brent local plan level 2 strategic flood risk assessment

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Brent Local Plan Level 2 Strategic Flood Risk Assessment

1.0 Introduction

1.1 The Strategic Flood Risk Assessment (SFRA) is a planning tool that enables the Local Planning Authority through the development of the Local Plan to select and develop sustainable site allocations with respect to flood risk.

1.2 Where decision-makers are unable to allocate all proposed development and infrastructure in accordance with the Sequential Test (i.e.

steer development to areas of lowest risk of flooding), it is necessary to increase the scope of the Level 1 SFRA to provide information necessary for application of the Exception Test through the process of a Level 2 SFRA.

1.3 The Level 2 SFRA will provide more detail on the nature of flood risk in development allocations located in Flood Zones 2 or 3. This detailed flood risk information will enable the London Borough of Brent to apply the Sequential and Exception Tests within Flood Zones where there is development pressure in areas at medium or high flood risk.

1.4 The Level 2 SFRA should be read in conjunction with the West London SFRA. The consultants Metis were appointed to produce the

West London SFRA on behalf of the London Boroughs of Ealing, Brent, Barnet, Hillingdon and Hounslow. This provided a detailed analysis of all sources of flooding across the study area and the impacts of climate change, and provides the context for the Level 2 SFRA.

1.5 The objectives of the Level 2 SFRA are to:

provide information needed to apply the Sequential Test within specific development proposals sites at medium or high flood risk in line with the principles of National Planning Practice Guidance (NPPG);

allow the flood risk for specific development proposal sites to be assessed, to ensure that development in such areas satisfies the requirements of the Exception Test;

consider the detailed nature of the flood hazard, taking into account the presence of flood risk management measures such as flood defences; and

inform planning policy for site allocations.

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1.6 The study area comprises the London Borough of Brent in West London. Detailed information on sources of flooding within the borough is available on the interactive SFRA webmap and webpage and therefore not repeated here.

2.0 Sequential Test 2.1 The aim of the Sequential Test is to steer development towards areas of lowest flood risk first, before allocating development within areas

of higher flood risk. Only where there are no reasonable available alternative sites suitable for the development in areas of lower flood risk, should areas of greater flood risk be considered for development.

2.2 All site allocations and proposed intensification corridors (previously developed land which could be developed at a higher density) have been screened against sources of flooding. The full screening is included as Appendix A. The screening assessment used the following key assumptions derived from the National Planning Policy Framework (NPPF), NPPG and the Level 1 SFRA.

Key Assumptions

Sites with 0% of areas in FZ2 and FZ3a/b do not require the Sequential Test (on the basis that other forms of flood risk are generally manageable on a site by site basis)

Less vulnerable sites within FZ2 and 3a/b require the Sequential Test

More vulnerable sites within FZ2 and 3a/b require the Sequential Test

More vulnerable sites in FZ3a require the Sequential and Exception Tests

Highly vulnerable sites in FZ2 require the Sequential and Exception Tests

Highly vulnerable sites are not suitable in FZ3 a/b

Water Compatible use in FZ2 and 3a/b require the Sequential Test

Level 2 SFRA where Sequential & Exception Tests are needed and FZ3 > 20% of site (and will be a significant constraint on development) or if the site is currently less than 20% in FZ3, but will be more than 20% under the selected climate change scenario (100yr +35%)

Flood Zone 3a for surface water is defined using the full 1 in 100 extent from the EA Risk of Flooding from Surface Water Map

Table 1. Screening Assessment Key Assumptions

2.3 The draft London Plan proposes to increase Brent’s annual housing target from 1,525 to 2,915. Given the scale of development required to meet housing need an extensive assessment of potential sites has been undertaken. The findings of the Sequential Test identified that the majority of development proposed for the borough is located in Flood Zone 1 – low probability, and therefore passes the Sequential Test. However, the borough’s housing target cannot be met from sites in Flood Zone 1 alone.

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2.4 The local plan identifies 135 site allocations, excluding those sites with planning permission. 75 sites out of the 135 are affected by flood risk areas to some degree. Of these 10 sites are affected by fluvial flood risk and 74 surface water flood risk. The Sequential Test shows that for 59 of these, the area affected by flood risk is marginal and the vulnerable uses can be accommodated on parts of the site that are at lowest flood risk. However, 16 of the sites require undertaking of an Exception Test and a Level 2 SFRA to inform the test – 6 due to fluvial flood risk and the remainder due to surface water. The full appraisal is included in Appendix A. Table 2 has been reproduced from the PPG and identifies when the Exception Test is required. The vulnerability classifications for different types of development can be identified from Table 3.

Flood Zones Flood Risk Vulnerability Classification

Essential Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible

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2 Exceptions Test

required

3a Exceptions Test

requited

X Exceptions Test

required

3b Exceptions Test

required

X X X

Table 2. When the Exception Test is Required (Extracted from PPG) Classification Uses

Essential

Infrastructure

Essential transport infrastructure (including mass evacuation routes) which has to cross the area at risk.

Essential utility infrastructure which has to be located in a flood risk area for operational reasons,

including electricity generating power stations and grid and primary substations; and water treatment

works that need to remain operational in times of flood.

Wind turbines.

Highly

Vulnerable

Police and ambulance stations; fire stations and command centres; telecommunications installations

required to be operational during flooding.

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Emergency dispersal points.

Basement dwellings.

Caravans, mobile homes and park homes intended for permanent residential use.

Installations requiring hazardous substances consent. (Where there is a demonstrable need to locate

such installations for bulk storage of materials with port or other similar facilities, or such installations

with energy infrastructure or carbon capture and storage installations, that require coastal or water-side

locations, or need to be located in other high flood risk areas, in these instances the facilities should be

classified as ‘Essential Infrastructure’).

More

Vulnerable

Hospitals

Residential institutions such as residential care homes, children’s homes, social services homes, prisons

and hostels.

Buildings used for dwelling houses, student halls of residence, drinking establishments, nightclubs and

hotels.

Non–residential uses for health services, nurseries and educational establishments.

Landfill* and sites used for waste management facilities for hazardous waste.

Sites used for holiday or short-let caravans and camping, subject to a specific warning and evacuation

plan.

Less

Vulnerable

Police, ambulance and fire stations which are not required to be operational during flooding.

Buildings used for shops; financial, professional and other services; restaurants, cafes and hot food

takeaways; offices; general industry, storage and distribution; non-residential institutions not included in

the ‘more vulnerable’ class; and assembly and leisure.

Land and buildings used for agriculture and forestry.

Waste treatment (except landfill* and hazardous waste facilities).

Minerals working and processing (except for sand and gravel working).

Water treatment works which do not need to remain operational during times of flood.

Sewage treatment works, if adequate measures to control pollution and manage sewage during flooding

events are in place.

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Water-

compatible

Development

Flood control infrastructure.

Water transmission infrastructure and pumping stations.

Sewage transmission infrastructure and pumping stations.

Sand and gravel working.

Docks, marinas and wharves.

Navigation facilities.

Ministry of Defence defence installations.

Ship building, repairing and dismantling, dockside fish processing and refrigeration and compatible

activities requiring a waterside location.

Water-based recreation (excluding sleeping accommodation).

Lifeguard and coastguard stations.

Amenity open space, nature conservation and biodiversity, outdoor sports and recreation and essential

facilities such as changing rooms.

Essential ancillary sleeping or residential accommodation for staff required by uses in this category,

subject to a specific warning and evacuation plan.

Table 3. Vulnerability Classification (Extracted from PPG)

3.0 Exceptions Test 3.1 The purpose of the Exception Test is to ensure that new development is only permitted in medium and high flood risk areas where flood

risk is clearly outweighed by other sustainability factors and where the development will be safe during its lifetime, considering climate change. The Exception Test comprises two criteria, both of which must be satisfied before a development may be considered appropriate within an area of medium or high flood risk.

3.2 Part 1 – wider benefits to the community that outweigh flood risk

3.3 The PPG states ‘Evidence of wider sustainability benefits to the community should be provided, for instance, through the sustainability appraisal. If a potential site allocation fails to score positively against the aims and objectives of the sustainability appraisal, or is not otherwise capable of demonstrating sustainability benefits, the local planning authority should consider whether the use of planning conditions and/or planning obligations could make it do so. Where this is not possible the Exception Test has not been satisfied and the allocation should not be made.’

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3.4 Table 4 and 5 provide a policy review in relation to each site where the Exceptions Test and Level 2 SFRA is required, which considers the potential for wider benefits to the community.

Site Wider Benefits

Bridge Park & Unisys In the London Plan this site is within an Area for Regeneration, being in the top 20% most

deprived areas. In its current state the site is of a poor environmental quality, with dated

buildings and the long-term vacant Unisys buildings. It contrasts with the attractive environment

created elsewhere in Stonebridge through modern development. Redevelopment would

improve the environmental quality of the area and create an attractive gateway to the borough

and Stonebridge.

Comprehensive mixed-use development is needed to help facilitate a new leisure centre and to

bring the Unisys buildings back in use. The development will meet an identified need for a new

leisure centre and swimming pool in the south of the borough, as identified in the Council’s

Indoor Sports Facility Strategy. The Council does not own a site of sufficient size to provide

such a facility in the south of the borough which is sequentially preferable and/or which is not

designated open space.

The site benefits from good public transport access with a PTAL rating of both 3 and 4. The

NPPF and London Plan support residential development on underutilised sites in areas of good

public transport accessibility, such as this one.

In conclusion, alternative sites would not bring the regenerative benefits.

