25 homes and commercial space at 96, 96a-B, High Road, Willesden, London NW10

What was proposed

The application proposed 25 homes in a building of up to four storeys, flexible commercial space in the former police station and public realm improvements.

“DRAFT Document Imaged DocRepF Ref: 24/1735Page1of60 COMMITTEE REPORT Planning Committee on11 June, 2025 Item No04 Case Number24/1735 SITE INFORMATION RECEIVED21 June, 2024 WARDWillesden Green PLANNING AREABrent Connects Willesden LOCATION96, 96A-B, High Road, London, NW10 2PP PROPOSAL Demolition of existing dwellinghouses and outbuilding and erection of a four-storey building comprising 25 residential dwellings, part retention and upgrade of the original police station…”

“DRAFT Document Imaged DocRepF Ref: 24/1735Page7of60 PROPOSAL IN DETAIL Demolition of existing dwellinghouses and outbuilding and erection of a building of up to four-storey in height comprising 25 residential dwellings comprising 1 x studio, 9 x 1 bed, 8 x two bed and 7 x three bed homes, together with the part retention, refurbishment and alteration of the original police station building as flexible commercial space with associated infrastructure works including private…”

Officer report

The site and its setting

The site is at the junction of High Road and Huddlestone Road, within the town centre, conservation area and a mixed-use site allocation.

“Revised Plans also show/include (but are not limited to): ·Spot levels have been added to the Proposed Ground Floor Plan ·Topographical Survey has been annotated to include more plot levels Revised Design and Access Statement submitted to reflect updated/amendments EXISTING The site is located at the junction of Huddlestone Road with High Road, in Willesden Town Centre andforms site allocation BSESA23 in the Brent Local Plan and has an allocated use for mixed use employment…”

“The site is within the Willesden Green Conservation Area and whilst the buildings on site are not listed, the former Police Station is considered to be a non-designated heritage asset. The site is also within the Willesden Green Creative Cluster. The site is within Flood Zone 1 (low risk) but is located within a Critical Drainage Area as identified by the West London Strategic Flood Risk Assessment. It is within two Air Quality Focus Areas and an Air Quality Management Area.”

Officer report

Who spoke at the meeting

An objector and a councillor spoke against the application, while the agent and architect explained the revisions and their benefits.

Members’ discussion

Members questioned neighbouring daylight, fire safety, heritage, affordable housing, parking, viability and play space, and sought stronger play-space requirements.

“With reference to paragraph 162 of the committee report, which addressed the provision of informal play space in relation to the projected child yield of 9.35 children, members expressed concern that the report merely referenced the possibility of informal play space, despite a significant shortfall in overall amenity provision.”

“As a final point, members proposed an amendment to secure improved play space provision and requested a provision to ensure the delivery of appropriate play equipment, either on-site or, where not feasible, through an off-site contribution (with specific wording to be confirmed). It was felt that the additional condition should take into account the viability and practicality of on-site provision.”

Minutes

The decision

The committee unanimously granted permission subject to the legal agreement, conditions, informatives and additional requirements for young children’s play space and nearby open spaces.

“The Committee RESOLVED to grant planning permission subject to:”

“The requirement that an off-site financial contribution to be spent on improvements to nearby open spaces which may include improvements to the open spaces themselves, the play facilities within these open spaces and/or improvements to the routes to these spaces from the application site, through an additional heads of terms to the legal agreement.”

Minutes