5.4 NORTH WEST

LOCAL PLAN | BOROUGH OF BRENT 131 NORTH

LONDON BOROUGH OF BARNET

LONDON BOROUGH OF NORTH WEST

EAST CENTRAL

SOUTH WEST LONDON BOROUGH SOUTH OF CAMDEN 5.3.1 This place comprises Northwick Park andSOUTH EAST back behind a pathway, access road and c) Mount Stewart – a typical 1920’s and 30s LONDON BOROUGH parts of Barnhill, Kenton, Preston and grass verge. residential development that contains OF BARNET Sudbury wards. The place is bordered by housing that are Mock-Tudor style with 5.3.4 There are three conservation areas located to the north variable elevations. Housing is set in within the place: and west (Harrow-on-the-Hill). To the east is wide generous roads, which are tree and Park and a) Northwick Circle – a typical 1920’s and lined with grass verge buffers between KINGSBURY 30s residential development whose KEY to the south is Sudbury. the roads and pavement. KENTON high quality architectural character is Old Oak and 5.3.5 Located on the boundary of this place is OPDC CHARACTER AND CULTURE ROYAL BOROUGHunderpinned LONDON by relativelyBOROUGH wide and LONDON BOROUGH Development Corporation OF WESTMINSTER Place Boundary OF CHELSEA & Sudbury Cottages Conservation area, which OF HARROW LONDON BOROUGH KENSINGTONgenerous roads, tree lined with grass OF EALING 5.3.2 The North West place is largely suburban contains the remains of this part of the Open space verges between road and pavements in character, with housing focused aroundLONDON BOROUGH historic core of Sudbury. town centres, tube stations and significantOF HAMMERSMITH b) Sudbury Court – housing development Waterways & FULHAM pieces of social infrastructure (Northwick planned either side of a central spine 5.3.6 There are two sites of archaeological PRESTON ROAD Park Hospital and the Harrow Campus of of The Fairway. Houses are spaciously importance within this place – Sudbury University of Westminster). positioned amongst garden buffers Court and Lyon’s Farm. Sudbury Court and tree lined roads, aided by gentle is also designated as an Archaeological 5.3.3 There are four main character areas located curves which help to define the garden Priority Area. within this place. The variations in character suburb character. are not significant as the residential element predominantly within this place is based on

SUDBURY WEMBLEY suburban metroland ‘Mock Tudor’ vernacular. Northwick Park character area contains Northwick Park Hospital. This provides a CHURCH END stark contrast due to its scale and angular EALING ROAD GREEN concrete and glass architecture. Its visibility is LONDON BOROUGH increased due to the open aspect of the soft KILBURN OF CAMDEN landscaping of Northwick Park Metropolitan Open Land (MOL). This encloses it on two sides (east and south). Kenton character LONDON BOROUGH OF EALING area is suburban residential focused around QUEEN’S PARK KENSAL RISE the high street and tube station. Similarly, OPDC Preston Road character area is focussed on LONDON BOROUGH a high street which gradually slopes from OF WESTMINSTER north to south and contains Preston Road

ROYAL BOROUGH OF Station in its centre. Another key character KENSINGTON & area within this place can be around Sudbury LONDON BOROUGH CHELSEA Court Drive, consisting of large houses which Figure 19 Map of North West Place OF HAMMERSMITH & FULHAM vary in style, with large front gardens, set

