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.
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The Waterside Chapter 2: Alternatives and Design Evolution
Figure 2.3 Site and Surrounding Context Map
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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 the Site in its current state. The Do-Nothing would not be desirable as the Site is currently brownfield land which is underutilised in its existing state. The Do-Nothing option on the Site has therefore not been considered in further detail as the
1 London Borough of Brent, Wembley Area Action Plan (January 2015) 2 London Borough of Brent, Shaping Brent’s Future Together, Available Online: https://www.brent.gov.uk/shapebrent https://www.brent.gov.uk/media/12978016/WAAP%20adopted%20version.pdf#page=126 3 London Borough of Brent, Core Strategy (July 2010), https://www.brent.gov.uk/media/9432893/18.5.7.pdf
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The Waterside Chapter 2: Alternatives and Design Evolution
Site represents an opportunity to be redeveloped to provide much needed housing and public realm 2.29 Basements were proposed in all buildings on-Site, to accommodate plant facilities, cycle parking and service enhancements to the Wembley Opportunity Area4. requirements. 2.19 The Site in situated within the Wembley Area Action Plan which is sensitive for tall buildings under Policy 2.30 An internal road was to pass through the Site to connect Fulton Road (to the west of the Site) with Fourth WEM5 criteria. There are also a number of existing and emerging tall buildings surrounding the Site Way (to the east of the Site); it will pass to the south of Buildings A, B and C, and to the north of Building D, including Scape Wembley (28 storeys), 10-11 Watkin Road (24 storeys), Quintain plot NE06 (34 storeys) before connecting to Fourth Way to the east. This internal access road will allow servicing access for the and NE04, to the immediate west (18 storeys). Site, in addition to pedestrian and cycle access throughout the Site. 2.20 The draft Local Plan Policies Map and Brent Tall Building Strategy (March 2020) identifies the Site as 2.31 A 10m buffer between the proposed buildings and the edge of the Wealdstone Brook’s concrete channel situated within the ‘core’ region of the Wembley Park tall building zone, where it is stated that, subject to not was to be provided to improve the brookside setting and maximise biodiversity gains. unacceptably impacting on protected views, buildings of over 15-storeys (45+ metres) may be considered appropriate.’ Figure 2.5 The ‘June 2020 submission scheme’ 2.21 Furthermore, the Site allocation brief contained within the draft Local Plan (Policy BCSA4) states that ‘the approval of the Wembley Park masterplan and subsequent increases in height and therefore density within that context means that a larger amount of development is now considered appropriate on the site. The site is appropriate for tall buildings, subject to them achieving an appropriate relationship sensitive to its surroundings and not adversely affecting protected views of the stadium.’ 2.22 Regeneration of this nature will lead to both new residential floorspace and employment opportunities which leads to other direct and indirect socio-economic benefits that would otherwise not be realised should the Site be left in its current state. Alternative Sites 2.23 No alternative sites or locations have been considered for the Proposed Development. The Applicant owns the Site which is located in the Wembley Opportunity Area and identified for urban regeneration by the London Plan. Alternatives Designs 2.24 As detailed within ES Volume 1, Chapter 1: Introduction and EIA Methodology, a detailed application was submitted, and subsequently approved, for the Site in 2020 (known as the ‘June 2020 submission scheme’). The June 2020 submission scheme (Planning Reference: 20/2033), which received resolution to grant by the LBB in December 2020, sought to redevelop the Site and provide new buildings ranging between 11 and 21 storeys with basement levels, residential units and retail and industrial land uses. The June 2020 submission scheme is illustrated below on Figure 2.5. 2.25 Since the June 2020 submission scheme was approved, the Site was purchased by the Applicant and has been subject to further design work. The Applicant has explored an alternative approach to the Site to improve daylight, sunlight and overshadowing impacts to surrounding receptors, increase the affordable housing provision provided, more diverse non-residential industrial / commercial floorspace and overall improvements to public realm and pedestrian connectivity along the Wealdstone Brook. 2.26 Whilst the Proposed Development is the preferred option for the Site, the June 2020 submission scheme is still considered to be a reasonable alternative. In line with the EIA Regulations (stated below) a description of the June 2020 submission scheme is provided, and a comparison of the environmental effects is presented in the ‘June 2020 Submission Scheme’ section below.
