Alperton masterplan Supplementary planning document B r e n t Contents

1.0 Foreword 3 ’S CORE 38

2.0 Executive Summary 4 8.0 Alperton’s Core: a cultural centre 40 8.1 Regeneration principles 42 3.0 A Vision for Alperton 6 8.2 A place to live: housing types 44 4.0 Achieving the Vision 8 9.0 Waterside neighbourhood: a new community 46 5.0 Change of use: supporting growth 10 9.1 Regeneration principles 48

ALPERTON TODAY 12 9.2 A place to live: housing types 50 6.0 Alperton today 14 10.1 Northfields: a new working suburb 52 6.1 Existing character 16 10.2 Regeneration principles 54 6.2 Getting around 18 MAKING IT HAPPEN 56 TRANSFORMING ALPERTON 20 11.1 Working with our partners 58 7.0 The Masterplan 22 11.3 Deliverability 60 7.1 A canal runs through it 24 11.5 Site development dependencies 62 7.2 New routes and streets 26 11.8 Delivering design quality 64 7.3 Destinations and places 28 12.0 Appendices 66 7.4 Reducing car use 34 7.5 Environmental Sustainability 36 3 Foreword

Alperton was originally identified as a growth area through the preparation of the core strategy in 2008, at this time the area was attracting a lot of developer interest and there was no specific planning policy in place to ensure that proposals met the council’s regeneration objectives for the area.

The economic downturn has meant that developments have taken longer to come forward in recent years and this has given the council the opportunity to reflect on what kind of development they would like to see in the growth area.

This document has been developed over two years from visions to adoption in close collaboration with many stakeholders including residents, businesses, landowners and council officers. The aim of this document is to transform Alperton in a way which benefits existing as well as new communities and which is environmentally and socially sustainable as well as being economically viable. 4 2.0 Executive Summary

Brent Council has identified the The ‘Vision for Alperton’ developed The Industrial Transition Zone will Whilst much of the industrial land in land adjoining the canal in Alperton with council partners, residents, provide modern business space for Alperton is of poor quality, there are as a growth area suitable for the businesses and landowners, forms the large and small operations. A road businesses which are doing well and construction of new homes to meet basis for this masterplan. The vision bridge link across the will employing local people. The council the UK wide demands of population describes a transformed Alperton as connect Northfields Industrial Estate intends to encourage proposals where growth and the shortage of housing. having three distinct character with the and affected businesses have been offered areas by virtue of use, scale and onwards to . an acceptable solution. This Supplementary Planning Document appearance, linked together by a (SPD) is part of the Brent Local A new urban structure is established Although the council’s property lively stretch of the Grand Union Development Framework and is supple- which suggests new streets and interests in the area are very limited, Canal. Each character area is mentary to the Brent Core Strategy 2010 connections, improving connectivity its role in delivery is to facilitate described in terms of its overall feel and the Site Specific Allocations 2011. The between the new and existing development and prioritise the and character, land use, building Alperton SPD was adopted by communities, and access to and across physical and social infrastructure height, street hierarchy, public realm, Executive in July 2011. The purpose of the canal. Destinations are identified needed to support new homes open space improvements and the masterplan is to set out in detail as a series of new public realm and and adapt to changing economic housing density, types and tenure. how the council will bring about the open space improvements. circumstances. transformation of this industrial area Alperton’s Core will be a lively A sustainable approach to transport The aim of this document is to into a new, mostly residential neighbour- centre for cultural activities, is set out which proposes fewer cars demonstrate how Alperton can be hood. It will provide clear guidance for community facilities and local and improved connections to public transformed through growth to developers, landowners and residents shopping. Development will be mixed transport. Energy efficient design and deliver homes, business space, jobs, about the scale of change which the use with a supply of modern business renewable energy are encouraged. services and infrastructure to support council would like to see happen. space for economic growth. a sustainable community. Viability studies have been carried As a growth area Alperton’s transfor- The Waterside Residential Neighbour- out to test which housing types and The Alperton Masterplan SPD mation sits within the council’s overall hood will predominantly be a place densities are feasible and deliverable was adopted as a Supplementary approach to growth: the delivery to live for families within a compact considering current and emerging Planning Document to the Councils of physical, social and economic environment defined by a network of market conditions. Local Development Framework regeneration by enabling new connected streets and public spaces. (LDF) Core Strategy at Executive on development in a defined location. Access to the canal for existing and 18 July 2011. This transformation is considered new residents will be introduced. within the context of the diverse population of Alperton and how it can support existing arts and cultural activities. 5

The strategic objectives of the SPD are to:

Social Environmental Economic • deliver a quality environment where people will want • develop a distinct urban character of buildings, streets • protect and enhance the viability and vitality of to live, work, shop, study and visit and spaces celebrating Alperton’s unique assets Road as a district centre

• provide new homes for families, couples and individuals • open up the canal and develop it as a place for • exploit Alperton’s proximity to the Park Royal recreation, respite, peace and transport Industrial Estate to generate more local jobs. • provide new social infrastructure (education and health facilities, community centres) to support growth. • provide new and improved open spaces for recreation. 6 3.0 A Vision for Alperton N

There are some great things But these great attractions do not happening in Alperton today. Ealing add up to an identifiable community. Road is one of ’s best Asian Ealing Road loses its unique character Alperton shopping areas and the stunning new as it approaches Alperton Station. Shri Sanatan Hindu Temple is now The streets are visibly run-down New public space complete. It has become an important and disadvantaged and the canal is around Alperton visitor destination. under-used. Station and Alperton Community School Hidden behind the housing and Our vision for Alperton is to transform industrial estates is Alperton’s this disjointed and run-down part great surprise – one of the most of London into a coherent and under-appreciated stretches of the attractive place to live, work, shop, . Running along study and visit. the canal is a network of small industrial estates, supporting a wide variety of businesses. Alperton Station and school

Middlesex House

Stopping for a coffee in a canal side cafe, you will join workers and residents enjoying their lunch break. Key 7 stonebridge

Built area Public space Public footpaths boundary and walks

Stonebridge Park Station

Diwali Festival on Ealing

Road, the biggest Retained Diwali Festival industrial outside of India heritage sites Existing footbridge

Ace Café

Improved public transport

Commercial uses for the canal

park royal Yo u will observe residents relaxing, socialising and playing alongside, and on, the canal.

