Plans to turn a Matalan store in North London into hundreds of new student rooms have been narrowly approved, despite significant concerns about its height, size, and contribution to local housing needs.
The site had previously been earmarked for residential flats before developers brought forward the new scheme, claiming changes to building regulations meant it was no longer financially viable.
Brent Council’s Planning Committee has given the green light to revised plans for the redevelopment of the Matalan site on Cricklewood Broadway. Councillors voted five to three in favour of approving the scheme, which will see the demolition of the existing building and the construction of two new blocks comprising more than 800 student bed spaces.
Supporters of the scheme pointed to the benefits of developing a “disused and rundown” brownfield site that would contribute towards the council’s housing target and provide necessary student accommodation. However, it received opposition from councillors and residents who felt the part-nine-storey development is too large and not in keeping with the area, as well as being a “lost opportunity” to build more residential homes.
The developer, Ziser London, was previously given permission for 238 residential flats on the site before “several regulatory changes” came into force – including requirements for a secondary fire staircase following the Grenfell tragedy. It subsequently submitted a new application for 826 student bed spaces, spread across 164 rooms in two blocks – A and B.
Resident Lauren McLachlan had registered a submission in support of the plans, which was read out to the committee. It suggested the scheme would “significantly enhance the local area” by developing on a “disused, rundown site” that she claims had become “frankly an eyesore”.
She added: “It doesn’t contribute anything to the community, in fact it’s become a hotspot for littering and fly-tipping. [The site] feels neglected.”
However, speaking on behalf of the North West Two Residents Association, Ben Tansley said they support development of the site “but not quite on this scale”, describing it as “imposing and disproportionate”. He pointed to the nine-storey frontage as “the starkest problem” as it is “greatly in excess” of anything else on the Broadway and would “overwhelm the two-storey terrace houses”.
Plans show that Block A will range from five to nine storeys, whilst Block B will range from three to seven storeys. More than 80 per cent of the rooms will be contained within ‘cluster flats’, where students have their own shower and toilet but share a kitchen and lounge. The rest will be made up of self-contained studios, where the accommodation has its own en-suite, kitchen, and study area.
Block A comprises 406 en-suite rooms, 40 studios, 46 accessible studios, and eight companion rooms, whilst Block B comprises 256 en-suite rooms, 30 studios, and 40 accessible studios. Plans show space on the ground floor of both buildings for commercial use.
Planning Consultant for the developers, Mark Pender, highlighted the findings of an assessment which found that there were 738 Brent homes occupied by students in 2023. Mr Pender claimed the scheme would enable students to move out of the private rented sector into purpose-built accommodation meaning some of these houses could be freed up for families.
Whilst student accommodation does contribute towards the council’s housing target – in this case the equivalent of around 300 homes – some on the committee did question the benefits of this locally. Cllr Liz Dixon suggested it was a lost opportunity as this type of accommodation “doesn’t meet Brent’s needs”, whilst Committee Chair, Cllr Matt Kelcher, questioned whether it maximised the use of the site as residential homes would contribute more in terms of council tax and in addressing the housing crisis.
Ultimately the application narrowly passed. It was opposed by Cllr Sadiq Butt, Cllr Ajmal Akram, and Cllr Dixon who all raised concerns about the scale, size, and height of the development, as well as it “breaching regulations” regarding privacy and overlooking.
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