WEMBLEY Supplementary Planning Document Planning Supplementary

MASTERPLAN WM WEMBLEY MASTERPLAN Supplementary Planning Document

Adopted June 2009

Section 0 - Front Cover v7.indd 38 1/3/10 12:13:22 FROM VISION TO REALITY

This masterplan has been prepared to guide developers and landowners in the area as the regeneration of Wembley moves forward over the next twenty years or more. A range of community benefits are envisaged as a necessary part of the regeneration and the current aspirations are outlined throughout the document.

The document proposes ways in which the community benefit might be delivered by suggesting quanta of development, indicative building layouts and heights of buildings, amongst others. It should be noted that this document is not prescriptive and will be subject to variation over time, particularly in response to the adoption and revision of the Infrastructure Investment Framework, which forms part of the Local Development Framework Core Strategy.

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Section 0 - Front Cover v7.indd 39 1/3/10 12:13:30 Foreword I am pleased to offer my support and endorsement for this new masterplan for Wembley. Wembley is one of ’s most exciting regeneration opportunities and the scale and pace of change in the last few years has been breathtaking, but this is only the beginning.

With the successful opening of , The success of the adopted planning documents re-opening of , the creation of and impetus provided by the opening of the Wembley Arena Square, and completion and stadium and development of the Quintain occupation of the first residential units, the Stage 1 application has now provided the shift in regeneration of Wembley is fast taking shape. Plans perceptions of Wembley as a global brand and to build further new homes, shops, hotels, restaurants desirable location in which to invest. Given this and a multi-screen cinema are well underway by shift and rising development interest, the time is Quintain Estates & Development plc and £80 million now right to adopt this strengthened Wembley invested in infrastructure and transport improvements Masterplan. has successfully changed Wembley into a public transport destination. I believe a new chapter has begun in Wembley’s history. Brent Council and our partners look The regeneration focus in Wembley has now spread forward to continuing to play their part in to other land in and around Wembley. Developer delivering our Vision for a new Wembley. interest in Wembley remains high with a number of new proposals coming forward for lands to the east and north of Wembley Stadium. Brent Council is determined to ensure that development within these lands occurs in a coordinated way. We also want to ensure that we maximise potential from one of London’s most exciting regeneration opportunities to provide tangible benefits to the local community whilst boosting the London economy.

This strengthened Wembley Masterplan is essential to achieve these goals and ensure the new plan continues to provide strong guidance to developers over the lifetime of the regeneration project.

4 5 01. THE VISION 02. 05. PURPOSE & STRUCTURE DISTRICT & SITE BRIEFS

14 The New Masterplan 134 North West District 16 Achieving the Vision 144 17 Core Objectives 158 North East District 18 Purpose of the Masterplan 168 First Way 19 Masterplan Process & Structure 178 Eastern Lands

03. 06. STRATEGIC & POLICY IMPLEMENTATION & FRAMEWORK DELIVERY

22 Area and Surroundings 188 Implementation 23 Past, Present & Future 196 Delivering the Infrastructure 34 Policy Context 200 Delivering Design Quality 202 Monitoring & Review 04. 07. THE MASTERPLAN CONTACTS & USEFUL 42 Land Use 78 Movement Infrastructure LINKS 93 Public Transport 96 Public Realm, Streetscape & Public Art 104 Scale, Height & Massing 108 Design Quality & Ambition 08. 116 Safety & Security 118 Flood Risk Strategy APPENDICES 120 Sustainability & Climate Change

6 7 01 the vision 1.1 THE VISION

“Imagine a new Wembley! A new place, a new home and a new destination - modern, urban and exciting. At its core will be a comprehensive range of leisure and commercial facilities, exploiting excellent public transport connections to the rest of London and the , all in a contemporary, lively and distinctive setting.”

10 11 02 purpose & structure

The New Masterplan Achieving the Visioin Core Objectives Purpose of the Masterplan Masterplan Process & Structure 2.1

The National Stadium plays an important There are a number of reasons why an updated The New role locally, regionally, nationally and in an and extended masterplan is required: international context. It is a major venue for world class events, and attracts millions of visitors each ≥≥ Wembley will be Brent’s core growth area for Masterplan year. It is an iconic landmark, a large employer the next 20 or more years; and a significant revenue generator for current and future local businesses. Together with the ≥≥ Increased residential growth needs greater By 2030, Wembley will be a national and Quintain Stage 1 Land holding, the impetus social and physical infrastructure planning; international destination, a key contributor to provided by the successful opening of the new the London economy and the beating heart Wembley Stadium has now provided a shift in This includes a range of measures such as: of the London of Brent. It will be a perceptions of Wembley into a global brand world class destination, a beacon of sporting worthy of substantial investment. Given the shift ≥≥ new schools, health, sports and other and architectural excellence and will boast a in market conditions and rising development community facilities; comprehensive range of high quality hotels, pressures, the time is now right to revisit the leisure, commercial, residential and retail activities Wembley Masterplan and develop and strengthen ≥≥ new parks and open spaces; all in a contemporary, lively and distinctive setting. its remit to include lands to the east and north of the new stadium, maximising the regeneration ≥≥ new access roads into the area; potential of this area in line with Brent Council’s Vision. ≥≥ improved parking and bus services.

≥≥ There is a growing body of evidence to suggest an increased demand for new retail provision;

≥≥ The has been altered, with policy on sustainability measures significantly strengthened;

≥≥ A brand new Civic Centre for Brent is now planned within the North West District of the masterplan area;

≥≥ The continued successful operation of Wembley Stadium and Wembley Arena will reinforce Wembley’s role as a major visitor destination.

14 15 2.2 Achieving the Vision The overarching aim is to continue to build upon Wembley’s gravity as a world renowned destination and brand, which in turn will encourage regenerative investment and maximise employment opportunities. The regeneration process will provide jobs for local people living in deprived local neighbourhoods who may currently be unemployed or under-employed. 2.3 To achieve this ambitious goal we will need to create a balanced and sustainable mix of facilities with provision for a sustainable community, in a Core world class urban setting. The masterplan seeks to provide a long term infrastructure, planning and development environment that will enable Objectives comprehensive and sustainable regeneration whilst allowing new and existing businesses, including Wembley Stadium, to operate with A range of core objectives underpin this increased success. masterplan and will ensure the future success of the Wembley area: Since 2002 Brent Council has sent out a clear and consistent message about Brent’s expectations ≥≥ The creation of 10,000 extra full time jobs (not ≥≥ A new shopping street that develops and and ambitions for Wembley. In 2007 the council only in the retail and hospitality sectors); complements the existing High Road offer; produced a document, ‘Wembley – from Vision to Reality’, which sets out eight principles to guide ≥≥ Training for local people to compete for locally ≥≥ New parks, open spaces and squares will the transformation of the area based on creating created jobs; provide vital amenity for all; an exciting destination for visitors and businesses from which the local community can benefit. It ≥≥ To play a leading role in the provision of ≥≥ Exciting new development that will meet will exude quality; harnessing its sport, music and sustainable homes and businesses that enable community, cultural and sporting needs; industrial assets to form a sustainable, vibrant and progress towards a low-carbon future; diverse community. ≥≥ Providing affordable and creative spaces for ≥≥ To enable Wembley Stadium, Wembley creative people; Arena and other existing businesses to co- exist harmoniously with current and future ≥≥ A pedestrian focussed network of living streets neighbours; that give priority to sustainable modes of trave; ≥≥ New large scale visitor attractions, hotels and conferencing will be encouraged; ≥≥ To create high quality, affordable homes within a defined and unique place; 16 17 CONTEXTUAL SECTION 2.0 ANALYSIS RESEARCH

CORE SECTION 3.0 PRINCIPLES

DESIGN & IMPLEMENTATION CONCEPT SECTION 4.0 DEVELOPMENT

SECTION 5.0 DELIVERY IMPLEMENTATION 2.4 2.5 Purpose Masterplan SECTION CONTEXTUAL CONTEXTUAL RESEARCH of the Process & 3.0 ANALYSIS SECTION 2.0 ANALYSIS RESEARCH Masterplan Structure

This document has been prepared as a guide to ≥≥ To establish the impact of potential future The masterplan has been developed in SECTION CORE CORE Brent Council’s (the Local Planning Authority) development and set out future community consultation with key landowners and 4.0 PRINCIPLES SECTION 3.0 PRINCIPLES expectations and requirements for redevelopment infrastructure requirements; stakeholders in the area. The plan will nurture and DESIGN DESIGN within the Wembley Masterplan area. develop ongoing mutually beneficial partnerships. & & ≥≥ To assist the Local Planning Authority in the IMPLEMENTATION IMPLEMENTATION The purpose of the masterplan is: consideration and determination of future A Sustainability Appraisal (SA) has been planning applications in the area, through undertaken to inform the development of this SECTION CONCEPT CONCEPT 5.0 DEVELOPMENT SECTION 4.0 DEVELOPMENT ≥≥ To provide a flexible development framework the provision of a clear and usable guidance masterplan through the assessment of a range of that is able to respond to change over time; document. social, environmental and economic impacts of development options and objectives. ≥≥ To promote the redevelopment of the This document will build on the principles and Wembley Masterplan area whilst ensuring issues set out in the 2004 Wembley Masterplan The structure of this document has been innovative, high quality and sustainable and co-ordinate the wider regeneration of the designed to chronologically reflect the design SECTION design, construction and operation; area to ensure a comprehensive approach to and development process by which all potential DELIVERY IMPLEMENTATION SECTION 5.0 DELIVERY 6.0 IMPLEMENTATION development. It is understood that development developers/landowners should approach ≥≥ To offer guidance on appropriate land uses will occur over many years and decades; therefore redevelopment within the area. and scale of development; the masterplan is designed to be flexible and responsive to changing circumstances over the life Section 3.0 sets out the historical development Section 5.0 provides more detailed considerations ≥≥ To set out a strategy for the provision of open of the regeneration of Wembley. of the area and presents the strategic issues in the form of design briefs for smaller localities space; and goals affecting the regional (London) and where groups of sites have common design This masterplan sets out Brent Council’s and the local (Brent) context. This establishes the wider constraints and opportunities. Development ≥≥ To develop principles for the creation of high community’s requirements for the redevelopment aspirations for the area and sets out the planning proposals within such areas should demonstrate quality streets and spaces; of Wembley and will be a material consideration policy framework which must be considered at how they are designed to address the particular in determining planning applications for this area. the outset of any development. requirements of each brief. ≥≥ To produce a strategy for the future It does not bind the council to grant consent for transportation infrastructure of the area any particular development on the site. Further, Section 4.0 contains the core principles that Section 6.0 focuses on implementation and and encourage sustainable modes of travel the document is a flexible tool and is likely to apply to the entire masterplan area including: delivery, to ensure that the aspirations of the including public transport, walking and be amended over time to respond to evolving movement and parking, open space, land uses, plan are met. It contains an assessment of the cycling; needs in the area. The current maps and diagrams scale and massing, public realm, sustainability, social, commercial and economic realities that are are intended to be illustrative to help explain flood risk, architectural quality and safety and likely to drive change and puts forward strategies development principles and concepts. They are security. Any development within the masterplan and processes to ensure successful delivery of not intended to represent final outcomes on the area should have consideration to the principles regeneration objectives. ground. set out in this section.

18 19 03 strategic & policy framework

Area & Surroundings Past, Present & Future Policy Context Land ownership map

3.1

Area & The land within the masterplan area is in multiple ownerships. There are, however, fewer landowners in the core of the development area, Surroundings with Quintain Estates and Development plc having significant amounts of land holding. Whereas the 2004 masterplan focussed primarily on the The masterplan covers an area of approximately ‘Comprehensive Development Area’ shown 69.3 hectares (171.2 acres). It lies to the north above, the scope of this document is much wider. and east of the land owned by Quintain Estates All of the aspirations from the previous document and Development plc that has been granted have been carried forward and built upon and outline planning permission and is broadly defined where there is a degree of overlap in the area by Empire Way to the west and the two rail lines boundaries, some of the more specific physical that converge from the north and south and proposals have been incorporated. Hannah Close in the east.

22 23 3.2 Past, Present & Future

An in-depth understanding of the historical The Exhibition produced a number of pavilions context of a place is essential, in order to establish celebrating national achievement within the how and why its physical structure and identity old British Empire, including and incorporating has evolved over time. Knowledge of past state of the art technology and production. The successes and failures has enabled a responsive Exhibition Buildings faced the park and created and progressive approach to the masterplanning an inward looking campus arrangement. They of the Wembley Regeneration Area. were predominantly built to follow an east- west geometric grid pattern, creating a formal Wembley has a tradition of masterplanning and arrangement of buildings with a clear hierarchy of The Empire Exhibition closed in 1925 and design. evolved as a golf course routes and spaces. subsequent development has slowly moved away and housing estate until the site was chosen for from the Exhibition layout. The historic east- the 1924-25 British Empire Exhibition. As part of The only elements of the layout which departed west grain is still in evidence, particularly along the exhibition, a new, all-purpose stadium was from this formal composition were the Never Stop Engineers Way and Fulton Road but the park built on the site of Watkins’ tower (once intended Railway and Brook. The Exhibition has been lost and the formal ceremonial route to be a rival to the Eiffel Tower) in time to host the has left a permanent mark on the landscape to the Stadium – Olympic Way – has no sense of 1923 FA Cup Final. of Wembley and will continue to impact on its enclosure. future. The 1924 Empire Exhibition layout introduced The construction of the concrete ‘Pedway’ to the a strong formal character to the area. A broad Stadium in the mid-1970s provided a successful avenue was established on a north-south axis method of separating pedestrians from the from the new Wembley Park Railway Station to traffic in a safe and secure manner, but further the Empire Stadium. This was later to become eroded the appearance of Olympic Way and Olympic Way (formerly known to football fans as the view from Wembley Park Station. Such a Wembley Way). Cutting across this route was a functional separation of traffic and pedestrians large rectangular lake and garden/park running may allow higher levels of movement on stadium along an east-west axis. The lake was used for event days; however, it runs contrary to one boating and provided a strong landscape setting of the fundamental principles of current urban to the buildings. design thinking – creating animated and useable spaces at street level. It is recognised that any replacement solution must meet all the safety and operational needs of the National Stadium. Plan of the British Empire Exhibition Site, 1925

24 25 Wembley Today New Transport Infrastructure

Employment and Economic Brent Council has pursued a ‘Three Stations A new two-way tidal carriageway linking Background Strategy’ to ensure visitors are able to arrive and Wembley Stadium with the depart from each of Wembley’s three stations has been created to ease traffic flows on event The recognises that Brent has quickly and comfortably, whilst minimising days. A new road has also been completed experienced a significant reduction in quality long potential negative impacts on local residents and around the Wembley Industrial Estate to reduce term employment whilst at the same time the businesses. the conflict between event day traffic and population is increasing. business traffic. Easier access via the North Improvements include: Circular Road means local businesses can remain ≥≥ Brent features in the lowest quartile for fully functional on event days. However significant employment change, losing about 4,000 jobs ≥≥ A major refurbishment and extension of further improvements will be necessary to enable between 1986 and 2006 whilst featuring in Wembley Park Station, increasing its capacity pleasant, safe and clearly defined east-west the second highest quartile for population to 37,000 passengers per hour on stadium movement on event days. growth with an increase of 25,000 people event days; over the same period; ≥≥ The iconic and a ≥≥ At 7.4 per cent, unemployment in Brent is new public square at Wembley Stadium lively heart to the above the London average of 6.9 per cent Station, designed to link the stadium and town centre (December, 2008); its surrounding regeneration area with the existing town centre; ≥≥ Brent has the fourth lowest average income levels in London (2008); ≥≥ Modernisation of Station as part of a large mixed use development that ≥≥ The Borough is ranked 53rd out of 354 within will see the creation of a new public square the local authority national deprivation index and lively heart to the town centre. (2007);

≥≥ Some wards in Brent are in the 10 per cent most deprived in the UK.

New Development

The new National Stadium, designed by Foster & Partners architects, was completed in 2007 at a total cost of circa £750 million. It is a world class stadium and has been designed specifically to provide an unparalleled visitor experience, whilst hosting renowned sports and music events.

Quintain has delivered a new public square for London and restored and re-orientated Wembley Arena so that this Grade II listed building now faces into the heart of the regeneration area and overlooks the new Arena Square.

26 27 Although there have been many significant converge in the east. The creation of the White The Wembley Industrial Estate, located to the The corridor provides the only improvements in the Wembley area over recent Horse Bridge and the planning permission that east of the new stadium, consists of a number green amenity space in an otherwise industrial years, the general pattern of development over has been granted on the High Road Link will of smaller industrial estates of differing ages area and is viewed as a valuable natural asset the last 80 years has removed any clear sense of strengthen the interconnection of two the areas. and forms. The dominance of heavy industrial which must be capitalised on. The River Brent urban form across the area. The masterplan area is However, the council wishes to go further to uses and the presence of ‘bad neighbour’ Restoration Project has already made some major currently functionally disconnected from the High create much improved linkages between the High activities means that the area has never been improvements, removing sections of the concrete Road and surrounding residential development Road and the new retail boulevard that will be well integrated with the residential, retail and channel and replacing it with a meandering river. by two railway lines at the north and south that developed as part of the Quintain Estates Stage 1 leisure uses that surround it. The area has a poor The recognises the planning permission. quality environment with many underused sites potential of the River Brent and the Wealdstone and premises that turn their back on the stadium. Brook to encourage biodiversity; provide Some of the adjoining communities are among opportunities for recreation and education; the most economically disadvantaged parts of reduce the risk of flooding and improve safety Brent, therefore enabling these communities to and accessibility. benefit from new development and employment opportunities is essential.

To the west of the masterplan area, buildings generally front on to Empire Way and turn their back to the stadium and Olympic Way. As a result, the principal route to the new stadium is dominated by barriers, blank facades, car parking and service bays. There is a difference in use and building typology on Empire Way that creates a street which is unbalanced and ill-defined. The residential blocks on one side present one distinct identity, whilst larger scale office and hotel uses set back from the street edge present another.

28 29 Potential Changes to the Stage 1 Application

Much of the approved scheme within Stage 1 The council would also need to be satisfied that is still to be delivered, including some of the any displaced event day coach or car parking planning obligations attached to the phased would be satisfactorily provided for elsewhere. delivery of the development. There are areas Any replacement parking proposals would require where the council will consider amendments comprehensive and detailed traffic assessments. to the Stage 1 scheme, but only where the The council will fully consult on proposals that provision of different land uses may relate more impact upon Event Day operation with relevant appropriately and integrate more successfully with stakeholders, including the owner and/or operator the wider masterplan area whilst addressing the of Wembley Stadium. changing needs of the area.

For example, Brent Council would support the re-location of some of the office floor space currently proposed in the eastern section to the more accessible North West District of the masterplan area, although it is recognised that Quintain Estates and Development plc are fully able to build out their consented scheme. Brent Council may also encourage the development of the eastern part of the Stage 1 site for large scale visitor attractions. Relevant stakeholders, including the owners of Wembley Stadium will be consulted Quintain Estates’ Stage 1 upon proposals. Planning Application

In 2004 the London Borough of Brent granted ≥≥ 47,000 m² of new retail, restaurants and bars; outline planning permission to Quintain Estates and Development plc for a major mixed-use regeneration ≥≥ 63,000 m² of office and commercial uses; scheme covering 42 acres of land surrounding the new Wembley Stadium. Masterplanned by the ≥≥ 52,000 m² of hotel uses; Richard Rogers Partnership, the scheme is focussed on three substantial new public spaces for London, ≥≥ 6,120 new jobs accessible to local people; linked by a new boulevard the length and width of . ≥≥ Up to 8,200 m² of community space, this will include a health centre, employment and The £2.5 billion development will feature: training centre and a swimming pool;

≥≥ 3,727 new homes, including 1,400 affordable ≥≥ In addition, £21.7m of community funding homes; has been secured for education and highways improvements. ≥≥ 28,500 m² of leisure and entertainment facilities;

30 31 Wembley will play a significant role in the 2012 In addition, Wembley Stadium will host the Olympic and Paralympic Games, attracting a high prestigious UEFA Champions League Final in profile and global media coverage. The stadium 2011 and is also the centrepiece of ’s bid Develop the High will host the semi and final stages of the football for the 2018 Football World Cup Finals. Other Road’s special tournaments and Wembley Arena and new public international sports competitions and events could spaces could also play a part in hosting cultural also be held at Wembley Stadium. character events and activities. Wembley Stadium provides, and will continue to provide, a significant economic benefit to London and more specifically to the local area and throughout Brent. On event days around 5,000 people work directly at Wembley Stadium where the banqueting, event and hospitality facilities ensure year-round employment and commercial Wembley High Road supply/service opportunities. A core element of the wider regeneration of this area is the existing High Road, an area that provides a lynch-pin and logical next stage for improvement to changing the face of Wembley. The High Road will continue to function as a major centre for residents and visitors alike. The existing centre has declined over the last 20 years with a gradual loss of major retailers.

The opportunity to develop the High Road’s special character will be promoted and supported - it is already benefiting from recent improvements to the public realm and major new mixed-use developments, including Wembley Central Square which will become the focus of regeneration in this locality.

32 33 3.3 The sub-region has the capacity to accommodate 40,000 additional homes by 2016, delivering approximately 140,000 extra Policy jobs by 2026. Policy 5.154 states that much of the employment growth in West London should be located within the ‘Western Wedge’ which Context extends from , through Wembley and to Heathrow. As well as being part of the Western Wedge, Wembley lies in close All proposals within the masterplan area must proximity to the London-Luton-Bedford corridor demonstrate an understanding of all relevant and will have a strategic role to play due to its national, regional and local planning guidance. significant growth potential and strong physical The Policy Checklist in Appendix B provides linkages out of London. guidance to enable quick reference to some of the most relevant policies for this area. It is not an exhaustive list and it is recognised that there may be other site specific policies to consider.