A choice of routes lead you into , Ealing or . 8 4.0 Achieving the Vision Masterplan Study Area

The masterplan is a Supplementary Placemaking is a key driver in the Developments will include affordable Planning Document (SPD) part of the proposals set out in this document housing with a target of 50 per cent Brent Local Development Framework where major proposals in Alperton affordable housing (CP2), a balanced and is supplementary to the Brent should have regard for the needs of housing stock with a mix of unit sizes Core Strategy 2010 and the emerging the community and the need for according to the particular character Site Specific Allocations 2011. It is a infrastructure, both social and area (CP21). The 2009 BNP Paribas material consideration for the deter- physical, arising from development. study demonstrated that 50 per mination of planning applications for This approach is embedded within the cent affordable housing would development in the masterplan area. Core Strategy (CP5). be achievable under certain circumstances but ultimately this will Alperton has been identified as being All development proposals must depend on the viability of suitable for at least 1600 new homes deliver and contribute to forms of each scheme. (Core Strategy Policies CP2 and CP8) physical and social infrastructure, but the council owns very little of the either directly through development Residential development must land identified so cannot physically or through secured planning achieve Code for Sustainable Homes deliver the change on its own. obligations, including open space, Level 4. Commercial and community play space, towpath improvements floor space must achieve BREEAM This masterplan has been developed and forms of health and education. excellent (CP 19). to inform and influence developers in New development that provides the types of development the council The proposals in this document additional community facilities in would consider appropriate in provide one interpretation of how space that meets occupier’s needs, Alperton. This SPD can be used by development can come forward in and at rents that they can afford will developers to understand the key Alperton to achieve the character be supported. principles of the regeneration and to that is set out in the vision. New guide proposals and by the council to development must deliver the design encourage regeneration and assess and build quality required to create planning applications. the character described throughout this document. Where design and materials used are of the highest or exemplary standard, higher densities will be considered (CP6). 9

Key Growth area Additional Site specific Underground boundary study area allocations station

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Industrial land-use data show that there is This planned release has been considered and As well as enabling development through land use approximately 100 hectares of vacant industrial justified on the basis of the demand, supply and policy change and shaping development through land in the borough – over 20 years supply. Most quality of land and premises in the borough. planning policy the council will continue to take an of the industrial land in Alperton is very poor Additionally, the release requires new business active role to help facilitate delivery by: quality with derelict buildings sitting immediately space to be provided that can be properly • working with developers to achieve the best and adjacent to existing residential areas. The industrial integrated with existing and new homes with a most sustainable solution for each site neighbours generate noise, visual dust and odour, proportion at affordable rents. as well as significant transport problems. This land The Infrastructure and Investment Framework • supporting businesses that are affected is ripe for redevelopment. identifies specific forms of infrastructure required • maintaining strong partnerships with Much of the land that is being promoted for to support development within this growth housing associations development was protected for industrial use by area. This document provides a framework of planning policies. With the adoption of the Core infrastructure projects (e.g. streets, bridges, Strategy this has changed and now the land is school premises) that must be delivered with the • delivery improvement to Alperton’s social promoted for higher value, mixed-use development. growth that has been identified in this document. and physical infastructure as and when funding becomes available.

Abbey Manufacturing Estate Abbey Manufacturing Estate Park Royal 11

Northfields Industrial Estate remains protected for industrial use by the Mayor of London. The designates the land as a Strategic Industrial Location and the Core Strategy does not include the site within the Alperton Growth Area. This document does not introduce a revised policy position for the land.

Wharfside Estate Industrial buildings in Abbey Manufacturing Estate (now demolished) Wharfside Estate 12

Alperton today 13 14 6.0 Alperton today

Alperton’s location within Brent Alperton is situated in the south-west of Brent, set within the wider environs of Park Royal. Alperton consists of 1930s suburban residential streets, cul-de- sacs and industrial estates sitting side-by-side. Alperton has a number of assets: a 1.6km stretch of the Grand Union Canal, Ealing Road and the Shri Sanathan Hindu Temple, access to good public transport and it’s proximity to Park Royal, the North Circular Road and Heathrow. Wembley is the closest and most accessible major town centre.

Typical semi-detached housing in Mount Pleasant Grand Union Canal Shri Sanathan Hindu Temple 15

Alperton’s greatest assets and attractions are Open spaces in and around the area are either clearly under used and do not enable an of poor quality (Heather Park Drive, Alperton identifiable community to flourish. Ealing Road Recreation Ground) or not easily accessible from is constantly congested and the successful end of Ealing Road(One Tree Hill) and as a result they are the high street does not extend down to Alperton not well-used and have become hotspots for anti Station. The canal is cut off from many residents social behaviour. in existing communities, with one long standing footbridge from Mount Pleasant only now being supported by a new crossing connecting Atlip Road and Hazel Grove.

