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52Wembley Area Action Plan - Proposed Submission Version5 Business, industry and wasteStrategic Policy5.1 The Wembley area includes a significantproportion of the Borough's industrial land in twoindustrial areas at Wembley and Neasden. Theyare separately identified as Strategic IndustrialLocations (SIL). This means that under policy 2.17of the London Plan they should be promoted andprotected as main reservoirs of industrial capacityand related activities such as logistics, wastemanagement and utilities. London Plan policy isreflected by policy CP20 of Brent's Core Strategywhich promotes protects SILs for industrialemployment and closely related uses characterisedby use classes B1, B2 and B8, or Sui Generic usesthat are closely related. However, the boundariesof such areas are not sacrosanct and the level ofemployment land protected should reflect changedcircumstances, especially changing levels ofdemand for industrial land. London Plan policy2.17 recognises that flexibility over the designationof such land may be required and suggests thatthis may be achieved through "a strategicallyco-ordinated process of SIL consolidation throughan opportunity area planning framework or boroughdevelopment plan document".5.2 Strategic planning policies for wastemanagement are also important for industriallocations. London Plan policy recognises thatLondon needs to increase its waste processingcapacity and SILs are seen as a major source ofnew sites. The London Plan safeguards existingwaste management sites by allowing their loss onlywhere additional compensatory provision is made(policy 5.17). Brent, together with other westLondon boroughs, has prepared a Joint Waste Planwhich identifies new sites across the sub-region forprocessing waste. One new site in Brent, at HannahClose within the Wembley SIL, has been identifiedand this is now operational.5.3 London Plan and Brent Core Strategy policyseeks to promote office development andredevelopment in strategic locations such asWembley, so that it can be ensured that, inaccordance with the London Plan, there is "enoughoffice space of the right kind in the right places tomeet demand from an increasingly service basedeconomy". However, demand in Wembley currentlycontinues to be constrained and is unlikely to pickup in any significant way in the short to mediumterm. Boroughs are urged by the Mayor to renewand modernise office stock in viable locations butalso to manage changes of surplus office floorspaceto other uses (London Plan para. 4.12). In thiscontext it should be noted that the London Planidentifies Wembley as a Strategic Outer LondonDevelopment Centre where, if justified by demand,the renewal and modernisation of office stock isappropriate.Policy Context5.4 There have been substantial changes in thenature of businesses operating in Wembley overthe last 20 or more years, with a significant declinein the amount of office space available as officebuildings have been converted to other uses,together with a decline in manufacturing and otherindustrial activity. There has been a consequentreduction in office and industrial employment. Theretail sector and other services have notexperienced the jobs growth that many other partsof London have so, overall, employment levels havefallen. Brent's Employment Land Demand Study2009 estimated the likely demand for employmentland across Brent up to 2026. It concluded that 13hectares of land could be released from the existingstock of 266 hectares across the borough.5.5 The opening of the new Stadium in 2007 gavea major boost to the local economy, although mostnew jobs will be delivered by the regeneration ofthe area around the Stadium. Quintain Estate andDevelopment’s stage 1 scheme is well underwayand is expected to provide over 6,000 jobs. Morerecently, permission for major, mixed use residentialand commercial development on the north westlands at Wembley will provide a further 2,300 jobs.5.6 It is not possible to separately estimate thechanges in employment across the industrial area(SIL). However, this is likely to have declined overthe past 20 years or so as industrial activity hasreduced and sites have increasingly been givenover to open storage and similar uses. The level ofwaste management undertaken in the industrialarea has also increased and may be is reaching alevel where it is impacting upon Wembley’sregeneration prospects.5.7 Road access to the industrial area hasimproved now that the new estate access corridorlinking to Great Central Way is open so that
Wembley Area Action Plan - Proposed Submission Version53Business, industry and waste 5businesses in most of the area can benefit from aminimum of interference from events at the Stadiumand Arena. However, there remain problems forthose operations which are located adjacent to theStadium or which have direct access from the oneway system along Fourth and Fifth Way.Picture 5.1 South Way approach to WembleyStrategic Industrial Location (SIL)5.8 The SIL, immediately to the east of theWembley Growth Area, was established in the1980s when policy protecting employment land wasfirst introduced. There has been substantial changesince the current boundaries of the SIL wereestablished in the UDP 2004. Not only have therebeen changes locally in terms of the use andoccupation of land in the industrial estate, but alsoin terms of the demand for industrial premises andland as a result of the national economic downturn.By 2011 vacancy levels in the Wembley SIL hadincreased by 36% to 8.4 hectares from 6.2 hectaresin 2003. Likewise vacancies in Neasden increasedfrom 2.8 hectares in 2003 to 3.9 hectares in 2011.In addition to this, it is also clear that substantialareas of land are underused, particularly in termsof the level of employment provided. For example,a number of large sites are now given over to openstorage, builders yards or waste transfer, some ofwhich have only temporary planning consent. Thearea of land accommodating such uses hasincreased from 1.71 hectares in 2003 to 3.16hectares in 2009.5.9 It is proposed that the SIL area will bereduced slightly to the new boundary shown in Map5.1. In addition, the council will work with the GLAto re-designate part of the SIL from PreferredIndustrial Location (PIL) to Industrial Business Park(IBP) (shown on Map 5.1). While PILs are suitablefor uses including general industrial, storage anddistribution, waste management and recycling, IBPsare suitable for activities that need better qualitysurroundings including research and developmentand light industrial. This will create a buffer zonebetween the non-industrial uses proposed for theComprehensive Development Area and the SIL.The London Plan definitions of PIL and IBP,including appropriate uses, are set out in AppendixB. Planning policy towards proposals for dDevelopment within the SIL will be subject toLondon Plan policy 2.17 and Brent's Core Strategypolicy CP20 together with policy WEM8 forWembley Stadium Business Park set out below.
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