Coombe Road In the London Plan this site is within an Area for Regeneration, being in the top 20% most

deprived areas. The site is used to a relatively low intensity given its position adjacent to a

main movement corridor. The McDonalds in particular is a poor piece of townscape

inconsistent with the small set back from the edge of pavement/ strong building line along the

rest of the road. Other recent developments along Neasden Lane indicates that sites can be

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used more intensively to provide mixed use schemes that provide employment opportunities/

services as well as adding to the dwelling stock. The site has good access to public transport

and local infrastructure including shops and open spaces. The Council needs to ensure

continued provision of employment space, so will seek its retention of employment uses on

site. The location of buildings and their design will have to ensure that there is no

unacceptable risk to building occupants, or property and people elsewhere as a result of any

proposed development. Setting back buildings from the watercourse provides an opportunity

for their enhancement and also potential future public access along pedestrian routes.


Watkin Road In the London Plan this site is within the Wembley Opportunity Area. It is also within the

Wembley Growth Area, which is identified to meet a significant proportion of the boroughs

housing an employment need.

The site is located in an area with good public transport accessibility levels and could improve

the public realm as a transition from the new Wembley Park development to the industrial land

located east of Wealdstone Brook. The NPPF and London Plan support residential

development on underutilised sites in areas of good public transport accessibility, such as this

one. Development at this site can bring forward an improved setting for Wealdstone Brook

including the delivery of open space and river restoration work to improve ecological diversity

and climate change adaptation.


Argenta House & Wembley Point In its current state the site is of a poor environmental quality, with dated buildings.

Redevelopment would improve the environmental quality of the area, help reduce flood risk

and create an attractive gateway to the borough and Stonebridge.

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The Wealdstone Brook is not achieving good status as required by the EU Water Framework

Directive. Development on this site could facilitate naturalisation of the Wealdstone Brook,

delivering objectives in the Thames River Basin Management Plan and Brent River Corridor

Improvement Plan, and improving water quality.

The site benefits from good public transport access being adjacent Stonebridge Park Station

and having a PTAL rating of 4. The NPPF and London Plan support residential development on

underutilised sites in areas of good public transport accessibility, such as this one.

Although the majority of the site is within flood zone 3b and therefore not suitable for

development other than water compatible uses, land within flood zone 3a could be developed

to deliver benefits to the wider community.


Brook Avenue In the London Plan this site is within the Wembley Opportunity Area. It is also within the



The site is located in an area with excellent public transport accessibility levels and could

improve the public realm as a gateway to the new Wembley Park development. The NPPF and

London Plan support residential development on underutilised sites in areas of good public

transport accessibility, such as this one. Given the high levels of development around this site,

it would benefit from good access to local shops and services. Redevelopment of this site can

contribute towards an improved setting for the Wealdstone Brook, including the delivery of

open space and river restoration work to improve ecological diversity and climate change

adaptation.

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College of North West London

Wembley

In the London Plan this site is within the Wembley Opportunity Area. It is also within the



The site is located in an area with excellent public transport accessibility levels. The NPPF and

London Plan support residential development on underutilised sites in areas of good public

transport accessibility, such as this one. Given the high levels of development around this site,

it would benefit from good access to local shops and services. The site is likely to be surplus to

the college’s requirements as part of a process of consolidation of better facilities on another

site within Wembley Park. The site’s location on Olympic Way provides an opportunity to

create a high quality development to act as a gateway from Wembley Park Station to the

stadium.

Table 4. Policy Review – due to fluvial flood zone

Site Wider Benefits

Turpin’s Yard This site is partly within a location identified in the London Plan as an Area for Regeneration,

being in the top 20% most deprived areas. This is a low density local employment site. The site

benefits from good public transport access having a PTAL rating of 4. The NPPF and London

Plan support residential development on underutilised sites in areas of good public transport

accessibility, such as this one.


Park Avenue Garage This is a low density local employment site. The site benefits from good public transport access

having a PTAL rating of 3/4 and being in walking distance to Willesden Green Station. The

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NPPF and London Plan support residential development on underutilised sites in areas of good

public transport accessibility, such as this one.


Hereford & Exeter Court In the London Plan this site is within an Area for Regeneration, being in the top 20% most

deprived areas. It is a Growth Area and the Council is leading on a 15 year programme which

is about half way through. The Council’s objective is to improve living conditions in South

Kilburn by providing new facilities and high quality homes including 1,200 affordable homes for

social rent for existing South Kilburn secure tenants, supported by homes for market sale. The

funding model of the programme means failure to deliver one phase could prejudice the wider

masterplan for the growth area.

The existing buildings are of poor design and construction creating poor housing conditions

and potential for anti-social behaviour in communal spaces which cannot be remedied cost

efficiently through refurbishment. The opportunity exists to provide better housing along sound

urban design principles creating a human scale environment that integrates with the

surrounding area and is more sympathetic in scale to the conservation area. It will be at a

density that reflects the PTAL rating and reinforces the street hierarchy and setting of Carlton

Vale in particular, subject to the Council being able to ensure Granville Road is reopened

between this site and the Carlton and Granville Centres which subsequently will result in the

existing Granville Open Space being developed for housing, this site will incorporate its

replacement open space. This will provide a better quality open space with greater opportunity

for sunlight penetration, overlooking/sense of security and due to its prominence more likely to

be used by the surrounding population.


Neasden Station Growth Area The London Plan identifies the area surrounding these sites as an Area for Regeneration,

being in the top 20% most deprived areas. The site adjacent to Neasden Lane is currently

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mostly low intensity used Strategic Industrial Land and Locally Significant Industrial Sites that

are adjacent to a station with very high public transport accessibility. This accessibility makes

them from a planning perspective a prime site for more intensive use of land. Given Brent’s

status as a ‘provide capacity’ borough for employment space in the London Plan, the SIL and

LSIS also provide a vital role in meeting future employment needs. Site owners/ developers

are showing interest in bringing sites forward. The proposed West London Orbital route

requires appropriate safeguarding of land, but also provides an opportunity to increase the

area’s accessibility and potential for regeneration. In addition a large potential development

site is the College of North West London’s campus which is to be disposed of to fund a move to

Wembley and improved facilities. Taking these factors together there is an opportunity to

properly plan a wider ‘Growth Area’. This can comprehensively reconsider the area’s role, to

potentially increase its performance as an employment area, but also address other strategic

needs, such as using land more effectively, providing new homes, ensure successful delivery

of a key piece of transport infrastructure and improve the image of Brent on a gateway site. It

also will assist in providing additional population to support Church End and Neasden town

centres.


Stadium Retail Park & Fountain

Studios

In the London Plan this site is within the Wembley Opportunity Area. It is also within the



The NPPF and London Plan support residential development on underutilised sites in areas of

good public transport accessibility, such as this one which has excellent public transport

access and the close proximity to bus, rail and underground transport interchanges. The site

offers substantial development potential as an integral part of the wider Wembley Park

development area. The Wembley Masterplan suggests that there are a number of mixed use

options where creative office and other accommodation can be combined with educational and

commercial accommodation at lower levels with residential development in upper storeys.

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Honey Pot Lane LSIS The NPPF and London Plan support residential development on underutilised sites in areas of good public transport accessibility, such as this one. Furthermore, London Plan

policy encourages the comprehensive redevelopment of low-density supermarket sites.

Within the boundary of the site are two areas of locally significant industrial sites, which are not

intensively used and contain buildings which are in poor condition. Given Brent’s status as a

‘provide capacity’ borough in the London Plan, the proposed intensification and co-location at

these sites will contribute towards meeting future employment needs.


Table 5. Policy Review – due to surface water flood zone

3.5 The Sustainability Appraisal which underpins Brent’s Local Plan takes the form of an Integrated Impact Assessment incorporating the

requirement of Strategic Environmental Assessment, Health Impact Assessment and Equality Impact Assessment. This has created 24 criteria against which all sites are assessed. Criteria listed in Table 6 below.

Social

Prosperity, Inequalities and Social Inclusion

S1. To promote social inclusion, narrow inequalities and address poverty for all communities within the borough.

Health and Well-being

S2: To improve the health of the population and reduce health inequalities through access to necessary healthcare facilities and an

environment that promotes physical and mental well-being

Housing

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S3: To provide everybody with the opportunity to live in a home which is suitable to their identified needs

Quality of surroundings

S4: To provide a safe, high quality and healthy environment for the borough residents to live, work and enjoy.

Crime and Preventing and Community Safety

S5: To enhance community safety by reducing and preventing crime, anti-social activity and the perception of potential harm to

personal safety

Community Identity

S6: To recognise and provide for Brent’s population diversity while encouraging a shared sense of community and cultural

identity/belonging, as well as engagement in local, high quality community services and facilities

Accessibility

S7: To maintain and enhance the role and vitality and viability of Brent’s town centres and where possible improve accessibility to a

range of services and facilities, such as healthcare and education, especially for the most vulnerable

Environmental

Traffic

EN1: To reduce the effect of traffic on the environment through actively reducing the need to travel and promoting sustainable

modes of movement

Waste Management

EN2: To reduce the production of waste and use of non-renewable materials and maximising re-use and recycling.

Water Quality and Resources

EN3: To improve quality of the water bodies within the borough to ‘good’, protect ground water quality, conserve water resources

and provide for sustainable sources of water supply.

Environmental Health

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EN4: Minimise air, noise and light pollution and improve existing areas of poor air quality and contaminated land.

Biodiversity

EN5: To conserve and enhance the borough’s natural habitats, biodiversity, flora and fauna, water bodies and increase

opportunities for people to access nature in all areas of the borough.

Landscape and Townscape

EN6: Create, enhance and maintain attractive and clean environments including protecting and enhancing the borough’s landscape

and townscape.

Historic Environment and Cultural Assets

EN7: To protect and where appropriate enhance the historic environment and cultural assets.

Climate Change Mitigation

EN8: To mitigate against the impacts of climate change, predominately through reducing greenhouse gas emissions

Climate Change Adaption

EN9: Promote measures which adapt against the impact of climate change

Land and Soil

EN10: To safeguard and conserve soil quality and quantity within the borough

Open Space

EN11: Protect, enhance, and where possible increase the amount of open spaces that are high quality, easily accessible and multi-

functional.

