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135 Watford Road, Wembley, HA0 3EZ

25/2779Full Planning PermissionRefused
Full

Refused on 29 December 2025

Council decision: Permission RefusedDelegated (officer decision)2 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Proposed conversion of dwellinghouse into a childrens residential care home (Use Class: C2)

Received
1 October 2025
Decision level
Delegated (officer decision)
Public comments
2
Ward
Northwick Park
Agent
Cruciform Ltd
  1. Received1 Oct
  2. Validated4 Nov
  3. Consult.28 Nov
  4. Target
  5. Decided29 Dec

Decided in 55 days (council typically 56)

About this application

This is a full planning application for a new dwelling at 135 Watford Road, Wembley, HA0 3EZ. Brent has handled 4,396 applications of this type. This one was decided in 89 days, 5 weeks longer than Brent's typical decision time. The site is in a conservation area. There have been 3 other applications at this address. In the past year there have been 128 applications across Northwick Park. We hold 2,304 applications in total for the HA0 postcode area.

77% of full applications at London Borough of Brent were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Why it was refused

  1. The proposed change of use to a children’s home, by reason of its unsuitable location within a low public transport accessibility area, would result in an inadequate form of development highly reliant on car use. The applicant has failed to provide compelling evidence of need for this specific location when there appears to be scope for similar proposals in higher PTAL areas to come forward. The proposal is contrary to policies DMP1 and BH7 of the Brent Local Plan (2019-2041).
  2. The proposed development, by reason of excessive car parking provision and insufficient soft landscaping, would result in increased reliance on car use to the detriment of sustainable travel modes. Furthermore, the lack of soft landscaping would fail to provide natural drainage and environmental mitigation. The proposal is contrary to Policies T6 and SI13 of the London Plan (2021) and policies DMP1 and BT2 of Brent's Local Plan (2019-2041).

From the council's decision notice.

Application details

Postcode
HA0 3EZ
Application type
Full Planning Permission
Scale / size
Small

Planning application dates

Date validated
4 November 2025
Consultation expiry
28 November 2025
Neighbour consultation end
28 November 2025
Last date for comments
30 December 2025

Applicant and agent

Agent
Cruciform Ltd
Architect profile
CRUCIFORM LTD
Agent address
Lymedale Business Centre, Hooters Hall Road, Newcastle-under-Lyme, ST5 9QF

Additional information

Planning Portal ID
PP-14375038
Documents
8
Constraints
2

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Article 4 direction: Article 4 for HMOs
  • Tree Preservation Order: Ref 08/00074Protected tree on or next to this site
  • Brownfield land register: 114 Elms Lane, HA0 2NPRegister site at or near this address
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (21)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves and heritage coasts.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Brent

Contains public sector information from the Planning London Datahub, licensed under the Open Government Licence v3.0.

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