“A description of the reasonable alternatives (for example in terms of development design, technology, 2.32 Whilst the Proposed Development is broadly similar to the June 2020 submission scheme in terms of the location, size and scale) studied by the developer, which are relevant to the proposed project and its specific proposed uses and layout, the Applicant decided to explore an alternative approach to the Site primarily as characteristics, and an indication of the main reasons for selecting the chosen option, including a a result of discussions with both officers at the LBB and GLA on a new optimised mixed-use scheme for the comparison of the environmental effects.” Site which seeks to deliver a higher quantum of residential units and broad package of Site wide public The June 2020 Submission Scheme benefits which better align to current market conditions. 2.27 The June 2020 submission scheme comprises four buildings which was proposed to deliver 493 residential 2.33 The June 2020 submission scheme offered four new buildings that would have delivered residential units, homes comprising primarily residential uses alongside retail and light industrial ground floor uses. retail and light industrial floorspace, private space, plant, blue badge and cycle parking and service requirements. Comparatively, the Proposed Development will include the provision of five new, 2.28 Building heights varied across the Site, ranging between 11 and 21 storeys. The tallest building was Building predominantly residential, 14 to 23 storey buildings offering 759 residential units, industrial and retail B at 21 storeys in height, with Building A at 12 storeys, Building C at 11 storeys and Building D at 12 storeys floorspace, public and private space, blue badge and cycle parking, plant, landscaping and other in height. A raised podium (of approximately 5m in height from ground level) connects Buildings A and B redevelopment works. An internal access road from Fifth Way to Fourth Way is proposed, as well as an which will provide service space underneath and landscaped areas on top. ecological buffer been the buildings and Wealdstone Brook.
4 The London Plan, The Spatial Development Strategy for Greater London, March 2021. https://www.london.gov.uk/sites/default/files/the_london_plan_2021.pdf Wembley Opportunity Area, https://www.london.gov.uk/what-we- do/planning/implementing-london-plan/opportunity-areas/opportunity-areas/wembley-opportunity
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The Waterside Chapter 2: Alternatives and Design Evolution
2.34 In consideration of the June 2020 submission scheme being a reasonable alternative to the Proposed is provided within ES Volume 1, Chapter 6: Development, a comparison of the associated environmental effects of the June 2020 submission scheme Traffic and Transport. (as identified in the 2020 Environmental Statement) and the potential likely significant effects identified within Air quality is generally expected to improve with time, due for example to more stringent the Proposed Development has been undertaken. Improvements in emissions standards for motor vehicles and the air quality (road uptake of cleaner vehicles. Therefore, once the 2.35 However, it is important to note that since the impact assessments were undertaken and presented within traffic, boiler Proposed Development is completed and the 2020 ES, there are likely to be changes in the established baseline, relevant policy, guidance documents Air Quality plant and diesel Negligible Minor Beneficial operational due to the baseline air quality generator and assessment methodologies. Therefore, whilst some changes have been identified in terms of residual conditions improvement this would result in a emissions) at environmental effects between this ES and the June 2020 ES, the results of the ES for the Proposed minor beneficial effect to surrounding receptors. R02 Development remain broadly the same. Further information is provided within ES Volume 1, Chapter 7: Air Quality. 2.36 The Proposed Development is not considered to be materially different to the June 2020 submission scheme Construction Minor Adverse - Major Adverse – The June 2020 Submission scheme considered in terms of resultant environmental effects, however where effects are different these are illustrated below works noise Negligible Negligible potential demolition and construction effects for in Table 2.1 below. each stage of construction works whereas the Construction Minor Adverse - Negligible current assessment considers the peak period traffic noise Negligible of construction as well as when the Proposed Moderate Development is expected to be first occupied Construction whilst construction activities are still underway. Effect as a Minor Adverse Adverse – Effect as a vibration The peak period of construction, which result of the Noise and Negligible Description of result of the represents only 5.4% of the overall construction Topic June 2020 Discussion Vibration Effect Proposed Non-residential programme, is when significant effects are likely Submission Minor Adverse Negligible Development use noise to be experienced. However, with the Scheme Effects implementation of measures within each site’s CEMP and Best Practice Measures (BPM), The Proposed Development is seeking approval noise from cumulative construction activities for a higher number of residential units, Road traffic Minor Adverse – Negligible would be reduced where practical. Further therefore would result in a greater contribution noise Negligible Major Beneficial information is provided within ES Volume 1, Minor Beneficial to local and borough wide housing targets. In (Local) addition, the