Planning in Brent

Community space provision

Harlesden Plaza has been identified as a development site where space for the community can be provided on development / redevelopment. If this site is not brought forward for development then Community Infrastructure Levy (CIL) funds, if and when available, will be targeted for the provision of new community space and/or improvement of existing ones.

New town square

The provision of a town square will be sought on development / redevelopment of the town centre car park and adjacent properties, also known as Harlesden Plaza. This should be a minimum of 800 m2 in area. (Please see indicative images in Figs. 18-22 in the Plan and Chapter 11 'Site Allocation 1' for more on this site)

Town centre development design principles

The following principles should to be considered within design options for development proposals in Harlesden town centre: Material: Prioritisation of brick and other high quality traditional materials present in the conservation area with an emphasis on durability; Form: Buildings should be carefully articulated to retain a feeling of the 'human scale' of Harlesden. They should respond positively to the fine street grain present in the conservation area, and the variation in forms, notably at roof level to add visual interest; Height: The height of buildings in the town centre should be appropriate to their setting and should contribute favourably towards retaining the historic character of Harlesden town centre and respond appropriately to the existing urban design characteristics; Features: The public square should be designed taking into account the safety and comfort of users of all ages – with well-designed lighting, seating and surfaces. It should be versatile enough to host social and community activities for daytime and evening in all seasons. A softer landscaping element and/or focal point should also be included; Layout and access: Active frontages on the square, natural surveillance and good legibility. Plaza access points in particular should be animated, and prioritise safety (particularly at roads) and visibility.

Quality gateways to Harlesden

Development at gateways will be expected to add to the sense of arrival at Harlesden. The quality of development at gateways, and along main routes into the centre from them, will be given significant weight when considering planning applications. CIL funding will be directed towards public realm improvements at the principal gateways.

Public art provision

The provision of public art will be sought on the development of key, large sites in the town centre. In particular, the design of new on-site open space should include a place for public art.

Tall buildings

Tall buildings will be acceptable at Willesden Junction station where it can be demonstrated that they will enhance local character, by responding to existing local architectural and urban design characteristics and will not have an unacceptable harmful impact on the character and appearance of their surroundings, including the residential neighbourhoods to the north of the rail tracks. Buildings of over four storeys may be supported if they contribute favourably towards retaining the historic character of Harlesden town centre and respond appropriately to the existing urban design characteristics.

Local employment sites

Redevelopment of Local Employment Sites for alternative use will be acceptable providing appropriate evidence is submitted to satisfactorily demonstrate that the current employment use is no longer viable and that there is no reasonable prospect of the site being used for another appropriate employment purpose; or there are significant regeneration benefits for the site. If an existing business wishes to remain in the area it should be demonstrated how applicants have worked to find suitable relocation sites or replacement premises, in the first instance, within the Harlesden area, then within the wider area.

Public open space provision

The provision of new public open space will be sought within the area deficient in local open space on the development of sites over 0.5 hectares (see map in Fig. 14 in the Plan which defines this area including the area to the south of the Brent borough boundary shown as blank).

Food growing space provision

Local food growing will be promoted by encouraging major new residential development to include space for residents to grow their own food.

Safe play provision

Harlesden Neighbourhood Forum will consider options for implementing safer streets schemes, including areas for children's play. The priority area for the provision of new play areas will be the area shown as deficient in local open space (See map in Fig. 14 in the Plan which defines this area including the area to the south of the Brent borough boundary shown as blank). One of the priorities for any CIL funding in the Neighbourhood Plan Area will be for the provision of safe play space in streets.

Tree provision

There should be appropriate mitigation for the loss of trees on development, including a contribution towards the planting of new street trees locally if new trees cannot be provided on site. One of the priorities for any CIL funding in the Neighbourhood Plan area will be for the provision of new street trees.

Sustainable Development

In proposing development within the Neighbourhood Plan Area, it should be ensured that development is sustainable and, in particular, regard should be had to policies in Chapter 5 of the London Plan and policies CP19 and DMP9 of Brent's Local Plan

Non-designated heritage assets

The following buildings / features are identified as non-designated heritage assets that should be subject to relevant London Plan and Brent Local Plan policy: • St Margaret's & St George's, 67 Craven Park Road • Harlesden Branch Library, Craven Park Road • Harlesden Baptist Church, 27 Acton Lane • The Shawl pub, 27 High Street • All Souls Church Vicarage, 3 Station Road • Postal Delivery Office, Station Road • Vacant HSBC building, 60 High Street • Le Junction pub, 47 Station Road • Public art (The Workers) at junction of Rucklidge Avenue & Park Parade • Church of God of Prophecy, Tubbs Road

Site allocations and potential sites for new housing

The following site allocations are identified as development sites which should include housing units: • Harlesden Plaza – 208 units (Site Allocation 1, and see also on this site Environment and Open Space chapter 'Town Square' and Design Principles chapter) • Salvation Army Hall and Manor Park Works, Manor Park Road – 31 units (Site Allocation 2) • Former Willesden Ambulance Station, 164 Harlesden Road – 8 units (Site Allocation 3) • Willesden Junction Station (Site Allocation 4) The following potential development sites, if brought forward for development in the future, should also include housing: • Site at junction of High Street and Furness Road (north side) • Vacant land on Harley Road • Land at Challenge Close and rear of 50-70 Craven Park Road Other uses in addition to housing may be suitable on some sites (See more detail about these sites in Chapter 11 'Site Allocations'.)

