health, education and housing. This requirement should be included in the site proposal
text in Wembley AAP for all sites which are in AQMAs. The forthcoming Development Management DPD should set out conditions and
guidance relating to development within AQMAs. The use and design of sites should take care not to expose additional residents to existing
high levels of noise pollution in order to avoid health and social implications.
Please note that some of the recommendations for mitigation could be dealt with by including requirements in planning briefs and other
guidance documents that the council has prepared, or is preparing, for some of the sites. A list of sites that have accompanying guidance
documents is included in the Table 7 below:
Table 7: Relevant Guidance for Wembley Area Action Plan Site Proposals
Planning Document
Relevant Wembley Area Action Plan Site Proposals
Wembley West End SPD
Wembley High Road
W1
Wembley Link SPD
Wembley High Road
W3, W4 & W5
Wembley Masterplan
Comprehensive Area Development
W10, W11, W12, W13, W14, W15, W16, W17, W18
Wembley Eastern Lands
W25, W26, W28
Wembley Industrial Estates
W29
Revisions at Proposed Submission Stage
The impacts of the revisions at Proposed Submission stage are set out in the previous section and appendix 8. There are no significant
negative impacts identified for any of the revisions against the SA objectives, therefore changes have not resulted in the need for any further
mitigation.
Implementation
The Wembley AAP is part of a broader hierarchy of plans, which will not be developed nor implemented in isolation. Wembley AAP has been
developed with reference to a number of regional planning policies contained in the London Plan (July 2011) and in line with the National
Planning Policy Framework (March 2012). Once adopted the Wembley AAP will form part of the borough’s development plan which already
consists of the Core Strategy and the Site Specific Allocations DPD.
Wembley AAP will replace chapter 14 of Brent’s UDP (2004) ‘Wembley Regeneration Area’ and its policies, as well as superseding some of the
sites contained in the Site Specific Allocations DPD (July 2011), further details are contained in Appendix A in the Wembley AAP Preferred
Options document. The Proposals Map will also be updated in line with the policy designations in Wembley AAP. The Wembley Masterplan will
continue to provide detailed planning guidance on certain issues. Whilst the Wembley Link SPD will continue to provide similar guidance for the
development of the eastern end of the High Road and the Wembley West End SPD will guide development on the Curtis Lane Car Park site
30
behind the High Road. The council’s Sustainable Design, Construction and Pollution Control SPG 19 will continue to provide detailed guidance
to developers. SPG19 is a material consideration in determining planning applications for all proposals meeting or exceeding the following
thresholds: 100sqm floorspace or 10 residential units, or tall buildings (25m); sensitive uses i.e. housing, health, education in Air Quality
Management Areas and/or schemes involving demolition of the above. The council’s Sustainable Development Checklist TP6 is required for
developments meeting the thresholds mentioned previously. The Sustainable Development Checklist indicates the sustainability level of the
development proposal and it also integrates environmental aspects in SPG19 with social and economic aspects of sustainability. In addition, an
updated Design Guide for New Developments SPD will be produced later on this year which will provide further guidance for developers and
applicants.
If these preferred policies and site proposals contained in the Wembley AAP are to be considered effective at delivering sustainable
development within the Wembley area, and seek to better people’s lives and their environment, they need to be applied in a consistent manner
with the appropriate linkages made to national and regional guidance and specialist plans.
Monitoring
Monitoring the significant sustainability effects of implementation of the Wembley AAP is an important part of the SA process. It will be used to
monitor the performance of the Wembley AAP against the sustainability appraisal objectives. Currently in Brent, an Annual Monitoring Report
(AMR) is produced which reviews the situation in Brent each year against a series of indicators. This monitoring is conducted to establish how
effective policies have been in enabling sustainable development and protecting the environment. As the Wembley AAP is developed, the
monitoring of policies will be addressed through updates to the AMR and will provide commentary on any potential adverse effects that are
noted within the Sustainability Appraisal. Further details of the appropriate indicators for the effective monitoring of the plan are provided in
Appendix 3.
7. Conclusions
The following is a summary of the effects of the preferred policies and site proposals on the SA objectives. Overall there are no significant
negative impacts for any of the site proposals in Wembley AAP however there are for just two of the preferred policies. The following preferred
options were considered to have the most negative impacts: climate change policies WEM 33 Energy from Waste and WEM 34 Urban
Greening. Whilst the following site proposals in the Comprehensive Development Area are considered to have the most negative impacts: W18
Wembley Retail Park and W19 Wembley Stadium Car Park. It is the environmental objectives that bear the burden of the potential negative
impacts arising from the preferred options, in particular SA objectives EN1 (to reduce the effect of traffic on the environment) and EN3 (to
improve air quality). This is also where there is the greatest potential for cumulative impacts to occur. There tends to be a slightly higher degree
of uncertainty within the environmental than the economic objectives for example in relation to SA objective EN8 (to minimise the production of
waste and promote its use as a resource). The economic objectives tend to have less negative and more positive impacts across the preferred
options and the site proposals than the social and environmental objectives. There is a degree of trade off especially between environmental
and economic objectives of the SA.
8.
Next steps
Following consultation the SA Report, along with any revisions, will be submitted to the Secretary of State as part of the evidence base for the
Wembley AAP.
31
Appendix 1: Review of Plans and Programmes
NB This appendix has not been updated since September 2011. Since then there has been a significant change in national
planning policy with the publication of the new National Planning Policy Framework in March 2012. This appendix will be updated
when the SA report is revised and made available at Publication & Submission stage.
Document
Objectives
Key Targets
Implications for the
Sustainability Appraisal
Implications for the DPD
Kyoto Protocol
Aims to minimise the
adverse affects of climate
change by limiting and
reducing the emission of
greenhouse gases.
Reduce emission of
greenhouse gases by
at least 5 percent below
1990 levels.
Sustainability appraisal
objectives should aim to
reduce greenhouse gas
emissions.
The AAP needs to consider impact
of new development on climate
change and plans for its impact.
The
Johannesburg
Declaration on
sustainable
Development
2002
Aims to build a
No explicit targets and
indicators
SA framework will need
to consider the protection
and management of
natural
The Wembley AAP will need to
ensure that it encourages the aims
set out in the Declaration.
International
humane, equitable and
caring global society. Key
objectives include the
sustainable use of
resources, energy
efficiency and biodiversity
and to promote more
sustainable production
and consumption
patterns.
resources and
biodiversity.
32
Bern
Convention on
the
Conservation of
European
Wildlife and
Natural Habitats
(1979).
Aims to ensure
conservation of wild flora
and fauna species and
their habitats. Special
attention is given to
endangered and
vulnerable species,
including endangered and
vulnerable migratory
species specified in
appendices. The Parties
undertake to take all
appropriate measures to
ensure the conservation
of the habitats of the
No specific targets or
indicators for the AAP
The SA Framework
should consider the
impact of development
on pollution control and
impact on wild flora and
fauna including habitats,
particularly any
endangered species
The Wembley AAP must have
regard for the conservation of
vulnerable species and habitats in
the area. It should ensure that its
policies are not in conflict with the
protection and conservation of
these species.
wild flora and fauna
species.
Ramsar
Convention on
Wetlands of
International
The Convention on
Wetlands, signed in
Ramsar, Iran, in 1971, is
an
Importance
intergovernmental treaty
which provides the
framework for national
(1971).
No specific indicators or SA framework will need
targets for the AAP.
to consider the impacts
of development on
natural resources.
There are no RAMSAR sites within
the
London Borough of Brent.
However, the
core practices and objectives of the
Convention can be integrated into
33
the
action and international
co-operation for the
conservation and wise
use of wetlands and their
resources.
Wembley Area Action Plan,
including the water courses running
through the area.
Bonn
Convention on
the
Conservation of
Migratory
Species of Wild
Animals 1979
To conserve migratory
species (specific species
defined in Convention)
and agree to take action
to ensure this happens,
paying particular attention
to migratory species and
their habitats.
No explicit targets or
indicators
The Sustainability
Appraisal framework
should measure impacts
on migratory species and
their habitats.
The AAP should ensure that there
is no impact on specific species,
especially around areas of wildlife
conservation.
Draft Document
A/C.2/62/L.40:
“Implementation
of Agenda 21,
the Programme
for the Further
Implementation
of Agenda 21,
and the
Effective implementation
of the commitments,
programmes and
No explicit targets/
indicators
The Sustainability
Appraisal framework
needs to ensure its
indicators reflect the
objective of Agenda 21.
The Wembley Area Action plan
should encourage the sustainable
use of resources, encourage
energy efficiency, enhance
biodiversity and consider the
economic needs of the Wembley
area.
Outcomes of the
World Summit
on Sustainable
time-bound targets
adopted at the World
Summit on Sustainable
Development for
stakeholders and as
contained in the
Johannesburg Plan of
34
Development.”,
November 2007
Implementation.
European
European
Spatial
Development
Perspective
97/150/EC
EU aim of achieving a
balanced and sustainable
development, in particular
by strengthening
economic and social
cohesion
No specific targets for
consideration of the
Wembley Area Action
plan.
The Sustainability
Appraisal Framework
should take a balanced
approach to
development.
The Wembley Area Action plan
should achieve balanced and
sustainable development in the
context of Brent and the region,
and should provide fair
opportunities for poorer and
disadvantaged people.
European
Directive on the
Conservation of
Wild Birds
79/409/EEC
Aims to sustain
populations of naturally
occurring wild birds by
sustaining areas of
habitats to maintain
populations at ecologically
and scientifically sound
levels. This applies to
birds, their eggs, nests
and habitats.
No explicit targets or
indicators.
The SA framework will
need to consider the
impacts of the AAP’s
proposals on wild bird
populations and
incorporate appropriate
objectives/ indicators to
maintain and improve
habitats.
The Area Action Plan should
support and sustain wild bird
populations, their habitats, nests
and eggs and development should
not impact adversely on this by
ensuring habitats are maintained
and improved.
European
Directive
Nitrates
91/676/EEC
The Directive aims to
reduce and prevent water
pollution caused
No explicit targets or
indicators.
The SA framework will
need to incorporate
objectives concerning
reducing pollution.
The AAP should support the overall
or induced by nitrates
from
35
objectives and requirements of the
Directive.
agricultural sources.
European
Directive Water
Framework
2000/60/EC
European
Directive Waste
Framework
75/442/EEC
Aims to enhance
waterways and wetlands,
to ensure water is used in
a sustainable way, to
reduce groundwater
pollution, to lessen the
effects of floods and
droughts and to protect
and restore aquatic
ecosystems.
Requires all inland
waters to reach “good
Promotes the
improvement of the
No explicit targets or
indicators.
SA to include objectives/
indicators for improving
water quality its use, the
ecological status of
inland water bodies
status” by 2015
The Wembley Area Action Plan
should support the overall
objectives and requirements of the
Directive.
(biodiversity) and
lessening the impacts of
flooding.
energy performance of
buildings
The SA framework
should include
objectives/ indicators
which consider energy
efficiency.
The Wembley Area Action plan
should support the overall
The SA framework
should consider any
The Wembley Area Action Plan will
have to reflect the outcomes as set
objectives and requirements of the
Directive.
within the community,
taking into
account outdoor climatic
and local conditions, as
well as indoor
climate requirements and
cost
effectiveness
European
Directive
To monitor noise
exposure, its effects and
No explicit targets for
36
Assessment and
Management of
Environmental
Noise
2002/49/EC
to implement measures to
address noise pollution
and to maintain
environmental noise.
the AAP.
adverse noise impacts.
out within Brent’s Noise Action
Plan.
European
Directive
Ambient Air
Quality and
Management
1996/62/EC
Establishes mandatory
standards for air quality
Sets limit values and
alert thresholds for S02,
NO2, Fine Particle
Matter, Suspended
Particle Matter, Pb, O3,
Other Air Establishes
mandatory standards
for air
The SA framework
should consider any
adverse impacts with
regard to air pollution.
The AAP should consider the
contribution that spatial
development may have on air
pollution and try to minimise its
impact where possible by
promoting more sustainable
transportation.
Sustainability appraisal
objectives should aim to
protect biodiversity.
Need to consider impact of
development on biodiversity and
wildlife habitats.
Quality Pollutants,
Benzene, CO, Polyaromatic hydrocarbons,
Cadmium, Arsenic.
Nickel and Mercury
Conservation of
Natural Habitats
and Wild Fauna
& Flora
(Directive
92/43/EC) (The
Habitats
Directive)
Protects European
biodiversity through the
adoption of wide ranging
conservation measures
which protect rare,
threatened or endemic
species. Also provides the
legal framework for
Natura 2000.
Protect some 220
habitats and
approximately 1,000
species listed in the
directive's Annexes.
37
National policy
The Localism
Act 2011
Aims to further promote
sustainable development,
promotes community “right
to buy”, provides further
clarification on the
Community Infrastructure
Levy and promotes
empowerment to allow
local community groups to
produce neighbourhood
plans.
No targets
Sustainability appraisal
Framework should seek
to reflect the
sustainability objectives
in the Bill.
The Area Action Plan needs to
reflect the needs and
representations of the Wembley
community, and should promote
sustainable development.
The Community
Infrastructure
Levy, January
2008
Aims to implement a
standard charge to
partially meet strategic
infrastructure costs
associated with growth
from development.
No targets
Sustainability appraisal
Framework should
consider social
infrastructure
requirements needed to
be provided in line with
growth.
The Area Action Plan needs to
reflect the requirements for
infrastructure and balance this with
growth.
Flood and
Water
Management
Act 2010
Introduced in response to
the floods of 2007, aims to
overhaul the management
of water resources and
infrastructure. Includes
measures to encourage
the uptake of SUDs
No targets
SA should consider flood
risk and sustainable
urban drainage.
The AAP should support the aims
of the F&W Management Act to
encourage the uptake of SUDs.
National
Planning Policy
The National Planning
Policy Framework sets out
No specific targets.
SA should consider the
three dimensions to
The AAP needs to consider how it
can contribute to the delivery of
38
Framework
(2012)
sustainable
development: economic,
social and
environmental.
national planning policy
and provides general
guidance on a wide range
of planning matters. Of
general importance is the
introduction of a
presumption in favour of
sustainable development.
sustainable development through:
-
-
-
39
an economic role – contributing
to building a strong, responsive
and competitive economy, by
ensuring that sufficient land of
the right type is available in the
right places to support growth
and innovation; and by
identifying and coordinating
development requirements,
including the provision of
infrastructure;
a social role – supporting
strong, vibrant and healthy
communities, by providing the
supply of housing required to
meet the needs of present and
future generations; and by
creating a high quality built
environment, with accessible
local services that reflect the
community’s needs and support
its health, social and cultural
well-being; and
an environmental role –
contributing to protecting and
enhancing our natural, built and
historic environment; and, as
part of this, helping to improve
biodiversity, use natural
resources prudently, minimise
waste and pollution, and
mitigate and adapt to climate
change including moving to a
low carbon economy.
-
-
-
-
-
-
-
-
-
-
London
Housing
Strategy (Feb
2010)
The strategy promotes
No targets
excellence in design
quality and sustainability in
general. It specifically
promotes a vibrant and
attractive private rented
sector to support London’s
economic vitality.
Sustainability Framework
toconsider:
-
-
-
40
Impacts of housing
provision on climate
change and flood risk
Whether additional
housing is matched
by increase in health/
education facilities
Whether it will reduce
homelessness and
improve access to
quality affordable
homes
The AAP needs to consider:
-
Delivering a balanced housing
supply.
Ensuring appropriate number of
new homes will be delivered.
A range of types and tenures is
provided.
The needs of the vulnerable are
met.
New homes will be delivered in
a sustainable way.
.
Code of
Practice for the
Management of
Student
Housing
managed by
Higher
Education
Establishments
The National Code is
compulsory and aimed at
higher education
establishments for their
commitment to providing
students with a first-class
housing service.
Increasing the supply of
housing
(Revised
August 2010)
Apart from complying
with statutory
requirements, suppliers
need to meet specific
requirements such as
environmental policy on
promoting energy and
water efficiency,
recycling, using public
transport, cycling and
walking.
The DPD should build upon the
requirements in the Code and try to
make the environmental policy
apply to private providers of
student accommodation.
The National
Code of
Standards for
Larger
Developments
for student
accommodation
not managed
and controlled
by HEEs (Feb
2010)
The National Code is
Adhere to statutory
voluntary and aimed at
requirement
private sector suppliers.
Those who join do so as
part of their commitment to
providing students with a
first-class housing service.
Apart from complying
with statutory
requirements, suppliers
need to meet specific
requirements. However,
the one related to
sustainability is “where
the local authority
operates a recycling
scheme, the waste
disposal plan will
conform to the relevant
standards for recycling
refuse. “
To require student accommodation
to sign up to the Code is not
sufficient. Consideration should be
given to travel plan, energy and
water efficiency, recycling apart
from BREEAM Excellent.
The climate and
energy package
Aims to combat climate
change and increase the
Sustainability appraisal
objectives should aim to
The AAP should provide
appropriate policies to help to
- A reduction in EU
greenhouse gas
41
emissions of at
least 20% below
1990 levels
- 20% of EU energy
consumption to
come from
renewable
resources
- A 20% reduction in
primary energy use
compared with
projected levels, to
be achieved by
improving energy
efficiency
(June 2009)
EU’s energy security while
strengthening its
competitiveness and
transforming itself into a
highly energy-efficient, low
carbon economy.
The UK Climate
Change Act
(Nov 2008)
The Act aims to enable the United Kingdom to
become a low-carbon
economy and gives
ministers powers to
introduce the measures
necessary to achieve a
range of greenhouse gas
reduction targets.
-
An 80 per cent
reduction target of
greenhouse gas
emissions by 2050,
compared to 1990
emission levels
(equal to 77 per
cent below 2005
levels).
Carbon reduction of
34% by 2020, 50%
by 2027 and 80%
by 2050
42
reduce greenhouse gas
emissions, enable
energy generated from
renewable resources and
improve energy
efficiency.
reduce greenhouse gases and
energy consumption.
Sustainability appraisal
objectives should aim to
reduce greenhouse gas
emissions.
The AAP needs to consider the
impact of new development on
climate change.
PPS10
Planning for
Sustainable
Waste
Management
To protect human health
and the environment by
producing
No specific targets.
SA to consider:
The DPD should:
-
-
less waste and by using it
as a resource wherever
possible.
Whether policies
minimise waste
generation and
provide for efficient
handling of waste.
-
recognise the positive
contribution that waste
management can make to the
development of sustainable
communities
help deliver sustainable
development through driving
waste management up the
waste hierarchy, addressing
waste as a resource
Regional/ London Policy
The London
Plan (2011)
The plan seeks to:
-
-
Promote Brent as an
Opportunity Area
Ensure future open
space needs planned
for in areas of
substantial change
Increase biodiversity
and access to nature
Protect trees and
woodland
Protect existing
allotments & identify
There are a number of
generic targets for
boroughs within the
London Plan, but the
vision for Wembley is to
deliver:
-
-
Leisure, tourism
and cultural
facilities
11,000 jobs
11,500 new homes
Sustainability Framework
to consider:
-
-
-
43
Impact on open
space provision
Impact on
biodiversity and
wildlife habitats
Provision of
allotments and space
for community
gardens
Impact on Blue
Ribbon Network
AAP to consider:
-
-
Local standards for open space
and sport – these have been
set and requirements within
Wembley growth area have
been established in the IIF.
The Wembley AAP should
demonstrate how these will be
delivered.
Wembley AAP should consider
potential enhancements to
Wealdstone Brook and River
Brent.
-
-
-
-
-
-
-
other potential spaces
for community
gardening
Enhance the Blue
Ribbon Network
(polices 7.24-30)
Protect and extend
sports facilities
Ensure adequate
social infrastructure for
new development
Make provision for
facilities that meet
needs of local
communities and
groups
Identify and address
local health issues and
secure sites for future
health provision
Assess need for preschool, school, higher
& further education
Promotes Wembley’s
role as a Major/
DistrictCentre
(Wembley and
Wembley Park
respectively)
Designation of
-
-
-
-
-
44
Provision of housing
Provision of social
infrastructure
Needs of local
communities and
groups
Local health issues
and facilities needs
Local education
needs Provision of
sports facilities
Improving
accessibility
Introducing Smarter
Travel choices
Promoting Wembley
for a range of uses
with the appropriate
mix of public
transport, cycling,
walking and Smart
Travel initiatives
Promoting and
influencing
opportunities for
improved orbital
connections
Consider the design
of the historic
environment on the
-
-
-
-
-
-
Potential to provide additional
food growing space.
The Area Action Plan needs to
have proper regard to the
requirements for social
infrastructure in relation to
proposed growth.
Providing necessary inclusive
infrastructure.
Ensuring that new development
is accessible to all.
Designating appropriate
development types and
locations commensurate with
accessibility requirements.
Reviewing parking standards to
ensure they reflect the need to
accommodate levels of parking
consistent with sustaining
appropriate development types
relative to public transport
accessibility.
Promotion of improved orbital
connections and influencing
providers of orbital public
transport services.
The AAP needs to consider
housing needs and
requirements.
The AAP should consider the
-
-
-
-
Wembley as an
Opportunity Area and
a strategic Cultural
Area
Promotes orbital
connectivity
Promotes reducing the
need for travel,
particularly by private
car
Promotion of public
transport, cycling and
walking
Locating major new
development with high
trip generating
characteristics to
areas with high public
transport accessibility
To promote a range of
housing which meets
people’s needs Policy 3.8
acknowledges that
London’s universities
make a significant
contribution to its
economy and labour
market, aims to ensure
that London’s
-
-
45
viability of
development
Consider how
development helps to
minimise and recycle
waste
Promote Sustainable
drainage, restore the
Blue Ribbon Network
and manage flood
risk.
-
-
-
impact of development on
buildings of high aesthetic
value.
Need to consider size, scale,
type and location of new town
centre units.
Safeguard existing waste
management sites and only
permit their loss if equivalent
replacement capacity provided
Promote Sustainable drainage,
restore the Blue Ribbon
Network and manage flood risk.
-
-
-
-
universities
attractiveness and
potential growth are
not compromised by
inadequate provision
for new student
accommodation.
Ensure an adequate
supply of quality new
homes for all
Londoners - minimum
new homes targets set
for Opportunity areas
Provides a policy
structure that ensures
the protection of local
character and
distinctiveness to
ensure the protection
of place
Provides a town centre
hierarchy across
London which seeks to
meet London’s needs
alongside providing
economic growth.
Developing a low
carbon economy and
consuming fewer
resources and using
46
-
-
-
Mayor of
London’s draft
Climate Change
Mitigation and
Energy Strategy
them more effectively.
Dealing with waste
sustainably and
effectively, and
reducing landfill.
Restore the Blue
Ribbon Network
(policy 7.28)
Manage flood risk
(policy 5.12)
Promote the use of
sustainable drainage
(policy 5.13).
The strategy aims to:
•
•
reduce carbon
dioxide emissions
to mitigate climate
change
maximise
economic
opportunities from
the transition to a
low carbon capital
•
ensure a secure
and reliable energy
supply for London
•
meet, and where
Reduce London CO2
emissions on 1990
levels by:
SA should take in
account Mayor’s
ambitious CO2 reduction
targets
20% by 2015
38% by 2020
60% by 2025
At least 80% by 2050
47
AAP should contribute towards
achieving London-wide targets
possible exceed,
national climate
change and energy
objectives
The Mayor of
London’s
Climate Change
Adaptation
Strategy
Strategy aims to:
Improve understanding
and management of
surface water flood risk
SA should take into
consideration need to
address flood risk,
drought and overheating.
Targets include:
enhance 1,000 ha of
green space by 2012
Promote urban greening to
increase the quality and
quantity of greenspace
Increase green cover in
and vegetation in London
central London by 5%
Retro-fit up to 1.2m homes by 2030 and a further
5% by 2050
by 2015 to improve the
water and energy
efficiency of London
homes
Increase tree cover
across London by 5%
48
AAP should take into account
climate change impacts and
contribute towards achieving Mayor
adaptation targets.
(from 20 to 25%)
enable the delivery of
100,000m2 of new
green roofs by 2012
Retro-fit up to 1.2m
homes by 2015 to
improve the water and
energy efficiency of
London homes.
Connecting with
London’s
Nature. The
Mayor’s
Biodiversity
Action Plan.
The document seeks to:
-
-
-
Protect and conserve
London's natural open
spaces.
Ensure no lose,
overall, of wildlife
habitats in London.
Create more open
spaces that are
accessible so that all
Londoners are within
walking distance of a
quality natural space.
-
-
No net loss of Sites
of Importance for
Nature
Conservation
Reduce Areas of
Deficiency in
accessible wildlife
sites
49
Sustainability Framework
to consider:
-
-
Potential impact of
proposals on
biodiversity and
wildlife habitats
Potentials to reduce
areas of deficiency.
AAP to consider:
-
Impact of development on
Chiltern Embankments and loss
of wildlife habitat. Potential
mitigation and compensation
measures should be
considered.
London Tree
and Woodland
Framework
The document seeks to:
-
-
-
-
Thames
Catchment
Flood
Management
Plan
Ensure trees and
woodlands contribute
to a high quality
natural environment.
To help shape the built
environment and new
development in a way
that strengthens the
positive character and
diversity of London.
Through people’s
contact with trees and
woodlands to help
foster community and
individual people’s
well-being and social
inclusion.
To support the
capital’s economy.
The flood plans give an
overview of the flood risk
across each river
catchment and
recommend ways of
managing those risks now
and over the next 50-100
Support biodiversity
action plan targets
(above)
Sustainability Framework
to consider –
No specific targets
Sustainability Framework
to consider the impact of
development on flood
risk and the
implementation of SUDs
-
50
Potentials for trees to
help shape the built
environment and new
development
-
Wembley AAP should consider
the potential to increase tree
cover taking into account the
impacts of climate change.
Wembley AAP should consider
how policy can incorporate the
requirements of the Management
Plan as well as creating a new,
viable community.
years.
It includes measures to:
-
-
-
-
Remove culverts and
other structures that
cause
significant conveyance
problems Continue to
maintain existing flood
defences and when
redevelopment takes
place, replace and
improve them
Making residents and
local people aware of
flood risk and ensuring
appropriate
emergency planning
measures are in place
Manage and reduce
flood risk by reducing
culverts and
engineered rivers
(these will become
increasingly
ineffective against
storms which are
expected to be more
51
-
-
-
-
frequent and intense in
the future)
Reduce flooding from
the overflow of surface
drains, the inundation
of sewers, and large
areas of impermeable
surfaces.
Increase the use of
SUDs to prevent flood
risk, and to try to
reduce its over
engineered water
courses as much as
possible.
Opening up culverts
and re-creating river
corridors through
redevelopment
resulting in more
space for the river to
flow, more floodplain
where water can be
stored and reduced
flood risk.
Maintain existing flood
defences and provide
a balance between
creating sustainable
communities and
52
ensuring flood risk is
reduced, and where
development occurs
replace existing flood
defences.
It includes specific policy
for particular areas across
Brent and Wembley
including the following:
Areas of low, moderate or
high flood risk where we
are already managing the
flood risk effectively but
where we may need to
take further actions to
keep pace with climate
change - The most
sustainable approach to
managing future flood risk
will be to bring about
adaptation of the urban
environment. There are
some major opportunities
to reduce flood risk
through the appropriate
location, layout and design
53
of redevelopment. This will
make properties more
resilient or resistant to
flood water, therefore
reducing the
consequences of flooding.
Draft West
London Waste
Plan
The document seeks to
implement the provision
for enough waste
management facilities in
the right locations to
provide for the sustainable
management of waste,
whilst protecting the
environment, stimulating
the economy and
balancing the needs of
west London’s
communities.
56 hectares of land for
waste management in
west London by 2026
Sustainability Framework
to consider whether
policies and allocation of
sites contribute towards
the provision of sufficient
land for waste
management
The AAP should not impact
adversely on the site proposals
included in the Joint west London
Waste Plan.
There are three river
basin management
cycles: 2009-2015,
2015-2021 and 20212027. The overall target
Sustainability Framework
to consider the impact of
development and
industry on water
The AAP should seek to implement
the priorities of the plan across the
Wembley AAP area and ensure
that all development and industry
Thames River
Basin
Management
Plan
The document seeks the
protection, improvement
and sustainable use of the
water environment.
54
The plan is prepared
under the Water
Framework Directive,
which requires all
courses and quality.
is to achieve good
status in all water
bodies by 2027.
countries throughout the
European Union to
manage the water
environment to consistent
standards. Each country
has to:
-
-
-
prevent deterioration in
the status of aquatic
ecosystems, protect
them and improve the
ecological condition of
waters;
aim to achieve at least
good status for all
water bodies by 2015.
Where this is not
possible and subject to
the criteria set out in
the Directive, aim to
achieve good status by
2021 or 2027;
meet the requirements
of Water Framework
55
positively supports the plan.
-
-
-
-
Directive Protected
Areas
promote sustainable
use of water as a
natural resource;
conserve habitats and
species that depend
directly on water;
progressively reduce
or phase out the
release of individual
pollutants or groups of
pollutants that present
a significant threat to
the aquatic
environment;
progressively reduce
the pollution of
groundwater and
prevent or limit the
entry of pollutants;
contribute to mitigating the
effects of floods and
droughts.
A Sustainable
Development
Framework for
London. London
Sustainable
The document seeks to
achieve environmental,
social and economic
development
No targets, 20 quality of
life indicators
SA should consider
Quality of Life Indicators,
including:
-
56
primary education
The Area Action Plan needs to
have proper regard to the
requirements for social
infrastructure in relation to
Development
simultaneously
-
Commission;
June 2003.
-
secondary education
life expectancy
physical activity
neighbourhood
satisfaction
volunteering
crime rates
proposed growth.
Borough wide policy
Brent UDP 2004
Wembley
Regeneration
Area
The UDP seeks to:-
-
-
-
No targets
SA to consider:
Promote Wembley as
a regeneration area
Protect and improve
Wembley’s cultural,
leisure, tourism,
economic and
environmental assets
Improve the town
centres in Wembley
Protect existing
employment land
within the SIL
Improve public
transport accessibility
and integration
improvements
Reduce the need to
travel, especially by
private car to new
-
-
-
57
Impact of growth on
Wembley’s
environment
including its cultural,
leisure, tourism,
economic and
environmental assets
Promotion of public
transport
infrastructure and
facilities
Promotion of cycling
and walking facilities
Review of parking
standards
Promotion of
improved access to
reduce traffic
congestion and
AAP to include:
-
-
-
Providing necessary
infrastructure which provides
for all users including social,
cultural, leisure, tourism,
economic and environmental
assets
Ensuring that new development
is accessible to all.
Designating appropriate
development types and
locations commensurate with
accessibility requirements.
Reviewing parking standards to
ensure they reflect the need to
accommodate levels of parking
consistent with sustaining
appropriate development types
relative to public transport
accessibility
-
-
-
-
-
-
-
-
development
Travel demand
management
introduced as part of
new development
Improvements to
cycling and walking
Maximum parking
standards set for new
development with 1/3
exception for
regeneration areas
Wembley
Regeneration Area
Transport Strategy
Maintain existing
employment
generating activities
Sustain a wide range
of employment
opportunities
Tackle persistent
unemployment by
increasing skills
training for local
people
Reducing the need to
travel and improved
transport choices
Provide a balanced
-
-
-
-
58
smooth traffic flow to
new developments
Introducing Smarter
Travel choices
Promoting Wembley
for a range of uses
with the appropriate
mix of public
transport, cycling,
walking and Smart
Travel initiatives
Improved public
transport interchange
e.g. 3 stations
strategy
Implications of new
access road
infrastructure
(Stadium Access
Corridor
Event management
strategy
-
Review requirements for
access road improvements
Review requirements for event
day management of traffic
impact
provision of housing
Core Strategy
(July 2010)
Core Strategy policy CP7
designates Wembley as
the principal Growth Area
in the borough. Other
relevant policies include:
-
CP21 a Balanced
Housing Stock
CP14 public transport
improvements
CP15 Infrastructure
requirements
CP19 Brent Strategic
Climate Mitigation and
Adaptation Measures
-
-
-
-
-
-
-
Build two district
wide CHP plants by
2017.
To Achieve
Sustainable
Development,
Mitigate & Adapt to
Climate
10,000 new jobs in
the Wembley
Growth Area to
2026
Compliance with
Council’s car
parking standards
Reducing
proportion of car
trips below 37% by
a minimum of 10%
Pooling of
development
contributions to
mitigate the
cumulative impacts
of development
Secure
contributions to
59
The Sustainability
Framework needs to
consider:
-
-
-
Housing mix and
provision
adaptation and
mitigation to climate
change and efficient
use of energy
Sustainable use of
transport
Sustainable growth
across retail and
shopping sector
Impact on social
infrastructure
Impact of growth on
Wembley’s
environment
including its cultural,
leisure, tourism,
economic and
environmental assets
The DPD should reflect the
sustainability objectives as follows:
-
-
-
-
Achieve a “balanced housing
stock”
Provide necessary
infrastructure which provides
for all users
Ensure that new development
is accessible to all.
Designate appropriate
development types and
locations commensurate with
accessibility requirements.
Promote regeneration and
economic development
Review parking standards to
ensure they reflect the need to
accommodate levels of parking
consistent with sustaining
appropriate development types
relative to public transport
accessibility
Consider size, scale, type and
location of new town centre
units.
