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122Wembley Area Action Plan - Proposed Submission Version13 Comprehensive Development AreaThe site is in flood zones 1 and 2. Allproposed development will require a detailedFlood Risk Assessment (FRA), in accordancewith Section 6.7 of the Brent Borough SFRA.The ‘sequential approach’ at site level shouldbe applied to steer more vulnerabledevelopment such as residential, studentaccommodation, hotels, and certain communityuses towards areas of lowest risk within thesite; north west area and southern edge.Density should be varied to reduce the numberof vulnerable units in high risk areas. Furthersite-specific details are set out in thesequential test assessment for the WAAP.Indicative Development Capacity - 50 unitsJustification13.37 The site offers substantial developmentpotential albeit in the longer term. The WembleyMasterplan suggests that there are a number ofmixed use options where creative office and otheraccommodation can be combined with educationaland commercial accommodation at lower levelswith residential development in upper storeys.Proposals should maximise opportunities fordevelopment that would benefit from a town centrelocation with excellent public transport access andthe close proximity to bus, rail and undergroundtransport interchanges.Arena House and Crescent HouseContext13.38 Arena House is located on the northernside of North End Road and is currently used bythe College of North West London. It is a formeroffice block converted to educational use in 1994.The site is close to Wembley Park station andtherefore has good public transport links. The siteis set back from Bridge Road on the western side,is bordered by the Metropolitan and Jubilee Linesto the rear and the new student accommodationblock to the east. It is within both the designatedGrowth Area and the town centre.13.39 Crescent House is currently vacant as theCollege has consolidated in nearby Arena House.The intention of the College now is to reoccupy thebuilding without redevelopment and to vacate ArenaHouse. Should redevelopment proposals comeforward then account needs to be taken of FloodRisk Zone 2 across most of the site and theopportunity that may be presented tosemi-naturalise, and provide better access to, theWealdstone Brook which runs through the site ina concrete channel.Planning History13.40 Crescent House has detailed planningpermission (LPA ref: 08/2672) granted in 2009 forthe erection of an 8 and 9 storey educationalfacility. There is no relevant recent planning historyfor Arena House.Site W 14Arena House and Crescent House(Arena House - 0.29 hectares and CrescentHouse - 0.37 hectares)This site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.At least one of the buildings should be retainedin educational use.On redevelopment or conversion of eitherbuilding appropriate uses include offices,education, student housing or hotel, providingactive frontages on the ground floor.Arena House is a suitable location for a tallbuilding subject to preserving views ofWembley Stadium from Barnhill. A small areaof land on North End Road and Bridge Roadis required, as shown on the Proposals Mapand Appendix C, to allow North End Road tobe re-opened. Any new development shouldcreate a main entrance on Bridge Road.The site is in flood zones 1-3. All proposeddevelopment will require a detailed Flood RiskAssessment (FRA), in accordance with Section6.7 of the Brent Borough SFRA. While thecouncil considers that developing the siteprovides wider sustainability benefits to thecommunity that outweigh flood risk, a
Wembley Area Action Plan - Proposed Submission Version123Comprehensive Development Area 13‘sequential approach’ at site level should beapplied to steer more vulnerable developmentsuch as education, student accommodationand hotels uses towards areas of lowest riskwithin the site; to the western area. None ofthe proposed uses are compatible with floodzone 3b. Density should be varied to reducethe number of vulnerable units in high riskareas. A minimum 8 metres buffer zone mustbe provided for the waterway and developmentshould contribute to the re-naturalisation ofWealdstone Brook. Further site-specific detailsare set out in the sequential test assessmentfor the WAAP. Any redevelopment of CrescentHouse should have regard to flood risk andflood risk assessment will be required.Opportunities to semi-naturalise the Brook andprovide for public access will be sought onredevelopment of the site.Justification13.41 Because of the noise generated by therailway and station, and the limited residentialamenity, long term residential development ofArena House is not will only be consideredappropriate on the site if it meets outdoor amenityspace requirements and provides sufficient noiseand vibration attenuation against the railway line.Potential heights set out in the Wembley Masterplanneed to be considered in the light of protection oflocal stadium views. The North End Roadconnection is justified by the scale of developmentin the regeneration area and is a priority for fundingfrom existing and new planning obligations/CIL.13.42 Opportunities to enhance the brook bygiving it a more natural appearance and improvingtree cover should be taken. Providing public accessalongside the brook will enhance open spaceprovision locally as well.NORTH EAST OLYMPIC WAY13.43 The area includes a number of sites / landparcels which vary in terms of their potential forredevelopment. The most advanced is the formerShubette House site where a major scheme for a225 bed hotel and 158 residential units is nowunder construction. South of this, Olympic House(0.28ha) is a recently refurbished 1980's officebuilding with a large undeveloped space to thesouth whilst to the east there is Apex House(0.14ha), an industrial premises in multipleoccupation by businesses, Karma house (0.17ha)which is currently occupied for business use buthas planning consent for major redevelopment andto the north, at 1 Olympic Way, is the OlympicOffice Centre (0.68ha) which is considered unlikelyto come forward for redevelopment in the short tomedium term.13.44 The council is keen to retain office floorspace, particularly on the well-located northern partof this area in order to maintain importantemployment generating floor space in a veryaccessible location. The council is also looking tosupport employment generating and active usesfor the east side of Olympic Way, limiting retail usesso that there is not a distraction from the new mainshopping street on the west side of Olympic Way.There should also be active uses on to EngineersWay and Albion Way.Apex House & Karma HouseContext13.45 These two adjoining industrial buildingsare to the east of the former Shubette House siteand face onto Albion Way. They are close toWembley Park station and therefore they canbenefit from higher densities enabled by very goodpublic transport access. The site is within theWembley Growth Area.Planning History13.46 Karma House has an unimplementedpermission for a 120 bed hotel and 108 roomapart-hotel (LPA ref: 05/0626).Site W 15Apex House & Karma House(0.3 hectares)This site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.
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