National Policy

The key policies that are most relevant in the context of this document are PPS1, PPS1 Climate Change Supplement, PPS3, PPS6 and PPG13, although reference to other relevant national policy is provided in Appendix B. Part of Wembley is identified as a Preferred The plan considers that Wembley, as a strategic Industrial Location within Table A2.1 of the priority for West London, must realise its potential The London Plan (2008) consolidated London Plan. The London Plan as a national and internationally significant sports, requires to identify Strategic Industrial leisure and business location, coordinated with The London Plan (February 2008) provides Locations, and develop local policies and criteria town centre regeneration and new housing (policy strategic level guidance and is part of the to manage Locally Significant sites and other 5F.1).The London Plan supports the provision development plan for Brent. The Wembley smaller industrial sites outside Strategic Industrial of a wide range of tourist accommodation and Masterplan is designed to conform to the Locations. The adjacent image depicts the new tourist attractions in town centres and requirements of the London Plan and any Strategic Industrial Areas as identified in the Opportunity Areas, especially for regeneration and developers should be fully aware of London Unitary Development Plan (2004). town centre renewal (Policy 3D.7). The London Plan policies, particularly in respect of energy Plan seeks to promote mixed use developments, requirements and accessible housing provision. The London Plan has identified Wembley as an with a special focus on Opportunity Areas that are Opportunity Area for a range of development well served by public transport (Policy 2A.2). including residential, leisure and employment related development, with an indicative There is recognition within the London Plan employment capacity of 5,500 jobs and 5,000 of the fundamental role of excellence in the homes between 2001 and 2026. Brent Council’s design of buildings and spaces. Provision of high emerging Core Strategy proposes revising these quality design is essential in order to achieve indicative figures, almost doubling the targets for all the objectives of the Plan. The Plan states both housing and employment. The Wembley that high quality design can enable higher Regional Context Opportunity Area boundary is the same as the densities to function as the basis of a sustainable Wembley Regeneration Area boundary set out on environment, particularly in areas of high public pages 22. transport accessibility. 34 35 Local Policy The Local Development Framework (LDF) The Brent Unitary Development Plan (UDP) was adopted in January 2004 and will remain Brent Council is bringing forward a Core Strategy Core Strategy plans for five growth areas of which the statutory plan until new development plan Development Plan Document (DPD) which is at Wembley is the most significant and also the one documents within the Local Development submission stage as this masterplan is adopted. that will provide growth beyond the LDF plan Framework are adopted. Chapter 14 of the UDP Due to the significant development pressures period. This masterplan has been developed to is dedicated solely to the Wembley Regeneration within the area, the council has considered it provide greater detail on the sense of place and Area and detailed consideration should be paid necessary to produce this masterplan prior to the character that will be created and builds upon the to all of the policies contained within this section. adoption of the Core Strategy. Although there are key objectives set out in the Core Strategy. For Some of the key policies are listed in Appendix B. already documents in place that provide guidance example, the Core Strategy sets out the plan for for the area, the greater knowledge of new an enlarged town centre covering the Quintain A series of documents have been produced by the infrastructure requirements and the need to drive Estates’ Stage 1 Wembley Park Boulevard, from London Borough of Brent since 2002 that sets out forward housing provision has necessitated the which the masterplan retail proposals flow. the aspirations and requirements of the council production of this masterplan. The masterplan will The masterplan document will be reviewed in relation to the regeneration of the Wembley remain supplementary to the Unitary Development and appropriately revised following the public area. A Framework for Development ‘Destination Plan until the adoption of the Core Strategy. The Examination and adoption of the Core Strategy. Wembley’ was produced and adopted as Supplementary Planning Guidance in September 2003 and the Wembley Masterplan was produced in March 2004. These documents provide clear planning guidance to those responsible for redeveloping the area surrounding Wembley LOCAL DEVELOPEMENT STATEMENT OF COMMUNITY Stadium and have shaped the formation of this SCHEME (LDS) INVOLVEMENT (SCI) masterplan. This masterplan consolidates and CORE STRATEGY supersedes these documents; providing concise and useable guidance for development across the SITE SPECIFIC area. ALLOGATION

More recently an updated vision document ‘Wembley – from Vision to Reality’ 2007 sets out ADOPTED some of the Council’s underlying regeneration PROPOSALS MAP LOCAL DEVELOPEMENT principles shaping the Wembley project now that SPATIAL DEVELOPMENT STRATEGY FRAMESWORK & INFRASTRUCTURE THE LONDON PLAN development is starting to take shape. DEVELOPEMENT INVESTMENT FRAMEWORK POLICIES

AREA ACTION PLANS Wembley DEVELOPEMENT PLAN DOCUMENTS (DPD) OTHER JOINT Regeneration DEVELOPEMENTS area ANNUAL MONITORING WEMBLEY MASTERPLAN REPORT (AMR) (SPD)

Spatial Development Strategy - The London Plan 36 37 04 THE MASTERPLAN

Land Use Movement Infrastructure Public Transport Public Realm, Streetscape & Public Art Scale Height & Massing Design Quality & Ambition Safety & Security Flood Risk Strategy Sustainability Indicative Masterplan Block Layout

The general approach to masterplanning this legible hierarchy of places. The strong north-south area has been to build on the existing spatial directional focus from Wembley Park Station to structures and landscape features of the area, Engineers Way allows the stadium to remain the whilst developing a vision and identity for each principal identifying element of the area - views of locality. The arrangement of buildings and spaces the will frame the backdrops to most of the is seen as a progression from the principles set smaller streets as well as to Olympic Way. out in the 2004 Wembley Masterplan and will seek to fully integrate new development with To counterbalance the north-south orientation emerging proposals on the Quintain Estates’ of Olympic Way and the northern districts, a Stage 1 land. Olympic Way will remain the newly created public park could draw the focus principal organising structure and heart of the eastwards, helping to knit this area into the core development, whilst existing natural assets such of the masterplan development. The eastern as the Wealdstone Brook and the River Brent will districts have been developed with a stronger be greatly enhanced. In addition to the existing east-west urban grain in order to strengthen elements, a new public park and a shopping street connections out to the River Brent and back running parallel to Olympic Way should develop a towards the Stadium and the heart of the seamless transition between the masterplan area development. The strong curvature of the road and Quintain’s Stage 1 proposals. to the east of First Way follows the old route of the Never Stop Railway – part of the Empire The physical structure of streets and spaces is Exhibition. This is an interesting historic landscape broadly based on a formal grid pattern. This will feature that adds a strong physical character to enable the maximum amount of permeability this locality. throughout the site whilst giving a clear and

The Plan

The physical form of the masterplan represents an arrangement of buildings, routes and spaces that will enable the core objectives of this document to be realised. This block layout is not intended to be a rigid blueprint for design, but to indicate broad context and broad development parameters to allow individual projects to come forward in a coherent and co-ordinated manner.

40 41 Indicative Ground Floor Uses 4.1 Land Use

The existing land use pattern is characterised into a number of distinct areas. There is a relatively mixed use character around Wembley Park Station and Empire Way bordering the adjacent suburban residential context. The area to the east of the Stadium is predominantly industrial and the area north of Engineers Way contains a mix of large retail outlets, small scale light industrial units and some office accommodation. The masterplan area already allows for a range of small to large businesses, providing valuable local employment. Brent Council will work with existing businesses to limit disruption during construction phases and will assist in the re-provision of business space within the area through the masterplanning process.

The creation of a new Wembley is not restricted ≥≥ Provide an extension to the Quintain Estates’ to the stadium area. If Wembley is to genuinely Stage 1 retail scheme and establish a compete with other major centres in the region continuous shopping destination; then it is necessary to consider the masterplan area as one element of a single entity that is ≥≥ Build upon the identity created by Brent ‘Wembley’ whilst building on the unique identity Council’s new Civic Centre proposals; of different locations. The balance of new land uses will be critical to shaping the place that will ≥≥ Develop Olympic Way as a major destination be ‘New Wembley’. If the right balance is struck, for hotels, conferencing and Grade A office Wembley will be an exciting and lively place to space; live, work and visit during the day, in the evenings and at weekends. ≥≥ Provide a range of quality open spaces that meets the needs of the local community; The principal land use objectives are to: ≥≥ Provide a land use mix that sympathetically ≥≥ Bring forward development that will prioritise integrates with residential and employment employment uses and deliver around 10,000 uses on the fringes of the area. new jobs;

≥≥ Encourage additional high volume visitor attractions, primarily to the east of Olympic Existing Land Uses Way; 43 Indicative Ground Floor Uses

Land Use Principles

The land use concept focuses on eight core The regeneration of Wembley must create new principles, setting out a clear strategy for how jobs across a range of economic sectors, including they can be successfully integrated with one employment in offices, shops, hotels and industrial another to establish a sustainable, genuinely units. The London Plan designates Wembley as unique piece of urban London. an Opportunity Area, meaning that the whole regeneration area is capable of providing at least The core land use principles include: 5,500 new jobs and at least 5,000 new homes by 2026. This document aims to provide sufficient ≥≥ Visitor Destination; employment and residential floor space across the masterplan area to increase this total to over ≥≥ Hotels and Conferencing; 10,000 jobs and 10,000 homes. There will be an emphasis on provision of local jobs through ≥≥ Leisure, Entertainment and Culture; training and job placement. Although there will be a large amount of residential development, it is ≥≥ Retail; the focus on employment provision that is pivotal to the success of the masterplan and regeneration ≥≥ Office Accommodation; of Wembley and it is this focus that will underpin all elements of the land use strategy. ≥≥ Creative and Industrial Floor Space; The following section provides an explanation ≥≥ Civic and Community; of the rationale behind each land use objective, along with the policy and other justifications. ≥≥ Residential.

Land Use Concept

The above image is a conceptual representation of the desired land use mix. The fluid interconnectivity between uses will enable a seamless transition between different localities and the range of uses will be much more diverse in this location in order to create an active, attractive urban quarter. All of the land uses depicted in this diagram indicate predominant ground floor uses which could come forward as part of mixed use development.

44 45 Visitor Destination

The National Stadium and Wembley Arena already Brent Council will support changes of use on provide ‘big ticket’ visitor attractors. However, the land to the east of Olympic Way for major movement patterns for visitors to these attractions visitor attractors, providing that it is not on are highly time specific, generating major surges designated Strategic Industrial Locations (Strategic of crowds that are channelled into and out of Employment Land within Brent’s UDP). Full the area very quickly. The proposed new cinema, feasibility and impact studies will be necessary, in designer outlet centre and sports retailing in the consultation with the owner and/or operator of Quintain Stage 1 lands will begin to broaden this the National Stadium, to establish the transport offer, providing reasons for more frequent trips implications of such development. Although such from people within North and West London. development is often regarded as generating significant amounts of vehicular traffic, evidence A major aspiration of the London Borough of from Stadium event movements shows a high Brent is for a diverse range of attractors that level of public transport use. Consultation with could stimulate activity at all times. The provision appropriate stakeholders, including the owner of additional high volume leisure attractors is likely and/or operator of the National Stadium should to draw visitors from throughout the region and also be undertaken. beyond. These are most appropriately located to the east of Olympic Way, ensuring that primary vehicular access is from the east and minimising potential conflicts with Stadium event crowds traffic. Hotels and Conferencing

Wembley is a long established destination for Development on and around Olympic Way conferencing. In combination with Wembley should be part of a co-ordinated approach to the Stadium, there is an opportunity to provide a provision of a range of different sizes and types more coherent conference and hotel offer, which of facilities, likely to be part of hotel and office will reposition Wembley as a major conference buildings. The council will encourage the provision and business tourism venue. Although a single, of flexible spaces that are capable of supporting large scale, dedicated conferencing facility may conferencing activities, attracting inward not be deliverable, the masterplan supports investment and business tourism. the creation of a new conferencing district on Olympic Way which will in turn drive demand for Wembley is an important growth area for hotel restaurants, bars, cultural and leisure activities. space. The area currently has four major hotels (plans have been approved for four others) but The scale and nature of Olympic Way means that given the highly accessible links into Central it is less suitable for standard retail uses, however London and the potential future demand, there the provision of smaller landscaped pockets of is capacity to accommodate significantly more. space away from the main promenade is ideal Brent Council will support a range of visitor for hotel, office and conference uses, enabling accommodation in appropriate locations in line impressive entrance lobbies and ancillary uses with London Plan policy. such as cafés, bars and restaurants to exist at ground floor.

46 47 Public spaces

Leisure, Entertainment and Culture

As well as large scale attractors, predominantly designed for visitors to the area, there is a need to ensure a variety of other facilities more specifically tailored to local residents and workers.

The area is currently lacking a strong evening economy, and the incorporation of restaurants, bars, cultural facilities and performance spaces will be supported, particularly at ground floor, fronting Olympic Way and other public spaces. The concept of uses spilling out onto the street could ensure the success of Olympic Way, as it is currently a large open space which suffers from a lack of animation for most of the year. This will need to take full account of the effective and safe crowd management of stadium events and the sensitive relationship between pedestrians and new public transport provision.

48 49 This street could deliver around 30,000m² (net) ≥≥ The newly proposed retail street sits partly of convenience and comparison (non food) floor within a current town centre - Wembley Park; space, which is supported for the following reasons: ≥≥ There are few opportunities within the existing town centre to achieve retail growth on larger ≥≥ Brent Council’s 2008 Retail Needs and format stores; Capacity Study shows an unmet need in the Borough for 90,000m² (gross) of comparison ≥≥ The site is at the edge of the expanded town and 19,500m² (gross) of convenience space centre as set out in Brent’s draft LDF Core until 2026; Strategy;

≥≥ The growth is bringing spend back to ≥≥ The site is well served by public transport and Wembley without significantly affecting other this will improve still further to give it a very centres within the hierarchy; high Public Transport Accessibility Level (PTAL) rating; ≥≥ Such retail needs are likely to grow, as the predicted population growth is now likely to ≥≥ Such development could create a further be higher than when the retail needs study 1,500 jobs (min. approx.) Any retail was undertaken; development should be considered in the following context. ≥≥ The forthcoming Local Development Framework Core Strategy directs most of this ≥≥ Further retail development should be floor space to Wembley; subject to a full retail assessment and must be in accordance with the sequential test;

≥≥ New retail should build upon the Quintain Estates’ Stage 1 retail development on the Boulevard and on the sites near Wembley Stadium Station;

≥≥ New retail development should create better retail linkages between the existing Retail High Road and the new boulevard.

A new shopping street running parallel with Although physically connected to the proposed Olympic Way and north from the Quintain Estates’ Wembley Park Boulevard, the newly proposed Stage 1 shopping boulevard is proposed. This will pedestrian only retail street could be entirely bring High Street shops to this part of London different in scale and character. Whereas the for the first time in many years and contribute approved Stage 1 scheme is comparable with to a continuous retail offer from the High Road Regent Street in scale and identity, the potential to Wembley Park, linking the three stations and extension could offer a much more intimate feel creating a complementary range of retail uses. and human scale.

50 51 Office Accommodation Brent Council’s view is:

The facilities outlined above will drive significant New Grade A offices are most appropriately ≥≥ A variety of size, type and cost of office space ≥≥ If office uses do not come forward as new employment opportunities in the service located along Olympic Way and close to public is necessary to ensure a successful balance of development of the area evolves, the council sectors. However, across the masterplan area there transport hubs, in particular Wembley Park employment in the area; could require a limited provision of office is also scope for a range of other employment Station. space in appropriate commercial buildings; generating uses. ≥≥ It is important to attract new modern Grade A Currently there are a number of office blocks office space in the longer term; ≥≥ Brent Council will seek to limit the loss of There is no doubt that the masterplan area is very in Wembley that provide a supply of existing local office space. Development proposals well served by public transport and is strategically affordable accommodation occupied by a ≥≥ Offices are an important town centre function should demonstrate that such uses are being well located. The improvements to local public range of public and business services. There and should form part of the employment mix; adequately replaced, or that the provision of transport and the new retail, restaurants and is a considerable amount of office floor space other commercial uses that bring employment bars proposed as part of Quintain’s Stage 1 consented on the eastern side of the Quintian ≥≥ While Quintain’s Stage 1 area has consent for benefits to the wider area are being scheme, coupled with Brent Council’s decision Estates’ Stage 1 application, none of which is office floor space, the council would accept incorporated; to relocate its new Civic Centre within this area yet built or, indeed, under active consideration the growth of that space on more appropriate all provide a unique opportunity to drive a new at this time. The lack of markets for suburban locations, notably, those sites flanking Olympic ≥≥ Office uses are more suitably located close office market in this part of London. Attracting office locations has been well documented by Way; to public transport and town centre links, in new office development into the masterplan area the Authority (GLA), although order to reduce car-based journeys. will diversify the range of activities taking place, Wembley is considered a location that could buck ≥≥ Mixing office uses with other complementary breathing life into the area throughout the day this general trend as it is clear that the local office development is encouraged; and supporting the retail and allied businesses. stock is relatively well occupied.

52 53 Strategic Industrial Locations (SIL) ≥≥ Sites for new light industrial/warehousing units Strategic Industrial Locations are vital to the will be created, with easy access to and from functioning of London’s economy and comprise the North Circular Road; a significant element of the eastern area of the masterplan. This area is suitable for large scale ≥≥ Vehicular movement and accessibility will be industrial units for manufacturing and distribution significantly improved, providing new east- operations, and existing local employment uses west linkages as development comes forward; will be protected. The First Way District will provide a transition from mixed use development ≥≥ Movement of waste and recycling facilities Creative and Industrial to more traditional industrial uses on the Strategic locally will be considered where they Floor space Industrial Locations to the east. This transitional contribute to the objectives of the masterplan development will be able to provide a unique and where they are funded by development of Creative Workspace environment including work/live spaces, student the site or through Section 106 contributions accommodation, modern business and light from other developments; A small but important element in the masterplan industrial uses with ancillary office space, and is the creation of floor space for the creative a degree of sensitively designed residential ≥≥ Coach parking on SIL land will be considered industries (the arts, media, music, publishing accommodation. only where it does not lead to a net loss of etc). Nurturing creativity and enabling creative industrial/warehousing or business jobs; people to live and work in this area will assist in Strategic Industrial Locations (SIL) to the east the diversification of jobs and create an energetic will continue to be protected in line with UDP ≥≥ District wide Combined Cooling, Heating and and vibrant identity from the outset. Time and and London Plan policy. There are a number of Power (CCHP) facilities could be appropriate in again creative people have provided the impetus important considerations in respect of this industrial areas; for the regeneration of run down city quarters. It land, namely: is an aspiration to accommodate these industries ≥≥ A consolidated centre for service vehicles for in Wembley from the beginning and ensure that deliveries into the heart of the masterplan area they are able to remain in the area as land Creative workspaces function most effectively and on into could be created. values rise. when developed in clusters. This helps to maximise the synergies between the businesses Research by Brent Council has identified and will create distinctive and vibrant localities considerable unmet local demand for small scale within the masterplan area. Suitable locations employment floor space suitable for occupation could be close to , the proposed by creative industries. Wembley is considered Wembley Live! or to the east in areas adjacent to be an extremely good location for such to the Strategic Industrial Locations and the uses. The objective to secure such spaces is in Wealdstone Brook. line with London Plan aspirations concerning cultural quarters, which envisages significant The minimum quantities of floor space for each social benefits beyond simple employment district are set out later within each development provision. Some of this floor space will require brief. The council recognises that the provision effective subsidies. While some space may be of subsidised workspace may affect the supply of sold speculatively to the market, the council other subsidised space such as affordable housing. will expect other not-for-profit organisations to The importance of diversifying the employment secure and manage such space in the long term base in this way will be given significant weight and organisations that can offer flexible space on in the determination of viable schemes within the flexible terms. masterplan area.

54 55 Healthcare Other Community Facilities

For a fully supported and healthy community the Brent is already home to Europe’s most ethnically masterplan expects that there will be provision diverse population. As a consequence of for a minimum of 1 doctor per 1,500 and 1 regeneration, Wembley will be home to large dentist per 2,000 new residents. The fundamental new communities. It is important that a range of provision will be supported by a range of other new community facilities are provided to meet the alternative and complementary healthcare needs of these new and diverse groups. Quintain’s facilities. It should be noted that 2,800 m² of Stage 1 scheme will provide a number of new healthcare space has been secured for Quintain’s facilities that will serve the masterplan area as a Stage 1 lands. Around half of this space is whole (e.g. health centre and an employment currently under construction on Empire Way. portal) but there are other types of community This new facility will accommodate 6 GP’s and facilities that are deficient in this locality and supporting dental and other healthcare facilities. this will need to be addressed. For example, the increase in population and intensification of development may require additional accommodation for the in order to ensure continued effective policing of the area.

The council’s Core Strategy also sets out the level Civic and Community greater demand for a new pool. A swimming pool and type of community facilities required to meet has been secured on Quintain’s Stage 1 lands. the needs of the new population, including a full Civic Uses However, the council requires a minimum 25m, range of buildings for young people, cultural, 6 lane pool available to the local community at community and religious use. The council can only Brent’s Civic Centre will bring together the prices comparable to other community pools. If a provide a limited amount of space directly that many services of Brent Council under one roof, more suitable site comes forward outside of the can help fulfil some of these needs. There will incorporating a state-of-the-art modern library masterplan area, but in close enough proximity to be a requirement to secure 370m² of community and a range of civic and community spaces. The be easily accessible, then the council will consider space per 1,000 new residents and the council will new Civic Centre will be located on Engineers the use of Section 106 planning gains to help promote mechanisms by which community and Way, adjacent to Arena Square and Wembley secure this provision. other groups can establish a presence in the area. Arena and will be an important destination for local people. It will provide the impetus and In addition, the council has estimated that a new opportunity for further public services to locate sports hall and two new gymnasiums will be here and could help stimulate a high quality required to sufficiently provide for the population office market. increase envisaged over the life of the masterplan. Brent Council will therefore seek a swimming pool Indoor Sports Facilities and associated sports/fitness uses that are open to the public at rates enjoyed for similar council The need for more publicly accessible swimming facilities serving the Wembley area. pools in the north of the Borough has been identified in Brent Council’s Sports Facilities Strategy. The stadium area is one of the possible locations for a new pool as existing demand for swimming pools is far greater than the supply, and the increase in population will create much 56 57 Education Residential Uses

The College of North West London is located The provision of two smaller primary schools Finally, Wembley will be a residential destination- to the north of the masterplan area opposite would present a more flexible solution as the home to a healthy and sustainable community. Wembley Park Station. The college is currently staged implementation of building could be co- Already approximately 4,000 residential units reviewing its accommodation requirements ordinated to meet demand from new housing have been granted planning consent in the and the masterplan offers the potential to developments. A minimum area of 0.5 hectares stadium area, and there is scope to accommodate accommodate replacement facilities in exciting (1.2 acres) will be required for a two-form entry more than double this number. Critical to the and stimulating new buildings. Residential primary school. The school could form part of success of Wembley as a residential area will be healthy and accommodation for students will be suitable in a composite mixed use building, provided that the need to ensure a suitable balance of unit sustainable areas of high public transport accessibility, but the potential conflicts between uses can be eradicated size and tenure. Whereas the sites immediately council will seek a balance between the needs through exemplary design standards. A primary adjacent to the Stadium within Quintain’s Stage community for student accommodation and other types of school on a relatively restricted site of 0.5ha 1 development were not considered particularly residential development. would usually necessitate an amount of rooftop appropriate for family accommodation, this is not play areas and where different uses are mixed, it is the case for subsequent phases of the masterplan. Given the predicted amount of development for likely that extra play space may be required. It may Accordingly, there is scope for greater provision of the area, a demand will arise for the provision be advantageous for the schools to be co-located family homes. of one or two primary schools equating to four with additional early-years or childcare provision. forms of entry. This provision could be located It is likely that the council may require a secondary Housing Need in either the North West District or North East school in the masterplan area, where this is District, on sites that are easily accessible to all justified by need in the long term. Brent Council’s Housing Needs Survey shows a residents and could be in close proximity to open requirement for affordable homes that outstrips space. However, contributions will be sought from the total housing supply. The high demand for all relevant developers in the wider regeneration affordable housing is unlikely to change over the area that may bring about a range of different lifetime of the masterplan. The masterplan is a solutions, including the expansion of nearby document for the long term and, although it takes primary and secondary schools. account of difficulties in the housing market, the document is not driven by short term market fluctuations.