-
-
-
Wembley Link
SPD
The Wembley link SPD
seeks to provide
regeneration in Wembley
which improves and
extends the town centre,
improves the public realm
and delivers a range of
visitors’ uses in a high
interchange
improvements
Net increase in
town centre related
uses within
Wembley
CSH level 4 in
growth areas and
schemes within
Wembley to
connect to, provide
for or contribute
towards CHP,
unless
demonstrated to be
financially
unfeasible
Provision of 5,000
new homes from
2007-2016 and
6,500 from 2017 to
2026.
No targets
SA to consider:
-
-
60
Implications of new
development access
requirements
Enhancement of
public realm
AAP to include:
-
-
Implications of new
development access
requirements
Enhancement of public realm
quality environment.
Brent Parks
Strategy 201015
The strategy seeks to:
-
-
Improve existing parks
and open spaces
Provide new parks
and open spaces
Achieve greater
community
involvement
Maintain and improve
biodiversity in parks
Mitigate climate
change impacts
-
-
-
Planning for
Sport and Active
Recreation
Facilities
Strategy 20082021
Corporate
Strategy 201014
Reducing the adult
mortality rate
through measures
such as exercise
referral including
health walks in
parks
Reducing obesity
among primary age
children
Increasing
participation in sport
Increasing
volunteering
Reducing CO2
emissions
Sustainability Framework
to consider –
Third swimming
pool to serve north
of the borough.
Redevelopment of
Vale farm sports
centre.
Provision of a forth
pool.
Sustainability Framework
to consider –
The document seeks to
provide attractive,
sustainable, accessible,
quality sports facilities that
increase opportunities for
participation in sport and
active recreation.
-
The Corporate Strategy
seeks:
No targets
-
-
-
-
-
-
Potential to improve
parks and open
spaces
Potential to provide
new parks and open
spaces
Potential to improve
sports facilities
SA to consider:
-
A sustainable built
61
Potential impact on
objectives of
Wembley AAP should consider
potential improve and extend parks
and open space provision in the
area.
Facilities Strategy identifies a
number of facilities improvements
within the Wembley area which
should be considered in the AAP.
Consider how the AAP can
contribute to the objectives of the
Corporate Strategy.
-
A Regeneration
Strategy for
Brent 20012021.
The regeneration strategy
seeks to:
-
-
Schools
Organisation
Plan 2005-2010
Reduce gaps between
Brent deprived
communities and rest
of London
Increase income
levels
Landmark
development at
Wembley
Reduce
unemployment
High quality of life
The SOP seeks to
provide:
-
-
corporate strategy to
promote a
sustainable built
environment,
economic
regeneration and
reduce poverty.
environment which
drives economic
regeneration
Reduce poverty,
inequality and
exclusion
SA to consider:
Series of targets,
including by 2021 –
-
-
-
none of Brent’s
wards will be within
the most 10%
deprived in the
country.
standard mortality
rates within the
‘priority
neighbourhoods’
will be at or below
the Borough
average.
5% surplus capacity
target
Potential impact on
Regeneration
Strategy objectives.
SA to consider:
-
Extra primary school
capacity required over
next 10 years
Increasing pressure
on secondary schools
62
Potential to meet
identified education
needs
Further consideration needed on
how AAP can contribute to
objectives of the Regeneration
Strategy.
Need to consider how AAP can
provide for educational facilities to
meet needs of new population.
-
needs to be met
There is 14% surplus
capacity in nursery
places, although this
is not evenly
distributed across the
borough and is
concentrated in the
south of the borough
Brent Housing
Strategy 200914
The Housing Strategy
seeks to meet the
borough’s housing need
for both affordable and
market housing
To meet the borough’s
housing need
SA to consider:
Wembley
Masterplan SPD
The Wembley Masterplan
promotes:
0.5 parking spaces
overall per residential
unit within Masterplan
area
SA to consider:
-
-
Travel demand
management
Improvements to
walking and cycling
New access road
connections and
modifications to
exiting estate roads
Junction
improvements
Target parking
standards in line with
-
-
-
63
AAP to include:
Delivering a balanced housing stock that
meets the needs of
the borough
Promotion of public
transport
infrastructure and
facilities
Promotion of cycling
and walking facilities
Review of parking
standards
Promotion of
improved access to
reduce traffic
congestion and
smooth traffic flow to
Meeting the housing needs of
the borough
AAP to consider:
-
-
-
Providing necessary
infrastructure which provides
for all users
Ensuring that new development
is accessible to all.
Designating appropriate
development types and
locations commensurate with
accessibility requirements.
Reviewing parking standards to
ensure they reflect the need to
accommodate levels of parking
consistent with sustaining
-
-
-
-
-
UDP and London Plan
Improve public
transport interchange
and services and seek
improvements to
orbital connectivity
Provide training for
local people
Enable businesses to
co-exist harmoniously
with Stadium and
Arena provide a
flexible development
framework that is able
to respond to change
over time;
Promote the
redevelopment of the
Wembley Masterplan
area whilst ensuring
innovative, high
quality and
sustainable design,
construction and
operation;
To offer guidance on
appropriate land uses
and scale of
development;
To set out a strategy
-
-
-
-
-
64
new developments
Introducing Smarter
Travel choices
Promoting Wembley
for a range of uses
with the appropriate
mix of public
transport, cycling,
walking and Smart
Travel initiatives
Improved public
transport interchange
e.g. 3 stations
strategy
Implications of new/
modified access road
and junction
infrastructure (e.g.
Stadium Access
Corridor and North
End Road
Connection)
Event management
strategy
Delivering job
opportunities and
promoting economic
growth in a
sustainable way
To provide a
-
-
-
-
-
-
appropriate development types
relative to public transport
accessibility
Justification of new/ modified
access road connections and
junction improvements
Review requirements for public
transport interchange
improvements
Review approach to seeking
orbital connectivity
improvements
Review requirements for event
day management of traffic
impact
Policies and proposals should
seek to promote regeneration
and economic growth providing
at least 10,000 new jobs
Provide a balanced housing
stock
-
-
balanced housing
stock
for the provision of
open space;
To produce a strategy
for the future
transportation
infrastructure of the
area and encourage
sustainable modes of
travel including public
transport, walking and
cycling;
To establish the
impact of potential
future development
and set out future
community
infrastructure
requirements
Brent
Supplementary
Planning
Guidance
(SPG19):
Sustainable
Design &
Construction,
2004
Aims to ensure that
resources used for
development are
minimised and promotes
the use of sustainable
materials. Development
should mitigate and adapt
to climate change.
Strategic developments
are required to achieve
50% on the council’s
sustainability checklist.
The Sustainability
Appraisal Framework
should assess the AAP’s
adaptation and mitigation
to climate change and
efficient use of energy.
The Area Action Plan should reflect
the objectives of SPG19.
Level 2
Strategic Flood
Level 2 SFRA has been
undertaken for 3 sites in
No targets
SA should take into
consideration the
The AAP should implement the
recommendations of the Level 2
65
planning constraints
identified in the Level 2
SFRA for the Wembley
Masterplan area.
SFRA.
No targets
SA should consider the
impact of development
on surface drainage.
AAP should take into account
Critical drainage Areas identified in
the SWMP which are within the
Wembley area.
The climate change
strategy seeks to:
To ensure that
members of the public
and employees cut their
emissions and to
ensure that the council
and residents mitigate
and adapt to climate
change.
SA Framework needs to
consider the impact of
development on climate
change.
The Area Action plan should
actively promote efficient use of
resources and development should
adapt to and mitigate against
climate change impacts.
The SFRA seeks to
ensure that growth does
not increase risk of
flooding, and to ensure
that uses are placed in
appropriate locations to
ensure that risk of
flooding is minimised.
To ensure that
development is located
away from areas of
high flood risk.
SA needs to consider the
locations of growth and
uses based on flood risk.
The Area Action Plan needs to
ensure that vulnerable uses are
away from areas of the highest risk
of flooding.
Risk
Assessment
(SFRA) for 3
sites and
Wembley
Masterplan area
the borough and the
Wembley Masterplan
area, identifying the
planning constraints
posed as a result of flood
risk
Surface Water
Management
Plan
SWMP outlines the
preferred surface water
management strategy for
the borough.
Brent climate
change strategy,
(Dec 2009)
- To cut emissions
produced by the
borough
- To enable Brent to cope
with and adapt to
climate change
Brent Strategic
Flood Risk
Assessment
No. properties at risk
from flooding in
Wembley.
66
Brent’s Cultural
Strategy, 20102015
The vision for the Brent
Cultural Strategy is to
deliver a place that is a
place that is confident in
its belief in culture as a
catalyst for improving the
quality of life of everyone
who lives or works in the
borough regardless of
their individual
circumstances.
No targets.
SA needs to consider the
implications of growth
and how it can deliver
cultural activities that add
to the quality of life of
residents.
Brent’s culture will be the
direct product of people’s
sense of pride, identity
and connectedness. A
relevant and exciting offer
of cultural activities will be
available and will provide
a route for harnessing and
developing the local
distinctiveness of the
borough.
The creation of an
accessible and vibrant
local culture and shared
community activities will
prove to be an integral
part of a sustainable and
67
The Area Action Plan needs to
carefully consider how cultural
activities are promoted and
balanced with other activities. The
Civic Centre and other related uses
should be used as a starting point
to galvanising an approach.
successful community.
Eight headline principles
have been identified as
being key to the
successful delivery of this
vision:
Enhancing cultural
vibrancy; Increasing
participation; Raising the
profile of culture;
Encouraging young
people to take part;
Developing public space;
Making the most of
London 2012
and other major events;
Supporting the cultural
economy; Promoting
health and well-being.
Brent Air Quality
Action Plan
The objectives are to
pursue the air quality
objectives in the National
Air Quality
Targets include:
Strategy whilst:
-
-
improving the quality
-
SA needs to consider
how Brent’s air quality
can be improved
holistically through the
implementation of each
policy within the Area
Securing car clubs
and car free
agreements
Improvements to
cycle and
68
The AAP needs to consider how
the AAP’s settlement strategy can
lend itself to improving air quality
across Wembley and promote
sustainable transport more
strategically across the borough
-
-
-
-
Brent health and
wellbeing
strategy
of life and health of
the residents and
workers in Brent;
acting in a costeffective manner,
through careful
selection options
integrating this work
with other Council
strategies and the
activities of the
Council, regional
bodies, outside
agencies and other
interested parties;
taking account of the
needs and views of
local people; and
acting where possible,
to stimulate local
employment and the
local economy.
The Strategy aims to
design local programmes
that:
-
Enable people to live
healthier lives and
-
pedestrian routes
Improvements to
bus services
Improvements to
rail and tube routes
Strategic Targets
Reduce gap in life
expectancy at birth
between the top 5 and
bottom
5neighbourhoods in
Brent : by 25% in2013
69
Action Plan.
and beyond.
SA needs to consider
how the Wembley AAP
can contribute to
improving health through
promoting sport, healthy
living and encouraging
this through the built
The AAP needs to ensure that it
contributes to promoting increased
activity in physical exercise through
attractive places to walk, cycle,
play games and to ensure that
there is the necessary health
facilities to do so.
-
-
-
-
take greater control
over the services they
receive
Provide greater choice
and information to
support their choices
Move towards a model
of prevention and
promotion of healthy
lifestyles
Focus on tackling
inequalities in health
Provide high quality,
personalised and
responsive services
that are convenient
and easy to access
Develop communitybased provision
Are delivered in
partnership to provide
joined-up services
Provide value for
money
environment.
and 50% by
2018
Reduce rate of
coronary heart disease
in neighbourhoods with
rates above the Brent
average
Reduce rates of
smoking in
neighbourhoods with
rates above the Brent
average
Increase number of
people participating in
physical activity.
Increase the average
income in Brent
Reduce unemployment
rate in Brent
Reduce the level of
Brent’s housing needs
index to below the
London average
70
Appendix 2: Baseline Information
Population
Males
Females
Total
Tokyngton Ward
5918
5918
11836
Wembley Central Ward
5501
5501
11002
Total Wembley Area
11419
11419
22838
Total Brent borough
127806
135658
263464
Source: Census, 2001
Age
Age
Wembley
Central Ward
0-4
Tokyngton
Ward
Total
60 - 64
671
429
271
746
155
368
304
857
998
2777
1753
463
631
444
277
705
154
401
328
1012
1069
2825
1836
606
65 - 74
811
929
1069
1740
75 - 84
333
50
16
459
106
54
792
156
70
5-7
8-9
10 – 14
15
16 - 17
18 - 19
20 - 24
25 - 29
30 - 44
45 - 59
85 - 89
90+
1302
873
548
1451
309
769
632
1869
2067
5602
3589
Wembley
Growth Area
Ave.
Borough Ave.
5.7
3.9
2.4
6.5
1.4
3.4
2.8
8.2
9.1
24.6
15.7
4.7
6.1
3.7
2.4
6.2
1.3
2.7
2.4
8.4
10.1
25.4
15.5
4.3
7.6
6.7
3.5
0.7
0.3
3.5
0.9
0.4
Source: Census, 2001
Ethnicity
Ethnic Group
British
White
Mixed
Wembley
Growth
Area Ave.
Borough
Ave.
3644
15.9
29.2
Irish
338
678
1016
4.4
6.9
Other White
529
765
1294
5.6
9.1
White & Black Caribbean
78
114
192
0.9
1
White & Black African
47
58
105
0.5
0.7
White & Asian
90
82
172
0.8
1
100
98
198
0.9
1.1
4361
3236
7597
33.5
18.8
665
693
1358
6
4.1
Bangladeshi
79
61
140
0.6
0.4
Other Asian
934
597
1531
6.8
4.8
1220
1952
3172
13.8
10.4
African
750
844
1594
7
7.6
Other Black
147
174
321
1.4
1.5
46
74
120
0.5
1.1
143
241
384
1.7
2.3
Pakistani
Caribbean
Chinese
or other
Wembley
Growth
Area total
2169
Indian
Black or
Black
British
Tokyngton
Ward
1475
Other Mixed
Asian or
Asian
British
Wembley
Central
Ward
Chinese
Other
Source: Census, 2001
71
Religion
Wembley
Central
Ward
Tokyngton
Ward
Wembley
Growth Area
total
Wembley
Growth Area
Ave.
Borough Ave.
All People
11002
11836
22838
100
11983
Christian
3477
5308
8785
38.3
47.7
Buddhist
79
86
165
0.7
0.9
Hindu
4275
3102
7377
32.6
17.2
Jewish
51
113
164
0.8
2.5
Muslim
1647
1464
3111
13.7
12.3
Sikh
129
80
209
1
0.7
Other
178
106
284
1.3
1.1
No religion
Religion not
stated
489
625
1114
4.9
10
677
952
1629
7.1
7.7
Source: Census, 2001
Health
Wembley
Central
Ward
Tokyngton
Ward
Wembley
Growth
Area total
Wembley
Growth
Area Ave.
Good
7647
8258
15905
69.7
70.1
Fairly Good
2350
2552
4902
22
21.3
Not Good
1005
1026
2031
8.9
8.6
Person with
Limiting longterm illness
1807
1911
3718
16.3
Provided
unpaid care
1168
1010
2178
9.6
Borough
Ave.
15.6
8.7
Source: Census, 2001
Labour market
Wembley
Residents aged Central
16+
Ward
Total residents
aged 16 and
over
Total
Economically
Active
Students full
time
Self-employed
Unemployed
Total
Economically
Inactive
Students
Permanently
sick
Retired
Tokyngton
Ward
Wembley
Growth
Area total
Wembley
Growth Area
Ave.
Borough
Ave.
8331
9006
17337
100
9462
4445
5078
9523
54.9
56.9
385
269
840
368
356
1055
753
625
1895
4.4
3.6
10.1
4.9
3.6
9.6
775
637
797
509
1572
1146
9.1
6.7
8.3
6.8
471
509
409
434
880
943
5.1
5.5
4.7
5.1
Source: Census, 2001
Index of local deprivation
The Index of Multiple Deprivation (IMD) combines a range of different indicators including economic, social and housing issues and combines
them into a single deprivation score for small “Super Output Areas” in England. There are then ranked relative to one another, and placed in
order.
The Wembley Growth Area, which includes the Tokyngton and Wembley Central wards, shows a mixed picture with regard to deprivation.
Whilst in the Tokyngton Ward deprivation is mostly low or very low, a small of Wembley Central suffers from high deprivation with the rest of the
ward suffering from medium or low deprivation. It should be noted that the higher deprivation is generally centred close to the Wembley Town
Centre.
72
Index of Multiple Deprivation, 2010
Index of
Multiple
Deprivati
on 2010
Legend
Flood Risk
Flood Zones in Wembley
73
Surface Water Flooding
74
Appendix 3 – Monitoring Points and Supporting Data
STRATEGIC OBJECTIVE 1
Promoting Economic Performance & Regeneration - by creating five main growth areas of mixed use, mixed tenure development, the
largest being Wembley which will be the main focus of new retail and town centre uses (expanding the town centre eastwards into the Stadium
area).
Delivery Agencies: Developers, Brent Council
Performance Measure
Target
Monitoring Point
Specific
Policies to be
monitored
Local employment change.
10,000 new jobs within Wembley to 2026.
Net increase of 500 jobs
p.a. in Wembley area.
When: Annually
Policies CP1,
CP3 and CP7
Amount of new retail floorspace
developed by type in Wembley.
30,000 m2 increase in the new retail floorspace in
Percentage and amount of Policies CP1,
Wembley, on that currently existing or consented, by completed gross retail
CP7 and CP16
2026.
floorspace by type in
Wembley.
When: Annually
Local Indicators:
STRATEGIC OBJECTIVE 8
Reducing the Need to Travel and Improved Transport Choices – by completing first class retail and other facilities in Wembley that reduces
the need to travel 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 Wembley from 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 Measure
Specific
Policies to
be
Monitored
Target
Monitoring Point
Proportion of trips made by public
transport.
Reducing proportion of car trips as a result of
Wembley development from a baseline (currently
estimated at 37%), by a minimum of 10% over the
life of the development.
MVA model currently calculates
modal share if no intervention of
37% car use. Re-run model to
refine estimates as land uses
become more certain. Monitor
targets through the travel plan
process
When: every 3-5 years
Secure interchange improvements.
Secure major improvements at Wembley Stadium Record Planning Obligations and CP14 and
and Wembley Central stations by 2017.
direct works that secure
CP15
improvements.
When: Annually
Local Output Indicators:
CP7
STRATEGIC OBJECTIVE 9
Protecting and Enhancing Brent's Environment - by preserving the borough's open spaces for recreation and biodiversity and creating new
and enhanced open 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 of development. To protect the borough’s built heritage.
Delivery Agencies: Brent Council, Greater London Authority (GLA), Environment Agency, Developers.
Performance Measure
Target
Monitoring Point
Specific
Policies
to be
Monitored
Provision for new or extended public open
space.
To meet open space targets in growth
areas
Wembley
- 2.4ha.
Measure new open spaces created
and laid out as a result of
development.
When: Annually
CP7, CP8,
CP9,
CP11,
CP12 and
CP18
New Tree Planting for new neighbourhoods.
To meet tree planting targets in growth area Count of new trees planted in growth
set out in IIF, by 2017
areas.
When: Annually
Wembley 1,000.
Local Output Indicators:
CP7, CP8,
CP9,
CP10,
CP11 and
CP12
STRATEGIC OBJECTIVE 10
Achieving Sustainable Development including mitigating and adapting to climate change - By promoting mixed use, mixed tenure
75
development in growth areas integrating infrastructure and housing provision, reducing energy demand in the growth areas from current
building regulation standards and by achieving exemplar low carbon schemes and CHP plants.
Delivery Agencies: Brent Council, Greater London Authority (GLA), PCT
Performance Measure
Target
Monitoring Point
Complete one CHP plant.
To meet GLA energy hierarchy on very
large regeneration schemes.
When: Annually
Specific
Policies
to be
Monitored
Local Output Indicators
Secure district wide CHP in Wembley Area.
CP7
In addition, the council will monitor the following indicators which relate to policy / proposals which are specific to the Wembley AAP which are
not covered by indicators set out in the Core Strategy.
OBJECTIVE
Promoting Wembley as a global and distinctive tourist destination -To provide a world class setting for a world class Stadium by creating
a distinctive place 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 Measure
Target
Monitoring Point
None in areas deemed
inappropriate.
Measure number of consents
When: Annually
Specific
Policies
to be
Monitored
Output Indicators
Tall buildings
WEM5
OBJECTIVE
Promoting improved access and reducing the need to travel by car - To create a well connected and accessible location where
sustainable modes of travel are prioritised and modal share of car trips to Wembley is reduced from 37% towards 25%.
To ensure that the infrastructure of Wembley is upgraded so that it supports new development and meets the needs of the local community.
To complete first class retail and other facilities in Wembley that reduces the need to travel to other centres and improving key transport
interchanges.
To promote access by public transport, bicycle or on foot and reduce car parking standards because of Wembley’s relative accessibility.
Delivery Agencies: Brent Council, Greater London Authority (GLA), TfL
Performance Measure
Target
Monitoring Point
Specific
Policies
to be
Monitored
Output Indicators
Road / Junction Improvements
All those proposed implemented Number of schemes completed.
When: Annually
in lifetime of the Plan.
WEM13 &
14
Roads pedestrianised or with shared surface
Provided with redevelopment in
Comprehensive Development
Area.
WEM17
Length of street pedestrianised or with
shared surface
When: Annually
OBJECTIVE
Housing Needs - To achieve housing growth and meet local housing needs by promoting development that is mixed in use, size and tenure.
To achieve 50% (approx.) of new housing as affordable.
Delivery Agencies: Brent Council, Greater London Authority (GLA)
Performance Measure
Target
Monitoring Point
Achieve at least 25% of total
new units in Wembley.
Number of units consented
When: Annually
Specific
Policies
to be
Monitored
Output Indicators
Family-sized units
76
WEM21
Extra care housing
At least 1 scheme delivered in
Wembley by 2017.
Number of units consented
When: Annually
WEM22
Student accommodation
No more than 5,000 student
bedspaces by 2026.
Number of beds consented
When: Annually
WEM25
OBJECTIVE
People’s needs and associated infrastructure - To meet social infrastructure requirements by securing provision for needs arising from new
housing development, 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 meet the needs of new population.
To promote healthy living and create a safe and secure environment.
Delivery Agencies: Brent Council, Greater London Authority (GLA)
Performance Measure
Target
Monitoring Point
No more than 7% in any length
of frontage.
Shop unit survey
When: Annually
Specific
Policies
to be
Monitored
Output Indicators
Hot food take-aways
WEM28
OBJECTIVE
Protecting and enhancing the environment - To preserve open spaces for recreation and biodiversity and create new and enhanced open
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 (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
Performance Measure
Specific
Policies
to be
Monitored
Target
Monitoring Point
Energy from waste
1 energy from waste plant in
Wembley in the plan period.
Planning permission
When: Annually
WEM33
Improvements to access to open space
Various proposals implemented
in the plan period.
Completed schemes
WEM36
Output Indicators
When: Annually
Food growing
At least 1 scheme established as Completed schemes
part of new development by
2017.
When: Annually
WEM38
Semi-naturalisation of Wealdstone Brook
150 metres semi-naturalised by
2022.
WEM42
Completed schemes
When: Annually
Appendix 4 – key issues by theme
Key issues - Transportation
Key Issue
Information
Source
Sustaining appropriate new
development
Ensuring that parking
requirements for new
development reflect the need
to reduce travel by private car
NPPF, MTS, LP, UDP, LDF,
WMSPD, WLSPD
Access to and within the area
Ensuring existing and new
development is well served by
public transport, cycling and
MTS, LP, UDP, LDF, WMSPD,
WLSPD
77
pedestrian provision
Reducing the need to travel by
private car
Travel demand management
measures
MTS, LP, WMSPD, Consultants
Studies
Improved connectivity with
other centres
Securing improved orbital
linkages
MTS, LP, LDF, WMSPD, SRTPW
Environmental and social
infrastructure
Removing congestion,
improving road safety, reducing
severance, enhancing the
public realm and smoothing
traffic flow
MTS, LP, WMSPD, Brent LIP,
Consultants Studies
Encouraging inward investment
Providing adequate access to
existing and new developments
NPPF, MTS, LP, WMSPD, WLSPD
Sustaining event related activity Managing event day access
activity effectively to ensure
that existing and new
development is not
compromised
WMSPD
Key issues – Open space, sports and biodiversity
Key Issue
Information
Source
Increase open space provision
to meet demand of growing
population
Increase in all forms of open
space provision (park, play,
outdoor sports, allotments,
areas of wildlife) required to
meet demand of population
growth.
Core Strategy
Infrastructure and Investment
Framework
Planning for Sport and Active
Recreation Facilities 2008-2021
Brent Open Space Report –
PPG17 Assessment
Improve quality and
accessibility of open space
provision
The quality and accessibility of
all open space types could be
improved.
Brent Parks Strategy
Improve access to nature
Areas of deficiency in access to
nature are defined as localities
more than 1km from publicly
accessible green space, which
offers an experience of the
natural environment and
wildlife. Parts of Wembley are
more than 1km from Brent
River Park, the nearest publicly
accessible wildlife area.
London Plan Implementation
Report: Improving Londoners’
Access to Nature
Increase swimming pool
provision in the centre of the
borough
Residents in central areas of
the borough live more than
20min walk from a swimming
pool.
Planning for Sport and Active
Recreation Facilities 2008-2021
Increase community access, in
particular to sports facilities on
education sites
Sports facilities at schools sites
should be made available for
community use outside of
school hours and during
holidays. School facilities
should have a clear
management plan and be
designed to maximise use
outside of school hours.
Planning for Sport and Active
Recreation Facilities 2008-2021
Brent Open Space Report –
PPG17 Assessment
Brent Open Space Report –
PPG17 Assessment
Sports and Physical Activity
Strategy 2010-2015
78
Increase community gardening
space
Existing allotments in area are
full and new population will
increase demand for
community gardening space.
Brent Open Space Report –
PPG17 Assessment, Emerging
London Plan.
Key issues – Design and Conservation
Key Issue
Information
Source
Design quality management
and ensuring delivery
Difficulty in ensuring the deliver
of policy requirements through
the tendering, procurement
and construction processes
Post application negotiations
Protection of Listed Buildings
Development pressure will
ensue from proposal in close
proximity to the listed Buildings
None
Key issues – Social Infrastructure
Key Issue
Information
Source
Provision of new education
infrastructure
2 new primary schools
required, a site for one has
been proposed in the NE
district.
Core Strategy policy CP7
Provision of health facilities to
support population growth
2,800sqm healthcare space was
secured in Quintain Phase 1
permission; space provided in
Quadrant Court is currently
vacant with no prospect of the
NHS being able to take it on.
Alternative temporary uses
such as space for creative
industries and start-up
businesses are being
considered.
CP7
Provision of multi-use
community space
Population growth and diverse
population profile will need
range of community facilities.
New Brent civic centre will
provide library, community hall
and performance space.
Further community space will
be needed. There are also
existing community facilities
which lack revenue funding.
CP7 and CP15
Key issues – Town Centres and Shopping
Key Issue
Information
Source
Access to and within the town
centre
Providing for the needs of all
users including pedestrians,
cyclists, vehicles and public
transport, and reducing the
number of traffic incidents within
the town centre
NPPF
Subdivision of units and lack of
larger units within Wembley
retail mix
Brent Retail Frontage Surveys
Size, type and location of retail
units
Mayor of London town centre
health check, 2008
Brent Infrastructure Investment
Framework
79
Wembley and Wembley Park
town centre boundary changes
Re-visit the town centre
boundaries within the UDP.
Brent Core Strategy
Level of parking within the
town centre
Implications of increasing or
reducing parking numbers
within the town centre
Brent UDP, the London Plan
Key Issue
Information
Source
How can the delivery of
affordable housing, to meet
identified need, be maximised?
Reduction in capital funding for
affordable housing is
significantly curtailing the
delivery of traditional new build
social rented housing in the
short to medium term.
NPPF
Can a higher proportion of
family housing be provided in
the Wembley growth area and
is it appropriate to specify a
target level?
Most of the development sites
are to be brought forward as
mixed use developments at
relatively high densities and are
not always appropriate for
significant numbers of family
units.
Wembley Masterplan
Is the area appropriate for the
provision of supported or extra
care housing and, if so, how
much and where are the
appropriate locations?
The Wembley area is to provide
half of the new housing in the
borough so should be providing
a full range of housing types.
However, the vision for the
area is to develop Wembley as
a visitor destination and many
of the sites will be mixed use
where supported housing may
be inappropriate.
London Plan
Key issues – Residential
London Plan
Brent Extra Care Housing
Strategy 2010-15
Key Issues – Student Accommodation
Key Issue
No planning policy for student
accommodation
Growth of the student
accommodation sector in
Wembley
Information
- Evidence for an adequate
student accommodation
policy
- Student accommodation
policy in similar councils
The supply and demand of
student accommodation, both
in Wembley and throughout
London
Source
- London Plan
- Student accommodation
policies of
boroughs/districts with large
student populations, such as
Camden, Islington,
Southwark and Canterbury.
Student survey conducted at
current purpose built student
accommodation
- Interviews with student
accommodation developers
- Relevant student
accommodation studies
Community balance - can
Wembley cope with more
student housing
Advantages and disadvantages
of a large student population in
a community.
Case studies
Impacts on the surrounding
community - pressure on types
of services and facilities such as
health facilities and open space
- The facilities that will be
- Student survey conducted at
strained by students that
investment and growth is
required
- Mitigation of strain
current purpose built
student accommodation
- National student
expenditure report
- Experience of other
80
boroughs
Over-concentration of student
housing in Wembley – should a
cap be applied
Methodology to recognise an
over concentration of student
accommodation
Comparison to similar
boroughs
Key issues – Energy and Sustainability
Key Issue
Information
Source
Reducing carbon emissions
from new development
Standards for carbon emission
London Plan, Kyoto Protocol,
reduction are enshrined within NPPF, Brent’s Core Strategy.
CSH and BREEAM requirements
set by the Core Strategy. WAAP
could set specific fabric
performance levels. Core
Strategy supports District
Energy; WAAP could ensure
developments are DE ready.
Overheating, urban heat island
effect and lack of green and
‘cool’ spaces
London Plan (2009)
London Climate Change
Partnership
Flood risk
Localised flood risk from
Wealdstone Brook and River
Brent. Much of Wembley
prone to surface water
flooding.
-
Flood risk needs to be positively reduced to minimise the risk of
flooding posed to existing
properties within the Borough.
Developers should be
encouraged to
demonstrate that their
proposal will deliver a positive
reduction in flood risk to the
-
Borough, whether that be by
reducing the frequency or
severity of flooding
-
or by reducing the impact that
-
Brent Level 2 Strategic
Flood Risk Assessment
Wembley Masterplan Level
2 Flood Risk Assessment
Environment Agency Areas
Prone to Surface Water
Flooding
Surface Water
Management Plan
Thames River Basin
Management Plan
NPPF
Flood and Water
Management Act 2010
London Plan (2011) policies
7.28 Restoration of the
Blue Ribbon Network; 5.12
Flood Risk Management;
5.13 Sustainable Drainage.
Thames Catchment Flood
Management Plan
flooding may have on the
community (for example,
through a reduction in the
number of people within the
site that may be at risk).
Minimum energy efficiency
standards
London Plan (adopted 2011)
-
Brent AMR
Brent S106
CHP/District energy network &
energy plant locations
Suitable location and
mechanism for implementation
-
Brent Heat Mapping Study
Infrastructure and
Investment Framework
Climate adaptation
London Plan (2009) and
emerging London Plan
-
Brent AMR
Brent S106
Decentralised energy fuel type
– source and suitability
Potential sources:
- The existing land uses,
- Biomass
- Biogas: gas produced by the
factories and plants where
their waste has the
potential to provide energy
anaerobic digestion
81
Synergies with industrial area
(biological materials such as
sewage gas, food
processing waste,
pharmaceutical waste and
municipal waste),
- Liquid Biofuels such as
biodiesel, and by-product
of biomass such as
bioethanol, biomethanol
and biodimethylether
- Liquid Waste (such as animal
fats)
Potential to link energy centre
with industrial uses to the NE of
the growth area.
fuel.
- Alternative fuel types for
Wembley that will support
regeneration will be
suitable for the area.
- Potential sites for locating
the waste fuel industries.
- Air quality and other
environmental impacts of
different fuel types.
-
An Electric Vehicle Delivery
Plan for London
London Plan, Core Strategy
Setting min renewables
requirement counter
productive to DE and CSH policy
Electric car charging
infrastructure
-
-
Further investigation to the
charging time and charging
management
Feasibility for having on
street charging points
which will not result in
losing Council parking
revenues
Mechanism for
implementation
Key issues – Industry and Employment
Key Issue
Information
Source
Strategic Industrial Location
(SIL) designation
Some land currently designated
as SIL could be de-designated,
and released for other uses to
further regeneration and job
creation.
Brent Employment Land
Demand Study 2009
Brent Employment land survey
2010
GLA Employment land study
Conflict between business
operation and events
Development options adjacent
to SIL
Should development proposals
adjacent to SILs have regard to
the potential effectiveness of
these locations?
