town centre policies background report (2015) - brent council€¦ · town centre policies...

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Town Centre Policies Background Report (2015) Contents Page

Chapter 1: Introduction 4

Policy Context 4 Survey Method 5 Structure of the Report 5 Chapter 2: Review of Existing Town Centres 6

Major Centres 6 Kilburn 7 Wembley 11 District Centres 15 Burnt Oak 15 Colindale 18 Cricklewood 21 Ealing Road 25 Kenton 29 Kingsbury 33 Neasden 36 Preston Road 39 Wembley Park 45 Willesden Green 49 Local Centres 53 Kensal Rise 53 Queen’s Park 57 Sudbury 61 Chapter 3: Proposed New Local Centres 65 Church Lane 65 Chapter 4: Review of Frontage 70 Policy Context 70 Approach 70 Vacancy Levels 71 Primary Frontage 72 Secondary Frontage 74 Neighbourhood Centres 75 Conclusions 76

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Monitoring 76 Appendix A 78 Figures

1. Change in Primary Frontage Kilburn 2. Retail Composition of Kilburn 3. Change in Primary Frontage in Wembley 4. Retail Composition of Wembley 5. Change in Primary Frontage in Burnt Oak 6. Retail Composition of Burnt Oak 7. Change in Primary Frontage in Colindale 8. Retail Composition of Colindale 9. Change in Primary Frontage in Cricklewood 10. Retail Composition of Cricklewood 11. Change in Primary Frontage in Ealing Road 12. Retail Composition of Ealing Road 13. Change in Primary Frontage in Harlesden 14. Retail Composition of Harlesden 15. Change in Primary Frontage in Kenton 16. Retail Composition of Kenton 17. Change in Primary Frontage in Kingsbury 18. Retail Composition of Kingsbury 19. Change in Primary Frontage in Neasden 20. Retail Composition of Neasden 21. Change in Primary Frontage in Preston Road 22. Retail Composition of Preston Road 23. Change in Primary Frontage in Wembley Park 24. Retail Composition of Wembley Park 25. Change in Primary Frontage in Willesden Green 26. Retail Composition of Willesden Green 27. Change in Primary Frontage in Kensal Rise 28. Retail Composition of Kensal Rise 29. Change in Primary Frontage in Queen’s Park 30. Retail Composition of Queen’s Park 31. Change in Primary Frontage in Sudbury 32. Retail Composition of Sudbury 33. Comparison of uses in local centres and Church End 34. Proportion of Vacant Frontage 35. Proportion of primary frontage in retail use 36. Proportion of Primary Frontage in non-retail use 37. Proportion of Primary Frontage in A1 and A2 use 38. Proportion of Primary Frontage in non-retail use (existing and with proposed changes) 39. Comparison of Primary and Secondary Frontage 40. Proportion of Uses within Neighbourhood Centres

Maps

1. Brent’s Town Centres 2. Kilburn Town Centre 3. Wembley Town Centre 4. Burnt Oak Town Centre

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5. Colindale Town Centre 6. Cricklewood Town Centre 7. Ealing Road Town Centre 8. Harlesden Town Centre 9. Kenton Town Centre 10. Kingsbury Town Centre 11. Neasden Town Centre 12. Preston Road Town Centre 13. Wembley Park Town Centre 14. Willesden Green Town Centre 15. Kensal Rise Town Centre 16. Queen’s Park Town Centre 17. Sudbury Town Centre 18. Church End Town Centre

Tables

1. Size of Brent’s existing local centres and Church End 2. Vacancy levels in primary frontage by centre 3. Number of units in neighbourhood centres 4. Additional Frontage to be Designated

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Chapter 1: Introduction The purpose of this report is to inform town centre policies in the Development Management Development Plan Document (DMDPD) and designations on the Policies Map, in keeping with the requirements of the National Planning Policy Framework (NPPF) (2012) and London Plan (2011). Policy Context The National Planning Policy Framework (2012) requires local planning authorities to define the extent of town centres and primary shopping areas, based on a clear definition of primary and secondary frontages in designated centres, and set policies that make clear which uses will be permitted in such locations. Similarly, London Plan policy 2.15 states boroughs should co-ordinate the development of London’s network of town centres so they provide convenient access to a competitive choice of goods and services, and identify primary and secondary shopping areas on Policies Maps. Policy 4.7 states in preparing Local Plans regular town centre health checks are to inform strategic and local policy implementation.

Map 1: Brent’s Town Centres Brent’s Core Strategy Policy 16 establishes the town centre hierarchy for Brent’s 16 centres and sequential approach to maintaining the position of centres in the retail hierarchy. The town centre categories in Brent are major town centres, district centres and local centres. The location of Brent’s centres is shown on map 1.

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Policies in the DMDPD will build on strategic policies within the Core Strategy by providing detailed policy on how the council will promote strong town centres, by ensuring a healthy diversity of uses to meet consumer needs. To fulfil the requirements of the NPPF and London Plan this report considers if the 35% upper limit on the proportion of primary frontage in non-retail use established in the UDP is still appropriate. In addition, this report includes a review of the town centre boundaries and designated primary and secondary frontage, and assesses if there has been any change in the town centre network. Survey Method To inform this review health checks were undertaken on all town centres in the borough and larger neighbourhood centres. A comparison was made to previous surveys undertaken since 2001. A total of 16 town centres were surveyed in April 2013. Surveys were carried out by officers who walked each town centres retail frontage, undertaking a photographic survey, and recording changes against the previous survey results. The survey recorded the use of units in the primary and secondary frontage including the name of the unit and its primary activity. Brent’s larger neighbourhood centres were surveyed to assess if they continued to serve a purely neighbourhood function or their role had changed to the extent they should be designated as local centres. Structure of the Report Chapter two of this report sets out detailed findings for each town centre and the implications for primary and secondary frontage and town centre boundaries. Chapter three summarises the findings of health check data for Church End neighbourhood centre and implications for Brent’s town centre network. Chapter four goes on to consider if the threshold for non-retail frontage established in the UDP is still appropriate.

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Chapter 2: Review of Existing Town Centres The primary and secondary frontage of Brent’s town centres was last reviewed in 2004 to inform the UDP and accompanying Policies Map. Since this time considerable changes have taken place in town centres and Brent as a whole. Brent’s population has increased beyond projected levels. In 2004 the population of Brent was 263,000, at the time the GLA estimated a 14% growth in Brent’s households from 101,500 in 2001 to 112,000 in 2016. This figure has already been exceeded. The 2011 Census found Brent already has 110,300 households. The increased population has significant implications for Brent’s town centres and their capacity to meet retail needs. The Brent Retail Need and Capacity Study (Feb 2006) has recommended the likely borough-wide growth in demand for shopping floor space. The study reveals that there are significant requirements for new floor space, particularly for comparison goods. It is estimated that there is scope, after taking account of existing commitments, for 27,000 sq m gross of comparison floor space (with an overall 3% increased market share scenario) and 5,200 sq m gross of convenience floor space (based on a static market share prediction) by 2016 increasing to 90,000 sq m gross of comparison and 12,500 sq m of convenience floor space by 2026. The results of this study were tested in the Scenario and Sensitivity Testing Paper on Retail Matters (September 2009). However, the recession and changes in shopping behaviour are impacting significantly on town centres. Vacancy levels in London now stand at 9.4% (Local Data Company, September 2013). This has led many commentators to suggest town centres are in a period of transition, and in future will comprise fewer retail uses. There have been calls from the London Assembly amongst others for town centre policy to allow the release of unviable secondary frontage to residential uses, and encourage a consolidated retail core. These national and local trends have informed the proposed town centre boundaries and review of the primary and secondary frontage.