sensitivity of this receptor has also Chapter 8: Noise and Vibration. Contributions to (Local) Moderate change from medium to high as a result of the housing targets Minor Beneficial Daylight, Effects were reported the same in the June 2020 Beneficial adoption the New London Plan which has (Borough) Sunlight and submission scheme and the Proposed Development N/A (Borough) identified a target of 2,325 dwellings per annum Overshadowing schemes. for the Borough (an increase 800 dwellings per annum (i.e., a target of 1,525 dwellings per Effects were reported the same in the June 2020 Wind annum) than in the previous London Plan. submission scheme and the Proposed Development N/A Microclimate schemes. The June 2020 assessment was undertaken prior to the effects of the Covid-19 pandemic No Archaeology (Buried Heritage) effects were reported upon under the June 2020 submission scheme. being reflected within relevant baseline data. 2.37 The impact that the pandemic has had to The ES for the Proposed Development has expanded on the scope set out in the 2020 ES with the inclusion employment levels and the local economy are of Archaeology (Buried Heritage) ES Chapter as requested by the LBB as part of the EIA Scoping Opinion considered to be significant and as such the (ES Volume 3, Appendix: EIA Methodology - Annex 4). This ES for the Proposed Development has sensitivity of this receptor changed from medium identified three Minor Adverse effects (not significant) in relation to Archaeology (Buried Heritage); Socio-Economics Increase to local Minor Adverse to to high. Therefore, the Proposed Development Negligible economy Minor Beneficial now results in an overall improvement to the 2.38 Ecology was scoped into the June 2020 submission scheme which reported Minor Adverse (not significant) local economy. The range of potential effects from Minor Adverse to Minor Beneficial reflect effects in relation to construction lighting / noise disturbance, tree removal, construction security lighting on the flexible nature of the non-residential bats, species disturbance, overshadowing and operational light disturbance. It also reported a Moderate employment generating floorspace within the Beneficial effect (significant) upon habitat creation. The Proposed Development has not undertaken an ES Proposed Development which is now sought for Chapter in relation to Ecology and as such, no effects have been reported. However, the Proposed approval as per new Use Class E which was introduced in September 2020. Development incorporated a significant amount of ecological benefits as part of the landscape design and buffer zone along the Wealdstone Brook. These embedded mitigation measure are described in further Similarly, to the local economy above, the June detail within 2020 assessment was completed using pre- ES Volume 1, Chapter 3: The Proposed Development. Covid-19 datasets. As such, the sensitivity of 2.39 In relation to Built Heritage, Townscape and Visual Impact, the June 2020 submission scheme reported this receptor has changed from medium to high. Reductions in Moderate Therefore, the Proposed Development in Negligible to Major Adverse effects in relation to townscape and visual impact during demolition and overall Minor Beneficial Beneficial combination with overall enhancements in construction and Negligible to Major Beneficial once complete and operational. The Proposed deprivation regard to public open space and ecology results Development determined there would be Negligible to Moderate Adverse effects in relation to townscape in an improvement to deprivation when and visual impact during demolition and construction and Minor Adverse to Major Beneficial once complete compared with the June 2020 submission scheme. and operational. The minor adverse effect from construction traffic as a result of the Proposed Development is a result of a longer construction programme Increases in when compared with the June 2020 submission Traffic and construction Negligible Minor Adverse scheme and a larger development being Transport traffic brought forward within the Site. All construction related effects will be managed through the implementation of the Construction Logistics Plan (CLP) and the Construction Environmental Management Plan (CEMP). Further information
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The Waterside Chapter 2: Alternatives and Design Evolution
Figure 2.6 The June 2020 submission scheme Southwest to Northeast Government, the Applicant sought to move the consultation to ‘at a distance’ engagement via postal and website interactivity, avoiding face-to-face contact. 2.42 The Applicant has carried out a robust and extensive programme of public engagement which has involved local residents and key community stakeholders. 2.43 6,490 households and businesses were invited to comment on the proposals and were provided with the opportunity to view the plans and provide their feedback. The Applicant hosted a series of public consultation webinars attended by 22 local residents. 2.44 The first round of consultation was launched in May 2021 and ran until June 2021. The consultation received 54 responses to both the physical and online survey which received considerable support and raised a number of key themes including: • Need for new affordable housing in Wembley; • Clarity over scale and height of the emerging Proposed Development; • Delivery of employment opportunities through new ground floor non-residential uses; • Need for the environmental and ecological improvement of the Wealdstone Brook; • Importance of an environmentally sustainable design. 