London Plan
Proportion of land in SIL given
over to certain uses such as
waste management and similar
activities
General view that too much
land for open storage,
aggregate depots and waste
management could have a
negative impact upon
regeneration potential
Brent Employment Land survey
2010
Office Development
Accepted that there will be
little demand for new purposebuilt offices for the foreseeable
future. Other types of
development are likely to drive
job creation in Wembley
London office Policy Review
2009
Whether land should be
designated for Business Park in
Wembley
London office Policy Review
2009
Business Parks
Brent Employment Land
Demand Study 2009
Brent Employment Land
Demand Study 2009
82
Start-up business units
There are few sites or premises
where low-cost space for new
business start-ups is available.
Brent Employment land survey
2010
Brent Employment Land
Demand Study 2009
Key issues – Waste and Aggregates
Key Issue
Information
Source
Impact of waste management
activity on the environment
and regeneration.
There is a need to reduce and
minimise the impact of facilities
whilst accommodating waste
management uses which can
take advantage of the industrial
estate’s locational advantages.
PPS10 Planning for Sustainable
Waste management
Energy from waste
Can energy from waste be
established at Wembley given
the proximity of major waste
processing facilities to major
new housing and commercial
development?
London Plan
Draft Joint West London Waste
DPD, Feb 2011
83
Appendix 5: Sustainability Appraisal of Issues and Options
Review of the Vision for the Wembley Area Action Plan
Wembley’s vision - review against the full sustainability criteria
Social
S1 S2
+
Environmental
S3 S4
++ +
Economic
S5 S6 S7 S8 EN1 EN2 EN3 EN4 EN5 EN6 EN7 EN8 EN9 EN10 EC1
++ +
+
+
+
+/?
-/?
-/?
-/?
+
0
+/?
+/?
+
-/?
+
Commentary
EC2
EC3
EC4
EC5
+
++
+
+/?
Main sustainability concerns:-
Traffic impacts; water quality and resources; air quality; biodiversity; climate change;
waste management; flooding; efficient movement.
Vision
Brent (Core Strategy, 2010)
In 2026, Brent will :
•
•
•
•
•
•
•
•
•
be a dynamic London Borough, with a new and iconic Wembley at its core providing new jobs, homes, retail & major leisure attractions.
retain its industrial and manufacturing sectors by providing modern, upgraded premises in a quality environment.
be a borough of opportunity, maximising the potential of its youthful population through new and improved education and training facilities.
provide a range of homes that are affordable and meet the needs of its diverse communities.
be a healthy & safe place to live, benefiting from high quality urban design, attractive open spaces, first class sports facilities, and green and safe walking and cycling routes.
host inclusive community and cultural facilities which enable the full participation of it diverse communities.
retain its smaller centres which provide important local services to their immediate area.
be fully integrated into the city with excellent public transport interchanges and connections to other strategic centres in London.
use energy and resources in an efficient & sustainable manner, playing its role in addressing the global challenge of climate change.
Wembley (Vision to Reality, 2007)
“a new place, a new home and a new destination - modern, urban and exciting. At its core will be a comprehensive range of leisure and commercial facilities, exploiting excellent public transport connections to the rest of London and the United Kingdom, all in a
contemporary, lively and distinctive setting. Wembley will have a modern, service based economy. Hotels, restaurants, offices, shops, leisure uses and an array of other businesses will provide thousands of new jobs and meet the needs of both visitors and local
residents”.
Background:
The Wembley Area Action Plan Vision is taken from the Core Strategy, adopted in 2009, and the council’s Corporate Strategy for Wembley, “Vision to reality” (2007).
Assumptions:
The Vision for the Wembley Area Action Plan builds on those already provided through policy guidance. It is the aim of the Wembley Area Action Plan to provide further context as to how the Spatial
Vision for Wembley will be delivered; it is not, however, the role of the Wembley Area Action Plan to define the level of growth and change, as this is set out within the council’s Core Strategy
Monitoring points: Appendix 3, Wembley AAP Scoping Report (all monitoring points)
84
Sustainability
Analysis:
Economic – The vision provides a generally positive economic outcome, as the vision seeks to provide new jobs in a variety of sectors which will help to attract investment into the area by providing a better quality
environment, new conferencing facilities, cultural facilities, homes, leisure and tourism. As the plan is at Issues and Options stage, it is not currently known how the Area Action Plan will seek to address efficient
movement; this is dependent on the options chosen within the Transportation theme of the plan.
Social – The vision provides moderate to significant positive impacts for the Wembley Area Action Plan area in that it seeks to provide new education facilities; improvements to health; reduction in crime; training
facilities; cultural improvements; service improvements; open space and sports facilities improvements.
Environmental – The vision provides largely mixed and unknown environmental impacts, although some neutral and positive impacts are expected on the historic environment and the landscape and townscape
respectively. This is because there are no historic buildings of interest, and because the regeneration of Wembley is expected to improve the townscape of the existing Wembley area as it is very low quality in many
places. Further positive impacts are expected with regard to land and soil, as the redevelopment of the Wembley area is likely to reduce decontamination of some industrial land. Mixed/ negative outcomes are
expected for the issue of air quality, climate change, water quality and resources, biodiversity and flood risk - currently the air quality across Wembley is particularly poor, and although the shift to more sustainable
modes of transport may in theory help to improve air quality, it is not clear yet how this will be implemented through the Area Action Plan in the context of the intensive use of the area. It should be noted, however,
that these problems are balanced against the very positive social and economic objectives; which will see the improvement of new housing, social infrastructure and economic growth amongst other issues. Similarly,
the issue of flood risk and water quality and resources is balanced against these economic and social benefits; the main reason for the negative outcome is because it is not yet clear how the AAP will help to reduce
the risk of flooding and manage climate change related impacts (both mitigation and adaptation), and the Wembley AAP is in a location which is susceptible to flood risk and climate change. The Wembley AAP seeks
to develop part of a wildlife corridor, therefore this could potentially impact on biodiversity within this location (Chiltern Banks); however, this could potentially be offset through the provision of new open spaces and
improvements to the Wildlife Corridor. Waste management, transportation and efficient movement have been given positive/ unknown scorings as although the Wembley AAP Vision provides priorities for these
issues, it is not clear how these improvements will be achieved at this stage of the plan.
Significant, cumulative, synergistic and indirect impacts – There is potential for cumulative impacts for transportation, climate change, air quality and flooding, and significant impacts on biodiversity.
Flooding, climate change and water resources – implementation of Sustainable Urban Drainage systems in new and existing development; locating vulnerable uses away from areas more susceptible to flood risk.
Mitigation
measures:
Air quality/ transportation/ efficient movement – implementation of Travel Plans; transportation improvements (orbital and radial including bus/ rail); sustainable design to minimise impact of pollutants; promotion
and provision of walking and cycling including bike stores, cycle routes, safe walking environments.
Biodiversity – habitat protection and improvements at existing wildlife corridors where development occurs; provision of new wildlife and habitats.
Wembley’s Objectives - review against the full sustainability criteria
Sustainability Objectives
Objectives
Social
S1
Environmental
S2
S3
S4
S5
S6
S7
S8
EN1
EN2
EN3
Economic
EN4
EN5
EN6
EN7
EN8
EN9
EN
10
85
EC1
EC2
Overall sustainability commentary
EC3
EC4
EC5
+
0
0
+
0
0
0
0
-
-
-
-/?
+
0
-
-
0
-/?
+
+
+
+
+/-
OJ.1 Regeneration through leisure, sport and mixed
use development
Main sustainability issues:
OJ.1
-
+
0
0
0
+
0
+
-/+/? -/?
/+/?
/+/?
0
+
0
+//?
+//?
+
+/?
++
+
+
+
+/-/?
Flood risk, efficient movements. Traffic; water
quality and resources; air quality; climate
change; waste management biodiversity.
OJ.2 Town centres, shopping and existing and new
uses
Main sustainability issues:
OJ.2
-
++
+
+
0
+
+
++
-/+/? -/?
/+/?
/+/?
0
+
0
+//?
+//?
+//?
+//?
++
++
++
++
+/-/?
Impact on transportation, efficient movement,
air quality.
OJ.3 Modern, service based economy
Main sustainability issues:
OJ.3
-
+
0
0
0
+
0
+
+
+//?
/+/?
/+/?
0
+
0
+//?
+//?
+
+//?
++
++
++
++
+/-/?
Impact on transportation, efficient movement,
air quality, use of water, waste and other
resources.
OJ.4 Promoting Wembley as a global and distinctive
tourist destination
OJ.4
Main sustainability issues:
+
+
+
++
+
++
+
+
+/?
+/?
?
0
0
0
0
0
0
0
+
0
++
+
0
OJ.5 People’s needs and associated infrastructure
Main sustainability issues:
OJ.5
-
86
Impact on traffic, water quality and resources, air
quality.
+
+
0
++
+
+
++
+
+//?
-/?
-/?
0
+
0
+//?
+//?
+/?
?
+
++
++
+
-/+/?
OJ.6 Housing Needs
Main sustainability issues:
OJ.6
-
+/?
0
0
0
0
0
+/?
+/?
+/?
0
+/?
0
+/?
0
0
0
0
0
?
-/?
-/?
-/?
+/?
Transportation and accessibility, climate change,
waste management, provision of related
infrastructure.
OJ.7 Promoting improved access and reducing the
need to travel by car
Main sustainability issues:
OJ.7
-
+
+
0
+
+
0
+
+
+
+
+
+
+
+
+
+
+
++
+
+
+
+
+
Uncertainty about impacts across many of the
options, but likely to have a positive environmental
impact with more negative economic impacts.
OJ.8 Protecting and enhancing the environment
Main sustainability issues:
OJ.8
-
No sustainability issues, although further detail will
need to be considered and appraised at Draft Plan
stage.
Objective 1: Regeneration through leisure, sport and mixed use development
-
To promote the regeneration of the area for sporting, leisure, tourism and mixed-use development, including the provision of at least 11,500 new homes between 2010 and 2026, so that Wembley is developed as
a major visitor destination as well as a major new community.
To complete three large scale hotels in the Wembley area and one large regional visitor attraction.
To increase newly approved retail floorspace in Wembley by 25%
To ensure that the local community benefits from development, including training and access to 10,000 additional full-time jobs created by 2031
Background:
Wembley town centre has been weakened by new retail growth in the past and Wembley now serves local convenience and comparison need with Wembley Park serving more of a service role; it is
important any growth considers the impact of new retail on the role of these centres.
Assumptions:
The Core Strategy identifies Wembley and Kilburn as the town centres where retail growth is to be located and a retail street has already been approved around the stadium area.
Monitoring points: Appendix 3, Wembley AAP Scoping Report
Sustainability
Analysis:
The increase in development and intensive use of the area will create more journeys thus will have knock on effects on accessibility, transport and air quality which will need to be managed. There
are also potential problems around adapting and mitigating to climate change and managing water quality and dealing with waste with such growth. There are potential negative impacts if
land is lost at the Chiltern Railway banks wildlife corridor.
87
Economic – positive/ mixed
Social – neutral/ positive
Environmental – mixed
Significant, cumulative, synergistic and indirect impacts – There may be some cumulative impacts with regard to climate change, waste, transport, accessibility and also some significant impacts on wildlife at the
Chiltern Banks.
Mitigation
measures:
The impacts could well be reduced through mitigating measures such as improving cycle routes, public transport, sustainable urban drainage and systems that encourage recycling such as Envac. Impact on the Chiltern
Wildlife Corridors could be reduced by improving habitats and providing other alternate spaces.
Objective 2: Town centres, shopping and existing and new uses
-
To ensure that the development around the National Stadium is compatible and co-ordinated with regeneration proposals in the surrounding area, and that Wembley town centre, the main focus for new retail
and town centre uses in the borough, is expanded eastwards into the Stadium area.
To enhance the vitality and viability of Wembley’s town centres by maintaining their position in the retail hierarchy and maintaining a range of local services.
Background:
Wembley town centre has been weakened by new retail growth in the past and Wembley now serves local convenience and comparison need with Wembley Park serving more of a service role (i.e.
shops under 1000sqm); it is important any growth considers the impact of new retail on the role of these centres. It was expected that a new retail element close to the stadium would be for niche
retail and would not impact on the two centres.
Assumptions:
The Core Strategy identifies Wembley and Kilburn as the town centres where retail growth is to be located and a retail street has already been approved around the stadium area.
Monitoring points:
Appendix 3, Wembley AAP Scoping Report
Sustainability
Analysis:
Locating new town centre uses which will attract visitors to Wembley from elsewhere may increase trips, but improving retail offer including convenience within Wembley may promote shorter,
more sustainable trips and therefore may impact positively or negatively on issues such as air quality, climate change etc. A reduction in industrial uses may have a positive impact on land and
water quality.
Economic – Positive/ mixed/ unknown
Social – Positive/ neutral
Environmental – mixed/ neutral/ positive
Significant, cumulative, synergistic and indirect impacts –None, but many uncertainties.
Mitigation
measures:
The impacts depend on how and where the retail is located and the type of retail, and how this impacts on patterns of movement. It could well be reduced through mitigating measures such as improving cycle routes,
public transport, sustainable urban drainage and systems that encourage recycling such as Envac. Impact on the Chiltern Wildlife Corridors could be reduced by improving habitats and providing other alternate spaces.
88
Objective 3: Modern, service based economy
-
Generate 10,000 jobs across a range of sectors including retail, leisure, office and other businesses.
Increase the supply of modern subsidised workplace developments for the arts and creative industries.
Ensure sufficient sites and premises are available for commercial activity and that industrial/ warehousing floorspace is renewed.
Background:
The Wembley Growth Area has over 70 hectares of land around the new stadium available for redevelopment alongside the potential to create further jobs through flexibility across the existing
poorly used industrial land in the east of the Growth Area.
Assumptions:
Brent’s Core Strategy (adopted 2009) seeks to provide 10,000 new jobs across Wembley in a range of retail, office, conferencing, sports, creative, civic and other sectors.
Monitoring points:
Appendix 3, Wembley AAP Scoping Report
Sustainability
Analysis:
The most positive outcomes of this objective relate to social and economic objectives. It is clear that the growth in jobs will have an impact on use of resources such as water, traffic, efficient
movement, water quality and waste management but the impacts are dependent on how this is dealt with in the Area Action Plan, and the nature of the employment post recession.
Economic – very positive/ mixed
Social – positive/ very positive
Environmental – mixed
Significant, cumulative, synergistic and indirect impacts – there are potential impacts around the creation of new industries with regard to water resources, waste etc, although whether these are likely to be
significant is unknown without further policy detail. There are likely to be impacts on air quality, transport and movement although this depends on how these issues are dealt with at Issues and Options stage.
Mitigation
measures:
The impacts could well be reduced through mitigating measures such as improving cycle routes, public transport, sustainable urban drainage and systems that encourage recycling such as Envac. Impact of industry
could be mitigated through the encouragement of sustainable industry.
Objective 4: Promoting Wembley as a global and distinctive tourist destination
-
To provide a world class setting for a world class Stadium by creating a distinctive place 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.
Background:
Wembley is the location of the National Stadium, the Wembley Arena and before demolition was the location for internationally known conferencing facilities.
Assumptions:
Brent’s Core Strategy (2009) promotes Wembley as a tourist destination for retail, leisure and culture. It is an Opportunity Area in the London Plan and a Strategic Cultural Area.
Monitoring points:
Appendix 3, Wembley AAP Scoping Report
Sustainability
Analysis:
The promotion of Wembley as a tourist destination will help to promote its image and pride in the area, however with more visitors means more pressure on transportation, movement, water,
impact on air quality and more pressure for sensitive uses such as hotels.
89
Economic – very positive/ mixed
Social – positive/ neutral
Environmental – mixed
Significant, cumulative, synergistic and indirect impacts –There may be impacts associated with more visits such as impact on transport and movement, air quality.
Mitigation
measures:
The impacts could well be reduced through mitigating measures such as improving cycle routes, public transport, walking routes, open spaces.
Objective 5: People’s needs and associated infrastructure
-
To meet social infrastructure requirements by securing provision for needs arising from new housing development, 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 meet the needs of new population.
To promote healthy living and create a safe and secure environment.
Background:
The council has to enable the delivery to support infrastructure with housing growth including community, sports, education, health facilities, transportation facilities etc.
Assumptions:
The council’s Core Strategy policy CP7 sets out the requirements for Wembley’s growth, which is supported by the Infrastructure Investment Framework.
Monitoring points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Sustainability
Analysis:
The main positive outcomes will relate to the social objectives and economic objectives, as improved social and transportation infrastructure will make Wembley a more desirable place to live and
visit. Although within this infrastructure there could be the potential for transport improvements, it is not yet clear how facilities will be improved therefore an “unknown” score has been given.
Economic – mixed/ positive
Social – positive/ very positive
Environmental – mixed
Significant, cumulative, synergistic and indirect impacts – none
Mitigation
Measures:
None required.
Objective 6: Housing Needs
-
To achieve housing growth and meet local housing needs by promoting development that is mixed in use, size and tenure
To achieve 50% (approx.) of new housing as affordable
90
Background:
Core Strategy policy CP21 seeks to provide a mix of housing stock, including affordable and family housing.
Assumptions:
The Core Strategy assumes a growth of at least 11,500 new homes up to 2026 in Wembley. The council suffers from a severe lack of homes, particularly affordable and family units.
Monitoring points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Sustainability
Analysis:
The construction of housing will use water and energy and will put pressure on existing transport facilities, however it will also have very positive social and economic impacts. The impact of flood
risk is unknown as there is no specific settlement strategy in the Area Action Plan as yet. Waste management and climate change adaptation and mitigation will be important considerations for the
provision of new housing.
Economic – mixed/ positive
Social – positive/ very positive
Environmental – mixed
Significant, cumulative, synergistic and indirect impacts – potential cumulative impacts on transportation, air quality, climate change, flood risk.
Mitigation
measures:
The impacts could be reduced by promoting sustainable patterns of growth, adapting/ mitigating climate change through design, ensuring sensitive uses are located away from areas of higher flood risk.
Objective 7: Promoting improved access and reducing the need to travel by car
-
To create a well connected and accessible location where sustainable modes of travel 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.
Background:
Wembley is within an Air Quality Management Area and is affected by poor quality air because of vehicle movement and industry.
Assumptions:
The Core Strategy encourages a modal shift from the car within the Wembley Area.
Monitoring points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Sustainability
Analysis:
There could potentially be a number of positive impacts with regard to this option on the environmental theme, however it is still unclear how far the Area Action Plan (and funding raised) will go to promoting
sustainable travel. Furthermore, there may be negative impacts on economic objectives.
91
Economic – mixed/ unknown
Social – mixed/ unknown
Environmental – positive/ unknown
Significant, cumulative, synergistic and indirect impacts – none; not enough detail in the plan to consider the impacts.
Mitigation
measures:
An appropriate balance will need to be struck in promoting improved access and reducing the need to travel by car, and the requirements of new and existing businesses and tourists.
Objective 8: Protecting and enhancing the environment
-
To preserve open spaces for recreation and biodiversity and create new and enhanced open 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 (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.
Background:
The council has to enable the delivery to support infrastructure with housing growth including community, sports, education, health facilities, transportation facilities etc.
Assumptions:
The council’s Core Strategy policy CP7 sets out the requirements on open space, sports and climate change for Wembley’s growth, which is supported by the Infrastructure Investment Framework.
Wembley’s CP17 policy protects open space.
Monitoring points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Sustainability
Analysis:
There are potential improvements with regard to flood risk and water resources, biodiversity and climate change. The objective will also help to promote social and economic improvements as
Wembley will become a more attractive place to live, work and visit.
Economic – positive
Social – positive/ neutral
Environmental – positive
Significant, cumulative, synergistic and indirect impacts –none
Mitigation
measures:
More detailed information on mitigation measures will be required at Draft Plan stage when further details are known.
92
Urban design and place shaping Options Analysis - review against the full sustainability criteria
Options chosen at Preferred Options stage highlighted in blue
Sustainability Objectives
Options
Environmental
Economic
Overall sustainability commentary
S1
S2
S3
S4
S5
S6
S7
S8
EN1
EN2
EN3
EN4
EN5
EN6
EN7
EN8
EN9
EN10
EC1
EC2
EC3
EC4
EC5
-
0
0
-
0
0
0
0
-
0
0
0
0
0
0
0
+
0
0
+
+
0
0
The market provides for need to some extent;
however this will be profit led rather than focusing on
mixed and sustainable community.
0
0
0
+
0
0
0
0
-
0
0
0
0
0
0
0
+
0
0
0
0
0
0
A stricter approach to providing a mix of housing will
help to address the borough’s wider housing need as
well as ensuring profits for developers. *
0
0
+
0
0
0
0
-
0
0
0
0
0
0
0
+
0
0
0
-
0
0
An overly explicit approach to the provision and mix of
housing will address the borough’s wider housing
need, although may impact on deliverability and
profits.
0
0
0
+
+
0
+
+
+
0
+
0
+
+
+/?
+
0
0
0
0
+
+
++
The strategy for Wembley regeneration area is to
encourage a modal shift away from reliance on the car
and promote more sustainable journeys. This option
builds upon this vision and would help to encourage
this modal shift, depending on how pro-active the
options are (hence +/?)*
0
0
0
+
0
0
+
0/? +/?
0
+
0
+
+
+/?
0/?
0
0
0
0
+
+
+/
?
The option assumes that better entrances would only
improve the area for those travelling by car and bus,
but not walking or cycling. This option would be more
positive if it also included these issues (hence +/?).
This option also helps to improve the economic
benefits for businesses to the east of the area.
0
0
0
0
+/? 0
+/? 0/? 0
0
0
0
+/? 0
0
0
+
0
0
0
+
+
+
This option will provide a comprehensive strategy on
the location of tall buildings within the Wembley area
and will help to improve the public realm, however it
may be overly restrictive on development.*
0
0
0
0
+/? 0
0/? 0/? 0
0
0
0
++/ 0
?
0
0
+
0
0
0
+
+
+
This option will provide more flexibility on building
heights, will improve viability for land owners and will
ensure efficient use of land. However it may also
result in over-development and could have an impact
on the public realm.*
UD1.3
0
UD2.2
UD3.2
UD3.1
ISSUE 2 –
ISSUE 3 –
URBAN DESIGN AND PLACE MAKING
UD2.1
ISSUE 1 –
UD1.2
UD1.1
Issues
Theme
Social
93
0
0
0
++
+
+
0
0
0
0
++
++
0
0
0
++
0
0
0
++
++
0
A more up to date design guide will ensure better
design integration and improve the potential for
regeneration, investment and the promotion of
Wembley as a destination and quality place to live.
EN4 and 5 would need to be specified in the design
guide if they are to be ++
0
0
0
0
+/? 0
0
0
0
0
0
0
+/? 0
0
0
0
0
0
0
+/
?
+/?
0
The masterplan is out of date and will largely have a
neutral impact on Olympic Way. However, there is a
chance that permissions may not be implemented; in
which case the masterplan would still be relevant. *
0
0
0
0
+
+
++
0
0
0
0
0
++
+
0
0
0
0
+
0
+
+
0
A public art strategy could help to foster a sense of
pride in the area thus improving economic investment
and promoting Wembley as a tourist destination. *
0
0
0
0
-
-
-
0
0
0
0
0
-
-
0
0
0
0
0
0
0
0
0
Without a pro-active strategy for investment in public
art, Wembley may not see the improvements and
benefits that might be found with a more proactive
policy.*
0
0
0
0
++
+
+
+/? 0
0
0
0
++
+
0
0/?
0
0
0
0
++
+
+/
?
A public realm strategy will help to improve the
quality of Wembley and help to foster a sense of pride
in the area, and attract other economic benefits. *
0
0
0
0
++
+
++
+/? 0
0
0
0
++
+
0
0/?
0
0
0
0
++
+
+/
?
A public realm strategy will help to improve the
quality of Wembley and help to foster a sense of pride
in the area, and attract other economic benefits. A
unique set of materials within each area could help to
promote local distinctiveness. *
0
0
0
0
++
0
+
0
0
0
0
+/?
++
+
+
+/?
0
0
0
0
+/
?
0
0
Higher quality design will improve the quality of the
Wembley area and will also ensure that more
sustainable materials are used. There could
potentially be an impact on developer profit and
viability, however this could generally promote a
better quality environment and therefore increase
revenue.*
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
The continuation of the current system will have
neither positive nor negative impacts on the AAP
area.*
UD4.2
UD5.2
UD6.2
UD7.2
ISSUE 7
UD7.1
ISSUE 6
UD6.1
ISSUE 5
UD5.1
ISSUE 4
UD4.1
0
94
Urban design and place shaping - detailed review of each option
Issue 1 - What is the appropriate character & urban form for Wembley?
1. Continue to allow the market to dictate form
2. Allocate some general areas for different types of development i.e. family houses in the north east stadium area or
around the High Road.
3. Be prescriptive about specific locations and a range of building typologies that would be acceptable in such
locations
Background:
Development already undertaken or granted planning consent has, in the main, been of a
similar scale and typology
Assumptions: That urban form would benefit from greater variety being introduced
Options
Social, economic and environmental impacts
Option UD1.1:
The market provides for need to some extent; however this will be profit led rather than focusing
on mixed and sustainable community.
Economic – positive
Social – negative
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts –none
Option UD1.2:
A stricter approach to providing a mix of housing will help to address the borough’s wider housing
need as well as ensuring profits for developers.
Economic – neutral
Social – positive
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts – none
Option UD1.3:
An overly explicit approach to the provision and mix of housing will address the borough’s wider
housing need, although may impact on deliverability and profits
Economic – positive
Social – positive
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts –none
Issue 2 – How can the approaches/gateways to Wembley be made more attractive to visitors?
1. Continue to focus on the three stations
2. Produce a strategy to enhance other entrance points into the area
Background:
Despite improvements in recent years, some of the main gateways into Wembley,
particularly by road, do not present a good aspect to visitors
Assumptions: That improvements to the attractiveness of the main gateways will have a positive effect
on inward investment.
Options
Social, economic and environmental impacts
Option UD2.1:
The strategy for Wembley regeneration area is to encourage a modal shift away from reliance on
the car and promote more sustainable journeys. This option builds upon this vision and would
help to encourage this modal shift, depending on how pro-active the options are (hence +/?)
Economic – positive
Social – positive
Environmental – positive
95
Significant, cumulative, synergistic and indirect impacts – very positive
Option UD2.2:
The option assumes that better entrances would only improve the area for those travelling by car
and bus, but not walking or cycling. This option would be more positive if it also included these
issues (hence +/?). This option also helps to improve the economic benefits for businesses to the
east of the area
Economic – positive
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – very positive
Issue 3 - Where in Wembley are tall buildings appropriately located and what should the maximum height
be?
1. Produce a comprehensive tall buildings strategy for the entire AAP area.
2. Continue with the indicative images and loose guidelines set out in SPDs.
Background:
Guidance on the appropriate height of buildings is currently largely included in SPDs
rather than in a development plan.
Assumptions:
Options
Social, economic and environmental impacts
Option UD3.1:
This option will provide a comprehensive strategy on the location of tall buildings within the
Wembley area and will help to improve the public realm, however it may be overly restrictive
on development
Economic – positive
Social – neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts –none
Option UD3.2:
This option will provide more flexibility on building heights, will improve viability for land
owners and will ensure efficient use of land. However it may also result in over-development
and could have an impact on the public realm
Economic – positive
Social – neutral
Environmental – positive
Significant, cumulative, synergistic and indirect impacts –none
Issue 4 - Is there a need to review the design code for Olympic Way?
1. Review and strengthen the design code for Olympic Way.
2. Continue to use the Masterplan as guidance for development in this location
Background:
Determination of a recent major proposal adjacent to Olympic way has raised
questions as to whether the current guidance is appropriate and whether more weight
is needed for guidance by including it in a statutory development plan.
Assumptions:
Options
Social, economic and environmental impacts
Option UD4.1:
A more up to date design guide will ensure better design integration and improve the potential
for regeneration, investment and the promotion of Wembley as a destination and quality place
to live. EN4 and 5 would need to be specified in the design guide if they are to be ++
96
Economic – positive
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – very positive
Option UD4.2:
The masterplan is out of date and will largely have a neutral impact on Olympic Way. However,
there is a chance that permissions may not be implemented; in which case the masterplan
would still be relevant. *
Economic – neutral
Social – neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts –none
Issue 5 - Should the Plan include a public art strategy and what should this comprise?
1. Produce a public art strategy
2. Do not produce a public art strategy
Background:
There is currently no statutory policy for public art in Wembley in the development
plan for the borough.
Assumptions:
Options
Social, economic and environmental impacts
Option UD5.1:
A public art strategy could help to foster a sense of pride in the area thus improving economic
investment and promoting Wembley as a tourist destination.
Economic – positive
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts –very positive
Option UD5.2:
Without a pro-active strategy for investment in public art, Wembley may not see the
improvements and benefits that might be found with a more proactive policy.*
Economic – neutral
Social – negative
Environmental – negative
Significant, cumulative, synergistic and indirect impacts –none
Issue 6 - Should the Plan include a public realm strategy, and what should this comprise?
1. Seek to use a palette of materials (lighting, furniture etc.) for all localities across the area.
2. Seek to reinforce the differences of each locality by using different materials.
Background:
There is currently no statutory policy for the design of the public realm in Wembley in
the development plan for the borough
Assumptions: That particular guidance is needed for the Wembley area.
Options
Social, economic and environmental impacts
Option UD6.1:
A public realm strategy will help to improve the quality of Wembley and help to foster a sense
of pride in the area, and attract other economic benefits.
Economic – positive
97
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – very positive
Option UD6.2:
A public realm strategy will help to improve the quality of Wembley and help to foster a sense
of pride in the area, and attract other economic benefits. A unique set of materials within each
area could help to promote local distinctiveness.
Economic – neutral
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts –none
Issue 7 - Should the Plan seek to secure the quality of materials and detailing of development at an early
stage?
1. Secure detailed design specifications at planning stage.
2. Continue to work under the current system.
Background:
The quality of materials used in the final build-out of development is often reduced in
quality
Assumptions: That a policy requirement relating to the quality of materials can be included in the
development plan
Options
Social, economic and environmental impacts
Option UD7.1:
Higher quality design will improve the quality of the Wembley area and will also ensure that
more sustainable materials are used. There could potentially be an impact on developer profit
and viability, however this could generally promote a better quality environment and therefore
increase revenue.*
Economic – neutral
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – none
Option UD7.2:
The continuation of the current system will have neither positive nor negative impacts on the
AAP area.
Economic – neutral
Social – neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts –none
98
Business, Industry & Waste Options Analysis – review against the full sustainability criteria
Options chosen at Preferred Options stage highlighted in blue
Sustainability Objectives
Options
Environmental
Economic
Overall sustainability commentary
S1
S2
S3
S4
S5
S6
S7
S8
EN
1
EN2
EN3
EN4
EN5
EN6
EN7
EN8
EN9
EN10
EC1
EC2
EC3
EC4
EC5
0
-
0
0
-
0
0
0
-
-
-
-
--
-
--
0
0
0
0
-
-
0
0
Negative significant environmental impacts as there is no
proactive change to improve a poor quality area. Generally
poorly performing with regard to the economic and social
impacts as the option does not pro-actively make use of
under-used land.
0
0
0
0
+
0
0
0/? -
-
-
-
--
-
--
0
0
0
-
-
--
-
0
0
0
0
0
+
0
0
0
-
0
-
0
0
0
-
0
+
0
+
+
++
+
0
+
0
0
+
+
0
+
0
0
+
+
+
++
+
+
0
+
0
--
--
+
-/+
0
0
0
0
0
+
0
0
0
0
0
+
0
+
0
-
0
0
0
+/-
0
+
+
0
This would impact upon regeneration of sites close to
the SIL,with a consequent stagnation of the local
economy and fewer job opportunities. No
improvements to environmental conditions.
Option to de-designate SIL immediately adjacent to
key sites identified for regeneration which will include
residential or other sensitive uses:
Potential for significant employment to be lost if too
much industrial land de-designated as sites may be
occupied by uses incompatible with business &
industry
Generally positive
0
-
0
-
--
0
-
-
-
-
--
-
--
0
+
+
0
0
+
+
--
--
0
0
+
0
+
+
0
0
0
0
0
0
0
0
0
-
-
0
0
+/-
+/- ++
++
0
0
-
0
?
0
0
0
0
0
0
-
0
-
0
+
+
0
0
+/-
+/- +/- -
0
0
+
0
+
+
0
+
0
+
0
0
0
++
0
0
0
0
0
+
+
++
++
0
Re locating existing waste facilities would have all
round positive effects
+
0
0
0
0
0
0
0
-
0
+
0
+
0
0
0
0
0
+
+
+
+
0
The development of a business park would generally
have positive impacts. Some impact of traffic because
area currently has relatively poor public transport
accessibility
BIW1.4
BIW1.
5
BIW2.
2
BIW2.
3
BIW2.
4
ISSUE 2 –
Bad neighbours
ISSUE 3 –
Business
Park
BIW3.1
BUSINESS, INDUSTRY & WASTE
BIW2.
1
ISSUE 1 –
SIL release
BIW1.