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Major Centres Kilburn Kilburn is a major centre located in Brent and Camden. Within Brent Kilburn town centre is located along Kilburn High Road between Oxford Road and Kilburn Station. The secondary frontage extends west along Willesden Lane. Kilburn comprises 266 designated units in Brent, 70 of which are primary frontage and 185 secondary. Kilburn has good accessibility by tube from Kilburn Station and regular bus links to Paddington, Victoria, Oxford Circus and White City. As figure 1 illustrates the proportion of primary frontage in retail use fell in 2005 before increasing to its current level of 56.6%. Vacancy levels in the primary frontage have fallen since 2007 to the current level of 3%, which is relatively low when compared to other town centres in the borough.

Figure 1 Kilburn has a marginally higher proportion of comparison to convenience retail. The convenience retail offer includes a high proportion of greengrocers and general foodstores. The comparison offer consists of a variety of goods including footwear, clothes, electrical goods and variety stores. The majority of stores are independent; however, a number of multiples are located in the town centre including Argos and Clarks. Kilburn market makes an important contribution to the retail offer of Kilburn providing a range of comparison goods. The town centre has a high proportion of service outlets particularly takeaways, restaurants, cafes and hairdressers.

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Figure 2 Changes to Designated Frontage The existing secondary frontage is adjoined by 1A and 3 Cambridge Avenue. Three Cambridge Avenue is now occupied by a job centre and 1A by an internet café. These are town centre uses which represent a relatively small extension to the existing secondary frontage. Seventy-two to 98 Willesden Lane, currently designated as a neighbourhood centre, adjoins the secondary frontage and contains a mix of uses consistent with the existing secondary frontage. Due to its proximity and offer the centre no longer acts as a centre of purely neighbourhood significance, but now forms part of the town centre’s offer. It is recommended the neighbourhood centre is therefore designated as secondary frontage forming part of Kilburn town centre. One hundred Willesden Lane has been redeveloped as residential apartments with a ground floor retail unit, currently occupied by a Tesco Express. This unit adjoins the neighbourhood centre described above. It is proposed to designate this unit as secondary frontage due to its use and proximity to the existing centre. As set out previously the proportion of vacant primary frontage in Kilburn is reducing. This indicates the neighbourhood centre at Willesden Lane has not threatened the viability of Kilburn town centre. The designation of units on Willesden Lane as secondary frontage reflects the function they are already performing in the centre. The proposed town centre boundary as shown in map 2 on page 10 closely encompasses the primary and secondary frontage.

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Summary of Changes Existing Designations With proposed changes No. of units in Primary Frontage

70 70

No. of units in Secondary Frontage

185 202

Total No. of Units 255 272 Length of Frontage 1767.8 1908.3 Proportion of primary Frontage in A1 use

56.6% 56.6%

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Wembley Wembley is a major centre in the west area of Brent. It extends from Harrow Road west along High Road and includes units to the north of Ealing Road. Wembley is currently the largest centre in Brent with 266 units and 2157m of frontage. It is well connected to wider London by tube, overground and bus. London Midland also runs a service between Wembley and Watford Junction. As figure 3 illustrates the proportion of primary frontage in retail use fell between 2003 and 2007, and has subsequently increased and is now at 61.8%. This can be explained partly by the redevelopment of Wembley Central including the redevelopment of retail facilities. Vacancy levels have fallen since 2001 and are now at 7.6%.

Figure 3 Wembley has a higher proportion of comparison than convenience retail, as is expected of a centre of its size. The comparison retail offer comprises a combination of multiples and independents. Multiples tend to be concentrated in the primary frontage around Wembley Central. The comparison retail offer includes a high proportion of clothes shops, jewellers and a variety store. In addition to its comparison offer Wembley has a good selection of stores selling fresh food, including bakers, butchers, supermarkets and a fishmongers. Wembley also has a high proportion of service outlets. There is a particularly high concentration of takeaways, restaurants and cafes, which can be partly explained by the centres proximity to Wembley Stadium and Arena, which attract a significant number of visitors on events days. Wembley also has a high concentration of bookmakers and pawnbrokers.

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Figure 4 Changes to Designated Frontage Wembley town centre is adjoined by a neighbourhood centre comprising 21 units from 293 to 311 on the west of Harrow Road, and 300 to 324 on the east. The neighbourhood centre is now indistinguishable from the secondary frontage in Wembley town centre in terms of mix of uses. Due to its proximity and offer the centre no longer acts as a centre of purely neighbourhood significance, but now forms part of Wembley town centre’s offer. It is recommended the neighbourhood centre is therefore designated as secondary frontage forming part of Wembley town centre. Town centre uses now extend to the rear of the primary frontage along St John’s Road and Park Lane. In the case of Park Lane this has been due to the development of an apartment blocks with retail units and offices on the ground floor. In the case of St John’s Road there has been a natural extension to the primary frontage with a high concentration of retail uses in keeping with the existing primary frontage. As designated, there is currently a gap in the secondary frontage between St Joseph’s Church and Portland School along Wembley High Road. Office buildings at 349, 356-369, 370 and 508 High Road, are located between the designated frontages. In addition, Elizabeth House consists of apartments with ground floor units with permission for A1, A2 and A3 uses. To prevent a break in frontage, which could disconnect the secondary frontage to the east from the core of the town centre, and in reflection of the mix of uses on this stretch of the High Road, it is proposed to designate these units as secondary frontage. The secondary frontage on Wembley Hill Road has extended to units 33a to 35, which are now occupied by Allied Irish Bank and in A2 and B1 use. Given it has been established Wembley is the most suitable location to accommodate a major share of retail floorspace to meet the borough’s identified

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need, it is not considered these relatively small extensions to the frontage will threaten the viability of the core frontage. The town centre boundary was recently reviewed in the Wembley Area Action Plan. It is not proposed to make any further changes to the town centre boundary. Summary of Changes Existing Designations With proposed changes No. of units in Primary Frontage

102 131


204 212

Total No. of Units 306 343 Length of Frontage 2157 2582 Proportion of primary Frontage in A1 use

61.8% 62.3%

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District Centres

Burnt Oak Burnt Oak is a district centre that is located within the London Boroughs of Brent, Barnet and Harrow. The section of Burnt Oak falling within Brent comprises 28 units running along Burnt Oak Broadway between Holmstall Avenue and Stag Lane. Ten of these units are designated as primary frontage and 22 as secondary. Burnt Oak centre is accessible by tube and by bus to Watford, Kilburn, Edgware, Wembley and Willesden. The section of Burnt Oak falling within Brent is on the edge of the town centre and therefore a 10 to 15 minute walking distance from the nearest tube station. The primary frontage in Burnt Oak has changed significantly since 2001. In 2007 and 2009 the proportion of vacant frontage was over 30%, and a very low proportion of frontage was in retail use. Since this time the centre has improved significantly, due in part to the opening of a Peacocks clothes shop, which now occupies a significant length of the primary frontage.

