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Alternatives and Design Evolution

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Alternatives and Design Evolution The Waterside Environmental Statement: Volume 1 Chapter 2: Alternatives and Design Evolution The Waterside Chapter 2: Alternatives and Design Evolution Figure 2.1 Images of the Existing Site INTRODUCTION 2.1 This ES Chapter summarises the main design alternatives considered by the Applicant and details the environmental considerations (including opportunities and constraints) that have influenced the design. Following this, a narrative is provided on the evolution of the selected option for the Site, focusing on key design modifications that were made during the design process. Environmental considerations which have influenced the design evolution process are discussed where relevant. SITE AND SURROUNDING CONTEXT Site Description 2.2 The Site is irregular in shape and currently comprises a retail warehouse towards the southern, western and central portion of the Site with associated yard space towards the east and north. Ancillary car parking with access from Fulton Road is located to the north-west corner of the Site. The Site also contains a small access alleyway, connecting the Site to Fourth Way towards the east. Photos of the Site are provided below in Figure 2.1. The location of the Site and its surrounding context is illustrated in 0. View from northwest on Fulton Road View from east of the Site from Fourth Way 2.3 The Site is bounded by Wealdstone Brook to the north, car parking, Fourth Way, a warehouse and a vacant Site to the east, Fifth Way to the south and Fulton Road to the west. Beyond the Wealdstone Brook Site of Importance for Nature Conservation (SINC), lies a mix of light industrial premises and residential units. Beyond this lies the railway tracks associated with Wembley Park Station Underground Station. 2.4 To the east and south, the Site’s surroundings are characterised by existing light industrial units with some redevelopment to provide student accommodation, a hotel and residential units occurring to the south. Approximately 550m to the southwest of the Site is Wembley Stadium. To the southwest, west and northwest of the Site, the area is characterised by high rise residential developments interspersed with leisure and commercial uses. LOCAL ENVIRONMENTAL CONTEXT Townscape and Built Heritage 2.5 There are no listed buildings within the Site or within a 500m radius of the Site. The Site is not located within a Conservation Area (CA). The nearest CA’s are located at Barn Hill, approx. 800m northwest of the Site View from southwest at the corner of First Way, Fifth View of the warehouse and associated and at Neasden, approx. 920m east of the Site. There are 3 Grade II listed buildings within 1km of the Site Way and Fulton Road hardstanding from within the Site including Wembley Arena located approx. 630m to the west of the Site, Brent Town Hall located approx. 780m to the north of the Site; and Three K6 Telephone Kiosks located approx. 795m to the west of the Site. Figure 2.2 An Aerial View of the Wembley Park Masterplan from the North Transport 2.6 The Site benefits from a Public Transport Accessibility Level (PTAL) rating of 4 (good) which is in part due to the nearest bus stop located directly to the south of the Site on Fifth Way, accessed by the 92 and 206 bus routes. Additionally, the closest tube station to the Site is Wembley Park Underground Station, located approx. 650m to the northwest of the Site and connects to the Jubilee and Metropolitan lines. There is an off-road cycle route to the south-east of the Site, which connects to Stonebridge Park railway station approx. 2.5km to the south of the Site. Cycle parking is available at Wembley Central, Wembley Stadium and Wembley Park stations. Air Quality 2.7 The Site is located within a designated Air Quality Management Area (AQMA) for the exceedance of the annual mean nitrogen dioxide and 24-hour mean PM10 objectives, predominantly as a result of emissions from road transport. The AQMA encompasses all main roads within the borough and covers the entire southern and eastern areas of the borough. Archaeology 2.8 The Site is not located within an Archaeological Priority Area (APA). The closest APA is located roughly 1.1km to the northeast of the Site on Old Church Lane. It is thought that during the 1924 British Empire Exhibition at Wembley, a model mine shaft was constructed within the Site. Whilst the mine does not appear in archaeological records, there is evidence to suggest it was located with the Site’s redline boundary and has since been infilled. Above ground and immediately sub‐surface remains of these structures are likely to have been removed or significantly damaged by the subsequent redevelopments within the Site. 2.1 The Waterside Chapter 2: Alternatives and