Garage rear of 1, Braemar Avenue, Wembley, HA0 4QW

1. 1.The proposal has failed to justify the loss of the Local Employment Site and has failed to address the agent of change principle to demonstrate how the residents of the new development would be protected from nuisances and how the existing residents and businesses nearby would be protected for their use to remain viable. The proposed development is therefore not supported in principle. This is contrary to policies DMP1 and BE3 of Brent's Local Plan (2019-2041) and policy D13 of the London Plan (2021).
2. 2.The proposed development by virtue of its poor layout occupying most of its plot would make no provisions for useable and functioning external amenity space. Along with the absence of street elevations and material details, the proposed development has also failed to demonstrate that the massing, height and materials details are appropriate. This is contrary to policies D3, D6 of the London Plan, DMP1, BD1 and BH13 of Brent's Local Plan (2019-2041), the guidance set out in Brent's Design Guide SPD 1 (2018) and Brent's Residential Amenity Space & Place Quality SPD (2023).
3. 3.The proposed development by virtue of its failure to comply with the 45-degree rule and in the absence of a Daylight and Sunlight Assessment would have an unacceptable impact through the loss of light and overshadowing to the rear garden enjoyed by the neighbour at No.3 Braemar Avenue. This is contrary to policy DMP1 of Brent's Local Plan (2019-2041) and the guidance set out within Brent's Design Guide SPD 1 (2018 ).
4. 4.The proposed development would result in a poor standard of accommodation by virtue of its poor layout would fail to receive sufficient daylight, outlook and ventilation. These impacts are worsened by the absence of sectional cuts to demonstrate adequate floor to ceiling heights would be met. This is contrary to policy D6 of the London Plan (2021) and policy DMP1 of Brent's Local Plan (2019-2041).
5. 5.The proposed development by virtue of it failing to demonstrate that it would meet M4(2) Building Regulations Requirement would fail to provide an accessible dwelling to cater for the diverse needs of London's population. This is contrary to policy D7 of the London Plan (2021) and policy DMP1 of Brent's Local Plan (2019-2041).
6. 6.The proposed cycle store, by virtue of its siting would unacceptably obstruct the outlook and light of the lounge area and would fail to provide clear and unobstructed access for future residents due to its close proximity to the service road. The outward opening doors would also result in potential disruption to vehicle movements. This is contrary to policies T5 of the London Plan and DMP1 and BT1 of Brent's Local Plan (2019-2041).
7. 7.The proposed refuse store, by virtue of its siting in close proximity to the heavily parked service road, would fail to provide clear and unobstructed access for future residents. The outward opening doors would also result in potential disruption to vehicle movements. This is contrary to policies DMP1, BT2 of Brent's Local Plan (2019-2041) and the guidance in Brent's Waste Planning Guide (2013).
8. 8.The proposed development by virtue of its siting on the service road, compounded by its poor surfacing, absence of a separate pedestrian footway, lack of street lighting and lack of natural surveillance would fail to provide safe access for future residents. This is contrary to policies T2 of the London Plan, DMP1 and BT1 of Brent's Local Plan (2019-2041).

From the council's decision notice.

Postcode

HA0 4QW

Application type

Full Planning Permission

Scale / size

Small

Date validated

9 October 2025

Consultation expiry

14 November 2025

Neighbour consultation end

14 November 2025

Last date for comments

4 December 2025

Agent

Lyondale Ltd

Architect profile

LYONDALE LTD

Agent address

Crown House, Homesdale Gardens, Dartford, Kent, DA1 1DZ

Planning Portal ID

PP-14357963

Comments

0

Documents

7

Constraints

3