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170 & 170A Ealing Road, Wembley, HA0 4QD

25/3026Full Planning PermissionRefused
Full

Refused on 6 January 2026

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 demolition of existing rear storage and bathroom, creation of 3 retail units through the subdivision of existing front unit into 2 and conversion of garage at rear, alterations to shopfront, first floor rear extension, relocation of rear extrance door to first floor flat, and provision of cycle and refuse storage to premises.

Received
27 October 2025
Decision level
Delegated (officer decision)
Public comments
1
Ward
Wembley Central
Agent
Extension Architecture
  1. Received27 Oct
  2. Validated12 Nov
  3. Consult.10 Dec
  4. Target
  5. Decided6 Jan

Decided in 55 days (council typically 56)

About this application

This is a full planning application for demolition at 170 & 170A Ealing Road, Wembley, HA0 4QD. Brent has handled 4,396 applications of this type. This one was decided in 71 days, 2 weeks longer than Brent's typical decision time. The site is in a conservation area. There are no previous applications recorded at this address. In the past year there have been 108 applications across Wembley Central. We hold 2,303 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 development, by reason of the access arrangements to the proposed Retail Unit 3 via an unlit rear service road with no footways and little natural surveillance, would be detrimental to pedestrian safety and contrary to the requirements of Policy T2 of the London Plan (2021) and Policy DMP1 of the Local Plan (2019-2041).
  2. In the absence of evidence to demonstrate that the proposal would achieve a net gain in biodiversity or a satisfactory level of urban greening, the proposal fails to demonstrate that it makes appropriate provision for biodiversity or urban greening, contrary to Policies DMP1 and BGI1 of the Local Plan (2019-2041) and Policies G5 and G6 of the London Plan (2021).

From the council's decision notice.

Application details

Postcode
HA0 4QD
Application type
Full Planning Permission
Scale / size
Small

Planning application dates

Date validated
12 November 2025
Consultation expiry
10 December 2025
Neighbour consultation end
10 December 2025
Last date for comments
7 January 2026

Applicant and agent

Agent
Extension Architecture
Agent address
Unit 3 River Reach Business Park, Gartons Way, Battersea, London, SW11 3SX

Additional information

Planning Portal ID
PP-14441920
Documents
9
Constraints
3

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+1 more
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, tree preservation orders, 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, heritage coasts and brownfield registers.

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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