Community Hub

Dudden Hill Lane

Welcome to our Community Hub to display an overview of our proposals for Dudden Hill Lane.

Please find the final and updated details of the scheme on the Overview page.

Overview →

Learn more about our exciting plans

Updated June 23

About Us →

Learn more about the project team

Timeline →

View the anticipated project milestones

FREEPOST RESIDENT CONSULTATION

Updates to the Scheme

Dudden Hill entrance

Since the public consultation, the scheme has continuously developed.

The new developments include:

The material palette being refined from 3 brick types to 2 brick types to create a family of buildings.

The height of the blocks ranging from 5 storeys to 19 storeys (previously 16 storeys). Additional height has been located in the least sensitive area to ensure minimal impact on neighbouring properties.

Increase in family home provisions.

The scheme will still provide:

A supermarket at ground floor level

A publicly accessible café

A gym

Homes remaining at circa. 300 units

A transport and service strategy as shared at the public consultation

Re-provision of light industrial

Public Realm

Colonnade

The Site

The site is within the Sapcote Industrial Estate and is located within the Church End Locally Significant Industrial Site (LSIS) in the London Borough of Brent.
The site is occupied by a number of industrial buildings, including a heavy plant hire business, storage facilities for haulage equipment, a scaffolding station and an MOT station/ used car sales garage.
There are multiple access points to the site, including Dudden Hill Lane to the north-east and the High Road to the south-west.
The surrounding context of the site is low to medium-rise existing suburban residential and light industrial.
The site is included within the wider Sapcote Industrial Estate draft site allocation (ref. BSSA4) for mixed-use residentially-led development, with an indicative capacity of 300 homes.
The site area is 0.9 ha, including 1,930 sq m of existing industrial floorspace.
A previous application was submitted to the council but later withdrawn. The proposals seek to build upon the lessons learnt from that application and proposes a better quality development.

View from site entrance on Dudden Hill Lane

Car workshop on Colin Road

Houses between the site and Colin Road

The images below summarise a study of the surrounding area we have conduced and how it has informed the developing architectural language, character and material palette of the scheme.

1/2. Emerging Context, Middle Yard – Mixed-use development to the north of the site uses a mixture of dark and light buff brick tones.

3. Dollis Hill Conservation Area – Red brick Edwardian Houses with white stone balconies and window surrounds.

4/5. Industrial Character – Around the site and in nearby industrial sites. Demonstrating the use of textured brickwork and feature text.

6. Willesden Working Men’s Club – Red brick and stone detailing along Villiers Road.

7/8. Mixed Brickwork – Red and light brickwork with white stone lintels along the High Road, Meyrick Road and Chapter Road.

Opportunities and Constraints

Site Constraints

Site Opportunities

Masterplan Strategy

1. Building heights sensitively respond to the surrounding context, with taller buildings positioned towards the north west of the site.

2. A new urban quarter with active frontage that provides generous public amenity space for both new and existing residents to enjoy.

3. Podium gardens and new soft landscaping with pedestrian route going through the site are created. Our proposal has been designed to facilitate a wider masterplan approach for the Sapcote Industrial Estate.

The Vision - Co Location

The Vision

Is for a co-location proposal that is residential led with commercial and light industrial uses on the lower floors.
There will be clear separation of use at ground floor to allow different uses to operate efficiently side by side with minimum crossover.
A new light industrial yard to western end of site celebrates the existing use of the site, informing the architectural design of the development.
For a new pedestrian route through the site with pockets of public realm, activated by the ground floor uses.
To maximise greenery on what is currently a hard standing site.
The massing has been considered to minimise impact on surrounding context, whilst also reflecting the future development of the Sapcote Industrial Estate.

Uses

The new development will be a residentially-led, mixed-use scheme with various ground floor uses, including light industrial floor space, commercial frontage in the form of a new food store and new areas of public realm.
The ground floor public realm accommodates the intersections of these different uses and has 4 character areas – industrial yard, street, public realm and shared space.
The light industrial yard has been confined to the south-west of the site, along with the light industrial units.
Access to parking and servicing for the supermarket to the north is also contained within the first half of the site.

Provision of new gym for the local area

Provide affordable light industrial yard

Create new active frontages

Provision of new gym for the local area

Provide affordable light industrial yard

Proposed ground floor plan

Proposed mezzanine floor plan

Proposed typical lower floor plan

Approach to architecture

Appearance + Material

Industrial Yard Character
The scheme will re-provide the light industrial quantum on site, located on the west end of the site clustered around a ‘yard’. The architectural language of the yard has been informed by the site’s industrial heritage and this industrial character is reinforced through the delicate and functional detailing of the design. The design incorporates folding metal doors, banners, signage and paving detailing which add depth of shadow and richness to the ground and façades. A mixture of shutters and folding doors provide flexibility for both day to day activity, and to serve a broader range of occupiers.

