This latest application going to Planning Committee on May 9th is at the corner of Fulton Road and Albion Way, replacing Apex House and Albion House.
As with the 'Twin Towers' planners suggest that 'good design' makes up for the height the new Apex House, at 28 storeys two storeys higher than the tallest of the Twin Towers.
The new argument for this building and the replacement for Mahatma Gandhi House is that they fit in with the cluster of tall buildings around the stadium'
Apex House will be more private student accommodation with 558 rooms sleeping 580 students.
The lack of daylight is excused on the basis that their stay will be only temporary and 'consequently the impact of the proposal on the occupants of the building is considered to be acceptable.
The planners say LINK
The subject site is located within an area where tall buildings have been developed, and the proposal would add to the cluster effect of these tall buildings. Notwithstanding this, the site is relatively small and the proposed building height is taller than the surrounding context. The massing of the building, with a tower element and two plinths is supported as it ensures the building relates well to the surrounding context. The two plinths relate directly to the adjacent development and help to create an urban block. The materials have been chosen to reflect and compliment those on the surrounding buildings whilst the mass is concentrated at the corner of Fulton Road and Albion Way, terminating key views along Fulton Road.
The buildings are close to the existing Danes Court flats which are situated in gardens close to the railway line. They are beginning to be dwarfed by Quintain's redevelopment of the Wembley Stadium area.
Just down the High Road from the Twin Towers, close to Wembley Stadium station, plans have been submitted for Mahatma Gandhi House, the former Brent Council housing offices.
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| The building that will replace Mahatma Gandhi House |
By comparison to Apex House, this is a dinky 21 storeys high and has received objections similar to those for the Twin Towers. A mixture of requested planning changes and viability assessments has chased the affordable housing element in the development down to 20.2% LINK
The applicant has now offered to provide 20.2% affordable housing (25 affordable rented and 15 shared ownership units) on a 63:37 tenure split on the site (accounting for 40 units) and this is the final proposal presented to Planning Committee. BPS have confirmed the revised FVA and sensitivity analysis supports this proposal. Officers recommend that this represents the maximum amount of affordable housing the scheme can reasonably and viable deliver, at a broadly policy compliant affordable housing tenure ratio, and I (sic) therefore supported subject to an appropriate s106 financial review mechanism to be triggered post implementation of the scheme, such that a contribution towards offsite affordable housing provision is made should market conditions and viability improve
Objections are similar to those raised in the case of the 'Twin Towers':
The proposed development will be very high indeed and will be visible from Dennis Avenue, proving that the proposed development is very tall, and not in keep with the other buildings in the area (21-storeys is too tall for the area but 11-storeys is acceptable and in keep with local surroundings)
There are already a number of new recent developments, and new proposed ones which are planning in 'dwarfing' the current area and making it congested and claustrophobic.
Privacy from bathroom window will be highly compromised as this will be in the line of view to the proposed development.
Infrastructure around the area cannot cope - roads are already very busy and roads are suffering with large potholes.
Proposed 202 residential units is far too much, coupled with new proposed developments in the area will have a massive affect on the already busting point of the local hospitals, schools and emergency services.
Query whether our rainwater and sewage systems cope with such large proposed developments
The area is already over developed and more pending with other developments such are SW Lands, Brent House, Cottrell House etc. Where will the residents park - Mostyn, Dennis and Linden Avenues are already full, and feel that a knock-on effect will leave the proposed development residents parking in the above roads.
Traffic - there is already a major traffic issue in the area, and Wembley Stadium and the surrounding area are now encouraging the public to bring cars into the area. Previously when the Stadium was being built, we as residents were told that there is only going to be limited parking available for Stadium and SSE Area visitors as we want them to come by public transport. This has gone out of the window.
Public buses are already clogging up the roads, and with more residents, there will be a need for more public transport leading to a complete standstill of traffic. Buses are also terminating at Wembley Hill road (at the end of Linden Avenue). For cars trying to come out of Linden Avenue and take either a left or right turn at the junction is asking for a death wish as you cannot see past the terminated buses and cars are coming very fast. This should not be a termination point for buses
There were comments in favour:
The plans will be good for the area
It will look nice
Better than what is currently there
Closer to shops
Creating jobs for young people
Better opportunities for young people
Add something interesting in this up and coming area
Good location - near stadium and the station
Brings revenue into the Borough
Tokyngton and Wembley Central ward councillors have submitted no comments and neither has Wembley Hill Residents Association.
The Planning Committee will be a busy one as it is also considering the school extension and housing that led to the demolition of the Stonebridge Adventure Playground. LINK
Meanwhile residents of Roe Green Village are continuing to battle Powerleague Lucuzade's development on the Kingsbury High School. They are at a loss to know why Wembley National Stadium, some distance from Roe Green, are statutory consultees for the planning application. Are the days of the temporary Powerleague pitches between the Stadium and Brent Civic Centre numbered?
A Planning Committee was cancelled last week, perhaps as a result of the disarray in the planning department following the loss of key staff LINK but there will be an additional Planning Committee a two days after this one on May 11th (no agenda available yet). This could signal an attempt to get things through before the Labour Group's May AGM when committeee personnel and Lead Member may change.
Meanwhile residents of Roe Green Village are continuing to battle Powerleague Lucuzade's development on the Kingsbury High School. They are at a loss to know why Wembley National Stadium, some distance from Roe Green, are statutory consultees for the planning application. Are the days of the temporary Powerleague pitches between the Stadium and Brent Civic Centre numbered?
A Planning Committee was cancelled last week, perhaps as a result of the disarray in the planning department following the loss of key staff LINK but there will be an additional Planning Committee a two days after this one on May 11th (no agenda available yet). This could signal an attempt to get things through before the Labour Group's May AGM when committeee personnel and Lead Member may change.