3
BIW1.2
BIW1.1
Issues
Theme
Social
99
Significant environmental impacts and negative
effects on regeneration and inward investment of too
many waste and other bad neighbour uses
Generally positive effects on regeneration and inward
investment but negative on dealing with waste and
climate change
Less harmful potential effect on inward investment
and air quality and townscape
BIW3.
2
BIW3.
3
BIW4.
1
BIW4.
2
BIW4.
3
ISSUE 4 – Office & other
uses
+
0
0
0
0
0
0
0
-
0
+
0
+
0
0
0
0
0
+
+
+
+
0
As above
-
0
0
0
0
0
0
0
0
0
-
0
-
0
0
0
0
0
0
0
0
0
0
Negative impacts based upon area remaining much as
it is now.
+
0
+
+
0
0
+
0
0
0
0
0
0
0
0
0
0
0
++
++
+
+
0
Generally positive effects of new offices and
affordable workspace, especially in terms of
regeneration and economic well being
+
+
+
+
+
0
+
+
0
0
0
0
0
0
0
0
0
0
++
0
+
+
0
Housing as alternative to offices would still provide
regeneration benefits but few employment
opportunities. Social benefits from new housing
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
+
+
0
Retains positive effects of offices on inward
investment but few other benefits
100
Business, Industry & Waste Options - Detailed review of each option
Issue 1 - Should some land currently designated as SIL be de-designated, and released for other uses, and if so,
how much?
1.
2.
3.
4.
5.
Leave the extent of the SIL as currently defined.
Introduce policy whereby development proposals adjacent to SIL should have regard to the potential
effectiveness of these locations
De-designate SIL immediately adjacent to key sites identified for regeneration which will include residential or
other sensitive uses.
De-designate a substantial part of the SIL to facilitate wider regeneration and environmental improvement.
Limit the range of acceptable uses, for example to B1, adjacent to key regeneration sites.
Background:
The level of manufacturing and distribution activity has been declining with the introduction of
more waste and open storage uses.
Assumptions: That the current economic downturn is temporary and that growth will return in the future
Options
Option
BIW1.1:
Negative significant environmental impacts as there is no proactive change to improve a poor quality area. Generally
poorly performing with regard to the economic and social impacts as the option does not pro-actively make use of
under-used land
Economic – negative
Social – neutral/ negative
Environmental – significant negative .
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW1.2:
This would impact upon regeneration of sites close to the SIL, with a consequent stagnation of the local
economy and fewer job opportunities. No improvements to environmental conditions.
Economic – negative
Social – neutral/ negative
Environmental – significant negative .
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW1.3:
Option to de-designate SIL immediately adjacent to key sites identified for regeneration which will include
residential or other sensitive uses:
Economic – mainly neutral
Social –negative
Environmental – negative.
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW1.4:
Potential for significant employment to be lost if too much industrial land de-designated as sites may be
occupied by uses incompatible with business & industry
Economic – mainly neutral
Social –negative
Environmental – significant negative .
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW1.5:
Generally positive
Economic – positive
Social – mainly neutral
Environmental – mainly positive.
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 2 – What proportion of land in the SIL should be given over to bad-neighbour uses such as waste
management?
1.
2.
3.
4.
No limit on the proportion of the SIL devoted to waste uses or open storage.
Allow no further waste management or open storage uses in the SIL.
Consider individual proposals on their merits and only restrict such uses if evidence of detrimental impact.
Actively promote the re-location of existing, badly located waste management sites.
Background:
Increasing proportion of SIL in waste, aggregate or open storage use
Assumptions: Continuing demand for bad-neighbour use
Options
Option
BIW2.1:
Significant environmental impacts and negative effects on regeneration and inward investment of too many
waste and other bad neighbour uses
Economic – mainly negative
Social – significant negative
Environmental – significant negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW2.2:
Generally positive effects on regeneration and inward investment but negative on dealing with waste and
climate change
101
Economic – significant positive
Social – mainly positive
Environmental – some negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW2.3:
Less harmful potential effect on inward investment and air quality and townscape
Economic – minor negative
Social – minor negative
Environmental –.positive/negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW2.4:
Re locating existing waste facilities would have all round positive effects
Economic – positive
Social – positive
Environmental –positive.
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 3 - Is it unrealistic to expect the area to be developed as a business park?
1. Retain business park designation as currently in the UDP.
2. Reduce the extent of business park designation.
3. Completely remove business park designation.
Background:
No Business Park development to date despite 10 year old policy
Assumptions: : Continuing lack of demand for Business Park
Options
Option
BIW3.1:
The development of a business park would generally have positive impacts. Some impact of traffic
Economic – positive
Social – positive/negative
Environmental –.positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW3.2:
The development of a business park would generally have positive impacts. Some impact of traffic
Economic – positive
Social – positive/negative
Environmental –.positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW3.3:
Negative impacts based upon area remaining much as it is now
Economic – neutral
Social – negative
Environmental –negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 4 - Should the AAP be promoting other job generating development together with offices, including
promoting change of use from that already granted permission?
1. Promote the development of more low-cost, affordable workspace.
2. Allow purpose-built office development to be converted to residential or other non-commercial uses.
3. Do not allow offices to be converted to other uses until it is clear that there will be no demand in the medium term.
Background:
Existing outline consent for about 100,000 sq. m office development
Assumptions: That continuing low demand for office space in Wembley
Options
Option
BIW4.1:
Generally positive effects of new offices and affordable workspace, especially in terms of regeneration and
economic well being
Economic – very positive
Social – positive
Environmental –neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW4.2:
Generally positive
Economic – very positive
Social – positive
Environmental –neutral.
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
BIW4.3:
Generally positive
Economic – positive
102
Social – positive
Environmental –neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
103
Transport Options Analysis – review against the full sustainability criteria
Options chosen at Preferred Options stage highlighted in blue
Sustainability Objectives
TS1.3
TS2.5
TS2.6
TS2.7
ISSUE 2 – ROAD SCHEMES
ISSUE
3–
CAR
TS3.1
Transport
TS2.4
TS2.3
TS2.2
TS2.1
ISSUE 1 –
CAR USE
TS1.2
TS1.1
Theme
Options
Social
Environmental
Economic
Overall sustainability commentary
S1
S2
S3
S4
S5
S6
S7
S8
EN1
EN2
EN3
EN4
EN5
EN6
EN7
EN8
EN9
EN10
EC1
EC2
EC3
EC4
EC5
0
+
0
0
+
0
0
+
++
0
+
0
0
0
+
0
0
0
+/-
0
0
0
+
+/-
-
0
0
-
0
0
+/-
--
0
-
0
0
0
--
0
0
0
+
+
+
+
-
0
+/-
0
0
+/-
0
0
+
+
0
+/-
0
0
0
-
0
0
0
+
+
+
+
+
0
0
0
0
+/-
0
0
0
-
0
-
0
0
0
-
0
0
0
+
0
+
+
+
0
0
0
0
+/-
0
0
0
-
0
-
0
0
0
-
0
0
0
+
0
+
+
+
0
0
0
0
0
0
0
0
?
0
?
0
0
0
?
0
0
0
+
0
+
+
+
0
0
0
0
0
0
0
0
?
0
?
0
0
0
?
0
0
0
+
0
+
+
+
0
0
0
0
0
0
0
0
-
0
-
0
0
0
-
0
0
0
+
0
+
+
+
0
0
0
0
0
0
0
0
-
0
-
0
0
0
-
0
0
0
+
0
+
+
+/-
As above
0
0
0
0
0
0
0
0
-
0
-
0
0
0
-
0
0
0
+
0
+
+
+/-
As above
0
-
0
0
0
0
0
0
--
0
-
0
0
0
-
0
0
0
+
+
+
+
-
Current car parking standards are generally fairly generous with
consequent potential negative impacts of traffic but generally
positive for local economic growth and regeneration
104
Generally positive effects in terms social and environmental
objectives but less positive for economic growth, including
inward investment.
Some significant environmental impacts in terms of impacts of
traffic, including on air quality although generally positive for
economy
A balance between some road enhancements and other modes
will generally have all round positive effects
Improved road access to the area will inevitably generate more
traffic with consequential effects on environment but will also
enhance regeneration and inward investment prospects
As above
Assessed as an alternative to TS2.1 &2.2 i.e., less road space for
access / egress to and from the regeneration area. Therefore,
generally a more positive environmental effect.
As with TS2.3, it will have a positive effect in terms of the
attraction of the area to inward investors, etc. but not as
positive as an option with more significant road improvements.
Positive in terms of attraction to the area but likely to lead to
increased traffic levels.
TS3.2
TS3.3
TS3.4
TS4.1
TS4.2
TS4.3
TS4.4
+
0
0
0
0
0
0
++
0
+
0
0
0
+
0
0
0
-
-
-
-
+
Generally opposite effects to above.
0
+/-
0
0
0
0
0
0
+/-
0
+/-
0
0
0
+/-
0
0
0
+/-
+/-
+/-
+/-
+/-
Provides a balance between the impacts on the environment
and the need to promote the local economy.
0
+
0
0
0
0
0
0
++
0
+
0
0
0
+
0
0
0
0
0
0
0
0
Car-free residential development very positive in terms of
environmental impacts
0
0
0
0
0
0
0
+
+
0
+
0
0
0
0
0
0
0
+
+
+
+
+
Orbital public transport improvements have the benefit of
potentially reducing orbital car trips whilst promoting the
economy and inward investment
0
0
0
0
0
0
0
+
+
0
+
0
0
0
0
0
0
0
+
+
+
+
+
Similar benefits to above for bus service improvements,
particularly enhanced interchange.
0
0
0
0
-
0
0
+
+
0
0
0
-
0
0
0
0
0
0
0
0
0
+
Some benefits from increased bus penetration but impacts on
quality of immediate surroundings
0
0
0
0
+
0
0
+
+
0
+
0
0
0
+
0
0
0
+
+
+
0
+
Generally positive effects of extending bus services to east of
the area
0
+
0
0
+
0
0
+
+
0
+
0
+
0
+
0
0
0
0
0
0
0
0
Generally positive environmental effects with no negative
impacts
0
+
0
0
+
0
0
+
++
0
+
0
+
0
+
0
0
0
0
0
0
0
0
Pedestrian only streets offer a number of environmental
benefits, particularly an environment free of traffic.
0
0
0
0
0
0
0
0
0
0
0
0
+
0
0
0
0
0
0
0
?
0
0
Largely neutral effects of replacing ramp to stadium
0
+
0
0
0
0
0
+
+
0
+
0
0
0
+
0
0
0
0
0
0
0
+
New pedestrian and cycle bridges would promote walking and
cycling with generally positive benefits
0
+
0
0
0
0
0
+
+
0
+
0
0
0
+
0
0
0
0
0
0
0
0
Better provision for walking and cycling at junctions would be
generally positive
0
+
0
0
0
0
0
+
+
0
+
0
0
0
+
0
0
0
0
0
0
0
0
Better provision for walking and cycling would be generally
positive
0
0
0
0
0
0
0
0
+
0
+
0
+
0
+
0
0
0
0
0
0
0
0
0
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
Adequate coach parking for events at the stadium is essential if
the environmental impacts from coaches parking in
inappropriate locations, or people travelling by car instead, is to
be avoided.
No negative impacts from more effective signage
0
+
0
0
+
0
+
0
+
0
+
0
0
0
0
0
0
0
0
0
+
+
+
TS6.3
TS6.2
TS6.1
TS5.6
TS5.5
TS5.4
TS5.3
TS5.2
TS5.1
ISSUE 4 – PUBLIC TRANSPORT
ISSUE 5 - WALKING & CYCLING
ISSUE 6 – STADIUM
EVENTS
0
105
Only positive effects from better pedestrian environment and
public realm improvements
TS6.4
TS6.5
TS7.1
TS7.2
TS7.3
ISSUE 7 – PRIORITIES FOR
FUNDING
0
0
0
0
0
0
0
0
+
0
0
0
0
0
+
0
0
0
0
0
+
0
+
Improved pedestrian crossing facilities would provide some
benefits
0
0
0
0
+
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
+
+
0
Gateway enhancements would benefit regeneration and
townscape
0
+
0
0
0
0
0
+
+
0
+
0
0
0
+
0
0
0
0
0
0
-
+
0
-
0
0
0
0
0
0
-
0
-
0
0
0
-
0
0
0
+
+
+
+
+
Prioritising public transport walking & cycling over road
investment will benefit the environment generally but will be
less attractive to inward investors
Although positive for economic criteria, would have some
harmful environmental impacts
0
+/-
0
0
0
0
0
0
+/-
0
+/-
0
0
0
+/-
0
0
0
+
+
+
+
+
106
A balance between some road enhancements and other modes
will generally have all round positive effects
Transportation - detailed review of each option
Issue 1 – How much emphasis should be placed on meeting the needs of those who wish to use the car both within,
and to access, the area?
5. Minimum road improvements necessary to prevent unacceptable levels of traffic congestion taking into account predicted
development traffic growth
6. More significant road and junction improvements to accommodate additional car trips generated by development and
improving general network capacity
7. A balance between minimising car use and ensuring that the area is also attractive to those who wish to come by car
Background:
There is a need to encourage regeneration and growth whilst ensuring that this is sustainable and is
acceptable in terms of traffic congestion.
Assumptions: That people will make use of alternative modes of travel if car access/parking is limited
Options
Option
TS1.1:
Generally positive effects in terms social and environmental objectives but less positive for economic growth,
including inward investment.
Economic – positive
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
TS1.2:
Economic – mainly positive
Social – negative
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
TS1.3:
Economic – positive
Social – positive/negative
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 2 – Which specific road schemes are considered necessary to facilitate the level of growth proposed in the Core
Strategy?
1. Complete the Stadium Access Corridor by altering the alignment of South Way to provide a direct connection to the
Stadium
2. Complete the Stadium Access Corridor by widening South Way as far as the Stadium including the potential removal of the
Adam’s Bridge
3. Return South Way to two-way traffic subject to local improvements including the potential removal of the Adam’s Bridge
4. Remove the one-way gyratory system in part or in whole through the industrial estate
5. Implement junction improvements along the Western Highway Corridor between and Including Wembley Triangle and
Forty Lane
6. Provide a new access connection from North End Road to Bridge Road
7. Implement junction improvements at the High Road / Park Lane junction
8. Implement only those road schemes, such as junction widening and new access formation, required by development
Background:
Studies show that there is a need for some junction and vehicular access improvements if the level of
desirable development is to be accommodated.
Assumptions: That funding is available to implement the needed schemes at least.
Options
Option
TS2.1:
Improved road access to the area will inevitably generate more traffic with consequential effects on environment
but will also enhance regeneration and inward investment prospects
Economic – positive
Social – neutral
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
TS2.2:
As above
Economic – positive
Social – neutral
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
TS2.3:
Assessed as an alternative to TS2.1 &2.2 i.e., less road space for access / egress to and from the regeneration area.
Therefore, generally a more positive environmental effect
Economic – positive
Social – neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
TS2.4:
As with TS2.3, it will have a positive effect in terms of the attraction of the area to inward investors, etc. but not as
positive as an option with more significant road improvements.
Economic – positive
Social – neutral
107
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
TS2.5:
Positive in terms of attraction to the area but likely to lead to increased traffic levels
Economic – positive
Social – neutral
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
TS2.6:
As above
Economic – positive
Social – neutral
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
TS2.7:
As above
Economic – positive
Social – neutral
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
TS2.8:
Generally positive effects in terms social and environmental objectives but less positive for economic growth,
including inward investment
Economic – positive
Social – neutral
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 3 - What level of car parking provision is appropriate for the Wembley Regeneration Area?
4. Apply parking standards as currently established in the UDP, i.e. allow for extra parking to promote inward investment
because it is a regeneration area
5. Restrain car use by applying low maximum standards and direct resources towards improving public transport and walking
and cycling routes
6. Seek a balance between the draft London Plan standards, the existing Borough standards and the need to ensure new
development is served adequately in keeping with the regeneration initiatives for the Wembley Growth Area
7. Promote the implementation of car-free development where it can be associated with good public transport accessibility
Background:
There is a need to achieve a balance between the promotion of alternative modes of travel to the car
whilst ensuring that successful regeneration is promoted.
Assumptions: That lower levels of car parking availability will act as a restraint on car travel.
Option TS3.1
Current car parking standards are generally fairly generous with consequent potential negative impacts of traffic but
generally positive for local economic growth and regeneration
Economic – mainly positive
Social – negative
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS3.2
Generally opposite effects to above
Economic – negative
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS3.3
Provides a balance between the impacts on the environment and the need to promote the local economy.
Economic – positive/negative
Social – positive/negative
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS3.4
Car-free residential development very positive in terms of environmental impacts
Economic – neutral
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 4 - What should the priority be in further improving public transport access to the area?
4.
5.
6.
7.
Focus on significant bus service improvements to improve orbital access, including reducing journey times.
Implement more bus priority schemes and improve interchange facilities between bus and rail.
Route buses into the heart of the new urban quarter along the proposed new Boulevard and shopping street
Seek further bus service enhancements in the east of the area
Background:
A particular need to improve orbital public transport access has been identified in the Core Strategy and
is confirmed by the West London Sub-regional Transport Strategy.
108
Assumptions: That completed and committed improvements to rail stations are sufficient.
Options
Option TS4.1:
Orbital public transport improvements have the benefit of potentially reducing orbital car trips whilst promoting
the economy and inward investment
Economic – positive
Social – neutral
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS4.2:
Similar benefits to above for bus service improvements, particularly enhanced interchange
Economic – positive
Social – neutral
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS4.3:
Some benefits from increased bus penetration but impacts on quality of immediate surroundings
Economic – positive
Social – negative
Environmental – positive/ negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS4.4:
Generally positive effects of extending bus services to east of the area
Economic – positive
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 5 How can enhancements to pedestrian and cycle routes contribute to achieving a modal shift away from the car
in Wembley?
1.
2.
3.
4.
5.
Provide shared surfaces throughout the new urban quarter close to the Stadium
Provide exclusively pedestrian streets in locations with the heaviest footfall, and restrict servicing to early morning only.
Replace the pedestrian ramp to the Stadium with steps
Provide new pedestrian and cycle bridges over the Metropolitan/Jubilee/ Chiltern lines
Ensure that any junction/ highway improvements take due account of pedestrian/ cycle access and convenience and the
need to ensure a high quality public realm is established
6. Enhance existing secure cycle parking and introduce a cycle hire ‘hub’ scheme within the area
Background:
There are benefits other than in terms of modal shift if more trips are made on foot or by bicycle, e.g.
health benefits.
Assumptions: That enhancements to the pedestrian environment and to cycle provision will help achieve a modal shift
away from the car
Options
Option TS5.1
Generally positive environmental effects with no negative impacts
Economic – neutral
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS5.2
Pedestrian only streets offer a number of environmental benefits, particularly an environment free of traffic
Economic – neutral
Social – positive
Environmental – very positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS5.3
Largely neutral effects of replacing ramp to stadium
Economic – neutral
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS5.4
New pedestrian and cycle bridges would promote walking and cycling with generally positive benefits
Economic – positive
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS5.5
Better provision for walking and cycling at junctions would be generally positive
Economic – neutral
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS5.6
Better provision for walking and cycling at junctions would be generally positive
Economic – neutral
Social – positive
Environmental – positive
109
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 6 - To what degree should event related activity dictate the transport characteristics of the Wembley area?
1. Identify suitable coach parking facilities and sites that ensure future requirements can be met post development
2. Introduce more effective signage for pedestrian and vehicular travel
3. Provide an enhanced pedestrian environment and introduce high quality public realm improvements without detriment to
residents and visitors alike
4. Provide new crossing facilities, primarily for spectators walking to the stadium, across Wembley Hill Road.
5. Provide ‘Gateway’ enhancements to reflect the strategic importance of Wembley and Wembley Stadium within a major
growth area
Background:
Events at the Stadium and Arena have particular transport requirements and significant impact on the
Wembley area..
Assumptions: That further improvements are necessary to ensure more efficient movement of crowds with a reduced
impact on the area.
Options
Option TS6.1
Adequate coach parking for events at the stadium is essential if the environmental impacts from coaches parking in
inappropriate locations, or people travelling by car instead, is to be avoided
Economic – neutral
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS6.2
No negative impacts from more effective signage
Economic – positive
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS6.3
Only positive effects from better pedestrian environment and public realm improvements
Economic – positive
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS6.4
Improved pedestrian crossing facilities would provide some benefits
Economic – positive
Social – neutral
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS6.5
Gateway enhancements would benefit regeneration and townscape
Economic – positive
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 7 - What priorities should the Council establish for funding of transport schemes?
1. Priorities for investment should be directed towards public transport, cycling and pedestrian facilities with only limited
improvements to key road junctions to ease congestion and improve operational effectiveness
2. Priorities for investment must recognise that key infrastructure improvements are required to the road network in order to
ensure that inward investment and regeneration occurs.
3. A balance needs to be struck between providing major infrastructure improvements and the more local needs of
pedestrians, cyclists and public transport users.
Background:
There is a declining level of funding that will be available for transport schemes.
Assumptions: That prioritisation of investment in transport improvements is necessary.
Options
Option TS7.1
Social impacts
Economic impacts
Environmental impacts
Prioritising public transport walking & cycling over road investment will benefit the environment generally but will
be less attractive to inward investors
Economic – positive/ negative
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS7.2
Although positive for economic criteria, would have some harmful environmental impacts
Economic – positive
Social – negative
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option TS7.3
A balance between some road enhancements and other modes will generally have all round positive effects
Economic – positive
Social – positive/ negative
Environmental – positive/ negative
110
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
111
Housing Options Analysis – review against the full sustainability criteria
Options chosen at Preferred Options stage highlighted in blue
Sustainability Objectives
Economic
Overall sustainability commentary
S1
S2
S3
S4
S5
S6
S7
S8
EN1
EN2
EN3
EN4
EN5
EN6 EN7
EN8
EN9
EN10 EC1 EC2 EC3 EC4 EC5
+
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts. Generally positive for social indicators
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts.
+
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts. Generally positive for social indicators
+
0
+
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts. Generally positive for social indicators.
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts
+
+
0
++
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Positive for social indicators, especially housing supply
+
+
0
++
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Positive for social indicators, especially housing supply
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts
+
+
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts. Generally positive for social indicators
+
+
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts. Generally positive for social indicators
H1.2
H1.1
Options
Environmental
H2.2
H2.3
H3.1
H3.2
H4.1
H4.2
H4.3
0
ISSUE 4 – Extra Care
Housing
ISSUE 3 –Family
Housing
ISSUE 2 –
Housing Mix
H2.1
H1.3
Issues
ISSUE 1 –
Affordable Housing
Theme
Social
112
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts
+
+
0
+
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts. Generally positive for social indicators
+
+
0
+
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts. Generally positive for social indicators
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts
0
0
+
+
0
0
0
-
0
0
0
0
0
0
0
0
0
0
+
0
+
0
0
Generally positive for housing and education and the local
economy but negative in terms of community and sense of
‘ownership’
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No significant impacts.
-
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
0
+
0
0
Mixed impact for social indicators and benefits for the local
economy
+
0
0
+
+
0
0
0
0
0
0
0
0
0
0
0
0
0
+
0
+
0
0
Generally positive for social indicators and benefits for the
local economy
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
0
+
0
0
This will provide more people with an opportunity to live in a
decent home and positive for regeneration
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
0
+
0
0
This will provide more people with an opportunity to live in a
decent home and positive for regeneration.
H6.1
H5.3
H5.2
H5.1
+
H7.2
H7.3
H7.4
H8.1
H8.2
ISSUE 8 -
Nomadic
People
ISSUE 7– Student Housing
H7.1
H6.2
ISSUE 5 – Housing for
Disabled People
ISSUE 6–
Private Rent
+
113
Housing - detailed review of each option
Issue 1 - How should affordable housing supply be maintained to meet housing need?
6. Reaffirm the current tenure mix guidance in terms of social rented and intermediate housing.
7. Accept Affordable Rent as part of the tenure mix in Wembley
8. Consider where rent levels on new affordable rent housing might need to be capped for affordability reasons, for
example larger family housing or supported housing.
Background:
Affordable housing is not being delivered on the ground in the proportions needed and sought by the
Wembley Masterplan
Assumptions: That a specific Wembley based policy which deviates from national planning policy would be acceptable.
Options
Option H1.1:
No significant impacts. Generally positive for social indicators
Economic – neutral
Social – positive
Environmental – neutral
Option H1.2:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts
Economic – neutral
Social – neutral
Environmental – neutral
Option H1.3:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts. Generally positive for social indicators
Economic – neutral
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 2 – What should the housing mix (tenure and unit size) in Wembley be?
8. Retain current Wembley Masterplan housing mix guidance.
9. Revise the Wembley Masterplan housing mix guidance to more closely reflect the pattern of actual delivery on the ground.
10. Allow the flexibility to introduce different, and less affordable housing tenures, e.g. discounted market rent into the
housing.
Background:
The Wembley Masterplan provides specific guidance on unit size mix.
Assumptions:
Options
Option H2.1:
No significant impacts. Generally positive for social indicators
Economic – neutral
Social – positive
Environmental – neutral
Option H2.2:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts
Economic – neutral
Social – neutral
Environmental – neutral
Option H2.3:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts
Economic – neutral
Social – neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 3 - What proportion of new housing should be family housing?
8. Leave at Core Strategy target of 25% 3 or more bedrooms.
9. Designate sites suitable for more family housing in Wembley.
Background:
There is a limited supply of family housing and a high level of overcrowding in the borough
Assumptions: That there are sites in Wembley where family housing is appropriate.
Options
Option H3.1:
Positive for social indicators, especially housing supply
Economic – neutral
Social – very positive
Environmental – neutral
Option H3.2:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Positive for social indicators, especially housing supply
Economic – neutral
114
Social – very positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 4 - Should Extra Care Housing be provided in Wembley?
8. Do not require provision of Extra Care housing.
9. Designate suitable locations for Extra Care Housing in Wembley.
10. Set quota or target for Extra Care housing in Wembley.
Background:
There is a need for additional Extra Care housing in the borough
Assumptions: That Wembley can be an appropriate location for providing extra care housing
Options
Option H4.1:
No significant impacts.
Economic – neutral
Social – neutral
Environmental – neutral
Option H4.2:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts. Generally positive for social indicators
Economic – neutral
Social – positive
Environmental – neutral
Option H4.3:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts. Generally positive for social indicators
Economic – neutral
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 5 - How should the housing needs of disabled people be met?
7. Providing fully wheelchair accessible housing for physically disabled people
8. Remodelling of supported housing facilities, as well as adaptations to homes, to ensure that existing supply is able to meet
the housing requirements of disabled people
9. Increasing the supply of small supported housing schemes that provide self contained accommodation and communal
facilities and which are sufficiently flexible to accommodate a range of support and care services so they can be adapted to
meet different needs as priorities change over time.
Background:
In 2001 15.6% of Brent’s population had a limiting long-term illness or disability.
Assumptions: That the market will not meet identified need.
Options
Option H5.1:
No significant impacts
Economic – neutral
Social – positive
Environmental – neutral
Option H5.2:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts. Generally positive for social indicators
Economic – neutral
Social – positive
Environmental – neutral
Option H5.3:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts. Generally positive for social indicators
Economic – neutral
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 6 - Should private rent sector housing be encouraged?
1. Allow the market to deliver private rented accommodation in response to demand.
2. Seek to encourage the delivery of private rented sector accommodation, including measures such that delivery would have
a financially neutral impact upon developers when compared to the delivery of market sale accommodation.
Background:
The private rented sector meets a substantial need for affordable homes in the borough
Assumptions: That the market will not meet future needs.
Options
Option H6.1:
No significant impacts
Economic – neutral
Social – positive
Environmental – neutral
115
Option H6.2:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts
Economic – neutral
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 7 - What level of student accommodation is appropriate for Wembley?
1.
2.
3.
4.
Allow the market to decide the appropriate level of student housing
Set a cap on the number of student rooms that would be allowed in total, e.g. 20% of the new population.
Designate suitable locations for student accommodation in Wembley, and not allow it elsewhere
Introduce a new policy to require that student accommodation proposals demonstrate how the benefits could outweigh
the possible negative impacts, or how potential impacts would be mitigated.
Background:
2,636 student homes have been granted consent in the Wembley area in recent years
Assumptions: That an oversupply of student housing could have an impact upon the character of the area.
Options
Option H7.1:
Generally positive for housing and education and the local economy but negative in terms of community and sense of
‘ownership’.
Economic – positive
Social – positive/negative
Environmental – neutral
Option H7.2:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
No significant impacts.
Economic – neutral
Social – positive
Environmental – neutral
Option H7.3:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Mixed impact for social indicators and benefits for the local economy
Economic – positive
Social – positive/negative
Environmental – neutral
Option H7.4:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Generally positive for social indicators and benefits for the local economy
Economic – positive
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 8 - How should the housing needs of nomadic people be met?
1. 1. Seek to deliver landscaping improvements such as tree planting to, as well as potential layout reconfiguration of, the
existing Lynton Close travellers site to mitigate any impacts from adjacent sites and improve conditions for those living on
the site.
2. Consider opportunities to find a new travellers site within Wembley able to cater for GTANA identified need for between 7
and 13 additional pitches in Brent over the period 2007 to 2013.
Background:
According to the GTANA there is a need for 7 – 13 additional pitches in the borough up to 2013.
Assumptions: That the number of pitches at Linton Close cannot be increased.
Options
Option H8.1:
This will provide more people with an opportunity to live in a decent home and positive for regeneration
Economic – positive
Social – positive
Environmental – neutral
Option H8.2:
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
This will provide more people with an opportunity to live in a decent home and positive for regeneration
Economic – positive
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
116
Town centres, shopping, leisure and tourism Options Analysis - review against the full sustainability criteria
Options chosen at Preferred Options stage highlighted in blue
Sustainability Objectives
Environmental
Overall sustainability commentary
Economic
S1
S2
S3
S4
S5
S6
S7
S8
EN1
EN2
EN3
EN4
EN5
EN6
EN7
EN8
EN9
EN10
EC1
EC2
EC3
EC4
EC5
+
0
0
0
+
0
+
+
0
0
0
0
+
0
0
0
0
0
+
+
++
+
+
TC1.1 Policy that identifies key roles, including type of
retail offer, to be promoted for particular parts of the
area
+
0
0
0
+
0
+
+
0
0
0
0
+
0
0
0
0
0
-
-
+
+
+
TC1.2 Policy to protect against local impact on the retail
offer allocated. Encouraging sustainable growth;
employment
-/?
0
0
0
0
0
-
-
-
0
-
0
-
0
0
0
0
0
?
+
-/?
++
0
TC1.3 No policy identifying roles or retail offer for parts of
the area. Community identity accessibility; air quality;
landscape/ townscape; growth; regeneration.
+
0
0
0
0
0
+
+
0
0
0
0
+
0
0
0
0
0
+
+
+
+
+
TC2.1 Policy to control size and type of units in line with
indicative town centre uses across Wembley:
-/?
0
0
0
0
0
-
-
-
0
-
0
-
0
0
0
0
0
?
+
-/?
++
0
TC2.2 No policy controlling unit sizes or type in particular
locations: Community identity; accessibility; traffic; air
quality; landscape and townscape; regeneration.
0
0
0
0
0
0
?
?
-/?
0
?
0
?
0
0
0
0
0
-/?
?
-/?
-/?
-/?
TC3.1 Leave the town centres as defined by the Core
Strategy. Review town centre boundaries as the area is
developed: Unknown/ potential negative impacts for
investment; efficient movement; accessibility; traffic;
community identity; regeneration; employment; growth;
landscape and townscape; air quality;
?
0
0
0
0
0
?
?
+
0
0
0
+
0
0
0
0
0
+
+
+
++
+
TC3.2 Define a single town centre from Ealing Road to
Bridge Road: Potential unknown impacts relating to some
of the social objectives.
TC2.1
TC2.2
ISSUE 3 – DEFIINING THE TOWN
CENTRES
TC3.2
TC3.1
ISSUE 2 – DEFINING SIZE &
TYPE OF UNITS
TC1.3
TC1.2
ISSUE 1 – PROTECTING RETAIL
TC1.1
Theme
Options
Social
117
0
0
0
+
0
0
0
0
0
?
0
0
0
0
0
0
0
+
+
++
+
-
TC3.3 Re-consider town centre boundaries by defining
tighter boundary around the existing town centres and
identify a separate general Wembley Stadium retail area
which links the two centres. Retain existing primary and
secondary frontages within the town centres: No
sustainability concerns, although there is uncertainty
relating to air quality.
+
+
0
0
++
0
++
+
+
0
+
+
+
0
0
0
+
0
+
+
++
+
+
Creative and light industrial to be promoted on dedesignated industrial land to the east of the stadium to
create a "buffer zone" between the commercial, leisure,
tourism and cultural uses in the Wembley Stadium area
and the industrial land to the east. General policy to
encourage leisure, tourism, commercial and cultural uses
within the stadium area.