Figure 5 As illustrated by figure 6 the portion of Burnt Oak within Brent has a small proportion of convenience and comparison retail. The limited offer includes an off licence, clothes shops, furniture shops and grocers. It is dominated by services such as estate agents, restaurants, cafes and betting shops. This is reflective of the peripheral location to the core of Burnt Oak town centre. The core has a higher proportion of convenience and comparison retail which meets the needs of residents.

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Figure 6 Changes to Designated Frontage Cohen Court has recently been redeveloped as apartments, with 92m² of commercial floor space on the ground floor with permission for Use Class A1 and A2. Once occupied the units will form a natural continuation of the secondary frontage. One Burnt Oak Broadway, which is also embedded within the secondary frontage but not designated, is occupied by a Bingo Hall a town centre use. It is proposed, due to the nature of these uses, and to ensure a continuous frontage these are designated as secondary frontage. As the bingo hall complements the existing mix of town centre uses within Burnt Oak designation of this building as secondary frontage will not undermine the viability of the core town centre. Equally, the lack of vacant units in the primary frontage, and the increased demand which will be created from the new residents of Cohen Court suggest the designation of additional space appropriate for A1 and A2 uses will not undermined the viability of the core town centre. The proposed town centre boundary closely encompasses the primary and secondary frontage. Summary of Changes No. of units in Primary Frontage

10 10


18 20


63.6% 63.6%

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Colindale/The Hyde Colindale/The Hyde is a district centre located on the north east boundary of Brent. The centre comprises 60 units (26 designated as primary and 34 as secondary) on the west of Edgware Road in Brent; the remainder of the centre on the east of Edgware Road is within Barnet. Colindale is less accessible than Brent’s other centres. The closest tube station, Colindale Station, is over a 20 minute walk away. The centre is located on a bus route with regular buses going north towards Stanmore and Edgware and south east to Kilburn and Cricklewood. As figure 7 indicates the primary frontage in retail use in Colindale has remained at a similar level since 2001. The proportion of vacant frontage has reduced and there is currently no vacant primary frontage.

Figure 7 Colindale has a high proportion of service outlets as shown by figure 8. There is a high concentration of betting shops, hairdressers and restaurants. Despite the low proportion of convenience stores Colindale does have a good mix of fresh food outlets including bakers, grocers, foodstores and supermarkets.

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Figure 8 Changes to Designated Frontage The existing secondary frontage is adjoined by an office block at 1-6 Watling Gate. As office development is a town centre use and this forms a natural extension to the existing frontage it is proposed the property is designated as secondary frontage. As the office block complements the existing mix of town centre uses designation of this building as secondary frontage will not undermine the viability of the core town centre. Equally, the lack of vacant units in the primary frontage suggests the designation will not undermined the viability of the core town centre. The proposed town centre boundary closely encompasses the primary and secondary frontage. Summary of Changes No. of units in Primary Frontage

26 26


34 40


53.8% 53.8%

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Cricklewood

Cricklewood is a district centre on the eastern boundary of Brent. The centre comprises 110 designated units (67 primary and 43 secondary) on the west of Edgware Road, the remainder of the centre on the east of Edgware Road is within Barnet and Camden. The centre is a short walk from Cricklewood station and has good bus links to Brent Cross, Finchley, Sudbury, Ealing Broadway, Hammersmith and Victoria. The proportion of vacant primary frontage peaked in 2009 at 13.2% but has subsequently fallen to 2.9%. This is relatively low when compared to other town centres in the borough. The proportion of primary frontage in A1 retail use has increased since 2007.

Figure 9 As illustrated by figure 10 Cricklewood has a high proportion of service outlets. It also has a high proportion of cafes, restaurants, takeaways and hairdressers. Despite the low proportion of convenience retail Cricklewood does have a good mix of fresh food outlets including bakers, grocers, butchers and foodstores. Convenience outlets include furniture, household goods and clothes shops.

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Figure 10 Changes to Designated Frontage Since the designations in Cricklewood were last reviewed the frontage in town centre use has extended northwards from 243 to 299 Cricklewood Broadway. These units now include a high proportion of retail uses, including furniture shops, clothes shops and a butchers. There has also been considerable change to the character of the adjoining secondary frontage. The frontage extending from 219 to 299 Cricklewood Broadway now comprises 78% retail uses. Due to the high proportion of retail uses which make an important contribution to the centres offer, and central location it is proposed to designate this length as primary frontage. A restaurant occupies 301 Cricklewood Broadway. Due to its use and peripheral location it is proposed this unit is designated as secondary frontage. One Cricklewood Broadway is in use as a hotel. As a hotel is a town centre use and forms a logical end to the secondary frontage it is proposed to designate this unit as secondary frontage. The low level of vacancies in the existing primary frontage and increase in retail uses indicates designation of this additional frontage will not undermined the viability of the core town centre. The retail uses from 243 to 301 Cricklewood Broadway make an important contribution to the centres comparison retail offer. It is proposed the town centre boundary closely encompasses the primary and secondary frontage. Summary of Changes Existing Designations With proposed changes No. of units in Primary 67 80

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Frontage No. of units in Secondary Frontage

43 45


59.1% 67.4%

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Ealing Road Ealing Road is a district centre located in the south west of the borough. It is located on the east and western side of Ealing Road and separated from Wembley town centre by a length of residential and community uses. It is one of Brent’s smaller centres comprising 75 designated units, 68 of which are designated as primary frontage and seven as secondary. Ealing Road is a vibrant centre specialising in Asian goods. It has the third lowest vacancy rates in the borough, with only 1.1% of the total frontage and 1.4% of primary frontae being vacant. It also has the highest proportion of primary frontage in retail use in the borough. As figure 11 indicates the proportion of primary frontage in retail use fell significantly in 2005 and has subsequently been gradually increasing. Vacancy levels peaked in 2005 and have been falling gradually. This indicates since 2005 Ealing Road has become an increasingly viable centre, and continues to improve.

Figure 11 Ealing Road has a healthy mix of uses, as indicated by figure 12. The centre has a particularly high proportion of comparison stores. This is reflective of Ealing Road’s role as a centre specialising in Asian goods, particularly clothing and jewellery. The centre also has a high proportion of convenience stores, including grocers, butchers and general foodstores. The centre meets the day-to-day shopping needs of local residents in addition to providing a wide selection of specialist comparison goods which attracts shoppers from outside of the area.

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Figure 12 Changes to Designated Frontage On the eastern side of Ealing Road the frontage has extended to the north and south. To the north the site which formerly contained 93 to 97 Ealing Road has been redeveloped as Windsor House, a modern apartment block with ground floor units with permission for a 174m² retail unit and 109m² office units. It is anticipated due to the level of demand in Ealing Road these recently completed units will be occupied in the near future. To the north of Windsor House 87 and 87A Ealing Road now contain town centre uses including a money transfer and courier service. The Chequers House development to the south of Ealing Road comprises an apartment block and ground floor A1 units. All units are fully occupied and contain Indian clothes and jewellery shops, which contribute to the character of the area and critical mass of uses. The low vacancy levels in the existing primary frontage indicate the extension of the frontage to the north and south has not undermined the viability of the core town centre. It is proposed the town centre boundary closely encompasses the primary and secondary frontage. Summary of Changes Existing Designations With proposed changes No. of units in Primary Frontage

68 71


7 11

27


75.6% 84.7%

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Harlesden

Harlesden is a district centre in the south of the borough. It’s one of Brent’s largest district centres, with 215 designated units (125 designated as primary and 90 as secondary) extending from High Street Harlesden north to Craven Park Road and east along Park Parade. Willesden Junction and Harlesden stations are a 15 minute walk from the town centre. The centre is also well served by bus. The proportion of primary frontage in retail use in Harlesden has fluctuated and is currently at its highest level in the last 12 years. Although vacancy levels have decreased significantly since 2001 they remain high. Harlesden has the fourth highest proportion of vacant primary frontage in the borough, and the third highest proportion of total vacant frontage.