Shops on Ealing Road New footbridge at Atlip Road One Tree Hill 16 6.1 Existing character Existing landuse

Alperton is an area of contrasts; open The central character area probably has suburban residential streets abut the most distinctive urban form. It is densely developed industrial estates densely developed and intimate in scale. with building types ranging from large The streets are narrow and difficult to scale industrial sheds to mixed use navigate, which adds as well as detracts flatted development, late twentieth from the experience. The buildings century office blocks and traditional generally turn their backs on the canal, suburban terraces. The existing built thus missing out on the potential of this form in the growth area is more easily attractive waterside location. Housing understood by looking at the three stock in this area is typically two and distinct areas that each have their own three storeys and semi-detached. characteristics and common features. The eastern character area, Northfields The area at the western end of the Industrial Estate, is currently designated masterplan around Alperton Station as a Strategic Industrial Location by the and Ealing Road is characterised by GLA in the London Plan. The majority relatively large buildings arranged in of the site is vacant but historically has a fairly ad hoc manner. The principal been characterised by large low rise organising structures are all linear in industrial buildings. nature (Ealing Road, the canal and the railway arches), none of which are particularly well-defined by the buildings that surround them. Key Residential Industrial Transport Education Health Religious Retail/Commercial Retail/Commercial Allotments Parks/open space 17 out of town Local

Waterways Public houses Offices Community Playground Leisure/sports Post office Hotel Alperton station Stonebridge Park centres

N 18 6.2 Getting around Existing movement

Permeability through the masterplan The western end of the growth area, area is relatively poor at present, close to Alperton station, benefits partly because of the severance from good accessibility to bus services, created by the canal, rail line and the while most of the remaining sites busy Ealing Road. In addition, much are only served by the currently of the area is made up of derelict or infrequent number 224 which

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Alperton Lane 19

Key Major road Secondary road Local access road Pedestrian/ Heavily trafficked Underground Railway Cycle route area station tracks

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Transforming Alperton 21 22 7.0 The Masterplan

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Our vision is to establish three The industrial transition zone adjacent distinctive new neighbourhoods to Park Royal links the canal with a linked by a high quality and lively wider pedestrian and cycle network, stretch of canal, these are: through a new green corridor along the North Circular Road and Brent • Alperton’s core: a cultural centre River Park, providing a pleasant and • Waterside residential safe route through the area. neighbourhood The canal is one of Alperton’s unique assets and as such must be protected • Northfields Industrial Estate. from inappropriate development and must be preserved for the benefit, As you walk towards the canal from enjoyment, health and wellbeing of the cultural core of Alperton, you will Brent’s residents (CP18). encounter a series of green spaces, each with a different character, some Developments within the growth active centres for play and gathering area will pay into a canal fund for and others more tranquil spots for works on the towpath side as part quiet relaxation. of a cohesive strategy to improve planting, furniture, surface and Along the canal a new waterside lighting. Improved access to the residential neighbourhood will canal on the north side will be emerge with conveniently located supported by the council. The bridges across the canal, connecting council will also seek funding for communities either side with local specific projects including a lighting facilities, such as a doctor’s surgery, scheme at Manor Farm and Ealing library, learning centre, café, local Road canal bridges. jobs, and transport hubs. There is also an opportunity to use Northfield Industrial Estate as a site for moving freight by the canal This image provides a three dimensional interpretation (CP20). of how the vision for Alperton could be achieved and is for illustrative purposes only. 25 26 7.2 New routes and streets Movement framework

When Alperton is transformed, New and improved routes and streets pedestrians and cyclists will be able will be delivered by the individual to move freely and easily through development sites which they are the area. The creation of sections of spatially linked to; contributions new street, new and improved public towards wider public realm spaces and new footbridges will improvements will be commensurate improve connectivity across the with the scale of the development growth area, Ealing Road and (CP6). the canal. d a

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Key Strategic Public realm New routes New routes Bridges Existing roads Underground Destination Destination connection works (pedestrian) (vehicular) station -open space -retail or cultural

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The council recognises that in order A new two form entry primary school for the transformation of Alperton with nursery places for 3 year olds is to be a success, new developments needed in Alperton and the council must have regard for the needs of will investigate opportunities to fund the new and existing communities this. Also, nursery places for 0-2 year and the need for infrastructure, both olds are required though this is not a social and physical, to be delivered statutory obligation. alongside the new homes. This aim to The redevelopment of Alperton ensure a successful place is embedded Community School is a priority within the Core Strategy (CP5) including school expansion at secondary level. The council will Alperton will have excellent access investigate delivery vehicles to bring to health and education facilities, a forward this new school; the new new community centre and new and campus could include space for wider improved open spaces (CP8). This is community facilities. set out in the Brent Infrastructure and Investment Framework. A new health centre for doctors and dentists is required; this could be provided as a community campus around Alperton Community School and Alperton Station. Opportunities for space within developments for a health and fitness centre should be explored. 29 30

Open space and play The six existing principal open spaces will be improved in terms of quality of The Core Strategy supports the landscape, facilities and accessibility, delivery of new public open space and including play facilities and consistency improvements to the accessibility and and robustness of furniture and quality of existing public open spaces. lighting (CP18). New play areas, A series of new small open spaces including MUGAs for older children along the canal should be created in local open spaces must be delivered as part of development proposals to in line with the requirements of the provide public amenity and activity London Plan. exploiting the unique setting. Existing open spaces New doorstep play areas for the youngest children must be delivered in Alperton on site in line with the London Plan. • One Tree Hill There is also the potential to deliver larger new open spaces along the • Heather Park canal on certain development sites. • Alperton Recreation Ground For example a new public space at the former B&Q site has been secured by • Mount Pleasant green space planning permission. • Lyon Park School Playing Fields • Grand Union Canal 31 32

Destinations and places

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Key Destination Active frontages Green links Desired bridge Potential for water Possible locations Street frontage Pedestrian Gateway connection based intervention for new social initiative connections infrastructure

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Proposals must contribute to a With increased demand from The council has an aspiration to The proposals in the SPD have been sustainable transport strategy, including passengers living in the new homes, secure a new bus route going through designed so that, using the average improved public transport, car clubs, car bus route 224 will be improved in Alperton, linking Sainsbury’s in the parking ratios set out below, all new free developments, particularly around terms of frequency and capacity, west with Beresford Avenue and cars introduced to the area can be Alperton Station and the roll out and providing a regular connection to Stonebridge Park Station. accommodated within the growth subsidy of local controlled parking Wembley and Park Royal, and area boundary using a combination of Parking restraint measures are zones should be considered if it is in the connecting with both Alperton on and off street parking. proposed across the masterplan area, interest of existing residents. and Stonebridge Park stations. with fewer spaces provided for cars Additional bus stops are to be Legibility and connection is in locations more accessible by public provided, particularly along Mount fundamental to the success of transport. To complement this, the roll Pleasant and Beresford Avenue. the masterplan SPD which has out of car clubs will provide residents specific proposals for new connec- with access to cars at affordable rates tions, improved linkages to Alperton as and when they need them, but and Stonebridge Park stations, local reducing the overall number of cars shops and services and an improved on the roads. Charging points for bus service. Together, these measures electric cars will be required for new will encourage people to walk, use developments. bicycles and public transport.