2.45 The Applicant has sought to respond to the comments and concerns raised through public consultation. In response to concerns raised during consultation, the design responses were investigated and implemented as part of the Proposed Development. This included an increase in the affordable housing provision, ecological enhancements permanently installed along the Wealdstone Brook and the installation of photovoltaic panels on roof top space where possible. 2.46 For full details please see the following design evolution section alongside the Statement of Community Involvement which accompanies the planning application as a standalone planning document. DESIGN EVOLUTION CONSULTATION 2.47 The following sections of this ES Chapter describe the design evolution processes undertaken by the Applicant’s Design Team and is structured around the initial design brief, the key design changes, the Statutory Stakeholder Consultation outcomes following pre-application consultation meetings and public consultation that have led to the final 2.40 The design of the Proposed Development has evolved through a series of workshops and pre-application design of the Proposed Development. The design process looked at numerous different design iterations meetings undertaken with the LBB, GLA and other key stakeholders. This consultation included: and options based on an initial design concept for the Site. The variations of the scheme emerged in response to input from comments made during the consultation process as well as design development and • LBB Pre-Application Meetings the technical aspects of the scheme from environmental analysis. th - Pre- Application Meeting 5 February 2.48 The EIA team has worked alongside the Design Team to ensure that ‘mitigation by design’ principles have th - Pre- Application Meeting 4 March been incorporated into the evolving scheme, and so the evolution of the design has included, where th - Design Review Workshop 1 – Design Development and Land Use Principles – 16 March relevant, consideration of environmental effects and issues. th - Design Review Workshop 2 – Design Development and Land Use Principles – 9 April th Design Considerations - Pre- Application Meeting 16 April th - Design Review Workshop 3 – Design Development and Land Use Principles – 9 May 2.49 The design of the Proposed Development has evolved whilst giving consideration to the Site and nd - Design Review Workshop – 2 July surrounding context (0) The key considerations during the design evolution of the scheme are presented below: • Design Review Panels • The existing and future context of the surrounding area. Upon completion of the redevelopment of Presentation to Brent’s CABE Design Review Panel – 13th May - the surrounding area, there will be a number of buildings of considerable size within close proximity • Secure by Design to the Site boundary;
th - Pre-application Meeting – 27 April • Townscape - the proximity of the Site to Wembley Stadium and, its iconic arch and the need for the • Greater London Authority design of the Proposed Development to remain sensitive to its surroundings and not encroach on any protected views of Wembley Stadium; th - Pre-application Meeting – 20 April • Opportunities to create high quality public realm that can integrate into the surrounding area and Public Consultation improve amenity for the local community and provide permeability through the Site with a future 2.41 In addition to consultation with the LBB, TfL and the GLA, an engagement strategy was implemented with aspiration for public access to Wealdstone Brook; community stakeholders around the Site. As this consultation was undertaken in accordance with the March • The adjacent Wealdstone Brook - early on within the scheme design, it was specified that a setback 2020 Coronavirus Act and advice published by the Ministry of Housing, Communities and Local from Wealdstone Brook would be required. This provides the opportunity to enhance urban greening of the Brook and its immediate environs, in turn promoting biodiversity, also allowing potential future
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The Waterside Chapter 2: Alternatives and Design Evolution
connectivity to the Wembley Regeneration Area via the Wealdstone Brook with adjacent • Flood Risk and Drainage: The majority of the Site is located within Flood Zone 1, however the developments; northern portion of the Site along the Wealdstone Brook is considered Flood Zone 2. This was an important consideration for the emerging design to ensure landscaping could be imbedded into the • Topography - the Site levels increase towards Fifth Way and the southeast corner of the Site by up scheme to reduce flood risk and improve any drainage into the Wealdstone Brook. to approximately 4m; 2.53 These considerations in combination with the design considerations where used to inform the Design • Maximising the potential for active and busy uses at ground and street level; and Evolution and alternatives considered across the Site. • Site surroundings - the Site is surrounded by a number of light industrial units particularly to the east, Masterplan Principles with a large amount of construction occurring to the south, southwest and west of the Site as a result of the redevelopment of the area. As a result, the Site is in a relatively noisy area and this along with 2.54 A group of masterplan principles were established as part of initial designs explored for the Site which air quality will be of concern to any end users of the Site. helped to inform the design concept as presented in later sections of this ES Chapter. These masterplan principles were established by the design team in response to aspirations for the Site whilst also considering • Street experience – in addition to the new public realm provision, the proposal sought to improve the the specific opportunities and constraints that the Site presents. These principles have been detailed in the quality of the pedestrian experience along existing streets. A strategy of greening, integrating seating, following section and visually displayed in Figure 2.7 to Figure 2.12. and spill out spaces, has been adopted encouraging activity and relief from traffic movement. 