132 LOCAL PLAN | LOCAL PLAN | LONDON BOROUGH OF BRENT 133 5.3.7 The most significant open space within this passing through Northwick Park. It is a focuses on design, creative and digital CHALLENGES OPPORTUNITIES place is the designated Metropolitan Open strategic walking route that connects the 33 industries. Land (MOL) of Northwick Park. The adjoining London boroughs and their greenspaces. • This place is generally poorly served by public • The Northwick Park development provides a number of TOWN CENTRES site referred to as Ducker Pool, is designated transport. This has an impact on the accessibility opportunities for this place, which includes: VISION EMPLOYMENT AND EDUCATION of key destinations within this place, including as a Grade I SINC of borough importance. 5.3.15 There are two town centres located within • Improvements to the Northwick Park Hospital and Clinical Northwick Park Hospital and East Lane Business Park. 5.3.18 A place which Smaller open spaces, and other SINC sites 5.3.12 Located within this place is the East Lane this place: Kenton Road and Preston Road. Research Centre; are scattered throughout this place including Business Park, which is designated as a • There is some variation in the levels of deprivation predominantly seeks 5.3.16 Kenton is a district town centre. Part of it • New and improved sports pavilion; John Billam Playing Fields, Woodcock Park, Strategic Industrial Location (SIL). It is a within this place, with areas of higher deprivation to retain and enhance lies within the London Borough of Harrow, Woodcock Park North SINC, mixture of mainly older industrial premises, concentrated around the southern boundary and • Provision of affordable and specialist homes; the characteristics of although the majority is within Brent. In north eastern part of this place. Brook from Kenton to the with a very large modern retail distribution • Improvements to Northwick Park and Ducker Pool SINC (Grade I); its metro-land past. comparison to other centres, Kenton has • While there is no open space deficiency within this The place will be and Kenton Grange. Northwick Park and unit supplemented by a small office • Enhancements to the section within Northwick Park. a relatively high proportion of services. Place, there is significant variation in the levels of Kenton Railside, a Grade I SINC of borough element. It has a number of key strategic comprised of a series Anchors include Sainsbury’s and Kenton accessibility to the different public park typologies. • Improving sustainable transport access to, and within, this place importance, also acts as a wildlife corridor characteristics. These include good access to of attractive suburban Bridge Medical Centre. It also contains through the implementation of a variety of transport schemes, within this place. the strategic road network and a ‘good and • Kenton Town Centre straddles the London Borough neighbourhoods, Kenton underground and overground of Brent and Harrow’s administrative areas. such as: fit for purpose industrial land supply’ which whose character and TRANSPORT station. Vacancy rates within Kenton are makes it supportive of employment activities. • After housing cost, child poverty within the • Improvements to increase capacity and creating step-free access local distinctiveness equivalent to the London average. Northwick Ward is 13%, Preston is 14%, Kenton is at Northwick Park Tube Station; 5.3.8 The predominant Public Transport Activity are enhanced through 5.3.13 Employment within this place is concentrated 10% and Sudbury is 18% Level (PTAL) within this place is 2. Higher PTAL 5.3.17 Preston Road is a district town centre. It • Implementation of Cycleways and other schemes within this the Northwick Park within the public administration, education ratings are located around Northwick Park extends along the Preston Road from Carlton • Child obesity varies significantly across the place – place, in line with the Transport Strategy, to improve active travel; Growth Area. and health sectors. In general, the northern areas within the southern part have relatively low and Kenton stations. Areas with particularly Avenue East to The Avenue and includes • Improving the Capital Ring and other pedestrian routes part of the borough accounts for a quarter childhood obesity (2.3-6.3%), whilst in the north poor transport accessibility are located within Tesco Express as an anchor. It also contains Northwick Park; of all micro businesses, and has the joint childhood obesity is high (11.3-23.4%). the south western corner, and scattered Preston Road underground station. Similar highest level of self-employment in Brent • Some areas of the place have a higher proportion • Applying the ‘Healthy Streets Approach’ to improve pedestrian through the central part of this place. to Kenton, Preston Road has a relatively high (14% of economically active people being of Over 50’s than others. and cycling connections between Northwick Park Station and proportion of services but also has a range 5.3.9 There are four underground stations located self-employed). The northern part of Kenton Town Centre. of comparison and convenience outlets. • More than 1 in 6 residents were aged 65 and over within this place; Kenton, Northwick Park, Northwick Park, where the hospital is located, in the Kenton Ward. • Increasing the quality of the open spaces and sports facilities This town centre has relatively low vacancy South Kenton and Preston Road. On the has one of the highest concentrations of within this place, which can be achieved through: rates in comparison to borough-wide levels. • Variations in proficiency in English are great – place’s southern boundary is employees in Brent, providing approximately areas of Northwick Park and Kenton are lower • Pursuing pitch improvement opportunities at Northwick Park; than Preston and Sudbury. Station. 8,000+ jobs. East Lane Business Park is the • Investment into purpose-built, non-turf cricket practice facilities second highest, providing approximately 5.3.10 The roads which form the northern boundary • English is not the main household language for at Northwick Park; 4,000-8,000 jobs. 19.8% of households within Northwick Park, with (A4506) and western boundary (A404) of this 0.9% of households not speaking English. The • Improved signage, pathways and infrastructure in the parks and place are London Distributor Roads. 5.3.14 There are 8 primary schools, 3 secondary proportion of households in Kenton where no one open spaces within this place; schools and 1 all through located within this 5.3.11 The Capital Ring goes from east to west was able to speak English was 19.6%. • Public realm improvements within Kingsbury Town Centre. place. The place also includes the University across the central section of this place, • The uptake of cycling within the north of the • Intensification of employment uses at East Lane. of Westminster Harrow campus, which borough is low, with it only accounting for 0-1% modal share of journeys. • Enhanced level of convenience goods provision within the two town centres.