Building A (and F)

Primary Brick: Light buff brick with light mortar
Metalwork: Dark green

Building B

Brick: Dark brown/grey
Metalwork: Dark green

Building C

Primary Brick: Red brick with light mortar
Secondary Brick: Red brick with dark mortar
Stone Detailing: White
Metalwork: Dark green

Building D

Primary Brick: Light buff brick with light mortar
Secondary Brick: Light buff brick with dark mortar
Metalwork: Dark green

Building E

Brick: Dark brown/grey
Metalwork: Dark green

Landscape & Amenity

Ground Floor Public Realm

A hierarchy of landscaping at ground floor has been designed to create a clear sense of identity and includes three distinctive characters:

Dudden Square
A vehicle-free zone that invites residents, visitors and workers to use the space. The Square comprises new seating opportunities in a variety of arrangements to encourage different types of social interaction, a café spill-out space, and a play and cycle hub. The play hub includes informal play in the form of timber stepping logs and balance beams, as well as a sensory activity wall which activates the rear elevation of the existing garage that fronts the eastern part of the square. The character of the space is defined with a warm red coloured paving and pockets of planting that help define the key uses within the space i.e. cycle parking, seating, café spill out and play.

Streetscape
The new streetscape is proposed along the eastern part of the scheme and provides two primary functions; to connect pedestrians east to west and to allow vehicle movement through the site via a one-way system. The street includes designated parking for the supermarket and new rain gardens alongside footpaths to provide a buffer between pedestrian and vehicle movement, thus reducing conflict between the two uses. Seating, stone boulders, cycle parking, trees and street lighting are also proposed to create an attractive and safe environment for all.

Industrial Yard
An external space that references the historical light industrial use of the site and complements the proposed architectural language with large numbers printed on the paving finish. The Industrial Yard provides businesses with spill-out zones and a fun way-finding strategy.

Sustainable Urban Drainage
Permeable paving, green parking bays and rain gardens are proposed across the site to reduce the flow of surface flood water and filter contaminates from surface water runoff.

Biodiversity
Native and climate-resilient trees are proposed at the ground floor and within the residential communal podiums. Trees provide both visual amenity and vitally important habitat for a variety of birds and insects. The generous soft planting across the site provides an important green space within the local area, stitching together a patchwork of green spaces that include the nearby playground and Willesden Community Garden. The scheme currently delivers an Urban Greening score of 0.5, well above planning policy requirements of 0.4.

Access
Both private and public amenity space have been designed with raised kerbs and ramps to deliver a fully accessible scheme for all. A 3m clear zone is provided to the periphery of the northern elevation that fronts the square and streetscape, providing an easy route through the site for the more vulnerable road users.The new crossing point at the centre of the scheme is oversized with contrasting and textured paving proposed at the junction to warn pedestrians.

Transport, Servicing & Sustainability

Transport & Servicing

The scheme will be car free for residents with a accessible parking
provided for residents only.
Access to the site utilises existing site access points. Vehicle access to the site will be by Dudden Hill Lane for the supermarket and residential users with egress onto Colin Road. While the light industrial use will access via the High Road.
Cycle parking is proposed in line with the London Plan at ground and Mezzanine level And street parking provided for visitors.
There will be a pedestrian cut through route from the High Road to Dudden Hill Lane.

Sustainability

The proposal has a holistic approach with embodied carbon targets throughout. Low carbon materials options within the design will be explored alongside a plot against the industry benchmarks and limiting material quantity.

London Square

Founded in 2010, London Square have built their reputation by respecting, understanding and exceeding the needs of their customers
Aiming to deliver 1,000 new homes per year
London Square are committed to shaping exceptional properties that reflect the aspirations of their residents, stimulate thriving communities and set a new benchmark for modern living in the capital
Each development is created on a bespoke basis, respectful of the location and the community within it

Assael Architecture

Architecture, urban design, masterplanning, landscape / interior design and visualisation
Residential specialists including BtR, mixed-use, colocation, hospitality and masterplanning
Dedicated to designing high-quality, healthy and sustainable homes and buildings
London-based with extensive experience designing on constrained and sensitive brownfield sites
AJ100 Employer of the year
Responsible with a commitment to giving back