2.55 The Site is located at the end of the two, primary east / west routes within the Wembley Regeneration Area 2.50 Each of the above consideration in combination with the surrounding environmental context and (Fulton Road and Engineer’s Way). The orientation of Fulton Road and Engineer’s Way provides a focussed consultation with various statutory bodies and the public, led to a collaborative process with the Design area at the west of the Site, allowing a natural frontage and entrance to the Site. The position of this entrance Team and various technical assessments. These are described in more detail below as a number of these to the Site responds to the natural footfall from the amenities of the wider Wembley Regeneration Area. At considerations led to mitigation measures being embedded into the scheme to avoid, reduce, and offset the new entrance area will be a residential amenity area and super lobby providing a vast array of uses at potentially adverse environmental effects. a focal point for the Proposed Development. Design Brief Figure 2.7 Site Entrance Principles 2.51 The overarching objectives for the scheme was to • Transform a closed industrial site to an open, connected, publicly accessible part of the wider neighborhood; • Transform the Wealdstone Brook from a forgotten hidden channel to an accessible and celebrated wildlife corridor; • Engage the Site and create an outward looking and active street fronting development transforming the Site from an inward looking anonymous compound; • Create an active mixed use development positively contributing to the Wembley revival transforming the Site from a singular industrial use. 2.52 A number of environmental considerations were identified initially as part of the early design brief and lessons from the ‘June 2020 submission scheme’. These included:
• Wind Microclimate: strong winds from the northwest of the Site were considered as there was potential for safety and comfort exceedances at this location regarding balcony locations and amenity 2.56 Heights and massing of the Proposed Development was considered with particular regard given to the spaces at the ground floor at this location. Potential mitigation measures that could be embedded approaches towards the Site from Fulton Road and Engineer’s Way. The heights and massing was it be mindful of the surrounding streetscape and create a layered view with massing increasing from the edges within the design were explored include balcony treatments as well as trees and hedges at the ground of the Site towards a taller central element, acting as a focal point at the centre. This softening of the heights and podium level; and massing towards the edges of the Site allows it to be less intrusive to the adjacent Quintain Wembley • Daylight, Sunlight and Overshadowing: Due to the Site’s location within an area which is Masterplan area to the west, Kelaty House to the south and low-rise industrial uses to the east of the Site. undergoing a significant amount of redevelopment under the Wembley Action Plan consideration to 2.57 The public is to be welcomed into the Site from the wider Wembley area to the Wealdstone Brook (to the the Site’s immediate neighbors (in particular Quintain’s Wembley Master Plan site (Plots NE01– north of the Site) via a newly created and landscaped green corridor that is able to be connected to wider NE06) to the west and Kelaty House to the south of the Site) was a key environmental consideration; landscape assets as further developments come forward. In addition, private amenity space throughout the Site should be opened to the south to allow sunlight into the Proposed Development. • Ecology: The Site is bound to the north by the Wealdstone Brook which is part of the Blue Ribbon Network as designated in the London Plan. At present the brook is within a concrete channel and largely hidden from view. The London River Restoration Action Plan5 has identified Wealdstone Brook as an opportunity to restore and enhance the Blue Ribbon Network. The Wealdstone Brook is encouraged to be opened up so that it can become a focus and valuable asset to the surrounding area as a riverside walk and wildlife corridor. As such, a set back from the edge of the brook channel is required, as requested by the Environment Agency under the June 2020 submission scheme, to ensure its ecological function can be enhanced alongside any Proposed Development of the Site;
5 The London Rivers Action Plan (January 2009), available online: https://www.therrc.co.uk/lrap/lplan.pdf
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Figure 2.9 Heights and Massing Principles Figure 2.11 Connectivity Principles
2.58 Whilst the Site is to be utilised as a residential-led development, it is recognised that there is a contrast between the newly developed and mainly residential, commercial and leisure-based uses to the west of the Site within the Wembley Regeneration Area and the largely industrial uses found directly to the east of the Site. It was therefore proposed that some of the Site’s industrial uses are located towards the eastern edge of the Proposed Development acting as a transition area between the contrasting uses to the east and west of the Site.