134 LOCAL PLAN | LONDON BOROUGH OF BRENT LOCAL PLAN | LONDON BOROUGH OF BRENT 135 POLICY BP4 NORTH WEST Proposals should plan positively to g) Managing the likely overall reduction OPEN SPACE AND BIODIVERSITY deliver the place vision by adhering in length of the Preston Road and Maintaining and enhancing the quality of to the following principles: Kenton Town Centres. the well-used, cherished public parks, open spaces and biodiversity areas through: CHARACTER, HERITAGE AND DESIGN COMMUNITY AND CULTURAL FACILITIES p) Enhancements to Northwick Park, Maintain and enhance local character and h) Protecting and enhancing playing Woodcock Park and Pellat Road Sports distinctiveness by: pitch provision at Northwick Park, JFS Ground. School, Claremont High School and a) Continuing to conserve and enhance q) Pursuing opportunities to increase the Tenterden Sports Ground. designated heritage assets within this provision of pocket parks. i) Encouraging community use Bryon area. r) Exploring opportunities to create a Court Primary School’s sports facility. b) Protecting, and where possible, Local Nature Reserve at Ducker Pool. enhancing the established metro-land As part of the development within the s) Protecting and enhancing existing characteristics of the place. Northwick Park Growth Area the following wildlife corridors within this place. c) Concentrating new tall buildings in improvements to community and cultural t) Improving the Capital Ring route the Northwick Park Growth Area, town facilities should be achieved: within this place in the aim of creating centres and intensification corridors j) Redeveloped and/or enhanced a new Green Chain. (A4006 Kenton Road). university hospital. TRANSPORT HOMES k) Redeveloped and/or enhanced university facilities. u) Improving Northwick Park station to d) Providing approximately 2,600 new l) Enhancements to Northwick Park increase capacity and establish step- homes as part of development within Sports Pavilion. free access. the Northwick Park Growth Area, m) Improved setting of and better v) Implementing Cycleways to encourage including specialist accommodation to integration of open space within the uptake of active travel. meet identified demand. site to Northwick Park. w) Improvements to road junctions e) Delivering mixed-use development on around Northwick Park Growth Area the Sainsbury’s Kenton Road site. EMPLOYMENT AND SKILLS and station with the view of improving Supporting the local economy by: road safety. TOWN CENTRES x) Improving walking and cycling f) Supporting the creation of new n) Retaining and encouraging infrastructure within this place, with convenience floorspace within Preston intensification of SIL land at East Lane a focus on improving pedestrian and Road and Kenton providing that they Business Park. cycling links between the four tube are of an appropriate scale, to support o) Promote employment growth/skills stations. their local function. within the Northwick Park Growth Area. Figure 20 High Level Plan of the Place