New housing density

Density of new housing development should be optimised taking account of the development site's connectivity and accessibility and subject to the proposals being acceptable in terms of local context and design. Density at Willesden Junction will be determined in the OPDC's Local Plan.

Housing floorspace retention

A net loss of housing floorspace will not be acceptable in Harlesden apart from the ground floor properties in Station Road. These form part of an existing shopping parade which has been designated as part of Harlesden Town Centre by Brent. As such, the proposed use is appropriate within a town centre as it provides active frontage. Residential units above should be retained.

Former Willesden Ambulance Station, 164 Harlesden Road site allocation

Development of site should be for residential use.

Community Infrastructure Levy funding priorities

Priorities for the use of Neighbourhood CIL funds are: • improvements to the pedestrian environment from Willesden Junction station along Station Road to the High Street; • provision of new cycle routes (in line with priority routes shown in Figure 36) together with cycle parking facilities in the town centre; • planting of new street trees; • provision and laying out of new public open space or improvement of existing open space; • provision of safe play space in streets; • town centre improvements; • and community facilities.

Harlesden Plaza site allocation

Development should include commercial on the ground floor, a justified amount of replacement car parking, community space, residential on upper levels and a town square open to the public. Any development should contribute towards Harlesden's historic character and respond to local urban design characteristics. The town square should be positioned so that it is visible from both the High Street and from Manor Park Road, and should be accessible to pedestrians from these streets, and from the south. Ideally, public car parking will be basement parking. It should be clearly demonstrated that the water supply and drainage requirements of any redevelopment scheme have been appropriately addressed.

Salvation Army hall and Manor Park Works site allocation

Development should be for residential and a replacement Salvation Army hall. Development could be brought forward for the Salvation Army site separately, although there are significant benefits, such as the provision of common access off Manor Park Road, if the site is developed comprehensively. Proposals should have regard to the Archaeological Priority Area designation across the site.

Willesden Junction Station site allocation

Development adjacent to, and over, Willesden Junction station should include residential, offices and town centre uses with active frontages at ground level. Improvements to the station should include good pedestrian access from the north, especially from Station Road. Improvements to the access from Harrow Road will also be required, including safety improvements. There should be a direct and attractive pedestrian route to Harlesden from the new bridge over the West Coast Main Line. A cycle route and cycle parking facilities should also be provided. Any tall buildings should not have an unacceptable adverse impact upon their surroundings. It should be clearly demonstrated that the water supply and drainage requirements of any redevelopment scheme have been appropriately addressed.

Shop front enhancements

Well-designed improvements to existing shop fronts will be welcomed. Proposals for new shop fronts should be designed to be well proportioned and enhance the character of Harlesden. Shop front features of architectural merit should be retained. Improvements will be prioritised within the conservation area and along Station Road. Proposals for new or altered shop fronts should be prepared in accordance with the guidance and principles set out in Brent Council's Shopfront Guidance.

New space for town centre uses

The development of new floorspace for retail or other town centre uses within Harlesden town centre, and connecting into Old Oak major town centre, will be supported providing it does not conflict with policies in relevant Local Plans. Sites are identified in the Site Allocations chapter of this Plan (See Chapter 11) where the development of floorspace for new retail and other town centre uses should be accommodated. The town centre is defined in Fig.3. Brent's Local Plan policies map.

Shop front enhancements

Well-designed improvements to existing shop fronts will be welcomed. Proposals for new shop fronts should be designed to be well proportioned and enhance the character of Harlesden. Shop front features of architectural merit should be retained. Improvements will be prioritised within the conservation area and along Station Road. Proposals for new or altered shop fronts should be prepared in accordance with the guidance and principles set out in Brent Council's Shopfront Guidance.

New space for town centre uses

The development of new floorspace for retail or other town centre uses within Harlesden town centre, and connecting into Old Oak major town centre, will be supported providing it does not conflict with policies in relevant Local Plans. Sites are identified in the Site Allocations chapter of this Plan (See Chapter 11) where the development of floorspace for new retail and other town centre uses should be accommodated. The town centre is defined in Fig.3. Brent's Local Plan policies map.

Willesden Junction Station access

Development at Willesden Junction station should include improvements to, and/or new, pedestrian and cycling access both from Station Road and from Harrow Road.

Town Centre parking space retention

An element of public car parking will be provided in any development or redevelopment of the privately-operated car park site at Tavistock Road/Manor Park Road. The number of spaces to be provided will take into account the other proposed land uses on the site and will be determined in consultation with the London Borough of Brent.

Cycling provision

The priorities for new cycling provision are a new cycle route from Wildesden Junction station along Station Road to the High Street together with cycle parking facilities in the town centre.

Station Road environment improvements

The priority route for improvements to the pedestrian environment is from Willesden Junction station along Station Road to the High Street. Development at Willesden Junction and along Station Road should be designed so as to improve conditions for pedestrians.

Willesden Junction Station access

Development at Willesden Junction station should include improvements to, and/or new, pedestrian and cycling access both from Station Road and from Harrow Road.