Flood Risk

EN12: To reduce the risk of flooding and resulting detriment to public well-being, the economy and the environment

Economic

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Growth and Regeneration

EC1: To actively promote sustainable, resilient and inclusive economic growth and regeneration which tangibly benefits Brent

residents and the environment

Employment

EC2: To offer everybody the opportunity for rewarding and satisfying employment /self-employment

Investment

EC3: To facilitate both indigenous and inward investment within the borough

Education and Skills

EC4: Maximise the potential for everybody to contribute economically through increasing and improving the provision of and access

to childcare, education and training facilities, volunteering opportunities and informal employment

Efficient Infrastructure

EC5: To encourage efficient infrastructure to support economic growth

Table 6. IIA Criteria 3.6 The Brent Local Plan IIA contains an assessment for all sites in flood zone 2 and 3. In summary, although potential negative impacts in

terms of flood risk were identified, overall the sites demonstrated wider sustainability benefits that meet the objectives set in the IIA of the Local Plan. In particular the sites scored positively against social objectives as they will help meet need for housing including affordable housing in areas which benefits from good public transport accessibility.

3.7 Part 2 – safe for its lifetime

3.8 PPG states ‘Wider safety issues need to be considered as part of the plan preparation. If infrastructure fails then people may not be able to stay in their homes. Flood warnings and evacuation issues therefore need to be considered in design and layout of planned developments. In considering an allocation in a Local Plan a level 2 Strategic Flood Risk Assessment should inform consideration of the second part of the Exception Test.’

3.9 The lifetime of the development is considered 100 years for residential, and 60 years for non-residential as defined in the Level 1 SFRA.

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3.10 There are a number of ways a new development can be made safe outlined in PPG, including by:

designing buildings to avoid flooding by, for example, raising floor levels;

providing adequate flood risk management infrastructure which will be maintained for the lifetime of the development;

leaving space in developments for flood risk management infrastructure to be maintained and enhanced, and;

mitigating the potential impacts of flooding through design and flood resilient and resistant construction.

3.11 Specific local circumstances which need to be taken into account, include:

the characteristics of a possible flood event, e.g. the type and source of flooding and frequency, depth, velocity and speed of onset;

the safety of people within a building if it floods and also the safety of people around a building and in adjacent areas, including people who are less mobile or who have a physical impairment. This includes the ability of residents and users to safely access and exit a building during a design flood and to evacuate before an extreme flood;

the structural safety of buildings, and;

the impact of a flood on the essential services provided to a development.

3.12 The Level 1 SFRA provides detailed development management recommendations informed by the local context which will inform local plan policy. In addition it sets out a checklist regarding what is required to be included in a Site Specific Flood Risk Assessments and Drainage Strategies, informed by the criteria above. The following section of this Level 2 SFRA provides site specific guidance for development within medium to high risk sites to ensure it’s safe for its lifetime.

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4.0 Site Assessments

SFRA Level 2 required due to fluvial flood risk

Site Name: Bridge Park

& Unisys

Site Allocation Ref. BSSA9

Location: Brentfield,

Stonebridge,

NW10 0RG

Site Area (ha): 2.7

Proposed Use: Leisure

centre, office

and

residential

Vulnerability Classification: More vulnerable

Fluvial flooding

Flood zone 2 Flood zone 3a Flood zone 3b

100% 100% 0

The site in its entirety is within flood zone 2 and 3a. The River Brent runs approximately 60 metres to the north west of the site and is the source

of fluvial flooding. This section of the River Brent is culverted.

The flood depths within the site are up to 600mm at the lowest point in the 1% (1 in 100 year) design event, and whilst relatively slow moving

(and therefore unlikely to pose a direct risk to life), it is anticipated that water will sit within the site for an extended period (exceeding 10 to 12

hours). The predicted peak design flood levels within the site are 25.03m AOD and 25.41m AOD in the 5% (1 in 20 year) and 1% (1 in 100 year)

events respectively.

The EA have recorded historic flood events encompassing the north of the site including the Unisys buildings. The site does not benefit from

flood defences. Flood defences for the River Brent are located further upstream at Brent River Park.

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Surface water flooding

Flood zone 3a 15%

Surface water ponding is

predicted on hard standing to

the south east of the site and

to the west of the Unisys

buildings during the 1 in 30

year pluvial event or greater.

An overland flow path is

observed along the

surrounding road network

connecting to the railway

embankment. The majority of

the ground coverage in the

site is impermeable. This can

compound surface water

flooding as the runoff rate is

greater on impermeable

grounds compared to

permeable areas. In addition,

less water is able to drain

away through infiltration,

which increases the surface

water flood risk in these

areas.

The Environment Agency’s

surface water depth

modelling identifies the

https://metis.maps.arcgis.com/apps/webappviewer/index.html?id=b071bc3722024087b3ba905b8550bb55



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potential for depths of 0 - 600mm on the site during the 1% annual chance.

Climate Change

Main River 35% Climate Change Surface Water 1 in 30yr Surface Water 1 in 100yr (increase)

100% 15% 4%

Surface water flooding is likely to increase in frequency due to climate change.

Geology and Groundwater

Groundwater susceptibility 25%-50%

The site is underlain by Thames Group (also referred to as London Clay) bedrock, a composition of silty clay/mudstone, sandy silts and sandy

clayey silts of marine origin. Thames Group generally has a low hydraulic conductivity which means water does not easily move through it.

However, because of this characteristic and poor drainage, ponding can occur if London Clay is downhill of aquifer outcrops. The Environment

Agency identify the susceptibility of ground water flooding in this location as between 25 and 50%. The site is in a Critical Drainage Area and has

increased potential for elevated groundwater.

Other Sources

Sewer 57% site

Reservoir 0

Canal 0

Sewer flooding can occur due to sewer infrastructure failure or due to an increased flow and volume of water entering a sewer system which

exceeds its hydraulic capacity, causing the system to surcharge. If sewer outfall points are either blocked or submerged due to high water levels,

water can back up in a sewer system and cause flooding. These issues can result in water overflowing from gullies and manholes, causing

flooding in the local area. The south of the borough has a combined sewer, leading to increased environmental risks where flooding occurs.

Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough. Thames Water have recorded incidents of

sewer flooding surrounding to the south on land encompassing Technology House and the scrap yard, and to the south on land surrounding the

Unisys Buildings.

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Site Layout and Design

More vulnerable uses should be located on upper floors and ground floor uses made resilient and resistant to flooding. Highly vulnerable uses

and habitable basements will not be permitted on the site.

A positive reduction in the risk of flooding must be demonstrated and flood flow routes improved and not restricted. It must be demonstrated that

the proposed development does not result in an increase in maximum flood levels, within adjoining properties.

Surface Water

A drainage strategy will be required which accords with the Drainage Strategy Submission Checklist included in the Level 1 SFRA. The drainage

strategy for the site must be considered early in the site planning process to ensure adequate inclusion of Sustainable Drainage Systems

(SuDS). SuDS should aim to achieve greenfield run off rates, providing management and attenuation features that ensure that surface water

runoff is managed as close to the source as possible in accordance with the London Plan drainage hierarchy.

Permeable surfaces should be increased, and open space and green infrastructure maximised to ensure space for water to flow during times of

flood. Within flood zone 3a (surface water), flood plain compensation must account for predicted flood depths for the 1 in 30yr and 1 in 100yr

Risk of Flooding from Surface Water mapping or depth predicted for the site.

Finished Floor Levels

Finished floor levels should be set at least 300mm freeboard above the 1 in 100 flood level plus an appropriate allowance for climate change. Internal access to higher floors is required. It important to consider the implications of diverting the water on the flood risk of the wider area.

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Resilience and Resistant Measures

A number of flood resistance and resilience measures can also be implemented into new developments to mitigate potential flooding. These could include:

installing electrical equipment above flood level

installing flood doors and barriers, to ensure water stays out of a property to a given height

providing adequate flood risk management infrastructure. Space should be left in developments for flood risk management infrastructure to be maintained and enhanced.

Access/Egress

Safe dry access to and from the site should be provided for the lifetime of the property, factoring in the impacts of climate change. In this case the lifetime of the property is 100 years.

Emergency Planning

Details will be required on the flood related risks that will remain once the proposed mitigation measures have been implemented, and how the risks will be managed over the development’s lifetime. Flood warnings and/ or flood alerts need to be considered along with the emergency evacuation procedures in the design and layout of the proposed development. Developments will be required to sign up to the Environment Agency flood warning system. Details will be required on flood warning and emergency evacuation procedures as well as details regarding safe refuge areas above ground floor if dry egress routes for evacuation cannot be guaranteed. This should consider the safety of people within the building and also the safety of people around the building and in adjacent areas, including those who are less mobile. LLFA Consultation

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It is recommended that potential developers contact the Environment Agency and Brent Council as the LLFA for further information prior to taking forward site specific plans. Site Specific FRA A Site Specific Flood Risk Assessment will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the Level 1 SFRA. The Site Specific FRA should be informed by modelling to further assess the flood frequency, depth, velocity and speed of onset. Summary

Based on the strategic assessment of flood risk and the recommendations for mitigation measures set out above, it is considered that proposed development on this site could be suitably designed to satisfy part 2 of the Exception Test subject to submission of a detailed Site Specific FRA.

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Site Name: Coombe Road Site Allocation Ref. BESA1

Location: Land at Coombe Road Site Area (ha): 1.35

Proposed Use: Housing and

employment

Vulnerability

Classification:

More Vulnerable

Fluvial flooding


100% 26% 1%

The site is bounded on its western side by the River Brent and to the east a culverted canal feeder, both of which flows from Welsh Harp

Reservoir. As a result the site is within flood zone 2, and the edges flood zone 3a. The river which bounds the site is functional floodplain.