58 59 Density Housing Mix

Brent Council will pay due regard to the London ≥≥ Variety of and increase in size of residential In order to meet current national and regional will be locations where market provided sheltered Plan Density Matrix that sets out residential units; housing targets, the council expects that a housing will be suitable. One of the council’s density guidelines based on a site or area’s Public significant amount of residential provision will current priorities is the provision of extra care Transport Accessibility Level (PTAL): the highest ≥≥ The provision of more energy efficient, be met within the masterplan area. The majority housing for the elderly. densities being appropriate where public transport sustainable living and working spaces; of residential buildings within the masterplan is best and where there are good facilities, (e.g. area are likely to contain a mix of uses, with It is not always easy to accommodate families in in a town centre). However, this is not to say ≥≥ Character and quality of housing; commercial and retail uses at ground floor and higher density housing and it will be essential to that the masterplan area will be built out at residential above. This will create areas that are make sure that, where possible, ground floor units maximum theoretical densities, as density also ≥≥ Amenity and needs of potential residents animated throughout the day and allow for are provided. At higher levels, balconies, terraces has to be responsive to the existing urban fabric, (existing and future); sustainable environments where people can live and roof spaces will be required for amenity level of amenity space, need for family sized and work in the same building, thus reducing provision. accommodation, protection of important views ≥≥ Proximity to existing residential areas, sensitive the need to travel. Introducing residential uses of Wembley Stadium and providing appropriate public spaces and uses; at lower levels may be appropriate in selected Brent Council supports the current Mayor of living conditions (daylight, sunlight, privacy, buildings, as a means of establishing a variety of London’s desire for more affordable family overlooking, noise insulation etc.). ≥≥ Provision of necessary infrastructure, including character on certain streets, particularly in the sized homes. There is a need to provide for consideration of mixed use proposals and the North East District where more family homes family housing to encourage people to stay The consideration of higher density development provision of locally accessible facilities; could be located. and contribute to the establishment of a long will be assessed based on the following principles: term mixed and sustainable community. It is ≥≥ Capacity and level of road access and car The masterplan identifies the North East District not the intention of the council to build a large ≥≥ Proximity to the existing and developing parking to individual sites (existing and as being appropriate for a higher proportion of transitional location for single people and childless new town centre and public transport proposed) where access to public transport is family housing. The table set out below gives couples who may be forced to move on because interchanges; restricted; indicative proportions for the different areas. there is no choice of family homes available. The Typically (based on 60 per cent market: 40 per proportion of larger social rent units follows the ≥≥ Appropriate provision of community facilities, ≥≥ Existing density levels in close proximity. cent affordable) the North West and First Way proportions set out in the West London Affordable services and open space; districts could deliver around 19 per cent family Housing Requirement 2006/08 document, but housing and the North East District around 30 per recognises the practical difficulty of providing such cent family housing. The council recognises that a high proportion of social rented 4 bed+ units in a mixed and balanced community should contain the masterplan area. Instead, a split with a higher a range of homes for groups that are often proportion of 3 bed units is proposed. socially disadvantaged and considers that there

Table 1 Indicative new household sizes by tenure energy efficient, W London Affordable sustainable living Bedrooms Percentage* of units Percentage* of units Percentage* of units Housing Requirements and working Social Rent Intermediate For Sale/Markets Social Rent spaces NW / First North NW / First North NW / First North Way East Way East Way East 1 15 10 45 40 30 30 15 2 35 40 45 40 55 45 35 3 45 40 10 20 15 25 25 *Percentages 4+ 5 10 25 refer to units

60 61 Proportion of Affordable Housing

Brent Council will seek the maximum amount of affordable housing in line with London Plan policy, subject to viability and the achievement of other planning objectives. In testing viability, the council will use the GLA’s Affordable Housing Toolkit, In summary, Brent Council will: Brent Council envisages that all new residential although it is likely, in a complex development and commercial developments will have full access such as this, that full financial appraisals will need ≥≥ Require affordable housing following a to information communication technology (ICT) to be made available to the council on larger sites full financial appraisal, expected to meet a infrastructure, such as broadband or wireless within the masterplan area and a full assessment benchmark of 40 per cent of the total number internet connections in line with London Plan carried out. of units (of the affordable units, 60 per cent Policy 3B.6. should be for social rent and 40 per cent The London Plan also requires the provision of should be for shared ownership); The council recognises the need to work with all units to be built to Lifetime Homes standards the grain of the market in order to deliver the and 10 per cent to be Wheelchair Accessible/ ≥≥ Nominate Social Landlords who can build to right package of land uses within Wembley, and Adaptable Housing. The council will work closely with its partners, joint appropriate design and quality standards; will be pragmatic in terms of its dialogue with commissioning Registered Social Landlords (RSL), prospective developers to ensure that, wherever who are key stakeholders in Wembley and across ≥≥ Seek to concentrate family housing in the possible, the land use mix is delivered in a Brent. Partners are selected on the basis of their North East District of the masterplan area, commercially sensitive manner. Nevertheless, the wide range of community development services along the lines set out in the table above; council is also determined that achieving the right and their experience of supporting regeneration land use mix is critical to the creation of successful initiatives to create sustainable communities. They ≥≥ Ensure that, subject to appraisals, places, in particular at Wembley where the vision will build affordable homes to high design and quality approximately 60 per cent of all affordable is to create a high density, high quality, urban standards, promote resident involvement in their housing should be for social rent, over half environment. activities and support initiatives to promote training, of which could be in the form of family sized employment, community development and quality of units; life within the new Wembley. ≥≥ Give priority to other models of provision that provide long term affordable family housing.

62 63 Open Space

Public Open Space and The basis of the open space strategy is to provide complemented by strong, safe and clear links Children’s Play AREA a mosaic of green spaces offering distinctive to greatly improved existing natural landscapes places with a diversity of use, identity, scale and at the Wealdstone Brook and River Brent and The high density of development that will come Brent Council recognises the practical difficulties settings. At the heart of the development a new physical linkages to existing open spaces at forward as a necessary part of creating viable and of providing such a space; therefore the open number of larger scale open spaces are envisaged Sherrins Farm and Chalkhill. The following section sustainable communities must be balanced by a space strategy will be based on three core to be interlinked by pedestrian only and shared will set out in more detail the core open space significant increase in the variety and quality of principles: surface treatments that will create the perception principles and how they could physically manifest green spaces. There are some sizeable areas of of a single critical mass of space. This will be themselves throughout the masterplan area. public open space in the area, including the new ≥≥ A single large public park of at least 1.2 Arena Square, Olympic Way, Olympic Square and hectares in size; Stadium Square. Although there may be some soft landscaping, these are largely environments ≥≥ A minimum of 10m² per child (5-17 years) and large parts of the masterplan area are still of ‘neighbourhood playable space’. With deficient in both local and district levels of open the expected density level, this can be partly space (UDP 2004), or will become so with the accommodated within three district open amount of new residential development likely to spaces of at least 0.4 hectares; come forward. In order to alleviate the level of local open space deficiency that could otherwise ≥≥ A minimum of 10m² per child (0-5 years) be exacerbated by the new housing development, of ‘doorstep playable space’. This should open space of at least 2 hectares should be be provided as an integral part of each provided (so that all homes are within 400m of development parcel. open space of more than 2 ha). Although there is an identified need for a substantial amount of open space, the council is taking a pragmatic approach where the emphasis will be to secure high quality, functional spaces in every aspect of the built environment and utilise and enhance the existing landscape assets. The need to increase natural areas within the development and ensure that open spaces are designed to encourage biodiversity will also be an important consideration.

64 Indicative Open Space Concept 65 2 / Artists impression 1 / Artists impression

unique spaces

Olympic Way

Olympic Way will be a grand scale public space unlike any other and will become an attraction in The creation of smaller ‘pockets’ or external its own right. The necessity for a 20 metre spine ‘rooms’ will create a series of unique spaces with down the centre of the route for stadium event a more intimate, human scale containing a range crowds is seen as an opportunity for the creative of soft landscaping, water and lighting, as well as use of such space at all other times of the year. dedicated spaces for performance, public art and This is seen as an ideal location for markets, seating that will encourage people to meet, dwell festivals or outdoor sporting events and activities. and socialise. Stadium Event Day crowd management and the relationship between pedestrians and the new public transport provisions on non-event days should inform the design process. 66 67 Direct physical connection to Olympic Way and the other major spaces via green links are important, to create a size and diversity of open space that is unparalleled in such a high density, urban environment. Connection between the new park and Olympic Way should be dealt with sensitively to enable clear definition of spaces and a degree of control of event day crowds whilst allowing movement and visual connectivity across the area.

3 / Artists impression A New Park

A spectacular new public park of at least 1.2 hectares in size should be created to serve the local population. It should create strong physical connections between the eastern and northern districts. This sizeable space should have a green, organic and natural character, providing for a range of sporting activities in a contemporary landscape setting.

68 69 New Public Squares

The creation of three new green ‘London Squares’ The North East Square will have a much more will establish and develop separate identities for domestic character, with a local and community each neighbourhood. The squares should be focussed landscape setting. It will develop as a centred on green spaces with significant tree space with a calm and intimate identity more planting and grassed areas at the heart; they specifically tailored for local residents. could all have a degree of vehicular access, but relationships between pedestrians and vehicles The First Way Square should be designed with its should be considered fully at the design stage. own separate and distinctive identity and facilities that complement those on offer in the other open A new public square will become the heart of spaces. 5 / Artists impression the North West District, allowing for a range of visitors at peak times whilst providing valuable amenity for local residents. 6 / Artists impression

4 / Artists impression 70 71 7 / Artists impression

Pocket Spaces Wealdstone A range of pocket parks and open spaces offering a diversity of uses and landscape settings should Brook be provided across the site.

Opening up the Wealdstone Brook for public access, creating a natural landscape setting that will offer something different to the more formal development of spaces in the northern section of the masterplan area. Although complete naturalisation is unlikely due to site constraints, measures will be sought to enhance the biodiversity and reduce the risk of flooding (See Section 4.8).

72 73 River Brent Underpinning the open space strategy is the One of the core elements of the open space necessity to create high quality spaces that are strategy is to capitalise on the existing natural well used and encourage a sense of ownership by landscape assets within the area. A significant the existing and future residents and businesses amount of work has already been undertaken within the area. The wide range of scale and to naturalise and enhance the River Brent to character of spaces proposed within this area the South of the masterplan area. However the will facilitate all of the activities necessary for section that lies within the masterplan area is people to enjoy an active and healthy life, whilst currently poorly connected and suffers from a lack encouraging creative use of space to enable social of activity and poor perceptions of safety. interactions on a number of levels. The linear, organic landscapes of the Wealdstone Brook Brent Council will seek to vastly enhance the and the River Brent will provide for biodiversity, presence and influence of the River Brent as a safe whilst enabling a range of leisure activities such and enjoyable natural landscape by developing as walking, cycling and jogging, whereas Olympic connections and improving access and activity. Way will provide a more formal setting, with a series of smaller spaces dedicated to performance, The creation of safe, green, clearly marked routes relaxation and socialising. and connectivity of spaces throughout Wembley will enable the necessary quantum of open space The creation of spaces that have a clear definition to be provided. Bridging the railways to the north of use such as play space, sports or performance and south will make a significant contribution to spaces will be vital to enable a range of different the provision of neighbourhood playable space activities to take place; however, such distinctions within the area. Tree planting, and street lighting must not be made as a means of segregating on key strategic routes, particularly in the eastern users from one another. The growing of plants, area will aid the creation of high quality walking fruit and vegetables is a pastime enjoyed by and cycling greenways. many people and one that provides a useful and sustainable source of food. It is possible, through careful design solutions, to secure such spaces on roofs and through vertical planting in high density residential locations.

74 75 Outdoor Wildlife Sports and

The expected dramatic growth in the resident Nature population in the Wembley Masterplan area will give rise to corresponding growth in demand for local outdoor sports facilities. Outdoor sports There is a lack of wildlife sites within the facilities to serve the needs of an additional masterplan area that provide a significant population would include tennis courts, full experience of the natural environment. This size football pitches and cricket pitches. It is is unsurprising, due to the predominantly recognised that providing all of these facilities industrial history of the area. The comprehensive within the masterplan area alone is unrealistic. redevelopment of the masterplan area offers a number of opportunities to vastly increase wildlife Whilst some sporting provision should form part and biodiversity in the area. Biodiversity would of the open space function within the masterplan be enhanced through the opening up and partial area, opportunities also exist for new and naturalisation of the Wealdstone Brook; improved improved sporting facilities within close proximity links and re-interpretation of the Brent River to the masterplan area. Improving links and Park; new natural open spaces; tree planting and ensuring community access to new or improved creation of new habitats for wildlife on green sports facilities at Wembley Park Academy School, roofs, living walls and balcony planting. Sherrins Farm Open Space, Chalkhill Open Space and Brent River Park will form part of the strategy to improve overall sports provision. Multi- functional sporting facilities and surfaces, such as synthetic turf pitches which allow for more intensive use, will be encouraged.

new natural open spaces

76 77 4.2 The 2004 Wembley Masterplan developed a The EAC has been completed, providing much programme of transport improvements for the improved access to the north-east of the Wembley area, a significant number of which have already Park Industrial Estate during normal non-event Movement been completed. The implementation of the days and reducing the conflict between event day Three Stations Strategy has increased capacity and and business traffic. It provides continuous access significantly enhanced the quality of the stations to the estate on major event days and enables Infrastructure and surrounding public realm. Wembley has now local businesses to remain fully functional at all established itself as a public transport destination, times. However, improved east-west access on with up to 80 per cent of event crowds choosing event days will be necessary for the whole area to One of the most positive attributes of the run into central London in as little as 13 minutes. to travel by public transport. operate successfully. Wembley area is its public transport accessibility. The area is also well connected to the rest of Wembley is linked to Central London via a the region and indeed the country, and is ideally The road network has also been improved Although the area is now well served at a strategic broad range of public transport systems. situated to enjoy efficient links with the rest of the through the implementation of the Stadium level, there are still a number of challenges Wembley is connected to Central London via the world via Heathrow, Luton and Stansted airports. Access Corridor (SAC) and Estate Access Corridor which must be addressed at a local level. This Metropolitan, Jubilee and Bakerloo Underground The newly opened St Pancras International train (EAC). Section 1 of the SAC has been completed, masterplan will strive to establish sustainable lines running from Wembley Park and Wembley station, 25 minutes by underground, connects providing a new two-way tidal highway between travel patterns and enable accessibility for some Central stations. National rail services from Wembley to continental Europe. Fourth Way and Drury Way. However, security of the most disadvantaged communities within Wembley Central and Wembley Stadium stations considerations have superseded the requirement Brent. The aim of this masterplan is to ensure that for a direct route to the stadium and the council is new development does not exacerbate existing considering alternative proposals that ease traffic problems of congestion. It will seek to enhance movement and provide a more uplifting route to accessibility and connectivity for existing residents the stadium. and provide a framework that will enable future residents and businesses to co-exist in a safe and sustainable environment.

78 79 Travel Demand Management (TDM)

Brent council has undertaken a detailed This method of securing transport infrastructure assessment of the likely transport impacts of the contributions could be assessed and introduced level of development envisaged by this document. through either amendment of Brent Council’s Given the current arrangements, it is predicted Section 106 standard charge SPD or through the that some 63 per cent of all trips generated by the development of a Community Infrastructure Levy. development would be non-car based, (walking, cycling, bus, rail, underground). However, even The transportation strategy will focus on four at this level the junctions around the masterplan key policy areas, and each is considered in the area would be congested and therefore further following section: modal shift is required together with physical improvements to junctions. ≥≥ Walking and Cycling All developments within the masterplan area should demonstrate how they will be able to ≥≥ Vehicular Movement A Strategy for Movement At the heart of the transport strategy for the new implement or contribute to travel demand and Connection Wembley will be the creation of streets as places, management interventions, or ‘smarter ≥≥ Public Transport rather than just functional routes for channelling travel’. Promoting a sustainable travel mode An essential part of the production of this vehicles. These new urban streetscapes will shift is fundamental to achieving the level ≥≥ Parking and Servicing document has been to develop a sound help reduce the conflicts between pedestrians, of development proposed and enabling a understanding of how the proposed types cyclists and vehicular traffic. The new streets will high quality living, working, retail and leisure and arrangement of land uses may interact, demonstrate a diversity of character that will environment. The council will seek a range particularly during peak travel times where communicate to and influence the behaviour of measures to increase journeys being made stadium uses may overlap with other retail of vehicles and pedestrians alike. In order to without the use of a car (known as modal and entertainment users. The envisaged layout put people at the centre of this strategy, all shift), and it is estimated that these measures and arrangement of streets and spaces in the development within the masterplan area will be would increase the level of such journeys by North West District represent an open grain of assessed according to the criteria set out by the approximately 13 per cent from the 63 per cent development, where views across the area are Department for Transport (DfT) & Department baseline figure. This could include a programme designed to encourage lateral movement rather of Communities and Local Government (DCLG) of bus improvements and other methods such than simply channelling people into and out of (2007) in the table below. This does not require as workplace and school travel planning, area the area as quickly as possible. This permeation that pedestrians always get priority, but simply based and personal travel planning, and of people throughout the district will encourage that impacts on pedestrians are the primary smart/flexible working. greater use of the new facilities such as cafes consideration. and restaurants and enable people to stay longer The council has, through the Infrastructure in the area, thus reducing peak pressure on and Investment Framework, considered overall the public transport facilities. Conversely, the Table 2: delivering a pedestrian focussed Wembley development impact, scale and potential phasing layout of the North East District could create related this to the infrastructure required to a more enclosed form of development which support development throughout the life of Consider First pedestrians naturally reduces the flow of pedestrians into the the masterplan. Development contributions are predominantly residential locality. cyclists likely to be secured through standard section emergency services & waste vechicles 106 charges on residential and commercial (B1)

Consider Last other motor traffic development. However, the council is exploring how a more equitable levy may be raised on all development in proportion to the impact on the transport system that different uses generate. 80 81 Walking and Cycling

Walking and cycling will be promoted as genuine, been proven to lead to much more considerate It is envisaged that the masterplan area will ≥≥ Routes along the Wealdstone Brook and the viable and preferred alternatives to all other forms use by motor vehicles, as the perception is that benefit from the delivery of the following River Brent will be significantly enhanced of transport. The benefits are irrefutable and they are intruding on pedestrian space and will improvements to walking and cycling provision: and developed to provide safe and pleasant make broader contributions to the quality of the reduce speeds accordingly. The development of walking and cycling routes; community through reduced carbon emissions, the core of the masterplan area as a series of ≥≥ The creation of shared surface environments improved health and a reduction in social interlinking shared surface streets could create that contain all of the facilities associated with ≥≥ Tree planting, widening of footways, legible exclusion for the 37 per cent of Brent residents a unique pedestrian environment that would a 21st Century city and are simply designed signage and improved lighting will enable safe who do not have a car (2001 census, ONS). positively encourage walking and cycling as the and uncluttered; and pleasant navigation within the eastern preferred modes of travel throughout the area. In area of the masterplan and along the two To ensure that Wembley becomes a pedestrian the creation of such environments, it is essential ≥≥ Removal of unnecessary barriers to pedestrian watercourses; focused environment, the streets at the heart of to ensure that the public realm is fully accessible and cycle movements; this new urban quarter and around the major to all. Differentiation of appropriate materials ≥≥ Buildings fronting onto key routes and public spaces should be developed as shared would enable pedestrians, cyclists and motor ≥≥ Creation of new pedestrian and cycle linkages waterways should be designed to provide surfaces. In these streets all users would share the vehicles to understand where the priorities lie, across the railways that will enable ease of natural surveillance and generate high levels public realm on level ground. This approach has thus ensuring safety for all users. access into neighbouring areas and the wider of activity – leading to safe, attractive and cycle network; useable routes and spaces;

≥≥ New routes and linkages that genuinely reflect ≥≥ The number of bus stops and frequency of the direction and location that people wish to services will be an essential ingredient in travel in (desire lines); encouraging people to walk. Frequent local bus services will promote the pattern of: ≥≥ Simple and secure cycle parking provisions a short walk, followed by a short bus trip, throughout the area; followed by a short walk, which should be cheaper and more efficient than a car journey ≥≥ A dedicated cycle station to facilitate rail and and the subsequent congestion and parking cycle interchange; costs.

Indicative Walking & Cycling Concept

82 83 Vehicular Movement

Although the future of Wembley must move ≥≥ Rationalisation of First Way/Fulton Road/Albion towards a much greater reliance on sustainable Way; modes of travel, the council recognises the need to accommodate vehicular movement, to enable ≥≥ The reintroduction of two-way traffic into successful operation and day-to-day functioning the First Way/Fifth Way/Fourth Way gyratory of businesses, including the National Stadium, system and improvements to the circulation and residents. The future street system, with the routes through the First Way area; increased pressure that new development will generate, could require a number of fundamental ≥≥ A new major pedestrian shopping route changes. These changes should seek to rationalise running north-south parallel to Olympic Way; and integrate vehicular circulation, allowing fluid and safe movement and successful servicing ≥≥ North End Road and South Way to become of homes and businesses. These fundamental the main strategic routes, allowing Fulton considerations include: Road and Engineers Way to become significantly calmed where they intersect with ≥≥ The removal of the existing Pedway to release Olympic Way; the spaces under the ramp to contribute to Olympic Way, while delivering a fully ≥≥ Provision of acceptable short, medium and operational pedestrian access solution to the long term servicing and event day access National Stadium from the north in the short routes and strategies for all occupiers in the and long term. masterplan area.

≥≥ The reconnection of North End Road to Bridge Brent Council recognises that changes to traffic, Road/Wembley Park Drive and through to access, and parking arrangements, particularly Fulton Road and First Way to allow improved in relation to vehicular movement, junction circulation in and out of the area for existing improvements and car parking are significant to and future residents and businesses, and to residents and operators of the land in or adjacent provide an operational east-west route on to the masterplan area and full consultation will event days. be conducted as the proposals come forward. Indicative street hierarchy Street hierarchy

The masterplan area will be served through a strategic hierarchy of routes. Circulation will be provided and maintained during stadium events via primary routes along Empire Way, North End Road through to First Way and, when possible, south way. Secondary level circulation will be provided on Fulton Road and Engineers Way, with tertiary, localised access provided via the new street network on which the masterplan is based.

84 85 The junctions requiring varying degrees of Other Recommended Junction Improvements Junction Improvements intervention within the corridor are: include:

On stadium event days, high pedestrian flows and A. Forty Avenue/Forty Lane/Bridge Road ≥≥ The rationalisation of the North End Road/ security issues require the closure of South Way, B. Bridge Road/Wembley Park Drive/North End Albion Way/Fulton Road connection; the closure of Fulton Road and the partial closure Road of Engineers Way, representing a significant C. Wembley Park Drive/Empire Way gyratory ≥≥ A new junction connecting the pedestrian constraint to east–west vehicular movement. As D. Empire Way/Fulton Road shopping route to Empire Way. This may not stadium events are largely held on weekends E. Empire Way/Engineers Way become a major element of street network or midweek evenings, when levels of traffic F. Empire Way/Wembley Hill Road gyratory but could provide for the servicing of the new generated by the industrial estate are relatively G. Wembley Hill Road/South Way/Mostyn street; low, the impact of these road closures is currently Avenue relatively limited. H. Wembley Hill Road/High Road/ ≥≥ An improved junction at Drury Way and the North Circular Road to enable enhanced Over the next 10-15 years, areas to the north strategic access to the wider area (over and and east of the Stadium will be the subject of above contributions already secured). extensive redevelopment, with a shift towards residential and employment based land uses. As explained earlier in this section, the work The traffic generated by this redevelopment will to road junctions is only part of the solution. significantly alter the volumes, mix and profile of Significant enhancements to public transport, traffic on the local road network and also linkages walking and cycling provision will be required to strategic routes such as the North Circular to ensure that junction works do not erode the Road. character of the area.

