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134Wembley Area Action Plan - Proposed Submission Version15 Wembley Eastern LandsJustification15.4 This is an opportunity for a mixed usescheme in an important location delivering a mixof employment opportunities and meetingresidential need. The site is well served by publictransport and is close to existing and planned shopsand services. Development at this site can bringforward an improved setting for the WealdstoneBrook including the delivery of open space and riverrestoration work to improve ecological diversity andclimate change adaptation and help meet the WaterFramework Directive.Watkin RoadContext15.5 The site is dominated by car repair garages,accompanied by a mix of industrial, storage andancillary office buildings. It is in the WembleyGrowth Area. The site is adjacent to WealdstoneBrook and predominantly in Flood Zones 2 and 3.Planning History15.6 There is no relevant planning history for thissite.Site W 26Watkin Road(1.5 hectares)Watkin Road is appropriate for mixed usedevelopment including office, leisure,residential, managed affordable workspace(including for creative industries),andcommunity use. Extra care housing or familyhousing could form part of any housing mix.The site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.Biodiversity improvements and flood riskadaptation measures will be sought whendevelopment proposals come forward. A bufferstrip of at least 10 metres wide should beretained for a publicly accessible brook-sidepark to allow for a cycle way/footpath,associated landscaping, tree planting andstreet furniture,as agreed in consultation withthe Environment Agency and Brent Council.Development should allow for two nodal pointson the Brook where the buffer strip should bewidened to about 20 metres. Removal of partof the canalised wall and regrading of the bankto provide a more natural setting will besought. The site would be suitable for housingfacing the brook providing the restoration workis carried out. Development of parts of the siteoutside of Flood Zone 3a will be required tocontribute towards the restoration work.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‘sequential approach’ at site level should beapplied to steer more vulnerable developmentsuch as residential, residential care homes,and certain community uses towards areas oflowest risk within the site; western andsouthern areas. None of the proposed usesare compatible with flood zone 3b. Densityshould be varied to reduce the number ofvulnerable units in high risk areas. Furthersite-specific details are set out in thesequential test assessment for the WAAP.Proposals in Flood Zones 2 and 3 must beaccompanied by a flood risk assessment andthe sequential test should be applied.Development should not impede flood waterflows and should not increase surface waterrun-off or reduce water storage. Basementdwellings will not be allowed in flood Zone 3.Indicative Development Capacity - 400 unitsJustification15.7 This is an opportunity for a mixed usescheme in an important location delivering a mixof employment opportunities and meetingresidential need. The site is well served by publictransport and is close to existing and planned shopsand services. Development at this site can bringforward an improved setting for the Wealdstone
Wembley Area Action Plan - Proposed Submission Version135Wembley Eastern Lands 15Brook including the delivery of open space and riverrestoration work to improve ecological diversity andclimate change adaptation and help meet the WaterFramework Directive.Euro Car PartsContext15.8 The site consists of the retail warehouse ofEuro Car Parts, its car park and the adjacentvehicle /skip site for Generay. The site is adjacentto Wealdstone Brook and is within the WembleyGrowth Area.Planning History15.9 There is no relevant planning history for thissite.Site W 27Euro Car Parts(1.35 hectares)The site is appropriate for mixed usedevelopment including office, leisure,residential, student accommodation, managedaffordable workspace (including for creativeindustries), hotel and community use. Thecreation of an appropriate buffer between theexisting industrial and new non-industrial useswill b required.The site lies within the Strategic Cultural Areawhere leisure, tourism and cultural uses areparticularly encouraged.Biodiversity improvements and flood riskadaptation measures will be sought whendevelopment proposals come forward. A bufferstrip of at least 10 metres wide should beretained for a publicly accessible brook sidepark to allow for a cycle way/footpath,associated landscaping, tree planting andstreet furniture,as agreed in consultation withthe Environment Agency and Brent Council.Development should allow for a nodal pointon the brook where the buffer strip should bewidened to about 20 metres. Removal of partof the canalised wall and regrading of the bankto provide a more natural setting will besought. The site would be suitable for housingfacing the river providing the river restorationwork is carried out. Development will berequired to contribute towards the restorationwork.The majority of the site is in flood zone 1;however there are small sections of flood zone2 adjacent to the Wealdstone Brook. Thebuffer strip will remove the developable areaof the site wholly into flood zone 1. Proposalsmust be accompanied by a Flood RiskAssessment. Development should not impedeflood water flows and should not increasesurface water run-off or reduce water storage.Land is required for junction improvement atFulton Road / Fifth Way / Engineers Way onredevelopment of the site as shown on theproposals map, and in appendix C.Indicative Development Capacity - 360 unitsJustification15.10 This is an opportunity for a mixed usescheme in an important location delivering a mixof employment opportunities and meetingresidential needs. The site is directly opposite theproposed primary school site. Development at thissite can improve the setting for the school and theStadium and can contribute towards an improvedsetting for the Wealdstone Brook, including thedelivery of open space and river restoration workto improve ecological diversity and climate changeadaptation and help meet the requirements of theWater Framework Directive.First WayContext15.11 A mix of industrial, storage, warehouseuses and a waste facility to the east of WembleyStadium. The site is in Wembley Growth Area andborders the Wembley Strategic Industrial Location.It is currently accessed at various points from theone way, gyratory system.
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