Table 1 – Average parking ratios for the respective character areas

Alperton’s Core 0.4 spaces per unit

The Waterside Residential Neighbourhood 0.6 spaces per unit

The Industrial Transition Zone 0.65 spaces per unit 35

On street and off street parking Accordia, Cambridge On street and off street parking Feilden Clegg Bradley Studios South Kilburn, Brent Alison Brooks Architects Kilburn Streets for People scheme Maccreanor Lavington 36 7.5 Environmental Sustainability

The core strategy requires that all major All proposals will be expected to New development in Alperton Flood protection: housing proposals in Alperton are built incorporate the following principles will need to be built to cope with to Code for Sustainable Homes Level 4, of sustainable development: the adverse effects of climate • limit surface water run off to green and non-residential development change, including higher summer field run off rate so flood risk is not • use landform, layout, orientation, to BREEAM “Excellent”. Proposals temperature, increased risk of increased off-site massing and landscaping to reduce will be expected to comply with flooding, and reduced water energy demand • evaluate the use of sustainable Supplementary Planning Guidance availability and quality. Proposals urban drainage methods in the (SPPG19) Sustainable Design and should incorporate the following • connect to, or provide for future following order of preference: living Construction and score a minimum of adaptation measures: connection to decentralised energy roofs, basins and ponds, filter strips 50 percent on the Brent sustainability if feasible and swales, infiltration devices, checklist. The extensive southern aspect Preventing overheating: permeable surfaces and tanked of development sites offers potential • provide multi-functional green systems. for passive solar design, while a tight spaces and green networks • shading and orientation of buildings urban grain, particularly within the • all flat roof space should be utilised Waterside Residential Neighbourhood • prioritise sustainable drainage • thermal mass to regulate for living roofs (or solar panels) will provide opportunities for shading systems temperature naturally where feasible through orientation of buildings. • provide space for recycling and composting • use of cool (light-coloured) Conserve water: or reflective materials • promote active travel with suitable • use of water efficient fixtures cycle parking, implement travel • natural ventilation and and fittings plans and provide a safe and active cooling attractive cycling and walking • rainwater harvesting for reuse in • provide cool and attractive outdoor environment. buildings and for irrigation areas, green roofs, street trees and living walls • grey water recycling

• sustainable drainage systems to collect and store water. 37

New development will place The proximity of the development Canal wildlife protection Enhancement measures pressure on existing utilities sites and the mix of uses within the and enhancement include: infrastructure such as water and SPD facilitate the introduction of a wastewater. The above measures decentralised network of Combined The Grand Union Canal is an • marginal vegetation planting will help to minimise this impact, Cooling, Heat and Power (CCHP) important resource for wildlife, in addition developers should systems, with the potential to and is designated Metropolitan • nesting rafts demonstrate that adequate capacity connect adjacent sites as development Importance for Nature Conservation. • install bird and bat bricks/boxes exists or upgrades to utilities proceeds. The presence of both Proposals affecting the canal should infrastructure will be required prior commercial and residential floor protect and enhance the canal habitat • create reedbeds and ponds to occupation of the development. space allows for heating and cooling and improve public access. Water to occur within respective buildings quality should be protected by • opportunities to provide soft and neighbouring uses at different preventing rainwater run-off entering planting along the towpath Reducing the carbon footprint of times of the day, maximising the the canal by using Sustainable Urban new development in Alperton should potential of heat recovery. PV Drainage systems (SUDs). • aquatic planting within the canal first be addressed by ensuring energy panels are a renewable technology efficient design and proposals will • green roofs and living walls compatible with CCHP. The feasibility Protection measures include: be encouraged to adopt best practice and delivery of such a system would building fabric performance standards. • protecting canal side trees • tree and hedgerow planting be contingent on the scale of development coming forward. • removing invasive plants including • plant bare walls with climbers Japanese Knotweed Contaminated land • wildflower planting • bats roost under many canal bridges Land contamination is likely to be and canal side structures – avoid • new public access to canal and an issue on many development sites artificial lighting on bat roosts, opening up public footpaths. in the Alperton growth area. entrance points and flight paths Appropriate site investigation and remediation measures will be • ensure development include required, with a preference for measures to manage run-off bio-remediation, soil vapour and water quality. extraction and soil washing methods, which are preferable to less sustainable dig and dump practices. 38

Alperton’s core 39 40 8.0 Alperton’s Core: a cultural centre

“Alperton’s local centre will be a lively, cosmopolitan destination catering for its culturally diverse population”

The canal acts as a spine connecting a This new flexible space will be capable New and improved business premises network of open spaces that extend of being closed to traffic for markets will help further raise the aspirations from the cultural core of Alperton at and festivals. It will also provide a of the existing business community Ealing Road through a waterside navigable and safe connection and attract new investment. The new residential neighbourhood and into between the Grand Union Canal development at this centre will be high an industrial transition zone next to and One Tree Hill. density and mixed use. Well designed the North Circular Road. tall buildings at the crossing of Eal- Alperton will be a lively, cosmopolitan ing Road and the canal will mark the Emerging out of Alperton Station a destination catering for its culturally entrance to this destination. new public space will be the start diverse population. The Shri Sanathan of a busy and energetic high street, Hindu Temple will reinforce the cultural The site adjacent to Alperton House, linking in a selection of shops, significance of the centre. Alperton is currently Jewsons builders yard is not restaurants and public transport a popular shopping destination within the growth area boundary facilities. Alperton Community specialising in Asian food, fashion and but the council recognises this sites School will be a local hub, providing music. The entrepreneurial spirit which potential for mixed use development, extended services to the wider exists will be nurtured and encouraged. residential, employment including community. Existing businesses will have room to managed workspace and potentially expand in appropriate accommodation. an area of public open space adjacent to the canal. 41 42 8.1 Regeneration principles