A number of junction improvements will be required to facilitate the increase in traffic as the development is built out. The Quintain Stage 1 scheme is steadily being delivered and various improvements have been secured through its Section 106 agreement. Other land owners are hoping to deliver further buildings and accommodation in parallel and such levels of development could necessitate a range of further improvements to other junctions as early as possible in the staged implementation of the development.

A comprehensive highways assessment has been undertaken to establish the scale and nature of junction modifications required to accommodate the increased masterplan-related traffic flows. The principal focus of the junction improvements will be on what is identified as the Western Highway Corridor, which includes Bridge Road, Empire Way, Wembley Park Drive and Wembley Hill Road (see image on page 87).

86 87 North End Road

Given the nature and scale of new development, ≥≥ Enabling routes intersecting with Olympic Way The reconnection will require careful design Brent Council believes it will be essential to to become less traffic dominated; treatment, to ensure effective integration with provide an additional access to the masterplan adjoining development and provide a high quality area that will assist in the creation of an accessible ≥≥ Creating an actual and perceptual link into an setting for Olympic Way and the stadium. The and permeable network of streets and enable area that currently suffers from problems of sensitivity of this location as the arrival point to local residents and businesses to move much isolation and poor quality public realm; Wembley should be considered as an opportunity more freely throughout the locality. Following to genuinely enhance the public realm. A number significant research, the council understands that ≥≥ Creating much improved pedestrian and cycle of options are currently being assessed, some of the extension of North End Road to intersect access. which may require a degree of land acquisition. with Bridge Road/Wembley Park Drive (Junction B in previous diagram) is necessary to the future Brent Council has no intention of opening up the success of the area. eastern end of North End Road (Wembley Park and Stadium Business Centres) which will remain The intervention will bring the following benefits as a cul-de-sac with the traffic barrier in place. to the area and the masterplan: The council will either, at time of construction of the new road connection, or shortly thereafter, ≥≥ Allowing residents and businesses to have an following assessment of its use, undertake any additional access point into the locality, thus necessary traffic calming measures or road increasing movement and enabling greater junction improvements to limit its use to local choice; traffic and to reduce any severe traffic impacts. The new road connection is unlikely to be started ≥≥ Ensuring that the new development envisaged before the College of North West London vacates will not create adverse traffic impacts on the its Arena House building. A small area of the local area; Arena House land may be required to assist in the construction of the road connection. Brent ≥≥ Providing an opportunity for greater bus Council will also seek to maintain a reasonable penetration into the area, thus increasing level of residents’ car parking spaces for the levels of accessibility for those living and existing residents of Danes and Empire Courts. working in the locality;

≥≥ Allowing east-west connection on event days, thus enabling existing and future residents and businesses to gain access to areas that are currently blocked for significant amounts of time;

88 89 Car Parking

Whilst the council recognises the need to A target of 0.5 parking spaces per residential unit Stadium events play a significant part in The council supports a three car park strategy, accommodate cars, the emphasis of this will be applied throughout the masterplan area. Wembley’s “destination” role, and bring much providing multi level car parks at W10 and E04/ document is to encourage a modal shift by This is designed as an average across the area, needed inward investment to the area. Such E05 within the Quintain Stage 1 area and another making sustainable transport options much more where residential units with high public transport events create special pressures on vehicular located in the proximity of the new retail street, attractive. Travel Plans for all new developments could be designed as car free developments, circulation and parking. In order for the stadium close to Empire Way. This will, of course, be will be necessary to ensure this change in and higher levels of parking may be permitted to be properly serviced and disturbance to local subject to a rigorous Transport Assessment and behavioural patterns. Car free development further away from transport hubs. The provision people minimised, event day parking restrictions may require improvements to the junction of in areas of high transport accessibility and the of basement parking will always be preferred as will apply to the area as it is developed, along Wembley Park Drive and Empire Way. All multi- creation of Car Clubs will assist in the reduction of a means of enabling high quality environments with designation as a Controlled Parking Zone level car parks must be designed so that active car usage. at ground level. Where it may be demonstrated The image below (CPZ). Restrictions will be applied to new public uses face out onto any public frontages, in order that such an arrangement is not a viable option, represents a development car parks on event days, in order to discourage to remove the perceived presence of cars and On-street car parking will be prioritised for multi-level parking within building plots must where parking has been use of the car parks by event crowds and maintain blank elevations and create active and animated disabled people and car clubs. The council will be designed to enable active uses to address the incorporated above the high level of people travelling to events on streetscapes. expect only a limited number of on-street visitor, street. Provision of parking should be in line with ground, whilst enabling public transport. active uses to front onto residential and short stay parking spaces and the maximum standards set out in the London the streets to create a no provision for long stay spaces. All on-street Plan Annex 4 and the UDP Policy PS15 – Parking pleasant and attractive parking should form part of an overall landscape for Disabled People. environment. approach, interspersed with soft landscaping and street furniture.

90 91 4.3 Servicing Although the purpose of the masterplan is not Public to set out a rigid strategy for servicing, there will be a number of core principles that must be considered as an integral part of development: Transport ≥≥ Regular servicing of the core mixed use areas ≥≥ Promoting Freight Quality Partnerships, of the development by articulated vehicles (Borough level, sub-regional, London-wide), Rail may not be considered acceptable and should to improve understanding between planning be limited including around the north eastern authorities and the industry; In addition to the newly created rail infrastructure, Whilst Wembley has also enjoyed considerable residential area, around Olympic Way and (see Section 3.2 for details), Brent Council requires investment from the London Bus Priority Network other major public spaces; ≥≥ Encouraging developers to minimise further improvements to platforms and ticketing and London Bus Initiative, there is a need to the number of trips and maximise the areas at . ensure that all new developments have regard to ≥≥ The provision of a consolidated distribution sustainability of freight activity during future capacity. centre for deliveries on the Eastern Lands construction and operation of new A new ticket hall has been secured through the District would be supported. This would developments, by requiring developments to outline planning permission on land at Wembley There are four key principles for a substantial allow larger vehicles to decant goods into incorporate both a Construction Logistics Plan Stadium Station and will be delivered in due improvement in bus service provision in and smaller vans, having much less of an impact during construction, and delivery and servicing course. The accessibility of the rail system is a around the masterplan area: on sensitive uses. Given the strategic location plans for occupation; potential that all developers should maximise as close to the North Circular Road such a centre part of their design and construction. ≥≥ a legible route network; could also provide for deliveries into Central ≥≥ Encouraging all types of development to London; employ a sustainable waste collection strategy Buses ≥≥ a high standard of interchange opportunity which addresses the transport element; between buses and other transport modes; ≥≥ Provision of local collection facilities for Bus use in Wembley is thoroughly established and domestic deliveries and concierge services ≥≥ The creation of an estate management well used by local people. Although many buses ≥≥ a high quality of service; and would reduce the necessity for return company to oversee travel plan measures and have capacity at peak times, there are sections journeys; manage a site wide consolidation strategy for of the routes which are severely congested. ≥≥ bus priority measures. servicing and delivery; ≥≥ Seeking to minimise peak time congestion by maximising the opportunities for off peak ≥≥ Advice from (TfL) should delivery and servicing activity; be sought on specific freight and delivery techniques. ≥≥ Minimising night disturbance by noise management measures, if necessary by imposing conditions to ensure noise management rather than conditions on the timing of activity;

92 93 Indicative bus Legible route network route strategy

The simplicity and directness of the route The improvement along the PR2 bus route (which network is important when trying to attract new also runs between Park Royal and Wembley Park) passengers, as is the maintenance and provision is advised to serve the industrial district of the site. of more intuitive stop locations. The proposed The proposed re-routing of the PR2 bus operation movement structure for buses would provide a would serve the industrial area and connect North general spread and penetration of bus services End Road via Fulton Road. Route 92 could be into and throughout the masterplan area (see diverted along the Boulevard and continue along adjacent image on page 95). Thorough analysis Engineers Way. Assuming reversion to a two- has been conducted into the demand for new way system, route 92 could then continue along and improved bus services. The evidence base and First Way into the industrial district of the site. detailed strategy contained within the Transport This route would conveniently connect residents Strategy Key Component Study (February 2009) and workers to Wembley Central and Wembley should be fully considered in relation to these Stadium stations. proposals. The extension of route 224 would provide a In order to ensure that Olympic Way is an active, convenient connection through the core of the accessible route and destination, Brent Council masterplan area to Wembley Park Station. This believes that routing enhanced bus services along would complement the high frequency routes the Boulevard and then Olympic Way could running along Empire Way and would operate in create an additional dimension to the activity. a parallel manner serving additional destinations Olympic Way would remain a pedestrian oriented to promote accessibility. The 224 route could run public open space, where buses would run on along the Boulevard and then possibly via Olympic Interchange Facilities Bus Priority Measures shared surfaces with minimal road markings and Way. A potential terminus location for route 224 street paraphernalia. The council recognises that could be at the Wembley Park ASDA on Forty To build upon the existing Three Stations Strategy Bus (priority) lanes are important in affording changes to Olympic Way could impact upon Lane, though discussions and investigations would (see Section 3.2) it is proposed that Wembley appropriate priority to buses on the highway the owners of the land, particularly in relation be required to verify this possibility. Park, Wembley Stadium and Wembley Central network, avoiding variable levels of congestion to crowd management, security and access. All stations are considered as designated public and managing the impact of car use on bus detailed proposals will be subject to rigorous transport hubs, providing a conscious point of movement. Priority lanes along Empire Way/Bridge analysis and consultation. arrival, promoting the high quality of public Road should be extended. The council will explore transport service available. They should act as the implementation of on street and workplace The council is exploring the potential for a gateway providing real time information, parking charges with effective enforcement as improving orbital transport links between adequate seating and lighting, and cycle facilities. it is regarded as one of the simplest and most Wembley Park, Park Royal and Acton, to achieve They should include safe and organised pedestrian effective methods of encouraging people to use the linkages of up to eight Underground stations. crossing facilities. bus services. If adopted, contributions to this service will be sought from development within the area. Upon Quality of Service approval and funding of this route, the route should run along Empire Way in order to preserve Routing and interchange facilities provide the pedestrian environment of Wembley Park the necessary infrastructure, but in order to Boulevard in the Quintain Stage 1 proposals, as fully realise bus service potential, it must be this would be operated by the extension of the demonstrated that buses offer a high quality and 224 bus route. reliable form of transport, through high levels of service, information provision, and appropriate Wembley service/route/fleet branding. 94 95 4.4 Public Realm, Streetscape, and Public Art

Strategic ≥≥ The relationship between pedestrian and ≥≥ Landscape design and access to infrastructure vehicular circulation will have to be carefully should allow for a natural increase in capacity, If the masterplan is to help deliver a successful, ≥≥ It is envisaged that the design philosophy designed to enable pedestrian predominance ease of maintenance and high quality sustainable community, an exceptional public for the public realm could reflect local and movement. Shared surfaces and dual reinstatement; realm is essential; not only in providing amenity character and the land uses of a specific area use surfaces similar to Home Zones will and quality of life for residents but in helping to of the masterplan, rather than an area-wide be encouraged, particularly in residential ≥≥ Public toilets and services should be designed create the setting for a world class destination. corporate signature; locations; as an integral part of the public realm and The council will require that public space is landscape design of a locality. Bespoke designs ultimately attractive, useable and stimulating; the ≥≥ Street paraphernalia will be kept to a ≥≥ The council will support the provision of that create interesting interventions into the public realm must be appropriately interpreted minimum and, where possible, grouped and/ neighbourhood green spaces that are not landscape will be preferred to off-the-shelf, to integrate and complement the buildings that or rationalised to minimise its cumulative formally “open spaces” but contribute to low quality alternatives. Individual design provide the definition between public and private impact on the public realm the amenity of the street. Such spaces offer solutions can enable toilets to be grouped space. For the public realm to make a positive an opportunity for people to linger, rest or with other uses such as tourist information contribution to the overall quality of the built ≥≥ Landscape and architecture should be informally socialise; points. environment, it must aspire to match the standard designed to harmonise and coordinate. It is of design quality that will be encapsulated in important that landscape features aid the buildings and landscape architecture. The public legibility of building use and hierarchy; realm must enable people to circulate efficiently but also encourage them to pause, linger and socialise outside.

Public realm is not just defined by the designation of public and private open space - the masterplan requires that private forecourts which front onto public spaces will be carefully composed and An exceptional designed to co-ordinate with and complement the public realm is street and public space network. essential

96 97 Design Principles Highways Paraphernalia

The following components of the public realm The Wembley Masterplan area is a real must be carefully considered and selected: opportunity to stretch the potential of highways design to reduce the need for physical barriers Signs and let the quality and character of spaces control circulation speed and direction. Safety through A hierarchy of signage has been established for consideration, rather than regulation, will be the the Quintain Stage 1 area but the nature and guiding principle. character of the developing Wembley could require a variety of signage systems that reflect Vehicular speeds could be significantly reduced different localities. through passive measures rather than relying upon barriers, high kerbs and excessive signage. Street Furniture Existing barriers to pedestrian movement should be removed wherever possible. Seats, bins, finger posts, cycle stands and services could be part of a broader design solution for a Hard Surfaces space or street. Form, design, material, scale and colour should reflect the overall design of the All hard surfaces should reflect the status and locality. The incorporation of street furniture and hierarchy of the streets and spaces they inhabit. public art will be explored later in this section. The masterplan will require that designers have considered the problems of detail that may be Public Lighting encountered on site and have properly considered detailed design at an early stage. The detailing The masterplan will expect that the design and jointing of materials is critical to ensure high consideration expended upon buildings and quality. The design foundations and footings landscape should be reflected in the design of should be of a sufficient specification to ensure lighting for the area. Well designed lighting longevity and flexible performance under load, schemes can significantly add to the quality of the particularly where vehicular routes intersect with public realm; they have the potential to transform Olympic Way. The use of natural materials will the character of a locality after dark. be supported, provided the sustainability of the Placing street lighting on buildings reduces clutter supply chain can be fully demonstrated. and will be supported in suitable locations subject to preserving residential amenity.

98 99 The Natural Environment and Street Trees

Protecting existing natural assets, such as trees, and developing a local character for the natural environment in the newly created districts is a fundamental part of this masterplan. In order to achieve this goal, Brent Council has set out a number of principles that should be incorporated into new development:

≥≥ The council has a target of planting 1,000 ≥≥ Choice of appropriate tree species for street trees in the Wembley Regeneration Area and planting will be essential to avoid structural will prioritise planting on, or in the vicinity damage and over shadowing as the trees of new development. Where this is not mature; possible, the council will seek a Section 106 contribution towards the 1,000 trees target ≥≥ Street trees offer an opportunity to create within the wider Regeneration Area; a local character by the careful selection of complementary species relative to their setting ≥≥ Existing natural assets, including trees, should and location. The eventual height and spread be integrated into the new streetscape should be carefully selected to co-exist with where possible and their health and survival adjacent buildings and structures; guaranteed through the development process; ≥≥ The council will encourage the use of ≥≥ Should a proposal find it impossible to more mature specimens to accelerate the integrate an existing tree into its design, a greening of this currently rather hard urban rigorous design statement will be required. environment; The statement must justify its removal and outline the community benefit from any ≥≥ Street trees should have a planting fringe replacement proposals; adjacent to pavements of 1.5 metres and an appropriate separation from vehicular and ≥≥ Proposals for street trees and planting should pedestrian use of 0.75 metres. always use species appropriate to the specific conditions that will create a familiar character, and promote and benefit developing local wildlife;

100 101 Art in the Public Realm

Public art engenders legibility in the landscape and promotes local identity, instilling civic pride and encouraging inclusivity. The quality of public art proposed for Wembley should be of the highest standards, created by recognised and accomplished artists and, where possible, nurturing emerging local talent. The art could reflect the ambition and aspiration of the community in Wembley and replicate the high design standards expected of the built environment. Public art will be secured and realised for the ≥≥ The Section 106 system will be used to secure Public art should connect both local people Wembley area through the following objectives: the provision of public art as a necessary and visitors to Wembley as a destination and a component of improving the urban fabric. “place”; it could recognise and celebrate the ≥≥ There should be one significant permanent art diversity of Brent’s population; it could enliven work or installation within each district. This Public art is a powerful mechanism for buildings, spaces and places; it should stimulate, could take the form of a single large piece, or regeneration and, as such, should be an integral surprise, delight and amuse; and, it should alternatively a number of linked, smaller scale element of a successful public realm. The planning enrich the lives of those who live, work and visit interventions into the public realm; and layout of streets and spaces should allow for Wembley. public art as permanent or temporary exhibits. ≥≥ Provision must be made for the setting of Public art is not only considered to be permanent public art as part of the design process - areas Art works could also take a variety of other forms, installations or artworks, but also music, dance, considered suitable for installations should including the creation of bespoke street furniture festivals and one-off occurrences. The design be identified early, to enable supporting such as benches, fencing and gates, or interactive of public spaces should always consider how infrastructure to be provided; installations, images or phrases in the surfaces of infrastructure such as stages, stalls and access to the built environment. Community engagement power and water for events could be provided ≥≥ Building and landscape designers should make could play a vital role in the development of art where appropriate. This will influence the choice provision for the display of art as part of their in the public realm, in order to foster a sense of of materials as they will need to be robust enough overall vision; this symbiosis could add quality ownership and encourage continued support and to deal with heavy loads. to architecture, landscape and community; development of creative industries in the area.

≥≥ The opportunity and potential for buildings and landscapes to be pieces of art in themselves should not be missed;

102 103 Indicative Building Heights It is not the intention of 4.5 Brent Council to be overly prescriptive in relation to building heights given the complex range of issues Scale, involved in delivering development. This Illustration is intended to Height & give a broad outline of the council’s assessment of the desired and deliverable Massing development heights. A degree of flexibility will be applied at the more The scale, mass and density of the masterplan Station, down Olympic Way, to the stadium detailed design stage, area will provide a careful balance between the and the pivotal role that the arch plays in this provided that other key necessity for economically viable development and experience; ill-considered massing, scale and factors are taken into consideration. the creation of high quality, sustainable residential height of new development may significantly communities. The Wembley Masterplan area detract from this piece of urban theatre. Any will become a high density urban settlement, major application within the masterplan area where buildings of a larger scale will be provided should demonstrate how the potential of new through careful design and planning, to produce development could impact on such an important stimulating, liveable spaces. architectural landmark. All applicants, particularly those on Olympic Way, must demonstrate a clear Protection of Important understanding of the relationship between the Views proposed development and the presence and sense of identity created by the National Stadium There are a number of long and short distance and other emerging development currently views of the stadium identified in the UDP (2004). permitted in outline. Building heights must also Building Heights In particular, Brent Council wishes to protect reflect the suburban scale and context at the the views of the procession from Wembley Park western side of the masterplan area. High buildings will be considered appropriate In all applications for tall buildings, the council at a limited number of locations, where the will require a full three dimensional analysis of the opportunities that the site presents can be realised impact of the building on its site and neighbours. through exceptional design, for example around The modelling can be achieved through physical Wembley Park Station and the intersection of scale models or computer generated images. Fulton Road and Olympic Way. The diagram below A sunlight and daylight assessment will be sets out indicative storey heights that should required to ensure that the location and height of maintain and enhance significant views of the proposed buildings will not create adverse effects Stadium, whilst securing appropriate densities for on the amenity of existing and future residents the area. In order to establish new development and neighbours. that is sensitive to its suburban context whilst developing a district that has a relatively urban character, the council has indicated that a limit of 20 storeys will apply. This 20 storey limit will apply to some key development sites, whilst the vast majority of the development will range from 4 – 10 storeys.

104 105 Roofscape

The potential to provide roof top amenity spaces Scale and Massing should be realised where high densities of development are proposed. As well as valuable The density of development will dictate the overall useable amenity space, this could provide for scale of buildings; however, the form and massing the development of the natural environment, of buildings can be expressed in many different biodiversity and visual amenity. The topography ways. A range of architectural mechanisms could and character of the wider area means that be adopted to mitigate and reduce the perceived development within the masterplan area will be and physical impacts of large scale development highly visible. Brent Council believes that there and create buildings with interesting physical is a unique opportunity to create a skyline that forms and a sense of human scale. has an instantly recognisable and green character through the incorporation of roof top amenity The scale and height of buildings must: spaces, distinctive architecture and sustainable infrastructure. ≥≥ Protect the amenity of existing and future occupiers;

≥≥ Allow sufficient sunlight and daylight for all uses within buildings and spaces; In order to achieve this, smaller scale buildings ≥≥ Respect existing and/or retained development and a tighter urban grain could be developed on and spaces; the periphery of the masterplan area, towards Empire Way at the west and Empire & Danes ≥≥ Respect existing important views of the Courts to the north east. At the core of the area masterplan area including the National could be a series of larger scale developments that Stadium and in particular the processional reflect the commercial, hotel and civic uses and, view along Olympic Way; further east, a transition to lower buildings with wider plot depths signifies the predominance of ≥≥ Protect or enhance the historic environment. industrial development.

The strategy for the massing of the masterplan In determining appropriate heights, Brent Council area is to preserve the imposing presence of the will assess planning applications against Policies new stadium, whilst successfully integrating the BE9 (Architectural Quality), BE10 (High Buildings), new development area with adjacent residential BE11 (Intensive and Mixed-Use Developments) uses, stitching the urban fabric together to create and BE34 (Views & Landmarks). In addition, a seamless transition between residential suburbia the Mayor of London will be consulted on and a new higher density urban landscape. planning applications for buildings of 30 metres The scale of development will also respond to in height or more (Policy BE10 High Buildings). development that already has permission such Consideration should also be given to the English as Quintain’s Stage 1 lands, whilst enabling a Heritage/CABE “Guidance on Tall Buildings”, different character to develop. 2007, and existing outline planning permission parameter plans, where appropriate.

106 107 4.6 Design Quality and Ambition

The masterplan will seek to secure high quality The council envisages that the Wembley Sustainability, Flexibility design through the planning system, based on Masterplan area will become an exemplar for and Comfort a thorough interpretation of national, regional high density living, demonstrating the central and local policy and the fundamental principles role of good design in creating a “place” to live The creation of a sustainable, compact city and philosophy of architecture and urban design. and a sustainable community. The quality of the depends on all new buildings and spaces However, most important is the need for the National Stadium challenges developers to deliver delivering the highest design standards in amenity, council to work in appropriate partnership with the fundamentals of good design throughout the living and working spaces. Flexibility will also be a developers and their designers, to ensure and masterplan area. These include: prime consideration - places must have the ability enable the delivery of high quality buildings. to adapt as the needs of communities change Longevity, Reliability and over time. The area is designated in the 2004 UDP (and Stature emerging LDF Core Strategy) as one of a number Innovation and Quality of ‘Priority Areas for Townscape & Public Realm Designers will be expected to deliver challenging Enhancement’. As a current ‘Area of Low and viable buildings of the highest construction As an international destination, Wembley has a Townscape or Public Realm Quality’, there is an standards that age gracefully. responsibility to reflect the design aspirations of extraordinary opportunity for developers and London and the country as a whole. Accordingly, designers to realise design that sets standards not nothing less than the most challenging, innovative only nationally but internationally. and beautiful buildings will be encouraged. It is envisaged that these fundamental factors are implicit in the development of any design proposals for Wembley, from the myriad of buildings and open spaces through to small scale interventions and street furniture. In order to secure attractive, successful buildings and landscapes for Wembley, the council will encourage architects and designers to innovate.