+
+
0
0
++
0
++
+
+
0
+
+
+
0
0
0
+
0
+
+
++
+
+
Creation of a "buffer zone" as in option 1 alongside the
promotion of leisure, tourism, commercial and cultural
uses within the stadium area, but also promote one
major leisure attraction with a site allocation:
0
0
0
0
-
0
-
-
-
0
-
0
-
0
0
0
0
0
-
-
0
0
0
No policy to encourage leisure, tourism, creative and
cultural uses across the Wembley area: Moderate
potential negative impacts relating to quality of
surroundings, accessibility, traffic, water quality and
resources, air quality, landscape and townscape,
sustainable economic growth, employment.
0
-
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0/?
0
No change to policy to further control takeaway/ fast
food outlets across the centres: Potential minor impact on
health.
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0/?
0
Policy which allows for take aways and fast food outlets
to be located close to the stadium by zoning locations
where they are acceptable:
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0/?
0
Restrictive policy for take aways and fast food outlets
close (within 800 metres) to “sensitive uses” such as
schools, including maximum % thresholds:
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
No policy that builds on the Core Strategy to promote
conferencing uses:
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
+
+
+
0
General policy to encourage conferencing within
Wembley:
TC4.1
TC4.2
TC4.3
TC5.1
TC5.2
TC5.3
ISSUE 6 –
CONFERENCNG
FACILITIES
TC6.2
TC6.1
ISSUE 5 - TAKE AWAYS/ FAST
FOOD
ISSUE 4 – LEISURE/ TOUISM/ OTHER USES
TC3.3
0
118
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
+
+
+/?
0
Policy designating a mix of conferencing facilities
including hotels, exhibition/ conferencing and other
services with sites specified:
-
0
0
0
--
-
-
0
0
0
0
0
--
0
0
0
0
0
--
-
-
-
0
No policy or promoted locations to encourage or allow for
flexible temporary uses:
+
0
+
0
+
+
+
+
0
0
0
+/?
+
0
0/?
0
+
0
+
+
+
++
0
General policy encouraging landowners to allow for
temporary creative uses:
+
0
+
0
++
+
+
+
0
0
0
+/?
++
0
0/?
0
+
0
+
+
++
++
0
Policy specifying locations for temporary creative uses:
TC7.1
TC7.2
TC7.3
ISSUE 7 – TEMPORARY
CREATIVE USES
TC6.3
0
119
Town centres, shopping, leisure, tourism and temporary uses - detailed review of each
option
Issue 1 – Should the council explicitly protect the existing retail offer in Wembley and Wembley Park town centres?
1. Policy that identifies key roles, including type of retail offer, to be promoted for particular parts of the area.
2. Policy to protect against local impact on the retail offer allocated.
3. No policy identifying roles or retail offer for parts of the area.
Background:
Wembley town centre has been weakened by new retail growth in the past and Wembley now serves
local convenience and comparison need with Wembley Park serving more of a service role; it is
important any growth considers the impact of new retail on the role of these centres.
Assumptions:
The Core Strategy identifies Wembley and Kilburn as the town centres where retail growth is to be
located and a retail street has already been approved around the stadium area.
Monitoring points: Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Options
Potential impacts
TC1.1
This option could help to pro-actively promote development and provide certainty to developers
alongside consolidating uses and promoting sustainable travel. It could help to promote local
distinctiveness and pride in the area, and help to reduce crime.
Economic – positive/ very positive
Social – neutral/ positive
Environmental – neutral/ positive – the option could help to consolidate uses and alleviate transportation
problems.
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures – n/a
TC1.2
The control of the size and type of units across Wembley will help to promote local distinctiveness and will
ensure that existing uses are protected, however an “impact test” could provide uncertainty for developers and
may be restrictive.
Economic – mixed
Social – positive/ neutral
Environmental – positive/ neutral
Significant, cumulative, synergistic and indirect impacts – some economic impacts, but not considered to be
“significant” or any of the above.
Mitigation measures –more certainty for applicants specifying locations for particular uses; this will also help to
protect existing businesses.
Option TC1.3
Economic – mixed - this option could help to bring in new businesses, however it could also displace retailers
already located in Wembley to the detriment of particular areas, such as Wembley Central Square. It could also
promote unsustainable patterns of growth with regard to accessibility.
Social – negative/ neutral
Environmental – negative/ neutral
Significant, cumulative, synergistic and indirect impacts – some negative impacts but not considered to be
significant, cumulative or synergistic.
Mitigation measures – more control for town centre uses.
Issue 2 – Should the council specify the size and type of units within Wembley’s town centres?
1. Policy to control size and type of units in line with indicative town centre uses across Wembley.
2. No policy controlling unit sizes or type in particular locations.
120
Background:
Wembley town centre has been weakened by new retail growth in the past and Wembley now serves local
convenience and comparison need with Wembley Park serving more of a service role (i.e. shops under
1000sqm); it is important any growth considers the impact of new retail on the role of these centres. It
was expected that a new retail element close to the stadium would be for niche retail and would not
impact on the two centres.
Assumptions:
The Core Strategy identifies Wembley and Kilburn as the town centres where retail growth is to be located
and a retail street has already been approved around the stadium area.
Monitoring
points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Options
Social, economic and environmental impacts
Option TC2.1:
The control of the size and type of units across Wembley will help to promote local distinctiveness and will ensure
that existing uses are protected.
Economic – very positive/ positive
Social – positive/ neutral
Environmental – positive/ neutral
Significant, cumulative, synergistic and indirect impacts –n/a
Mitigation measures – n/a
Option TC2.2:
This option could help to bring in new businesses, however it could also displace retailers already located in
Wembley to the detriment of particular areas, such as Wembley Central Square. It could also promote
unsustainable patterns of growth with regard to accessibility.
Economic – mixed
Social – neutral/ mixed
Environmental –negative/ neutral
Significant, cumulative, synergistic and indirect impacts –n/a
Mitigation measures – Better control would help to negate negative impacts associated with competitions and
unsustainable patterns of growth.
Issue 3 – How should the council define the boundaries of Wembley and Wembley Park town centres?
1. Leave the town centres as defined by the Core Strategy. Review town centre boundaries as the area is developed.
2. Define a single town centre from Ealing Road to Bridge Road.
3. Re-consider town centre boundaries by defining tighter boundary around the existing town centres and identify a
separate general Wembley Stadium retail area which links the two centres. Retain existing primary and secondary
frontages within the town centres.
Background:
Wembley town centre has been weakened by new retail growth in the past and Wembley now serves local
convenience and comparison need with Wembley Park serving more of a service role (i.e. shops under
1000sqm); it is important any growth considers the impact of new retail on the role of these centres. It
was expected that a new retail element close to the stadium would be for niche retail and would not
impact on the two centres. Reconsidering town centre boundaries will either seek to control these specific
uses, or allow for development to be located more freely.
Assumptions:
The Core Strategy identifies Wembley and Kilburn as the town centres where retail growth is to be located
and a retail street has already been approved around the stadium area.
Monitoring
points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Options
Social, economic and environmental impacts
121
Option TC3.1:
This option could potentially have adverse traffic, townscape and retail impact issues if it is not managed proactively, and may also reduce certainty for developers.
Economic – mixed/ negative
Social – neutral
Environmental – mixed/ unknown
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures – Plan more pro-actively to help shape Wembley’s town centre.
Option TC3.2:
This option could impact on the existing town centre unless it goes hand in hand with some additional controls on
the type of retail permitted in parts of the town centre. It is also considered, however, that when a clear and
positive link is provided between new development to the east and the High Road, there will be a positive ‘spin-off’
benefit to the established town centre from the increase in visitors, and shoppers in particular, in the area.
Economic – positive
Social – neutral/unknown
Environmental – mixed positive/neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures - ensure that the town centre’s role in meeting local needs is preserved
Option TC3.3
This option would retain town centre specialisms and promote growth within the Wembley Stadium area without
impacting on existing town centre uses and specialisms. Although it may have an impact on attracting investment
into the area, it would support the overall balance of the economy in Wembley.
Economic – positive/ very positive
Social – positive/ neutral
Environmental – positive/ very positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures –n/a
Issue 4 – Where should leisure, tourism, creative and cultural uses be placed in Wembley?
1. Creative and light industrial to be promoted on de-designated industrial land to the east of the stadium to create a
"buffer zone" between the commercial, leisure, tourism and cultural uses in the Wembley Stadium area and the
industrial land to the east. General policy to encourage leisure, tourism, commercial and cultural uses within the
stadium area.
2. Creation of a "buffer zone" as in option 1 alongside the promotion of leisure, tourism, commercial and cultural uses
within the stadium area, but also promote one major leisure attraction with a site allocation.
3. No policy to encourage leisure, tourism, creative and cultural uses across the Wembley area.
Background:
The council’s adopted Core Strategy seeks to promote Wembley as a creative and cultural area to build on
its reputation as a visitor centre in consideration of its visitor attractions at the stadium and arena.
Wembley is also a Strategic Cultural Area in the London Plan.
Assumptions:
The Core Strategy aims for one major leisure attractor in the Core Strategy.
Monitoring
points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Options
Social, economic and environmental impacts
Option TC4.1:
This option provides flexibility on the type of leisure uses to be provided in Wembley, and could potentially help to
improve the health of residents if sports and other community facilities are provided. The buffer zone will improve
the quality of the area and will also help to improve the air quality which is currently very poor in Wembley because
of industrial uses.
Economic – positive/very positive
122
Social – positive/ very positive/ neutral
Environmental – positive/ neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures –n/a
Option TC4.2:
This option promotes one main leisure attraction which could help to promote Wembley as a world class tourist
destination, although may be impractical in the current financial climate. The promotion of leisure uses could
potentially help to improve the health of residents if sports and other community facilities are provided. The buffer
zone will improve the quality of the area and will also help to improve the air quality which is currently very poor in
Wembley because of industrial uses.
Economic – positive/ very positive
Social – positive/ neutral
Environmental – positive/ neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures - n/a
Option TC4.3
This option does not seek to pro-actively improve the relationship between the industrial and stadium area, and
may cause adverse impacts on the economy. There will also be few improvements with regard to townscape and air
quality, and there may be fewer community, sport and leisure facilities provided.
Economic – negative/ neutral
Social – negative/ neutral
Environmental – negative/ neutral
Significant, cumulative, synergistic and indirect impacts – no significant, cumulative, synergistic or indirect
impacts specifically, but the policy would not pro-actively seek to improve Wembley.
Mitigation measures –Pro-active policy to encourage improvement, regeneration and growth in terms of visitor
facilities and those for the existing and new population.
Issue 5 – Should the council introduce stricter controls on fast food outlets/ take-aways within parts of Wembley?
1. No change to policy to further control takeaway/ fast food outlets across the centres.
2. Policy which allows for take aways and fast food outlets to be located close to the stadium by zoning locations where
they are acceptable.
3. Restrictive policy for take aways and fast food outlets close (within 800 metres) to “sensitive uses” such as schools,
including maximum % thresholds.
Background:
The council has seen an increase in the number of planning applications for fast food outlets in Wembley,
and the area already contains a large number of these uses which sit very close to sensitive uses such as
schools.
Assumptions:
There has been an increase in queries and planning applications for fast food outlets in recent years which
is likely to continue.
Monitoring
points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Options
Social, economic and environmental impacts
Option TC5.1:
The number of fast food takeaways in Wembley has been steadily increasing, and this option of “do nothing” could
harm the health of the existing and new population.
Economic – mixed
Social – negative
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – the “do nothing” approach will not help to improve
123
health across Wembley, and an increase in fast food outlets could harm health in some locations.
Mitigation measures –attempt to control uses in sensitive areas.
Option TC5.2:
The location of take aways and fast food outlets, if located close to the stadium where they could serve the visiting
population, would impact less on the health of existing residents.
Economic – neutral/ mixed
Social – neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts –n/a
Mitigation measures –n/a
Option TC5.3
Restrictive policy for take aways and fast food outlets close (within 800 metres) to “sensitive uses” such as schools
will help to improve the health of nearby residents.
Economic – neutral/ mixed
Social – positive/ neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts –n/a
Mitigation measures –n/a
Issue 6 – How can Wembley properly cater for a conference offer as sought in the council's vision for Wembley?
1. No policy that builds on the Core Strategy to promote conferencing uses.
2. General policy to encourage conferencing within Wembley.
3. Policy designating a mix of conferencing facilities including hotels, exhibition/ conferencing and other services with sites
specified
Background:
Before its demolition, Wembley’s conferencing centre was a world renowned visitor and exhibition centre
that attracted a large number of businesses and individuals to the area before its demolition.
Assumptions:
The council and landowners are now seeking to pursue the idea of a shared conference and exhibition hub
in Wembley across a number of hotels, civic buildings and other uses which can operate in a cohesive way.
Monitoring
points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Options
Social, economic and environmental impacts
Option TC6.1:
Without a pro-active policy to promote conferencing uses, it may be harder to promote these uses in Wembley.
Economic – positive/ neutral
Social – neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures – n/a
Option TC6.2:
A general policy to encourage conferencing within Wembley will provide a flexible but pro-active approach to
encouraging these uses within the area thus promoting investment and regeneration.
Economic – positive/ neutral
Social – neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts –n/a
124
Mitigation measures –n/a
Option TC6.3
A policy designating a mix of conferencing facilities including hotels, exhibition/ conferencing and other services
with sites specified could promote investment and regeneration in the area, although may not be overly flexible.
Economic – positive/ mixed
Social – neutral
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures –n/a
Issue 7 – Where should the council promote temporary creative uses across the Wembley area, and to what scale?
1. No policy or promoted locations to encourage or allow for flexible temporary uses.
2. General policy encouraging landowners to allow for temporary creative uses using
vacant brownfield sites or floor space, with reference to creative industries that will benefit Wembley’s retail, leisure, tourism and
creative offer.
3. Policy specifying locations for temporary creative uses.
Background:
In the 2009 GLA Town Centre Health Check survey, unimplemented planning permissions accounted for 2.88
hectares in Wembley – the ninth largest amount of land in London. There are vacant pockets of land
surrounding the Wembley Stadium.
Assumptions:
A number of sites for development will remain vacant within Wembley because of the economic downturn;
this option considers how the sites should be dealt with in the short to medium term.
Monitoring points:
Appendix 3, Wembley AAP Scoping Report, Town Centre Monitoring points
Options
Social, economic and environmental impacts
Option TC7.1:
Unused, vacant land will detract from the area and will maintain a poor townscape in Wembley, detract from
the area and may impact negatively on regeneration efforts.
Economic – negative/ very negative
Social – negative/ very negative
Environmental – negative/ neutral
Significant, cumulative, synergistic and indirect impacts – there will be no significant, cumulative,
synergistic or direct impacts from this option, however the policy is not pro-active to be able to generate a
positive outcome.
Mitigation measures –pro-active policy to use vacant land to a positive regenerative purpose.
Option TC7.2:
A general policy encouraging landowners to allow for temporary creative uses would make use of vacant
brownfield sites and promote creative industries that will benefit Wembley’s retail, leisure, tourism and
creative offer. There could also be an opportunity to provide training for local residents and would support an
improved townscape and further regeneration. There may also be an opportunity to provide uses which could
reduce carbon and improve biodiversity in the area, depending on the temporary uses that are proposed.
Economic – positive/ very positive
Social – positive/ neutral
Environmental – mixed
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures – n/a
Option TC7.3
A specific policy encouraging landowners to allow for temporary creative uses would make use of vacant
brownfield sites and promote creative industries that will benefit Wembley’s retail, leisure, tourism and
creative offer. This policy would help to provide more encouragement for temporary uses than option 2.
There could also be an opportunity to provide training for local residents and would support an improved
townscape and further regeneration. There may also be an opportunity to provide uses which could reduce
125
carbon and improve biodiversity in the area, depending on the temporary uses that are proposed.
Economic – positive/ very positive
Social – positive/ very positive/ neutral
Environmental – mixed
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures –n/a
126
Social infrastructure Options Analysis - review against the full sustainability criteria
Options chosen at Preferred Options stage highlighted in blue
Sustainability Objectives
Options
Issue
S1 S2
0
S3
++
S4 S5 S6 S7
0
0
0
0
S8
+
Environmental
Economic
EN1 EN2 EN3 EN4 EN5 EN6 EN7 EN8 EN9 EN10
EC1
-
0
0
0
-
0
0
0
0
0
0
EC2
0
Overall sustainability comments
EC3
0
EC4
0
EC5
0
Social benefits of providing new school places, however there may be
environmental impacts associated with the expansion of existing
schools through traffic pressure on roads and loss of existing playing
fields.
0
Social benefits of providing a new school, however the proposed site is
adjacent to existing industrial uses which could lead to noise, traffic
and amenity impacts. A new school is considered to improve the
existing townscape which is currently a warehouse unit.
0
Significant social benefits by providing a central health facility in
Wembley which provides a wide range of services. Such a facility could
have wider regeneration benefits.
0
New smaller GP facilities across the Wembley area would provide
health benefits, with local health facilities although they won’t provide
as many services.
0
Expanding existing GPs will provide additional health benefits but are
unlikely to be located close to the increase in demand. This could lead
to additional trips made by car.
+
0
++
0
+
0
+
++
+/-
0
0
0
+
0
+
0
0
0
0
0
+
+
SI1.2
Education
ISSUE 1 –
SI1.1
+
++
0
0
+
0
0
++
+
0
0
0
+
0
+
0
0
0
0
0
+
+
SI2.1
0
0
0
0
0
0
++
+/-
0
0
0
0
0
0
0
0
0
0
0
0
0
SI2.2
+
+
0
0
0
0
0
++
+/-
0
0
0
0
0
0
0
0
0
0
0
0
0
SI3.1a
0
0
0
+
+
++
++
+/-
0
0
0
+
0
+
0
0
0
0
0
+?
0
0
+
0
0
0
+
+
++
++
+/-
0
0
0
+
0
+
0
0
0
0
0
+
0
0
Benefits social inclusion, community identity and accessible local
services. Neutral on environmental and economic criteria.
SI3.2a
+
Social benefits, in particular social inclusion, community engagement
and accessible local services. Neutral on environmental criteria. A
large community facility could have wider regeneration benefits.
SI3.1b
SI2.3
0
SI3.2b
ISSUE 2 – Health
0
ISSUE 3 – Community Facilities
Theme
Social
+
0
0
0
0
0
++
++
0
0
0
+
0
0
0
0
0
++
++
0
0
0
0
0
0
0
0
0
0
0
0
0
+
+
0
Community and cultural facilities at a market rate may attract
investment and wider regeneration, although may not be as affordable
for local residents.
0
0
0
0
0
0
0
0
+
+
0
Less community space but will be more affordable and accessible for
local residents. Also provides a level of new investment.
127
0
0
0
0
++
++
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
0
+
0
0
0
0
Social benefits of supporting existing community facilities. Also
provides a level of new investment.
Neutral on environmental and economic criteria but will provide social
benefits by promoting community activity within a shared space.
0
0
0
0
0
0
++
0
0
0
0
0
0
+
+/- -
0
0
0
0
0
0
0
0
0
0
0
0
-
0
Although providing a community resource PoW in industrial areas will
not be easily accessible by public transport and could adversely impact
existing operations in the industrial area e.g through increased traffic
movement at particular times of day or days of the week.
0
0
0
0
0
0
+
+
0
0
0
0
0
0
0
0
0
0
0
0
-
0
Town centre locations will accessible by public transport, however PoW
in these locations could adversely impact the vitality of town centre.
SI4.2
SI4.1
SI3.2c
0
+/-
SI4.3
ISSUE 4– Places of worship
+
128
Community facilities - detailed review of each option
Issue 1 – How and where should new primary school places be provided?
1. Expanding existing schools in the vicinity of Wembley AAP
2. Providing a new primary school in the AAP area
Background:
The regeneration of Wembley gives rise to the need for new school provision.
Assumptions: That school have to be provided close to where they are needed.
Options
Option SI1.1:
Social benefits of providing new school places, however there may be environmental impacts associated with the
expansion of existing schools through traffic pressure on roads and loss of existing playing fields.
Economic – neutral
Social – positive
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option SI1.2:
Social benefits of providing a new school, however the proposed site is adjacent to existing industrial uses which
could lead to noise, traffic and amenity impacts. A new school is considered to improve the existing townscape.
Economic – positive
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 2 – How should the health needs of a growing population be met?
11. 1. A new central health centre could be provided towards the end of the development period once there is sufficient
demand for new provision.
12. Space for additional GPs could be provided at a number of smaller health centres across Wembley.
13. Space for additional GPs could be provided by expanding existing GP practices in the Wembley area.
Background:
Additional space for new primary health facilities are needed to accompany regeneration
Assumptions: That there will be funding for a new health facility in Wembley
Options
Option SI2.1:
Significant social benefits by providing a central health facility in Wembley which provides a wide range of services.
Such a facility could have wider regeneration benefits.
Economic – positive
Social – positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option SI2.2:
New smaller GP facilities across the Wembley area would provide health benefits, with local health facilities
although they won’t provide as many services.
Economic – neutral
Social – positive
Environmental – neutral
129
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option SI2.3:
Expanding existing GPs will provide additional health benefits but are unlikely to be located close to the increase in
demand. This could lead to additional trips made by car.
Economic – neutral
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 3 - How should the needs of Wembley’s diverse communities be met?
1. Type of community/cultural facility:
a) Single, large, multi-use community facility
b) Smaller, specialised community facilities
2) Mechanisms to fund community facilities:
a) Substantial community and cultural space could be provided at current market value, on the basis that the space will be
filled as Wembley is a regional attraction.
b) Provide less new community space but at a subsidised rate to increase affordability.
c) Funding from development such as S106 and New Homes Bonus could be used to support and expand existing community
facilities in Wembley
Background:
Significant population increase gives rise to a need for space for community use.
Assumptions: That individual groups or organisations within the community will want to take space to meet the needs
of their communities
Options
Options
SI3.1a
Social benefits, in particular social inclusion, community engagement and accessible local services. Neutral on
environmental criteria. A large community facility could have wider regeneration benefits.
Economic – positive
Social – very positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
SI3.1b:
Benefits social inclusion, community identity and accessible local services. Neutral on environmental and economic
criteria.
Economic – positive
Social – very positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
SI3.2a:
Community and cultural facilities at a market rate may attract investment and wider regeneration, although may
not be as affordable for local residents.
Economic – positive
Social – very positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
130
Option
SI3.2b:
Less community space but will be more affordable and accessible for local residents. Also provides a level of new
investment
Economic – positive
Social – very positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option
SI3.2c:
Social benefits of supporting existing community facilities. Also provides a level of new investment
Economic – positive
Social – very positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Issue 4 - How can demand for places of worship in Wembley be met?
11. Shared space and multi-faith facilities could be encouraged.
12. Religious uses could be allowed in some vacant employment areas where land values are cheaper.
13. Religious uses could be allowed in some vacant town centre locations.
Background:
There will be demand from different faiths for additional space.
Assumptions: That faith groups will wish to take up space
Options
Option SI4.1:
Neutral on environmental and economic criteria but will provide social benefits by promoting community activity
within a shared space.
Economic – neutral
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option SI4.2:
Although providing a community resource PoW in industrial areas will not be easily accessible by public transport
and could adversely impact existing operations in the industrial area e.g through increased traffic movement at
particular times of day or days of the week
Economic – negative
Social – positive
Environmental – negative
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
Option SI4.3:
Town centre locations will accessible by public transport, however PoW in these locations could adversely impact
the vitality of town centre.
Economic – negative
Social – positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts – n/a
Mitigation measures N/A
131
Climate Change Options Analysis - review against the full sustainability criteria
Options chosen at Preferred Options stage highlighted in blue
Sustainability Objectives
Options
CC1.2
CC1.3
+
+
+
+
+
+
+
+
Overall sustainability comments
Economic
S3 S4 S5 S6 S7 S8 EN1 EN2 EN3 EN4 EN5 EN6 EN7 EN8 EN9 EN10 EC1 EC2 EC3 EC4 EC5
0
0
0
0
0
0
0
0
+
0
+
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
+
+/-
0
+/-
0
0
0
0
++
0
0
0
0
0
0
0
++
++
++
++
+
0
0
0
0
0
0
0
0
0
0
0
-/+
0
-/+
0
0
-/+
0
0
-/+
0
0
+
+/-
+/-
+/-
+/-
0
Could have both positive and negative impacts on economic growth and
investment.
0
Could have both positive and negative impacts on air quality, economic
growth and investment.
0
Could have both positive and negative impacts on air quality, economic
growth and investment.
0
Could have both positive and negative impacts on economic growth and
investment.
0
0
0
0
0
0
0
0
0
0
0
+
0
0
0
-/+
0
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
++
0
0
0
-/+
0
0
+/-
0
Could have both positive and negative impacts on economic growth and
investment.
+
0
0
0
0
0
0
0
0
0
-
+
0
0
0
0
0
0
0
0
0
-
+
0
0
0
0
0
0
0
0
0
-
CC3.1
CC2.3
0
CC2.4
0
CC2.5
CC2.1
Could have both positive and negative impacts on economic growth.
CC2.2
CC1.4
S1 S2
Environmental
+
CC3.2
ISSUE 2 – Wembley District Energy Network
ISSUE 3 – Energy
from Waste
Response to Climate Change
Bag
ISSUE 1 –
Reducing carbon emissions
CC1.1
Issue
Theme
Social
0
0
0
0
0
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
++
0
0
0
-/+
0
0
+/-
0
0
0
0
++
0
0
0
-/+
0
0
+/-
0
Large CHP system could have negative air quality impact. Could have both
positive and negative impacts on economic growth and investment.
0
0
0
++
+
0
0
-/+
0
0
+/-
0
Large CHP system could have negative air quality impact. Could have both
positive and negative impacts on economic growth and investment.
0
0
-
0
Large CHP system could have negative air quality impact. Could have both
positive and negative impacts on economic growth and investment.
0
0
0
0
0
0
-
-
++
++
0
+
0
0
132
+
0
+
0
+
0
+
0
0
Negative environmental impacts on reducing climate change emissions and
waste management. Negative impact on sustainable economic growth.
Could have negative impact on air quality.
CC3.3
0
0
0
0
0
0
0
0
--
0
-?
0
++
++
+
0
++
+
+
+
+
Cumulative impact on air quality, could have negative impact on townscape
if predominantly energy from waste and associated waste management.
0
0
0
0
0
0
0
0
0
0
-
0
0
0
-
-
-
0
-
0
0
0
0
Negative environmental impacts on carbon emissions, waste management
and land & soil as waste continues to go to landfill. Negative impact on
economic growth as opportunity for new green enterprise is not promoted.
+
0
0
0
0
0
0
0
0
0
+/-
0
0
0
+
+
+
0
+
0
+
0
0
+
+
0
0
0
0
0
0
0
0
++
0
0
0
-
0
0
0
0
0
0
0
0
Impact on air quality could be both positive negative. At a local level there
could be negative impacts associated with the use of waste to generate
energy. At a global scale there will be positive air quality impacts as waste
is used close to its source reducing emissions associated with
transportation.
Negative air quality impacts without proactive policy.
+
+
0
0
0
0
0
0
0
0
++
0
0
0
+
0
0
0
+
0
0
0
0
Primarily air quality benefits (and associated health benefits) as well as
promoting low carbon energy use.
+
+
0
0
0
0
0
0
0
0
++
0
0
0
+
0
0
0
+
0
0
0
0
Primarily air quality benefits (and associated health benefits) as well as
promoting low carbon energy use.
0
+
0
0
+
0
0
0
0
+
++
++
+
+
++
0
0
+
+
0
+
+
0
No negative impacts
0
++ 0
0
+
0
0
0
0
+
+
+
+
+
++
0
0
0
+
0
+
+
0
No negative impacts
0
+
0
0
+
0
0
0
0
++
+
+
+
+
++
0
0
++
+
0
0
-
0
Potential negative impact on investment.
0
0
0
0
0
0
0
0
0
-
-
-
-
0
--
0
0
0
0
0
-
0
0
Negative impacts of no action include worsening water quality, air quality,
biodiversity, landscape and importantly not reducing vulnerability to
climate change impacts with associated negative impact on regeneration.
CC4.1
0
CC4.2
CC5.1
CC5.2
CC6.4
CC6.3
CC6.2
CC6.1
CC5.3
ISSUE 4 – Synergies
with industrial areas
ISSUE 5 Electric vehicles
ISSUE 6 – Climate change
adaptation
+
133
Climate change - detailed review of each option
Issue 1 – How can carbon emissions from buildings in Wembley be minimised?
1. Set minimum building fabric performance standards for new development in line with the government's recommended
fabric specification to meet Zero Carbon standard in 2016.
2. Promote use of combined heat and power (see issue CC2)
3. Set a target for renewable energy generation in the area & examine sources of renewable energy which could be located in
Wembley
4. Reduce energy demand from existing buildings by promoting retrofit energy efficiency measures.
Background:
National, regional and local targets have been set to substantially reduce carbon emissions. Buildings
are a significant contributor to overall carbon emissions and it is crucial that new development
minimises carbon emissions to mitigate climate change.
Assumptions: London Plan and Core Strategy set requirements for new development to minimise carbon emissions
beyond minimum standards set by building regulations.
Monitoring
Appendix 3, Wembley Scoping Report, Energy and Sustainability
points
Options
Option
CC.1.1:
Potential impacts
As well as reducing energy demand, well insulated homes will have associated health benefits by tackling fuel
poverty and reducing noise transmission. Green roofs – a possible way of improving building insulation to meet
higher requirements – also encourage biodiversity. Higher performance standards will cost more to meet and could
effect investment.
Economic – positive/negative
Social - positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts – significant benefit in reducing carbon emissions
Natural gas CHP engines emit more NOx emissions than gas boilers providing equivalent thermal output. NOx
reduction technology needs to be applied to protect air quality.
Economic – positive/negative
Social – slight positive
Environmental - positive
Significant, cumulative, synergistic and indirect impacts – significant benefit in reducing carbon emissions
Promoting renewables will have significant benefits in reducing green house gases and possibly other air pollutants
depending on the renewable technology.
Economic – positive/negative
Social – slight positive
Environmental - positive
Significant, cumulative, synergistic and indirect impacts – significant benefit in reducing carbon emissions
Opportunity to tackle fuel poverty and noise impacts which will lead to health benefits as well as reducing energy
demand in existing buildings. However, the additional cost could deter investment.
Economic – positive/negative
Social - positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts - significant benefit in reducing carbon emissions
Option
CC1.2
Option
CC1.3
Option
CC1.4
Issue 2 – Is a Wembley District Energy Network (DEN) desirable and how can it be implemented?
14.
15.
16.
17.
18.
Future proofing e.g providing space for heat interchange units
Establish a hierarchy of compatible renewables with DEN
Compel adjacent sites to connect to one another where feasible
Collect financial contribution towards establishing the network
Build on and expand capacity of Civic Centre CHP
Background:
High level feasibility assessment shows Wembley is suitable for a decentralised energy network.
Assumptions: London Plan policy will continue to promote decentralised energy networks as a means of meeting
carbon emission reduction targets.
Monitoring
Appendix 3, Wembley Scoping Report, Energy and Sustainability
Points:
Option
CC2.1
Option
CC2.2
Option
CC2.3
While future proofing developments for DEN facilitates a potential network, it does not necessarily secure its
delivery and the associated reduction in carbon emissions.
Economic – positive/negative
Social – slight positive
Environmental – slight positive
Significant, cumulative, synergistic and indirect impacts – future proofing buildings will improve the feasibility and
viability of any future district energy network
Any future DEN will provide heat for heating and hot water. Renewable systems should be sought in Wembley
which are compatible i.e providing electricity or cooling
Economic – positive/negative
Social – slight positive
Environmental - positive
Significant, cumulative, synergistic and indirect impacts - significant benefit in reducing carbon emissions
Cost of connecting sites, in particular the cost of connecting pipe work could be prohibitive. Slight negative also
associated to the air quality impacts of district-wide CHP.
Economic – positive/negative
Social – slight positive
134
Option
CC2.4
Option
CC2.5
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts - significant benefit in reducing carbon emissions. Local air
quality impact.
Financial contributions towards a district energy network will affect the viability of development proposals.
Economic – positive/negative
Social – slight positive
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts - significant benefit in reducing carbon emissions. Local air
quality impact.
As well reducing carbon emissions, this option will also have benefits in terms of waste reuse as the Civic Centre
CHP is proposed to be run on waste fish oil.
Economic – positive/negative
Social – slight positive
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts - significant benefit in reducing carbon emissions. Local air
quality impact.
Issue 3 - Could energy from waste be used in Wembley?
10. Do nothing and leave the market to decide how energy is produced locally
11. Identify sites which would be appropriate for locating anaerobic digestion plants
12. Introduce a new policy to encourage relocation of renewable energy industries in the
Wembley AAP area
Background:
Number of waste management uses currently operating within Wembley and future occupiers also will
generate significant waste which could be used to generate energy locally.
Assumptions: Suitable technology can be used to generate energy from waste. Energy from waste generation will
reduce carbon emissions. Only waste that cannot be reused or recycled will be used to generate energy.
Waste will be sourced from a local catchment area.
Monitoring
Appendix 3, Wembley Scoping Report, Energy and Sustainability
points:
Option
CC3.1
Option
CC3.2
Option
CC3.3
Option is neutral on social criteria but has some negative impacts in terms of green house gas emissions and waste
which will worsen without active intervention. Also option misses opportunity to promote new business ventures in
energy from waste.