• Area defined by distinctive buildings Deliverable projects: 3. Tree Hill Open Space – Improved access 6. Junction improvements to Ealing up to 17 storeys in height in specific to One Tree Hill will encourage more Road at Bridgewater Road and locations, including a refurbished 1. Alperton Community School – people to use this large area of Mount Pleasant to be delivered House. The redevelopment of Alperton open space and increase natural as part of the redevelopment of Community School is a priority surveillance. The route into One Tree adjacent sites • High-density flatted development, for the council including school Hill from Bridgewater Road needs to 7. Lighting scheme at Manor Farm new housing is promoted for smaller expansion at secondary level. The be improved including providing better and Ealing Road canal bridges to households. council will investigate delivery lighting and signage. A new entrance improve the environment along the vehicles to bring forward this new to One Tree Hill is required from Ealing • A busy urban area with high quality canal school; the new campus could Road, potentially from Alperton commercial uses at an active street level include space for wider community Station Square. 8. Complete the connection from Atlip facilities. Road to Woodside End to improve • Enhancing viability and vitality of 4. A new public space at the former accessibility from the growth area Ealing Road as a national destination 2. Alperton Station Square – The council B&Q site to be delivered as part of to Alperton Station supports the delivery of a new public the redevelopment of this site. • Stimulate economic growth and open space outside Alperton Station 9. Sainsbury’s superstore – provide opportunities for both 5. New public realm in front of whose development could be linked requires greater legibility of businesses and the local community Alperton House to be delivered to the redevelopment of Alperton access including signage, a clear Community School. A major new as part of the redevelopment of • A coherent and less cluttered public pedestrian entrance from the canal public space on Ealing Road will this site. realm with attractive street furniture and a new crossing at Ealing Road. redefine the setting and role of • Promoting efficient movement in a Alperton Station, Alperton more pedestrian friendly place with Community School, Alperton better, simpler and more useable Bus Garage and One Tree Hill. connections.

• Public access to the canal will be provided with activity in new public spaces.

• Canal side buildings will exploit the proximity to the water benefiting from the increased sales value of buildings next to open water. 43

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Alperton’s core will be a busy New dwellings must meet the standards Property size (bedrooms) 1 2 3 4 urban area with high density of the Mayor’s Housing Design Guide development, and new housing is on dwelling sizes. Developers should Affordable Rented 15 45 40 0 promoted for smaller households, have regard to other standards within with a predominance of one and two the design guide, noting that not all are Intermediate 45 45 10 0 bedroom homes. However, at least mandatory. 40 percent of affordable rented Private 44 45 10 0 The table shows below is an indicative accommodation should preferably acceptable mix across tenures (percent) be three bedrooms and above in size.

North – South section: Alperton’s core Atlip Road Ealing Road Piccadilly Line Sunleigh Road estate Grand Union Canal Wharfeside Industrial

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Housing and mixed use type precedent Housing and mixed use type precedent Brewery Square, Gainsborough Studios, Hackney Grid Architects Munkenbeck + Marshall Plan showing section line Atlip Road Ealing Road Piccadilly Line Sunleigh Road estate Grand Union Canal Wharfeside Industrial

23.0 m 25.0 m44.0 m15.0 m 46 9.0 Waterside neighbourhood: a new community

“A new type of community which provides family homes in a compact modern environment”

Moving east along the canal a different A series of public and private open spaces The existing built form and physical Standards in existing planning policy neighbourhood emerges, quieter emerge with the new developments. location of this district offers the such as physical separation have been and more residential; a new type Open spaces along the canal will be the greatest opportunities to apply challenged and it is suggested that of community which provides location for new community facilities. innovative design to create a good quality residential amenity can family homes in a compact modern Existing open spaces will be improved neighbourhood with a very special still be achieved through the careful environment. New housing will to provide new recreation and sports and clearly distinguishable character. design, placement and orientation of activate the canal, taking advantage facilities. It is envisaged that mews and windows to prevent overlooking. of the views and special character that courtyard type of developments The council will only be persuaded The new residential neighbourhood will is generated. will be introduced, and other of this approach where designs and be made accessible by improvements to similar forms that entail relatively materials are of the highest quality. The scale of the new development public transport. Initiatives could include small front to front distances. will relate to the adjacent existing a more frequent local bus route joining Where new development interfaces neighbourhoods to the north and Alperton and Stonebridge stations and The concept for this area is to with existing residential areas great south, with taller buildings making a fast bus link to Wembley. Car clubs will create a new canal side community, care will be taken to protect the the transition into a different scale in be introduced to provide residents with whilst retaining and reinforcing privacy outlook and amenity of the Northfield Estate. The homes will an alternative to private car use. that which currently makes up the the existing residents of Alperton. set high standards of environmentally character of Alperton today. The sensitive design. proposed development seeks to achieve a unique identity for this new residential neighbourhood where streets and spaces are compact, urban and enclosed allowing housing targets to be achieved whilst maintaining a massing appropriate to the existing context. 47 48 9.1 Regeneration principles

• A permeable network of streets • A new connection between Atlip Deliverable projects: and spaces designed primarily for Road and Mount Pleasant via people. Woodside End. 10. A series of open spaces adjacent to the canal to be delivered as • Building heights mainly three • Better access to the canal part of the redevelopment of storeys to respect existing context individual sites. • New development should provide • Homes largely consisting of residential off street parking in line 11. Reconfiguration of Mount maisonettes and town houses with the stated average parking Pleasant/Beresford Avenue with doors on the street. ratios. junction – the redesign of the junction will create public space • Proposals more closely respecting • Limited and controlled public on-street on Mount Pleasant, to be secured SPG17 separation standards where it parking will be provided for visitors/ through development. interfaces with existing properties. servicing as part of integrated shared 12. Improvements to Mount surface treatments • Commercial activity within studios, Pleasant play area - Redesign workspaces and local shops. • Parking controls will be introduced of connection between Mount to prevent residents in new Pleasant and Stanley Avenue with developments from parking in improved boundary design. existing residential streets New play facilities. 13. Completing of connection from Woodside End to Mount Pleasant to improve accessibility from the growth area to Stonebridge Station. 49