136 LOCAL PLAN | LONDON BOROUGH OF BRENT LOCAL PLAN | LONDON BOROUGH OF BRENT 137 within this place that offer the opportunity place at appropriate site(s). to provide employment space and job 5.3.34 Northwick Park has been identified as a opportunities. These are Northwick Park strategic site for playing pitch provision Hospital and Clinical Research Centre, and within the borough, due to the number East Lane SIL. The employment function of pitches on site and the range of sports at these two areas will be protected, and it supports. The council will continue to where possible, enhanced. protect playing pitch provision at this site, 5.3.25 The Northwick Park Growth Area provides and where possible, pursue opportunities CHARACTER, HERITAGE AND DESIGN Area has the potential to support student an opportunity to enhance or redevelop for its enhancement. Additional playing housing and large-scale purpose built shared the facilities at Northwick Park Hospital pitch sites that will be protected, and where 5.3.19 There are three existing conservation living accommodation as well as mainstream and Clinical Research Centre, and introduce possible enhanced, within this place include areas within this place which have been housing. As public land it is anticipated that an element of commercial and flexible the pitches at JFS school, Claremont High designated due to their distinct and special it will make a significant contribution towards workspace. Additional jobs on this site will School and Tenterden Sports Ground. There character. Development within and adjacent affordable housing needs. help satisfy the strategic objectives of the are also a number of other school sites to these areas will be expected to conserve borough. As will proposed state-of-the-art within this place which can contribute to or enhance their character. Due to their 5.3.22 The Kenton Sainsbury’s site provides teaching spaces for both the University of ensure adequate playing pitch provision designation, it is not anticipated that there an opportunity for comprehensive Westminster and the university hospital. within the borough. will be a significant amount of development redevelopment of a low-density in these areas. supermarket site. Its proximity to Kenton 5.3.26 East Lane SIL has a number of positive OPEN SPACE AND BIODIVERSITY underground station makes it appropriate characteristics which in the context 5.3.20 The predominant character of this area is for intensification, incorporating residential of London Plan policy make it a good 5.3.35 Whilst there is no open space deficiency residential suburban, with a number of areas development. The redevelopment of this candidate for further intensification for within this place, there is a significant displaying characteristics which can be linked site should ensure a replacement food store employment uses. floorspace within this area, will be supported pavilion has yet to be agreed. Any MOL deficiency in access to pocket parks as there to the metro-land movement. Tall buildings of comparable size with a layout and store through residential development within the land swap associated with this will need to are none. Limited land availability means will not be in keeping with the character of RETAIL AND TOWN CENTRES entrance that better addresses the town Northwick Park Growth Area. Improvements demonstrate that it is in compliance with that Northwick Park Growth Area provides the majority of this place. An exception to the best opportunity to increase provision centre. 5.3.27 Preston Road and Kenton Road town centres anticipated include upgrading the teaching London and national policy, and ensure that this will be Northwick Park Growth Area, of this typology. will continue to support the local population space offered within the hospital to improve there is no net loss in open space. where the presence of tall buildings has 5.3.23 Additional homes are likely to be its efficiency. already been established. In addition, town concentrated along the A4006 Kenton Road of this place. 5.3.31 As part of the development, there is a desire 5.3.36 In addition to increasing open space 5.3.30 Furthermore, the opportunities to to create a ‘local hub’, that will provide provision, it is important to ensure that the centres and intensification corridors will intensification corridor (a main road with COMMUNITY AND CULTURAL FACILITIES accommodate development of potentially relatively good public transport), within the improve the sports pavilion to support various uses such as commercial, retail and quality of the existing open spaces within this around 18 metres (6 storey) and 15 metres (5 town centres, local shopping centres and 5.3.28 The need for new community facilities the development that is to come forward community uses. The exact nature of the place are enhanced. The council’s qualitative storey) respectively. on small scale infill/ redevelopment sites, within this place will primarily be within the within the Growth Area will be supported. ‘local hub’ will be informed by community assessment on open space found that conversions and extensions. The volume of Northwich Park Growth Area due to the One option being considered is to swap consultation. overall quality of public park and open space HOMES the land currently occupied by the sports provision was ‘fair’. Scope for improvements delivery through these sources is uncertain. significant increase in population that will 5.3.32 The potential to develop a new energy centre pavilion and car park with an equivalent area were identified, in particular for Pellat Sports 5.3.21 Northwick Park Growth Area provides the occur as a result of the proposed housing to supply energy to the University, Hospital 5.3.24 Employment and Skills, in comparison to development. adjacent to Northwick Park station to create Ground and Woodcock Park. opportunity to provide a significant amount other places within the borough, there and residential units will be explored. an open, active and welcoming frontage by 5.3.37 Improvements to Northwick Park will be of housing in addition to satisfying a number are limited employment opportunities 5.3.29 Improvements to Northwick Park Hospital, 5.3.33 The council will explore opportunities to the station. The location of the new sports required to support the growth in population of strategic policy objectives. The Growth within the North West. There are two areas and the provision of additional hospital increase sports hall provision within this

