wembley-plan-app (small) , item 9. PDF 8 MB - Meetings, agendas ...

56Wembley Area Action Plan - Proposed Submission Version5 Business, industry and waste100,000 sq metres of new office space in Wembley,in light of past trends in take-up locally and thenational economic downturn, it would be prudentto assume that significant demand will only arise ifthere is a major change in circumstances. Althoughthe council will be moving into 15,000 sq metres ofnew space by the end of 2013 when the new civiccentre is occupied, it will also be freeing up agreater amount of existing space. The LondonOffice Policy Review 201209 recommends that arealistic view is taken of outer London centres whichare recognised as having no significant part to playin the London office market, other than providingfor local needs. It is unlikely that demand will pickup in the short to medium term.5.12 Without significant demand for officedevelopment, if current planning permissions arebuilt out it is likely that there will be a significantexcess of office floorspace in the Wembley area.The London Office Policy Review 2012recommends a flexible approach is taken to there-use of redundant of and underutilised officefloorspace. In accordance with London Plan andexisting UDP policy, it is reasonable that, if thereis shown to be a surplus of office floorspace, andthat there is no prospect of re-use in the mediumterm, to allow this to be converted to appropriatealternative uses such as hotel, education use orhousing. Lack of effective demand for occupationas offices will normally be demonstrated by, forexample, the vacancy of similar premises in thearea or by the lack of success in finding an occupierafter vigorous marketing efforts. The vacancy ofbuildings for at least two years, despite marketingefforts, would generally be seen as confirming alack of effective demand.5.13 On 6 September 2012 the Governmentannounced, as part of a package of measures tosupport economic growth, that permitteddevelopment rights would be introduced to enablechange of use from office (B1a use class) toresidential (C3 use class) without the need forplanning permission. The Chief Planner confirmedby letter on 24 January 2013 the new rights willcome into force in Spring 2013 and initially be timelimited to a period of 3 years. There is a concernthis will lead to a loss of viable office space withinthe Wembley area. The council intends to seek anexemption to the permitted development rights forWembley to apply to the SIL, Opportunity Area andtown centre.WEM 10OfficesThe development of new office floorspace willbe encouraged, particularly where it can formpart of major mixed use development.The re-use or redevelopment of redundant,purpose-built office buildings for appropriatealternative uses will generally be permittedsubject to evidence to demonstrate that thereare no prospects of occupation in the mediumterm.5.14 There are currently few sites or premiseswhere low-cost space for new business start-ups(i.e. new or emerging businesses) is available. Itis appropriate therefore, as an alternative tooffice-based employment, to encourage theprovision of new low-cost space for businessstart-ups, subject to demand.WEM 11Low-cost Business Start-up SpaceThe provision of new low-cost space forbusiness start-ups will be encouraged in theSIL and as part of major mixed usedevelopment.Protected Rail Sidings5.15 Brent's Core Strategy identifies NeasdenStone Terminal and Neasden Drury Way rail sidingsas strategic sites that should be safeguarded, inaccordance with London Plan policy 6.14. Thesesidings are shown on the Business, Industry &Waste Map 5.1.