Figure 13 Harlesden has a high proportion of service outlets as indicated by figure 14. It has a particularly high proportion of hairdressers and takeaways. Harlesden has a higher proportion of comparison than convenience stores. Comparison retail provision includes a number of clothes shops and variety stores. The centre also had a good mix of stores selling fresh food including bakers, butchers, grocers and supermarkets.

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Figure 14 Changes to Designated Frontage The proposals and Planning Framework for Old Oak Common, produced by the GLA in conjunction with boroughs, presents an opportunity to drive the regeneration of Harlesden town centre. A new High Speed 2 (HS2) and Crossrail station at Old Oak by 2026 will potentially make it one of the best connected railway stations in the UK. This could give rise to significant potential for economic development, jobs growth and new homes. The Framework establishes a 30-year vision to transform the Old Oak area with up to 90,000 jobs and up to 19,000 new homes, schools, open spaces, shops and leisure facilities. To maximise the potential benefits and attract footfall to Harlesden town centre, it is proposed to improve the link between the centre and Old Oak via Willesden Junction. To facilitate this it is proposed to extend the town centre boundary along Station Road towards Willesden Junction, and designate frontage comprising town centre uses along this route as secondary frontage. A concentration of town centre uses extends beyond the existing designated frontage along Craven Park Road, High Street, Manor Park Road and Park Parade. These lengths of frontage are peripheral to the town centre and contain a high proportion of vacancies, suggesting there is not sufficient demand to sustain these units. It is not proposed to extend the boundary to include these uses at this time. Eighty-six High Street, which is in use as a takeaway, and 2 Wendover Road, which contains a post office, adjoins the existing primary frontage. Both premises are embedded within the primary frontage; therefore it is proposed to designate them accordingly.

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It is proposed the town centre boundary closely encompasses the existing frontage, car parking which serves the town centre, and extends to the south towards Willesden Junction. Summary of Changes Existing Designations With proposed changes No. of units in Primary Frontage

125 127


90 134

Total No. of Units 215 261 Length of Frontage 1505 1893.8 Proportion of primary Frontage in A1 use

64.6% 64.9%

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Kenton Kenton is a local centre located on Brent’s northern boundary. The centre comprises 53 designated units on the southern side of Kenton Road, 28 of which are primary and 25 secondary. The remainder of the centre is in the London Borough of Harrow. Kenton is accessible by overground and underground via Kenton Station, there is a limited bus service, which connects Kenton to the surrounding area. The proportion of primary frontage in Kenton in retail use has historically been low. Whilst the proportion of vacant primary frontage has reduced significantly since 2001 and is now at zero, the proportion of frontage in retail use remains the lowest in the borough.

Figure 15 Kenton has a very low proportion of convenience and comparison retail in its designated frontage. Service outlets, including a high concentration of estate agents, restaurants and pubs, dominate the centre. Despite this Kenton does include three foodstores, which provide access to fresh food. The convenience offer is limited to charity shops, motorparts, a clothes shop and decorating supplies.

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Figure 16 Changes to Designated Frontage A Sainsbury’s Supermarket is located on Kenton Road in close proximity to the existing primary frontage. The supermarket makes an important contribution to Kenton’s currently limited retail offer. It is proposed to designate the supermarket as primary frontage to afford it protection. The lack of vacant primary frontage indicates the supermarket has not undermined the viability of the core town centre. Two Draycott Avenue to the rear of the existing primary frontage is now in use as an accountants practice. It is proposed to designate this unit as secondary frontage to reflect its current town centre use. The lack of vacant premises in the secondary frontage indicates this will not undermined the viability of the town centre. Summary of Changes Existing Designations With proposed changes No. of units in Primary Frontage

28 29


25 26


34.5% 66.9%

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Kingsbury

Kingsbury is a district centre located to the north of the borough. The centre extends along Kingsbury Road from Roe Green Park to the roundabout which connects to Fryent Way. Kingsbury is accessible by tube on the Jubilee Line and connected by bus to Edgware, Harrow, Golders Green and Alperton. Kingsbury is one of Brent’s larger town centres with 136 designated units, 110 are designated as primary and 26 secondary. As figure 17 indicates the proportion of primary frontage in retail use in Kingsbury has fluctuated since 2001, whilst remaining above 50%. Vacancy levels in primary frontage peaked in 2001 and again in 2009, but overall have remained low.

Figure 17 Kingsbury has a high proportion of convenience and comparison retail. The town centre has a wide fresh food offer, which includes bakers, butchers, grocers, fishmongers and supermarkets. Convenience retail outlets tend to be small-scale independents selling items such as jewellery, clothes and electrical goods. Service outlets include a high proportion of restaurants and cafes, hair and beauty salons, banks and betting shops.

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Figure 18 Changes to Designated Frontage 664 - 666 Azure Court, Kingsbury Road has been redeveloped into apartments with a ground floor Tesco Supermarket. The supermarket forms an extension to the primary frontage to the west of Kingsbury Road. The low vacancy levels in the existing primary frontage indicate the extension of the frontage to the west has not undermined the viability of the core town centre. It is proposed the town centre boundary closely encompasses the primary and secondary frontage, the service area of the new Tesco supermarket and Kingsland Hotel. Summary of Changes Existing Designations With proposed changes No. of units in Primary Frontage

110 111


26 26


59% 60.9%

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Neasden

Neasden is a district centre located in the north east of Brent. The centre comprises 112 designated units designated (80 designated as primary and 32 secondary). The centre is intersected by the North Circular Road. Public transport links to Neasden are limited. The nearest tube station is over a 30 minute walk away. Bus stops are located on the edge of the centre. As figure 19 illustrates the proportion of primary frontage in retail use has historically remained low. The centre also has the second highest proportion of vacant primary frontage in the borough. This indicates Neasden is a struggling district centre.

Figure 19 Neasden has a high proportion of service outlets and limited retail offer. There is a particularly high concentration of takeaways, hairdressers and estate agents. Despite the low proportion of retail outlets the centre does provide a small convenience offer which includes grocers, small supermarkets, butchers and a baker. The limited comparison offer includes a variety store, hardware shop and electronic shops.

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Figure 20 Changes to Designated Frontage A number of additional town centre uses have developed to the west of the North Circular Road. Including solicitors at 451-453, professional and financial services between 439 and 445 and a mini-cab office on 447 North Circular Road. In addition 311 Neasden Lane North is now a sign shop. It is proposed to designate these units as secondary frontage to reflect their use and location adjoining the existing secondary frontage. These uses are complementary to the primary frontage therefore, it is not anticipated they will detract from the existing core of the centre. Vacancy levels indicate there is insufficient demand for the town centre boundary to extend beyond the existing frontage. It is proposed the town centre boundary closely encompass the designated frontage and excludes adjoining residential units. Summary of Changes Existing Designations With proposed changes No. of units in Primary Frontage

80 80


32 38


46.7% 46.7%

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Preston Road Preston Road is a district centre located in the north west of the borough. The centre extends along the east and west of Preston Road from Carlton Avenue East to The Avenue. It is accessible by bus and Preston Road tube station. Preston Road has 97 designated units, including 77 designated as primary frontage and 20 as secondary. As indicated by figure 21 the proportion of frontage in retail use has remained relatively steady, falling in 2007 before gradually increasing. Vacancy rates in primary frontage have remained low. There are currently no vacancies in the primary frontage.

