Community Hub

Neasden Goods Yard

Welcome to our Community Hub to display an overview of our proposals for Neasden Goods Yard. We look forward to receiving your feedback and sharing further details throughout the process.

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Community Hub

Neasden Goods Yard

Overview →

About Us →

Timeline →

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Welcome

Welcome to an overview of our proposals for the Neasden Goods Yard site.

We are committed to consultation with residents and the local community, and it is important to us to hear and understand your opinions. We appreciate you taking the time to visit our consultation hub and sharing your views on the proposals for a mixed-use residential-led scheme.

These proposals aim to deliver high-quality buildings with a range of uses including new homes, commercial and community space, re-provisioned industrial space and new public realm and landscaping.

The Site

Current Site Uses

The current site uses include a skip yard, metal recycling and waste recycling centre. The heavy industrial site has large lorries entering and leaving the site, and is unkept and unloved. It has therefore been identified as an appropriate location for redevelopment.

Images of the current uses

Planning Context

The site is located in a Growth Area and Tall Buildings Zone and is an appropriate location for tall buildings in principle.

The Policies Map identifies that a height of 60m is appropriate for the site.

However, the Local Plan, Masterplan SPD and evidence base acknowledge that these height limits are intended to be an indication of the generally acceptable heights and these limits may be exceeded.

Furthermore, it is also acknowledged within the Local Plan that the height limits are based on a high level analysis.

The current proposals have been developed through detailed townscape testing and masterplan development.

Neasden Stations Growth Area Masterplan

For the site, the Neasden Stations Growth Area has the following impact:

The retention of industrial use, with the area provisioned for growth and housing
The proposal for the West London Orbital station, in which the site will safeguard space and provide a square for the future of the station
The site is located so that it will link both the Jubilee underground station, and the proposed WLO station
Much-needed homes for the community

Site Constraints

Unique Constraints Include:

The level change and drop along Neasden Lane
Rail lines border on three sides of the site boundary, and it is also bordered by the busy Neasden Lane
The wind and air quality mitigations need to be taken into account, in part due to the open storage facility neighbouring the site
The provision of land, at the base of the site for the potential West London Orbital station
An industrial provision of 65% of the site (11, 375sqm) has to be retained for industrial use
Sewers and water mains running under the site, meaning that it is not possible to dig down

Masterplan & Industrial Provision

The proposed Masterplan includes:

Rebuilding Neasden Station, with a new entrance
Safeguarding for a foot/cycle bridge towards Wembley
Interlinked buildings
Widening the footpath along Neasden Lane
Safeguarding land for the West London Orbital station
Significant areas of landscaping and public realm

TARGET INDUSTRIAL PROVISION:

11,375 sqm (65% of the plot)

CURRENT INDUSTRIAL PROVISION:

11,375 sqm (65% of the plot)

Emerging Design

Emerging designs include:

Making a base with public realm
Gardens with seated spaces, separate from the busy Neasden Lane
Amenity space, including roof gardens
Heavy landscaping with integrated play space
Residential buildings, including student housing and affordable housing
Shops at the bottom of the buildings
A widening of Neasden Lane, with a colonnade

Making a base

Family of forms

A family of forms

Tall building forms bring:

Good light and air quality
High levels of dual aspect apartments
Upper level amenities
Great views

Landscape and Public Realm

Pocket Garden

Linear Garden

Garden with Pavilion

Community Playscape

Emerging Designs

Proposed Colonnade along Neasden Lane

Linear Garden from North

View from the North Station

South Square

Key Benefits

Sustainability

Sustainable materials and sustainable waste management

Reduce & manage construction waste & use materials with high recycle content N fossil fuels on site

Re-use of materials

35% minimum CO2 savings on site

ASHP centralised plant on rooftops & PVs

Natural ventilation Optimise Passive design & MVHR with peak-lopping to mitigate overheating

Inclusive and accessible design, creating homes and amenity spaces enjoyable for all.

New greening on site to improve biodiversity

Safer & more friendly environment for local people to enjoy

Car use minimised, and enhancing pedestrian and cycle connections

BREEAM Excellent

HQM

Improving Neasden Underground station & safeguarding land for the West London Orbital

Access & Servicing

Parking Strategy

Car-free development (except accessible parking)

Accessible Parking

Accessible parking provision conforms to the London Plan to:

Ensure that policy compliant accessible parking is provided
Demonstrate as part of the Parking Design and Management Plan, how an additional 7% of dwellings could be provided with one designated disabled persons parking space per dwelling future upon request as soon as existing provision is insufficient.

Servicing

All servicing, deliveries and waste collection is to be catered for on-site.

Dedicated loading bays located within lower ground floor to allow delivery of high-quality public realm at podium level
Internal access road available for drop-off deliveries.
Gated access to lower ground floor set open during delivery operational hours
Strict delivery management under Site-wide Management Control.

Cycle Parking

All cycle stores will be accessible, sheltered and secure.
Separate cycle stores for each land use and divided by block.
Cycle lift access to cycle stores.
A mixture of two-tier stands, Sheffield stands and adapted larger spaces.
Visitor cycle parking within the public realm strategy.

Delivering the Vision

Hollybrook are a family-owned developer & construction company who has been delivering developments since 1987. We are passionate about delivering outstanding developments wherever we operate, including on the Neasden Goods Yard site. The site has been identified as one with real potential to deliver significant benefits for the community, and we are working on emerging proposals to deliver a high quality, residential-led, mixed-use scheme.

Established since 1987
5000 homes and 1m sf of commercial space built
Award winning quality
7000 in planning
1000 units on site
Working in the London Borough of Southwark, London Borough of Barking & Dagenham, and London Borough of Havering

Osiers Road, Wandsworth

Eagle Wharf, Peckham

Glengall Road, Southwark

Long term partnerships with:

The Team

Allies and Morrison are architects and urbanists. They strive to design beautiful buildings that have long life and can adapt over the generations. Allies and Morrison also shape enduring places whether new pieces of city or settlements at any scale. All their projects are concerned with the crafting of every detail and an appreciation for the uniqueness of each context.

Keybridge, Vauxhall

Elephant & Castle Town Centre

Two Fifty One, Elephant & Castle

The purpose of Avison Young’s Planning team is to create economic, social, and environmental value for clients and the communities in which they work by delivering optimum planning permissions first time and on time.

Avison Young’s approach is results driven and commercial, incorporating a blend of professional expertise, local intelligence, great working relationships with planning authorities, and increasing use of data.