108 109 Design and Urban Structure ≥≥ Public and private spaces should be clearly defined with appropriate enclosure to signal Brent Council and future residents of the ≥≥ Buildings should define streets with active the distinction between private and public masterplan area will require that an integrated uses facing outwards, contributing to natural realm. Private space should be defined and comprehensive approach be taken to surveillance and promoting life at street level. through innovative use of boundaries and the development of Wembley. All proposals Large areas of blank elevations at ground level surface materials/textures and, where possible, must demonstrate how they contribute to and will not be permitted; without relying on high walls and selective impact upon the wider community and physical access security gates (see image above); landscape. ≥≥ Respect for, and imaginative interpretation of the existing topography and natural landscape ≥≥ The needs and contribution of existing The basic considerations must include: features, using the natural assets of a site buildings, particularly listed buildings and high where they offer an opportunity; quality natural spaces, which may contribute ≥≥ A site layout that reinforces or creates (as to the character of an area. Proposals should appropriate) an attractive and distinctive ≥≥ The opportunity to develop the potential of a consider how the impact of new development identity suitable to its locality, contributing building’s role in the termination of a view or will be mitigated; to the creation of Wembley as a place and innovation in the composition of urban form destination; should always be explored; ≥≥ Broad recognition of the status of the National Stadium and reference to the relationship the proposed development will have with it. 110 111 Design and Urban form

Although it is understood that one of the Variations to the four-sided perimeter will be All buildings, irrespective of their particular principal mechanisms for promoting the best use supported, particularly where it is necessary form, should consider the following architectural of available development space is the perimeter to provide public open space, or where other principles if they are to demonstrate quality, block, the council expects other forms and constraints apply, such as existing buildings personality and character: compositions to be explored to provide variation or sunlight and daylight requirements. The and interest in the streetscape. Whilst perimeter dimensions of the blocks must be determined ≥≥ A defined and/or innovative architectural blocks can be extremely successful on smaller with consideration to location, orientation and style that enables a building to become a scale development, fully enclosed, four-sided character of localities, relationship to existing landmark or introduce variety and interest into perimeter blocks on large scale buildings raise and future buildings, and the amenity of future a streetscape. The simple extrusion of a plot some significant design concerns and will be occupiers. Brent Council will require a full sunlight perimeter should generally be avoided; approached with caution. This form of urban and daylight assessment of all high density development must consider the implications of housing to ensure that all residents enjoy an ≥≥ Articulation at ridge lines to provide interest single aspect units, particularly those that are acceptable level of sun and daylight. and reduce the impact of scale and massing; north facing, and how they comply with Building Research Establishment bulletin 209. ≥≥ Articulation at parapet/eaves to introduce and/ or reinforce horizontal rhythm in the building and street;

≥≥ Articulation in the façade in the vertical plane which introduces light and shade to the elevation reducing the impact of building mass and scale. This may be achieved through a range of measures such as porches, canopies, balconies and oriels;

≥≥ Buildings should have well defined and appropriately scaled entrances to enhance legibility and presence at street level to create “addresses” and homes rather than “anywhere” developments;

≥≥ High quality, useable amenity space that is fully integrated with the built form of development and designed holistically as the external expression of the building.

New buildings in Wembley should contribute to a stimulating and challenging urban form through their personality, character and presence. Innovative and challenging buildings will provide Four-sided perimeter block Variation allows more natural landmarks and improve legibility and navigation light and open space through neighbourhoods. High quality and innovative design engenders civic pride and identity in the local community. 112 113 Detail and Architectural Quality

The Council will seek exceptional quality in overall Construction Detail composition, detail and the accommodation provided within buildings. High quality design All buildings, to a greater or lesser extent, are a should be an integral part of scheme development function of their construction detail. The council and should be built into all budgetary projections. encourages the provision of information on the The following detailed elements of building design quality of details as part of planning submissions, should be considered thoroughly before any to illustrate and promote the overall design Twenty - first proposals are submitted to Brent Council. theme. century development Design Philosophy The design of residential and other developments proposed in close proximity to the Stadium or A clear, rational design philosophy must be other noise generating sites should incorporate established which informs a language of detailing noise insulation measures, to ensure residential and materials from which a consistent design amenity for occupants. approach can be maintained. The design approach should derive from a recognisable theme and The role of this masterplan is to encourage, remain consistent throughout the development of nurture and enable the development of an the design and the realisation of the completed exciting, high quality, urban landscape that building. provides for a prosperous, healthy, and safe community. Wembley will be a twenty-first Materials century development that has learned the lessons of the past and incorporated all the advances and A good building design is often a function of the development in architecture and urban design to materials specified for construction. The choice contribute to modern contemporary living. The of materials is second only to the way their council expects that high quality design at all connections and junctions are detailed. The choice levels will be central to the delivery of this exciting should be a fundamental consideration of the future. development of a design scheme. Brent Council welcomes examples of the quality and type of materials proposed at the time of application and it should not be assumed that the choice can be made at a later date. Some finishes and facade treatments may not be appropriate in sensitive locations.

114 115 4.7

Safety and Crime and Fear of Crime Security Security Although security cameras can be a useful tool in The Wembley Masterplan area benefits reducing fear of crime, the use of passive design significantly from the proximity of the Stadium measures and good lighting will always take and other attractions which bring a variety Wembley will be a place with a strong sense of precedence. Creating public spaces that are active of prestigious events and inward investment community engagement and involvement. In and naturally overlooked will be essential. into the area. These attractions require traffic establishing a community where people interact management and security measures as directed there will implicitly need to be a fundamental A clear distinction between public and private by the Metropolitan Police Authority and security level of safety from crime. The safety of residents, space enables a deeper understanding of where services. All developments should be fully aware businesses and visitors to the masterplan area is people should and should not be. This distinction of Stadium security implications throughout the paramount and concern for crime reduction and should not be made through high, overly design process. developing a safe environment should permeate defensive barriers or blank walls. through all levels of the design process, right Brent Council expects that designers will employ through to construction. The following issues The council requires all Design Statements to subtlety and ingenuity to deliver security measures will need careful resolution to support a safe and explain the techniques and measures that have in consultation with , whilst maintaining sustainable community. been adopted to reduce the potential for crime a high quality human environment. and the fear of crime.

There is fundamental contradiction in the delivery of a safe but inclusive community. Buildings and spaces should be welcoming and accessible to all, but at the same time this could be perceived as creating a security risk, particularly in the provision of securing individual homes and the exposure of child play space. Designers should use ingenuity and innovation in enabling accessibility whilst still providing for safety and security.

116 117 4.8 Wealdstone Brook Sustainable Urban Drainage Systems (SUDS) It is the aim of the masterplan to open up the Flood Wealdstone Brook and make it into a focus and Introducing Sustainable Urban Drainage Systems valuable asset to the area rather than a forgotten/ and landscaping into the area will assist in hidden channel. The area just to the north of the reducing flood risk and surface water run-off, Risk masterplan boundary on the other side of the thus greatly enhancing the overall quality of the river (Empire & Danes Courts) contains attractive brook. residential buildings, set in a pleasant, natural, Strategy vegetated landscape. The masterplan seeks to The geology of the area is predominantly London reconnect this residential area into the Wembley clay; therefore, soil permeability is likely to be low. Masterplan area, and all the facilities that will Infiltration SUDS techniques are consequently The global issue of climate change and its come as a result of the other regeneration unlikely to be suitable in the masterplan area. impact is becoming more and more apparent schemes in the vicinity. The Wealdstone Brook at the local level. Flooding can result in costly offers the opportunity to provide an identity More suitable SUDS techniques include: damage to property and even pose a risk to life to an area that is currently characterless, and and livelihood. The London Borough of Brent Brent Council will seek to utilise the waterside ≥≥ Ponds (permanent water features capable of produced a Strategic Flood Risk Assessment environment by improving public accessibility and water storage in times of heavy rain fall); (SFRA) Level 1 in December 2007 which outlines The map illustrates the flood risk identified in encouraging recreational uses around it. all known sources of flooding and delineates areas Brent’s Strategic Flood Risk Assessment (SFRA). ≥≥ Green roofs; that have a ‘low’, ‘medium’ and ‘high’ probability It clearly illustrates that the northern boundary The masterplan provides an important opportunity of flooding. A Strategic Flood Risk Assessment of the masterplan area is almost entirely within to bring this part of the Wealdstone Brook back ≥≥ Detention basins – bioretention areas collect (SFRA) Level 2 was conducted by the council in Flood Risk Zones 3a and 2. In order to satisfy the to life. and treat water before discharge to river; May 2008 for the Wembley Masterplan area. This provisions of PPS25, proposals for these flood has identified a number of sites, primarily those zones are required to pass the sequential test, ≥≥ Swales (shallow vegetated channels to directly adjacent to the Wealdstone Brook, that and where a site is affected by Flood Zone 3a conduct and store rainwater); are most at risk of flooding. All developments the exception test must be applied. Proposals within the flood risk zones identified above for sites affected by medium to high probability ≥≥ Permeable paving (designed to take into must have regard to the development control flood risk will need to demonstrate how risk is account the clay soil type); recommendations within this document. reduced by sequential layout of the site and form of development. All proposals for development in ≥≥ Vegetated landscape (wild flowers, grass and The land adjacent to the Wealdstone Brook will Flood Zones 2 and 3a&b will require a full Flood native trees can assist in retaining run-off). have an essential role in the overall regeneration Risk Assessment (FRA). Proposals in Flood Zone 1 of the Wembley area. People will live, work and which are over 1 hectare in size will also require The adoption of SUDS should follow the drainage learn in this potentially green and open area. a Flood Risk Assesment. hierarchy set out in London Plan Policy 4A.14, However, development must be sensitive to the where the most sustainable forms of SUDS are natural environment and its potential in a flood Careful consideration must be given to issues of preferred, before looking at less sustainable attenuation role. The design of any buildings sewer flooding, both on and off site, as a result of options. The suggested techniques are not meant and landscaping in this area should enhance the new development. Developers may be required to to be prescriptive, and their implementation will waterside location where appropriate and include carry out studies to ascertain whether proposed depend upon more detailed flood risk assessment suitable flood risk mitigation and sustainable development will lead to overloading of the associated with planning applications and upon urban drainage techniques. existing infrastructure. the approval of the Environment Agency.

118 119 4.9 All interventions in the built environment should ≥≥ Sustainability in Wembley will also be a demonstrate comprehensive strategic thinking cultural issue, seeking to address the way and consider the following principles: we live, work and play in imaginative new Sustainability & ways, and perhaps helping challenge cultural ≥≥ Sustainability should be a principal preconceptions of how communities should consideration from conception through live. Comprehensive research and analysis Climate Change to completion, and focus on the need to of best practice from UK and international conserve energy and reduce carbon emissions; exemplars should inform decisions and sustainable design innovations; Brent Council is a signatory to the Nottingham The council envisages that the buildings and ≥≥ Development proposals should be considered declaration on Climate Change, and is committed spaces catalysed by this masterplan will innovate, not only as individual projects on individual ≥≥ Overall, if the new Wembley is to be genuinely to the conservation of energy and a reduction challenge and re-challenge. Wembley could sites but as part of the masterplan as a whole. sustainable in the long term, simply complying in carbon emissions. Corporately sustainability become the benchmark by which all other Opportunities to take advantage of economies with minimum regulatory standards may not is considered to be a core requirement in all its regional, national and international building and of scale and reduce duplication should be deliver a sustainable future. operations, having produced its own Carbon landscape design will be judged. This masterplan taken; Management Strategy and Implementation Plan demands a rigorous, comprehensive, strategic and (CMS&IP) in 2007. The CMS&IP commits the inclusive approach to sustainability that addresses ≥≥ Development teams should be integrated council to a 20 per cent emissions reduction climate change imperatives, using sustainable to provide a rationalised, coordinated within its own properties and operations by 2011 strategy, design and construction. approach to sustainability through the design and the Climate Change Strategy will encourage, specification, procurement and construction influence, and if necessary, police areas of All proposals for development, however small, phases; activity in which the council exerts control. The should strategically consider their role as an masterplan by definition should take on these integral element of the broader regeneration ≥≥ The impact on infrastructure and its fundamental standards and apply them to the initiative. Each proposal will have site specific implication for carbon emissions should be development of Wembley. Any development in constraints and opportunities, thus all applications assessed. All development should consider a relatively intense urban space must consider will be assessed on their individual merits. the coordinated role of energy conservation energy conservation if it is to serve and support an techniques including passive solar gain, economically sustainable community. energy and water conservation, renewable energy production, materials resource Wembley is a long term regeneration project that efficiency, sustainable landscape drainage, considers the next 25–30 years of development waste recycling and related operational in the heart of Brent. This long term strategy lifestyle issues, such as food, transport, social for the creation of a new community should networking infrastructure. These influence take responsibility for the future and challenge health and wellbeing as well as ensuring a contemporary expectations of energy use and low-carbon community. Such measures should consumption. Children will be born and grow be ‘designed-in’ from the earliest conceptual into adulthood during the life of this strategic stages, rather than just applying technology as plan, and we owe it to these future citizens an expensive afterthought; to protect and nurture their environment with the foresight and vision that should be implicit ≥≥ Reducing the need to travel by private modes within a masterplan. The council challenges all of transport can be achieved by focusing development to be at the leading edge of energy future populations in areas with good to conservation technology from the outset, and to excellent public transport accessibility and be at the forefront of sustainable development for providing the necessary range of facilities and the next quarter of a century. amenities to allow people to work, live and play in the local area; 120 121 Infrastructure and Strategy Brent Council has adopted, and is in the process The masterplan not only envisages managed ≥≥ The likely necessity to meet higher densities of implementing, its corporate sustainability persuasive cultural change, it anticipates through tall buildings in this preferred location strategy which will, over a number of years, the highest standards of performance and suggests a need to offset their collectively contribute to changes in technological specification. Ultimately, given the timescales higher carbon impacts through appropriate applications, working practices and the cultural involved, this masterplan and the Mayor of sustainability standards; and; mindset of the organisation. As part of its London could expect “zero” carbon emissions approach to a more sustainable future, the council from much of the development by the time ≥≥ With the concentration of Brent Council’s envisages that developers will apply the very the final phases are completed. However, it is civic, administrative and library centre added latest scientific thinking. Wembley, therefore, accepted that with present technologies and to the above scale and mix of development, could present an extraordinary opportunity to configuration of expected development, this there is a further opportunity for Brent pioneer the application of the latest technologies is a demanding target at present. Therefore, Council to facilitate carbon reductions through in the reduction of carbon dioxide emissions. The the masterplan seeks to bring forward higher providing an anchorage load for sustainable changes in approach and thinking will require standards in a staged and achievable manner. energy infrastructure, as well as helping meet imagination and flexibility from everyone involved its own Carbon Management and Climate in the future of Wembley as a community. The rationale for this approach (supported by Change strategy objectives. Developers should plan ahead to enable provision national and London Plan policy) is fivefold: of a sustainable infrastructure and the council must stand ready to support and help deliver the ≥≥ The Wembley Regeneration Area is by radical changes that a community of this far Brent’s largest ‘Housing Growth Area’ size will require. identified in the emerging Core Strategy – and the higher density of development The fundamental target is the reduction of presents opportunities for higher standards of carbon emissions, and this can be achieved sustainable development; through careful design and specification of any intervention into the built environment. The ≥≥ A significant portion of the Comprehensive overall savings in carbon emissions will be made Development Area is designated as one of the through a combination of techniques but it is GLA and London Energy Partnership’s four envisaged that most savings could be achieved pilot ‘Energy Action Areas’. The emerging through: Core Strategy (Policy CP19) proposes to extend this designation to cover the rest of the ≥≥ Improvements in the design and specification masterplan area, maximising the economies of building fabric and systems, through higher of scale to make it an exemplar long into the standards of insulation and air tightness that future; exceed Part L of the Building Regulations;

≥≥ In addition to housing, a substantial portion of ≥≥ Application and integration of renewable the new major retail, commercial and leisure energy supply through techniques such as requirements of Brent will be met in the solar hot water, photovoltaics and, where masterplan area – this provides an additional appropriate, wind generation; sustainable mix of major development and could make significant levels of decentralised ≥≥ Combined Cooling Heat and Power energy and renewable/low carbon energy distribution systems. infrastructure viable and achievable.

122 123 The council has commissioned a detailed study Development Category 1 - This type of Development Category 3 - It is likely that Brent Council understands that the introduction of the potential for sustainable infrastructure development will be in a location where within present specifications and technology of complex new technologies will be difficult in Wembley which has analysed energy usage connection to a district wide or clustered CCHP it will not be economically or technically viable and will have financial implications for future through a “Heat Map” survey. This survey will network will be expected for all new planning to install or be connected to a heat and power development. However, through the application help inform decision making at all levels; guiding applications. distribution system in this zone. The design and of Section 106 funds and committed positive the application of new systems and techniques as specification of the development must not prevent partnerships, the development of Local Energy part of an integrated sustainable infrastructure. Development Category 2 - This type of retrospective installation should circumstances Networks could be an integral part of the delivery development will be in a zone where provision for change. However, if connection is not possible, of the masterplan. The study has assessed a number of techniques connections to a network in the future, including the council will expect stringent mitigation for the reduction of carbon dioxide, considering appropriately sized plant room and internal measures to reduce carbon emissions such as: The development of sustainable infrastructure is their individual weaknesses and strengths. Overall, distribution systems, will be sought. essential in preparing for the innovation that the the most practical and energy saving approach ≥≥ Higher standards of building energy efficiency masterplan expects of the Wembley area. Forward could be the development of a Local Energy - significantly better than the current Code for thinking should allow the provision of integrated Network through a community based Combined Sustainable Homes (CSH) level or equivalent sustainable drainage, the ability to trade energy Cooling, Heat and Power (CCHP) system. The for non residential buildings; with established power grids and enable strategy for the application of CCHP will be renewable energies to be properly distributed. guided by the zoned heat map, which will identify ≥≥ Increased application of building based areas and types of development where varying integrated energy generation; All planned development should do its utmost levels of connection to a communal system to provide flexibility for change in the future, could deliver most benefits. These development ≥≥ Financial contribution to a Section 106 offsite whilst at the same time building in longevity categories will indicate the council’s expectations development fund for the provision of CCHP and increased life cycle expectations for new throughout the Wembley area and will be networks; buildings. This should include commitments to an integral part of the consideration of any build at the highest Sustainable Homes code planning application and associated Section 106 ≥≥ Financial contribution to a Section 106 offsite level, and to meet the latest policy prescription contributions. development fund for renewable energy in terms of renewable energy sources expressed provision. in the London Plan or in national guidance. The Mayor’s Energy Hierarchy, (cLP Policy 4A.6), Infrastructure should allow for changes in working requires early planning to allow successful patterns and lifestyle, enabling home working application of CHP systems. The consolidated through advanced technologies and reducing London Plan minimum of 20 per cent onsite travel frequency. renewables will be expected to offset site carbon emissions (cLP Policy 4A.7), and this minimum (or higher as targets increase), should either be part of a networked system (as fuel type e.g. biomass/ biogas) or should be a complementary addition to it.

Developers within the Wembley Masterplan area should commit to a deliverable strategy for the provision of a community based CCHP system. It is likely that the strategy will require the following commitments from any future development within the various heat zone categories:

124 125 Sustainable Design, Construction and Development

Building designers should by definition lead in ≥≥ Construction activity should be carried ≥≥ Homes are expected to be built, in the first the application of innovative thinking, applying out, as a minimum, to all relevant Codes instance, to the current minimum standard of the best of current technology and daring to test of Practice and Building Control standards. Code 4, (in all Growth Areas), and as standards and challenge architectural sciences. This could Waste and pollution (air, noise and water) will improve so should the performance of the new deliver innovative, challenging and award winning be minimised. Work should be planned and homes. For non-residential, BREEAM ‘Excellent’ architecture that contributes to the special managed to minimise site energy consumption is currently sought, and the equivalent Code character of the place. It is envisaged that rigorous and waste. Site-wide and derivative plot- for Sustainable Non-residential Buildings design thinking will consider: specific Construction Management Strategies will be sought when this becomes available. will be expected to demonstrate how best Energy conservation and carbon emissions in ≥≥ The microclimatic impact of buildings within practice, including Considerate Contractor residential areas must also challenge the way the masterplan and consider the potential of standards will be cascaded through the we live, offering incentives to potential owners solar gain as a means of energy conservation process. Recycling and re-use of materials to change expectations of how a new home and also as a potential energy load where should always be explored; functions and how we exist within them; cooling may be required. The impact of large buildings on air movement should be ≥≥ All buildings, whether refurbished or new ≥≥ The administrative aspects of development understood and exploitation and mitigation build, should meet or exceed the current should also take responsibility for sustainability, could be an integral part of design; Building Regulations both as individual exploring innovative ways to procure and elements and, where advantageous, as energy deliver buildings through partnership, and ≥≥ Building design should allow for best practice groups; alternative modern methods of construction to in water preservation and management, minimise wastages as part of a Construction allowing buildings to harvest rainfall and Site Waste Management Plan (SWMP) and the provide living roofs/walls (green/brown roofs ICE Demolition Protocol. In addition to best and significant vertical planting) for surface practice demolition recovery targets, sourcing water attenuation and amenity. All buildings bulk materials, e.g. structural concrete with 10- should provide for the most energy and water- 20 per cent recycled content (by volume) could efficient household and industrial appliances, be sought, with an overall target for recycled including the recycling and exploitation of grey content in other finished components of 20 and rain water; per cent minimum (by value), demonstrated using the WRAP RC toolkit;

≥≥ The importance of planting deciduous trees in the vicinity of south facing windows should also not be underestimated. This has the dual benefit of providing natural shade and cooling in the summer and enabling solar gain to warm rooms naturally in the winter when leaves are lost.