Figure 2.12 Uses Principles
Figure 2.10 Connectivity Principles
Initial Design Concept 2.59 With the above master planning principles in place, an initial design concept was established. An initial design charrette was carried out to investigate design opportunities in the context of the design and environmental considerations and design brief defined above. The master planning study explored a number of options to ensure the strongest design concepts were identified and environmental considerations were defined early in the process.
2.60 Five options were investigated by the Design Team, these are illustrated on Figure 2.14 below. Option D was the preferred option as the master plan arrangement offered a number of key benefits compared to the other options. This included the following environmental benefits:
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• Increased ability to provide a larger setback and connection along the Wealdstone Brook when Figure 2.14 Initial Master Planning Study – Options compared to other options. Option D allows for a larger corridor along the brook to improve biodiversity and open space for residents and future connections surrounding area; • Improved townscape and accessibility functions along Fulton Road with the creation of a new arrival space which would complement and integrate into the wider townscape of the emerging Wembley Master Plan area. This arrival space allows for an opportunity for standardisation of building components to generate a cohesive townscape composition when compared to Options A – E. • Improved daylight, sunlight and overshadowing both internally within the Site as well as to neighboring developments as blocks can be orientated in a north-south configuration. Building massing can be opened up along the southern boundary of the Site to allow for greater daylight and sunlight permeability to properties to the south when compared to Options B, C and E; • Greater permeability across the Site allowing for improved views across landscaped podiums for residents and neighbors when compared to Options B, C and D where massing is located along the southern boundary. 2.61 The initial masterplan of the Proposed Development (as shown in Figure 2.13 below), included a high density of residential units across the Site. These five blocks would be inter-connected by a residential super-lobby and two ground and first floor level podiums with an allocation of industrial uses across the ground and first floor levels. 2.62 Initial consideration of the Site location and surrounding context identified the need for a ‘buffer’ area between the Wealdstone Brook and the remainder of the scheme. This has been included as a landscaped area between the Wealdstone Brook and building footprints. 2.63 The initial design concept considered environmental consideration in particular ecology and the surrounding townscape setting. Views approaching the Site from the north and southwest as well as from the northeast were considered. In addition, improvements in regard to the overall outlook over landscaped gardens, connections to surrounding parks and public realm was also key. Figure 2.13 Initial Site Master Plan and Massing Strategy
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Design Evolution – Pre-Application Meetings and Environmental 2.69 As a result, the central block to the south was flipped to increase the distance between the two buildings Considerations which allowed for more sunlight onto the amenity areas within the Site as well as to neighbours to the south (see Figure 2.17). 2.64 As set out earlier in this ES Chapter a number of Design Review Panels (DRP) and pre application meetings were held with the LBN. The following sections set out the design evolution of the Site wide masterplan and Figure 2.16 Initial Site Layout and Massing February 2021 what consultation, environmental considerations and design responses were completed as part of this process. 2.65 Through the DRPs held from February 2021 to June 2021, a number of changes were made in relation to the following aspects of the Proposed Development: • Site layout; • Building massing, orientation and building heights; • Dual aspect units; • Public Realm and relationship with the Wealdstone Brook. Site Layout and Initial Massing Ground and First Floor Uses 2.66 A lower-level spatial strategy was established to incorporate industrial land uses at ground level which would allow for industrial, commercial, and residential land uses to operate in unison. The industrial brief sought to create two industrial units, which could be potentially connected and accessed from the east (see Figure 2.15). In doing so, this avoided the need for HGVs / LGVs to access the Site at the same location as pedestrian, cyclists or visitors. Figure 2.15 Ground Floor Plan – Industrial Land Uses January 2021
Figure 2.17 Initial Site Layout and Massing – Central Block Massing Change
Ground Floor First Floor
2.67 By providing access to the industrial units from the east this also allowed for double height entrances for the industrial units as well as the provision of hammerhead turning circles and loading bays. A centralised waste store and plant room were proposed with a residential refuse located to the southeast of the Site. Active frontages were an important design considerations which also sought to improve socio-economic benefits the Site layout and land uses would bring forward. The design of the ground floor and first floor uses were adjusted so that each could be sub-divided or amalgamated in a range of flexible configurations depending on end user demand. Site Layout and Massing 2.68 The initial Site layout broadly followed Option D above, however additional massing was added to the south of the central block to accommodate the industrial units and potential location for plant at ground level. This was felt to restrict the ability for sunlight and daylight to access the Site as well as potentially adversely impacting neighbours to the south. The initial Site layout with this portion of the central block is illustrated on Figure 2.16 opposite.