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10 50 9.2 A place to live: housing types

The Waterside Residential New dwellings must meet the standards Property size (bedrooms) 1 2 3 4 Neighbourhood is promoted as of the Mayor’s Housing Design Guide on suitable for families, and as such dwelling sizes. Developers should have Affordable Rented 5 35 30 30 housing types should be focused regard to other standards within the |more towards larger units, including design guide, noting that not all Intermediate 40 40 20 0 townhouses and maisonettes. At least are mandatory. 60 percent of affordable rented Private 40 40 15 5 The table shows an indicative acceptable accommodation should be three mix across tenures (percent) bedrooms and above in size.

North – South section: Waterside neighbourhood New Mews oodside End Carlyon Road oodside Place oodside Close W W Mount Pleasant W Grand Union Canal

13.0 m 17.0 m 25.0 m 10.0 10.0 14.0 m 15.0 m 51

Housing type precedent Accordia, Cambridge Feilden Clegg Bradley Studios Housing type precedent Alison Brooks Architects, Maccreanor Lavington Peter Barbour Architects Plan showing section line New Mews oodside End Carlyon Road oodside Place oodside Close W W Mount Pleasant W Grand Union Canal

13.0 m 17.0 m 25.0 m 10.0 10.0 14.0 m 15.0 m 52 10.1 Northfields: a new working suburb

The Industrial Transition Zone A new access road to the North Circular comprises the Northfields Industrial Road will reduce existing conflicts Estate. This land is protected in the between residential and employment London Plan as a Strategic Industrial land and improve established business Location and this document does not links to Park Royal. Any new bridge and propose a deviation from this. junction works would be subject of a detailed transport study. There is a Development on the Northfield Estate long-term ambition for Stonebridge will provide new employment space Park Station to become a transport where local industry can be relocated interchange. and consolidated. New development in this area will provide a mix of All new development should be modern light industrial units, studios set back from the River Brent by and managed workspaces. a minimum of 8 metres and new development should show a There is also an opportunity to use commitment to naturalising, enhancing Northfield Industrial Estate as a and restoring the River Brent corridor or site for moving freight by the canal parts of the Brent River corridor and (CP20). a commitment to restoring natural Open spaces and cafes will provide floodplain and the provision of fluvial places where residents and businesses flood attenuation either in a designated can feel connected. The Ace Café will flood alleviation scheme of attenuation continue to be a significant landmark of flood waters on new open space. and social hub for the area. 53 54 10.2 Regeneration principles

• An industrial character in the Projects 17. Route to Stonebridge Park Station designs for new workspace. - significant public realm and 14. Vehicular Crossing to North security improvements are • Providing business relocation space Circular Road – To relieve Heather required to the space beneath to enable redevelopment of the Park Drive of industrial traffic. the viaduct including lighting adjacent growth area Will help to integrate Northfields and de-cluttering. with the fabric of Park Royal. • Major pedestrian route connecting 18. New pedestrian crossings across the waterside with the and 15. Footbridge at Beresford Avenue – Brent River - Will connect the Stonebridge Park Station beyond. Connecting the towpath with growth area with North Circular Northfields Industrial Estate Road bus routes. • Improved physical links to Park Royal with a direct link to Heather with a road bridge across the River Park open space. 19. Public realm improvements to Brent to the North Circular Road. Queensbury Road Strategic 16. Heather Park Drive open space – Industrial Location including • New public space at the ‘knuckle’ of Increased accessibility from signage, planting, lighting the canal, with a crossing across the Beresford Avenue, new furniture and landscaping to support water. and play space. the continuing function of the industrial estate and improve • Support for naturalising, enhancing the local environment. and restoring the Brent river corridor. 55

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Making it happen 57 58 11.1 Working with our partners

Much of the land in Alperton is within To facilitate change in Alperton, the The council will seek to maintain the private ownership, either by existing council will negotiate development links to the local community which businesses, property developers and proposals through the planning system have been established during the investors or housing associations, who and secure benefits such as affordable development of this SPD and will will deliver the new homes, commercial housing, community facilities and work with existing Alperton residents and community space. Discussions with public realm intervention. It will also and businesses during delivery stage landowners and developers have been continue to develop partnerships to eliminate concerns. Developers are held in relation to almost all of the land between delivery agencies to ensure encouraged to closely engage with within the growth area, reflecting local and regional players can existing communities including local a high degree of interest from the collectively use their influence and faith groups, Neighbourhood Watch development market. Indeed, some sites obligations to shape Alperton. Groups and Resident Associations on now benefit from planning permissions. the emerging proposals. The council’s role in implementation The council does have compulsory is one of leading, enabling and purchase powers and will consider facilitating change. The LDF Core using them to remove blockages to Strategy has released planning the transformation of Alperton to protection upon employment land deliver the vision. in Alperton, therefore establishing the principle of mixed use development. The preparation of the Vision for Alperton and this SPD has set a direction for what Alperton can become. 59 11.2 Business relocation

