Tall Buildings Strategy

It aims to provide the local authority with locations considered to be acceptable, un-
acceptable and sensitive for the development of tall buildings as part of the Urban
Design and Place Making section of the Wembley Area Action Plan Development
Plan Document dated March 2013. This is based on a methodology that assess the
appropriateness for tall buildings across a series of parameters as follows;
1. Existing tall Buildings
2. Planned regeneration
3. Views and visual Experience
4. Transport Infrastructure
5. Topography
6. Historic Environment
7. Townscape Character

Assessing the proposals against these parameters, it can be demonstrated that the
scale and location are considered appropriate;

EXISTING TALL BUILDINGS

The site is located in an existing cluster of tall buildings comprising the Ibis Hotel on
South Way, Holiday Inn Hotel and York House on Empire Way. This demonstrates
that the conditions exist to support such development for tall buildings . Furthermore,
the guidance confirms that;

the current pattern of development for tall buildings is principally based on

the corridor from Wembley Central Station to Wembley Park Station

The site is located along this corridor. The guidance confirms that;

Given that the western corridor of the Area Action Plan is already
characterised by taller buildings, there is an opportunity to focus on this
location for further tall buildings, adding that This clustering of development
has the potential to create a stronger skyline

PLANNED REGENERATION

The site is located in an area that is part of the Wembley Area Action Plan for the
regeneration in Wembley. Specifically, it lies in the south West corner of the Stadium
Comprehensive Development Area, linking the Wembley Link Area to the south west
to the Wembley Masterplan which is well underway. The site is also surrounded by
the Quintain mixed use regeneration scheme, with outline consent for buildings that
range in height from 51 m AOD to 127m AOD. Their South West Lands development
application for buildings ranging from xxm AOD to 112m AOD to the south of the site
is currently under consideration and therefore the site is part of an ongoing Planned
Regeneration area.

VIEWS AND VISUAL EXPERIENCE

In order to protect the strategic and local views of the National Stadium, various
designated views have been identified from which the proposals will be assessed. Of
these, teh relevant ones are those Strategic views from the South West comprising
Horsenden Hill, One Tree Hil,l Alperton and Elmwood Park, Sudbury. Appropriate
Local views are on the White Horse Bridge along the Wembley Link route. It will be
demonstrated that none of these views of the Stadium will be compromised by the
proposed development, including the potential new views recommended in the
guidance document. The guidance also recognises that;

Protection of views of the Stadium should focus on local views (within

the borough)
The overall legibility of the Stadium has increased significantly in
comparison to the previous stadium due to the presence of the iconic
arch,
Given the necessity of the regeneration around the Stadium,
protection of views of the main body of the building (as opposed to
the arch) may not be achievable, .

TRANSPORT INFRASTRUCTURE

The site is located in an area of very good public transport accessibility. Wembley
Stadium Railway Station is located in close proximity to the south, with Wembley
Central and Wembley Park stations within easy walking distance. Several bus routes
are available immediately on Wembley Hill Road. Wembley Hill Road and South Way
also provide good arterial routes to the north towards Forty Way and to the North
Circular Road.

The guidance recognises that;

Locating tall buildings around key public transport nodes will help to
concentrate people in the localities where accessibility is highest

TOPOGRAPHY

The site is located in a dip along the east-west axis on South Way, with the
elevation of Wembley Hill and Chiltern Cutting to the west and the Stadium area to
the east. Similarly, the land rises to the north towards Barn Hill.

The guidance confirms that;

The impact of tall buildings is recognised to be less pronounced due to these

elevated positions and that taller buildings located to..the west of the
Stadium are less likely to cause major impact due to the elevated nature of
the adjacent areas

HISTORIC ENVIRONMENT

Conservation Areas
The closest conservation are is Wembley High Street and due to the aspect of most
of the properties in this area, a tall building on the site is unlikely to significantly
impact on this area.

Listed Buildings
Wembley Arena, due to the new development in its vicinity and distance from the
site will not be affected by the development, Similarly, the locally listed Greyhound
Public House to the south will not be affected by the proposed tall building.

TOWNSCAPE CHARACTER
The guidance document identifies 5 localities with particular characteristics and the
opportunities that may arise for tall buildings within them. The site falls within the
perimeter of three such localities; Triangle Junction/Wembley Link to the South West,
the Comprehensive Development Area to the North East and Wembley Park
Corridor.

It recognises the importance of the visual and physical connection between the High
Road and the Stadium Area along the axis of the White Horse Bridge (immediately
south of the site). The cluster of tall buildings surrounding the site is acknowledged
and that proposals for tall buildings within this area are considered acceptable in
townscape terms. It also recognises the poor definition of street line in some of the
existing buildings. The existing MG House line is set back from Wembley Hill Road
and the position of new building will address the street line more appropriately.

The open green space to the north at the junction of Wembley Hill road and Empire
Way is also significant in that it provides the open space setting for a tall building
when viewed form the north. The analysis of the Wembley Park Corridor
acknowledges the proximity of the newly landscaped green space recognises this in
the scope for a tall building in this area.

The location of the proposed tall building along Wembley Hill Road provides a marker
to the approach from the High Road to the south, signifying it as the gateway and key
node to the Stadium area from the Triangle junction of the High road, Harrow Road
and Wembley Hill road.