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2.70 The massing to the northeast of the Site was found to create a pinch point where the building met the Park area. Further details in regard to the evolution of the landscape design is provided later in this ES proposed landscape corridor and northern Site boundary. As a result, the massing of the north-eastern Chapter. building was reduced, and the block was shifted further south (see Figure 2.18). This created a more generous public realm, increased the ability for sunlight to penetrate amenity areas in and around the Figure 2.19 Activation of the Wealdstone Brook Corridor building as well as reducing visual severance along the length of the brook to improve way finding and legibility of spaces around the Site. Figure 2.18 Reduction of Building Massing – North East Block
Initial Wealdstone Brook Landscape Design (February) North-east Block closer to the brook
Activated Wealdstone Brook Landscape Design
Reduction to the block massing to increase sunlight and ecological buffer
2.73 The following environmental considerations were considered during the evolution of the Site layout and initial massing studies • Daylight and Sunlight: Building massing along the southern boundary was opened to allow for improved sunlight and daylight levels to internal amenity areas and neighboring properties. Massing to the north east was also reduced in height and scale to improve sunlight exposure to ground floor amenity spaces. Public Open Space Layout - Wealdstone Brook • Air Quality and Nosie: Road traffic noise and emissions from delivery and servicing vehicles 2.71 The evolution of the Site layout also sought to encourage a cluster of wellbeing facilities with active frontages accessing industrial floorspace on the ground floor was separated from the primary pedestrian and along the Wealdstone Brook. Public open space along the brook was design to incorporate enriched green visitor entrance locations and other nonresidential uses. In addition, the scheme has been designed infrastructure which sought to bring the ecological benefits of the enhanced brook into the rest of the development. to be pedestrian-friendly and generally anti-vehicle, reducing the number of cars necessary on-Site and reducing vehicular related noise within the Site. 2.72 Hard and soft landscaping was designed in to allow for high footfall with pockets of informal seating and multifunctional spaces for play and relaxation (see Figure 2.19). The linear pedestrian link along the brook • Townscape and Visual Impact: Creation of active street frontages along Fulton Road and the facilitates connections to wider cycle links eastward to Brent River Park as well as the evolving Wembley northeast corner of the Site where pedestrian access in encouraged along the Wealdstone Brook.
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• Health and Wellbeing: Activation of the Wealdstone Brook by placing both seating and well being Figure 2.21 Massing and Height Evolution (Southern Elevation) March 2021 – April 2021 facilities along the brook to encourage and improve interaction with the ecological benefits with the rest of the development. Building Massing and Heights 2.74 As the design evolved and the detail of each buildings massing emerged, the height and scale of the north- western blocks along Fulton Road was increased to create a focal entrance to the Site and announce the connection to the brook. Material selection for buildings along this elevation was refined to create a family of buildings with a layered composition within the townscape. The key change to the north-western blocks is illustrated on Figure 2.20 below. Initial Heights and Figure 2.20 Building Massing – Fulton Road (March 2021) Massing along First Way
Initial Massing along Fulton Road
Revised Heights and Massing along First Way
Revised Massing along Fulton Road increased in height and uniform Dual Aspect Units materiality 2.76 As part of the DRP’s feedback in May it was suggested that the overall proportion of single aspect dwellings should be reduced. Studies were undertaken to explore the reduction of single aspect homes within the proposal and changes were made to the massing of Building E in the north-eastern corner to eliminate all single aspect family sized (3+ bed) dwellings. The massing changes also reduced the overall number of 2 bed single aspect dwellings resulting in the design change eliminating 26 of the 39x 2 bed or larger homes with single aspect. Most of the remaining single aspect homes are studio and 1 bed dwellings with no single aspect north facing homes proposed in the scheme. 2.77 The following environmental considerations were considered during the evolution of the developments building massing and heights: 2.75 Views to the east were considered further to enhance the scale and transition from the surrounding area to the new massing proposed on the Site. Massing of the eastern most building was reconfigured to avoid • Daylight, Sunlight and Overshadowing: The orientation and heights of each block have been amalgamation of buildings when viewed from outside the Site, particularly from the south. The redistribution considered to reduce light spill to the Wealdstone Brook whilst also allowing suitable light levels to of massing sought to enhance the composition of the cluster and townscape elements of the scheme, whilst reach residents in the smaller blocks and amenity areas such as between the building cores. retaining the overall massing from other aspects. These changes to the overall massing across the Site are Additionally, daylight, sunlight and overshadowing were key design considerations in the reduction of illustrated on Figure 2.21 opposite.