126 127 Sustainable Community

Sustainable communities are created through Waste Management and Recycling ≥≥ Apply the guidance of the Department for Green Space and Biodiversity the co-ordination of a number of key practices. Environment, Food and Rural Affairs (DEFRA) Operational culture within these disciplines should Wembley has an opportunity to be a national publication “A waste strategy for England The masterplan requires that every opportunity to include consideration of all of the following leader in the field of waste management based 2007” and any updated current guidance. encourage biodiversity is taken. Other than the elements: on reduction, re-use and recycling, taking the large public open spaces, the opportunity to use opportunity to integrate the most up to date ≥≥ Develop a community culture of recycling roof top green and brown spaces will allow both Transport technology and strategies into its infrastructure through intervention in schools, places of flora and fauna to develop and thrive through from the outset. Proposed waste management work and promotion by the council. an integrated network of natural space. The ≥≥ Brent Council will promote the development within the masterplan area should first promote planting of trees within the public realm will also of the public transport system as the primary waste reduction, followed by its re-use, recycling ≥≥ Provide a waste management system that is add to the quality and quantity of the natural mode of vehicular transport for the new and composting and finally the use of waste integrated into the community as an integral environment and help mitigate pollution. residents within the masterplan area. In the as a source for energy recovery. Disposal of part of the infrastructure, making it easy to long term, reduction in car ownership and waste is the least sustainable method of waste use. journeys will reduce pollution and congestion. management. ≥≥ Apply the most up-to-date technologies to ≥≥ The benefits of walking and cycling are Brent Council has a compulsory recycling policy, facilitate efficient management and recycling, manifold and Brent Council expects that which contributes to the development of recycling including building and community vacuum designers allow for efficient circulation throughout Brent. However, waste management systems. throughout the masterplan area. begins in the home and influencing the way in which people behave is an important part of ≥≥ Wherever possible, use waste to offset ≥≥ The promotion of car clubs will be sought community development. The council already energy consumption through such facilities as as a measure to encourage an increase in has ambitious recycling targets to meet and it is anaerobic digestion. sustainable travel patterns. inevitable that these will become more rigorous in the future. If we are to minimise waste and deliver ≥≥ Where appropriate, use legislation and a community that is aware and committed to strategy to compel recycling. recycling the following principles should be adopted:

encourage Biodiversity

128 129 05 DISTRICT & SITE BRIEF

North West District Olympic Way North East District First Way Eastern Lands 5.0 The coherence of the masterplan area could be The district briefs, through defining concepts of reinforced by the development of a recognisable place, set out a series of expectations to guide District and distinctive character for each of the five developers in the characterisation of buildings, individual districts. These areas already have public and private open space, and landscape. a certain level of recognisable separation The guide encourages developers to underpin & Site that, through careful design, can develop into the fundamental concept for the district and recognisable places that are unmistakably part of contribute to the reinforcement of locality, Wembley but distinct in their own right. personality and community. Each brief contains Briefs an indicative figure for development potential. The rationale behind the creation of a number This is not intended to cap the amount of floor of distinctive districts is based on the need for a space, but provides a guide. Detailed proposals for The Five Districts range of different uses that will enable those who different levels of development will be considered live, work and visit Wembley to access all of the on their individual merits. The setting of the stadium currently comprises The Five districts considered are: the ‘North facilities usually expected within a vibrant urban residential, retail, commercial and industrial West’, ‘Olympic Way’, ‘North East’, ‘First location. In order to achieve this successfully, some buildings that have, through a common gravity Way’ and ‘Eastern Lands’. These districts should of the districts could develop a more active, civic grouped into use-based enclaves where single enjoy a distinct character that will be defined by character whilst others may establish uses more uses predominate. The collective grouping of the nature and role of development, its setting suited to a localised community. Although the these uses has historically been relatively random, and the role of public space in the development creation of distinctive areas is encouraged, they in an expedient response to a need, rather than as of a community. The ‘Stage 1’ and ‘High Road should not be developed in isolation. The purpose part of a long term plan to create a successful and Link’ areas have already been granted outline of this document is to guide comprehensive and coherent community. planning permission. These areas have a distinct co-ordinated development to enable Wembley to identity and character which has informed the become a desirable and successful urban quarter. masterplanning process through the consideration of complementary uses, scale and type of new development.

132 133 5.1 District One: North West

The Concept

The North West District could become the new heart of Brent, focused around a new 21st Century Civic Centre that will demonstrate the Council’s plans and ambition for the future through its challenging and innovative architecture. The Civic Centre will provide all the ‘Commerce, facilities that residents and visitors normally expect Governance and of a progressive local authority. It will define Brent as a community reinforced by thriving commerce Entertainment’ and exceptional social infrastructure. The urban form will successfully co-ordinate a number of core elements, including a bustling new retail street, a landmark Civic Centre and a new public Core Objectives square, to create a vibrant and active new town centre identity. ≥≥ A new signature Civic Centre that reflects in its challenging architecture the aspirations and ambition of the council;

≥≥ A public square of sufficient size to reflect its DEVELOPMENT POTENTIAL public function and provide formal landscape setting appropriate to the scale and role of the Site Area: 9.67 hectares new Civic Centre;

Existing Floor Space: Approx 77,591m² ≥≥ A bustling new pedestrian shopping street Existing Employment: Estimated 921 workers with an intimate and enclosed character;

London Plan PTAL Rating: 4-5 ≥≥ Improvements to the landscape quality on Empire Way and a gradual and comfortable Estimated New Floor Space Potential: 166,000m² change in building scale.

134 135 Accessibility, Circulation and Transport

Accessibility and circulation within the North West Open Space District could be delivered through the following principles: The North West District could be centred on an exciting new public space of approximately ≥≥ Engineers Way and Fulton Road would remain 0.4 hectares where people come together and routes for east-west movement, but would be diversity is celebrated. It could establish a relatively significantly calmed and closed on event days; formal feel for the locality that will be enhanced by, and will enhance the surrounding network ≥≥ Empire Way would remain a principal vehicular of streets and spaces. Architecturally expressive access route but the natural landscape setting buildings could allow open views through and should be significantly enhanced (see below); between buildings, visually connecting this principal open space to the new shopping street ≥≥ The nature of the pedestrian retail street will and further east to Olympic Way. necessitate a carefully managed servicing strategy; Continuous landscape treatments, using Individual buildings should have their own more techniques of directional focus would help draw intimate private and semi-private spaces creating ≥≥ Some restricted, publicly accessible on street people across the site and encourage different a network of interconnecting spaces. Where parking could be provided. It must be suitably types of behaviour. Moving from the enclosed, security allows, other green spaces could be landscaped to avoid long rows of unbroken active and purposeful shopping route into an open and accessible to the public, creating more spaces and should be interspersed with open, passive and relaxing public space would intimate and calm outside areas. planting; allow a transition in character and function that is a much valued element of successful town and ≥≥ A new junction could be created on Wembley city centres. Park Drive with the new shopping street. Given the envisaged character of the new street, it is likely that this might be for limited access, servicing and bus connections;

≥≥ The reconfiguration of the traffic island at the junction of Wembley Park Drive and Empire Way will be considered to ease traffic flows;

≥≥ There is potential for multi level car parking at the northern end of the new shopping street. This would be subject to necessary junction improvements and a rigorous Transport Assessment.

136 Empire Way

The treatment of Empire Way is critical. large areas of hard surfacing and parking. The Although the ambition of this document is width of Empire Way (building to building), from For the development running south of Fulton to create a strong new route that internally Fulton Road to Engineers Way ranges between Road, the concept is to create a much more connects Wembley Park and the High Road, 36-65 metres. The differences in built form and consistent built frontage, whilst allowing for wide the integration of the new development with the lack of identity have affected the residential footpaths and a landscape setting of a similar the existing residential surroundings is vital to quality and the character along Empire Way. character to the residential uses on the other ensure a sensitive connection between the new This emphasises the need to integrate new side of the street. The current arrangement of and existing communities. Empire Way has the development sensitively into this predominantly underground services along Empire Way means potential to play an equal role in the connection suburban context. that large street trees could be difficult to plant, of Wembley as a whole, given that it will remain however other types of hard and soft landscaping one of the most convenient routes between the There are currently three ‘triangles’ that create solutions would enable a green and pleasant masterplan area and the High Road. recognisable focus points along the route of character to develop. Although the uses may still Empire Way and, although they are not presently be different (hotels and office versus residential), There is a difference in use and building typology useable public spaces, they do provide a clear they should be designed to create a strong on Empire Way that creates a street which is narrative to the journey. The strategy for Empire presence at ground floor with active uses creating unbalanced and ill-defined. The residential Way could be to develop the first of these, (the an animated street scene. A range of high quality mansion blocks on one side present a distinctive junction of Wembley Park Drive and Empire Way), commercial and visitor accommodation would character where the buildings have a relatively by rationalising the road layout and creating a improve the viability and attractiveness of generous landscape setting, whilst the larger much more pleasant and useable public space in Empire Way. scale office and hotel uses on the other side are front of the shopping parade. significantly set back from the street edge with

138 139 Indicative Land Use Spread

Land Use

The adjacent image on page 141 represents an ≥≥ The character of this district could be suitable indicative spread of land uses across different for a new, modern leisure and sports facility levels of development. The purpose of this image for existing and future residents. The added is to illustrate the character and broad type of diversity of use could stimulate different development that Brent Council believes to be movement patterns and behaviour, creating appropriate in this location. increased levels of activity and enhancing the public realm; Local character and activity in this district would be generated as follows: ≥≥ To complement the hospitality offer along Olympic Way, the existing hotel ≥≥ The district could provide a range of new accommodation could be enhanced along homes; the predominant character would be Empire Way, providing that sufficient office that of mixed use buildings with a sensitive space is retained to meet local demand; vertical split of uses, where active uses occupy ground floor locations with residential ≥≥ The district could benefit from a mixed properties above; employment offer, including the provision of approximately 3,000m² of affordable work ≥≥ The opportunity offered by the creative space, subject to demand. industries, already established at Fountain Studios, could be enhanced and broadened to encourage a focus for creative media based employment; 140 141 Indicative Masterplan Configuration

Streetscape, Public Realm & Public Art

Due to the predominant mixed use character of this district, residential entrances must be clear and have a recognisable point of address for future residents. This will allow them to feel a part of the growing new community.

The new square should display the highest quality landscape design and public art, providing a focus not just for Wembley but for the whole of Brent.

The enhanced Wembley Park local retail centre on the junction of Empire Way and Wembley Park Drive could be set around a new public space, with the potential for a piece of challenging, high quality public art. Local Architectural Scale and Massing Quality

To ensure that the character of the North West ≥≥ The opportunity to enhance important sites The North West District should be characterised Key development sites could include: It should be noted that District is a balanced and hospitable place to live with higher elements of built form will be by a varied mix of building types, which could the layout depicted in the and work, the following principles should guide analysed; in turn offer the potential for a broad range A The new Civic Centre above image is merely development: of interpretations. The standard will be set by B The plot on the north side of the square indicative. The purpose of ≥≥ Development on the site of Dexion House the new Civic Centre and, appropriate to their C The junction of Empire Way & Engineers this section is to indicate the importance of bringing ≥≥ The general pattern of development across could step up to 10-12 storeys at the rear of use and scale, all buildings should underpin Way forward high quality design this district could reduce gradually in scale the plot; this standard. In order to create a legible urban D The junction of Empire Way & Fulton at prominent locations in from east to west and from south to north, landscape, greater architectural expression of Road the district. from the new Civic Centre on the corner ≥≥ Buildings surrounding the new square could a number of buildings in key locations will be E Entrance to the newly created retail street of the Boulevard and Engineers Way at 10 be around 8 storeys, depending upon the uses encouraged. F Empire House storeys, down to and along Empire Way of their immediate neighbours; predominantly at 4-6 storeys; ≥≥ Any development of the shopping parades ≥≥ The scale of development directly fronting along Wembley Park Drive will be restricted to Empire Way should be designed to reflect the a maximum of 5 storeys with a declining scale transition of scale, from urban to suburban; down to three storeys on Elmside Road.

Indicative Section

142 143 5.2

District Two: Core Objectives ≥≥ The view of Wembley Stadium and its arch Olympic Way from Wembley Park Station and down Olympic Way is a valuable piece of urban theatre, and the council will insist that the The Concept careful design and scaling of buildings flanking Olympic Way help preserve the predominance Olympic Way is internationally recognised. of the arch; Walking along this processional route is as much a part of the visitor experience of Wembley ≥≥ A series of intimate external ‘rooms’ flanking as seeing the Stadium. It will provide an the processional route should create a appropriately scaled setting for the stadium and more human scale, whilst maintaining the gateway to the masterplan area, adding to the perception of a space that is concurrent with anticipation and sense of occasion experienced by the national and international significance of those attending numerous events. However, it is this destination; the continued every day use of this street that is regarded as the highest priority. The creation of ≥≥ The standard of landscape and urban design an exciting, active and animated Olympic Way on Olympic Way should be exceptional, at all times of the day and throughout the year, reflecting the standards set by the stadium. whilst ensuring safe access to and from Stadium Design innovation should be underpinned by events, is one of the most important aspirations of the highest standards of detailing, materials this masterplan. and specimen quality.

This district will build on the role of Wembley as a ‘Destination’ with ‘Culture’, ‘Design’ and ‘Innovation’ as driving forces for development. Olympic Way will be the heart and soul of this area for decades and possibly centuries to come. Brent Council anticipates the highest standards in architecture and landscape design to ensure that Olympic Way becomes one of the most instantly recognisable and successful streets in Europe.The duality of use of Olympic Way presents a unique ‘Culture, design challenge. The need to accommodate Design and DEVELOPMENT POTENTIAL major surges of people on event days and provide Innovation’ a grand setting for the new National Stadium is Site Area: 8.15 hecta res contrasted by the necessity to create a sense of place with a human scale and encourage every Existing Floor Space: Approx 48,148m²

day use throughout the year. Existing Employment: Estimated 490 workers

London Plan PTAL Rating: 4-5

Estimated New Floor Space Potential: 140,000m² 144 145 ≥≥ The ‘rooms’ should be flanked with active uses and could have a landscape approach that presents a unique character and form in order to encourage a diversity of social interaction;

≥≥ Olympic Way should provide a flexible space that can facilitate a range of functions and events including markets, festivals and exhibitions.

Open Space

Olympic Way will not only be a north-south ≥≥ Lateral movement of pedestrians will be route defined by the progression to the stadium; encouraged through innovative landscape it will also provide the centrepiece to the open and building design. Although the principal space network, creating visual and perceptual linear directional focus will be the north- connections throughout the masterplan area. south processional route, interventions in the landscape through variation in materials and ≥≥ The maintenance of a 20 metre wide axial planting could create a disturbance in the processional route from Wembley Park Station formal axis and extend the character of the right through to the intended new steps at the pocket spaces out across the processional base of the podium will be essential; route;

≥≥ The existing axis of Olympic Way is ≥≥ Olympic Way could develop strong approximately 4.5 m to the west of the connections with the First Way District via a central axis of the Stadium. In partnership stunning new urban park. This connection with flanking ownerships and where curtilage could continue along a series of green allows, the axes may be realigned; corridors running eastwards to the River Brent;

146 147 Accessibility, Circulation and Transport

Olympic Way will be first and foremost a ≥≥ The buildings on Rutherford Way principally pedestrian and cycle route. From Wembley Park facing Olympic Way should be serviced from Station to the intended new steps at the base of within building plots and demonstrate how the podium, there should be a continuous surface they will also sensitively address the more treatment that will give pedestrians and cyclists intimate setting of Rutherford Way; priority over vehicles on all intersecting streets. To build on the activity within the area a number ≥≥ Vehicular control should be provided through of bus routes could be re-routed along Olympic shared surfaces where colours and textures Way to serve the hotels, bars, restaurants and will be used to delineate priorities. Large, offices. However, the presence of buses must obtrusive signs and signals should be avoided; not compromise the nature of Olympic Way as a public space. ≥≥ Bus routes could run along shared surfaces where pedestrian and cycle predominance is ≥≥ Brent Council believes that the removal of the implicit; Pedway and its replacement with an improved access arrangement between Olympic Way ≥≥ Olympic Way should form a core section of and the National Stadium is essential to greatly the Brent Cycle Network; enhance the southern part of Olympic Way and remove what is currently a poor street ≥≥ As discussed in section 4.2, there is an environment. Such proposals will necessitate opportunity created by the reconnection of close consultation with the owner and/or North End Road to enhance the pedestrian operator of the National Stadium and other and cycle access from Bridge Road/Wembley key landowners; Park Drive.

≥≥ Engineers Way and Fulton Road would remain routes for east-west movement, but should be significantly calmed at the intersection with Olympic Way and closed on event days;

OLYMPIC WAY WILL BE FIRST AND FOREMOST A PEDESTRIAN AND CYCLE ROUTE

148 149 Land Use

Olympic Way could become a highly desirable ≥≥ The public space could naturally provide the address for companies already located in, or opportunity for open air performance and looking to relocate in London. The council’s to encourage this, the council is keen to aspiration for a busy, vibrant place means establish a community music and performance that Olympic Way is less suited to residential facility “Wembley Live” to act as a focus for encourage development at lower levels. and encourage local talent and enhance the local talent creative industries that already exist in Brent; Olympic Way provides a significant opportunity for the following uses: ≥≥ The College of North West London already has an established presence at the north end ≥≥ New, reinterpreted public space could be the of Olympic Way and Brent Council hopes that perfect setting for a number of hotels and this presence can be rationalised, developed offices offering accommodation at all levels; and re-expressed through a new, challenging and innovative campus; ≥≥ A range of hotel facilities could enable Olympic Way to become an international ≥≥ The future success of Olympic Way will rely on conferencing destination - particularly in the range of bars, restaurants, cafés and other combination with the facilities already active uses enabling residents and visitors available in the stadium. Applications for this to relax and socialise in a quality of space type of use should demonstrate how they normally found in continental Europe; complement the existing offer; ≥≥ Residential uses may be appropriate in this location at upper levels set back from Olympic Indicative Land Use Spread Way, where they form a minor element of commercial or hotel development and where they help support a viable and sustainable mix of uses.

151 Scale and Massing

Wembley Stadium and its arch provide the iconic history and the memories of many who visited the On sites within this district where the design code centrepiece of the masterplan, and the major old Wembley Stadium. The newly created Olympic does not apply, the council considers that the reason that Wembley remains a national and Way will enable future generations to capture that following scale of development is appropriate: internationally recognised destination. Buildings unique ‘Wembley’ experience afresh, and provide on Olympic Way, as the principal route to this an opportunity and the backdrop for memorable ≥≥ Taller buildings should have no adverse visual beacon of sporting and architectural excellence, photographs for years to come. impact on the important views of the National should be developed to protect such important Stadium; views and respect the predominance of Wembley The preservation of the presence of the arch on Stadium and its arch. this journey is vital to the Wembley experience and ≥≥ The buildings flanking the intended new steps the creation of a sense of place and identity for to the podium will be a particularly important Protection of important views of Wembley the local community. The council has developed element of the staging of the stadium, and Stadium is essential; however, it is the pedestrian a design code for buildings fronting Olympic Way their heights must be appropriately designed experience that unravels on the journey from between Fulton Road and Engineers Way, to help to preserve the view from Olympic Way Wembley Park Station, down Olympic Way to the ensure that the setting of the Stadium is protected towards Wembley Stadium. Such buildings stadium that will make this experience unique to (see images below and on adjacent page). should also incorporate appropriate noise Wembley. This journey is one that is grounded in insulation to preserve residential amenity in proximity to Wembley Stadium;

≥≥ There is an opportunity for a cluster of taller elements set back from Olympic Way around Shubette House, Karma House and Apex House, subject to exceptional architecture and full contextual analysis that establishes the impacts on the important views (Section 4.5);

≥≥ On the sites at the northern end of Olympic Way, there is potentially less impact on the short range views of Wembley Stadium arch. These sites will provide an exceptional gateway and arrival point to the area and, given the essential goal of sustainable development, taller buildings may be acceptable, subject to exceptional architecture, full contextual analysis and assessment of important views, including those from Barn Hill;

152 153 Streetscape, Public Realm & Public Art

The character of Olympic Way will be public in ≥≥ The quality of the hard landscaping should quality and scale; Olympic Way will become an be matched by the quality of planting, using internationally recognised landscape and should a diverse range of the most robust and display the following characteristics: substantial specimens;

≥≥ The public realm should be split into a number ≥≥ The new spaces could be enhanced by the use of external ‘rooms’ defined and enclosed by of water and water features; three storey elements of the buildings flanking the processional route; ≥≥ The new ‘rooms’ could be the perfect exhibition spaces for permanent and ≥≥ The new ‘rooms’ should contain the best of temporary public art. This would provide yet landscape architecture, taking different design another reason for visiting the area, turning approaches to add variety, character and Olympic Way into a destination in its own personality; right. Shubette House/Apex House/Karma House ≥≥ The duality of uses between event day movements and every day use should be dealt Brent Council proposes that the tallest element with using innovative design, rather than of this block should front onto Fulton Road at the conventional fences or barriers; intersection with Rutherford Way, thus providing an attractive termination of the view down this street. In order to successfully integrate with the adjacent residential properties at Empire and Danes Courts, the other elements of this block should not exceed 10 storeys on the corners (Apex and Karma Houses) with a general frontage of 6-8 storeys onto Fulton Road and Albion Way. If the existing permission on Karma House is not implemented, the council will require a block form that completes an internal courtyard and sits more comfortably within the adjacent residential context.

The purpose of this section is to indicate the importance of bringing forward distinctive, high quality design solutions at prominent locations in order to enhance legibility and create interest throughout the masterplan area. Such locations may be subject to change as developers bring forward proposals for regeneration, but the aspiration to accentuate key sites must be an important consideration

154 155 Local Architectural Quality

Brent Council aspires to the very best architecture Brent Council envisages that the following sites through the whole of the masterplan area, but could deliver exceptional buildings reflecting the the unique character of Olympic Way, more highest standards of design: than any other district, offers the opportunity for innovation. The two buildings at the A Arena House (College of North West intersection of Olympic Way and Engineers Way London) are significant in terms of legibility and their role B Former Northway Garages Site in the interconnection of spaces. The building C Crescent House (College of North West on the western side provides a focal point for London) the termination of the vista down the Wembley D Plots at the intersection of Olympic Way Park Boulevard and acts as a lynch pin between and Fulton Road the Quintain Stage 1 and masterplan areas. The E Shubette House/Apex House/Karma building on the eastern side of Olympic Way has House the potential to connect Olympic Way with a F Plots at intersection of Olympic Way and newly created park and development further east. Engineers Way Both sites also have the potential to increase the drama and setting of the Stadium, as they are the closest buildings within the masterplan area.

It should be noted that the layout depicted in the above opportunity for image is merely indicative. The purpose of this section is to indicate the importance of bringing forward high quality innovation design at prominent locations in the district.