Economic – slight negative
Social - neutral
Environmental - negative
Significant, cumulative, synergistic and indirect impacts – n/a
Slight negative in environment criteria as anaerobic digestion could lead to localised air pollution (smells). Positives
in reducing green house gases and sustainable use of waste. Also this option has economic benefits by promoting
the green economy.
Economic - positive
Social – slight positive
Environmental - positive
Significant, cumulative, synergistic and indirect impacts – n/a
Significant positives in reducing carbon emissions, reuse of waste and promoting the green economy. Some energy
from waste processing could have a negative townscape impact.
Economic – strong positive
Social – slight positive
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts – local impacts on air quality
Issue 4 - Can synergies with the industrial area be made to supply Wembley with energy?
14. No policy dealing with energy from waste
15. Introduce a new policy to require developers proposing new waste processing facilities to carry out a feasibility study to
investigate if heat could be provided to Wembley from biomass or biomass by-products and anaerobic digestion from
municipal waste or other sources.
Background:
Number of waste management uses currently operating within Wembley and future occupiers also will
generate significant waste which could be used to generate energy locally.
Assumptions: Suitable technology can be used to generate energy from waste. Energy from waste generation will
reduce carbon emissions. Only waste that cannot be reused or recycled will be used to generate energy.
Monitoring
Appendix 3, Wembley Scoping Report, Energy and Sustainability
points
Option
CC4.1
Option
CC4.2
Carbon emissions, waste and landfill impacts will worsen without a proactive policy.
Economic – slight negative
Social - neutral
Environmental – strong negative
Significant, cumulative, synergistic and indirect impacts n/a
Environmental and economic benefits of identifying potential uses of waste heat.
Economic - positive
Social – slight positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts – synergistic benefits of making use of waste near to its
generation
135
Issue 5 - How can electric car charging infrastructure be introduced in Wembley?
10. Leave to market forces so that developers add charging points when there is demand.
11. Include a standard for electric car charging points in private car parks e.g. one for every 30 cars.
12. Identify the locations for electric car recharging units in Wembley AAP
Background:
Road transport is responsible for 20% of green house gas emissions in the borough. Electric vehicles can
significantly reduce local ghg emissions.
Assumptions: Demand for electrical vehicles will increase. Cost of electric vehicles will reduce making them an
increasingly attractive option for car users.
Monitoring
Appendix 3, Wembley Scoping Report, Energy and Sustainability
points
Option
CC5.1
Air quality will not improve without positive policy.
Economic - neutral
Social - positive
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts
Primarily air quality benefits (and associated health benefits) as well as promoting low carbon energy use.
Economic – slight positive
Social - positive
Environmental - positive
Significant, cumulative, synergistic and indirect impacts
Primarily air quality benefits (and associated health benefits) as well as promoting low carbon energy use.
Economic – slight positive
Social - positive
Environmental - positive
Significant, cumulative, synergistic and indirect impacts
Option
CC5.2
Option
CC5.3
Issue 6 - How can Wembley prepare for a changing climate with more severe weather events and more frequent
heatwaves?
1.
2.
3.
4.
Set a target to increase the proportion of green cover in Wembley (using green space, green roofs & tree planting)
Set criteria for tackling overheating in buildings & the public realm (see example below)
Set Wembley specific flood risk response and sustainable urban drainage requirements (see example below)
No local targets for green cover.
Background:
New development will need to prepare for a changing climate with hotter summers and wetter winters.
Assumptions: UK Climate Projections
Monitoring
points
Option
CC6.1
Option
CC6.2
Option
CC6.3
Option
CC6.4
Appendix 3, Wembley Scoping Report, Energy and Sustainability
Environmental benefits particularly for air and water quality as well as reducing flood risk. This option would also
improve the setting of historical and cultural assets (e.g. the arena and the stadium).
Economic - neutral
Social - positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts
Multiple environmental benefits as well as economic benefits by ensuring a comfortable and healthy work/visitor
environment.
Economic - positive
Social - positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts
Reducing flood risk will have health benefits and will have a positive impact for local businesses currently at risk of
flooding. SUDs measures will require investment which could deter development.
Economic – positive/negative
Social - positive
Environmental - positive
Significant, cumulative, synergistic and indirect impacts n/a
By not setting any targets to increase green cover it is likely that biodiversity, water quality and air quality problems
are likely to get worse.
Economic – slight negative
Social - neutral
Environmental – strong negative
Significant, cumulative, synergistic and indirect impacts – significant impact by not adapting to climate change
136
Open Space, Sports and Wildlife Options Analysis - review against the full sustainability criteria
Options chosen at Preferred Options stage highlighted in blue
Sustainability Objectives
EN1 EN2 EN3 EN4 EN5 EN6 EN7 EN8 EN9 EN9
EN
10
EC1
EC2
EC3
EC4
EC5
OS1.1
No negative impacts
0
+
0
+
+
0
0
+
+
+
0
+
0
0
0
0
0
+
0
0
OS1.2
Options
S6 S7 S8
0
0
+
0
0
+
0
+
+
0
0
+
+
+
0
+
0
0
+
0
0
+
+/-
0
Possible negative impact on investment
Possible negative impact on investment
OS2.1
OS2.2
OS2.3
OS2.4
OS2.5
OS2.6
OS2.7
ISSUE 2 – Open space improvements
S3 S4 S5
Overall sustainability comments
Economic
+
0
++
0
0
+
+
+
+
0
0
+
++
++
0
+
0
0
0
0
0
+
+/-
0
Possible negative impact on fear of crime
0
+
0
0
0
-
+
++
+
0
+?
0
0
0
+
0
0
0
0
0
0
+
0
+
No negative impacts
0
0
+
+
0
0
0
0
+
+/-
0
0
+
+
++
+
+?
+
0
0
+?
0
0
+/-
+
+/-
0
0
+
0
0
0
0
0
0
0
0
+
++
0
+
0
0
+
0
+
+
0
++
0
++
++
0
++
0
0
++
0
+
0
0
+
+
0
0
0
0
0
0
+
+
0
0
0
0
0
0
0
0
+
0
0
+/-
0
+
+
0
0
0
+/-
+
+/-
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+/-
+/-
+
0
0
+
0
0
0
0
0
0
0
Could have both positive and negative impacts on biodiversity
and landscape.
Substantial funding required for these improvements could
have a negative impact on investment. However, if the
improvements are made they will greatly increase the
attractiveness of the area for investment.
No negative impacts
Could have either positive or negative impacts on amenity,
the historic environment and biodiversity.
No negative impacts
0
+
0
0
+
0
+
0
+
+
+
++
+
0
+
0
0
0
0
0
0
0
0
+
No negative impacts
ISSUE 3 Food
growing
OS3.1
Open space, wildlife and sports
Bag
S1 S2
Environmental
0
OS1.3
Issue
ISSUE 1 –
New Wembley Park
Theme
Social
0
++
+
0
0
0
+
+
+?
0
+
+
+
0
++
+
+
137
+
+
0
0
+
0
0
OS3.2
OS3.3
OS3.4
OS4.1
0
0
0
+
+
-?
0
+
+
+
0
++
+
+
+
+
0
0
+
0
0
Uncertain negative impact on traffic
0
++ +
0
0
0
+
+
0
0
+
+
+
0
++
+
+
+
+
0
0
+
0
0
No negative impacts
0
++ +
0
+
0
+
+
0
0
+
+
+
0
++
+
+
+
+
0
0
+
+
0
No negative impacts
+
++ 0
0
0
0
+
++ 0
0
0
0
0
0
0
0
0
0
0
0
0
+
0
0
No negative impacts
+
++ 0
0
0
0
+
++ 0
0
0
0
0
0
0
0
0
0
0
0
0
+
0
0
No negative impacts
+
+
0
0
+
0
+
+
0
0
0
0
+
0
0
0
0
0
0
0
0
+
0
0
No negative impacts
+
+
0
0
+
0
+
+
0
0
0
0
+
0
0
0
0
0
0
0
0
+
0
0
No negative impacts
0
+
0
0
+/- 0
0
+
+
0
?
+/-
+/-
0
0
0
0
0
+
0
0
+
0
0
0
+
0
0
+
0
0
+
0
++
0
++
++
0
++
0
0
+
++
0
0
+
-/+
+
0
+
0
0
+
0
0
+
0
++
0
++
++
0
++
0
0
++
++
0
0
+
-/+
0
0
+
0
0
+/- 0
0
+
0
0
0
+/-
+
+/-
0
0
0
0
0
0
0
0
0
0
Impacts on the environment are uncertain depending on the
extent of development and mitigation measures to protect
trees and biodiversity.
Substantial funding required for these improvements could
have a negative impact on investment. However, if the
improvements are made they will greatly increase the
attractiveness of the area for investment.
Substantial funding required for these improvements could
have a negative impact on investment. However, if the
improvements are made they will greatly increase the
attractiveness of the area for investment.
Could have either positive or negative impacts on amenity,
the historic environment and biodiversity.
0
+
0
0
+
0
+
0
+
+
++
+
0
+
0
0
+
0
0
0
+
0
0
OS5.1
OS4.2
++ +
OS6.4
OS6.5
ISSUE 6 – Wildlife
OS6.3
OS6.2
OS6.1
OS5.2
ISSUE 4 – Sports
facilities
ISSUE 5 Play
facilities
0
0
138
No negative impacts
Open space, sports and wildlife - detailed review of each option
Issue 1 – Should the plan include detail about the location and size of a new park in Wembley?
1. Set no further requirements regarding the new park other than repeating the quantum of open space
required by the Core Strategy
2. Specify that the new park be located adjacent to Engineers Way, orientated East to West
3. Set a series of additional criteria for the new park including; function and use, character & design, provision of
substantial play facilities, natural surveillance, distinction between public and private
space, reducing flood risk and management
Background:
Core Strategy identifies need for a new park in Wembley to meet the needs of new
population.
Assumptions: Funding will be available to lay out a new park (S106/CIL)
Monitoring
points:
Options
Option
OS1.1:
Option
OS1.2:
Appendix 3, Wembley Scoping Report, Open space, sports and nature conservation
Potential Impacts
Health, townscape & community benefits of new public open space. Expected to have wider
regeneration benefits by promoting sustainable communities.
Economic – slight positive
Social – strong positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts- n/a
East / west orientation provides better walking and cycling connections to Eastern district.
However, specifying park orientation could restrict land availability for investment or enhance it
by creating an attractive local environment.
Economic – positive/negative
Social – strong positive
Environmental – strong positive
139
Option
OS1.3:
Significant, cumulative, synergistic and indirect impacts-n/a
Detailed design criteria for the new park will ensure social and environmental benefits but could
hinder delivery or could enhance it by creating an attractive local environment.
Economic – positive/negative
Social – strong positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts-n/a
Issue 2 – What other open space improvements should there be?
19. New pedestrian bridge links to/ connect to open spaces:
a. Pedestrian link across Metropolitan & Jubilee lines linking to Chalkhill Open Space at St David’s Close.
b. Pedestrian link across Chiltern railway to Sherran’s Farm Open Space
c. Pedestrian link across Metropolitan & Jubilee lines linking to Chalkhill Park at Chalkhill Road
20. Create public access to Copland playing fields
21. Create a new woodland walk along Chiltern Embankments
22. Semi-naturalise the Wealdstone Brook and create a linear open space for informal recreation
23. Prescriptive criteria could be set for Olympic Way to ensure its role as a public space with
dedicated space for performance, public art and seating.
24. Create a new public space at St John’s Churchyard
25. The plan could include a Green Grid policy to coordinate these improvements and create a network of
interlinked, multi-purpose open spaces.
Background:
Parts of Wembley are deficient in public open space provision. The Core Strategy
identifies need for open space improvements.
Assumptions: Funding will be available to make improvements (S106/CIL)
Monitoring
points:
Options
Option
OS2.1:
Option
OS2.2:
Appendix 3, Wembley Scoping Report, Open space, sports and nature conservation
Potential Impacts
New pedestrian bridges significantly improve accessibility, promote walking and cycling with
associated health benefits through passive recreation and could reduce the number of trips
made by car.
Economic – positive
Social - positive
140
Environmental – positive
Significant, cumulative, synergistic and indirect impacts-n/a
Providing public access to Copland school playing fields would have social benefits include health
and accessibility by providing public open space in an area of deficiency. This in turn may reduce
Option
OS2.3:
Option
OS2.4:
Option
OS2.5:
Option
OS2.6:
number of trips made by car with associated air quality benefits.
Economic – neutral
Social – strong positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts-n/a
Public access and a green link along the north Chiltern Line rail embankment would provide
opportunity for informal recreation and link to existing open space at King Edward VII Park.
Impacts on the environment are uncertain depending on the extent of development and
mitigation measures to protect trees and biodiversity.
Economic – neutral
Social - positive
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impactsEnhancements to the Wealdstone Brook would significantly improve water quality and
biodiversity. Flood protection and alleviation measures would also meet objectives to adapt to
climate change. Improving the Wealdstone Brook environment is considered to provide wider
regeneration benefits by improving the quality of the environment, however river restoration
measures would require significant investment which could deter development.
Economic – positive/negative
Social - positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts-n/a
Social benefits include improved townscape and space for cultural activities, which will have
wider regeneration benefits also.
Economic – slight positive
Social - positive
Environmental – positive
Significant, cumulative, synergistic and indirect impacts-n/a
A new public space at St John’s Church yard would need to be sensitively designed to ensure
wildlife is protected and enhanced and a quite, reflective environment is retained.
Economic – neutral
Social – positive/negative
Environmental – positive/negative
141
Option
OS2.7:
Significant, cumulative, synergistic and indirect impacts-n/a
A green grid policy will provide several environmental benefits including wildlife, air quality and
meeting objectives to adapt to climate change. This policy would also promote walking and
cycling by improving the public realm and links between open spaces.
Economic – slight positive
Social – strong positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts-n/a
Issue 3 - Is there a need for new food growing space to be provided in the Wembley area?
13. New development could be required to provide space for food growing, either in
communal spaces or rooftop gardens.
14. Allotment space could be expanded on existing open spaces such as Vivian Avenue and Vale Farm.
15. School redevelopments could incorporate food growing space.
16. Using vacant spaces temporarily for food growing
Background:
All allotments in Wembley are currently full with long waiting lists
Assumptions: Current trend of increasing demand for allotment and food growing space will continue
Monitoring
points:
Options
Options
OS3.1
Appendix 3, Wembley Scoping Report, Open space, sports and nature conservation
Potential impacts
Opportunities for food growing provide significant health benefits by providing a gentle form of
exercise and increasing access to fresh fruit and vegetables. Skills in food growing will also be
developed. Local opportunities to grow food could also have economic benefits if local markets
are also established. Providing growing space within development may reduce car trips to other
potential spaces.
Economic – slight positive
Social – strong positive
Environmental – strong positive
142
Option
OS3.2:
Option
OS3.3:
Option
OS3.4:
Significant, cumulative, synergistic and indirect impactsSeveral social and environmental benefits from expanding existing allotments, although these
may increase car trips as they are not located near to increase in demand.
Economic – slight positive
Social – strong positive
Environmental – strong positive/uncertain negative
Significant, cumulative, synergistic and indirect impactsFood growing within schools provides multiple social and environmental benefits.
Economic – slight positive
Social – strong positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts
Active use of vacant land will improve appearance of area and potentially attract investment.
Economic – slight positive
Social – strong positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts
Issue 4 - How can improvements to sports facilities in the Wembley area be made?
16. Sports facilities improvements will be delivered by council capital spend and S106/CIL receipts from
development where additional demand in created
17. In addition to option 1 schools could be required to make new or upgraded sports
facilities available for community use out of school hours, e.g. Copland School.
Background:
Infrastructure and Investment Framework indicates that improvements to spots
facilities will be required to meet the needs of new population.
Assumptions: Funding will be available to improve sports facilities (S106/CIL)
Monitoring
points:
Appendix 3, Wembley Scoping Report, Open space, sports and nature conservation
Options
Potential impacts
143
Option OS4.1:
Option OS4.2:
Increasing provision of sports facilities will have health and social inclusion benefits. Greater
sports provision will also have wider regeneration benefits.
Economic – slight positive
Social – strong positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts-n/a
Increasing provision of sports facilities will have health and social inclusion benefits. Greater
sports provision will also have wider regeneration benefits.
Economic – slight positive
Social – strong positive
Environmental – neutral
Significant, cumulative, synergistic and indirect impacts-n/a
Issue 5 - How and where should play provision be increased?
13. Provide formal neighbourhood play areas in open spaces created by development
and at Sherrans Farm open space.
14. Require a more play friendly environment with child-friendly streets and public spaces
Background:
There is a shortage of play provision within Wembley and new provision will be
required to meet the needs of new population
Assumptions: Funding will be available to improve play facilities (S106/CIL)
Monitoring
points:
Options
Option
OS5.1:
Appendix 3, Wembley Scoping Report, Open space, sports and nature conservation
Potential impacts
New play facilities will have social benefits including health and social inclusion. Providing play
facilities with development will ensure they are accessible.
Economic – slight positive
Social – strong positive
Environmental – slight positive
144
Significant, cumulative, synergistic and indirect impactsOption
OS5.2:
In addition to the health and social inclusion benefits of a more play friendly public realm, it is
considered this option would improve the quality of surroundings and townscape which would
have wider regeneration benefits.
Economic – slight positive
Social – strong positive
Environmental – slight positive
Significant, cumulative, synergistic and indirect impacts-
Issue 6 - How can people’s access to wildlife and nature conservation be improved?
6. The Chiltern railway line embankments provide a continuous strip of established woodland, and are
designated for their nature conservation value. Site Specific Allocation W10 identifies the potential of
development of the southern embankment to help contribute to the regeneration of Wembley town
centre. Development of the northern bank will only be permitted as part of a comprehensive scheme
that includes the southern section and contributes to the regeneration of the town centre. This could
provide an opportunity to create a new public access and green link through the site, with measures to
enhance wildlife value along the northern bank.
7. The Core Strategy commits to enhancing the Wealdstone Brook by providing amenity open space and
improving biodiversity. The Plan could provide further detail as to how the brook can be seminaturalised.
8. River Brent restoration phase 2 would remove the concrete channel and extend the riverside park and
natural corridor.
9. St John’s churchyard could be converted into a public garden which provides a relatively tranquil open
space and an opportunity to enjoy the sights and sounds of nature.
10. New development could be required to make wildlife enhancements as part of the built environment;
measures could include biodiverse green roofs, living walls, tree planting and landscaping to encourage
wildlife and the use of bat and bird boxes.
Background:
Parts of Wembley are deficient in wildlife
145
Assumptions: Funding will be available to improve wildlife
Monitoring
points:
Options
Option
OS6.1:
Option
OS6.2:
Option
OS6.3:
Option
OS6.4:
Appendix 3, Wembley Scoping Report, Open space, sports and nature conservation
Potential impacts
Public access and a green link along the north Chiltern Line rail embankment would provide
opportunity for informal recreation and link to existing open space at King Edward VII Park.
Economic – slight positive
Social – positive/negative
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impactsEnhancements to the Wealdstone Brook would significantly improve water quality and
biodiversity. Flood protection and alleviation measures would also meet objectives to adapt to
climate change. Improving the Wealdstone Brook environment is considered to provide wider
regeneration benefits by improving the quality of the environment, however river restoration
measures would require significant investment which could deter development.
Economic – positive/negative
Social – strong positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impactsEnhancements to the River Brent would have similar benefits to enhancing the Wealdstone
Brook (above). This option would provide river restoration measures within an existing public
open space.
Economic – positive/negative
Social – strong positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impactsA new public space at St John’s Church yard would need to be sensitively designed to ensure
wildlife is protected and enhanced and a quite, reflective environment is retained.
Economic – neutral
Social – positive/negative
Environmental – positive/negative
Significant, cumulative, synergistic and indirect impacts146
Option
OS6.5:
Measures to increase biodiversity in the built environment will have environmental benefits as
well as providing social benefits by improving quality of surroundings.
Economic – slight positive
Social - positive
Environmental – strong positive
Significant, cumulative, synergistic and indirect impacts-
147
Appendix 6: Sustainability Appraisals of New Preferred Options
The tables below contain the full sustainability appraisals on the Wembley Area Action Plan Preferred Options: WEM6 Protection of Stadium Views, WEM
12 Protected Rail Sidings, WEM15 Car Parking Strategy and WEM 40 Play Provision that were not appraised in the previous SA report.
Urban Design and Place Shaping: WEM 6 Protection of Stadium Views
Social
Environmental
Economic
S1
S2
S3
S4
S5
S6
S7
S8
EN
1
EN
2
EN
3
EN4
EN5
EN6
EN7
EN8
EN9
EN
10
EC1
EC2
EC3
EC4
EC5
0
0
0
0
+
0
0
0
0
0
0
0
++
++
0
0
0
0
0
0
0
0
0
WEM 6
Theme:Urban
design&place
shaping
Preferred Options
Sustainability Objectives
148
Overall
sustainability
commentary
No negative
impacts
Business, Industry and Waste: WEM 12 Protected Rail Sidings
Preferred Options
Social
Environmental
Economic
S1
S2
S3
S4
S5
S6
S7
S8
EN
1
EN
2
EN
3
EN
4
EN
5
EN
6
EN
7
EN8
EN9
0
0
0
0
0
0
0
0
+
0
-
0
0
0
0
0
0
WEM 12
Theme:Business,
Industry & Waste
Sustainability Objectives
149
EN
10
0
EC1
0
EC2
EC3
EC4
EC5
+
0
+
++
Overall
sustainability
commentary
Potential
negative
impact on air
quality
Transport: WEM 15 Car Parking Strategy
Preferred Options
Social
Environmental
Economic
S1
S2
S3
S4
S5
S6
S7
S8
EN
1
EN
2
EN
3
EN
4
EN
5
EN
6
EN
7
EN
8
EN
9
EN
10
EC1
+
0
0
0
+
0
0
0
+
+
0
+
+
0
0
+
+
0
0
0
0
+
WEM 15
Theme: Transport
Sustainability Objectives
150
EC2
EC3
EC4
EC5
0
0
0
+
Overall
sustainability
commentary
Potential
positive
impacts and
no negative
impacts
Preferred Options
Sustainability Objectives
Social
Environmental
Economic
S1
S2
S3
S4
S5
S6
S7
S8
EN
1
EN
2
EN
3
EN
4
EN
5
EN
6
EN
7
EN
8
EN
9
EN
10
EC1
+
+
+
0
0
+
+
0
+
0
0
0
0
0
+
0
0
0
+
+
0
WEM 40
Theme: Open Space,
Sports & Wildlife
Open Space, Sports and Wildlife: WEM 40 Play Provision
151
EC2
EC3
EC4
EC5
0
0
0
0
Overall
sustainability
commentary
Potential
negative
impact and
no negative
impacts
Appendix 7: Sustainability Appraisals of the Site Proposals
Wembley High Road
Site Proposal: W1 Wembley West End
Size: 0.8 ha
Economic
Environmental
Social
This site is suitable for comprehensive mixed use development including retail or other town centre uses and
residential. A replacement town centre car park and amenity/open space should be provided. The
development should improve and diversify Wembley's retail offer and include active frontages to Wembley
High Road and Ealing Road. Land for a bus lane and an improved footway is required along Wembley High
Road to provide better pedestrian access along the High Road to Wembley Central Station. Provision for
pedestrian access between the High Road and Ealing Road should either be provided along the alignment of
the High Road or Ealing Road, or be incorporated within the ground floor design for any new development on
this site. The provision of improved highway access by providing easier turning movement left from High Road
into Ealing Road should be built into the development design, and potential use of the land behind the
development to provide increased capacity at the Montrose Crescent car park, serving the western gateway to
the town centre.
Indicative Development Capacity - 250 units
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
?
?
+
+
0
+
+
+
EN2.
EN3.
?
-
EN4.
EN5.
?
+
EN6.
EN7.
EN8.
?
+
?/0
EN9.
+
EN10.
+
EC1.
++
EC2.
++
EC3.
++
EC4.
+
EC5.
+
Comment
Excellent public transport accessibility and potential to provide new
affordable housing.
Potential to provide new affordable housing.
Redevelopment of the site provides an opportunity to improve the area.
Town centre location fosters community cohesion.
Town centre location for easy access to key services.
Town centre location of the site and excellent public transport
accessibility.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
New development would enhance the public realm and improve the
townscape.
Sustainable location in the town centre and reuse of land.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources. . May improve waste and
recycling rates of households.
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
Proposed use of the site is for mixed used development including retail
and other town centre uses and site is located in Wembley Growth area
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development.
Site is suitable for mixed use development including retail and other
town centre uses.
Excellent public transport accessibility and town centre location.
152
Site Proposal: W2 London Road
Size: 0.19 ha
Economic
Environmental
Social
Mixed use development. Appropriate uses include retail and other town centre uses on the ground floor and
residential uses above. There should be active frontages to both the High Road and London Road.
Indicative Development Capacity - 50 units
Objective Scoring
+
S1.
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
?
?
+
+
?
+
+
+
EN2.
EN3.
?
?
EN4.
0
EN5.
+
EN6.
EN7.
0
+
EN8.
?/0
EN9.
EN10.
+
+
EC1.
+
EC2.
+
EC3.
+
EC4.
+
EC5.
+
Comment
Potential to reduce social exclusion through potential provision of
affordable housing and retail units
Potential to provide new mixed use
Active frontages improve the quality of surroundings
Town centre location fosters community cohesion
Town centre location for easy access to key services
Town centre location of the site and excellent public transport
accessibility
Town centre location of the site reduces the need for car use and small
development mean that emission levels will not be significant. This site is
very small therefore will not make a significant improvement (if any) on
the air quality.
Whilst the site will not enhance habitats of borough or local importance,
it does not damage existing nature conservation sites.
New development would enhance the public realm and improve the
townscape
Sustainable location in the town centre will contribute to increased
proportion of energy needs being met from renewable sources
Re-development of this site will result in generation of waste and
consumption of materials and resources. However a mixed use
development will waste and recycling rates to be improved.
Sustainable location in the town centre and re-use of land.
Re-development of the site would incorporate sustainable urban
drainage systems (SUDS)
The proposed use of the site is for mixed use development including
retail and other town centre uses and will encourage sustainable
economic growth
Site is not directly providing new employment but new shops will provide
employment.
The site will help support the regeneration of Wembley and help reduce
disparity of the town centre with the new masterplan area
Site is suitable for mixed use development including retail and other
town centre uses
Very good public transport accessibility and town centre location will
assist with efficient patterns of movement to support economic growth
153
Site Proposal: W3 Chiltern Line Cutting North
Size: 2.3 ha
Economic
Environmental
Social
This area would support only a very limited amount of new housing development. The scale of any new
development should relate to, and respect the adjacent existing neighbourhoods to the north of this area. The
council will seek to maintain and enhance the nature conservation value of the site and mitigation and
compensation measures will need to be provided to ensure that there is no overall net loss to biodiversity
value and a continuous wildlife link is provided through the site. Public access through part of the site will
be sought on development.
Indicative Development Capacity - 15 units
Objective Scoring
+
S1.
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
?
?
+
?
?
+
+
+
EN2.
EN3.
EN4.
0
?
-
EN5.
+
EN6.
EN7.
EN8.
0
+
?/0
EN9.
?/0
EN10.
+
EC1.
+
EC2.
+
EC3.
+
EC4.
+
EC5.
+
Comment
Excellent public transport accessibility but limited potential to provide
new housing
Potential to provide new affordable housing
Town centre location fosters community cohesion
Town centre location for easy access to key services
Town centre location of the site and excellent public transport
accessibility
It is a site of Metropolitan (and Borough Grade 1) Nature Conservation
importance, and a Wildlife Corridor and therefore effects on biodiversity
will need to be mitigated
New development would enhance the public realm and improve the
townscape
Sustainable location in the town centre and re-use of land
Re-development of this site will result in generation of waste and
consumption of materials and resources. However could increase waste
and recycling rates.
Sustainable location in the town centre and reuse of land but this this site
is located on a Site of Metropolitan Nature Conservation Importance &
Site of Borough (Grade 1) Nature Conservation Importance.
Re-development of the site would incorporate sustainable urban
drainage systems (SUDS).
The proposed use of the site is for mixed use development including
retail and other town centre uses and the site is located in Wembley
Growth Area
The redevelopment of the site and the end use will provide job
opportunities for local population
The site is located in the Wembley growth area and would provide
regenerative development
Site is suitable for mixed use development including retail and other
town centre uses
Very good public transport accessibility and town centre location
154
Site Proposal: W4 Wembley High Road / Chiltern Line Cutting South
Size: 4 ha
Economic
Environmental
Social
A key aspect of the development of the High Road area is maintaining viability and vitality of Wembley town
centre. Development should support these objectives and will need to be in keeping with providing improved
public realm and pedestrian access through this area. Development should also support the objective of
creating a link to encourage movement to and from the new Wembley re-development via the White Horse
Bridge and the forthcoming Wembley City Boulevard. The Council's objective is to transform the Wembley Link
area into a sustainable mixed use community. This would be best delivered through developing the concept
for cafes, restaurants and bars and appropriate retail along the frontage, potentially with office above these,
and residential above this, where appropriate. Student accommodation or hotel would also be appropriate
within this site. Development proposals should include active frontages. Land will be required for road
widening on redevelopment of the site, as shown on the Proposals Map.
Indicative Development Capacity - 890 units
Objective Scoring
+
S1.
S2.
S3.
?
+
S4.
S5.
S6.
S7.
S8.
EN1.
++
?
?
+
+
+
EN2.
EN3.
EN4.
0
?/0
-
EN5.
+
EN6.
EN7.
EN8.
0
+
?/0
EN9.
EN10.
+
+
EC1.
++
EC2.
++
EC3.
++
EC4.
+
EC5.
+
Comment
Excellent public transport accessibility and with the combination of uses
(café culture and offices), will reduce social exclusion
It is likely to effect access to education if student accommodation is built
here.
Significant positive impact – potential to provide new affordable housing
Town centre location fosters community cohesion
Town centre location for easy access to key services
Town centre location of the site and excellent public transport
accessibility
Potential to reduce the need for car use.
Site is site of Metropolitan (and Borough Grade 1) Nature Conservation
importance, and a Wildlife Corridor and therefore effects on biodiversity
will need to be mitigated
New development would enhance the public realm and improve the
townscape
Sustainable location in the town centre and re-use of land
Re-development of this site will result in generation of waste and
consumption of materials and resources. However it may improve waste
and recycling rates due to its location and use.
Sustainable location in the town centre and reuse of land
Re-development of the site would incorporate sustainable urban
drainage systems (SUDS)
The density of residential development combined with offices above
these will encourage sustainable economic growth
The re-development of the site and the end use will provide job
opportunities for local population
The site will help facilitate regeneration within the town centre area, and
retain the quality of the town centre environment compared to the
masterplan area.
Site is suitable for mixed use development and through the combination
of retail, restaurants, bars and offices above and accessible location, will
encourage indigenous business and inward investment
Very good public transport accessibility and town centre location. With
offices as part of the development, this will encourage efficient patterns
of movement.
Site Proposal: W5 Copland Community School and Brent House
155
Size: 4 ha
Economic
Environmental
Social
Mixed use development on the High Road frontage with new / rebuilt school to the rear. The ground floor on
the High Road frontage should be commercial retail development, potentially including a medium sized food
store (approximately 6000m²) with associated car parking. Residential development either above or adjacent
to the retail should include a high proportion of family housing. Development of the school to the rear of the
site should accommodate, if possible, an additional form of entry on current capacity. The scale of new
development near to Cecil Avenue should respect the adjacent suburban character. Car parking on the retail
site should have shared use for town centre parking. There should be an active retail frontage with servicing
off Wembley High Road. Access from Cecil Avenue will be limited to residential access only. In the event of the
school not coming forward as part of a joint scheme, proposals may be brought forward for the Brent House
site as a standalone development.
Indicative Development Capacity - 370 units
Objective Scoring
+
S1.
S2.
+
S3.
S4.
?
++
S5.
S6.
?
0
S7.
S8.
EN1.
+
+
0
EN2.
EN3.
?
?/0
EN4.
EN5.
?
+
EN6.
EN7.
EN8.
?
+
?/0
EN9.
EN10.
+
+
EC1.
++
EC2.
++
EC3.
++
EC4.
+
EC5.
+
Comment
Excellent public transport accessibility, the potential to provide
affordable housing will help promote social inclusion, and food store will
help improve affordability of essential services
A food store on this site would introduce further price competition for
essential foods, thereby improving affordability of essential goods.
Given the size of the development, there is good potential to provide
new affordable housing
New uses will increase footfall in a currently quiet area but increased
anti-social behaviour possible from bars/restaurants
Town centre location fosters community cohesion
Town centre location for easy access to key services
Town centre location of the site and excellent public transport
accessibility will encourage travel by modes other than the car, but food
store on this site may attract additional car trips
Town centre location of the site reduces the need for car use, thereby
reducing potential emissions however if there is a food store then this
will increase traffic
With appropriate mitigation, new development would enhance the
public realm and improve the townscape
Sustainable location in the town centre and re-use of land
Re-development of this site will result in generation of waste and
consumption of materials and resources. However it may increase waste
and recycling rates.
