Brent Council's Planning Committee has approved plans for the redevelopment of the former Wembley Centre for Health & Care site, granting permission for 108 new homes. The decision, made on Wednesday, August 5, 2026, followed a lengthy debate and a tied vote, with the Chair casting the deciding vote in favour of the proposal. Subject to planning permission, construction can commence next month (August 2026), with first completions forecast in early 2028.
The scheme, which includes 11 affordable homes, faced significant opposition from local residents and some councillors who raised concerns about the low level of affordable housing, insufficient parking, and the 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 applicant, Fairview New Homes, amended the scheme to include an additional three-bedroom affordable home and some on-site play features. The committee was informed that the proposed affordable housing provision of 11 homes (10% by unit) represented the maximum viable amount that could be delivered on the site. This 'maximum viable amount' was determined through a viability assessment process agreed between the applicant and the council's surveyors. This process assesses the financial viability of the scheme on a no-grant basis, considering benchmark land value, development costs, contingencies, and other financial assumptions. The applicant's initial offer was for four affordable units, increased to 11 units (all London Affordable Rent) after independent assessment and negotiation. The final offer generated a viability deficit of -£191,110 against the agreed Benchmark Land Value, indicating it represents the maximum reasonable amount of affordable housing that could be delivered. Early and late-stage reviews will be secured within a Section 106 Agreement to capture any additional affordable housing if viability improves over time. The financial viability assessment considered the existing use value of the site, not the price paid for the land, as per national and GLA guidance.
Concerns about the impact on neighbouring amenity, particularly the loss of daylight to a kitchen window at 15 Fairview Avenue, were acknowledged. However, officers argued that the harm was limited and outweighed by the public benefits of the development. The loss of the Old Wembley Hospital buildings, identified as 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 the hospital played in the community. The details of the interpretation panel and/or plaque are to be submitted to and approved by officers prior to installation.
The committee also 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. This approach is intended to mitigate the potential for overspill parking and reduce congestion on surrounding streets. The site has a PTAL rating of 4 ('good') and is well-served by public transport, aligning with London Plan and Brent Local Plan policies that promote sustainable travel and expect car-free development in accessible locations. While the car-free agreement aims to prevent on-street parking, the report acknowledges that residents might still own cars and seek parking elsewhere. The existing CPZ operating hours and Wembley Stadium event zones are mentioned as deterrents. The report also notes that the development would not lead to significant additional traffic movements, with only an estimated 6-7 car trips per hour in peak times.
The decision to grant planning permission was made subject to the completion of a satisfactory Section 106 legal agreement to secure various planning obligations. These include a £20,000 contribution towards 'active travel improvements' to support 'Healthy Streets improvements in the vicinity of the site'. Furthermore, an Employment and Training Plan will be secured for training, skills, and employment initiatives for Brent residents during the construction phase, estimated to create a minimum of ten full-time construction phase jobs, with 50% to be secured as apprenticeships for Brent residents. A financial contribution of £29,700 is also to be made to Brent Works for job brokerage services.
Conditions were also imposed relating to construction management, landscaping, and fire safety. These include a Construction Management Plan (CMP) and a Construction Logistics Plan (CLP). The CMP sets out measures to minimise noise, dust, vibration, and air quality impacts, including commitments to damp down vehicles leaving the site and during demolition. The CLP details traffic management, including vehicle routeing, pre-booked deliveries, and marshalled access. Working hours are proposed as 08:00-18:00 Monday-Friday and 08:00-13:00 Saturday, with out-of-hours deliveries avoided where possible. The site compound and welfare facilities have been reconfigured to be further from the eastern boundary to minimise impacts on neighbours. All machinery will comply with NRMM standards, and asbestos removal will be carried out by specialist contractors.
Further details on the planning committee meeting can be found in the Public reports pack and the Decisions document.