138 LOCAL PLAN | LONDON BOROUGH OF BRENT LOCAL PLAN | LONDON BOROUGH OF BRENT 139 as a result of the development within the access at Northwick Park Station will improve adjoining Growth Area. Improvements to the the public transport accessibility levels park will need to ensure that local needs are around the Northwick Park Growth Area. satisfied and that the district park remains 5.3.42 The uptake of cycling within the north a first class recreational facility. This must currently lags behind the south. The include the increased provision of green implementation of Cycleways can encourage infrastructure with the aim to achieve a net residents to cycle, which in turn will gain in biodiversity. contribute to the reduction in congestion. 5.3.38 Northwick Park and the Ducker Pond are a The LTTS indicated that resources will focus designated SINC site of borough importance on improving cycling uptake within the (Grade I). The site’s diverse habitat mosaic of north of the borough. The council’s Cycling woodland, short and long grassland, ponds, Strategy identifies that a number of new hedges, tree lines, mature/ veteran trees and cycle routes are being considered within this streams, means that it is one of the more area. These routes will improve the existing valuable biodiversity sites in the borough. local cycle network, and look to create new links between key destinations, such as the TRANSPORT tube stations and open spaces. SITE ALLOCATION 5.3.39 The projected growth in population across 5.3.43 Improving road safety within the borough this place will place additional pressure is a priority. In particular, road safety around on the road network, particularly around the Northwick Park Hospital area has been Northwick Park Hospital where most of the identified as an issue. The design of a new growth is focused. junction to provide better vehicle access POLICIES 5.3.40 One of Brent’s Long Term Transport Strategy and egress, together with associated (LTTS) Objectives is to ‘Increase the uptake of improved pedestrian crossing facilities can sustainable modes, in particular active modes help reduce incidences of accidents, as will of travel”. There are a number of schemes amendments to the Kenton Road/Watford and initiatives which can be implemented Road roundabout. within this place which can help to achieve KEY SITE ALLOCATIONS this objective. Such schemes include improving the public realm and creating a Northwick Park Hospital better link between Northwick Park Station Sainsbury’s Kenton Road and South . 5.3.41 As mentioned above, public transport OTHER POLICY GUIDANCE accessibility levels within this place are low · Northwick Park Master Plan/ Supplementary in comparison to other areas within the Planning Document/ Area Action Plan borough. However, improvements which will (forthcoming) increase the capacity and introduce step-free

140 LOCAL PLAN | LONDON BOROUGH OF BRENT LOCAL PLAN | LONDON BOROUGH OF BRENT 141 University of Westminster Harrow Campus and associated student accommodation, Northwick Park Hospital and associated car parking, residential, Northwick Park sports BNWGA1: NORTHWICK PARK GROWTH AREA EXISTING USE pavilion and Underground Station. Growth Area - the site has been allocated for mixed used development. Additional residential development to enable upgrades/ refurbishment to the existing and retained ALLOCATED USE Northwick Park Hospital and University of Westminster facilities. A replacement sports pavilion, small amount of commercial floorspace, and possibly new small-scale non-acute medical facilities to also be provided on site. INDICATIVE Capacity for circa 3,600 units, of which 2,600 net additional, development capacity will be better identified through a more detailed masterplan process. CAPACITY TIMEFRAME FOR 0-5 Years 5-10 Years 10+ Years DELIVERY 650 (net 390) 1950 (net 910) 1300 Northwick Park Hospital, Watford Road, Harrow, HA1 3UJ ADDRESS University of Westminster, Northwick Park, , HA1 3TP Northwick Park Tube Station AREA 30.5 ha The site is located off Watford Road close to the boundary with the London Borough of Harrow. It is formed of five main areas: Northwick Park District Park, Northwick Park Hospital, Northwick Park Tube Station, Northwick Park Hospital Residential Accommodation and the University of Westminster. Within the site is a part of the one-way road system (also referred to as a ‘ring road’) that comes off of Watford Road, the main vehicular access for the site. Adjoining the northern boundary of the site is the Northwick Park underground station and tracks. Northwick Park Station is a small, suburban station which has two platforms. The platforms are above the level of the surrounding area, and can be accessed by a flight of stairs from the ticket hall. The pedestrian connection from the station to Northwick Park is through a narrow tunnel. Access to Northwick Avenue is relatively open from the ticket hall, past a small shop. Northwick Park Hospital residential accommodation forms the eastern, and part of the southern part of the Growth Area. It consists of a number of affordable homes provided SITE BOUNDARY by Network Homes, some occupied by hospital employees. These are terrace homes and flats, predominantly 2 to 4 storeys. All housing is set back from the road behind either DESCRIPTION OF grass verges, hard landscaping or car parking spaces. EXISTING SITE Northwick Park Hospital Campus consists of a number of buildings varying in height between two and eight storeys, mixed in quality and age. Large portions of the hospital campus are dedicated to at grade car parks. A multi-storey is located in the west. Northwick Park hospital provides a full range of services, which includes neurology, cardiology and elderly care medicine. It also has a 24/7 A&E service and Urgent Care Centre. It is one of the eight Hyper Acute Stroke Units within London. There are a number of trees located along the eastern boundary which provide a visual screen to Northwick Park. University of Westminster comprises a number of buildings forms the western part of the Growth Area. Between these there are some areas of open/ communal space. Halls of residence are located within its northern part with an associated green space, not currently publicly accessible. This green space has a variation in site levels and a number of trees. Trees line the southern boundary of the university site, acting as a visual break between it and the Northwick Park Hospital. Northwick Park sports pavilion provides changing rooms and facilities to support recreation on the park. The facility is tired, needing significant investment to enhance its quality to allow the sports pitches to be used to their potential. The London Borough of Brent, London North West University Healthcare NHS Trust, the University of Westminster and Network Homes are the key landowners. They have OWNERSHIP committed to work in partnership through a memorandum of understanding to promote the redevelopment of land at Northwick Park in a comprehensive manner through joint-working as part of the One Public Estate programme. RELEVANT There have been numerous applications for the hospital site including new buildings, extensions, creation of multi-storey car park, ancillary services/infrastructure and facilities PLANNING to support the functioning of the hospital. HISTORY The site has a mixed PTAL rating. Around the University of Westminster campus, the PTAL ranges from 4 to 5. It then decreases to PTAL 3 and 4 around the Northwick Park PTAL RATING Hospital, dropping to 2 at Northwick Park Hospital Residential Accommodation and Northwick Park sports pavilion.