Sustainable location in the town centre and reuse of land
Re-development of the site would incorporate sustainable urban
drainage systems (SUDS)
The proposed use of the site is for mixed use development including the
retail store will help support economic growth
The re-development of the site and the end use will provide job
opportunities for local population
The site is located in the Wembley growth area and would provide
regenerative development, and provide jobs for those in need of
employment
A food retail store on this site will help encourage supporting indigenous
business and inward investment
Very good public transport accessibility and town centre location will
improve accessibility and reduce journey times
Comprehensive Development Area
156
Site Proposal: W6 South Way Site adjacent to Wembley Stadium Station
Size: 1.29 ha
Economic
Environmental
Social
The location of this site means that it is ideally suited for major mixed use development, with a limited scale of
development on the south side of White Horse Bridge. A retail component will be important in providing a link
between the High Road and Wembley Park.
Boulevard. Pubs, bars or cafes would also be appropriate along with other town centre uses such as residential
and student accommodation. Residential uses would be best suited to areas away from the main pedestrian
thoroughfare while an employment hub would be encouraged for the land to the east of the square.
Consideration would need to be given to access arrangements to this part of the site on event days due to the
need for the public square to act as a holding area for passengers boarding rail services from Wembley
Stadium railway station. Active frontage should be provided at ground floor level on both the public square
and the pedestrian link between The Triangle and Wembley Stadium. Car park access to the site should not
conflict with pedestrian movements and the closure of South Way on event days. New station facilities,
including ticket office, should be provided together with an improved bus interchange. The height of buildings
should not block the view of the stadium from Wembley Triangle with a 6-7storeys maximum height on the
south side of site. Land is required for bridge/road widening as shown on the Proposals Map.
Indicative Development Capacity - 341 units
Objective Scoring
S1.
+
S2.
?
S3.
?
S4.
++
S5.
+
S6.
0
S7.
+
S8.
++
EN1.
EN2.
EN3.
0
?
-
EN4.
0
EN5.
++
EN6.
EN7.
?
0
EN8.
?/0
EN9.
EN10.
EC1.
+
0
++
EC2.
EC3.
EC4.
EC5.
++
++
++
++
Comment
Provide affordable housing and low carbon environment
Potential to provide affordable homes
Site currently vacant, sense of place will be improved between existing
town centre and new developments, development will provide buffer
against railway noise.
New uses will increase footfall in a currently quiet area but increased
anti-social behaviour possible from bars/restaurants
Potential to provide new community facilities and creation of an area of
self with the built out square
Improved public transport interchange and flagship development will
improve investment
Increased car usage associated with development likely to worsen air
quality
Site currently covered in vegetation but not of importance so neutral
impact
Development will protect and frame views of the stadium and enhance
the local area
New development will be built to high energy standards but as existing
site vacant there will be a very small net increase in emissions
Re-development of this site will result in generation of waste and
consumption of materials and resources. However it may increase waste
and recycling rates.
Development on current vacant, brownfield land
New business opportunities and growth in a variety of employment
sectors
New jobs will provide opportunity and reduce local unemployment
Will promote regeneration in the local area
Substantial new land made available for development
Provision of local jobs for nearby residents, improve public transport
accessibility with new interchange facilities and station, new bus link will
reduce journey times
157
Site Proposal: W7 Mahatma Gandhi House
Size: 0.29 ha
Suitable for redevelopment or conversion for residential or office use. Any redevelopment should include an
active ground floor onto South Way.
This site is adjacent to the Ibis Hotel therefore a building of a similar scale is appropriate.
Economic
Environmental
Social
Land is required to improve South Way/Wembley Hill Road junction, as shown on the Proposals Map.
Indicative Development Capacity - 76 units (if residential)
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
?
?
+
?
?
?
?
0
?
0
?
+
?
+
0
?
0
+
0
0
+
0
Comment
Excellent public transport location and potential to provide affordable
housing
Potential for some affordable housing on the site
Small improvement to urban environment expected on redevelopment
New building likely to be more energy efficient
Opportunity for business growth
Impact dependent on whether development employment or residential
New development will promote inward investment
Site Proposal: W8 Land West of Wembley Stadium
Size: 8.4 ha
A key component of this area is the Boulevard connection which runs from the north east to the south west
through the development site. This is critical in ensuring a connection to, and therefore integration with, the
High Road as well as to Wembley Park to the north. The Boulevard connection should enable the use of buses,
taxis and cycles. To integrate the Boulevard with the rest of the development area and existing developments
to the west, it is important that pedestrian links are provided east/west through the site to ensure
permeability.
Outstanding parcels of undeveloped land should provide a mix of uses appropriate to a town centre location
such as retail, leisure, office, community and residential. At ground level there should be active frontages to
the boulevard. Development of sites to the east of the boulevard should allow for easy pedestrian access to
the stadium. The existing 5-a-side football centre should be relocated to a nearby site on development of its
current site. Royal Route should provide an at-grade crossing with the boulevard to provide for public
transport access.
Indicative Development Capacity (remaining) - 1,500 units
Objective Scoring
Comment
158
Social
Environmental
Economic
S1.
S2.
S3.
S4.
++
?
?
++
S5.
S6.
++
0
S7.
S8.
++
++
EN1.
EN2.
EN3.
0
?
0
EN4.
EN5.
?
+
EN6.
EN7.
?
+
EN8.
EN9.
EN10.
EC1.
++
+
++
EC2.
EC3.
EC4.
++
++
++
EC5.
++
Substantial development and opportunity associated with development
Up to 1,500 additional homes, many of which affordable will reduce
homelessness/usage of unfit homes
Substantial improvement to the quality of surroundings in this area
More people will reduce fear and risk of crime but bars may increase
anti-social behaviour and increased risk during event days
Symbolises regeneration in Brent as a whole
New bus route through development area will increase accessibility,
development will focus on non-car modes
Development will increase traffic volumes but these are mitigated by
design of development which will create a boulevard of good air quality
Significant improvement to townscape of Wembley City, new open
spaces around Boulevard, some threat from visual intrusion
Renewable sources used for energy needs, energy efficient homes will
reduce emissions
Major development will increase waste generation
Major development on brownfield land
Inclusion of SUDs will reduce flood risk, as will green roofs
Development will encourage economic growth through new businesses.
Growth in key sectors and clusters and enhance image of the area
New employment opportunities from major mixed use development
Development promotes regeneration throughout the area
Investment will help encourage local businesses and attract more
investment
Mixed use development will reduce commuting and the Boulevard and
public transport improvements will reduce journey times and improve
accessibility
Site Proposal: W9 York House
Size: 0.76 ha
Objective Scoring
S1.
+
S2.
?
S3.
?
S4.
?
S5.
+
S6.
?
S7.
?
S8.
?
EN1.
+
E
n
v
Social
It is unlikely that York House will be redeveloped in the timescale of this Action Plan. However, there may be
an opportunity to build on the car park. Any proposed development on the car park should be relatively low
rise, mixed use and include a substantial area of open space. It should integrate with public realm
improvements in the vicinity.
Indicative Development Capacity - 60 units
Comment
If mixed use contain employment may reduce poverty
New open space would be expected as part of development
Reduction in car parking would reduce impact of traffic
159
Economic
EN2.
EN3.
EN4.
EN5.
+
0
?
++
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
?
+
0
?
++
+
+
?
?
?
Reduction in car parking would reduce impact of surface run off
New open space and new development on car park will improve
townscape
Climate change impact from reduced car usage
Potential to include new open space and incorporate SUDS on site
Mixed use development on site will encourage growth
Mixed use development will provide employment opportunity
Site Proposal: W10 Dexion House
Size: 0.37 ha
Environmental
Social
Mixed-use development. Appropriate uses include retail, office, leisure, residential, student accommodation
and hotel. The provision of a community swimming pool is a requirement for the site. Active frontage should
be provided at ground level onto Empire Way. Height should not exceed 18 stories. Public pedestrian access
from Empire Way to the rear of the site should be provided on redevelopment.
Objective Scoring
S1.
+
S2.
++
S3.
+
S4.
S5.
S6.
++
+
+
S7.
++
S8.
+
EN1.
+
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
?
?
+
?
+
EN8.
-
EN9.
+
EN10.
+
Comment
This site lies in close proximity to Wembley Park Station, therefore
focussing mixed-use development is such a location and improving
connectivity through the site is likely to reduce social exclusion.
The provision of a publicly accessible pool will encourage healthy
lifestyles and help to reduce health inequalities in the area.
Student accommodation will affect access to education and the provision
of a new community swimming pool will improve educational facilities.
Potential for a mix of uses, including a range of affordable housing
Redevelopment of the site provides an opportunity to improve the area.
Incorporation of a range of uses and a stronger, active frontage is likely to
increase activity throughout the day, thus reducing the potential fear of
crime.
The provision of a community swimming pool is likely to have significant
benefits to the local community.
Site is in close proximity to public transport facilities and the existing local
centre at Wembley Park.
Close proximity to Wembley Park Station and increased access for
pedestrians and cyclists across the site.
Redevelopment may increase emissions in the short term
Redevelopment is likely to result in an enhanced public realm
Redevelopment will necessitate a more energy efficient building than the
existing
Intensification of the site likely to increase consumption of materials and
production of waste
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site will increase the provision of soft landscaping
and the use of SUDS
160
Economic
EC1.
++
EC2.
++
EC3.
++
EC4.
+
EC5.
+
A range of uses are promoted as part of the development of this site
which should support economic growth in the area.
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development likely to reduce disparities in surrounding
areas
Site has been identified for mixed-use development which will encourage
inward investment
The site lies in close proximity to a range of public transport facilities
Site Proposal: W11 Malcolm House
Size: 0.21 ha
Economic
Environmental
Social
Mixed use development. Appropriate uses include retail, office, leisure, residential, hotel and community use.
Active frontage should be provided at ground level onto Empire Way. Land will be required on redevelopment
of the site for the junction improvement as shown on the Proposals Map.
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
?
?
++
+
+
S7.
+
S8.
+
EN1.
+
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
?
?
+
?
+
EN8.
?/0
EN9.
+
EN10.
+
EC1.
++
EC2.
++
EC3.
++
EC4.
+
Comment
This site lies in close proximity to Wembley Park Station, therefore
focussing mixed-use development is such a location and improving
connectivity through the site is likely to reduce social exclusion.
Potential for a mix of uses, including a range of affordable housing
Redevelopment of the site provides an opportunity to improve the area.
Incorporation of a range of uses and a stronger, active frontage is likely to
increase activity throughout the day, thus reducing the potential fear of
crime.
The provision of a community uses would have significant benefits to the
local community.
Site is in close proximity to public transport facilities and the existing local
centre at Wembley Park.
Near to Wembley Park Station and increased access for pedestrians and
cyclists across the site.
Redevelopment may increase emissions in the short term
Redevelopment is likely to result in an enhanced public realm
Redevelopment will be energy efficient and therefore reduce energy
consumption
Intensification of the site likely to increase consumption of materials and
production of waste. Mixed use development might improve waste and
recycling rates.
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site will increase the provision of soft landscaping
and the use of SUDS
A range of uses are promoted as part of the development of this site
which should support economic growth in the area.
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development likely to reduce disparities in surrounding
areas
Site has been identified for mixed-use development which will encourage
inward investment
161
EC5.
+
The site lies in close proximity to a range of public transport facilities
Site Proposal: W12 North West Lands
Size: 5 ha
Mixed-use development. Appropriate uses include retail, office, leisure, residential, student accommodation,
hotel and community use. A key element of the development of the North West Lands is the provision of the
shopping street parallel to Olympic Way to the east of the Civic Centre to ultimately extend north of
Fulton Road. It is important also that pedestrian links are provided east / west through the site to provide
permeability between areas and onto Olympic Way. Active frontages should be provided at ground level to
Olympic Way. A public open space of at least 0.4 hectares should be provided in the centre of the area.
Development should include a publicly accessible car park. Proposals should be accompanied by a flood risk
assessment. Indicative Development Capacity - 815 units
Economic Environmental
Social
Objective Scoring
S1.
++
S2.
+
S3.
S4.
S5.
+
++
++
S6.
S7.
?
+
S8.
EN1.
EN2.
EN3.
EN4.
?
0
?
++
EN5.
++
EN6.
+
EN7.
+
EN8.
?/0
EN9.
+
EN10.
++
EC1.
++
EC2.
++
EC3.
++
EC4.
++
EC5.
++
Comment
The amount and type of new development proposed for this site are
likely to provide a range of services currently lacking in the area
A new open space and increase accessibility through the site will provide
increased opportunities for sport and recreation
Student accommodation will improve access to education
Potential for a mix of uses, including a range of affordable housing
Redevelopment of the site provides an opportunity to significantly
improve the area and create a genuine sense of place.
The provision of community and cultural uses would have significant
benefits to the local community.
The scale of development is likely to increase emissions in the area
Development will significantly increase tree planting and soft landscaping
in the area as well as green/brown roofs for biodiversity
Redevelopment is likely to result in a significantly enhanced public realm
and improved townscape character
Development should preserve and enhance the character of the Listed
Arena
Redevelopment will be energy efficient and therefore reduce energy
consumption.
Intensification of the site likely to increase consumption of materials and
production of waste however it could increase waste and recycling rates
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site will significantly increase the provision of soft
landscaping and the use of SUDS
A range of uses are promoted as part of the development of this site
which should support significant economic growth in the area.
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development likely to reduce disparities in surrounding
areas
Site has been identified for mixed-use development which will encourage
inward investment
The site lies in close proximity to a range of public transport facilities
Site Proposal: W13 Stadium Retail Park
Size: 1.1 ha
162
Economic
Environmental
Social
Mixed-use development with predominantly commercial uses. Appropriate uses include retail, office, leisure,
student accommodation, hotel and community use with a limited amount of residential. It is important that
redevelopment of the site should allow for the extension of the pedestrian route from the shopping street to
be developed in the North West Lands site south of Fulton Road. Active frontages should be provided onto
Olympic way
Development should contribute towards environmental improvements, including road and junction
adjustments on the gyratory at the junction of Wembley Park Drive, Empire Way and Bridge Road. Landscape
improvements fronting onto Empire Way, and especially Olympic Way, should also be included. Indicative
Development Capacity - 50 units
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
S7.
S8.
?
?
+
+
0
?
+
EN1.
+
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
?
0
+
+
?
+
EN8.
-
EN9.
+
EN10.
+
EC1.
+
EC2.
+
EC3.
+
EC4.
+
EC5.
++
Comment
This site lies in close proximity to Wembley Park Station, therefore
focussing mixed-use development is such a location and improving
connectivity through the site is likely to reduce social exclusion.
Potential for a mix of uses, including a range of affordable housing
Redevelopment of the site provides an opportunity to improve the area.
Site is in close proximity to public transport facilities and the existing local
centre at Wembley Park.
Given the current use, it is likely that redevelopment of this site will
result in the reduction of traffic
Development will increase tree planting and soft landscaping in the area
Redevelopment is likely to result in an enhanced public realm
Redevelopment will necessitate a more energy efficient building than the
existing
Intensification of the site likely to increase consumption of materials and
production of waste
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site will increase the provision of soft landscaping
and the use of SUDS
Uses promoted as part of the development of this site should support
economic growth in the area.
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development likely to reduce disparities in surrounding
areas
Site has been identified for mixed-use development which will encourage
inward investment
The site lies in close proximity to a range of public transport facilities
Site Proposal: W14 Arena House and Crescent House
Size: Arena House - 0.29 ha, Crescent House - 0.37 ha
At least one of the buildings should be retained in educational use. On redevelopment or conversion of either
building appropriate uses include offices, education, student housing or hotel, providing active frontages on
the ground floor. Arena House is a suitable location for a tall building subject to preserving views of Wembley
Stadium from Barnhill. A small area of land on North End Road and Bridge Road is required, as shown on the
Proposals Map, to allow North End Road to be re-opened. Any new development should create a main
entrance on Bridge Road. Any redevelopment of Crescent House should have regard to flood risk and flood risk
assessment will be required. Opportunities to semi-naturalise the Brook and provide for public access will be
163
Economic
Environmental
Social
sought on redevelopment of the site.
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
?
+
?
?
0
?
+
+
EN2.
EN3.
EN4.
EN5.
+
0
++
+
EN6.
EN7.
EN8.
?
+
-
EN9.
EN10.
+
++
EC1.
EC2.
+
++
EC3.
++
EC4.
+
EC5.
+
Comment
Excellent public transport accessibility therefore contributing to low
carbon economy.
Ensures retention of education use
Education facility in very accessible location
Town centre location of the site and excellent public transport
accessibility.
Semi-naturalising the brook will improve water quality
Semi-naturalising the brook will improve biodiversity
New development would enhance the public realm and improve the
townscape/ landscape.
Sustainable location in the town centre and reuse of land.
Intensification of the site likely to increase consumption of materials and
production of waste
Brownfield sites that would be converted or redeveloped.
Potential opportunity to semi naturalise the brook. Plus redevelopment
proposals for the site would require a flood risk assessment to
demonstrate how flood risk would be minimised.
Proposed uses for the sites would help maintain the local economy
Development and the end uses will provide job opportunities for local
population.
Sites are located in the Wembley growth area and would provide
regenerative development.
Redevelopment or reoccupation of sites would regenerate inward
investment
Excellent public transport accessibility and town centre location.
Site Proposal: W15 Apex House and Karma House
Size: 0.3 ha
The Apex House and Karma House sites are suitable for hotel or residential development, providing
commercial uses such as affordable work space on the ground floor. In spite of the extant permission on
Karma House a courtyard type development, as illustrated in the Wembley Masterplan, is favoured for the
site.
Indicative Development Capacity: (If residential) 85
Objective Scoring
S1.
+
E Social
n
v
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
?
?
+
+
0
?
+
+
Comment
Very good public transport accessibility therefore contributing to low
carbon economy.
Potential for new affordable housing
Improved sense of place
Within a very accessible location therefore good access to services
Very good public transport accessibility.
164
Economic
EN2.
EN3.
EN4.
EN5.
?
0
?
+
EN6.
EN7.
?
+
EN8.
EN9.
EN10.
+
+
EC1.
EC2.
EC3.
EC4.
EC5.
+
+
+
+
+
New development would enhance the public realm and improve the
townscape/ landscape.
Sustainable location because of very good public transport access and
reuse of land.
Additional waste will be generated
Brownfield sites that will be redeveloped.
Redevelopment proposals for the site would require a flood risk
assessment.
New office development would boost the local economy
Development will maintain job opportunities for local population.
Site would provide regenerative development.
Redevelopment site would regenerate inward investment
Very good public transport.
Site Proposal: W16 1 Olympic Way
Size: 0.68 ha
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
?
?
?
?
0
?
?
?
?
0
+
+
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
?
+
+
?
+
++
Eco
no
mic
Environmental
Social
Any redevelopment of the existing offices is expected to follow the form set out in the masterplan in order to
maintain Olympic Way as an internationally recognised processional route to the stadium. Redevelopment
should re-provide office floor space. The council would wish to improve the setting of the Wealdstone Brook
and the tree belt through the north of the site. Opportunities to semi-naturalise the Brook and provide for
public access will be sought on any redevelopment of the site. Redevelopment proposals must be
accompanied by a flood risk assessment. Development of this site should contribute to an upgrading of the
northern part of Olympic Way including the underpass to Wembley Park underground station. A small area of
land on North End Road is required, as shown on the Proposals Map, to allow the road to be re-opened at the
junction with Bridge Road.
Comment
Very good public transport accessibility therefore contributing to low
carbon economy.
Semi-naturalising the brook will improve biodiversity
New development would enhance the public realm and improve the
townscape/ landscape.
Additional waste generated
Proposal to redevelop a Brownfield site.
Proposed uses for the site would boost the local economy
Development and the end uses will provide job opportunities for local
165
EC3.
++
EC4.
EC5.
+
+
population.
Site located in the Wembley growth area and would provide regenerative
development.
Redevelopment site would regenerate inward investment
Very Good public transport.
Site Proposal: W17 Olympic Way Office Site
Size: 0.3 ha
Economic
Environmental
Social
The redevelopment of this site should largely mirror the development pattern on the western side of Olympic
Way in scale and form – these are detailed and illustrated in the Wembley Masterplan. This requires the
pulling back of taller elements to secure an 80m zone with maximum projections of 25m separated by ‘
outdoor rooms’. Office and hotel development would be acceptable throughout the development, while
residential development should be confined to upper floors as set out in the Wembley Masterplan. The council
will strongly encourage active ground floor uses such as cafes, restaurants and bars on the Olympic Way side.
The building at the southern end should complement the park and the plot should provide a generous open
space connecting to the new public open space on Engineers Way.
Development of this plot should also ensure that buses can be accommodated on Rutherford Way, turning in
and out of Engineers Way and Fulton Road.
Indicative Development Capacity: 250
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
?
?
+
+
0
?
+
+
?
0
+
+
EN6.
EN7.
?
+
EN8.
?/0
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
+
?
++
++
++
++
+
Comment
Very good public transport accessibility therefore contributing to low
carbon economy.
Provision of new affordable housing
Improved sense of place
Within a very accessible location therefore good access to services
Very good public transport accessibility.
Site to include public green space
New development would enhance the public realm and improve the
townscape/ landscape.
Sustainable location because of very good public transport access and
reuse of land. Redevelopment of the site is likely to increase energy
efficiency of buildings.
Additional waste generated but is likely to improve waste and recycling
rates once the building is occupied.
Brownfield sites that will be redeveloped.
New mixed use development would boost the local economy
Development will provide job opportunities for local population.
Site would provide regenerative development.
Redevelopment site would regenerate inward investment
Very good public transport access.
Site Proposal: W18 Wembley Retail Park
Size: 4.9 ha
This site will provide a new residential district supplying a high proportion of family sized housing including
166
Economic
Environmental
Social
dwellings at ground level. The Wembley Masterplan sets out general 4-6 storey heights with taller elements (812 stories) on identified corner plots on key junctions. Development should include a new public open space
orientated east/west and facing onto Engineers Way. The emphasis is on a much more domestic scale and
character than the regeneration area to the west of Olympic Way. A new primary school will be provided on
the site of the Wembley Industrial Park. If the site is not required for a new school then it will provide
affordable housing as an alternative.
Indicative Development Capacity - 500
Objective Scoring
S1.
++
S2.
S3.
S4.
?
++
++
S5.
+
S6.
S7.
?
+
S8.
EN1.
0
0
EN2.
EN3.
EN4.
?
0
++
EN5.
+
EN6.
EN7.
?
+
EN8.
-
EN9.
+
EN10.
++
EC1.
EC2.
?
+
EC3.
EC4.
+
-
EC5.
-
Comment
The site will provide high proportion of family housing. If a new primary
school is not delivered then affordable housing will be expected.
This site is identified for the provision of a new primary school.
The site will deliver a new housing district including a high proportion of
family housing. Affordable housing will be expected to be provided if a
new primary school is not delivered.
Redevelopment of the site will improve the area and provide a new
residential district and a new public open space providing residential
amenity.
Provision of new housing and a park will enable will encourage
sustainable communities.
The site is located in a PTAL area of 2-3 but the provision of a school
would provide easy access without the need for a car. Additionally
residential instead of retail is likely to be a lower trip generator
(depending upon the density).
A new public open space would enhance biodiversity and create habitats
in an area of open space deficiency.
Redevelopment by providing new housing, a school and public open
space would significantly enhance the public realm.
Reuse of land and sustainable design and construction methods would be
used for new housing and a school.
Redevelopment of the site will result in a higher generation of waste and
consumption of materials and resources.
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS) and a new public open space would reduce surface water
flooding.
Redevelopment of the site will provide job opportunities for local
population.
A new primary school will help regenerate the area
Focus is on creating a domestic character with the regeneration being
focused to the west of Olympic Way.
Located in PTAL area of 2-3 however new housing would be located
within walking or cycling distance of new employment areas.
Site Proposal: W19 Wembley Stadium Car Park
Size: 4.5 ha
The Wembley Masterplan seeks the development of a major leisure attraction that will complement and add
to Wembley’s offer on stadium non event days. It is likely that the site is large enough, and in such close
proximity to the Stadium, that a multi use complex can be accommodated and serviced. The physical and
167
Economic
Environmental
Social
operational relationship between any new development and the Stadium will require careful policy
management and planning. Any development on the site which would result in the loss of coach and car
parking would need to provide replacement coach and car parking elsewhere nearby (see policy WEM17).
Objective Scoring
S1.
?
S2.
?
S3.
?
S4.
?
S5.
?
S6.
?
S7.
?
S8.
?
EN1.
EN2.
?
EN3.
EN4.
EN5.
?
+
EN6.
EN7.
?
+
EN8.
-
EN9.
EN10.
+
+
EC1.
++
EC2.
EC3.
++
+
EC4.
+
EC5.
-
Comment
The site is located in a PTAL area of 2-3.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
The development of a major leisure attraction would improve the
townscape and would be built to ensure that it does not impact upon the
Stadium.
Reuse of land and sustainable design and construction methods would be
used in the redevelopment.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources. May improve waste and
recycling rates of households.
It is a brownfield site.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
Development of a major leisure attraction would enable economic
growth.
Development of a major leisure attraction would create new jobs.
Redevelopment of the site from a car park to a new major leisure
attraction would help regenerate the area.
Development of a major leisure attraction would attract investment and
visitors to Wembley.
Located in PTAL area of 2-3.
Wembley Park/Empire Way Corridor
Site Proposal: W20 Cottrell House & Norman House
Size: 0.2 ha
Social
Mixed use development. Appropriate uses include residential, retail, commercial and community facilities.
Residential development should provide amenity space. The design of new development on this site could be
integrated with Norman House.
Indicative Development Capacity - 55 units
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
?
?
+
+
Comment
Excellent public transport accessibility and potential to provide new
affordable housing.
Potential to provide new affordable housing.
New housing on this site would have to provide amenity space.
168
Environmental
Economic
S6.
S7.
?
+
S8.
EN1.
EN2.
EN3.
+
+
?
-
EN4.
EN5.
?
+
EN6.
EN7.
?
+
EN8.
?/0
EN9.
EN10.
+
+
EC1.
+
EC2.
+
EC3.
+
EC4.
+
EC5.
+
New community facilities on this site would encourage a sense of
community.
Excellent public transport accessibility
Excellent public transport accessibility.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
Redevelopment of the site would improve the townscape and character
of the area.
Sustainable location in the town centre and reuse of land.
Redevelopment provides an opportunity for energy efficient buildings.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources. However there will be improved
waste and recycling rates with new development and there is the
possibility of linking to Envac.
Site is underused buildings and land.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
Proposed use of the site is for mixed used development including retail
and other town centre uses and the site is located in Wembley Growth
area
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development.
Site is suitable for mixed use development including retail and other
town centre uses.
Excellent public transport accessibility and town centre location.
Site Proposal: W21 21-31 Brook Avenue
Size: 0.6 ha
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
Enviro
nment
al
Social
Redevelopment for residential use including at least as many family sized units as would be lost and associated
amenity space. Development should provide a buffer to the brook of at least 8 metres and semi-naturalisation
of the brook will be sought. Proposals in Flood Zones 2 and 3 must be accompanied by a flood risk assessment
and the sequential test and exception test should be applied. Development should not impede flood water
flows and should not increase surface water run-off or reduce water storage. Basement dwellings will not be
allowed in flood Zone 3.
Indicative Development Capacity - 160 units
?
?
++
0
?
+
+
+
+
-
Comment
Excellent public transport accessibility and potential to provide new
affordable housing.
New housing would have to provide family housing.
Redevelopment provides an opportunity to encourage a sense of pride.
Good location for easy access to key services.
Location of the site has excellent public transport accessibility.
Semi –naturalisation of the brook would help improve water quality.
Redevelopment of the site would have adverse impact on air quality by
169
Economic
EN4.
EN5.
+
+
EN6.
EN7.
?
+
EN8.
?/0
EN9.
EN10.
+
++
EC1.
EC2.
EC3.
EC4.
EC5.
?
?
?
?
+
increasing traffic.
Semi-naturalisation of the brook would enhance biodiversity.
Semi-naturalisation of the brook would improve the ecological quality of
the brook.
Reuse of land and redevelopment provides an opportunity for providing
energy efficient buildings.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources. However there will be improved
waste and recycling rates with new development.
Development would take place on underused developed land.
Redevelopment of the site would be set back from the brook,
incorporate SUDS and the opportunity to semi-naturalise the brook
would provide flood risk and water quality benefits.
Excellent public transport accessibility.
Site Proposal: W22 Wembley Park Station Car Park
Size: 0.92 ha
Environmental
Social
The site is considered suitable for residential development including a significant proportion of family housing
and appropriate amenity space. Mitigation for noise and vibration from the railway line to the north will be
necessary.
Indicative Development Capacity - 100 units
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
?
?
++
++
S6.
S7.
S8.
?
+
+
EN1.
EN2.
EN3.
+
?
-
EN4.
+
EN5.
+
EN6.
EN7.
?
+
EN8.
?/0
EN9.
EN10.
+
+
Comment
Excellent public transport accessibility and potential to provide new
affordable housing.
New housing would include family housing.
New housing development would need to provide amenity space for
residents.
Redevelopment provides an opportunity to encourage a sense of pride.
Good location for easy access to key services with excellent public
transport links.
Location of the site has excellent public transport accessibility.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
Amenity space could enhance biodiversity and include the planting of
new trees on site
The provision of new housing and amenity space on this site would
improve the landscape quality and character.
Reuse of land and redevelopment provides an opportunity for providing
energy efficient buildings.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources. Redevelopment may improve
waste and recycling rates.
Development would take place on underused developed land.
Redevelopment of the site would incorporate sustainable urban drainage
170
Economic
systems (SUDS).
EC1.
EC2.
EC3.
EC4.
EC5.
?
?
?
+
++
Investment would be needed to build new housing.
Excellent public transport accessibility.
Site Proposal: W23 The Torch/Kwik Fit
Size: 0.37 ha
Economic
Environmental
Social
Mixed use development. Appropriate uses include residential with retail at ground floor level. An active
frontage should be provided at ground level on Bridge Road and Forty Lane. Any residential development
should have regard to the neighbouring uses and provide amenity/open space. Proposals should take account
of potential junction improvements.
Indicative Development Capacity - 100 units
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
?
?
++
+
?
+
+
+
EN2.
EN3.
?
-
EN4.
EN5.
?
+
EN6.
EN7.
?
+
EN8.
?/0
EN9.
+
EN10.
+
EC1.
++
EC2.
++
EC3.
++
EC4.
++
EC5.
++
Comment
Excellent public transport accessibility and potential to provide new
affordable housing.
Potential to provide new affordable housing.
Redevelopment of the site provides an opportunity to improve the area.
Town centre location fosters community cohesion.
Town centre location for easy access to key services.
Town centre location of the site and excellent public transport
accessibility.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
New development would enhance the public realm and improve the
townscape.
Sustainable location in the town centre and reuse of land.
Redevelopment provides an opportunity for providing energy efficient
buildings.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources. It could improve waste and
recycling rates
New development would take place on under developed land and
buildings.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
Proposed use of the site is for mixed used development including retail
and other town centre uses
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development.
Site is suitable for mixed use development including retail and other
town centre uses.
Excellent public transport accessibility and town centre location.
171
Site Proposal: W24 Town Hall
Size: 2.1 ha - 0.5 assumed developable area
Economic
Environmental
Social
Mixed use development. Appropriate uses include offices, retail (for local needs only), residential, hotel and
community facilities ensuring the retention of the Listed Building. Any change of use and/or development
should enhance and not detract from the character and importance of the Town Hall, and have regard for
existing traffic problems to surrounding residential areas and seek to improve these conditions. Due to the
Listed Building status, the entire area has not been used to estimate the indicative development capacity. The
area to the rear of the building could possibly be used for development. Height should not exceed the current
height of the Town Hall of 5 storeys. A Flood Risk Assessment will be required as the site area is over 1 hectare.
Indicative Development Capacity - 156 units
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
?
?
+
+
S6.
S7.
?
+
S8.
EN1.
+
+
EN2.
EN3.
EN4.
EN5.
?
0
?
+
EN6.
EN7.
+
+
EN8.
?/0
EN9.
EN10.
+
+
EC1.
EC2.
+
++
EC3.
EC4.
+
++
EC5.
+
Comment
Potential to provide new affordable housing and in an area of excellent
public transport accessibility.
Potential to provide new affordable housing.
Development would need to retain the listed building and residential
amenity would be expected if housing was to come forward on this site
to provide a good quality surrounding.
The Town Hall is a listed building and is in a town centre location enabling
better community relationships. Plus there is potential to provide
community facilities on this site.
Town centre location for easy access to key services.
Town centre location of the site and excellent public transport
accessibility.
Any redevelopment would maintain the modern art deco design of the
Town Hall.
Any redevelopment on this site will need to retain the listed building.
Sustainable location in the town centre and reuse of land and buildings.
Opportunity for energy efficiency upgrades
Redevelopment of the site will result in generation of waste and
consumption of materials and resources. May increase waste and
recycling rates.
Development would be reusing an existing building and land.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
The site is suitable for mixed use development.
Redevelopment of the site and the end use will provide job opportunities
for local population.
Reuse of the Town Hall would provide regeneration benefits.