There is a clear message within this Part of the offer to release industrial Alternatively, the council will work with document, the run down dislocated land is for new mixed-use development business to explore opportunities to industrial estates of Alperton will be to include business space at affordable relocate elsewhere in the wider transformed into a coherent sustainable rents – some space has already been Alperton or Park Royal area. mixed-use community. Alperton has secured at the former B&Q superstore Interviews with existing businesses some of the worst quality industrial land and the Minavil House proposals and in the area indicate that there is in Brent. There are almost 100 hectares is a policy requirement elsewhere in an appetite for businesses to come of vacant land and buildings elsewhere the masterplan area. Developers together to purchase land and build in the borough, including approximately, are encouraged to negotiate with units at Northfields as part of the 60 hectares in Park Royal – this is over occupiers to include businesses within comprehensive redevelopment. It is 25 years’ supply of vacant land. new space that can sit comfortably likely that this will require subsidy as and sensitively alongside residential Although there are a small number of part of the development. development. successful and sustainable businesses in the masterplan area, the vast majority A supply of space could be delivered of the units accommodate car repair that includes a number of units at operations. Car repair, spaying and a range of sizes. Rents could be scrapping can be better located away ‘stair-cased’ or ‘pump primed’ so from established and growing residential that early years were more affordable areas. This situation requires a radical but could then increase as businesses transformation and will not be possible grow. Units could be located around to achieve the objectives of the shared business administrative hubs masterplan while keeping some (such as meeting venues, reception, businesses in situ and redeveloping copying). land around them, while there is such a large supply of suitable land elsewhere in the borough. 60 11.3 Deliverability

An understanding of the deliverability This analysis suggests that the highest Using a development appraisal tool, Development sites and proposals and feasibility of the masterplan has value existing commercial uses appear the council understands development within Alperton to date have a track informed and tested the formation to be in Alperton’s Core with a costs and sales values of what the SPD record of producing a high proportion of the design and commentary text. combination of office and retail uses. proposes. The conclusions are that of affordable housing. The definition of This has been a process of testing and However, the land is not fragmented high density flatted development c affordable housing has now changed refining. and can be delivered as developable ost significantly more to build than to be up to 80 percent of the local sites. Further east in the Waterside houses and maisonettes. Because rental market, but housing benefit has To understand the viability of future Residential Neighbourhood, existing use they are denser, they often require now been capped. developments, an analysis of land values are very low, but the ownership is physically more car parking spaces, ownership and exchange has been Additionally, the level of grant funding more fractured which may lead to costs often in basements. They also take completed across the area to form an available to deliver affordable housing relating to assembly. At the Industrial longer to build and therefore longer appreciation of existing use values, is now lower than it was. The council Transition Zone, values are considered to sell. Clearly, approximately 1,600 exchange of land and prices paid and will continue to expect affordable to be low, and the land is already homes will not be built simultaneously any premiums to assemble land from housing to be delivered and the policy assembled, but there may be costs or even within the same development fractured ownerships. requirement of the Core Strategy stands. related to addressing physical, utilities cycle. It may be that some sites may not Proposals will continue to be considered and access constraints. come forward without appreciation on a case by case basis using the GLA within the housing market. Affordable Housing Toolkit, Three The core strategy requires 50 percent Dragons or other appropriate tools. affordable housing across the borough, supported by a 2009 Affordable Housing delivery study prepared by BNP Paribas. The appraisal of the SPD has tested proportions of affordable housing to understand the impact on scheme viability. 61 11.4 Funding sources

It is envisaged that the majority of Main sources of Section 106 (S106) development will come forward funding could include: and CIL Strategy Utilities through private developers in a co-ordinated approach in line with the • S106 / CIL contributions or direct Section 106 contribution is determined All new development must fully core objectives of this document. The developer provision; by the nature of proposed development. consider water and wastewater council will have to achieve its wider Development quanta have been infrastructure capacity both on economic, social, community and • Growth Area Funding or other suggested for the masterplan as a and off the site in order to avoid sustainability objectives mainly from Government programmes; whole but the council will take into any potential problems for existing that development and to use such account viability and the achievement or new users. In some circumstances • Brent Council’s Capital Programme; funding creatively to attract other of other planning objectives in it may be necessary for developers sources of funding. •  Authority including determining permissible levels of to fund studies to ascertain whether Transport for London; development. A range of infrastructure the proposed development will lead requirements is envisaged as a result to overloading of existing water • Other Agencies, e.g. Lottery; of comprehensive redevelopment of and sewerage infrastructure. Where the area. there is a capacity problem and no • Direct government funding through improvements are programmed by The main infrastructure requirements education and other programmes; the statutory agency, then the required as a result of new housing developer needs to contact the • New Homes Bonus. and other development is set out in undertaker to agree what improvements the council’s core strategy (CP8). The are required and how they will be SPD sets out in more detail where funded prior to any occupation of requirements such as open space may the development be located. It is the council’s intention to replace S106 planning obligations largely by implementation of the Community Infrastructure Levy (CIL) although the local infrastructure requirements such as bus contributions would still be sought in S106 planning obligations. 62 11.5 Site development dependencies

The masterplan does not include a Development Site Infrastructure dependency Additional interventions phasing plan since the land is almost exclusively within private control. Public realm and pedestrian However the nature of the masterplan crossing at Ealing Road requires an understanding of Alperton House, Bridgewater Road Connection from Ealing Road Basin or shallow basin dependencies related to specific to canal offside edge sites, where ownerships and Canal offside edge improvements development sites sit adjacent to Improved access to the each other and street connections canalside towpath Middlesex House, Ealing Road Commercial space transcend boundaries. The following Boundary treatment to table considers physical infrastructure canalside towpath and Ealing Road items that require delivery before or as Ealing Road widening and sites come forward. alignment works Minavil House, Ealing Road Commercial space Introduction of access to canal offside from Ealing Road Public space Access from canalside towpath to Ealing Road Community/commercial space Former B&Q superstore, Ealing Road Canalside towpath improvements Boundary treatment to Ealing Road Pedestrian crossing at Ealing Road to connect with Northwick Road Alperton Station Square public space and public realm interventions Atlip Road, off Ealing Road Connection to new street delivered to the south as part of the Mount Anvil proposals Community/commercial space Connection of Atlip Road to Woodside Access to the canal alongside/ End Sunleigh Road, off Mount Pleasant between edge development Public space Corresponding towpath canalside Canal offside edge improvements improvements 63