Figure 21 Preston Road has a wide range of convenience stores, including bakers, butchers, greengrocers and two supermarkets. In addition, the centre has a range of comparison stores typical of a centre of its size, which include florists, electrical goods and home furnishings. There are a high proportion of service outlets, particularly beauticians, estate agents and takeaways.

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Figure 22 Changes to Designated Frontage 3 – 7 Lincoln Parade has recently been converted from a community use to a supermarket and small café. The units adjoin secondary frontage and contain a high proportion of retail. There is only one vacant unit in Preston Road located in secondary frontage; this indicates the extension of the frontage south has not undermined the viability of the core town centre. It is proposed the town centre boundary closely encompasses the frontage. Summary of Changes Existing Designations With proposed changes No. of units in Primary Frontage

77 77


20 22


53.9% 53.9%

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Wembley Park Wembley Park is a district centre located north of Wembley town centre. It is a relatively small district centre with 86 units in designated frontage (27 designated as primary frontage and 67 as secondary). The centre has good links to the borough and wider London by bus, over ground and underground from Wembley Park station. North of the station, the centre extends along Bridge Road and Forty Avenue. To the south, the centre extends along Wembley Park Drive and Empire Way. As figure 23 illustrates the proportion of primary frontage in retail use has fluctuated significantly, peaking in 2009 and falling to 35.4% in 2013. With the exception of 2007 the proportion of vacant primary frontage has remained relatively low and is currently at 4.4%.

Figure 23 As currently designated, Wembley Park has a low proportion of convenience and comparison retail. The convenience retail offer includes a range of fresh food outlets. The limited convenience offer includes a jewellers, florists, card shop and camera shop. Wembley Park has a high proportion of service outlets in particular takeaways and restaurants, reflecting the centres proximity to visitor attractions such as Wembley Stadium and the Arena. However, only taking account of the designated frontage does not give a true reflection of Wembley Park’s retail offer. Since the designated frontage was last reviewed an Asda Superstore and retail park has opened. This has enhanced Wembley Park’s comparison and convenience retail offer.

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Figure 24 Changes to Designated Frontage Since the centres frontage was last reviewed an Asda Superstore has been developed on Forty Lane in close proximity to the primary frontage. It is proposed the store is designated as primary frontage due to its location and contribution to the retail offer. The Torch Public House fronts on to Bridge Road and forms a link between the existing primary frontage and Asda Superstore. Due to its town centre use and location, it is proposed the Torch Public House is designated as primary frontage. In addition there are a number of units which adjoin or are in close proximity to existing secondary frontage and now contain town centre uses including 1A Elmside Road which is in A1 use and 1 Empire House on Wembley Park Drive which is an Irish bar. Stadium Retail Park has also been developed since the centres frontage was last reviewed. The retail park fronts on to Wembley Park Drive and comprises four retail units and one takeaway. The Wembley Area Action Plan policy W 13 identifies the site as being appropriate for mixed-use development including retail, office and student accommodation, leisure and a limited amount of residential. In keeping with the Area Action Plan it is proposed to include the retail park in the town centre boundary, however, as the units are set back from the frontage and the long-term ambition is for the site to be redeveloped for mixed uses it is not proposed to designate the retail units as primary or secondary frontage. It is proposed the town centre boundary follows that proposed in the Area Action Plan but also encompasses the Asda Superstore and car parking to reflect the contribution this supermarket makes to the town centre retail offer. The low vacancy rates indicate the retail park and superstore has not undermined the viability of the core town centre.

47


19 21


67 69


35.4% 40.7%

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Willesden Green Willesden Green is located in the south of Brent. It’s Brent’s largest district centre comprising 220 units in designated frontage (169 in primary and 51 in secondary). Willesden Green extends from Willesden Green station along Walm Lane and the High Road as far as Villiers Road. The centre has good transport links by bus and tube from Willesden Green station.

Figure 25 Willesden Green has a high proportion of service outlets, particularly takeaways, cafes, restaurants, estate agents and hairdressers. The centre has a higher proportion of comparison outlets than convenience. The convenience offer includes a variety of fresh food outlets including bakers, grocers, butchers and a Sainsbury’s Supermarkets. The convenience offer comprises mostly smaller scale independents, selling a variety of goods including clothes, electrical goods and furniture.

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Figure 26

Changes to Designated Frontage When the frontage at Willesden Green was last fully reviewed the centre had undergone a period of decline. For this reason the designated frontage was limited to preserve the viability of the core. A concentration of town centre uses continue to extend beyond the existing designated frontage along Dudden Hill Lane and the High Road. These lengths of frontage are peripheral to the town centre and contain a high proportion of vacancies, suggesting there is not sufficient demand to sustain these units. The high proportion of vacancies within Willesden Green’s existing frontage also indicates extending the town centre boundary and designated frontage may further threaten the viability of the centre. It is therefore proposed only to designate additional frontage, which is in town centre use and in close proximity to existing frontage. Electric House, which adjoin the primary frontage currently, contains offices which are a town centre use. Planning permission has been granted to demolish Electric House and develop 25 residential apartments and 383sqm of retail floorspace on the groundfloor. It is proposed to designate the property as secondary frontage to reflect its location adjoining the existing frontage and that the groundfloor will contain a town centre use. Since the frontage was last reviewed a Sainsbury’s Superstore has been developed on the High Road. The supermarket makes an important contribution to Willesden Green’s convenience retail offer. Due to its location to the rear of the existing primary frontage it is proposed to designate the supermarket as secondary frontage. It is proposed the town centre boundary encompasses the frontage and former site of the Willesden Green Library and car parking. This site is embedded within the primary frontage and is to be redeveloped as a library and cultural centre.

51


169 169


51 53


49.1 49.1

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Local Centres Kensal Rise

Kensal Rise is a local centre located in the south east of the borough. It has 84 designated units, 35 of which are primary frontage and 49 secondary. It is Brent’s largest local centre extending along Chamberlayne Road and Station Terrace. Kensal Rise has good links to the rest of the borough by bus, and wider London via overground and underground from Kensal Green station. As figure 27 illustrates Kensal Rise has improved significantly since 2001 when the proportion of vacant primary frontage was 21.6%. Since this time vacancies have declined significantly and there has been an increase in the proportion of primary frontage in retail use. Kensal Rise now has the highest proportion of primary frontage in retail use of all of Brent’s local centres.

Figure 27 Unlike typical local centres Kensal Rise has a higher proportion of comparison than convenience stores. The centre also offers a range of fresh food outlets. Convenience stores tend to be small scale and independent. The proportion of service outlets in Kensal Rise is also high and includes a concentration of cafes, restaurants and estate agents.