Design Evolution Figure 2.3 Site and Surrounding Context Map 2.2 The Waterside Chapter 2: Alternatives and Design Evolution Ecology ALTERNATIVES ANALYSIS 2.9 The Site is not statutorily designated for any ecological interest and does not fall within the boundaries of 2.17 The following sections review the alternatives to the Proposed Development that has been considered by any statutory or non-statutory sites, including Special Areas of Conservation (SAC), Special Protection the Applicant including: Areas (SPA), Ramsar sites, Sites of Special Scientific Interest (SSSI), National Nature Reserves (NNR) and Local Nature Reserves (LNR) (as defined in Part 1 of the EIA Regulations), the Wealdstone Brook which • The Do-Nothing / No Development Alternative; falls partly within the north of the Site is designated as a Site of Importance for Nature Conservation (SINC). • Alternative Sites; and There are a number of additional SINC’s within a 1km radius of the Site. • Alternative Designs. Flood Risk Figure 2.4 Future Context of the Surrounding Area 2.10 The majority of the Site is located within an area designated as Flood Zone 1, including all areas of the Site in which building are proposed. There is a small area of land towards the northern boundary of the Site, adjacent to the Wealdstone Brook designated as Flood Zone 2 and 3, however, this is not within the footprints of any building developments and will remain within a buffer zone of no development bordering the Wealdstone Brook’s concrete channel. There is a low risk of surface water flooding across Site and the Site does not lie within a protected zone. Social Infrastructure 2.11 The nearest educational facility to the Site is Chalkhill Primary School which is located approx. 370m to the northeast. The nearest medical service to the Site is the Chalkhill Family Practice GP Surgery which is located approx. 535m to the northwest. Nearby open spaces to the Site include Chalkhill Estate (approx. 375m to the northeast) and Elvin Gardens (approx. 520m to the west). The nearest residential receptors to the Site are located at Empire Court along North End Road. At their nearest point to the Site, the residential units are located approx. 80m north. Future Context of the Surrounding Area Planning Policy/Designations 2.12 The surrounding area is currently undergoing significant regeneration, largely as a result of policies in the London Plan and proposed policies in the LBB’s Local Plan and specially the Wembley Area Action Plan1. These policies are likely to significantly change the surrounding area. In addition, the Brent Draft Local Plan2 (‘Shaping Brent’s Future Together’) went through Examination in Public between 29th September and 16th October 2020. The Planning Inspector have now written to Brent with main modifications that are subject to consultation. 2.13 A number of new residential led, mixed-use developments and masterplans have been established in the area which contribute to achieving the objectives of the Wembley Opportunity Area. These emerging context of the surrounding area is illustrated on Figure 2.4. The majority of the Site’s surroundings directly to the southwest and west form part of Quintain’s Wembley Masterplan, an area which will be developed to provide a number of new, residentially led, high-rise developments to satisfy the requirements of the Wembley Opportunity Area’s need for residential units (Figure 2.2). 2.14 The Site itself is allocated (Site W 27 Euro Car Parts) under the Wembley Area Action Plan for redevelopment for mixed use development including office, leisure, residential, student accommodation, managed affordable workspace (including for creative industries), hotel and community use. Under the emerging Brent Draft Local Plan, the Site is allocated for a mixed-use, residential-led development to incorporate maximum of business use floorspace, hotel and potentially student accommodation. 2.15 The Site is identified as presenting an opportunity for a mixed-use scheme in an important location delivering a mix of employment opportunities and meeting residential needs. The Site is also surrounded to the north and east by land that is allocated as local Strategic Industrial Locations and Locally Significant Industrial Sites (CP20) under LBB’s Core Strategy3. The Site and the surrounding redevelopment of the area under the Wembley Action plan is required to have regard to establishing an appropriate buffer between the existing industrial and new non-industrial uses encouraged under the Action Plan. Do Nothing / No Development Alternative 2.16 The above-described policy requirements were considered as part of the emerging design of the Proposed Development and reflected within the final land uses proposed to come forward. 2.18 The Do-Nothing / No Development Alternative refers to the option of leaving
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