Brent Council's Planning Committee has approved the redevelopment of the former Wembley Centre for Health & Care site, granting planning permission for 108 new homes. The decision followed a tied vote, with the committee chair casting the deciding vote in favour of the project.
The redevelopment, located on Chaplin Road, Wembley, will see the demolition of existing buildings to make way for the new homes. Subject to the committee's support, construction can commence next month, with the first completions forecast for early 2028.
The scheme includes 11 affordable homes, comprising two one-bedroom, four two-bedroom, and five three-bedroom units, all designated as London Affordable Rent. Concerns were raised by councillors and local residents regarding the low provision of affordable housing, insufficient parking, and the potential impact on neighbouring amenity. Despite these objections, officers recommended approval, highlighting the efficient use of a long-term vacant brownfield site and the delivery of much-needed housing.
The development faced significant opposition, with councillors citing issues such as the low percentage of affordable housing (10% by unit), the limited parking provision (13 spaces for 108 homes), and the potential loss of daylight to neighbouring properties. Councillor Harshadbhai Patel, Councillor Michael Maurice, Councillor Anton Georgiou, and Councillor Iman Ahmadi Moghaddam voted against the proposal.
Officers acknowledged concerns about the impact on neighbouring amenity, particularly the loss of daylight to a kitchen window at 15 Fairview Avenue. However, they determined that the harm was limited and outweighed by public benefits. This assessment was based on several factors: the breach of daylight recommendations was minor, the affected room was a small kitchen, the principal living room would retain good daylight and sunlight, the proposed development stepped down in height towards the east, and a mirrored baseline assessment showed the proposed development was less overbearing than a reciprocal development. The public benefits included the efficient redevelopment of an allocated brownfield site, the delivery of new homes (including affordable and family-sized), improved pedestrian connectivity, economic activity, and regeneration. The report states, On balance, whilst a degree of daylight harm would arise and is afforded weight in the assessment, the impact on the overall living conditions of occupiers at No. 15 Fairview Avenue is not considered unacceptable.
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The loss of the Old Wembley Hospital buildings, identified as a non-designated heritage asset, was also considered. A Level 2 building recording, providing a photographic and descriptive record for the future, will be undertaken as required by NPPF paragraph 218. Furthermore, an interpretation panel and/or plaque will be placed on site to explain the former role the hospital played in the community, including its founding by a local charity and its use during World War II.²
The scheme is largely car-free, with only 13 parking spaces provided, including three for Blue Badge holders. A car-free agreement for future residents, preventing them from obtaining on-street parking permits, will be secured through a Section 106 legal agreement. A Car Parking Management Plan will also be secured by condition, which will include measures to enforce any unauthorized parking on site. The consequences for non-compliance are not explicitly stated, but the agreement aims to prevent residents from obtaining permits.³
The decision was made subject to the completion of a satisfactory Section 106 legal agreement to secure planning obligations. This includes contributions towards active travel improvements, play space enhancements, and employment and training initiatives for local residents. The agreement will fund a contribution of £20,000 towards 'Healthy Streets improvements in the vicinity of the site', though specific improvements are not detailed.⁴
The Section 106 agreement will also secure an Employment and Training Plan for the provision of training, skills, and employment initiatives for local residents during the construction phase. This includes a minimum of ten full-time construction jobs, with 50% to be secured as apprenticeships for Brent residents. A financial contribution to Brent Works for job brokerage services is also included. Specific details on how residents will access these opportunities are not provided beyond the requirement for the plan to be prepared in partnership with Brent Works.⁵
Conditions were also imposed relating to construction management, landscaping, and fire safety.
¹ As detailed in the Public reports pack. ² As detailed in the Public reports pack. ³ As detailed in the Public reports pack. ⁴ As detailed in the Public reports pack. ⁵ As detailed in the Public reports pack.