142 LOCAL PLAN | LONDON BOROUGH OF BRENT LOCAL PLAN | LONDON BOROUGH OF BRENT 143 Adjoining the Growth Area to the east and south is Northwick Park. Designated as Metropolitan Open Land (MOL), it is afforded the same protection as Green Belt in Policy G3 Social and physical infrastructure requirements to be fully drawn out in any future masterplan related to the residential capacity of the site. of the London Plan. Located within the boundary of Northwick Park is a sports pavilion. It is proposed that the sports pavilion is relocated, possibly to create an active frontage Upgrades to the junction at Watford Road will be needed to support development at this site. Improvements to the capacity of, and pedestrian accessibility to, Northwick between the station and hospital, but the location could vary. This will also create a more open feeling across the park. Any MOL land swap as part of the relocation of the Park Station. Improved sports and leisure facilities as part of the MOL land swap, green infrastructure and public realm throughout the site. A site wide energy network. An INFRASTRUCTURE sports pavilion should ensure that there is no net loss of MOL area. The value of the land designated as MOL should also be improved, having regard to all criteria in Part B of infrastructure agreement will be drawn up and signed by all four key partners. REQUIREMENTS London Plan Policy G3. Thames Water has indicated the scale of development is likely to require upgrades to the wastewater network. Thames Water will need to be engaged at the earliest London Plan Policy H10 does not allow loss of existing affordable housing unless replaced by equivalent or better quality accommodation that is of equivalent floorspace and opportunity to agree a housing and infrastructure phasing plan to ensure essential infrastructure is delivered prior to being required to meet additional demands created price to occupiers. Policy H5 requires public sector land development to deliver at least 50 per cent affordable housing. through the development. There is potential for some tall buildings, subject to being a high quality design. These should respond to the height of the existing hospital buildings, stepping down towards Northwick Park Growth Area provides an opportunity for a fundamental review of separate uses over a significant area that have been developed in a piecemeal fashion over the MOL and areas to the north. Consideration should also be given to impact on the locally protected views as identified in the Harrow Local Plan. The appropriate height, JUSTIFICATION many years with a view to improving the efficient use of land use. This will provide health, educational, recreational and public transport facilities that can better meet needs, as extent and location of buildings will be identified within a masterplan for the site. Consideration will need to be given to the site’s location next to MOL to ensure that there is well as addressing the requirements in Brent for additional homes. no inappropriate impact on its setting. Part of the site also falls within the Ministry of Defence (MOD) safeguarding zone for RAF , in which the MOD will need to be consulted if development is over a certain height – 45.7m for development that occurs within the boundaries of the University of Westminster Campus and the majority of the hospital campus, and 91.4m for the land owned by Network Homes which includes the hospital’s eastern car parks and residential accommodation. PLANNING Furthermore, there is an area of green space located to the rear of the student accommodation, which has an open space designation. Whilst it might be appropriate through CONSIDERATIONS the masterplanning and development process to relocate or disaggregate this open space, overall no net loss will be acceptable. This will be in addition to satisfying the PLANNING urban greening requirements and providing sufficient children’s play space, in line with London Plan policies G5 and S4. A ball strike assessment will be required to ensure that CONSIDERATIONS new development does not compromise the role of the MOL in terms of sports provision. Running adjacent to the site’s southern boundary is the Capital Ring leisure route. Development should not impact upon the functionality of the Capital Ring, and should seek its enhancement wherever possible. Adjoining the site to the south west is Ducker Pool, a Site of Importance for Nature Conservation (SINC) (Grade I), also subject to a group Tree Preservation Order. The Growth Area’s increase in residents could add to its recreational use as a nature conservation asset. Mitigation measures to address potential adverse impacts should be identified as part of the masterplanning process and ideally improvements to biodiversity implemented to enhance its SINC status. The western part of the site is within an Air Quality Management Area. As such development should be air quality positive. Vehicular access to the site is from Watford Road. This is often congested with traffic moving between Harrow and Wembley areas. Development should not exacerbate this and ideally new junction solutions will improve it. Within the site is a ‘ring road’. This provides emergency services access to the A&E department. Development must ensure satisfactory vehicle (including emergency) movement is maintained. South Kenton has poor pedestrian access to the site. Furthermore, Northwick Park station’s access is via a narrow brick tunnel. No step free access is currently available to platforms. Development should seek to address these issues. An interchange incorporating a suitable bus turning point, stand and associated driver facilities will need to be incorporated into the development. This will improve the connection between the underground and buses and potentially transfer bus routes from the surrounding road network north of Northwick Park Station. None of the site is within Flood Zone 3 for fluvial flooding. Parts are however in zone 3 for surface water flooding, the majority being highway land. In the south of the site, flooding from reservoirs failure exists. Some northern parts are susceptible to sewer flooding. More detailed assessment will be required through a site specific flood risk assessment. A number of infrastructure requirements are necessary to support the delivery of the scheme. The costs of these could result in delays to delivery. The site has been awarded a £9.9 million Housing Infrastructure Fund (subject to contract), which will assist with its delivery. Subsequent delivery will need to meet short deadlines. RISKS Continued operation of hospital functions during construction phase. Prior to the redevelopment of operational land, existing uses will need to be decanted to other areas. Therefore, re-provision of these uses on other land (i.e. staff car parks, student accommodation or Trust accommodation) will be needed, which places greater need on the phasing of this development to be considered carefully. The design and layout of the scheme should be determined by a comprehensive master planning exercise. Key points that will need to be addressed include: • ensuring the scheme blends into Northwick Park and does not have an inappropriate impact on its setting; • sufficient open space provision is found throughout the site, including retention of existing mature trees, the provision of additional trees, and the provision of any open space DESIGN lost; PRINCIPLES • providing high quality public realm and improved pedestrian environment between the development, Northwick Park Station and South Kenton; • edges of development responding to the suburban nature of the surrounding area, particularly to the north; • tall buildings on the site should respond to the height of the existing hospital buildings, and ensure that there is a stepping down towards the MOL and residential area to the north.

