Brent Council's Planning Committee has approved plans to transform the Cricklewood Matalan site into a large student housing complex. The development is expected to take 90 weeks, with construction commencing in June 2025.
The committee granted planning permission for the demolition of the existing Matalan Discount Club building on Cricklewood Broadway and the construction of two buildings, ranging from three to nine storeys, at a meeting on Monday 4 August 2025. The development will provide 826 student bed spaces, with 35% designated as affordable student accommodation.
The development will include ancillary facilities and commercial floorspace on the ground floor. The application states that at least 51% of rooms would be secured under a nominations agreement with one or more higher education providers. Middlesex University and Sheffield Hallam University have expressed interest in such an agreement. Middlesex University has stated its interest in a rolling annual first right of refusal, particularly for the affordable bedrooms. Sheffield Hallam University's London campus, part of the Brent Cross Town development, is due to open in Autumn 2026, with student numbers potentially rising to 4,000.
The development is estimated to achieve a 60.01% carbon reduction compared to 2021 Building Regulations. A contribution to Brent's carbon-offsetting fund will be secured through a Section 106 agreement to offset residual emissions to net zero.
The Health & Safety Executive (HSE) reviewed the proposal and confirmed they are 'content' and have no objection on layout or land use matters.
The Planning Committee granted planning permission subject to referral to the Mayor of London, and the completion of a Section 106 legal agreement. The agreement will secure planning obligations including:
- 35% affordable student accommodation on site
- A nominations agreement for student accommodation
- Training and employment of Brent residents. The applicant is required to inform Brent Works of the projected number of construction jobs and training opportunities and provide a copy of the Schedule of Works. They are also required to prepare and submit for the Council's approval an Employment Training Plan for the provision of training, skills and employment initiatives for residents of the Borough relating to the construction phase and operational phase of the Development. A financial contribution (estimated to be £95,150 construction phase fee and £18,227 operational fee ; calculated in accordance with Brent's Planning Obligations SPD) to Brent Works for job brokerage services would also be required.
- An initial carbon offset payment of £535,230
- A 'car-free' agreement to remove the right of future residents to on-street parking permits
- A Healthy Streets Contribution of £5,000. Financial contributions to support active travel and create healthy streets will aid in creating an inclusive neighbourhood.
- Works to the highway through Section 38 / 278 Agreement
- Provision of a permissive pedestrian and cyclist path through the centre of the site
- A Biodiversity Net Gain (BNG) Monitoring Fee of £34,747. The baseline habitats have been assessed as modified grassland, urban tree, sealed surface, unsealed surface. The Statutory Metric predicts that the new development will deliver 2.70 habitat units. Equating to 1.68 net gain (164.29%). The scheme includes a range of green roofs on the two proposed buildings. The Statutory BNG Guidance document states that:
Losses must be replaced by area habitat units of either medium band habitats within the same broad habitat type or, any habitat from a higher band from any broad habitat type
. If habitat cannot be provided on site – then offset units will need to be purchased. - Off site tree planting contribution of £4,800
The supplementary agenda pack included additional documents showing a reduction in massing of the proposal along the western boundary of the site with Stoll Close, an enlargement of the bicycle store to Block A and Block B, and updated landscape along Temple Road.
The development would be subject to Community Infrastructure Levy (CIL) which can help to to fund infrastructure projects. The Transport Assessment indicates that in comparison to the extant scheme the proposed development results in an additional 2 trips during the PM peak hour and a slight reduction in trips during the AM peak hour.