156 157 5.3 District Three: North East

The Concept

The North East District will provide a contrasting character of development to the North West and Olympic Way districts. Whilst the North West area features civic and town centre functions, by contrast the North East District should be more local and domestic in character. This district provides the vital link between the bustling new mixed use districts in the North West and around Olympic Way, and the currently isolated residential Core Objectives properties at Danes and Empire Courts. ≥≥ The creation of a new park of at least 1.2 The concept of ‘Living and Breathing’ is a core hectares. principle of this district and the area could be characterised by a series of green spaces. A ≥≥ A new ‘local’ square with a more intimate new ‘Wembley Park’ could run east-west along character and setting; Engineers Way from Olympic Way to First Way and provide the principal green space, building ≥≥ The enhancement of the Wealdstone Brook upon the sense of openness whilst providing a DEVELOPMENT POTENTIAL and creation of a publicly accessible natural green counterpoint to the more formal character environment; of Olympic Way. It should provide for a range Site Area: 8.22 hectares of uses essential for convivial and sustainable ≥≥ A transition in scale, creating a measured and communities and create an essential link between Existing Floor Space: Approx 30,395m² gradual change from more intense commercial

northern and eastern districts. and leisure developments around Olympic Way Existing Employment: Estimated 580 workers ‘Living and to an open and green character further east;

Breathing’ London Plan PTAL Rating: 3-4 ≥≥ The re-connection of North End Road as a Estimated New Floor Space Potential: 105,000m² strategic vehicular route, vital to the lasting success and continued accessibility of the district. 158 159 Open Space

The ‘living and breathing’ element of this district The location and orientation of the park could is developed around three principal open spaces, enable direct physical connection with Olympic offering a variation in the character of the natural Way. This would effectively create a sizeable Diversity of green spaces. This variation would enable the open space/park with the stadium and intended character local community to live, work and play in a range new steps as the centrepiece. This could address of natural settings. Where security allows, other policy considerations whilst creating a unique and semi-private spaces could be open and accessible pleasant environment and allow for a range of to the broader community, with some limited uses and diversity of character unparalleled by any public access creating a series of local settings for major new regeneration projects. The creation of a range of activities and social interaction. a pavilion at the western end of the park may be desirable to maintain some control over event day Wembley Park crowds and could also provide the opportunity for a striking piece of architecture or public art. The principal open space would be the newly created ‘Wembley Park’. As an integral part of The permeation of the green space northwards the 2004 masterplan the park is still considered to from the park into the residential areas of the be vital to the lasting success of the entire area. district would develop a sense of the natural and As an area that is currently significantly lacking built environment blending in harmony. There in open space provision, this new park would should be a clear but fluid transition between provide the essential visual amenity and space the open space designed to serve the whole for a range of recreation opportunities for all masterplan area, and the intimate local open residents throughout the area. It could replicate space designed to directly serve inhabitants of the attractive landscape setting that once existed this district. as part of the Empire Exhibition and could create strong and much needed physical linkages to the eastern districts and on to the River Brent. New development should front directly onto the park, providing activity and natural surveillance at all times.

As explained in Section 4.2, the current role of Engineers Way as a significant vehicular route could be reduced through considerable traffic calming measures, creating a much improved pedestrian environment. Other streets running around the park could have shared surfaces, allowing access to the properties whilst effectively extending the pedestrian environment and connecting the buildings directly with the park. The distinction between park and vehicular circulation should be blurred, increasing the offer of useful open space and reducing the speed of circulation. 160 161 Local Square The Wealdstone Brook

A newly created local square is envisaged in The partial restoration of the Wealdstone Brook the heart of this district. This could form the could establish an organic, linear space that would core of activity and create the local identity and greatly enhance the biodiversity of this valuable sense of community that will enable lasting natural corridor. The aspiration is to provide an social, economic and environmental cohesion. attractive new green space that encourages The character of this square should develop recreational activities and movement along the a balanced sense of enclosure, with active route, whilst creating spaces where people can edges and useable green space. Some limited stop and enjoy the natural environment and all vehicular access and some surface level parking of the health and social benefits associated with will be permitted where they form part of a access to natural water courses. shared surface environment with integrated soft landscaping. As well as the amenity value attached to such spaces, the improvements to the Brook could The design of buildings and spaces within the enhance the visual amenity and value of adjacent district should contribute to the development residential properties, reduce the risk of flooding, of a sense of ownership and connection to the enhance the wildlife and biodiversity of the area local community. and create educational opportunities.

In line with the character of an archetypal London Square, a central green space could become semi-private, allowing limited public access and visual amenity throughout the day, whilst serving primarily as a space for the adjacent residents and businesses. This should be dealt with sensitively in design terms, and large defensive railings and expanses of blank walls will not be permitted. The use of level change and planting could be used to identify the semi private nature of the space beyond.

New green space that encourages recreational activities

162 163 Accessibility, Circulation and Transportation Parking and Servicing

This area could be principally defined by its ≥≥ The rationalisation of the junction at Fulton Limited surface car parking may be acceptable on that street widths are adjusted accordingly to green and natural open spaces and local identity. Road/Albion Way could enable ease of the internal street network and fronting the larger enable provision of soft landscaped defensible The interconnectivity between these spaces will vehicular movement through to the newly open spaces, but only if it is sensitively designed space to the front of the properties. Ground develop this character and provide a variety created North End Road junction; and interspersed with soft landscaping and high floor residential uses could support a higher of well designed streets to aid circulation and quality street furniture. proportion of family housing within the encourage people to dwell and socialise. ≥≥ Rutherford Way will be retained for vehicular district; access. The building line could be set back to The buildings on Rutherford Way that principally The locally specific accessibility and circulation enable new soft landscaping interventions; address Olympic Way should be serviced from ≥≥ A two-form entry junior school could requirements within the North East District could within the building plots and demonstrate how significantly benefit from the green character be delivered through the following principles: ≥≥ The internal sections of the grid network will they will also sensitively address the more intimate and more local feel of this district; represent a more intimate, local character setting of Rutherford Way and the residential ≥≥ The reconnection of North End Road to reflected through sensitive enclosure of neighbours on the east side. ≥≥ Other ground floor uses fronting the new local Bridge Road/Wembley Park Drive improving buildings and appropriate street widths. Speed square could include market and affordable accessibility for existing and new residents and limits should be reduced and the formation Land Use workspace, community uses, local small scale businesses and enabling circulation through of shared surfaces around the new square retail or office provision and some café or and away from the area during stadium and on the northern side of the park will be The level and type of activity expected in this restaurant space; events; supported; district will reflect the higher level of residential properties and therefore is likely to be somewhat ≥≥ The brook-side development area could be ≥≥ The local distributor route through this district ≥≥ All routes will be passively monitored through less than the busy North West and Olympic Way suitable for a range of workspace or work/live could be the newly created North End Road/ careful building design, ensuring that people Districts. units at ground floor. If sensitively designed, Fulton Road/First Way; feel safe in public spaces and streets. they could incorporate residential units above, Although Brent Council advocates the mixing of which would integrate and connect the new ≥≥ Engineers Way and Fulton Road would remain uses within buildings, the suggested general land district with the existing residential properties routes for east-west movement, but should be use principles for the district are: to the north of the Brook; significantly calmed at the intersection with Olympic Way, and closed on event days; ≥≥ Given that the intention is to develop a more ≥≥ The area should benefit from a mixed local character, a proportion of residential uses employment offer, including the provision of at ground floor will be encouraged, providing approximately 3,000m² of affordable work space subject to demand;

Indicative Land Use Spread

164 165 Scale and Massing Local Architectural Quality ≥≥ Given the desire to create a distinctive area with a more local, domestic character, the Brent Council has identified the following predominant building heights could be 4-6 locations and anticipate exceptional buildings: storeys with taller elements of around 8-12 storeys at key intersections and fronting the A The plot at the north eastern corner of the larger open spaces; park B Plots at the junction of North End Road/ ≥≥ The brook-side area should enable a sensitive Fulton Road/Albion Way transition from the masterplan area into the C All plots fronting the park and local square existing residential development. To this end, an average height of around 6 storeys and a reduction in scale is envisaged.

It should be noted that the layout depicted in the above image is merely indicative. The purpose of this section is to indicate the importance of bringing forward high quality design at prominent locations in the district.

a distinctive area with a more local, domestic character

Indicative Masterplan Configuration Indicative Section 166 167 Core Objectives

≥≥ Increasing the employment potential of the area will be essential and should be achieved by broadening the range of employment opportunities;

≥≥ The establishment of a workspace “village” to supply floor space for creative industries, small and medium enterprises, social enterprise and artists who can redefine economic and creative activity, manage land use conflicts and facilitate further improvements;

≥≥ Development will establish a polite and tolerant relationship with neighbouring sites in the industrial Eastern Lands District;

≥≥ A rationalised street network based on existing ownerships will ensure that the potential to deliver development is maximised;

5.4 ≥≥ Relocation of existing uses eastwards. DistricT Four: First Way enterprise and innovation DEVELOPMENT POTENTIAL The Concept Site Area: 9.48ha The First Way District provides yet another Existing Floor Space: Approx 70,405m² opportunity to add to the diversity of character that should become the new Wembley. First Way Existing Employment: Estimated 315 workers will provide a careful transition from the broader offer of mixed use development in the west London Plan PTAL Rating: 1a-3 through to the Strategic Industrial Locations in the Eastern Lands District. The concept for this district Estimated New Floor Space Potential: 123,000m² will be developed around themes of ‘Enterprise & Innovation’ to create a residential and workspace campus with a range of new homes and a spread of market and affordable workspace. 168 169 Open Space

First Way could have a relatively open urban grain, ≥≥ The southern end of the Never Stop Railway with large semi-private areas providing setting and offers an opportunity to provide a public amenity for the new residents and visitors to the open space, (of approximately 0.4 hectares), area. The basic requirements for an integrated, that will not only contribute to the need for successful and high quality public realm include: amenity, but could help the transition from residential areas to lower level industry; ≥≥ A network of well designed, semi-private spaces, providing amenity for residential and ≥≥ Through careful landscape design, the open other buildings. These spaces could have a space network could be developed to create a level of public access depending on use and direct connection to the newly created park on management; Engineers Way. The transition from the newly created park across First Way and into this ≥≥ A well defined street, potentially following district could enable strong physical linkages the line of the former Never Stop Railway, into the heart of the masterplan area; providing a green route through the heart of the area; ≥≥ Strong green links eastwards to the River Brent and north to the Wealdstone Brook should enable safe and attractive routes leading to organic, natural landscapes;

≥≥ Sherrins Farm is a sizeable open space that lies directly to the south of the railway line adjacent to this district. The potential to create a safe, attractive link is proposed.

170 171 Accessibility, Circulation and Transport Parking and Servicing

≥≥ The creation of a pedestrian focused The First Way District is a little more isolated from environment that is tolerant of heavier the rail system than other districts and, as such, vehicular traffic whilst still being safe and will require the provision of adequate parking. controlled; Pedestrian connections to the public transport system will be enhanced but overall the following ≥≥ Interconnection with the pedestrian provisions for car servicing will be required: environment in the North East and Olympic Way districts to improve connections with ≥≥ Some parking to service local activity and public rail transport; visitors will be provided within the street;

≥≥ Improved road circulation could enable ≥≥ All servicing should be done within building improved penetration of bus services; plots;

≥≥ The road system should be harmonised with ≥≥ The council will require that any under croft the developing routes through the North East car parking is wrapped with an element of District. Accessibility to the north and east active built structure to prevent exposure to will be provided through the re-connection of the street. North End Road to Bridge Road/Wembley Park Drive;

≥≥ A broader east/west street could run through the middle of the area, enabling greater enabling greater connectivity to the Eastern Lands District; connectivity

≥≥ The creation of a wide, safe link across the railway to Sherrins Farm would reduce the severance created by the railway line and create an attractive pedestrian/cycle route allowing existing residents to access the new amenities of the area;

≥≥ The potential relocation of the Stadium coach parking further eastwards will have to carefully consider access arrangements through this district and across First Way and be the subject of a rigorous Transport Assessment and consultation with relevant stakeholders.

172 173 Land Use

≥≥ Residential development will be permitted ≥≥ Brent Council will encourage the development across the district, providing that appropriate of creative workspace throughout this district, relationships are maintained between sensitive forming a focus for this type of employment in residential and less sensitive work space. Wembley; Higher density residential development will be subject to the parameters set out in Section ≥≥ To complement the residential elements of 4.1 (Residential Uses); the area, the council will allow for small scale local shops (also including A3 and A4 class ≥≥ The establishment of a more commercial uses) subject to the sequential approach. This character along First Way to include offices, should be designed to meet local needs for hotels, leisure and associated uses, providing a existing and future residents and those who sensitive transition from the more intense uses may be working in the area; immediately to the east of the stadium; ≥≥ Brent Council will support the relocation of ≥≥ Given the character of this district, there businesses from this district into prominent may be an opportunity for further education locations within the Eastern Lands District and facilities and associated accommodation; will assist in re-locating businesses to further the objectives of this district. ≥≥ The area will be developed to improve employment opportunities for existing and future residents through provision of workspace, including approximately 3,000 m² of affordable workspace to encourage developing and new businesses in the area;

improve employment opportunities

Indicative Land Use Spread 175 Streetscape, Public Realm & Public Art Indicative Masterplan Configuration The local character at First Way will be developed through the following principles:

≥≥ New green open spaces should be the focus of the residential concentration in the south area of the district, providing a generous setting and amenity;

≥≥ Public art should be an integral part of the new open spaces, providing a distinct local identity. Local Architectural Quality

First Way offers a real opportunity to provide sustainable, award winning residential and It should be noted that the layout depicted is merely Scale and Massing industrial architecture. The area will not develop indicative. The purpose of this section is to indicate the successfully with mediocre expedient workspaces. importance of bringing forward quality design at prominent The creation of an enterprise and workspace junction of First Way and South Way and on the The council envisages that the following sites locations in the masterplan area. These locations can be “campus” will rely heavily on appropriate scale north west corner of the Kelaty House site. could deliver exceptional buildings, reflecting the formally identified as developers bring forward proposals for regeneration. and form. The architectural character and quality The majority of residential buildings between First highest standards of design: that should guide the design and height of these Way and the newly created road on the route of buildings is as follows: the Never Stop Railway could be between 3 and A Kelaty House 5 storeys, dependent upon their relative location B Access Storage Buildings along First Way and adjacent to the to open space, their use and relationship to other C Pop In Centre railway could range from around 6 to 8 storeys, buildings. The light industrial buildings on the with localised opportunities to have higher boundary with the Eastern Lands District will be elements of 10-12 storeys, particularly at the between 1 and 3 storeys.

Indicative Section 5.5 Core Objectives

≥≥ To promote a high quality urban environment ≥≥ To enhance the quality of the Brent River District for a full range of commercial activities Park as a valuable public amenity through through the reconfiguration of development the promotion of more sensitive, active Five: plots, to achieve more efficient use of land; employment uses on adjacent plots; ≥≥ To reconfigure the street network, to ≥≥ To provide a strategy for significant allow improved accessibility to individual enhancements to the public realm, including Eastern sites, increased capacity and employment tree planting, street lighting and public art; potential and contribute to better circulation throughout the whole of the masterplan; ≥≥ The identification and development of Lands potential relocation sites to release un- ≥≥ To strengthen the presence and legibility neighbourly uses adjacent to residential of the Brent River Park by creating strong development in the North East and First Way and direct links into the core of the districts; masterplan area and out to the surrounding neighbourhoods; ≥≥ To accommodate uses which have been The Concept relocated from within the First Way District.

The Eastern Lands District has an important regional and local function, offering a strategic employment location for London and providing valuable jobs for the existing and future residents of Brent. It is the Eastern Gateway to the masterplan area and the primary vehicular access to the stadium. The concepts of ‘Working’ and ‘Industry’ will be central to this district as it develops as the engine room for the local and regional economy.

A large proportion of people coming to Wembley ‘Working and will travel directly through this district, and the Industry’ first impressions are likely to be lasting. It is Brent Council’s aspiration to create an active working environment that is complemented by an attractive, green and accessible public realm. DEVELOPMENT POTENTIAL Fundamental to the future of the Eastern Lands is the preservation of existing jobs, and to capitalise Site Area: 33.78ha on the development potential within existing

plots. The view to the Stadium from the east Existing Floor Space: Approx 180,567m² provides an important role within this district, and any development along Great Central Way and Existing Employment: Estimated 1,559 workers South Way must seek to respect and enhance this Estimated New Floor Space Potential: 129,000m² local character.

178 179 Open Space

Within this district lies one of the most important The uses and typology of buildings proposed landscape features of the masterplan area, the within this district are likely to result in large River Brent. Brent Council recognises the potential expanses of roof space. The widespread use of this natural setting for recreation, education, of green and brown roofs will be supported to connectivity and visual amenity. Although significant encourage biodiversity and naturally insulated improvements have already been made to the buildings. pedestrian environment surrounding the river, the section that lies within the Eastern Lands District still Increasing the overall presence of the Brent River suffers from poor legibility and perceptions of safety, Park is another aspiration for this district. Finding un-neighbourly adjacent uses and poor links to the the entrance to this stretch of green space is wider area. currently difficult, particularly at the north end. Opening up this entrance route would make the Investment in this existing valuable asset could have park more obvious to people passing through the a range of benefits including: area and provide visual amenity to an otherwise recreation, harsh environment. ≥≥ encouraging higher value uses to locate to the education, area; The council will not expect that public open space connectivity and be provided at the expense of employment floor ≥≥ connecting the surrounding communities into visual amenity space but, wherever possible, pockets of open the masterplan area; space and fringe lands should be well designed and planted to provide a respite for those working ≥≥ providing a diversity of green space across the within the area. Where possible owners should masterplan area; thoroughly consider the location of parking and utilise well designed forecourts to reflect positively ≥≥ enabling constrained sites in other locations on their companies. to make contributions to green links and enhancements, rather than on-site provision. Although no new open space is planned, the council will expect that the design of new and The intensification and diversification of existing roads and the spaces that they define will employment uses on the sites adjacent to the river incorporate significant levels of high quality soft is a key aspiration for this district. Newly created, landscaping. higher value commercial uses could capitalise on an attractive outlook over the river and its natural landscape setting whilst in turn creating a safer and actively surveyed space that would encourage increased use of the area.

180 181 Accessibility, Circulation and Transport The following issues are considered essential for ≥≥ Encouraging maximised opportunities for rail Where it may become difficult to provide shared the delivery of a district that is attractive and freight activities by protecting rail nodes and surfaces due to higher levels of traffic or traffic accessible: seeking new facilities for modal exchange; generating uses, new and existing streets should be significantly enhanced for pedestrians and ≥≥ Improvement in pedestrian and cycle ≥≥ Ensuring adequate provision of logistics land cyclists. Improvements including widening and circulation in the district through the design of to maintain the sustainability of supply chains enhancement of footways, street lighting and tree well landscaped, safe and overlooked routes; for London; planting will be sought. ≥≥ Rationalisation and re-routing of bus routes ≥≥ Balancing building and vehicle space on Roads will be designed to improve accessibility 92 & PR2 through the area to maximise logistics developments to minimise impact on and capacity for businesses within this district. convenience for existing and future workers the surrounding road network; With greatly improved accessibility and a higher (see diagram in Section 4.3); quality public realm, new investment in this area ≥≥ Ensuring adequate links to major transport is sure to follow. Large parts of this district are ≥≥ Reconfiguration of the street network to routes for sites allocated for industry, or uses not viewed as being within acceptable walking respect existing ownerships where possible, that include high levels of freight. distance to Wembley Park and Wembley Stadium will improve capacity and employment stations. The council aims to encourage the use of potential; more sustainable modes of transport. Increasing bus accessibility and improving provision for ≥≥ Improvement in the dislocated one way cyclists will therefore be a priority. gyratory system by enabling two way circulation; Brent Council may support the relocation of stadium coach parking facilities within this district subject to robust transport studies and full consultation with relevant stakeholders, including the owner and/or operator of Wembley Stadium, and providing that appropriate pedestrian connections can be created. Any proposals for such a change in land use must demonstrate that there is no net loss of industrial/warehousing or business employment capacity.

182 183 Indicative Masterplan Configuration

Land Use Scale and Massing Streetscape, Public Realm & Local Architectural Public Art Quality The district is an area of concentrated The scale and massing of the buildings in the employment uses and will continue to be so. Eastern Lands District will be determined by the The character of the Eastern Lands will be Industrial buildings are not an excuse to ignore Where possible the profile and variation of the processes and activities that they accommodate. determined by: architectural quality. Brent Council envisages that type of employment should be enhanced and The introduction of flexible, modern and higher within the constraints of the functional brief, increased. The council supports the re-location of density buildings with large and narrow floor ≥≥ New and extensive planting of street trees designers will take the opportunity to enhance businesses from First Way, including warehousing plates to suit modern high value employment to line the rationalised new two way road the inevitably large buildings that may result. The and storage uses that are often not suitable to needs could retain and create growth system; Council will encourage owners to celebrate the be in Strategic Industrial Locations. Brent Council opportunities for employment in the district. For success of their companies through the expressive wishes to protect some uses which provide a the purposes of this document it is anticipated ≥≥ Well designed and integrated forecourts and nature of their premises. significant number of jobs. that, dependent upon use, an average scale of fringe spaces that are well maintained and three storeys could be the most appropriate. used by the people who work in the district; Safety and Security

≥≥ The role of the 1923 Exhibition in the The careful arrangement of functions within establishment of the area could form a theme large industrial buildings can provide a safer to art works, thus giving the area grounding environment for pedestrians and cyclists. in history; It is recommended that office spaces and administration functions are located at the front of ≥≥ The introduction of a palette of street buildings next to pedestrian and cycle routes. furniture, using a common design theme, will create an integrated sense of place and image in the public realm.

Indicative Land Use Spread 184 185 06 implementation & delivery

Implementaion Delivery the Infrastructure Delivery Design Quality Monitoring & Review 6.1 Existing Implementation

Timetable and Staged Implementation

The timescale for the completion of the Wembley quality in the area. The notional sequence of Vision is likely to be in excess of 20 years. Careful development, which is set out below, represents consideration has been made of the possible an indicative timeline for the implementation phasing of development to establish how of projects on the ground. It is designed to development of the area can be facilitated to illustrate a logical phasing of buildings that could enable parcels of land to deliver the necessary enable distinctive places to be created with the infrastructure at any given time. right level of infrastructure to address the needs of the new development. The illustrations set Given the projected timescales, it is recognised out below are designed to indicate a general that a range of factors will influence the phasing pattern of development. The geographical of development. Brent Council has produced an sequence of development is not designed to be Infrastructure and Investment Framework (IIF) overly prescriptive and the council will assist the that will be regularly updated in response to development of all suitable sites, providing the changing market conditions and other external necessary infrastructure can be met. factors. This is not included in the masterplan, but will be designed to facilitate and build upon the There is a fine balance between securing core objectives set out in this document. It will infrastructure to cope with demand created establish key development triggers for a range by new development and the necessity to of infrastructure requirements and will consider secure infrastructure early on to enable future a number of scenarios in relation to the mix of development. There are clear cost implications housing, other uses and infrastructure. It will take associated with the two approaches because into account how the development of different funding streams will need to be secured parcels of land may be programmed so that if infrastructure is to be provided prior to infrastructure either leads, follows, or is delivered development. The council will need to consider just in time to meet the needs arising from new the likely phasing of development to bring housing, retail or other development. forward infrastructure at the appropriate time. On large scale developments, Section 106 There are a number of projects that could be contributions will be triggered by phased delivery delivered at an early stage of development, with of development. Securing commitments to the potential to build investor and community Section 106 funding from private developers can confidence and set the benchmark for design also unlock access to other sources of funding.