144 LOCAL PLAN | LONDON BOROUGH OF BRENT LOCAL PLAN | LONDON BOROUGH OF BRENT 145 BNWSA1: KENTON ROAD SAINSBURY’S AND ADJOINING LAND EXISTING USE Sainsbury’s superstore and associated car parking and some railway land. ALLOCATED USE Mixed-use development incorporating a retail store of comparable size and residential development. INDICATIVE Superstore of equal size and up to 150 dwellings. CAPACITY TIMEFRAME FOR 0-5 Years 5-10 Years 10+ Years DELIVERY 150 ADDRESS 1 Nash Way, Kenton, HA3 0JA AREA 2.45 hectares The site currently consists of one large superstore (Sainsbury’s) surrounded by large amounts of parking. There is a small piece of railway land included to the south. The site is DESCRIPTION OF bordered by a railway line to the west. Dwellings back onto the car park along the eastern edge of the site. There is also a small area of open space to the east of the site, which EXISTING SITE provides a green barrier between the store and Draycott Avenue. Located to the north of the site is Kenton Town Centre; the site forms part of the town centre boundary but is currently set back from the majority of the shops due to the road layout. OWNERSHIP Private and small part public ownership RELEVANT PLANNING No planning history of relevance. HISTORY

PTAL RATING The sites PTAL rating ranges from 4-5; PTAL rating of 5 is in the northern region of the site, covering the majority of the supermarket building.

