Rising construction costs, higher borrowing rates, and stricter building safety regulations have been impacting the financial viability of delivering new homes – with 2025 being a particularly lean year for house building in Brent.
With inflation beginning to fall, alongside the Government’s need to deliver on its pledge to build 1.5m homes a year and the recent affordable housing targets in London cut from 35 per cent to 20 per cent, the local authority expects 2026 to be a more fruitful year in terms of housing development.
Over the next 12 months, a number of private and council developments are expected to either begin construction works, be completed, or come before the planning committee – as well as the re-starting of the South Kilburn Regeneration scheme, which was forced to stop earlier this year when the developers pulled out. The projects are set to deliver thousands of new homes, community spaces and student accommodation across the borough.
Wembley Housing Zone
Wembley has long been identified as a place ripe for development. It is the borough of Brent’s largest growth area and is designated as a housing zone by the Greater London Authority (GLA). Approved by Brent Council in 2021, the Wembley Housing Zone regeneration has already seen 6,000 new homes built over the past five years, with 15,000 expected to be delivered by 2034.
In partnership with property developers Wates Construction, Brent Council is delivering the Wembley Housing Zone on council-owned land at Cecil Avenue and Ujima House – both of which are expected to be completed in 2026.
The Cecil Avenue scheme will deliver 237 new homes – including 87 affordable homes and a mix of properties for private sale, alongside a play area, community facilities, and commercial spaces.
This goes alongside the redevelopment of Ujima House – now called Zephaniah House – where construction has already begun and is expected to top out in 2026. Once complete, Zephaniah House will provide 54 affordable homes, alongside a new workspace and café.
South Kilburn Regeneration
The South Kilburn Regeneration project is a 15-year programme that aims to transform the area, with plans involving the construction of 2,400 new homes , a new park, schools, health centre, and retail space. Whilst phases of the scheme have been completed, construction has slowed dramatically of late as the developers pulled out.
Funding has now been secured to build the new South Kilburn Primary School, with construction work expected to start in 2026. Approximately 350 new homes, including 120 affordable units, are also now on site and set to be delivered in phases throughout 2026 and 2027.
Staples Corner
In November 2025, Brent’s Cabinet approved a new masterplan to deliver 2,200 new homes and new jobs in Staples Corner, with the scheme expected to make big progress this coming 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.
College of Northwest London Campus – Dodden Hill
The redevelopment of two College of North West London campuses was approved by Brent’s Planning Committee in December 2024, with demolition works taking place this year and construction works set to accelerate in 2026.
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. The scheme will be completed in two phases, with Phase 1 seeing 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.
Over 2025, legal agreements were drafted and are due to completed imminently. Developer The Hill Group has indicated that it is likely to be in a position to start Phase 1 construction in 2026. Phase 1 is expected 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.
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.
Chalkhill Garages
Plans were recently approved to demolish 105 garages and redevelop a North London site to make way for five apartment blocks comprising 61 social rent homes – with works expected to start in 2026.
Developer Metropolitan Thames Valley Housing (MTVH) will develop the Havenwood and Kingsbury garages site on the Chalkhill Estate in Wembley to deliver a 100 per cent affordable housing project. The five blocks will have a maximum height of five storeys.
Of the 61 new social rent properties to be built, 18 would be one-beds, 28 two-beds, 11 three-beds, and four would have four bedrooms. A new play area would also be provided on the site, as well as the developers making a £30,000 contribution to a Controlled Parking Zone (CPZ).
Neasden Goods Yard
Property developers Hollybrook have recently resubmitted plans to develop the Neasden Goods Yard site, which is situated next to Neasden Underground Station, and is expected to come before Brent Council’s Planning Committee in 2026.
The plan is to build seven new tower blocks for more than 1,000 homes and 600 student rooms. The buildings will range from five to 45 storeys, making it the tallest residential development in the borough.
If approved, the development will provide 1,084 homes – including a range of one to three-bedroom build-to-rent, private sale and social rent units – and 492 student accommodation units – down from 1,151 and 604 respectively in the previous application. Of the total homes outlined, planning documents show that just 105 will be ‘affordable’ – just shy of 10 per cent – with the remainder earmarked for buy-to-rent or market sale.
Of the seven towers, two are described as “mid-range buildings” of five and 16 storeys in height. The remaining five tall towers would be 36, 39, 39, 39 and 45 storeys.
Affordable Housing
Further affordable homes are set to be finish construction at the following sites:
- Clock Cottage: 13 homes – expected to complete January 2026
- Watling Gardens: 125 homes – expected to complete January 2026
- Pharamond: 10 homes – expected to complete January 2026
- Alperton Bus Garage: 155 homes – expected to complete February 2026
- Church End: 99 homes – expected to complete May 2026
Grant Williams is a journalist and Local Democracy Reporter (LDR) for Reach PLC, reporting on local government, politics and community issues across London. As part of the Local Democracy Reporting Service, he has contributed to Harrow Online, covering council decisions, housing developments, transport, planning matters and stories affecting local communities across Harrow and Brent.