26


Flood zone 3a 0

Climate Change

Main River 35% Climate

Change

Surface Water 1 in 30yr Surface Water 1 in

100yr (increase)

100% 0 0






Agency identify the susceptibility of ground water flooding in this location as between 25 and 50%. The site has potential for elevated

groundwater.

Other Sources

Sewer 94% site

Reservoir 0

Canal 0





Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough. They hold no records of historic sewer

flooding instances within this site as of 2017.


27

More vulnerable uses, including residential development should be avoided in the area defined as flood zone 3a; instead less vulnerable and

water compatible uses including landscaped open space should be located here.



Development should contribute to the restoration of the River Brent and naturalisation of waterways, providing an appropriate landscaped set-

back.

Surface Water





Set-back Distance

An 8m wide undeveloped buffer strip should be retained along main rivers to provide access for maintenance.


28

If residential development cannot be avoided within the flood extent, finished floor levels should be set at least 300mm freeboard above the 1 in 100 flood level plus an appropriate allowance for climate change. Internal access to higher floors is required. It important to consider the implications of diverting the water on the flood risk of the rest of the site.






Access/Egress


Emergency Planning

Details will be required on the flood related risks that will remain once the proposed mitigation measures have been implemented, and how the risks will be managed over the development’s lifetime. Flood warnings and/ or flood alerts need to be considered along with the emergency evacuation procedures in the design and layout of the proposed development. Developments will be required to sign up to the Environment Agency flood warning system. Details will be required on flood warning and emergency evacuation procedures as well as details regarding safe refuge areas above ground floor if dry egress routes for evacuation cannot be guaranteed. This should consider the safety of people within the building and also the safety of people around the building and in adjacent areas, including those who are less mobile.

29

LLFA Consultation

It is recommended that potential developers contact the Environment Agency and Brent Council as the LLFA for further information prior to taking forward site specific plans. Site Specific FRA A Site Specific Flood Risk Assessment will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the Level 1 SFRA. The Site Specific FRA should be informed by modelling to assess the flood frequency, depth, velocity and speed of onset. Summary


30

Site Name: Watkin Road Site Allocation Ref. BCSA6

Location: Wembley, HA9 0NL Site Area (ha): 1.41

Proposed Use: Residential and employment Vulnerability

Classification:

More vulnerable

Fluvial flooding


88% 17% 0

The Wealdstone Brook runs along the northern boundary of the site and is a source of flooding. Some low areas adjoining the river are

functional flood plain, although these are outside of the site allocation boundary. 88% of the site is in flood zone 2, whilst areas to the north in

proximity to the brook are in flood zone 3a.

Modelling work to inform the Wembley Area Action Plan indicate in a fluvial flood event floodwater will inundate the site for a short period, not

exceeding 12 hours. The site has no protection from raised formal flood defences.

32


Flood zone 3a 18%

Surface water ponding

is predicted on Watkin

Road during the 1 in 30

year pluvial event or

greater. An overland

flow path is observed

along the surrounding

road network. The

Environment Agency’s

surface water depth


potential for depths of 0

- 900mm on the site

during the 1% annual

chance.

The majority of the

ground coverage in the

site is impermeable as it

is heavily urbanised.

This can compound

surface water flooding

as the runoff rate is

greater on impermeable

grounds compared to

permeable areas. In

addition, less water is




33

able to drain away through infiltration, which increases the surface water flood risk in these areas.

Climate Change

Main River 35%

Climate Change

Surface Water

1 in 30yr

Surface Water 1 in 100yr

(increase)

70% 18% 10%


Groundwater susceptibility <25%



However, because of this characteristic and poor drainage, ponding can occur if London Clay is downhill of aquifer outcrops. The

Environment Agency identify the susceptibility of ground water flooding in this location as between 25 and 50%. The site is in a Critical

Drainage Area. There is increased potential for elevated groundwater to the north of the site.

Other Sources

Sewer 97% site

Reservoir 0

Canal 0


exceeds its hydraulic capacity, causing the system to surcharge. If sewer outfall points are either blocked or submerged due to high water

levels, water can back up in a sewer system and cause flooding. These issues can result in water overflowing from gullies and manholes,

causing flooding in the local area. The south of the borough has a combined sewer, leading to increased environmental risks where flooding

occurs. Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough.


34

The sequential approach should be applied at site level. More vulnerable uses should be restricted to areas of lowest flood risk to the south of

the site outside of flood zone 3a. Highly vulnerable development should be avoided within this site. Encroachment into Functional Floodplain

will not be permitted. Residential basements will not be acceptable in flood zone 3a.

Flow routes should not be obstructed.

Redevelopment must deliverable a measurable reduction in flood risk. The development should contribute to flood alleviation schemes and

re-naturalisation to Wealdstone Brook. Planting should be reinforced along the brook.

Surface Water

A drainage strategy will be required which accords with the Drainage Strategy Submission Checklist included in the Level 1 SFRA. The

drainage strategy for the site must be considered early in the site planning process to ensure adequate inclusion of Sustainable Drainage

Systems (SuDS). SuDS should aim to achieve greenfield run off rates, providing management and attenuation features that ensure that

surface water runoff is managed as close to the source as possible in accordance with the London Plan drainage hierarchy.

Permeable surfaces should be increased, and open space maximised to ensure space for water to flow during times of flood. Within flood

zone 3a (surface water), flood plain compensation must account for predicted flood depths for the 1 in 30yr and 1 in 100yr Risk of Flooding

from Surface Water mapping or depth predicted for the site.

Set-back Distance

An 8m wide undeveloped buffer strip should be retained along main the Wealdstone Brook to provide access for maintenance.

35


For residential development within the flood extent finished floor levels should be set at least 300mm freeboard above the 1 in 100 flood level plus an appropriate allowance for climate change. Internal access to higher floors is required. It important to consider the implications of diverting the water on the flood risk of the rest of the site.






Access/Egress


Emergency Planning

Details will be required on the flood related risks that will remain once the proposed mitigation measures have been implemented, and how the risks will be managed over the development’s lifetime. Flood warnings and/ or flood alerts need to be considered along with the emergency evacuation procedures in the design and layout of the proposed development. Developments will be required to sign up to the Environment Agency flood warning system.

36

Details will be required on flood warning and emergency evacuation procedures as well as details regarding safe refuge areas above ground floor if dry egress routes for evacuation cannot be guaranteed. This should consider the safety of people within the building and also the safety of people around the building and in adjacent areas, including those who are less mobile. LLFA Consultation



37

Site Name: Argenta House & Wembley Point Site

Allocation

Ref.

BSSA8

Location: Argenta Way, NW10 0AZ Site Area

(ha):

1.2


Classification:

More vulnerable

Fluvial flooding


100% 99% 72%

Wembley Brook intersects the site. The brook is in a concrete channel which connects to the River Brent via a culvert River Brent and its

tributaries Wembley Brook, Wealdstone Brook, Silkstream

Modelling work approved by the Environment Agency has demonstrated that the site is not within flood zone 3b. However, 89% of the site is

flood zone 3a.

The River Brent has experienced historic flood events.

39


Flood zone 3a 36%


predicted along the Brook

during the 1 in 30 year pluvial

event or greater. An overland

flow path is observed along

the Brook connection to the

surrounding road network.

The majority of the ground

coverage in the site and its

surroundings is impermeable,

and lacks soft landscaping.

This can compound surface

water flooding as the runoff

rate is greater on

impermeable grounds

compared to permeable

areas.

The Environment Agency’s

surface water depth modelling

identifies the potential for

depths of 0 - 1200mm on land

surrounding the Brook during

the 1% annual chance.

Climate Change



40


100% 36% 20%






Agency identify the susceptibility of ground water flooding in this location as between 25 and 50%. The site is in a Critical Drainage Area with

increased potential for elevated groundwater.

Other Sources

Sewer 87% site

Reservoir 0

Canal 0





occurs. Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough.


Development, other than water compatible uses, will not be acceptable within the functional flood plain (flood zone 3b). More vulnerable uses

should be restricted to areas of lowest flood risk and on upper floors. Ground floors should be designed to be resistant and resilient to flood risk.

Basement dwellings will not be acceptable on the site.

41

Through works to the Wembley Brook proposals should reduce flood risk overall and not increase the risk of flooding on adjoining sites. Flood

flow routes improved and not restricted. Proposals should seek to naturalise the Wembley Brook in accordance with the Thames River Basin

Management Plan and Brent River Corridor Improvement Plan.

Surface Water


drainage strategy for the site must be considered early in the site planning process to ensure adequate inclusion of SuDS. SuDS should aim to

achieve greenfield run off rates, providing management and attenuation features that ensure that surface water runoff is managed as close to

the source as possible in accordance with the London Plan drainage hierarchy. The Wembley Brook is an opportunity for natural SuDS.

Permeable surfaces should be increased, planting and open space maximised to ensure space for water to flow during times of flood. Within

flood zone 3a (surface water), flood plain compensation must account for predicted flood depths for the 1 in 30yr and 1 in 100yr Risk of Flooding

from Surface Water mapping or depth predicted for the site.

Set-back Distance

An undeveloped buffer strip should be retained along main rivers to provide access for maintenance. Generally this should be 8m wide, however, given the scale of the site the size of the buffer should be informed by detailed discussions with the Environment Agency.


If residential development cannot be avoided within the flood extent, finished floor levels should be set at least 300mm above the 1 in 100 flood level plus an appropriate allowance for climate change flood level. Internal access to higher floors is required. It important to consider the implications of diverting the water on the flood risk of the rest of the site.

42





structural columns and stills should be circular design to avoid collection of debris during a flood event


Access/Egress

Safe dry access to and from the site should be provided for the lifetime of the property, factoring in the impacts of climate change. In this case the lifetime of the development is 100 years.

