The Brent Council Planning Committee is scheduled to meet on Wednesday 10 December 2025 to discuss planning applications, including a proposal for the demolition of existing garages and redevelopment of the Havenwood Garages site. The meeting will also cover other urgent business.

Havenwood Garages Redevelopment

The committee will consider a planning application, numbered 25/1069, for the demolition of existing garages and redevelopment of the site to provide 5x residential blocks (Use Class C3) and relocation of the existing substation, together with associated car parking, cycle storage, refuse storage, amenity space and landscaping at Havenwood Garages opposite 1-9, Havenwood, Garages at Davy House, Einstein House, Faraday House, Car Parks next to Darwin House and Harvey House and Electricity Sub Station next to Currie House, Darwin House, Kingsgate, Wembley.

The proposal involves constructing five residential blocks, providing 61 new homes, all of which would be for social rent. The unit mix is scheduled to include:

• 18 one-bedroom units
• 28 two-bedroom units
• 11 three-bedroom units
• 4 four-bedroom units

The existing electricity substation would be relocated to the north of Kingsgate, between the proposed Blocks D and C.

Key Issues

The report pack identifies several key issues for the committee to consider:

• Representations Received: The council consulted 322 neighbouring properties, and received five public objections.
• Principle of the Redevelopment: While the site is not entirely within a priority area for new homes, its proximity to services and transport links supports the proposal.
• Affordable Housing and Housing Mix: The scheme proposes 100% affordable housing, exceeding policy requirements, with 15 family-sized units.
• Design, Layout, and Height: The development would comprise five infill residential blocks, ranging from three to five storeys.
• Quality of Residential Accommodation: All units are scheduled to exceed minimum space standards, with 95% being dual aspect.
• Neighbouring Amenity: Separation distances from existing properties may cause some impact on outlook, privacy, daylight, and sunlight.
• Highways and Transportation: The proposal would be car-free except for six disabled bays, with contributions towards a Controlled Parking Zone¹ (CPZ) and Healthy Streets improvements.
• Environmental Impact: The application aims for a 65% reduction in carbon emissions, with a financial contribution for net-zero.
• Landscape, Ecology, and Biodiversity: The scheme involves removing 10 trees and planting 51 new ones, with a financial contribution for additional tree planting.
• Flooding: Flood risk has been assessed, with Sustainable Drainage Systems² (SuDS) measures proposed.
• Fire Safety: The Health & Safety Executive³ (HSE) has reviewed the proposal and raised no objections.

Site Designations

The site has several designations that are scheduled to be discussed:

• Air Quality Management Area
• Floodzone 3a (Surface)
• Tree Preservation Orders⁴ (T1-T17 and G1-G5)
• Adjacent to Forty Lane Intensification Corridor
• Chalkhill House Site of Archaeological Importance

Transport and Parking

The existing site has 38 on-street parking spaces, 105 garages, and a 34-space car park. The proposed development includes 54 on-street spaces, 6 disabled spaces, and a 20-space car park. The report pack notes that the development would be car-free except for the disabled bays.

Environmental Performance

The report pack states that the development aims to achieve a 65% reduction in on-site carbon savings beyond Part L of Building Regulations (2021), with a £53,804 carbon offset contribution. The Urban Greening Factor⁵ (UGF) is projected to be 0.43, exceeding the 0.4 target, and a positive Biodiversity Net Gain[^7] (BNG) is anticipated.

Consultations

The council received five objections during the consultation period, raising concerns about:

• The scale of the development
• Overlooking and loss of privacy
• Loss of daylight/sunlight
• Lack of safe play areas for children
• Increased antisocial behaviour
• Parking pressures
• Construction noise

Policy Considerations

The report pack states that the committee is required to consider the application against the development plan and other material planning considerations, including:

• London Plan 2021
• Brent Local Plan 2019-2041
• National Planning Policy Framework 2024
• National Planning Practice Guidance
• Brent's Design Guide SPD1 2018
• Council's S106 Supplementary Planning Document 2022
• Brent Waste Planning Guide 2013
• Residential Amenity Space & Place Quality – SPD – 2023
• Sustainable Environment & Development – SPD – 2023

Recommendations

The report pack recommends that the committee resolve to GRANT planning permission subject to the completion of a legal agreement to secure planning obligations, including:

• 100% affordable housing
• Detailed design stage energy assessment
• Financial contribution towards a CPZ in the area
• A 'car-free' agreement
• Submission of a Full Travel Plan
• Financial contribution towards Healthy Streets Improvements
• Training and employment of Brent residents
• Biodiversity Net Gain Plan and Habitat Management and Monitoring Plan
• Tree planting financial contribution

The Head of Planning is delegated authority to negotiate the legal agreement and to issue the planning permission with conditions and informatives.