The Brent Council Planning Committee met on Wednesday 10 September 2025, and approved the change of use of a vacant bank to an adult gaming centre, and refused permission for a new dwelling due to design concerns. Councillor Saqib Butt, Vice-Chair of the committee, chaired the meeting in the absence of Councillor Matt Kelcher.

Here are the key items discussed:

One Walm Lane - Adult Gaming Centre

The committee approved an application for the change of use of a vacant bank at 1 Walm Lane in Willesden Green to an adult gaming centre (AGC).

• Policy BE5 Considerations: The application was assessed against policy BE5 of the Brent Local Plan, which restricts the over-concentration of certain uses in town centres. The council officer, Parag Dhanani, confirmed that the proposal would result in 2.54% of the town centre frontage consisting of adult gaming centres or pawnbrokers/payday loan shops, which is within the permitted 3%.
• Unit Spacing: Policy BE5 also requires a minimum of four units in an alternative use between each adult gaming centre, pawnbroker, betting shop, or takeaway. The council officer confirmed that there was no other AGC within four units of the proposed one, with the pawnbroker at 1d Walm Lane considered an alternative use.
• Conservation Area: Councillor Liz Dixon raised concerns about the impact on the Willesden Green conservation area, questioning whether replacing a bank with a gambling establishment would harm the area's character. The council officer advised that the heritage officer had been consulted and raised no objection to the shop front alterations.
• Noise Impact: Councillor Ajmal Akram asked about the absence of a noise impact assessment, particularly given the proposed late opening hours. The council officer advised that an assessment was not deemed necessary due to the town centre location and surrounding uses. However, conditions were secured to address potential noise from customers and gaming machines.
• Opening Hours: The committee discussed the proposed opening hours, with some members suggesting an earlier closing time of 10pm, in line with nearby betting shops. However, the council officer recommended retaining the proposed 11pm closing time, consistent with other similar uses and the promotion of the night-time economy.
• Conditions: The approval was subject to conditions, including restrictions on opening hours, noise levels, and the maintenance of an active frontage.

Land North of 125 Preston Road - New Dwelling

The committee refused an application for the erection of a two-storey, three-bedroom dwelling at Land North of 125 Preston Road in Wembley, citing concerns over the design and character of the proposed building.

• Design and Character: Councillors raised concerns that the design of the proposed dwelling was not in keeping with the character of the area, which is predominantly characterised by semi-detached houses with pitched roofs. Councillor Arshad Mahmood described the design as a box put in on the side of a house .
• SPD1 Guidance: Councillor Akram questioned whether the proposal conflicted with Brent's SPD1 guidance regarding the terracing effect on corner plots. The council officer advised that the design incorporated shadow gaps and different material textures to distinguish it from the existing semi-detached houses.
• Housing Targets: The council officer, David Glover, highlighted the need to meet housing targets and the importance of making effective use of land. He argued that the proposed design was a contemporary solution that complemented the surrounding area.
• Biodiversity Net Gain: Councillor Akram also raised concerns about the biodiversity net gain, questioning how the applicant would secure the required 10% net gain. The council officer advised that the applicant would be required to purchase off-site habitat units to meet the requirement.
• Tree Planting: Councillor Dixon raised concerns about the number of trees being conditioned for the small plot, suggesting that it could limit the usability of the garden for a family. The council officer agreed to make the condition more flexible, allowing for some leeway in the number of trees planted.
• Refusal: Despite the officer's recommendation for approval, the committee voted to refuse the application, citing concerns over the design and character of the proposed building.

Other Business

• The committee approved the minutes of the previous meeting held on Monday 4 August 2025.
• Members made declarations of interest relating to agenda items 4 and 5. Councillor Robert Johnson recused himself from agenda item 4 due to his publicly stated position against gambling establishments.
• The next planning committee meeting was scheduled for Thursday 23 October 2025.