Emergency Planning

The site is in an EA flood warning area. Details will be required on the flood related risks that will remain once the proposed mitigation measures have been implemented, and how the risks will be managed over the development’s lifetime. Flood warnings and/ or flood alerts need to be considered along with the emergency evacuation procedures in the design and layout of the proposed development. Developments will be required to sign up to the Environment Agency flood warning system. Details will be required on flood warning and emergency evacuation procedures as well as details regarding safe refuge areas above ground floor if dry egress routes for evacuation cannot be guaranteed. This should consider the safety of people within the building and also the safety of people around the building and in adjacent areas, including those who are less mobile.

43

LLFA Consultation



44

Site Name: Brook Avenue Site Allocation Ref. BCSA2

Location: Wembley, HA9 Site Area (ha): 1.5

Proposed Use: Residential Vulnerability

Classification:

More vulnerable

Fluvial flooding


82% 68% 6%

The Wealdstone Brook runs in a culvert to the north west of the site and is a source of flooding. The south western corner of the site is in flood

zone 3a due to fluvial flooding, and the majority of the site is in flood zone 2. The low lying areas adjoining the river is functional floodplain.

46


Flood zone 3a 80%


predicted on the eastern

portion of the site during

the 1 in 30 year pluvial

event or greater. The

Environment Agency’s

surface water depth


potential for depths in

excess of 1200mm on

the site during the 1%

annual chance.

An overland flow path is

observed through the

site. Whilst rear gardens

contain soft landscaping

front gardens largely

comprise hard standing.

This can compound

surface water flooding as

the runoff rate is greater

on impermeable grounds

compared to permeable

areas. In addition, less

water is able to drain

away through infiltration,




47

which increases the surface water flood risk in these areas. Surface water flooding follows the location of the fluvial flood zones.

Climate Change


Change


100yr (increase)

79% 80% 25%

The extent of flood zone 3a will extend to encompass additional properties as a result of climate change, as will the area of surface water

flooding.






Agency identify the susceptibility of ground water flooding in this location as between 25 and 50%. The site is within a Critical Drainage Area.

Other Sources

Sewer 100% site

Reservoir 0

Canal 0





occurs. Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough. The rear of the site has been

subject to sewer flooding historically.


48

More vulnerable uses should be restricted to upper floors and areas of lowest flood risk to the north. Lower vulnerability uses including

landscaped open space or gardens should be located in flood zone 3a. Encroachment into functional floodplain adjacent the site boundary will

not be permitted. Flow routes should not be obstructed.

A positive reduction in the risk of flooding must be demonstrated. It must be demonstrated that the proposed development does not result in an

increase in maximum flood levels, within adjoining properties.

The development should contribute to flood alleviation and re-naturalisation to Wealdstone Brook.

Surface Water



Systems (SuDS). SuDS should aim to achieve greenfield run off rates, providing management and attenuation features that ensure that surface

water runoff is managed as close to the source as possible in accordance with the London Plan drainage hierarchy.

Permeable surfaces should be increased, and open space maximised to ensure space for water to flow during times of flood. Within flood zone

3a (surface water), flood plain compensation must account for predicted flood depths for the 1 in 30yr and 1 in 100yr Risk of Flooding from

Surface Water mapping or depth predicted for the site.

Set-back Distance


49








Access/Egress


Emergency Planning

The majority of the site is in an EA flood warning area, with the exception of numbers 24 to 28. Details will be required on the flood related risks that will remain once the proposed mitigation measures have been implemented, and how the risks will be managed over the development’s

50

lifetime. Flood warnings and/ or flood alerts need to be considered along with the emergency evacuation procedures in the design and layout of the proposed development. Developments will be required to sign up to the Environment Agency flood warning system. Details will be required on flood warning and emergency evacuation procedures as well as details regarding safe refuge areas above ground floor if dry egress routes for evacuation cannot be guaranteed. This should consider the safety of people within the building and also the safety of people around the building and in adjacent areas, including those who are less mobile. LLFA Consultation



51

Site Name: College of North West

London Wembley

Site Allocation Ref. BCSA11

Location: Wembley, HA9 Site Area (ha): 0.37

Proposed Use: Mixed-use Vulnerability

Classification:

More vulnerable

Fluvial flooding


79% 17% 16%

The Wealdstone Brook runs in a culvert to the north of the site and is a source of flooding. The majority of the site is in flood zone 2. The low

lying areas adjoining the river is functional floodplain.

53


Flood zone 3a 68%

Surface water ponding is predicted on

the eastern portion of the site during the

1 in 30 year pluvial event or greater.

The Environment Agency’s surface

water depth modelling identifies the

potential for depths in excess of

1200mm on the site during the 1%

annual chance.

An overland flow path is observed

through the site along the Wealdstone

Brook and around the college building.

The building is surrounded by

hardstanding which can compound

surface water flooding as the runoff rate

is greater on impermeable grounds

compared to permeable areas. In

addition, less water is able to drain

away through infiltration, which

increases the surface water flood risk in

these areas. Surface water flooding

follows the location of the fluvial flood

zones with the exception.

Climate Change


Change


100yr (increase)



54

79% 80% 25%

The extent of flood zone 3a will extend to encompass additional properties as a result of climate change, as will the area of surface water

flooding.






Agency identify the susceptibility of ground water flooding in this location as between 25 and 50%. The site has increased potential for elevated

groundwater.

Other Sources

Sewer 21% site

Reservoir 0

Canal 0





occurs. Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough. There are no records of historic

sewer flooding on the site.


More vulnerable uses should be restricted to upper floors and areas of lowest flood risk to the west. Lower vulnerability uses including

landscaped open space or gardens should be located in flood zone 3a. Encroachment into functional floodplain adjacent the site boundary will

not be permitted. Flow routes should not be obstructed.

55

A positive reduction in the risk of flooding must be demonstrated. It must be demonstrated that the proposed development does not result in an

increase in maximum flood levels, within adjoining properties.

The development should contribute to flood alleviation and re-naturalisation to Wealdstone Brook.

Surface Water








Set-back Distance



56







Access/Egress


Emergency Planning

The majority of the site is in an EA flood warning area, with the exception of numbers 24 to 28. Details will be required on the flood related risks that will remain once the proposed mitigation measures have been implemented, and how the risks will be managed over the development’s lifetime. Flood warnings and/ or flood alerts need to be considered along with the emergency evacuation procedures in the design and layout of the proposed development. Developments will be required to sign up to the Environment Agency flood warning system. Details will be required on flood warning and emergency evacuation procedures as well as details regarding safe refuge areas above ground floor if dry egress routes for evacuation cannot be guaranteed. This should consider the safety of people within the building and also the safety of people around the building and in adjacent areas, including those who are less mobile.

57

LLFA Consultation



58

SFRA Level 2 required due to surface water

Site Name: Turpin’s Yard Site Allocation Ref. BSESA29

Location: Oakland Road, NW2

6LL

Site Area (ha): 0.4

Proposed Use: Residential and

employment

Vulnerability

Classification:

More vulnerable

Fluvial flooding


0 0 0


Flood zone 3a 25%

Surface water ponding is predicted on hard standing in the centre of the site during the 1 in 30 year pluvial event or greater. An overland flow

path is observed along the surrounding road network. Surface water flooding occurs as a result of high intensity rainfall when water is ponding

or flowing over the ground surface before it enters the underground drainage network or a watercourse. The majority of the ground coverage in

the site is impermeable car parking or storage. This area is subject to ponding.

The Environment Agency’s surface water depth modelling identifies the potential for depths of 0 - 900mm on the site during the 1% annual

chance.


60

Climate Change


Change


100yr (increase)

0 25% 10%

Surface water flooding will increase as a result of climate change.


Groundwater susceptibility 0

Other Sources

Sewer 87% site

Reservoir 0

Canal 0





occurs. Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough. Thames Water hold no records of

incidents of sewer flooding on this site.


More vulnerable uses such as residential development should be avoided in areas identified to be at risk of surface water flooding; instead

lower vulnerability uses including landscaped open space should be located here.

61

A positive reduction in the risk of flooding must be demonstrated and flood flow routes improved and not restricted. It must be demonstrated

that the proposed development does not result in an increase in maximum flood levels, within adjoining properties.

Surface Water












62




Access/Egress


Emergency Planning

Details will be required on the flood related risks that will remain once the proposed mitigation measures have been implemented, and how the risks will be managed over the development’s lifetime. Flood warnings and/ or flood alerts need to be considered along with the emergency evacuation procedures in the design and layout of the proposed development. Details will be required on flood warning and emergency evacuation procedures as well as details regarding safe refuge areas above ground floor if dry egress routes for evacuation cannot be guaranteed. This should consider the safety of people within the building and also the safety of people around the building and in adjacent areas, including those who are less mobile. LLFA Consultation

It is recommended that potential developers contact Brent Council as the LLFA for further information prior to taking forward site specific plans. Site Specific FRA A Site Specific Flood Risk Assessment will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the Level 1 SFRA. The FRA should be informed by EA data on flood depth, speed and direction. Summary

63

Based on the strategic assessment of flood risk and the recommendations for mitigation measures set out above, it is considered that proposed development on this site could be suitably designed to satisfy part 2 of the Exception Test subject to submission of a detailed site specific FRA.

64

Site Name: Park Avenue Garage Site Allocation Ref. BCSA23

Location: St Paul’s Avenue, NW2 5TG Site Area (ha): 0.23

Proposed Use: Residential Vulnerability

Classification:

More vulnerable

Fluvial flooding


0 0 0


Flood zone 3a 25%

Surface water ponding is predicted on the western boundary and eastern corner of the site during the 1 in 30 year pluvial event or greater. An

overland flow path is observed along the surrounding road network The majority of the ground coverage in the site is impermeable as it is

heavily urbanised. This can compound surface water flooding as the runoff rate is greater on impermeable grounds compared to permeable

areas.


chance.


