North London college campus to be demolished as pictures show stunning vision for 1,600 new homes
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The site, in Willesden, was sold to developers to facilitate the development of a new college campus in Wembley Park following the merger of CNWL and City of Westminster College.
The Dudden Hill site in Willesden currently consists of a number of three to five-storey buildings which were used by CNWL – a further education college. The council claims the redevelopment of this site, alongside a second site – Crescent House on Wembley Park Drive which has also been approved – are necessary to fund the construction of the new campus on Olympic Way in Wembley.
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The plans were approved unanimously by Brent Council’s Planning Committee on December 11, despite concerns raised about the number of affordable housing the scheme will provide, as well as fears about flooding. A total of 1,627 new homes will be delivered across two phases – 68 per cent of Brent’s annual housing requirement – however, just 18 per cent will be ‘affordable’ homes.
Phase 1 will see 1,076 homes delivered in 11 blocks ranging from four to 28 storeys, alongside the development of the gym, convenience store and a new central neighbourhood park. Just 69 of these new homes will be made available at social rent (9 per cent).
Phase 2 will see the construction of a further 551 homes in 11 blocks ranging from four to 17 storeys, as well as a new community centre, nursery, and additional commercial space. A greater percentage of these homes will be deemed affordable (35 per cent), however, the total 18 per cent across the two phases falls way short of the council’s own target for new developments of 50 per cent.
Cllr Liz Dixon said: “Our biggest challenge is social housing and affordable housing so people can continue to work and live in the borough. I’m very disappointed that we’ve got such a low contribution to affordable homes when our target is 50 per cent.”
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Terry Gamble of house building company Hill Group told the committee that the scheme had maximised the level of affordable homes it could deliver, ‘where technically only zero per cent would be viable’ due to their viability assessment stating the project would deliver a £147m deficit. He added that the project will deliver ‘huge economic, social, and environmental benefits’ for residents.
Cllr Dixon highlighted a ‘huge discrepancy’ between what the developers claim the deficit of the project would be compared with the council’s own consultants’ assessment (£43.2m). The developers agreed to a review mechanism later in the process which, if it highlighted a surplus, could provide an opportunity to increase the number of affordable housing.
Following approval, the demolition of the existing buildings is expected to take place in summer 2025, with Phase 1 of the development to be completed between 2027 and 2032. The timetable outlines that the new Olympic Way campus is set to be completed by September 2028, with Phase 2 commencing at the same time. However, as the bulk of affordable housing is set to be delivered in Phase 2, it means that families needing social housing will have to wait for this to be completed – which is anticipated to be in 2034.
Despite the scheme falling short on the affordable housing target, council officers balanced the roughly £107m developer’s contribution to complete the new Wembley college campus – which would need to be delivered to develop the Dudden Hill and Crescent House sites – and recommended it for approval. The scheme will also provide an additional £46m of Strategic Community Infrastructure Levy (SCIL) funds from the developers to Brent Council.
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