Like much of the rest of the capital, Brent is set to undergo big changes in 2025, including the construction of thousands of new homes, a new college campus, and major road repairs. In the last few months of 2024 alone, Brent Council’s Planning Committee approved plans for more than 4,000 homes across the borough, with the first phases expected to start this year,
Brent is also at the heart of a number of proposed changes by Transport for London (TfL), including the creation of a new train service – the West London Orbital – and improvements and upgrades to the Bakerloo line, both of which would provide benefits to local residents.
Residents and visitors can expect to see a number of large commercial, residential, and public realm projects starting or being completed in the coming year. Below is a breakdown of the main things to look out for.
Developments
College Campus
The redevelopment of the Dudden Hill site will deliver 1,627 new homes
(Image: GRID Architects)
The redevelopment of two College of North West London campuses were approved by Brent’s Planning Committee in December, with works expected to start later this year. When complete, the two sites located at Dudden Hill in Neasden and Crescent House in Wembley will deliver more than 2,000 new homes, with the two developments set to fund the delivery of a new college building on Fulton Road in Wembley.
The Dudden Hill campus will be transformed to deliver 1,627 new homes, shops, a gym and nursery, as well as improvements to public green spaces on Dudden Hill Green and Selbie Avenue, which will be completed in two phases 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. 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.
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 Fulton Road campus is set to be completed by September 2028, with Phase 2 commencing at the same time.
Developers claim the existing Crescent House building is ‘of poor quality’ and ‘not fit for purpose’
(Image: Flanagan Lawrence)
The Crescent House site will be redeveloped to provide a further 304 new homes, contained within two new tower blocks up to 31 storeys. The impact of the huge 31-storey Block A building on the Wembley skyline will be massive, with CGI designs of the development showing it looming heavily along Olympic Way and towering over the Wembley Stadium arch.
Block A will contain the majority of the new homes (222) comprising one, two, and three-bed properties, which would be sold at market rate. The smaller 18-storey Block B will provide 85 units, also comprising a mix of one, two, and three-bedroom flats – all of which have been earmarked as ‘affordable housing’. They would be listed as available at social rent, meaning they will be available at 50 per cent of the market rent for the area.
The project will deliver 20 per cent affordable homes across the two locations, which has faced criticism from some, including members of the Planning Committee, for being far below the council’s own target of 50 per cent.
Staples Corner
The Staples Corner redevelopment is set to deliver 2,200 new homes
(Image: Brent Council)
In November, Brent’s Cabinet approved a new masterplan to deliver 2,200 new homes and new jobs in Staples Corner, with the scheme expected to get under way this year. The masterplan details a higher quality and intensified industrial area situated next to a new urban community.
Brent Council suggests the area will create an ‘exemplary 15-minute neighbourhood’ where people can live and work. The local authority hopes that Staples Corner could have the new homes by 2041, alongside a refurbished industrial site that supports the transition to a net-zero economy.
The improvement areas include part of the North Circular, as well as industrial roads along Edgware Road including Oxgate Lane, Humber Road, Coles Green Road, Waterloo Road and Apsley Way. New street loops are planned to add easy access from the industrial sites to the M1, A406 and A5.
There will also be improvements to cycling and walking routes along the A5 and A406. Other additions include new crossings over the North Circular and Edgware Road, a ‘green bridge’ over the North Circular Road, new cycle infrastructure, and public spaces.
Transport
Bakerloo line upgrades
The Bakerloo line serves ten stations in Brent, including Harlesden
(Image: Google Maps)
Brent Council has said that it will continue to campaign for the upgrades and an extension to the Bakerloo line in 2025, which the leader called ‘vital’ to London’s future success. In a letter supporting the scheme, which was sent to Chancellor Rachel Reeves and Transport Secretary Louise Haigh last year, Cllr Muhammed Butt said the project would deliver ‘undeniable’ economic and social benefits.
The scheme involves extending the line from its current southern terminus at Elephant and Castle down to Lewisham via New Cross Gate, with new stations proposed on the Old Kent Road and at Burgess Park. A second phase would then use existing rail lines to extend it to Hayes in South East London. Brent’s residents are among the most reliant on the line due to the borough having ten of its current stations.
The ‘upgrade’ element of Cllr Butt’s request relates to the train carriages which, at 52 years old, are the UK’s oldest to still be in regular passenger service. He believes the service improvements would also help the Government in its drive for net zero due to the current trains being far heavier, and therefore less energy efficient, than modern alternatives.
West London Orbital
Proposed West London Orbital route and connections
(Image: Transport for London)
The council is also pushing for TfL to move forward with plans for a new rail service on existing, underused rail lines in West London that would become part of the London Overground network. Called West London Orbital (WLO), it would utilise railway that is currently used for freight only, and serve customers in Brent, Barnet, Ealing and Hounslow.
The WLO would run from Hendon in the north to Hounslow in the south, through Brent Cross, Harlesden and Neasden, Old Oak Common, Acton and Brentford. The scheme would provide new stations on the Dudding Hill line, as well as additional platforms and facilities at other existing stations along the route. TfL claims the new line will mean:
-
Significant journey time savings and improved interchange opportunities
-
Better access to jobs, services and open spaces
-
An accessible alternative to driving, to help relieve road congestion and improve air quality
-
Support for the delivery of new homes and local regeneration
Funding to complete the scheme would be needed from local sources and national Government, as well as TfL and the Greater London Assembly (GLA). If the funding is found, then TfL suggests services could start in the early 2030s.
Road Works
Wembley High Road
Wembley High Road will be closed for 18 weeks from January 13
(Image: Google Maps)
The busy Wembley High Road is set to close for more than four months in the New Year so the council can carry out ‘vital’ major repair and improvement works. The road has been damaged by ‘leaky drainage systems’ that will need to be replaced, as well as from the ‘increased pressure’ of more vehicles using it.
The road will be closed for 18 weeks starting from January 13, with the works expected to be completed around mid-May. Following discussions with local businesses, emergency services, and TfL, Brent Council opted to delay the start date to prevent clashing with the busy Christmas and Diwali periods.
The repair works will include digging up the full depth of the road’s surface, building a new road structure and resurfacing it, repairing the existing drains, and installing new gullies so the water is redirected safely. A part-closure of the road was considered but it was determined that it ‘greatly extended the duration of works’ and would have too much of an impact on the local community and businesses.
A lane will be created to provide access for buses and emergency services, while pedestrian access will be maintained throughout the works and vehicles will still be able to get to St Joseph’s Church and the underground car parks. Shops will stay open throughout so businesses are able to maintain a normal service but the council has warned that travel times are expected to increase and advised road users to allow extra time for any journey through the area.
Word from the council leader
Cllr Muhammed Butt said 2025 will be ‘a very busy year’ for the borough
(Image: Brent Council)
Leader of Brent Council, Cllr Muhammed Butt, said: “2025 is set to be a very busy year in Brent. From improvements to make our public realm cleaner and greener to building more desperately needed homes.”
He added: “In this borough alone, hundreds of families face homelessness every week. We desperately need more safe, secure and affordable homes, and Brent Council is proud to play its part in helping the government to hit its target of 1.5million new homes across this Parliament.
“As well as pushing on with our homebuilding programme, in the last few months alone we’ve given the green light to more than 4,000 new homes – between a new masterplan for Staples Corner and the redevelopment of two College of North West London campuses.”
Don’t miss out on the biggest stories from across the city: Sign up to MyLondon’s The 12 HERE for the 12 biggest stories each day.