188 189 PHASE 1 – Quintain Stage 1, Olympic Way Gateway & Empire Way fringe Indicative Phasing Plan The Quintain Stage 1 development and the town Transport infrastructure improvements that may centre link sites will provide the driving force for become necessary during this phase include: the regeneration of the area. It is envisaged that the new retail and entertainment facilities that will ≥≥ The removal of the Pedway and its be developed as part of the Quintain proposals replacement with a suitable alternative will dramatically enhance the urban landscape solution; and stimulate further investment on the High Road and throughout the masterplan area. The ≥≥ The re-connection of North End Road to new Civic Centre will complete the Boulevard enable ease of movement on event days; and effectively enclose Arena Square, creating a hub of activity and a clear definition of the new ≥≥ Increased capacity on Fulton Road, particularly urban quarter. The development of the Empire at the junction with Empire Way; Way fringe and gateway sites at the north end of Olympic Way will establish a sensitive interface ≥≥ Increased bus penetration into the east of the between the new and existing buildings and area; establish a series of high quality entrance points into the area. ≥≥ New and enhanced pedestrian and cycle routes; The first stages of development in the North East and First Way Districts may be underway during ≥≥ The first section of the new road between First this period. The assumption that these sites may Way and Second Way. come forward first is based on their strategic locations in relation to other developments and Public realm enhancements at this stage may their potential to stimulate interest and further include: investment. ≥≥ Significant landscape enhancements on It is vital to secure the highest possible quality Empire Way, Engineers Way & the north end of architecture and public realm design for of Olympic Way. this phase of development. The quality of the buildings in Phase 1 will send out a clear message ≥≥ Initial development adjacent to the to developers of the intentions of the council and Wealdstone Brook to drive the creation the aspirations for future development. of a new accessible route with significant landscape enhancements and partial Phase 1 of the regeneration could contain naturalisation of the waterway. the largest proportion of residential units and overall development floor space. The Quintain ≥≥ The first phase of the new park could Stage 1 development already has permission, also come forward at this stage of the with associated infrastructure agreed; however development as part of the landscape the scale of future development proposed will enhancements to Olympic Way directly necessitate a holistic and forward thinking adjacent to the intended new steps. approach to further infrastructure necessary to make Wembley a success long into the future as new phases come forward. 190 191 PHASE 2 – North West District, Olympic Way & First Way Indicative Phasing Plan

The next major element of the possible sequence ≥≥ The completion of a new street east of First includes the completion of the North West and Way will enable a degree of separation Olympic Way Districts. This would build upon between residential and less sensitive uses. the extension of the town centre shopping area northwards and create vital north-south ≥≥ Increased development in the First Way and pedestrian links and significantly enhanced Eastern Lands districts should be closely linked public realm. The development of the majority with the introduction of two-way movement of the First Way District will begin to establish a on the First Way/Fifth Way/Fourth Way transition in character between the mix of uses gyratory system. directly to the east of the stadium and industrial uses in the Eastern Lands District. Some initial ≥≥ Increased bus services throughout the area, development within the Eastern Lands District including Olympic Way and the Eastern Lands would be ideal to enable the relocation of District. employment uses currently situated in the First Way area. Significant public realm improvements ≥≥ The completion of the necessary car parking across the area would begin to alter the character arrangements as set out in Section 4.2. and perceptions of Wembley. Public realm enhancements at this stage may Transport infrastructure that may become include: necessary at this stage includes: ≥≥ High quality hard and soft landscaping on ≥≥ Following the re-connection of North End Olympic Way that progresses the concept set Road to Bridge Road/Wembley Park Drive in out in this document; Phase 1, the core objective to calm Engineers Way could be implemented. ≥≥ One new ‘London Square’ of at least 0.4 hectares within the North West District; ≥≥ The newly created shopping street and significantly enhanced Olympic Way would ≥≥ One new ‘London Square’ of at least 0.4 both intersect Fulton Road and could hectares within the First Way District; necessitate significant calming through shared surface treatments. ≥≥ Tree planting, soft landscaping and lighting The amount and character of new development at ≥≥ Health and community facilities commensurate throughout the street network; this stage is likely to trigger the requirement for: with the amount of residential development; ≥≥ Due to the increased levels of vehicular traffic, particularly in the busy North West ≥≥ Public art integrated with landscape design ≥≥ A two form entry primary school; ≥≥ District wide or clustered Combined Cooling District, the rationalisation of the junction of solutions. Heat and Power (CCHP); Wembley Park Drive and Empire Way could ≥≥ A new publicly accessible leisure pool 25 be undertaken as part of necessary junction metres long and 6 lanes wide; ≥≥ Potential expansion of a centralised waste improvements. system. ≥≥ Play space; Brent Council’s aspiration is to secure the ≥≥ Indoor and outdoor sports facilities (majority provision of Wembley Live! at this stage of the off-site); redevelopment. 192 193 PHASE 3 – Completion of Development Indicative Masterplan Block Layout The completion of the North East District would Public realm enhancements at this stage may enable the active enclosure of the new park include: and integration of the masterplan area with surrounding residential uses at Danes and Empire ≥≥ One new ‘London Square’ of at least 0.4 Courts. Development in the First Way District hectares within the North East District; would be enhanced by significant improvements to the built form, public realm and street network ≥≥ Tree planting, soft landscaping and lighting within the Eastern Lands District. Employment throughout the street network; uses currently located within the North East and First Way Districts could be relocated into higher ≥≥ Public art integrated with landscape design quality accommodation in the Eastern Lands at solutions; this stage. ≥≥ Partial naturalisation and access along the Transport infrastructure that could be required at Wealdstone Brook; this stage: ≥≥ Significant enhancements to the Brent River ≥≥ The rationalisation of First Way/Fulton Road/ Park. Albion Way; Other infrastructure requirements at this stage ≥≥ New pedestrian & cycle bridges across the could include: railway lines; ≥≥ A second two form entry primary school; ≥≥ Site wide cycling and walking routes and links to wider networks; ≥≥ Health and community facilities commensurate with the amount of residential development; ≥≥ North Circular Road management measures. ≥≥ District wide or clustered Combined Cooling Heat and Power;

≥≥ Potential expansion of a centralised waste system.

194 195 6.2 Delivering the Infrastructure

Key Priorities Funding Sources

Brent Council envisages a number of fundamental delivery. This will help deliver the masterplan It is envisaged that the majority of development infrastructure elements will be required in order objectives and set out the council’s expectations of will come forward through private developers to create a successful and sustainable community. developers, land owners and communities in the in a co-ordinated approach in line with the core These include: area. This masterplan document will be reviewed objectives of this document. The council will have and adjusted to reflect the Infrastructure and to achieve its wider economic, social, community ≥≥ A publicly accessible leisure pool; Investment Framework when the Core Strategy is and sustainability objectives mainly from that adopted and over time as priorities change. development and to use such funding creatively to ≥≥ A public park; attract other sources of funding. The Infrastructure and Investment Framework ≥≥ Up to 4 forms of entry primary education; contains: Main sources of funding could include:

≥≥ The re-connection of North End Road to ≥≥ A costed programme of infrastructure ≥≥ S106 funding through Standard Charge or by Bridge Road/Wembley Park Drive; requirements; direct developer provision;

≥≥ Pedestrian and cycle rail bridges; ≥≥ The council’s priorities for delivering ≥≥ Growth Area Funding or other Government infrastructure; programmes; ≥≥ District wide or clustered Combined Cooling Heat and Power. ≥≥ The Delivery Agents or partners that ≥≥ Brent Council’s Capital Programme; could assist in delivering the infrastructure Brent Council’s priorities will be confirmed in its objectives; ≥≥ including Transport Infrastructure and Investment Framework, for London; which will set out the broad level of infrastructure ≥≥ The powers the council will use to assist contributions needed to serve the development, delivery such as Compulsory Purchase Orders ≥≥ Other Agencies, e.g. Primary Care Trust, the delivery agent(s) and the timescale for (CPO). Lottery;

≥≥ Direct Government funding through education and other programmes.

196 197 Section 106 (S106) Strategy Transportation Utilities

Section 106 contribution is determined by the ≥≥ Play space/community space; ≥≥ Pedestrian and cycle bridges; All new development must fully consider water quantum and nature of proposed development. and wastewater infrastructure capacity both on Development quanta have been suggested for ≥≥ Up to four forms of entry primary education; ≥≥ Site wide cycling and walking routes and links and off the site in order to avoid any potential the masterplan as a whole but the council will to wider networks; problems for existing or new users. In some take into account viability and the achievement ≥≥ Secondary school provision either within the circumstances it may be necessary for developers of other planning objectives in determining masterplan area or nearby; ≥≥ Pedway replacement scheme; to fund studies to ascertain whether the proposed permissible levels of development. development will lead to overloading of existing ≥≥ Continued effective policing and provision of ≥≥ North End Road reconnection; water and sewerage infrastructure. Where there A range of infrastructure requirements is relevant policing facilities, including a Safer is a capacity problem and no improvements are envisaged as a result of comprehensive Neighbourhood Team Base and Front Counter; ≥≥ Parking Strategy and Travel Plans; programmed by the statutory undertaker, then redevelopment of the area. These currently the developer needs to contact the undertaker to include: ≥≥ Public conveniences. ≥≥ Re-organised junction at Wembley Park Drive; agree what improvements are required and how they will be funded prior to any occupation of the Social Infrastructure Sustainability ≥≥ New road through First Way District; development

≥≥ Public Parks; ≥≥ District wide or clustered Combined Cooling, ≥≥ Open up Third Way for public use; Compulsory Purchase Heat and Power; Orders ≥≥ Publicly accessible leisure pool and leisure ≥≥ Bus network enhancements; facilities; ≥≥ Demolition Protocol; Wider regeneration objectives may only be ≥≥ Bus priority and infrastructure improvements; achieved through intervention or land assembly. ≥≥ Provision of outdoor sports facilities (some ≥≥ Minimum 20 per cent site based renewables; Brent Council will consider using Compulsory off-site); ≥≥ Smarter travel initiatives (separate from Purchase powers if this is necessary to secure a ≥≥ Ensure appropriate recycling facilities are in parking strategy); high quality and sustainable development that ≥≥ Affordable housing; place; meets the objectives of the council, as set out in ≥≥ Traffic and public transport monitoring; the Adopted Unitary Development Plan. ≥≥ Affordable work space; ≥≥ Centralised waste system; ≥≥ Car clubs; ≥≥ Biodiversity measures including: partial ≥≥ Sustainable Urban Drainage Systems (SUDS); restoration and enhancement of the ≥≥ Cycle clubs. Wealdstone Brook, habitat creation, green and ≥≥ Considerate Constructors scheme; brown roofs; Others ≥≥ Local sustainable transport measures; ≥≥ Commitment to work with Brent in2 Work; ≥≥ Public art; ≥≥ Floodplain protection and enhancement. ≥≥ Wembley Live!;

≥≥ Relocation of waste facility.

198 199 Strategic Coordination Rigorous Design 6.3 Statements Brent Council will develop its strategic design aspirations by co-ordinating policy and ambition The council will require the submission of a Delivering with that of regional and national agencies, thorough Design and Access Statement explaining including CABE, GLA, EH, Design for London and the reasoning and philosophy behind a design other design focused organisations. Co-operation including considerations of materials and details. Design Quality with and between these agencies will help create a credible and realistic policy base, enabling Consultation Procedures certainty from which high quality design can be The council intends to continue to improve Local Planning Policy brought forward. Often it is the shock of change, rather than design quality in terms of the buildings and their the nature of change that causes problems settings, including the public realm. Set out below Brent Council has established a credible policy Design Champion in the delivery of good design. Brent Council are a number of tools which could be used at framework through the UDP 2004 but it is will encourage applicants to carry out detailed appropriate times to achieve improved design improving the management of design within the The council has an elected member who and comprehensive independent consultation quality. Planning process through carefully composed promotes good design as a principal consideration with local communities impacted by proposals. and structured planning policies, which will be throughout all of the council’s endeavours and Consultation will enable local residents to be Design Review Panel included in the Local Development Framework. activities. The Design Champion will expect involved in the process of design development. The emerging Core Strategy seeks to allow for the the highest quality design in all proposals for All major landowners and key stakeholders, To broaden the council’s approach to assessment use of CABE’s ‘Towards Excellence’ to assess the redevelopment. including the owner and/or operator of the of design proposals, a review panel has been quality of proposals. National Stadium, should be consulted on all established. This will ensure that the council Competitive Interviews & major developments. The Metropolitan Police is keeping up with broader standards and Supplementary Planning Competitions Authority should be consulted on any proposed comparators throughout London. The panel Guidance/Documents development consisting of over 100 residential will develop its role inviting post-completion Where possible the council will encourage the units, 5,000 m² of floor space or 100 car parking assessment and critique from which lessons can The council considers that the fundamental procurement of significant landmark or signature spaces. be learned. requirements described as part of its buildings through competition. This should ensure Supplementary Planning Guidance 17 ‘Design the highest standards of design and innovation. Brent Council will also carry out its statutory Submission of 3D Models Guide for New Development’ are essential The high quality architecture will set an example duties in consulting with the local community to ensure buildings demonstrate appropriate for others wishing to develop within Brent. before granting permissions. In order for the council to fully assess the consideration of their context and the impacts of the scale and massing of a proposed requirements of future occupiers. Approved Architects List Design for Living development, all major applications for development are encouraged to submit basic 3D A list of architects with experience and reputations High quality design is not just about aesthetics, models in appropriate CAD format. for providing high quality design schemes will be it must consider the needs of people, the quality developed. It will provide a professional resource of their lives and the environment in which they Design Codes for those wishing to develop within Brent and live, work and play. The assessment of design a database of practices from which invitees to must go further than the external appearance The design codes and principles set out in this competitions could be taken. of the building; it must consider the quality of document should be the primary guidance for the internal and external spaces to ensure that any application within the masterplan area Pre-application Advice they are adequate for the needs of all potential and proposals will be expected to fully justify occupants. departures. In order to expedite development proposals through the planning process and ensure the delivery of exemplar buildings, the council will offer pre-application advice through its Planning Service. 200 201 6.4 Monitoring & Review

This document has been compiled to achieve the aspirations of Brent Council, whilst allowing for a flexible approach. The likely timescale of development in this area could be decades into the future; this document will therefore be subject to rigorous monitoring and review in order to be responsive to changing conditions. This will largely be driven by annual reviews of the Infrastructure and Investment Framework.

202 203 07 CONTENT & USEFUL LINKS 7.1 CONTACTS

Luke Joyce Senior Urban Designer (Masterplan Compilation & Design Advice) 020 8937 5014 [email protected] 7.2

Mark Smith Team Manager: USEFUL Design & Regeneration (Masterplan Compilation & Design Advice) 020 8937 5267 LINKS [email protected]

Joyce Ip www.brent.gov.uk/wembley Wembley Project Manager www.brent.gov.uk/planning (Masterplan Consultation & Regeneration Projects) 020 8937 2274 [email protected]

Neil Mcclellan West Area Team Manager (Planning Applications) 020 8937 5243 [email protected]

Disclaimer David Glover West Area Team Deputy Manager The information contained in this masterplan (Planning Applications) is, as far as Brent Council is aware, correct but 020 8937 5344 developers should satisfy themselves about any [email protected] information contained within it. The council is not responsible for any loss arising from any error of information contained in the document. Potential Enquiries in writing should be purchasers and developers are advised to consult addressed to: the relevant Brent Council officers about their The Planning Service specific proposals before making any application Brent House for redevelopment within this area. The masterplan 349 High Road does not bind Brent Council to grant consent for Wembley any particular development within the area. HA9 6BZ

206 207 08 APPENDICES 8.1 8.2 appendix a appendix B

Accompanying Policy Checklist Documents/Evidence Base This appendix sets out some of the most PPG17 Planning for Open Space, Sport and A range of documents and studies conducted by important planning policies that must be Recreation independent external consultancies have informed considered as part of an application for PPG23 Planning and Pollution Control the creation of this document. They are not development within the masterplan area. This PPG24 Planning and Noise generally available to the public, however further list is not exhaustive but it is intended to provide details may be made available on request. These a starting point for developers and potential Regional Policy documents include: applicants. As every site has a range of different conditions and constraints there may be further The London Plan (February 2008) provides Strategic Flood Risk Assessment (SFRA) Level policy requirements not included in this list. strategic level guidance and is part of the 2: Wembley Masterplan Area (March 2009) development plan for Brent. The Wembley National Policy Masterplan is designed to conform to the Delivering Strategies – Wembley Masterplan requirements of the London Plan and has enough Transport Strategy Review (November 2008) This document has been produced in accordance flexibility built in to respond to future shifts in with all relevant national policy, which takes the policy direction. Any developer should be fully Brent Sustainable Energy Infrastructure- form of Planning Policy Statements (PPS) and aware of London Plan policies, particularly in Wembley Feasibility Study (September 2008) Planning Policy Guidance (PPG). The key policies respect of energy requirements, design and that are most relevant in the context of this accessible housing provision. Setting Strategic Direction – Transport document are: Strategy Key Component Study (February 2009) PPS1 Delivering Sustainable Development Planning and Climate Change – Optimising Capacity, Connection of North Supplement to PPS 1 End Road with Bridge Road (February 2009) PPS3 Housing PPS6 Planning for Town Centres Retail Needs and Capacity Study PPS9 Biodiversity and Geological Conservation PPS10 Planning for Sustainable Waste Management PPS12 Local Spatial Planning PPS22 Renewable Energy PPS25 Development and Flood Risk PPG4 Industrial, commercial development and small firms PPG13 Transport PPG15 Planning and the historic environment

210 211 Local Policy Other Key UPD Policies

Key Wembley Regeneration Area UPD Strategy Housing Tourism, Entertainment & the Arts Policies STR2 Prioritising locations and land uses to H2 Requirement for Affordable Housing TEA4 Public Art WEM1 Regeneration of Wembley achieve sustainable development H3 Proportion of Affordable Housing WEM2 Pedestrian route / promenade STR5 Reducing the need to travel Sought Community Facilities WEM3 Location of large scale retail, leisure and STR11 Protecting and enhancing the H4 A Key Worker Housing H9 Dwelling Mix entertainment uses environment H12 Residential Quality – Layout CF5 Community Facilities in Large Scale WEM4 Residential development within the STR14 Protecting and enhancing the Considerations Developments Wembley regeneration area environment H13 Residential Density CF6 School Places WEM8 Access to development – the National STR15 Protecting and enhancing the Stadium policy area environment Transport Supplementary Planning Guidance/ WEM11 Improved rail stations and pedestrian STR20 Meeting housing needs Documents (SPG/D) links STR27 Regenerating areas important to TRN1 Transport Assessment WEM17 Urban design quality – Wembley London as a whole TRN2 Public Transport Integration SPG04 Design Statements regeneration area STR29 Supporting town and local centres TRN3 Environmental Impact of Traffic SPG17 Design Guide for New Development WEM18 The public realm – Wembley STR38 Meeting community needs TRN4 Measures to make Transport Impact SPG19 Sustainable Design, Construction and regeneration area SH3A Major town centres and district centres Acceptable Pollution Control WEM19 Design of buildings along Olympic Way TRN10 Walkable Environments Appendix - New Planning Obligations (S106) SPD WEM20 Views of the Stadium Built Environment TRN2 Parking and Servicing Standards WEM21 River Brent corridor/water courses in Wembley BE1 Urban Design Statement Employment WEM29 Opportunity sites at the junction of BE2 Townscape: Local Context & Character Olympic Way and Engineers Way BE3 Urban Structure: Space & Movement EMP15 Location of B1 Business Development WEM32 Wembley Stadium station/South Way BE4 Access for Disabled People site BE5 Urban Clarity & Safety Town Centres and Shopping BE6 Public Realm: Landscape Design BE7 Public Realm: Streetscape SH1 Network of Town Centres BE9 Architectural quality SH2 Major Town Centres BE11 Intensive & Mixed-use Developments SH3 Major town centres and district centres BE12 Environmental Design Principles SH6 Non-Retail uses appropriate to Primary BE13 Areas of Low Townscape or Public Shopping Frontages Realm Quality SH7 Change of Use from Retail to Non-Retail BE15 Transport Corridors and Gateways SH10 Food and Drink (A3) Uses SH19 Rear Servicing Environmental Protection SH21 Shopfront Design SH22 Extension to Shops EP2 Noise and Vibration SH24 Private Forecourts

212 213 8.3 appendix C

Local Development Framework References Image Credits

Brent Council is bringing forward a Core Strategy There are a number of Site Specific Allocations BRE Digest 209: Site Layout Planning for Luke Joyce Development Plan Document (DPD) that will be at that lie within the masterplan area: Daylight and Sunlight Joyce Ip submission stage as this masterplan is adopted. (Building Research Establishment) Prafula Shah W4 Shubette House/Karma House/Apex Wembley National Stadium Limited The current Core Strategy policies that will be House, Olympic Way Guidance on Tall Buildings Quintain Estates and Development plc most relevant to this masterplan are: W5 Wembley Eastern Lands (English Heritage/CABE, 2007) St Modwen Properties W6 Amex House, North End Road, Design for Homes/Richard Mullane CP1 Spatial Development Strategy Wembley Manual for Streets David Millington Photography CP2 Population and Housing Growth (DFT & DCLG, 2007) Joe D Miles CP3 Commercial Regeneration The emerging Development Policies DPD sets out Graham Paul Smit CP4 North-West London Co-ordination a suite of policies for the assessment of planning West London Affordable Housing Nadia Attura Corridor CP5 Placemaking applications and should be considered as part of a Requirement 2006/08 Fritz Geller-Grimm CP6 Design and Density in Place Shaping planning application. (West London Housing Partnership) Tomaz Gregoric CP7 Wembley Growth Area Lucy Williams CP13 North Circular Road Regeneration Area alatac (Flickr) CP14 Public Transport Improvements E01 (Flickr) CP15 Infrastructure to Support Development telex4 (Flickr) CP16 Town Centres and the Sequential kevinthoule (Flickr) Approach to Development hddod (Flickr) CP17 Protecting and Enhancing the Suburban frankfarm (Flickr) Character of Brent naoyafujii (Flickr) CP18 Protection and Enhancement of Open numstead (Flickr) Space, Sports and Biodiversity Richard Lehoux (Flickr) CP19 Brent Strategic Climate Mitigation and Adaptation Measures DESIGN CreditS CP20 Strategic and Borough Employment Areas Graphic design by FridgeCreative.co.uk CP21 A Balanced Housing Stock CP23 Protection of Existing and Provision of New Community and Cultural facilities

214 215 8.4 WEMBLEY

appendix D Document Planning Supplementary

Documents that informed the masterplan

MASTERPLAN WM Building For Life (CABE, 2007) WEMBLEY

By Design – Urban Design in the Planning MASTERPLAN System: Towards Better Practice Supplementary Planning Document (DETR & CABE, 2000)

Creating Successful Masterplans (CABE, 2008)

Delivering Quality Places: Urban Design Compendium 2 (English Partnerships, 2007)

Paved with Gold - The real value of good street design (CABE, 2007)

Paving the Way - How we achieve clean, safe and attractive streets (ODPM & CABE, 2002)

Start with the Park (CABE Space, 2005)

Sustaining Success – Developing London’s Economy – Economic Development Strategy (London Development Agency)

Towards Excellence (CABE)

216 Adopted June 2009

Section 0 - Front Cover v7.indd 38 1/3/10 12:13:22 WEMBLEY WEMBLEY Supplementary Planning Document Planning Supplementary

MASTERPLAN WM WEMBLEY MASTERPLAN Supplementary Planning Document

Adopted June 2009

Section 0 - Front Cover v7.indd 38 1/3/10 12:13:22