Development Site Infrastructure dependency Additional interventions Connection of Woodside End to Mount Pleasant Connection of Woodside Community/commercial space Place to Woodside Close via Access to the canal alongside/ Woodside Avenue, introduction of new internal between edge development off Mount Pleasant street network Corresponding towpath canalside Public space improvements Integration of triangle site between Woodside Place and Woodside Close Canal offside edge improvements Connection of Woodside End to Mount Pleasant Community/commercial space Public space Access to the canal alongside/ Improved crossing access from offside Mount Pleasant, Beresford Avenue between edge development to towpath side Corresponding towpath canalside Junction realignment between Mount improvements Pleasant and Beresford Avenue Canal offside edge improvements Major new vehicular connection to the North Circular Road Footbridge from Beresford Avenue to towpath providing access across to Heather Park Drive open space Public realm strategy for Abbeydale Northfields, Beresford Avenue Public realm at Beresford Avenue industrial estate crossing to Heather Improved pedestrian route to Stonebridge Park rail station Park Drive open space 64 11.8 Delivering design quality

The council intends to continue to Submission of 3D models Local Planning Policy Strategic Coordination improve design quality in terms of the buildings and their settings, In order for the council to fully assess Brent Council has established a Brent Council will develop its strategic including the public realm. Set out the impacts of the scale and massing credible policy framework through design aspirations by co-ordinating below are a number of tools which of a proposed development, all major the UDP 2004 but it is improving the policy and ambition with that of could be used at appropriate times applications for development are management of design within the regional and national agencies, to achieve improved design quality. encouraged to submit basic 3D Planning process through carefully including, GLA, EH, Design for models in appropriate CAD format. composed and structured planning London and other design focused Design Review Panel policies, which will be included in the organisations. Co-operation with Design Principles Local Development Framework. and between these agencies will To broaden the council’s approach to help create a credible and realistic assessment of design proposals, a The design principles set out in this Supplementary Planning policy base, enabling certainty from document should be the primary review panel has been established. Guidance/Documents which high quality design can be This will ensure that the council is guidance for any application within brought forward. keeping up with broader standards the masterplan area and proposals will The council considers that the and comparators throughout London. be expected to fully justify departures. fundamental requirements described The panel will develop its role as part of its SPG 17 ‘Design Guide inviting post-completion assessment for New Development’ are essential and critique from which lessons can to ensure buildings demonstrate be learned. appropriate consideration of their context and the requirements of future occupiers. 65

Design Champion Approved Architect’s List Consultation Procedures Design for Living The council has an elected member A list of architects with experience and Often it is the shock of change, rather High quality design is not just about who promotes good design as a reputations for providing high quality than the nature of change that causes aesthetics, it must consider the needs principal consideration throughout design schemes will be developed. It problems in the delivery of good design. of people, the quality of their lives all of the council’s endeavours and will provide a professional resource for Brent Council will encourage applicants and the environment in which they activities. The design champion will those wishing to develop within Brent to carry out detailed and comprehensive live, work and play. The assessment expect the highest quality design in and a database of practices from which independent consultation with local of design must go further than the all proposals for redevelopment. invitees to competitions could be taken. communities impacted by proposals. external appearance of the building; Consultation will enable local residents it must consider the quality of the Competitive Interviews Pre-application Advice to be involved in the process of design internal and external spaces to ensure and Competitions development. All major landowners and that they are adequate for the needs In order to expedite development key stakeholders should be consulted of all potential occupants. Where possible the council will proposals through the planning process on all major developments. The encourage the procurement of and ensure the delivery of exemplar Authority should significant landmark or signature buildings, the council will offer pre- be consulted on any proposed buildings through competition. application advice through its development consisting of over 50 This should ensure the highest planning service. residential units, 2,500 m² of floor space standards of design and innovation. or 50 car parking spaces. Brent Council The high quality architecture will set Rigorous Design Statements will also carry out its statutory duties an example for others wishing to in consulting with the local community The council will require the submission of develop within Brent. before granting permissions. a thorough Design and Access Statement explaining the reasoning and philosophy behind a design including considerations of materials and details. 66 Appendix 1 Appendix 2

Masterplan process Policy References Disclaimer Alperton was initially identified for Since autumn 2009 the document Brent Local Development Framework: The information contained within this growth in 2005 through the preparation has been developed in house by Brent Core Strategy (adopted 2010). masterplan is, as far as Brent Council of the Core Strategy which was formally Council with the support of CABE, is aware, correct. However, developers adopted as planning policy by the the GLA, British Waterways and Brent Local Development Framework: should satisfy themselves about any council in July 2010. Sustainability consultants MVA Transport. draft Site Specific Allocations information contained within it. The Appraisal of growth and development (Examination in Public 2010). council is not responsible for any loss Statutory consultation on the Draft in Alperton has been provided by the arising from any error of information Master Plan was carried out in early Brent Supplementary Planning appraisal of the Core Strategy and contained in the document. Potential 2011 and the final draft approved at Document: Planning Obligations Site Specific Allocations Development purchasers and developers are advised Executive in July 2011. (2008). Plan Documents. to consult the relevant Brent Council officers about their specific proposals Masterplan preparation began with Brent Supplementary Planning before making any application for a visioning exercise in the summer of Guidance 17: Design guide for New redevelopment within this area. The 2009. The importance of a robust vision Development (200#). masterplan does not bind Brent Council document was established at the outset Mayor of London: London Plan ( to grant consent for any particular to set an ambitious aspiration and consolidated with alterations 2008). development within the area. harness support from stakeholders. The vision was drafted through informal Mayor of London Park Royal but extensive consultation with local Opportunity Area Planning businesses, residents (through community Framework (2010). leaders and interviews in the street), school children and shoppers as well Brent Affordable Housing Viability as organisations such as British Waterways, Study 2009 the Greater London Authority and Trans- port for London. Consultants Fluid worked Brent Employment Land Study 2009 with Brent Council during this stage. The Brent Placemaking Guide – Final Draft 2010 67 68

Published by Brent Council Regeneration and Major Projects Unit, adopted July 11.

Designed by Brent Council Design Unit. B r e n t 12.11BDU6557