The Planning Committee of Brent Council met on Wednesday 09 April 2025 to discuss planning applications. The committee granted planning permission for a development at 21 Copland Avenue, Wembley, HA0 2EN.

21 Copland Avenue, Wembley, HA0 2EN

Planning permission was granted for the demolition of an existing bungalow and the erection of four new three-storey semi-detached dwellings at 21 Copland Avenue, Wembley, HA0 2EN. The decision was made subject to the prior completion of a legal agreement to secure planning obligations and the conditions and informatives detailed in the committee report.

The proposal was introduced by Nicola Blake, Principal Planning Officer, who outlined that the development would consist of two pairs of semi-detached houses, all designed as family-sized homes with either three or four bedrooms. The design was intended to reflect the scale and rhythm of the surrounding suburban context, using traditional materials. Each dwelling would have a private rear garden, and the development would include off-street parking for three of the four plots. The proposal also aimed to enhance biodiversity through landscaping and tree planting, achieving a net gain of at least 10% in habitat units.

During the meeting, Graham Harris, an objector and resident adjacent to the site, expressed strong opposition. He argued that the development constituted an overdevelopment of a small site, leading to approximately 30 residents on a site historically occupied by only two. Mr. Harris raised concerns about the impact on privacy and amenity, citing a breach of the Brent Design Guide SPD1 regarding separation distances. He also questioned the adequacy of off-street parking provision, referencing the London Borough of Brent Parking Policy 2020 and noting that the area already experienced parking pressure. Concerns about the impact on biodiversity and a restrictive covenant dating back to 1907 were also raised.

Councillor Rajan Seelan, representing Wembley Central Ward, also objected, echoing concerns about parking, amenity, property value, and security. Councillor Seelan highlighted a perceived breach of the Supplementary Planning Document (SPD) regarding the 45-degree line measurement and questioned the adequacy of drainage measures. Concerns about a lack of cycle parking and the potential for the rear development to set a bad precedent were also voiced.

Richard Lewis, the applicant, stated that the proposed semi-detached houses were more in keeping with the area's established character than the existing bungalow. He highlighted the site's potential due to its long back garden and side access, and that the design aimed to reflect the character of Copland Avenue and Copland Close. Mr. Lewis thanked the planning officer, Nicola Blake, and the architect, Jack Jusek, for their collaborative work, which had led to revisions including widening the pavement, reducing parking, improving cycle storage, enhancing landscaping, and ensuring sustainable drainage. A substantial Community Infrastructure Levy (CIL) commitment had also been made.

In response to questions from the committee, officers clarified that the area had a high Public Transport Accessibility Level (PTAL) and that while parking was a concern, the proposed provision of three spaces for four houses was considered acceptable given the PTAL rating and a downward trend in car ownership. The committee noted that the site was within flood zone 1, indicating the lowest risk of flooding. Concerns about overlooking were addressed by a condition to obscure glaze any side-facing windows, and the 45-degree line from neighbouring gardens was considered to be met. The restrictive covenant mentioned by an objector was noted as not being a material planning consideration. The committee was assured that the preserved trees would remain and that nine new trees would be planted. The biodiversity net gain assessment confirmed compliance with statutory and local policy requirements. Permitted development rights for the new houses were restricted by condition.

The committee ultimately resolved to grant planning permission, subject to the completion of a legal agreement and the specified conditions and informatives.