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massing of the north-east corner, ensuring suitable light levels to the amenity areas within the Site • Levels: The majority of the Site sits at 33mAOD along the northern edge, the Wealdstone Brook runs were achieved and considered suitable. lower than the Site, with the change in levels accommodated by a sloping bank and steep-sided channel. Fifth Way along the southern boundary steadily rises 3.4m from the west to the east. • Wind Microclimate: Wind microclimate has been carefully considered in the design the overall layout and massing of each block, due to the high-rise buildings of the surrounding area to the south and • Brook Buffer Zone: The Environmental Agency requires a continuous and unobstructed 8m buffer west of the Site, which when combined with the layout and massing of the Site has the potential to to the watercourse for emergency and maintenance access. This is recommended to be a green create a complex set of wind conditions. buffer to further promote ecological and landscape values of watercourses. Evolution of the Landscape and Public Realm Design 2.80 These environmental considerations are illustrated on Figure 2.23 below 2.78 The Sites position creates an opportunity to introduce a new greenspace within the surrounding local green Figure 2.23 Landscape and Public Realm Environmental Design Considerations infrastructure. It has the potential to offer a link along Fulton Road/Fourth Way, strengthening this route between local greenspaces (See Figure 2.22). The Site is also one of the first sites within the Wembley masterplan area with a direct relationship with Wealdstone Brook. For this stretch of brook that is largely unseen, running behind units and buildings, the redevelopment of the Site creates an opportunity to open up the brook, celebrate it and reconnect the community with this existing wildlife corridor. This is in line with the Site’s allocation under the Wembley Action Plan and the emerging Draft Local Plan as defined earlier. Figure 2.22 Local Greenspace
2.79 The following environmental considerations were investigated as part of the evolution of the public realm and landscape design: • Existing Vegetation: Existing vegetation is mostly located along the northern boundary associated with the brook edge. It comprises existing broadleaved trees, scattered scrub and an area of grassland on the bank of the brook; • SINC: Wealdstone Brook is locally designated as a SINC with regard to species of principal importance (House Sparrow and the Soprano Pipistrelle bat) rather than habitat. Albeit, the watercourses and associated vegetation provides a wildlife corridor supporting amphibians, birds, invertebrates and foraging bats. Enhancements including the opening up of tree canopy cover to increase light levels and meadow creation were investigated; Ecology was a key consideration in the evolution of the landscape design and amenity spaces along with • Drainage and Easements: There is an existing combine trunk road sewer running diagonally across 2.81 overshadowing from blocks within the Site. The provision of green roofs was investigated to increase the Site to be retained. Also, several existing Thames Water surface water and foul water sewers biodiversity and allow residents of the building access to amenity space that is both private and green. crossing the Site that will be diverted around the new buildings. Proposed tree planting will adhere to Thames Waters guidance within associated easements for both the existing and proposed sewers.
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Further information in regard to the location and function of these are provided within ES Volume 1, Chapter 3: The Proposed Development. 2.82 With the Site boundary extensive landscaping is proposed to enhance the ecological value of Wealdstone Brook. The existing brook’s habitat was found to be of low ecological value however through the proposed planting of native plants, wildlife will benefit from enhanced habitat which will encourage further recolonisation of this area. The landscaping plans include the planting of trees which are native and/or of benefit to wildlife such as Liquidambar styraciflua Sweetgum, Pinus sylvestris Scots Pine, Betula nigra River Birch, Betula pubescens Downy Birch, Betula utilis jacquemontii Himalayan Birch, Acer campestre Field Maple, Acer platanoides ‘Emerald Queen’ Norway Maple and Liriodendron tulipifera Tulip Tree. 2.83 Design evolution of the public realm and landscaping also sought maximise the use of roof space for habitat creation and biodiversity value, optimising the area of the Site offering nature benefits. The two amenity podium gardens continue the wildlife focused palettes in the raised planting beds. Each roof garden is designed with a biodiversity focus, providing wildflower lawns and biodiversity planting.
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