22/0274
Priory House, Marsh Road, Wembley, HA0 1ES
Demolition of two storey building (priory house) and erection of a 4 storey building comprising offices/general industry/storage or distribution (Use Class E(g)(i)/B2/B8), provision of car and cycle parking and refuse storage
The submitted information lack sufficient detail on the proposed uses to be implemented on site. As such, it has failed to demonstrate that the proposal would be compatible with the use of the site, which is protected solely for industrial uses as set out within policy E4 of London Plan 2021. It would therefore be contrary to Policies E4 of The London Plan 2021 and BE2 of Brent’s Local Plan 2019-2041.
The proposed fenestration would introduce and unwanted and incongruous design to a prominent corner location. This would be detrimental to the character and appearance of the area and would be contrary to Policies DMP1 and BD1 of Brent’s Local Plan 2019-2041
The proposal has failed to provide a Fire Statement produced by a third party, suitably qualified assessor, setting out how the development proposal would function in terms of the criteria set out within policy D12b of London Plan 2021.
The submitted plans do not demonstrate the existing Urban Greening Factor (UGF) or what steps have been taken to contribute to the Urban Greening of the site. This would be contrary to Policy G5 of The London Plan 2021.
Due to the lack of car parking for unit 4 and position of its loading bay next to unit 5, together with the lack of a loading bay for unit 6, lack of tracking diagrams relation to the loading bays for units 4, 5 and 6, and the absence of a Car Parking and Servicing Management Plan, it has not been demonstrated that the development would be suitably and safely accessed in terms of accessed by service vehicles. This would be contrary to policies DMP1, BT2 and BT3 of Brent’s Local Plan 2019-2041. Furthermore, in the absence of a legal agreement to secure a contribution, the scheme has failed to contribute towards funding to implementing pedestrian and cyclist access improvements in the vicinity of the site. This would be contrary to policy DMP1 and BT1 of Brent's Local Plan 2019-2041.
The submitted Energy Strategy fails to show compliance with the four stages of the energy hierarchy and as such has failed to demonstrate that the maximum reduction in energy demand has been achieved. This would be contrary to Policy SI2 of The London Plan 2021. Furthermore, in the absence of a legal agreement, any identified shortfall in zero carbon setting, has not been secured through an payment in lieu, as set out within policy SI2 of London Plan 2021.
The proposal has failed to submit a drainage strategy in accordance with the drainage hierarchy as set out within policy SI13 of London Plan 2021. As such it has failed to demonstrate that the proposal would achieve greenfield runoff rates for surface water, or where greenfield run-off rates cannot be achieved that this has been clearly justified. Furthermore, insufficient information has been provided in relation to the design and layout of the proposal in relation to drainage measures as required by policy BSUI4 of Brent's Local Plan 2019-2041. .
The air quality assessment has failed to consider the transport emissions of the proposal and therefore failed to demonstrate that it would be air quality neutral as required by policy SI1 of London Plan 2021 and policy BSUI2 of Brent's Local Plan 2019-2041.