The site forms part of the primary frontage of Kenton Town Centre, and as an anchor the supermarket is a significant draw. As such its retention, or a replacement of equivalent SITE BOUNDARY size is sought. The supermarket’s relationship to the town centre ideally needs to be greatly improved through the positioning of its entrance and creation of active frontage along its northern and eastern boundary. This will ensure it makes a stronger and wider contribution to the vitality and viability of Kenton Town Centre. The streetscape, particularly the mini-roundabout on Nash Way is an insensitive over-engineered solution that provides a poor townscape and pedestrian environment. Improving this needs to be part of a development solution. There is an area of undesignated green space to the east of the site. Improvements to this area of green space should be sought as part of any redevelopment. PLANNING The location next to the West Coast Mainline/ Overground and Underground lines to the west will require appropriate mitigation to ensure occupants of any development are CONSIDERATIONS not adversely impacted by noise and vibration. The railway is also a designated wildlife corridor. Development should not adversely impact upon this. Urban greening elements should be included within the development to enhance and complement this feature. The site is susceptible to sewer and groundwater flooding. A small area of the north western corner is susceptible to surface water flooding. A flood risk assessment will need to be submitted which demonstrates how the development will mitigate against flood risk. Part of the site is located within an Air Quality Management Area. Development will need to be air quality positive. A transport assessment will be required to determine the impact that residential development may have on this site. RISKS Incentive for Sainsbury’s to develop given potential impacts on operations of the existing store which is trading well. The entrance to the store should have a greater focus on addressing Kenton town centre. Active frontage should be created along the northern and eastern edges along Nash Way and Draycott Avenue. The site’s visibility from Kenton Road requires a high quality/ landmark design for the northern edge of the site. The general character of the surrounding residential area is 2 storeys. 3 storey buildings are located to the north along Kenton Road. The large site, together with its proximity to a town centre and public DESIGN PRINCIPLES transport accessibility will allow for some greater height than existing of around 5 storeys in parts, subject to appropriate step down/ relationships to homes along Draycott Avenue. Development should incorporate green infrastructure, particularly adjacent to the wildlife corridor. This should enhance the natural and ecological value of this area but also help mitigate poor air quality.

146 LOCAL PLAN | LONDON BOROUGH OF BRENT LOCAL PLAN | LONDON BOROUGH OF BRENT 147 An appropriate amount of car parking spaces will need to be retained for the superstore. Improved access arrangements/ public realm should be informed by design and access statement/ transport assessment. INFRASTRUCTURE Incorporation of green infrastructure on the site. REQUIREMENTS Thames Water has indicated the scale of development is likely to require upgrades to the wastewater network. Thames Water will need to be engaged at the earliest opportunity to agree a housing and infrastructure phasing plan to ensure essential infrastructure is delivered prior to being required to meet additional demands created through the development. The site provides an opportunity for mixed-use development in a sustainable location. The car park is too large compared to the demand for spaces. The site currently has limited visual impact/ generation of linked trips to the high street of Kenton due to its set back location. The re-development of this site will offer the opportunity to better JUSTIFICATION incorporate the superstore into the town centre frontage, and provide a more appealing development. As encouraged within the London Plan, mixed-use redeveloped is encouraged at supermarket sites, and development within close proximity to tube stations should seek to optimise the potential for housing delivery. The London Plan also encourages residential development within town centre locations as it will help to provide homes in well-connected places that will help to sustain local communities.

FIGURE 21 MAJOR SITES WITH PLANNING PERMISSION FOR HOUSING SIZE INDICATIVE REF. ADDRESS EXISTING USE PLANNING PERMISSION COMMENTS (HA) HOMES 3 two-storey 17/3717 79-83 Kenton Road 0.18 Residential 39 (36 net) dwellings Former stable used 16/3294 Clock Cottage next to Kenton Road Garage 0.24 Residential 17 Assisted Living Accommodation for storage

148 LOCAL PLAN | LONDON BOROUGH OF BRENT