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Figure 28 Changes to Designated Frontage Since the frontage on Kensal Rise was last reviewed the centre has extended considerably. This and the reducing vacancy rates indicate the health of the centre has improved significantly. The secondary frontage has extended to the west from one to 14 Station Terrace. These units now comprise a mix of A1, A2 and B1 uses in keeping with the existing secondary frontage on Station Terrace. To the north the centre has extended from 108 to 124 Chamberlayne Road. These units contain a mix of A1 and D1 uses in keeping with the character of the secondary frontage. In addition 101 Chamberlayne Road adjoins the secondary and primary frontage and contains an A2 use. It is therefore proposed to designate this as secondary frontage. Twenty-nine to 33 Chamberlayne Road has been redeveloped as an apartment with ground floor units now containing a supermarket and restaurant. Adjoining the new apartments is 35 Chamberlayne Road, which contains a small bakery. These units make an important contribution to the offer of the existing centre and form a natural extension to the secondary frontage. Town centre uses extend long 6 to 30 Chamberlayne Road, currently designated as a neighbourhood centre, 1 to 43 Kilburn Lane encompassing the Quadrant to 750 Harrow Road. Vacancy levels in this length of frontage are extremely high at 25%. It is not proposed to extend the centre to encompass these peripheral units as the high levels of vacancies indicate this would impact on the viability of the centre. It is proposed the town centre boundary closely encompasses designated frontage. The boundary also includes land opposite Linden Avenue, Station Terrace which has permission for residential development with ground floor retail uses.

55


35 35


49 71


58.3% 58.3%

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Queen’s Park

Queen’s Park is a local centre in the south east of the borough. It extends northwards from Queen’s Park station along Salusbury Road. The centre is accessible by underground, overground and well connected by bus to Wembley Park, Cricklewood, Swiss Cottage, Shepherd’s Bush and City of London. It is one of the smallest centres in Brent with 44 designated units, all of which are designated as primary frontage. As figure 29 indicates the proportion of primary frontage in retail use has fluctuated since 2001, whilst always remaining at 50% or above. Vacancy levels have increased gradually since 2005, but at 4.6% remain relatively low when compared to other town centres in the borough.

Figure 29 Queen’s Park has a relatively high proportion of convenience and comparison retail when compared to other centres in the borough. A bakers, greengrocers, small supermarket, off-licences and newsagents meet the day-to-day needs of local residents. Since the primary and secondary frontage was last reviewed a Sainsbury’s Supermarket has opened outside of the designated frontage, which further improves provision of fresh food on Queen’s Park. Comparison outlets are generally small scale and independent and include a bookshop, florists and clothes shop. The centre has a high concentration of cafes, restaurants and hairdressers, reflective of the relatively high income of residents and their level of disposable income.

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Figure 30 Changes to Designated Frontage Since the town centre was last reviewed the designated frontage has extended northwards along Salusbury Road. Units 64 to 82 on the west of Salusbury Road now comprise a mix of town centre uses including offices, estate agents and a public house. Units 105 to 121 on the eastern side of Salusbury Road include offices and a supermarket. The frontage is secondary in character being located in a peripheral location and having a low proportion of retail uses. The low proportion of vacancies in the primary frontage indicates the extension of the frontage has not undermined the viability of the core town centre. The uses in the proposed secondary frontage complement the existing primary frontage. For example the high proportion of offices increases the customer base for the existing retail offer. It is proposed the town centre boundary encompasses designated units, the police station and library, which are embedded within the primary frontage, and a site to the south of the station which is identified in the Queen’s Park Area Supplementary Planning Document for redevelopment including town centre uses. Summary of Changes Existing Designations With proposed changes No. of units in Primary Frontage

44 44


0 10

59


53.6% 53.6%

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Sudbury Sudbury is a local centre located to the west of the borough. It extends along Harrow Road and Watford Road to the east. It has good transport links being adjacent to Sudbury and Harrow tube station and with regular bus services to Wembley. Sudbury town centre comprises 64 designated units, 35 of which are designated as primary frontage and 29 as secondary. As figure 31 indicates the proportion of primary frontage in retail use has declined since 2003, whilst vacancy rates have fluctuated. The current proportion of primary frontage in retail use is 37.9%, the third lowest in the borough. Sudbury also has the highest vacancy rates in the borough.

Figure 31 Sudbury has a low proportion of convenience stores; however, it does contain a supermarket, a number of grocers and butchers, which meet the day-to-day needs of local residents. As expected in a centre of its size Sudbury has a low proportion of comparison stores. There are a small number of comparison stores selling electrical goods, vehicle accessories and parts. The majority of units in Sudbury provide services. There is a particularly high concentration of takeaways, restaurants, estate agents, betting shops and hairdressers.

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Figure 32 Changes to Designated Frontage Units at 735 Harrow Road have been redeveloped as modern apartments with ground floor retail and office units, which are occupied by a Tesco Express and marketing suite for a letting agent. This represents an extension of the primary frontage to the south. The supermarket makes an important contribution to the limited convenience retail offer in Sudbury, and would benefit from protection through designation as primary frontage. To the south of Harrow Road units 709 to 719 now contain town centres uses, including estate agents, takeaways, hardware shops and a newsagents. The mix of uses in this length of frontage is typical of secondary frontage. To the east of Harrow Road 782 and 782A now contains a shipping agent and car showroom. These uses form a natural extension to the existing frontage. The historic high levels of vacancies in Sudbury indicate the recent development of these town centre uses outside of the primary and secondary frontage has not undermined the viability of the core town centre. In addition, the new apartment block will bring a new customer base to Sudbury. The addition of a small supermarket improves the existing offer, and designation would help to protect this provision. It is proposed the town centre boundary reflects the boundary identified in the Sudbury Town Neighbourhood Plan. Summary of Changes Existing Designations With proposed changes No. of units in Primary 35 37

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Frontage No. of units in Secondary Frontage

29 37


37.9% 47.8%

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Chapter 3: Proposed New Local Centres

In keeping with London Plan policy 2.15, the appropriateness of the town centre hierarchy identified in Core Strategy policy 16 has been assessed as part of this review. This involved undertaking health checks of Brent’s larger neighbourhood centres to identify if they continue to serve a purely neighbourhood function, or should now form part of the town centre hierarchy.

Health Check data found that Church End centre now displays the characteristics of a local centre. Church End comprises 76 units and 503.4m of frontage, which as the table below indicates makes it larger than Sudbury and Queen’s Park local centres.

Local Centre No. of units Length of Frontage (M)

Kensal Rise 85 535 Church End 73 503.4 Sudbury 64 402.1 Queen's Park 44 305.8 Table 1: Size of Brent’s existing local centres and Church End

As figure 33 indicates, the mix of uses within Church End is broadly comparable to that of existing local centres in Brent, with the exception of vacancy levels and none A uses. Church End has a vacancy level of over 20%, whilst other local centres are around 5% or lower. The high vacancy levels could in part be attributed to Church End not being designated as a town centre, meaning when the sequential test is applied it would not be considered appropriate for main town centre uses unless a developer could demonstrate development could not be accommodated in nearby town centre or edge of centre locations. This discourages further town centre development in Church End. In addition the high proportion of non A uses could be attributed to policies relating to primary frontage not applying to the centre, only a small proportion of the units were previously identified as a neighbourhood centre and would therefore be subject to a limit on non-retail uses.

Failure to give Church End town centre status is likely to result in increasing vacancy levels and loss of town centre uses. This will impact on service provision for residents and the viability of the centre.

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Figure 33 The closest town centre to Church End is over 800m away in Harlesden, this equates to a 20-minute walk for an able bodied person. This is not considered an appropriate distance to access convenience goods and services.