66

Climate Change


Change

Surface Water 1 in 30yr Surface Water 1 in 100yr

(increase)

0 25% 2%

Climate change is likely to result in a slight increase in surface water flooding on the site.



Other Sources

Sewer 54% site

Reservoir 0

Canal 0





occurs. Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough. Thames Water hold no records of

incidents of sewer flooding on this site.


Residential development should be avoided in areas identified to be at risk of surface water flooding; instead lower vulnerability uses including

landscaped open space should be located here.

67



Surface Water












68




Access/Egress


Emergency Planning


It is recommended that potential developers contact Brent Council as the LLFA for further information prior to taking forward site specific plans. Site Specific FRA A Site Specific Flood Risk Assessment will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the Level 1 SFRA. The Site Specific FRA should be informed by EA data on flood depth, speed and direction. Summary

69


70

Site Name: Hereford & Exeter Court Site Allocation Ref. BSESA8

Location: 1-124 Hereford House & 1-

32 Exeter Court Carlton Vale

Site Area (ha): 0.8

Proposed Use: Residential and open space Vulnerability

Classification:

More vulnerable

Fluvial flooding


0 0 0


Flood zone 3a 36%

Surface water ponding is predicted on around the building footprint on impermeable surfaces such as car parking and the highway during the 1

in 30 year pluvial event or greater. The majority of the ground coverage in the site is impermeable as it is heavily urbanised. This can

compound surface water flooding as the runoff rate is greater on impermeable grounds compared to permeable areas. In addition, less water is

able to drain away through infiltration, which increases the surface water flood risk in these areas.


chance.


72

Climate Change


Change


(increase)

0 36% 17%

Climate change will increase surface water flooding on this site.



Other Sources

Sewer 86% site

Reservoir 0

Canal 0





occurs. Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough. Thames Water have recorded

instances of sewer flooding on the site.


Lower vulnerability uses including landscaped open space should be directed to areas at risk of surface water flooding.



73

Surface Water














74


Access/Egress


Emergency Planning



75


76

Site Name: Neasden Station Growth

Area 1

Site Allocation Ref. BEGA1

Location: Neasden Lane NW10 2UJ Site Area (ha): 0.73


Classification:

More vulnerable

Fluvial flooding


0 0 0


Flood zone 3a 74%

Surface water ponding is predicted on large impermeable surface used as yard space during the 1 in 30 year pluvial event or greater. Exceptions

include areas of tree planting. This can compound surface water flooding as the runoff rate is greater on impermeable grounds compared to

permeable areas. In addition, less water is able to drain away through infiltration, which increases the surface water flood risk in these areas. An

overland flow path is observed along the railway line to the north.


chance.


78

Climate Change


Change


100yr

0 74% 44%

Surface water flooding will increase as a result of climate change.



Other Sources

Sewer 92% site

Reservoir 0

Canal 0





Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough.


The site is proposed for mixed-use development. More vulnerable uses should be located on upper floors and less vulnerable uses at ground

floor. Open space and soft landscaping should be increased.



79

Surface Water














80


Access/Egress


Emergency Planning


It is recommended that potential developers contact Brent Council as the LLFA for further information prior to taking forward site specific plans.

Site Specific FRA A Site Specific Flood Risk Assessment will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the

Level 1 SFRA. The Site Specific FRA should be informed by EA data on flood depth, speed and direction.

Summary

81


82

Site Name: Neasden Station Growth

Area 2


Location: Neasden Lane, NW10

2UG

Site Area (ha): 1.73


employment

Vulnerability

Classification:

More vulnerable

Fluvial flooding


0 0 0


Flood zone 3a 52%

Surface water ponding is predicted on large expanses of imperable surface used as yard space during the 1 in 30 year pluvial event or greater..

This can compound surface water flooding as the runoff rate is greater on impermeable grounds compared to permeable areas. In addition, less

water is able to drain away through infiltration, which increases the surface water flood risk in these areas. An overland flow path is observed

along the railway line to the north.


chance.


84

Climate Change


Change


100yr (increase)

0 52% 12%

Climate change will increase surface water flooding on the site.



Other Sources

Sewer 62% site

Reservoir 0

Canal 0







Mixed-use development is proposed on the site. More vulnerable uses should be located on upper floors and less vulnerable, such as

employment space, on ground floors. Open space and soft landscaping should be directed to areas of flood risk.


the proposed development does not result in an increase in maximum flood levels, within adjoining properties

85

Surface Water


strategy for the site must be considered early in the site planning process to ensure adequate inclusion of Sustainable Drainage Systems (SuDS).

SuDS should aim to achieve greenfield run off rates, providing management and attenuation features that ensure that surface water runoff is

managed as close to the source as possible in accordance with the London Plan drainage hierarchy.

Permeable surfaces should be increased, and open space maximised to ensure space for water to flow during times of flood. Within flood zone 3a

(surface water), flood plain compensation must account for predicted flood depths for the 1 in 30yr and 1 in 100yr Risk of Flooding from Surface

Water mapping or depth predicted for the site.







86


Access/Egress


Emergency Planning


It is recommended that potential developers contact Brent Council as the LLFA for further information prior to taking forward site specific plans.

Site Specific FRA A Site Specific Flood Risk Assessment will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the

Level 1 SFRA. The Site Specific FRA should be informed by EA data on flood depth, speed and direction.

Summary

87


88

Site Name: Neasden Station Growth Area

3


Location: Neasden Lane, NW10 2UE Site Area (ha): 0.28

Proposed Use: Residential and employment Vulnerability Classification: More vulnerable

Fluvial flooding


0 0 0


Flood zone 3a 58%

Surface water ponding is predicted on hard standing in the south west of the site during the 1 in 30 year pluvial event or greater. An overland flow

path is observed along the surrounding road network. The majority of the site comprises impermeable surfaces with the exception of an area of

landscaping to the south. The adjacent railway lines can be a source of run off. This can compound surface water flooding as the runoff rate is

greater on impermeable grounds compared to permeable areas. In addition, less water is able to drain away through infiltration, which increases

the surface water flood risk in these areas.


chance.


90

Climate Change


Change


(increase)

0 58% 41%

Climate change will result in a significant increase in surface water flooding on the site.



Other Sources

Sewer 100% site

Reservoir 0

Canal 0







More vulnerable uses should be located on upper floors and less vulnerable uses at ground floor. Open space and soft landscaping should be

located on areas of flood risk.



91

Surface Water














92


Access/Egress


Emergency Planning




94

Site Name: 438-444 Neasden

Lane & 1-24 Pit

House

Site

Allocation

Ref.

N/A intensification corridor

Location: Press Road, NW10

0DA

Site Area

(ha):

0.45


commerical

Vulnerability

Classification:

More vulnerable

Fluvial flooding


0 0 0


Flood zone 3a 46%

Surface water ponding is predicted on land surrounding the buildings to the south of the site during the 1 in 30 year pluvial event or greater. An

overland flow path is observed along the surrounding road network. Surface water flooding occurs as a result of high intensity rainfall when water

is ponding or flowing over the ground surface before it enters the underground drainage network or a watercourse. Although the land surrounding

the properties is predominantly landscaped, the surrounding road network can compound surface water flooding as the runoff rate is greater on

impermeable grounds compared to permeable areas. In addition, less water is able to drain away through infiltration, which increases the surface

water flood risk in these areas.


chance.


96

Climate Change

Main River 35%

Climate Change

Surface Water 1 in

30yr

Surface

Water 1 in

100yr

(increase)

0 46% 0


Groundwater susceptibility 25-50%




Agency identify the susceptibility of ground water flooding in this location as between 25 and 50%. The site is in a Critical Drainage Area.

Other Sources

Sewer 100% site

Reservoir 0

Canal 0





Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough. They hold no records of historic sewer

flooding instances within this site as of 2017.


97

More vulnerable uses should be located on upper floors and less vulnerable uses at ground floor. Open space and soft landscaping should be

located on areas of flood risk.



Surface Water











98





Access/Egress


Emergency Planning


It is recommended that potential developers contact Brent Council as the LLFA for further information prior to taking forward site specific plans. Site Specific FRA

99

A Site Specific Flood Risk Assessment will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the Level 1 SFRA. The Site Specific FRA should be informed by EA data on flood depth, speed and direction. Summary

Based on the strategic assessment of flood risk and the recommendations for mitigation measures set out above, it is considered that proposed development on this site could be suitably designed to satisfy part 2) of the Exception Test subject to submission of a detailed site specific FRA.

100

Site Name: Stadium Retail Park

& Fountain Studios

Site

Allocation

Ref.

BCSA5

Location: Wembley Park

Drive, HA9 8TS

Site Area

(ha):

1.67


commercial

Vulnerability

Classification:

More vulnerable

Fluvial flooding


49% 0 0

The Wealdstone Brook runs 50 metres to the north of the site and is a source of fluvial flooding. The east of the site is within flood zone 2.

102


Flood zone 3a 37%

Surface water ponding is predicted in the centre of the site during the 1 in 30 year pluvial event or greater. An overland flow path is observed

along the surrounding road network. The majority of the ground coverage in the site is impermeable as it is heavily urbanised. This can compound

surface water flooding as the runoff rate is greater on impermeable grounds compared to permeable areas. In addition, less water is able to drain

away through infiltration, which increases the surface water flood risk in these areas.


chance.


104

Climate Change

Main River 35%

Climate Change

Surface Water 1 in

30yr

Surface

Water 1 in

100yr

(increase)

0 37% 24%






Agency identify the susceptibility of ground water flooding in this location as between 25 and 50%. The site is in a Critical Drainage Area and the

north eastern corner of the site has increased potential for elevated groundwater.

Other Sources

Sewer 77% site

Reservoir 0

Canal 0







105

More vulnerable uses should be restricted to areas of lowest flood risk to the south west of the site. Lower vulnerability uses including landscaping

open space should be located to the east of the site.

