Policy information sourced from the Brent Local Plan

BP2 East

Proposals should plan positively to deliver the place vision by contributing and where appropriate delivering the following:

Character, Heritage and Design

Strengthen local identity and character by:

  • Conserving and enhancing heritage assets, including Church Lane and Neasden Conservation Areas.
  • Respecting the predominantly suburban low rise character of the area. Tall buildings of over 30 metres (10 storeys) are identified for the Staples Corner and Neasden Stations’ Growth Areas, and will step down to form a comfortable relationship with adjacent areas.
  • Along the intensification corridors of A5 Edgware Road and A4088 Blackbird Hill/Neasden Lane/ Dudden Hill Lane heights typically of up to 15 metres (5 storeys) are likely to be acceptable. Within Neasden town centre 5 storeys will also be appropriate.
  • In other areas not subject to site allocations where designated heritage assets will not be adversely affected heights of buildings should go no higher than two storeys above the prevailing predominant heights.

Homes

  • Minimum of 5,400 additional homes in the period to 2041, the potential residential development for Staples Corner Growth Area (with around 2,200 dwellings) and Neasden Stations’ Growth Area (with around 2,000 dwellings) will be determined by their respective masterplans, taking account of the need to support additional industrial space on site. Depending on the capacity of these sites there may be specific requirements around different housing types, such as specialist (older people/ supported/ student) housing and build to rent
  • Potential at various locations in Neasden town centre to support its vitality and viability
  • Intensification corridors – as yet numbers of homes are unknown. It is dependent on whether conversion/ extensions or redevelopment of existing buildings

Town Centres

  • Neasden town centre will provide convenience retail for local communities in addition to a street market, restaurant and café offer. Additional small scale retail/ other uses floorspace will be supported to consolidate this role. Improvements to the public realm and connectivity will be sought.
  • Retail parades along Neasden Lane/ Blackbird Hill and Church Lane will be supported with flexibility on uses to maintain commercial premises at ground floor, particularly for meanwhile uses or low cost workspaces. Rationalisation on the edges will however be supported if significant long term vacancies indicate a need to reduce commercial capacity.
  • Additional residential on upper floors or making efficient use of plots through redevelopment will be supported in these centres to increase local population catchments.
  • Provide up to 500 sqm comparison goods retail floorspace, and 200 sqm convenience foods retail floorspace by 2028. This should be directed toward Neasden town centre.

Community and Cultural Facilities

  • Meeting social infrastructure requirements by securing provision for needs arising from new housing development, especially the provision of new education, health, cultural and community facilities, notably at Staples Corner and Neasden Stations’ Growth Areas and ensuring the improvement of the Welsh Harp and its setting.
  • Securing the retention of the area’s religious buildings

Employment and Skills

Supporting the local economy by:

  • Retaining and encouraging intensification of light industrial, general industrial and storage and distribution uses at Kingsbury Locally Significant Industrial Site.
  • Supporting transformational change of Staples Corner and Neasden Stations to provide co-location/ intensification and a wide range of new business premises fit for modern day occupiers in association with a new mixed use community.
  • Retaining/ seeking re-provision of a variety of small scale employment in association with new development and generally throughout the East Place.
  • Supporting the relocation of College of North West London to a purpose built facility elsewhere in the borough through redevelopment of the existing Neasden site.

Open Space and Biodiversity

  • Contribute to high quality, well-used open spaces and wildlife corridors to include:
    • Enhancement of Welsh Harp’s and River Brent’s recreational and ecological offer
    • Maintaining and enhancing Kingsbury Recreation Ground, Silver Jubilee Park and Gladstone Park
    • Tree planting and associated landscaping around North Circular Road/ A5 and other transport corridors.

Transport

  • Safeguard land for the West London Orbital route and associated infrastructure.
  • Reduce traffic dominance and enhancing the A5 corridor and North Circular Road and public transport corridors through public realm improvements to healthy streets standards.
  • Direct development to and increase patronage/ services on public transport corridors.

For more information please see the Brent Local Plan