The map below indicates a 500m (shown in red) and 1000m (blue) buffer zone around Church End and the existing local centres of Queen’s Park and Kensal Rise. When compared to existing local centres Church End is comparable to Kensal Rise in terms of proximity to other town centres. Queen’s Park is in closer proximity to alternative town centre provision at Kilburn, which is just over 500m away. This indicates that the catchment for Church End is comparable to other local centres, suggesting it can be sustained without impacting on the closest district centres at Willesden Green, Harlesden and Neasden. As a local centre Church End would provide a different offer to the closest district centre with a higher concentration of convenience retail, in contrast to Willesden Green and Harlesden which as illustrated in the previous chapter have a higher proportion of comparison provision.

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It is therefore proposed to designate Church End as a local centre in the town centre hierarchy to support its role in providing local access to convenience goods. This is in keeping with National Planning Policy Framework and London Plan policy 2.15, which states boroughs should co-ordinate the development of London’s network of town centres so they provide convenient access to a competitive choice of goods and services. It is also in keeping with the objective of the London Plan to create lifetime neighbourhoods, which provide services to all regardless of age, health or disability. The proposed frontage and town centre boundary is identified on the map below. It is proposed to designate 189 to 203 (odd numbers) and 176 to 224 (even numbers) Church Road as primary frontage to reflect the central location of this length of frontage and higher proportion of retail uses. The proposed secondary frontage comprises 37 units, which contain a more varied mix of uses and are peripheral. The town centre boundary encompasses Church Road car park site and adjoining land which it is proposed be redeveloped for 34 residential dwellings and ground floor A1/A3/B1 and D1 uses and a new market. In light of the high proportion of vacant frontage the town centre boundary does not encompass other peripheral town centre uses to promote a consolidated retail core.

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Chapter 4: Review of Frontage

Brent’s UDP (2004) contains two policies which set limits on the proportion of non-retail frontage. These are:-

Policy SH7 (Change of use from retail to non-retail) states applications should not generally increase the proportion of non-retail frontage to over 35%. However, if vacancy rates exceed 10% of primary frontage then changes of use to non-retail may be permitted up to a maximum of 50%.

Policy SH16 (Local Centres) which states within local shopping centres (now referred to as neighbourhood centres) non-retail uses will be permitted where the proposed use is considered appropriate or provides an essential service to visiting members of the public and will result in no more than 35% of the shop units being in non-retail use. Where vacancy rates are 10% of units, or more, further appropriate non-retail uses may be allowed up to a maximum of 50% of units.

The UDP sets no limit on non-retail uses within the secondary frontage. To inform town centres policies in the DMDPD a review has been undertaken to assess if the limit on non-retail frontage established in the UDP is still appropriate in light of changes in planning policy, health check data and retail need. It also takes into account the introduction of Class D in the General Permitted Development Order in 2015, which allows shops (use class A1) to change to financial and professional services (use class A2) without planning permission. Policy Context Since the UDP was adopted in 2004 there have been significant changes to national and regional planning policy with the introduction of the NPPF and revisions to the London Plan. However, the policy approach is still to protect the retail function of town centres. The NPPF (2012) states local planning authorities are to promote competitive town centres that provide customer choice and a diverse retail offer, whilst London Plan policy 2.15 states town centres should provide a competitive choice of goods. More recently the Mayor's Town Centre Supplementary Planning Guidance (2014) advised retail must remain the core function of town centres to ensure adequate provision and choice for shoppers. Policy SH16 applies to local centres. These centres were reclassified as neighbourhood centres in Core Strategy policy CP 16 in recognition that they comprise small parades of shops of purely neighbourhood significance. Although under the NPPF (2012) definition they are not town centres they provide an important role in meeting day-to-day needs. The NPPF (2012) acknowledges planning policies should guard against the unnecessary loss of valued facilities and services, particularly where this would reduce the community’s ability to meet its day to day needs. Similarly the London Plan recognises the importance of access to local shops in creating lifetime neighbourhoods, which provide services to all regardless of age, health or disability. There is therefore a need to protect the convenience retail function of neighbourhood centres.

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Although permitted development rights now allow the conversion of A1 uses to A2 uses, in the policy context it is still considered necessary to protect a proportion of primary frontage for these uses to ensure centres continue to guard against the loss of valued facilities and services. Approach Using the town centre health check data the following has been identified for each town centre:-

The proportion of vacant primary frontage. The proportion of vacant total frontage. The proportion of primary frontage in non-retail use The proportion of primary frontage in A1 and A2 use. Changes to frontage since 2001. The proportion of primary frontage in non-retail use when taking into account

proposed changes to the designated frontage.

Health checks were also undertaken on a sample of neighbourhood centres. For these centres the proportion of units in non-retail use and vacancy levels were reviewed. Town Centres Vacancy Levels Vacancy levels within the primary frontage are far lower than the national average of 14.1% and below the London average of 9.4% (Local Data Company, September 2013) as shown in table 2. Centre Type

Centre Name Vacancy levels (%)

Major Kilburn 3.0 Wembley 6.9

District Burnt Oak 0.0 Colindale 0.0 Cricklewood 2.9 Ealing Road 1.4 Harlesden 5.6 Kingsbury 1.0 Neasden 8.3 Preston Road 0.0 Wembley Park 4.4 Willesden Green 4.2

Local Kensal Rise 2.8 Kenton 0.0 Queen's Park 4.6 Sudbury 9.3

London Average 9.4

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National Average 14.1 Table 2: Vacancy levels in primary frontage by centre Figure 34 on page 72 shows the proportion of vacant primary frontage and total frontage. Overall the proportion of vacant frontage in Brent’s town centres is relatively low. Three centres (Colindale, Preston Road and Kenton) have no vacant primary frontage. Burnt Oak has a high level of vacant secondary frontage due to one large vacant unit which is currently being redeveloped.

Figure 34 Primary Frontage Figure 35 shows the change in proportion of primary frontage in retail use since 2001. In the majority of centres the proportion of frontage in retail use fell in 2007 during the financial crisis, and has subsequently increased significantly. The exception to this general trend is Kingsbury, Willesden Green and Kenton where the proportion of retail use has fallen marginally since 2007.

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Figure 35 Currently the proportion of primary frontage in non-retail use varies considerably by centre. Ealing is the only centre which meets the target set in UDP policy SH7 of less than 35% of the primary frontage in non-retail use. In five centres a higher proportion of the primary frontage is in non-retail uses than retail uses.

Figure 36

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The proportion of primary frontage in A2 use in Brent’s town centres on average is 17.4%, however, in Wembley Park the proportion is 39.5%. With the exception of Wembley Park all centres have a higher proportion of A1 than A2 use as llustrated in figure 37. The average proportion of primary frontage in A1 and A2 use combined is 71.3%. Taking into account changes in the use class order which remove pay day loan shops and betting shops from the A2 use class, the average proportion of frontage in use class A1 and A2 is 67.1%.

Figure 37 Given the considerable changes which have taken place in Brent’s town centres since the designated frontage was last reviewed figure 36 does not give a true reflection of the centres’ retail core. As figure 37 shows, when taking into account proposed changes to the centres outlined in chapter 2 the proportion of primary frontage in non-retail use reduces. The difference is particularly marked in Kenton where the development of a supermarket has significantly boosted the centres retail offer. Taking into account the proposed changes the proportion of primary frontage in non-retail use is at 35% or below in 4 of Brent’s 16 centres.