A positive reduction in the risk of flooding must be demonstrated as part of any development. It must be demonstrated that proposed development

does not result in an increase in maximum flood levels, within adjoining properties.

Surface Water











106





Access/Egress

The east of the site is in an EA flood warning area. Safe dry access to and from the site should be provided for the lifetime of the property, factoring in the impacts of climate change. In this case the lifetime of the development is 100 years.

Emergency Planning


It is recommended that potential developers contact the Environment Agency and Brent Council as the LLFA for further information prior to taking forward site specific plans.

107

Site Specific FRA A Site Specific Flood Risk Assessment will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the Level 1 SFRA. The FRA should be informed by EA data on flood depth, speed and direction. Summary

Based on the strategic assessment of flood risk and the recommendations for mitigation measures set out above, it is considered that proposed development on this site could be suitably designed to satisfy part 2) of the Exception Test subject to submission of a detailed site specific FRA.

108

Site Name: Queensbury LSIS and Morrisons

Site Allocation Ref. BNSA3

Location: Honey Pot Lane, NW9 Site Area (ha): 8.24

Proposed Use: Residential and commercial Vulnerability Classification: More vulnerable

Fluvial flooding


15% 0 0

The Wealdstone Brook runs through the south of the site in a culvert and is a source of flooding. The majority of the site has a low probability of fluvial flooding. However low lying areas adjoining the Wealdstone Brook are at risk of flooding and within flood zone 2.

110


Flood zone 3a 14%

Surface water ponding is predicted on the highway during the 1 in 30 year pluvial event or greater. An overland flow path is observed along the surrounding road network. The majority of the ground coverage in the site is impermeable, comprising a large expanse of car parking and industrial units. This can compound surface water flooding as the runoff rate is greater on impermeable grounds compared to permeable areas. In addition, less water is able to drain away through infiltration, which increases the surface water flood risk in these areas. The Environment Agency’s surface water depth modelling identifies the potential for depths of 0 - 900mm on the site during the 1% annual chance.




111

Climate Change


0 14% 7%



The site is underlain by Thames Group (also referred to as London Clay) bedrock, a composition of silty clay/mudstone, sandy silts and sandy clayey silts of marine origin. Thames Group generally has a low hydraulic conductivity which means water does not easily move through it. However, because of this characteristic and poor drainage, ponding can occur if London Clay is downhill of aquifer outcrops. The Environment Agency identify the susceptibility of ground water flooding in this location as between 25 and 50%. The site is within a Critical Drainage Area.

Other Sources

Sewer 74% site

Reservoir 0

Canal 0

Sewer flooding can occur due to sewer infrastructure failure or due to an increased flow and volume of water entering a sewer system which exceeds its hydraulic capacity, causing the system to surcharge. If sewer outfall points are either blocked or submerged due to high water levels, water can back up in a sewer system and cause flooding. These issues can result in water overflowing from gullies and manholes, causing flooding in the local area. The south of the borough has a combined sewer, leading to increased environmental risks where flooding occurs. Thames Water Utilities Ltd provide surface water, foul and combined sewer systems in the borough. Thames Water have recorded incidents of sewer flooding in the south western corner of the site.

Site Layout and Design Vulnerable uses should be restricted to areas of lowest flood risk. Residential development should be avoided to the south defined as Flood Zone 2, and in areas identified to be at risk of surface water flooding; instead lower vulnerability uses including landscaped open space should be located here. Overland flow paths should not be obstructed. Subject to the recommendations of the Site Specific FRA, development should seek to deculvert and naturalise the Wealdstone Brook. A positive reduction in the risk of flooding must be demonstrated and flood flow routes improved and not restricted. It must be demonstrated that the proposed development does not result in an increase in maximum flood levels, within adjoining properties. Surface Water

112

A drainage strategy will be required which accords with the Drainage Strategy Submission Checklist included in the Level 1 SFRA. The drainage strategy for the site must be considered early in the site planning process to ensure adequate inclusion of Sustainable Drainage Systems (SuDS). SuDS should aim to achieve greenfield run off rates, providing management and attenuation features that ensure that surface water runoff is managed as close to the source as possible in accordance with the London Plan drainage hierarchy. Permeable surfaces should be increased, and open space maximised to ensure space for water to flow during times of flood. Within flood zone 3a (surface water), flood plain compensation must account for predicted flood depths for the 1 in 30yr and 1 in 100yr Risk of Flooding from Surface Water mapping or depth predicted for the site. Set-back Distance An 8m wide undeveloped buffer strip should be retained along the Wealdstone Brook to provide access for maintenance. The EA should be contacted to obtain an Environmental Permit for main rivers, further information can be found on their website: https://www.gov.uk/guidance/flood-risk-activities-environmental-permits Finished Floor Levels If residential development cannot be avoided within the flood extent, finished floor levels should be set at least 600mm freeboard above the 1 in 100 flood level plus an appropriate allowance for climate change. Internal access to higher floors is required. It important to consider the implications of diverting the water on the flood risk of the rest of the site. Resilience and Resistant Measures A number of flood resistance and resilience measures can also be implemented into new developments to mitigate potential flooding. These could include:

installing electrical equipment above flood level installing flood doors and barriers, to ensure water stays out of a property to a given height providing adequate flood risk management infrastructure. Space should be left in developments for flood risk management infrastructure to be maintained and enhanced.

Access/Egress Safe dry access to and from the site should be provided for the lifetime of the property, factoring in the impacts of climate change. In this case the lifetime of the development is 100 years.

113

Emergency Planning The south of the site is within a flood alert area. Details will be required on the flood related risks that will remain once the proposed mitigation measures have been implemented, and how the risks will be managed over the development’s lifetime. Flood warnings and/ or flood alerts need to be considered along with the emergency evacuation procedures in the design and layout of the proposed development. Details will be required on flood warning and emergency evacuation procedures as well as details regarding safe refuge areas above ground floor if dry egress routes for evacuation cannot be guaranteed. This should consider the safety of people within the building and also the safety of people around the building and in adjacent areas, including those who are less mobile. LLFA Consultation It is recommended that potential developers contact the Environment Agency and Brent Council as the LLFA for further information prior to taking forward site specific plans. A Site Specific FRA will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the Level 1 SFRA. The FRA should be informed by modelling to assess the flood extent, depth and speed. Site Specific FRA A Site Specific Flood Risk Assessment will be required which meets the requirements of the Flood Risk Assessment Submission Checklist in the Level 1 SFRA. The Site Specific FRA should be informed by EA data on flood depth, speed and direction.

Summary


114

Appendix A – Screening Assessment Site Allocations

Policy No. Site Name Proposed Use

Vulnerability

Classficati

on

Site Area (sqm

)

FZ2 (% of site

area)

FZ3a (Fluvial & Tidal - % of

site area)

FZ3b (Fluvial & Tidal - % of

site area)

Main River 35% CC

(% of site

area)

FZ3a (Surface

Water - %

of site

area)

1 in 30yr RoFS

W Extent (%

of site

area)

Surface

Water

Flood

Risk Increase due to

Climate

Change

Groundwa

ter Susceptibility

Banding

Sewer

Flooding?

Reservoir Floo

ding?

Sequential Test Required?

Exception Test Required?

Level 2

SFRA Recommended

?

