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78Wembley Area Action Plan - Proposed Submission Version7 Housingnumber of dependents. The council will providefurther guidance on new Affordable Rent in itsTenancy Strategy.Picture 7.1 Forum House, Empire way7.16 Affordable Rent is subject to rent controlsthat require a rent of no more than 80% of the localmarket rent, including service charges. Affordablerent now forms part of the tenure mix in Wembleyin order to maintain a new supply of affordablehousing in Wembley in the short to medium term,and support regeneration and growth in theborough. In line with the NPPF and the LondonPlan, the council will require Affordable Renthousing to meet the needs of households eligiblefor social housing at a cost low enough for them toafford, determined with regard to local incomes andlocal house prices. Affordable Rents, inclusive ofservice charge, will need to be set well below 80%of the local market rents in certain cases in orderto meet this affordability requirement, for example,on development of larger family accommodationwhich will be occupied by households with a greaterWEM 19Affordable RentAffordable Rent subject to rent controls thatrequire a rent of no more than 80% of the localmarket rent, including service charges, are anappropriate part of the tenure mix in Wembley.Affordable Rent will be required to meet theneeds of households eligible for social housingat a cost low enough for them to afford,determined with regard to local incomes andlocal house prices.Picture 7.2 Ada Lewis House, Empire WayHousing Mix (tenure and unit size)7.17 In line with the London Plan and the CoreStrategy, the maximum reasonable amount ofaffordable housing will be sought on individualprivate residential and mixed use schemes, havingregard to a number of considerations, includingfinancial viability. London Plan Policy 3.11 sets astrategic objective that new affordable housing beprovided at a 60:40 social rent to intermediatehousing ratio. In Brent, because of local need, abroad objective of 70:30 has been set and, withinthis, different affordable housing tenure ratios canbe better suited to specific circumstances, informedby such factors as the need to balance existingarea tenure profiles to support sustainable
Wembley Area Action Plan - Proposed Submission Version79Housing 7communities, the character of an area and the formand density of new development, financial viabilityand funding availability.7.18 Table 7.1 is based upon the WembleyMasterplan housing mix and provides specificguidance for First Way / North West Lands andNorth East Lands unit size mix. However,permissions granted already, which will provide thebulk of the delivery in the area, are failing to deliveragainst this in certain respects.7.19 The current Wembley housing mix has beeninformed by Brent’s Housing Needs Survey 2004and the West London Strategic Housing MarketAssessment 2010 and is considered appropriateto meet the wide range of household needs in theborough. The current Wembley housing mixguidance will therefore be adopted by the WembleyArea Action Plan. However, as indicated above,new Affordable Rent will be part of the tenure mixin order to maintain a new supply of affordablehousing in Wembley. Site proposals will alsoprovide specific guidance on mix where sites arelocated outside the Wembley Masterplan districts,or where sites are viewed as being more suited toa particular housing mix. The council will encourageintermediate affordable housing tenures, such asdiscounted market sale products, where the councilcan secure future equity payments that can berecycled into new affordable housingWEM 20Housing MixThe housing mix guidance provided in table7.1 will be applied in the relevant parts ofWembley. Additionally, new Affordable Rentthat meets the needs of households eligiblefor social housing, with eligibility determinedwith regard to local incomes and local houseprices, at a cost low enough for them to afford,will be accepted as part of the tenure mix.The council will encourage intermediateaffordable housing tenures, such asdiscounted market sale products, where thecouncil can secure future equity payments thatcan be recycled into new affordable housing.Proportion of Family Housing7.20 Given the limited supply of larger familyhousing and high levels of overcrowding in theborough, there is a pressing need to deliver largerfamily housing of three bedrooms and greater. Thisis reflected in the Core Strategy, that developmentshould achieve at least 25% 3 or more bedrooms.Consideration will be given to the suitability of sitesin the Wembley area to be dedicated to moresuburban, low to mid rise, terraced housing, orpossibly stacked maisonettes, such as at:North East LandsBrent House / Copland School siteChiltern Line Embankment7.21 The Core Strategy target that at least 25%of new homes should be family sized with 3bedrooms or more is an overall borough-widetarget. Given the significant capacity for newhousing identified in the Wembley Growth area thistarget will apply in Wembley. Further guidance onthe appropriate unit size mix for new housing inWembley is set out in Table 7.1, which identifiesthe North East District as able to provide a higherproportion of family housing.7.22 An analysis of sites within the Wembleyarea has identified a number that are consideredsuitable for development of family housing. Thesesites are detailed in the Site Proposals section ofthe Plan and are predominantly located in moreperipheral areas and adjacent to existing low risehousing and close to open space.WEM 21Family HousingAt least 25% of new homes in Wembley shouldbe family sized, with 3 bedrooms or more.The North East Olympic Way district isidentified as suitable for a higher proportion oflarger family housing. See also Site ProposalsW25 and W26, where a higher proportion offamily housing is sought.
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