Site is suitable for mixed use development including retail, offices, hotel,
residential and community facilities.
Excellent public transport accessibility and town centre location.
Wembley Eastern Lands
Site Proposal: W25 Amex House
Size: 0.5 ha
172
Economic
Environmental
Social
Amex House site is appropriate for mixed use development, including residential, office and managed
affordable workspace for creative industries, to support the wider regeneration of the Wembley Park area.
Family housing should form part of the housing mix. Biodiversity improvements and flood risk adaptation
measures will be sought when development proposals come forward. A buffer strip of at least 10 metres wide
should be retained for a publicly accessible brookside park to allow for a cycle way/footpath, associated
landscaping, tree planting and street furniture, as agreed in consultation with the Environment Agency and
Brent Council. Development should allow for a nodal point on the brook where the buffer strip should be
widened to about 20 metres. Removal of part of the canalised wall and regrading of the bank to provide a
more natural setting will be sought. The site would be suitable for housing facing the brook providing the
restoration work is carried out. Proposals in Flood Zones 2 and 3 must be accompanied by a flood risk
assessment and the sequential test and exception test should be applied. Development should not impede
flood water flows and should not increase surface water run-off or reduce water storage. Basement dwellings
will not be allowed in flood Zone 3. Indicative Development Capacity - 150 units
Objective Scoring
S1.
+
S2.
+
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
?
++
+
0
++
?
+
EN2.
EN3.
+
?/0
EN4.
++
EN5.
++
EN6.
EN7.
?
++
EN8.
?/0
EN9.
+
EN10.
+
EC1.
++
EC2.
++
EC3.
++
EC4.
EC5.
+
+
Comment
The brookside park would encourage social cohesion.
The brookside walk would provide an opportunity for recreation and
cycling.
Potential to provide new affordable housing
Redevelopment of the site provides an opportunity to improve the area.
The restored brook will foster a sense of pride in the area.
The introduction of the brookside walk will complement the improved
walking and cycling facilities in the area.
River restoration work will improve water quality.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic. However there will be an increase in walking and
cycling.
The river restoration work will improve biodiversity while planting new
trees will provide habitats for wildlife.
New development and the proposed brookside park would enhance the
public realm and improve the townscape and landscape.
SUDs will be introduced along with tree planting. Provision of energy
efficient buildings.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources. May improve waste and
recycling rates.
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
Proposed use of the site is for mixed use development that including
affordable workspace for creative industries.
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development.
Local employment opportunities for creative industries.
Excellent public transport location and employment opportunities on
doorsteps for new residents.
173
Site Proposal: W26 Watkin Road
Size: 1.5 ha
Economic
Environmental
Social
Watkin Road is appropriate for mixed use development including office, leisure, residential, managed
affordable workspace (including for creative industries), and community use. Extra care housing or family
housing could form part of any housing mix. Biodiversity improvements and flood risk adaptation measures
will be sought when development proposals come forward. A buffer strip of at least 10 metres wide should be
retained for a publicly accessible brook-side park to allow for a cycle way/footpath, associated landscaping,
tree planting and street furniture, as agreed in consultation with the Environment Agency and Brent Council.
Development should allow for two nodal points on the Brook where the buffer strip should be widened to
about 20 metres. Removal of part of the canalised wall and regarding of the bank to provide a more natural
setting will be sought. The site would be suitable for housing facing the brook providing the restoration work
is carried out. Development of parts of the site outside of Flood Zone 3a will be required to contribute towards
the restoration work. Proposals in Flood Zones 2 and 3 must be accompanied by a flood risk assessment and
the sequential test should be applied. Development should not impede flood water flows and should not
increase surface water run-off or reduce water storage. Basement dwellings will not be allowed in flood Zone
3. Indicative Development Capacity - 400 units
Objective Scoring
S1.
+
S2.
+
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
?
++
+
0
++
?
0
EN2.
EN3.
+
?/0
EN4.
++
EN5.
++
EN6.
EN7.
EN8.
?
++
0
EN9.
+
EN10.
+
EC1.
++
EC2.
++
EC3.
++
EC4.
+
EC5.
+
Comment
The brookside park would encourage social cohesion.
The brookside walk would provide an opportunity for recreation and
cycling.
Potential to provide new affordable housing
Redevelopment of the site provides an opportunity to improve the area.
The restored brook will foster a sense of pride in the area.
The introduction of the brookside walk will complement the improved
walking and cycling facilities in the area.
River restoration work will improve water quality.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic. However it is mentioned that cycling will reduce traffic.
The river restoration work will improve biodiversity while planting new
trees will provide habitats for wildlife.
New development and the proposed brookside park would enhance the
public realm and improve the townscape and landscape.
SUDs will be introduced alongside with tree planting.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources that would counterbalance the
waste currently generated on site from businesses.
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
Proposed use of the site is for mixed use development that including
affordable workspace which would encourage business start-ups.
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development.
Local employment opportunities and investment for office, leisure use
and affordable workspace
Excellent public transport location and employment opportunities on
doorsteps for new residents.
Site Proposal: W27 Euro Car Parts
174
Size: 1.35 ha
Economic
Environmental
Social
The site is appropriate for mixed use development including office, leisure, residential, student
accommodation, managed affordable workspace (including for creative industries), hotel and community use.
The creation of an appropriate buffer between the existing industrial and new non-industrial uses will be
required. Biodiversity improvements and flood risk adaptation measures will be sought when development
proposals come forward. A buffer strip of at least 10 metres wide should be retained for a publicly accessible
brookside park to allow for a cycle way/footpath, associated landscaping, tree planting and street furniture, as
agreed in consultation with the Environment Agency and Brent Council. Development should allow for a nodal
point on the brook where the buffer strip should be widened to about 20 metres. Removal of part of the
canalised wall and regrading of the bank to provide a more natural setting will be sought. The site would be
suitable for housing facing the river providing the river restoration work is carried out. Development will be
required to contribute towards the restoration work. Proposals must be accompanied by a Flood Risk
Assessment. Development should not impede flood water flows and should not increase surface water run-off
or reduce water storage. Indicative Development Capacity - 360 units
Objective Scoring
S1.
+
S2.
+
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
?
++
+
0
++
?
0
EN2.
EN3.
+
-
EN4.
++
EN5.
++
EN6.
EN7.
EN8.
?
++
0
EN9.
+
EN10.
+
EC1.
++
EC2.
++
EC3.
++
EC4.
+
EC5.
+
Comment
The brookside park and community use would encourage social cohesion.
The brookside walk would provide an opportunity for recreation and
cycling.
Potential to provide new affordable housing
Redevelopment of the site provides an opportunity to improve the area.
The restored brook will foster a sense of pride in the area.
The introduction of the brookside walk will complement the improved
walking and cycling facilities in the area.
River restoration work will improve water quality.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
The river restoration work will improve biodiversity while planting new
trees will provide habitats for wildlife.
New development and the proposed brookside park would enhance the
public realm and improve the townscape and landscape.
SUDs will be introduced alongside with tree planting.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources that would counterbalance the
waste currently generated on site from businesses.
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
Proposed use of the site is for mixed use development that including
affordable workspace which would encourage business start-ups.
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development.
Local employment opportunities and investment for hotel, student
accommodation, office, leisure use and affordable workspace.
Excellent public transport location and employment opportunities on
doorsteps for new residents.
175
Site Proposal: W28 First Way
Size: 9 ha
Economic
Environmental
Social
The site is appropriate for mixed use development including leisure, hotels, offices, amenity/open space,
residential development and student accommodation. The Council is seeking the delivery of complementary
land use relationships across the site. Alternatively, the creation of an appropriate buffer between the existing
industrial and new non-industrial uses will be sought. In particular, new development will be required to have
careful regard for the relationship with, and impact of, the waste facility on Fifth Way and industrial units set
along Second Way. Public transport accessibility improvements will be sought for development of this site.
New streets/pedestrian routes are sought to create east-west links through the site. A small portion of land, as
shown on the Proposals Map, will be required to enable the introduction of two way traffic on South Way/
First Way. A Transport Assessment will be required to assess the impact of trip generation on the local and
wider road network. As the site is within easy walking distance of the Stadium, part of the site may be
appropriate to meet the need for coach parking. Any new coach park should be used for non parking activities
outside of event days to maximise job opportunities. Proposals must be accompanied by a Flood Risk
Assessment as the site is over 1ha in size. Indicative Development Capacity - 1,500 units
Objective Scoring
S1.
+
S2.
S3.
S4.
S5.
S6.
S7.
?
?
++
+
0
++
S8.
EN1.
EN2.
EN3.
+
?
-
EN4.
EN5.
++
++
EN6.
EN7.
EN8.
?
++
0
EN9.
+
EN10.
+
EC1.
++
EC2.
++
EC3.
++
EC4.
+
EC5.
+
Comment
New street/pedestrian routes and public transport accessibility
improvements would promote to a low carbon economy
Potential to provide new affordable housing
Redevelopment of the site provides an opportunity to improve the area.
The site is adjacent to the Stadium. High design quality required of new
buildings would increase the artistic offering.
Public transport accessibility will be sought.
Redevelopment of the site would increase traffic volumes.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
Pocket parks are proposed that would improve habitats for wildlife.
New development would enhance the public realm and improve the
townscape and landscape.
SUDs will be introduced alongside with tree planting.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources that would counterbalance the
waste currently generated on site from businesses.
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
New developments will enhance the image of the area as a business
location
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley growth area and would provide
regenerative development.
Local employment opportunities and investment for hotel, student
accommodation, office and leisure use.
New employment opportunities on doorsteps for new residents.
176
Wembley Industrial Estates
Site Proposal: W29 Second Way
Size: 10.21 ha
Economic
Environmental
Social
The site is considered suitable for offices, light industry, storage and distribution, some transport related
functions, utilities and wholesale markets. Given the proximity of potential residential uses on First Way, the
site is not considered suitable for long term occupation by waste management uses. In view of the site being
within walking distance of the Stadium, part of the site is maybe appropriate as a “satellite” coach park if
replacement or additional coach parking is needed. Any new coach park should be used for non parking
activities on non event days. If part of the site were to be used as a coach park then a dedicated, safe
pedestrian route to the Stadium should be created. A small part of land (as shown on the Proposals Map)
would be acquired to enable the introduction of two way traffic on South Way.
Objective Scoring
S1.
?
S2.
?
S3.
?
S4.
?
S5.
+
S6.
?
S7.
?
S8.
?
EN1.
EN2.
?
EN3.
EN4.
EN5.
?
++
EN6.
+
EN7.
EN8.
++
0
EN9.
+
EN10.
+
EC1.
++
EC2.
++
EC3.
++
EC4.
+
EC5.
+
Comment
Redevelopment of the site provides an opportunity to improve the area.
Redevelopment of the site would increase traffic volumes.
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
New development would enhance the public realm and improve the
townscape and landscape.
The area used to have the Never Stop Railway of the Empire Exhibition.
The road layout of the area will remain the same to reflect the old
setting.
SUDs will be introduced alongside with tree planting.
Redevelopment of the site will result in generation of waste and
consumption of materials and resources that would counterbalance the
waste currently generated on site from businesses.
It is a brownfield site and remediation of the land would be dealt with
appropriately.
Redevelopment of the site would incorporate sustainable urban drainage
systems (SUDS).
New developments will enhance the image of the area as a business
location
Redevelopment of the site and the end use will provide job opportunities
for local population.
Site is located in the Wembley Opportunity Area and would provide
regenerative development.
Local employment opportunities and investment for offices, light
industry, storage and distribution, transport related functions, utilities
and wholesale markets.
New employment opportunities on doorsteps for new residents.
177
Site Proposal: W30 Drury way
Size: 1.21 ha
Economic
Environmental
Social
Industrial and employment uses are suitable for this site. Waste management will not be acceptable in this
location. This site is adjacent to protected railway sidings and proposals could make use of these railway
sidings. The site is not within an identified flood zone however proposals must be accompanied by a Flood Risk
Assessment as the site area is over 1ha.
Objective Scoring
S1.
?
S2.
?
S3.
?
S4.
?
S5.
?
S6.
?
S7.
?
S8.
?
EN1.
EN2.
?
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
?
?
?
?
?
+
?
++
++
EC3.
EC4.
EC5.
++
++
0
Comment
Increase in traffic
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
Development of a Brownfield site.
Development of the site for employment use
Development will provide additional job opportunities for local
population.
Will provide regenerative development.
Redevelopment would promote inward investment
Site Proposal: W31 Great Central Way
Size: 1.21 ha
Social
The site is considered suitable for industrial, warehousing or other business uses, subject to a full ecological
appraisal and appropriate mitigating measures. Given the proximity of residential uses on Lynton Close and
Yeats Close to the south east of the development, the site is not considered suitable for waste management
use.
Objective Scoring
S1.
?
S2.
S3.
S4.
S5.
S6.
S7.
S8.
Comment
?
?
?
?
?
?
?
178
Environmental
Economic
EN1.
EN2.
EN3.
0
?
-
EN4.
-
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
?
?
?
?
+
?
++
++
EC3.
EC4.
EC5.
++
++
?
Redevelopment of the site would have adverse impact on air quality by
increasing traffic.
The site is located on a Site of Borough Nature Conservation Importance
(Grade II) however an ecological appraisal and appropriate mitigation
measures would be required.
Development of a Brownfield site.
Development of the site for employment use
Development will provide additional job opportunities for local
population.
Will provide regenerative development.
Redevelopment would promote inward investment
179
Appendix 8: Sustainability Appraisal of Revisions at Proposed Submission
Stage
The impacts of the revisions at Proposed Submission stage are set out in the tables below.
The assessment found no significant negative impacts identified for any of the revisions
against the SA objectives, therefore changes have not resulted in the need for any further
mitigation.
Amended policy WEM 1: Character and Urban Form Local Character
Development within each Wembley character area should seek to reinforce and emphasise
have regard to the broad development principles set out above for distinctive character of
each locality through well considered building and public realm design Development should
seek and exploit opportunities to whilst strengthen ing the connections between each of the
areas.
Economic
Environmental
Social
The council will require planning applications for development affecting buildings and areas
of architectural merit to demonstrate how proposals will conserve their significance and
setting.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
0
0
0
+
S6.
S7.
0
+
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
0
0
0
0
0
+
++
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
Comment
Wording of policy has been altered to improve clarity and strengthen role
of buildings and areas of architectural merit in developing future local
identity.
Conserving buildings and areas of architectural merit and their setting
will contribute to a sense of local pride.
Policy will contribute to enhancements to townscape.
Policy will ensure development conserves the setting of buildings and
areas of architectural merit.
180
Amended policy WEM 2: Gateways to Wembley
The council will continue to focus on the three stations as the principle gateways into Wembley.
The enhancement of nodes around key junctions will be sought, particularly to the east of the AAP
area. Architecture and public realm design should seek to reinforce the role of these gateways and
nodes as important elements of the urban experience.
Any new development around the Triangle junction (High Road/Wembley Hill Road) must
demonstrate how the strengthening of connections through the area has been considered.
Economic
Environmental
Social
Development at principal gateways and key nodes will be expected to add to the sense of arrival and
legibility of Wembley. The quality of development along key routes will be given significant weight
when considering applications in these locations.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
0
0
0
0
0
0
+
EN1.
EN2.
EN3.
EN4.
EN5.
0
0
0
0
+
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
0
Comment
Rewording of policy places greater onus on strengthening connections
through the area.
Emphasises the need for development to enhance the quality of
gateways.
Amended policy WEM 3: Public Realm
Public realm improvements will be sought that reflect local character as an integral element of
proposals for new development.
181
The council will seek a consistent approach to the public realm along the pedestrian route between
the three station gateways. New development will be expected to contribute to connectivity in the
area through public realm improvements at key nodes and junctions
Economic
Environmental
Social
The council will require development to contribute to new tree planting.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
0
0
0
+
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
0
0
0
0
0
+
++
EN5.
+
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
0
Comment
Rewording of policy makes it more explicit that new development is to
enhance public realm at key nodes and junctions, which will enhance the
quality of surroundings.
Tree planting has potential to enhance air quality.
Increase in number of trees will improve ecological quality of public
realm.
Policy will ensure new development supports public realm enhancements
at key nodes and junctions.
Amended policy WEM 4: Public Art
Where appropriate, the design of public spaces should allow for event infrastructure.
The council will seek contributions towards public art from development within the AAP
area, particularly at key gateways or where new open spaces are proposed.
Social
The design of new open space should include a place for public art.
Objective Scoring
S1.
0
S2.
S3.
Comment
0
0
182
Environmental
Economic
S4.
S5.
0
+
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
+
0
0
0
0
0
0
0
0
0
0
Artwork can make an important contribution to the creation of a sense of
place.
Artwork will contribute to the quality of public realm.
Amended policy WEM 5: Tall Buildings
Environmental
Social
Tall buildings will be acceptable in a limited number of locations within the AAP area, where they
can demonstrate the highest architectural quality. Where tall buildings are proposed in areas
designated as ‘appropriate’ and ‘sensitive’ the council will require the submission of a key views
assessment to accompany planning applications proposals must also fully demonstrate their impact
on key views of the Stadium. Any application for a tall building within Wembley will be required to
submit a three dimensional digital model in a format specified by the council.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
0
0
0
0
0
0
0
0
0
0
0
++
EN6.
0
Comment
Rewording places greater protection on views by requiring a key views
assessment to accompany planning applications for tall buildings.
183
Economic
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
Amended policy WEM 7: Character of Olympic Way
Proposed Development on Olympic Way must be carefully designed and scaled to respect the
predominance of Wembley Stadium and its arch.
Proposals for tall buildings must demonstrate that they have no adverse visual impacts on views of
the stadium from Olympic Way.
The council will seek active ground floor uses either side of Olympic Way that can be appropriately
managed on Event Days.
Economic
Environmental
Social
Development flanking Olympic Way will be expected to pursue opportunities to incorporate pocket
spaces.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
0
0
0
0
0
0
0
0
0
0
0
+
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
0
Comment
Incorporating pocket spaces along Olympic Way will enhance the quality
of the public realm.
184
Amended policy WEM 8: Securing Design Quality
Economic
Environmental
Social
The Council will require expect details the submission of the primary materials suite detailed
specifications to be submitted as part of all major applications within the AAP area.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
0
0
0
0
0
0
0
0
0
0
0
+
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
0
Comment
Policy will help to ensure materials are of a high quality and will make a
positive contribution to the enhancement of townscape and public realm.
In light of the council’s proposal to re-designate part of the Strategic Industrial Location (SIL) to an
Industrial Business Park, including the area currently designated as a Business Park in the UDP, and
the Strategic Cultural Area which is designated in the London Plan, it is felt that the Business Park
designation is no longer necessary.
The area covered by the current Business Park will therefore be divided into the eastern section
currently in the SIL and the western section adjacent to the Stadium.
The council will seek re-designation of the eastern section (which is Site Proposal W29) from
Preferred Industrial Location (PIL) to Industrial Business Park (IBP) through the London Plan review
process. The proposed changes to Site Proposal W29 incorporate the land use principles for an
Industrial Business Park. This reflects the site’s location and purpose to provide a buffer zone
between the non-industrial uses proposed for the Comprehensive Development Area and the PIL.
The western section will fall within the Strategic Cultural Area within which major leisure, tourism
and cultural uses are encouraged. Mixed use development is also appropriate in this area. This is
185
addressed in policy WEM27 and in individual Site Proposals.
Removed policy WEM9: Wembley Stadium Business Park
Redevelopment for business use of the area east of the Stadium, as shown on the Proposals Map,
will be encouraged.
Development attracting large numbers of trips should contribute towards transport improvements
appropriate to the scale of the proposed development.
Economic
Environmental
Social
Development for waste management, and related uses such as aggregate storage and transfer, will
not be appropriate in this area. The relocation of such uses from within the business park area will
be encouraged.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
EC2.
EC3.
EC4.
EC5.
0
0
0
0
Comment
As the proposed changes to Site Proposal W29 incorporate the land use
principles for an Industrial Business Park the removal of this policy has no
significant impacts on sustainable economic growth.
Revised policy WEM 14 Western Highway Corridor
The council will develop improved access for public transport, pedestrians and cyclists, especially
from Forty Lane to Ealing Road via Empire Way and Wembley High Road. Junction and highway
improvements along this route are required to facilitate development and will be designed to favour
these non car users as well as improve general highway performance, including for non-car
users. Any improvements would need to be supported by modelling.
Land for improvements will be determined and secured when planning consent is granted for redevelopment of the site. This will ensure that on re-development, improvements for public
186
Economic
Environmental
Social
transport users, pedestrians and cyclist will be secured.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
0
0
0
0
0
0
0
++
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
+
0
0
0
0
0
0
0
0
0
0
0
0
Comment
Policy will reduce traffic volumes by encouraging the use of public
transport, walking and cycling.
Reducing traffic volumes will contribute to improved air quality.
Amended policy WEM 17: Walking and Cycling
With supporting amendments to area based policies W3, W4, W6, W13, W14, W15, W16, W21,
W25, W26 and W27.
Measures The council will seek to implement to encourage walking and cycling by: are:
1. Allowing shared surfaces in low trafficked areas in the new urban quarter close to the Stadium.
2. Promote Prioritising space for pedestrians, cyclists and public transport users in Wembley the
traditional town centre and reducing the proportion of through traffic using routes through
Wembley the town centre in ways that maintain capacity for vehicles on the wider network
5. Ensuring e that any junction/ highway improvements and new streets are designed to prioritise
take due account of pedestrian/ cycle access, convenience and ease of movement and the need to
ensure a high quality public realm.
3. Provide exclusively pedestrian streets in locations with the heaviest footfall, and restrict servicing
to early morning only.
Ensuring that streets and spaces are designed so that conflict between road users is reduced and
187
vulnerable users are protected.
Requiring appropriate cycling facilities, such as parking, showers and storage, as part of all major
new and retrofit developments.
Identifying new cycle routes and signage opportunities for commuting, leisure and local cycling trips.
Maximising cycling investment in Wembley from all sources.
4. Providing a new pedestrian and cycle bridge over the Metropolitan/Jubilee/Chiltern rail lines near
St David's Close.
6. Enhance existing Increasing the provision of secure cycle parking and introducing a Cycle Hub
within the area.
Economic
Environmental
Social
7. Continue to progress feasibility work on the Western Footbridge
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
0
0
0
0
0
0
0
++
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
+
0
0
0
0
0
0
0
0
0
0
0
0
Comment
Policy revised to improve facilities and routes for cyclist, which will
encourage cycling and reduce traffic volumes.
Reducing traffic volumes will improve air quality.
It is felt that a policy on affordable rent, which is a borough-wide issue, is more appropriately dealt
with in the council’s forthcoming development management development plan document (DMDPD),
rather than the Wembley Area Action Plan. This approach is also fitting given the timing of the
London Plan examination and Inspector’s report on the matter which would delay the submission of
the WAAP.
188
Removed policy WEM 19: Affordable Rent
Affordable Rent subject to rent controls that require a rent of no more than 80% of the local market
rent, including service charges, are an appropriate part of the tenure mix in Wembley. Affordable
Rent will be required to meet the needs of households eligible for social housing at a cost low
enough for them to afford, determined with regard to local incomes and local house prices.
Amended policy WEM 20: Housing Mix
Economic
Environmental
Social
The housing mix guidance provided in table 7.12 will be applied in the relevant parts of Wembley.
Additionally, new Affordable Rent that meets the needs of households eligible for social housing,
with eligibility determined with regard to local incomes and local house prices, at a cost low enough
for them to afford, will be accepted as part of the tenure mix. The council will encourage
intermediate affordable housing tenures, such as discounted market sale products, where the
council can secure future equity payments that can be recycled into new affordable housing.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
0
0
0
0
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Comment
As affordable rent will be covered in the DMDPD removal of policy
WEM19 will not impact on the provision of affordable rented housing.
189
Amended policy WEM 26: New retail, leisure and office development
New retail, leisure and office development will be directed to the town centre as defined on the
Proposals Map. Edge of centre retail and leisure development will be considered appropriate only
when existing town centre sites have been developed or where the proposed use, because of its
size, is incapable of being accommodated on an existing town centre site.
Outside of the town centre, ancillary retail function as part of a major leisure, tourism or cultural use
may be acceptable in the Strategic Cultural Area.
Large foodstores (over 2,000 sq m gross) will be directed to sites within or adjoining Wembley High
Road.
Improvements to existing local retail uses in the SIL are supported.
Economic
Environmental
Social
Shops (Use class A1) will not generally be appropriate on the eastern side of Olympic Way.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Comment
Policy will improve access to local retail.
190
Revised policy WEM31: Community Facilities
In considering the needs for Community Facilities provision the council will:
1. Secure at least four forms of entry at primary level to be secured on development sites within the
Wembley area, noting provision of one site in site proposal W 18.
2. Secure contributions for secondary school provision through planning obligations and then
through the use of the Community Infrastructure Levy.
3. Require new GP/dentists provision in the AAP where other local capacity (e.g. Chalkhill Health
Centre) is used up in the longer term as population grows.
4. Seek the provision of multi-use community facilities at the rate set out in the Core Strategy
accepting a lower provision when costs of provision or rents are substantially reduced;
5. Support the provision of community facilities social infrastructure including religious, community
and cultural provision in locations accessible to all sections of the community and within easy reach
by walking, cycling and public transport within the AAP area; and
Economic
Environmental
Social
6. Actively support the provision of meanwhile and temporary uses that will provide opportunities
for social interaction.
Objective Scoring
S1.
0
Comment
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
Policy will ensure access to high quality health facilities.
++
++
0
0
0
0
++
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Policy will improve access to educational facilities.
Will improve accessibility to key community facilities.
191
Revised policy WEM34: Urban Greening
Economic
Environmental
Social
Development proposals must incorporate urban greening measures such as green roofs, green walls,
trees and soft landscaping. Wherever possible, opportunities to connect new green spaces to
existing green spaces should be maximized to help create green infrastructure. Where site
constraints limit the level of urban greening that can be provided on site, a financial contribution will
be required. Local food growing facilities will be supported as stated in (see policy WEM 38 in the
Open Space chapter).
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
0
+
0
0
0
0
0
0
0
0
0
0
0
Comment
Policy supports the creation of green infrastructure.
Revised policy WEM 42: River Brent and Wealdstone Brook
Social
The council will work in partnership with the Environment Agency and use development
contributions to aid the restoration of the River Brent and the Wealdstone Brook. The development
of sites adjacent to the Wealdstone Brook should undertake the opportunities to provide amenity
space, improve biodiversity, public access, and semi naturalisation. Development proposals adjacent
to the River Brent and Wealdstone Brook should contribute to the naturalisation of the river have
regards to its natural setting and enhance biodiversity.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
Comment
0
0
0
0
192
Environmental
Economic
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
++
0
0
0
0
0
0
0
0
0
0
0
Policy will enhance biodiversity of River Brent and Wealdstone Brook.
Amended policy WEM35: Flood Risk
All proposed development in Flood Zones 2 and 3 will require a detailed Flood Risk Assessment
(FRA), in accordance with Section 6.7 of Brent’s Strategic Flood Risk Assessment.
Applications will be assessed against the site-specific flood risk mitigation requirements set out for
individual Site Proposals.
Development is not suitable in Flood Zone 3b.
Application of a site-level sequential approach will be expected to locate development towards
areas of lowest risk within the site. More vulnerable development will not usually be appropriate in
Flood Zone 3a. Where it is proposed in exceptional circumstances, an Exception Test will be
required.
Proposals within Flood Risk Zones 3a (High Probability and Climate Change) and 2 (Medium
Probability) will be required to pass the Sequential Test, and where a site is affected by Flood Zone
3a, the Exception Test must be applied. Proposals will need to demonstrate how flood risk is reduced
by sequential layout of the site and form of development. All proposals for development in Flood
Zones 2 and 3a&b will require a full Flood Risk Assessment (FRA). Proposals in Flood Zone 1 which
are over 1 hectare in size will also require a site specific FRA.
Development proposals in the area above must demonstrate that there will be no net loss in
floodplain storage nor an increase in maximum flood levels, within adjoining properties as
recommended by Brent's Strategic Flood Risk Assessment Report Level 1 (2007).
Developments will be required to implement SUDS to ensure that runoff from the site (post
redevelopment) does not exceed Greenfield runoff rates. In order to reduce surface water flood risk
in the area, all major proposals will be required to apply SUDS in accordance with Brent Surface
Water Management Plan.
193
Economic
Environmental
Social
Developers will also be required to demonstrate whether there is sufficient capacity both on and off
site in the foul sewer network to support development. Where insufficient capacity exists
developers will be required to identify how any necessary upgrades will be delivered ahead of the
occupation of development.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
+
0
0
0
0
0
Comment
Policy reduces the risk of flooding to people and property.
194
Revised policy W8: Land West of Wembley Stadium
(8.4 hectares)
A key component of this area is the Boulevard connection which runs from the north east to the
south west through the development site. This is critical in ensuring a connection to, and therefore
integration with, the High Road as well as to Wembley Park to the north. The Boulevard connection
should enable the use of buses, taxis and cycles. To integrate the Boulevard with the rest of the
development area and existing developments to the west, it is important that pedestrian links are
provided east/west through the site to ensure permeability.
Outstanding parcels of undeveloped land should provide a mix of uses appropriate to a town centre
location such as retail, leisure, office, community and residential. At ground level there should be
active frontages to the boulevard. Development of sites to the east of the boulevard should allow for
easy pedestrian access to the stadium.
The council will support proposals to relocate the existing 5-a-side football centre should be
relocated to a nearby site on development of its current site.
Royal Route should provide an at-grade crossing with the boulevard to provide for public transport
access.
The grade II listed Empire Pool (Wembley Arena) is one of the most significant historic buildings in
Wembley. Any new development within close proximity of this building must provide a full and
adequate assessment of potential impacts as part of a planning application.
Economic
Environmental
Social
Indicative Development Capacity (remaining) - 1,500 units
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
0
0
0
0
0
0
0
0
0
0
0
0
++
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
Comment
Policy amended to emphasise need to protect an important heritage
asset.
195
Revised policy W29: Second Way
Economic
Environmental
Social
The site is considered suitable for uses in line with CP20 including offices, light industrial and higher
value general industrial, utility and transport functions, wholesale markets, small scale distribution
and sui generic uses that are closely related offices, light industry, storage and distribution, some
transport related functions, utilities and wholesale markets. Given the proximity of potential
residential uses on First Way, the site is not considered suitable for long term occupation by waste
management uses, including aggregate storage and transfer. The relocation of such uses to the
Preferred Industrial Location (PIL) north and east of Fourth Way will be encouraged.
Objective Scoring
S1.
0
S2.
S3.
S4.
S5.
0
0
0
+
S6.
S7.
S8.
EN1.
EN2.
EN3.
EN4.
EN5.
EN6.
EN7.
EN8.
EN9.
EN10.
EC1.
EC2.
EC3.
EC4.
EC5.
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Comment
Will ensure potential residential development is not in proximity to waste
management uses.
Wording of policy revised to clarify appropriate employment uses.
196
Appendix 9: Changes to Policy Numbers
Preferred Options
WEM 1
WEM 2
WEM 3
WEM 4
WEM 5
WEM 6
WEM 7
WEM 8
WEM9
Proposed
Submission
WEM 1
WEM 2
WEM 3
WEM 4
WEM 5
WEM 6
WEM 7
WEM 8
WEM 10
WEM 11
WEM 9
WEM 10
WEM 12
WEM 13
WEM 11
WEM 12
WEM 14
WEM 15
WEM 16
WEM 17
WEM 18
WEM19
WEM 20
WEM 21
WEM 22
WEM 23
WEM 13
WEM 14
WEM 15
WEM 16
WEM 17
WEM 24
WEM 25
WEM 26
WEM 27
WEM 28
WEM 22
WEM 23
WEM 24
WEM 25
WEM 26
WEM 29
WEM 30
WEM 31
WEM 32
WEM 33
WEM 34
WEM 35
WEM 36
WEM 37
WEM 38
WEM 39
WEM 40
WEM 41
WEM 42
WEM 27
WEM 28
WEM 29
WEM 30
WEM 31
WEM 32
WEM 33
WEM 34
WEM 35
WEM 36
WEM 37
WEM 38
WEM 39
WEM 40
WEM 18
WEM 19
WEM 20
WEM 21
Policy Title
Urban Form
Gateways to Wembley
Public Realm
Public Art
Tall Buildings
Protection of Stadium Views
Character of Olympic Way
Securing Design Quality
Wembley Stadium Business
Park
Offices
Low-cost Business Start-up
Space
Protected Rail Sidings
Road and Junction
Improvements to Stadium
Access Corridor and
Western Access Corridor
Western Highway Corridor
Car Parking Strategy
Car parking standards
Walking and Cycling
Event Related Transport
Affordable Rent
Housing Mix
Family Housing
Extra Care Housing
Wheelchair Housing and
Supported Housing
Private Rented Sector
Student Accommodation
New retail development
Strategic Cultural Area
Hot Food Takeaways (A5
Uses)
Conferencing Facilities
Temporary Creative Uses
Community Facilities
Decentralised Energy
Energy from Waste
Urban Greening
Flood Risk
Open Space Provision
Open Space Improvements
Food Growing
Sports Facilities
Play Provision
Access to Nature
River Brent and Wealdstone
Brook
197