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Figure 38 Secondary Frontage As figure 38 indicates the secondary frontage has a higher proportion of non-retail uses and a more diverse mix than the primary frontage. The only exceptions to this are Ealing Road, which due to changes in use the secondary frontage now comprises only A1 uses and Wembley Park where a higher proportion of secondary frontage now contains retail uses. Queen’s Park is omitted from this graph as it does not currently contain any designated secondary frontage.

Figure 39

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Neighbourhood Centres Figure 39 shows the proportion of uses within a sample of Brent’s neighbourhood centres. As the figure illustrates the mix of uses varies considerably. Many of the centres have a high proportion of non-retail uses and a high proportion of vacancies. Of the centres surveyed only Dollis Hill Street has less than 35% non-retail uses.

Figure 39 The neighbourhood centres consist of small parades of shops serving the local neighbourhood. Due to the low number of units in many of the centres, as shown in the table below, a change in use in one unit can lead to significant impact on the proportion of uses. Neighbourhood Centre

Retail Non-retail Vacant Total

Acton Lane 6 7 5 18 College Parade 0 4 0 4 Dudden Hill 1 3 0 4 Dollis Hill Street 5 1 1 7 Malvern & Shirland Road

8 13 1 22

Kensal Rise 7 4 3 14 Station Road 7 4 3 14

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St John's Avenue 1 1 3 5 Table 3: Number of units in neighbourhood centres Conclusion With the exception of Sudbury and Willesden Green retail remains the core function of the primary frontage of Brent’s town centres. Brent’s Retail Need Capacity Study (2009) estimated a need for 27,000 sq m gross comparison floorspace and 5,200 sqm gross of convenience floorspace by 2016 increasing to 90,000 sq m gross of comparison and 12,500 sq m of convenience floorspace by 2026, to be distributed across Brent’s centres with a higher proportion in the major centres of Wembley and Kilburn. The findings of the needs assessment and the policy context support the need to continue to protect the primary frontages core retail use. The relatively low vacancy levels in the primary frontage of Brent’s town centres indicate that UDP policy is not protecting primary frontage for retail use at the detriment of the wider centre. Furthermore, since 2001 the overall proportion of frontage in retail use is steadily increasing. In addition, the introduction of permitted development rights allowing conversion of A1 to A2 makes it necessary to set a threshold for both A1 and A2 uses, to ensure centres are protected for core uses. It is therefore proposed to set a threshold to ensure the proportion of primary frontage in A1 and A2 use does not reduce to less than 65%. Based on the current average proportion in A1 and A2 use in centres, this figure will ensure retail remains the core function of centres consistent with national and regional policy, whilst allowing some further diversification. It is proposed to retain the policy that should the proportion of vacant primary frontage increase to above 10% then the threshold will reduce to 50%. This flexibility ensures the proportion of retail frontage is not protected to the detriment of the wider centre. Secondary frontage continues to contain a diverse mix of uses, which complement the retail offer in the primary frontage. It is therefore proposed not to introduce a threshold for the proportion of retail uses to the secondary frontage. Brent’s neighbourhood centres have a diverse mix of uses and high levels of vacancies. Due to the small size of many centres it is felt a threshold for the proportion of non-retail uses is overly restrictive. To ensure these centres continue to contribute to the creation of sustainable lifetime neighbourhoods instead the loss of A1, A2 (excluding betting shops and pawn brokers), A3 or A4 uses will be subject to the equivalent provision being available within a reasonable walking distance. Monitoring The council will continue to monitor town centres using regular town centre health checks. It will also be important to monitor the impact of the changes introduced by the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013 which introduced Class D. Under Class D development consisting of a change of use of a building and any land within its curtilage from a use falling within Classes A1 (shops), A2 (financial and professional services), A3 (restaurants and cafes), A4 (drinking establishments), Class A5 (hot food

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takeaways), B1 (business), D1 (non-residential institutions) and D2 (assembly and leisure) will be allowed to change to Class A1, A2, A3 or B1 for a single continuous period of up to two years. This could have a significant impact on the proportion of primary frontage in retail use for a temporary period, it will be crucial to ensure uses return to their previous use following the 2-year period.

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Appendix A: Additional Frontage to be Designated Town Centre Number Name Street Name Proposed

Designation Burnt Oak 1 - Burnt Oak

Broadway Secondary

Burnt Oak 1-53 Cohen Court

Burnt Oak Broadway

Secondary

Church End 132 - 174 Church Road Secondary Church End 176 - 224 Church Road Primary Church End 179 - 187 Church Road Secondary Church End 189 - 203 Church Road Primary Church End 205 - 235 Church Road Secondary Colindale/The Hyde

1-6 Watling Gate

Edgware Road Secondary

Cricklewood 1 Cricklewood Broadway

Secondary

Cricklewood 219 - 299 Cricklewood Broadway

Primary

Cricklewood 301 Cricklewood Broadway

Secondary

Ealing Road 149, Unit 1 - 5

Chequers House

Ealing Road Primary

Ealing Road 185 - 195 Windsor House

Ealing Road Secondary

Ealing Road 87, 87A, 89 Ealing Road Secondary Harlesden 86 High Street Primary Harlesden 2 Wendover Road Primary Harlesden 5 – 63

(odds) Station Road Secondary

Harlesden 96, 103 Tubbs Road Secondary Harlesden 40 – 66

(evens) Station Road Secondary

Harlesden 1 - 5 Station Road Secondary Kensal Rise 1 - 14 Station Terrace Secondary Kensal Rise 6 - 30 Chamberlayne

Road Secondary

Kensal Rise 29 - 35 Chamberlayne Road

Secondary

Kensal Rise 108 - 124 Chamberlayne Road

Secondary

Kenton 157-175 Kenton Road Primary Kenton 2 Draycott Avenue Secondary Kilburn 1A - 3 Cambridge

Avenue Secondary

Kilburn 72 to 100 (evens)

Willesden Lane Secondary

Kingsbury 664 – 666 Azure Court Kingsbury Road Primary

80

Neasden 451 - 453 North Circular Road

Secondary

Neasden 439 – 455 North Circular Road

Secondary

Neasden 447 North Circular Road

Secondary

Neasden 311 Neasden Lane North

Secondary

Preston Road 3 – 7 Lincoln Parade Primary Queen’s Park 64 - 82 Salusbury Road Secondary Queen’s Park 105 - 121 Salusbury Road Secondary Sudbury 735 Harrow Road Primary Sudbury 709 - 719 Harrow Road Secondary Sudbury 782 - 782A Harrow Road Secondary Wembley 293 - 311

300 - 324 Harrow Road Secondary

Wembley 1 - 27 St John’s Road Primary Wembley 8, 10A, 10B Park Lane Secondary Wembley 356 - 368 High Road Secondary Wembley 370 & 508 High Road Secondary Wembley 388 High Road Secondary Wembley 341 Elizabeth

House High Road Secondary

Wembley 349 - 357 Brent House High Road Secondary Wembley 33-35 Wembley Hill Road Secondary Wembley Park 1 Wembley Park

Drive Secondary

Wembley Park 1A Elmside house Secondary Wembley Park 67 Forty Lane Primary Wembley Park 5 Bridge Road Primary Willesden Green

Sainsburys High Road Secondary

Willesden Green

296 Electric House

Willesden Lane Secondary

Table 4: Additional Frontage to be Designated

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