Brent Council's Planning Committee has granted planning permission for the redevelopment of the former Wembley Centre for Health & Care site on Chaplin Road, Wembley, to provide 108 new homes. The decision, made after a tied vote with the Chair casting the deciding vote, follows significant concerns raised by councillors and residents regarding affordable housing, parking, and the impact on neighbouring amenity.
The scheme, which includes 11 affordable homes, faced opposition due to the low level of affordable housing provision and insufficient parking, potentially leading to congestion. Councillors Harshadbhai Patel, Michael Maurice, Anton Georgiou, and Iman Ahmadi Moghaddam voted against the proposal, citing these issues.
The 108 new homes will comprise a mix of unit types: 28 x 1-bedroom, 54 x 2-bedroom, and 26 x 3-bedroom dwellings, equating to 26% 1-bedroom, 50% 2-bedroom, and 24% 3-bedroom units. Despite objections, officers recommended approval, highlighting the efficient use of a vacant brownfield site and the delivery of much-needed housing. The applicant, Fairview New Homes, amended the scheme to include an additional three-bedroom affordable home and on-site play features.
Officers stated that the proposed 10% affordable housing provision, comprising 11 London Affordable Rent (LAR) homes, was the maximum viable amount that could be delivered. This limit was determined through a viability assessment, rigorously tested by independent consultants, which considered development costs, benchmark land value, profit margins, and market conditions. The assessment indicated that 11 LAR homes represented the maximum reasonable amount, resulting in a slight deficit against the benchmark land value.
The 11 affordable homes will be provided at London Affordable Rent (LAR) level. The Section 106 agreement will secure 100% nomination rights for the initial lets and 75% for subsequent lets for those on the Council's housing waiting list.
Concerns about the loss of daylight to a kitchen window at 15 Fairview Avenue were acknowledged, with officers arguing the harm was limited and outweighed by public benefits. The loss of the Old Wembley Hospital buildings, a non-designated heritage asset, was also considered. A Level 2 Building Recording has been undertaken, and a condition is recommended that an interpretation panel and/or plaque be placed on site to explain the former role of the hospital, though the exact timeline for installation is not specified.
The committee debated parking arrangements extensively. The development 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, is to be secured, aligning with the London Plan's aim to promote sustainable travel. The Transport Assessment predicts only 11% of trips generated by the development would be by car, which is not considered significant enough to noticeably impact the local road network or public transport loadings. While a car-free agreement restricts permit eligibility, the council's experience suggests such restrictions are effective in mitigating overspill parking.
The decision was made subject to a Section 106 legal agreement to secure planning obligations. This includes a financial contribution of £20,000 to support 'Healthy Streets improvements' in the vicinity of the site, as recommended in the Healthy Streets Assessment, to enhance pedestrian and cycling infrastructure. Furthermore, an Employment and Training Plan for the construction phase will be secured, aiming to provide at least ten full-time construction jobs, with 50% of these to be apprenticeships for Brent residents. A financial contribution is also to be made to Brent Works for job brokerage services. The plan would be prepared in partnership with Brent Works and monitored through the Section 106 agreement. Conditions were also imposed relating to construction management, landscaping, and fire safety.
Further details on the planning committee meeting and decisions can be found in the Public reports pack and Decisions.