BSESA17

Cricklewood Broadway Retail Park

Mixed-use

More vulnerable

23198 13% 13% 2% 96% Yes Yes No

BSESA34

303 - 309 Cricklewood Broadway

Mixed-use

More vulnerable 2701 100% No No No

Planning Permission

Water Board St Michael's Road

Mixed-use

More vulnerable

33440 9% 9% 4% 18% Yes Yes No

BSESA18


Mixed-use


BSESA31 Turpin's Yard Mixed-use

More vulnerable 3773 25% 25% 10% 87% Yes Yes Yes

115

BSESA22 Sainsurys and garages

Mixed-use

More vulnerable

12472 2% 2% 81% Yes Yes No

Planning Permission

Thames Water Depot Harlesden

Mixed-use

More vulnerable

16331 47% No No No

BSESA33


Mixed-use


BSESA32


Mixed-use


BSESA30 61 Shoot up Hill

Mixed-use


Planning Permission

Ex Manor School

Mixed-use


Planning Permission

Car Park Brondesbury Road

Mixed-use

More vulnerable 3452 17% 17% 59% Yes Yes No

BSESA29

Willesden Telephone Exchange

Mixed-use

More vulnerable 2832 5% 5% 2% 90% Yes Yes No

BSESA26

Park Avenue North Substation

Residential


BSESA25 Park Avenue Garage

Mixed-use


Planning Permission

Gloucester & Durham

Mixed-use

More vulnerable

11416 8% 8% 90% Yes Yes No

116

Planning Permission

Queen's Park & Cullen House

Mixed-use


BSESA14

William Dunbar & Saville Houses

Residential


BSESA10 Neville & Winterleys

Residential


BSESA5 Craik Residential


BSESA6 Crone & Zangwill

Residential


Planning Permission Peel

Mixed-use

More vulnerable

11422 7% 7% 3% 90% Yes Yes No

BSESA3 Carlton House Mixed-use


BSESA20 Kilburn Market Square

Mixed-use

More vulnerable

11013 92% No No No

BSESA1 Austen Mixed-use


BSESA2 Blake Mixed-use


Planning Permission

Land North of Chippenham Gardens

Mixed-use


117

BSESA12 Wordsworth & Masefield

Mixed-use


BSESA8 Hereford & Exeter

Mixed-use


BSESA11 Granville Open Space

Mixed-use


BSESA4 Carlton Vale Infants' School

Residential


BSESA7 Dicken's House Residential


BSESA13 John Ratcliffe House

Mixed-use


BEGA2 Staples Corner Growth Area

Mixed-use

More vulnerable

427236 1% 1% 1%

>= 25% <50% 80% Yes Yes No

BESA2 Cricklewood Bus Garage

Mixed-use

More vulnerable

15131 5% 5% 2% 58% Yes Yes No

BSSA6 Barry's Garage Mixed-use


BSSA7 Willesden Bus Depot

Mixed-use


BSSA5 McGovern's Yard

Mixed-use


118

BSSA3

Chapman's Industrial Estate

Mixed-use

More vulnerable

31425 16% 16% 93% Yes Yes No

BEGA1

Neasden Stations Growth Area

Mixed-use

More vulnerable

41456 1% 1% 51% Yes Yes No

BEGA1


Mixed-use

More vulnerable

16233 4% 4% 2% 100% Yes Yes No

BEGA1

Neasden Station Growth Area 1

Mixed-use


BEGA1


Mixed-use

More vulnerable

17308 52% 52% 12% 62% Yes Yes Yes

BEGA1


Mixed-use


BEGA1


Mixed-use

More vulnerable

26578 5% 5% 2% 79% Yes Yes No

BEGA1


Mixed-use


BSSA9 Bridge Park & Unisys

Mixed-use

More vulnerable

27199 100% 100% 100% 15% 15% 4%

>= 25% <50% 57% Yes Yes Yes

Planning Permission

Former Craven Park Health Centre

Mixed-use

More vulnerable 5871

< 25% 95% No No No

Planning Permission

Stonebridge Primary School

Mixed-use

More vulnerable

27694 8% 8% 4%

< 25% 66% Yes Yes No

119

BESA1 Coombe Road Mixed-use

More vulnerable

13546 100% 26% 1% 100%

>= 25% <50% 94% Yes Yes Yes

BESA3 Gower House Blackbird Hill

Mixed-use


>= 25% <50% 100% No No No

BSSA13 Morland Gardens

Residential


< 25% 79% No No No

Planning Permission

Stonebridge School Annexe

Mixed-use


>= 25% <50% 95% No No No

BSSA10 Euro car rental Residential

More vulnerable 4518 16% 16%

>= 25% <50% 98% Yes Yes No

BSSA19 Chancel House School


BSSA1 Asiatic Carpets Mixed-use

More vulnerable

34713 1% 1% 1% 86% Yes Yes No

BSSA2

Homebase & Cobbold Indsutrial Estate

Mixed-use

More vulnerable

29997 3% 3% 90% Yes Yes No

BSSA12 Church End Local Centre

Mixed-use


Harlesden NP

Car sales at junction of High Street and Furness Road

Mixed-use


120

Harlesden NP

Land at Challenge Close

Mixed-use


Harlesden NP Harley Road

Mixed-use


Harlesden NP

Former Willesden Ambulance Station

Mixed-use

More vulnerable 772 No No No

Harlesden NP

Salvation Army Hall & Manor Park Works

Mixed-use


Harlesden NP

Harlesden Plaza

Mixed-use


BSSA17

Harlesden Telephone Exchange

Mixed-use


BSESA24 Kilburn Station arches

Employment

Less vulnerable 551 100% No No No

Planning Permission Knowles House

Mixed-use


BSSA14

Harlesden Station junction

Mixed-use

More vulnerable 665 13% 13% 12%

< 25% 100% Yes Yes Yes

BSSA15

2 - 10 Mordaunt Road

Mixed-use


< 25% 96% No No No

121

BSSA16

Harlesden Railway Generating Station

Employment

Less vulnerable 1601 6% 6%


delete

Learie Contantine Centre

Mixed-use


BSSA4

Dudden Hill Community Centre and Games Court

Mixed-use


BSSA11 296 High Road Mixed-use


Planning Permission

105 - 109 Salusbury Road

Mixed-use


delete Harrow Road Mixed-use


BSESA21 Queen's Parade

Mixed-use


BSESA28 Strode Road Residential


BSESA27 Car wash Strode Road

Residential


BSESA23

Willesden Green police station

Mixed-use


122

Planning Permission

Winkworth Hall

Mixed-use


BNWSA1 Sainsbury's Kenton

Mixed-use

More vulnerable

24461 1% 1%

< 25% 100% Yes Yes No

BCSA6 Watkin Road Mixed-use

More vulnerable

14098 88% 17% 70% 18% 18% 10%


BCSA4 Fifth Way/ Euro Car Parts

Mixed-use

More vulnerable

12909 1% 1%


BCSA3 Brook Avenue (south)

Mixed-use

More vulnerable 4020 1% 2% 2% 2% 7% 7% 3%


BCSA2

Stadium Retail Park (Fulton Quarter)

Mixed-use

More vulnerable

16771 49% 37% 37% 24%


BCSA8 Wembley Retail Park

Mixed-use

More vulnerable

50698 11% 11% 6%


BCSA1 The Torch/ Kwikfit

Mixed-use


< 25% 100% No No No

BNWGA1 Northwick Park Site

Mixed-use

More vulnerable

305159 3% 3% 1% 47% Yes Yes No

N1

Kingsbury Town Centre Sites

Mixed-use

More vulnerable

15632 3% 3% 1% 78% Yes Yes No

BSWSA1 Alperton Industrial Sites

Mixed-use

More vulnerable

14520

>= 25% <50% 43% No No No

123


Mixed-use

More vulnerable

21854 1% 1% 1%



Mixed-use

More vulnerable

17533 3% 3% 3%

>= 25% <50% 90% Yes Yes No

BNSA5

Kingsbury Library and Community Centre

Mixed-use


< 25% 52% No No No

BSWSA9

Former Copland School

Mixed-use


BCSA5 Olympic Office Centre

Mixed-use


< 25% 100% Yes Yes No

BCSA9 First Way Mixed-use

More vulnerable

44420 2% 2% 1%


BSWSA2 Sainsbury's Alperton

Mixed-use

More vulnerable

30688 1% 1%

>= 25% <50% 66% Yes Yes No

BNSA2

Colindale Retail Park, Multi-Storey Car Park, Car Showroom and Southon House

Mixed-use

More vulnerable

40285

< 25% 81% No No No

BSWSA4 Sunleigh Road Mixed-use

More vulnerable

19028

>= 25% <50% 83% No No No

124

BSWSA5

Abbey Manufacturing Estate

Mixed-use

More vulnerable

26317 1% 1%

>= 25% <50% 94% Yes Yes No

BSWSA6 Beresford Avenue

Mixed-use

More vulnerable 9585 8% 8% 1%

>= 25% <50% 68% Yes Yes No

BCSA10 York House

School and employment


< 25% 89% No No No

BCSA1 ASDA Wembley

Mixed-use

More vulnerable

30794 6% 6% 2%


BCSA12 Land to South of South Way

Mixed-use

More vulnerable

16520 2% 2%


BCSA15

Site W10 Wembley Masterplan

Mixed-use


< 25% No No No

BSWSA8 Wembley High Road

Mixed-use

More vulnerable

30088 99% No No No

BSWSA3 Atlip Road Mixed-use

More vulnerable

12374 7% 7%

>= 25% <50% 59% Yes Yes No

BNSA3

Honeypot Lane LSIS, Morrisons and Bowmans Trading Estate

Mixed-use

More vulnerable

82380 15% 14% 14% 7%


125

BCSA7 Wembley Park Station (North)

Mixed-use


< 25% 54% No No No

BSWSA10

Wembley Cutting North, Mostyn Avenue

Residential


BSWSA12

Chaplin Road Health and Wembley Police Station

Mixed-use

More vulnerable

33872 1% 1% 94% Yes Yes No

BSWSA12 Wembley Fire Station

Mixed-use


BNSA6 Ex-volkswagen Garage

Residential


< 25% 76% No No No

BSESA19 Gaumont State Cinema

Community

Less vulnerable 6786 63% No No No

BSSA18 Craven Park Roundabout

Mixed-use


BCSA7 Wembley Park Station (South)

Mixed-use



BSSA8

Argenta House & Wembley Point

Mixed-use

More vulnerable

12203 100% 99% 72% 100% 36% 36% 20%

>= 25% <50% 87% Yes Yes Yes

BSESA9 Kilburn Park Junior School

Open space

Water compatible 4662 73% No No No

126

BNSA1 Capitol Way Valley

Mixed-use

More vulnerable

126121 6% 6% 2%


BCSA3 Brook Avenue (north)

Mixed-use

More vulnerable

14997 82% 68% 6% 79% 80% 80% 25%


BNSA7

Kingsbury Trade Centre - Enterprise, Hand Car Wash, Printers

Mixed-use


BESA4

4-9 Gladstone Parade, Edgware Road

Mixed-use


BSWSA13

Sudbury Town Station car park

Residential


BSESA15

UK Albanian Muslim Communtiy and Cultural Centre

Mixed-use


BSESA16 OK Club Mixed-use


BNSA4 Former Mecca Bingo Site

Mixed-use


< 25% 74% No No No

BCSA11

College of North West London Wembley

Mixed-use

More vulnerable 3740 79% 17% 16% 68% 68% 68% 36%


127

BSWSA16

Former Wembley Youth Centre/ Dennis Jackson Centre London Road

Mixed-use



BSWSA15

Carphone Warehouse 416 Ealing Road

Mixed-use


>= 25% <50% 67% Yes Yes No

BSWSA14

Employment Land on Heather Park Drive

Mixed-use


>= 25% <50% 85% Yes Yes No

BSWSA11

Keelers Service Centre, Harrow Road, Wembley

Mixed-use


BCSA13

Former Malcolm House, Empire Way

Mixed-use


< 25% 80% No No No

BCSA14 St Josephs Social Club

Mixed-use


BCSA17

Southway Motors/Fourway Supplies/ Midnight Motors, South Way

Mixed-use


< 25% 82% No No No

128

BSESA34

Kilburn Park Underground Station

Mixed-use


brent local plan level 2 strategic flood risk assessment

Documents