Ballymore Ltd to be awarded Brent Council's single regeneration partner contract for its South Kilburn project

 

From Ballymore' company accounts

 Brent Cabinet on October 12th will be asked to approve the appointment of Ballymore Ltd as the single developer of the remaining regeneration of the South Kilburn Estate.

The company was in competition with Mount Anvil and St George. The appointment of a single developer followed dissatisfaction with the lack of coherence and other issues associated with multiple developers.  

In a small number of developments... residents have experienced build quality issues. Elsewhere multiplicity of landlords arising from the current site by site development model has resulted in the inconsistent and variable standards of management and maintenance of their homes and the public realm. This inconsistent approach has also restricted the full placemaking potential and social value impact of a comprehensive regeneration programme.

The community is also experiencing noise, dust, traffic disruption and increased anti-social behaviour, the inevitable consequences of large-scale, long-term regeneration and construction programmes. This experience has been exacerbated due to programme delays arising from viability challenges and tough economic conditions.

Thus far:

 .... the programme has delivered (including under construction) a total of 1,954 homes including 1,239 (63%) social rent homes. In line with the South Kilburn Promise 933 South Kilburn tenants have moved into modern, comfortable, spacious, well insulated and award-winning homes that meets their housing needs. 225 tenants are currently remaining to be rehoused,120 of which are being rehoused at NWCC, Peel, C&G and in new and existing council homes across the borough.

You will notice a deficit of 105 tenants to be rehoused.

The 'viability challenges  and tough economic conditions' mentioned above are likely to impact on what single developer is able to deliver. However, the report to Cabinet sets out some of the  positives in Ballymore's bid:  

• their approach to placemaking supported by specific commitments, standards and delivery mechanisms to practically deliver a coherent, integrated sustainable and high-quality South Kilburn neighbourhood with a distinct identity. 

• their street activation strategy including culture, leisure, retail, community and workspace uses supported by commitments to affordability, creating opportunities, supporting enterprise and community-capacity building. 

• their proposals for a network of streets and open spaces which is well managed, climate-resilient, supporting biodiversity, active travel, play and inclusive community life. 

• their commitment to adoption of design standards and design approach that positively affects health, well-being, comfort and convenience of living in South Kilburn. 

• their processes and protocols for designing, commissioning, monitoring and evaluating robust and durable build quality and building performance and their commitment to the highest level of aftercare and resident satisfaction. 

• their approach and commitment to environmental sustainability, climate resilience and adaptation. 

• their strategy for meanwhile uses which effectively manages a neighbourhood in transition and delivers visible, tangible social and economic benefits for residents from the outset including how this will contribute to the long-term placemaking of South Kilburn. 

• their approach to providing a full range of residential tenures - private and affordable to create a mixed, inclusive and resilient community; including their approach to delivering 50% affordable housing across the masterplan. 

• their approach to long-term, unified estate management and stewardship for South Kilburn, in coordination with the earlier phases including their proposals for resident and tenant/occupier involvement in future routes for community voice in decision-making.

Readers will note the difference in the highlighted 63% social rent homes and 50%  affordable housing  - the latter is a slippery concept and viability issues may affect the proportion of affordable homes and their tenure.

Brent was also impressed by Ballymore's approach to social value:

The preferred bidder’s proposals for delivery of social value in response to criteria relating to Empowered Communities is based on their understanding of South Kilburn community’s needs, aspiration and ambition for the regeneration. The response includes the following:

• their 10 year social value strategy alongside a social value action plan for the first two years addressing identified areas of need of the South Kilburn community including Young people, Cost of living crisis, Community capacity building, Community voice and Climate emergency. 

• their suggested list of activities, initiatives and events, commitment to resources and demonstration of their skills and expertise alongside their approach to working with the network of South Kilburn VCSE, the council and other institutional and statutory service providers in a complementary manner to address each area of need. 

• their suggested mechanisms to measure demonstrable impact through KPIs, quantitative proxies and qualitative assessment to provide a rigorous, professional, transparent and evidence-based reporting framework to measure, monitor and report delivery impact. 

• their suggested governance structure to oversee the delivery of social value and how they will ensure a “review, refine and revise” approach to understanding local needs, designing initiatives, monitoring progress and measuring impact.

 Meanwhile a resident was not impressed by Brent Council's poor communication regarding the Ballymore appointment itself:

 Fun fact. Brent Council directly informed various organisations about this decision. One which it didn't is the South Kilburn Residents Panel, which supposedly had a tiny part in the decision. Surprised? Not in the least.

The name Ballymore may ring a bell with readers. It has come up on this blog as one of the developers of the controversial canalside Ladbroke Grove Sainsbury site that Kensal Green Residents Association have been campaigning against:   

https://www.keepkensalgreen.com/      https://wembleymatters.blogspot.com/2023/05/campaign-launched-for-low-rise.html

Six years ago they hit national headlines over allegations that their own employees were writing enthusiastic reviews of the company's developments on Trust Pilot' LINK

More seriously there has been great concern over a series of fires at its luxury New Providence building near Canary Wharf:

New Providence Wharf had everything — until the fires started

General Strike/Grunwick Commemoration due on October 17th/18th has been cancelled

 

I am sorry to report that this important timely event has had to cancelled. Those people who have booked tickets should have been informed.

Harlesden Autumn Festival Saturday 3rd October 10am - 6pm

 

Harlesden & Kensal Green Safer Neighbourhoods Meeting Thursday October 1st John Keble School 6.45pm

 

Harlesden

Lenny Henry in Wembley Park this morning for BBC Live Lessons launch of story writing competition for 5-11 year olds

 From Punchdrunk Entertainment

Children participate in Punchdrunk Enrichment’s 2024 production Enitan’s Game. Photograph by Ali Wright. 

Punchdrunk Enrichment, leaders in the field of immersive theatre for children, have today
announced that their venue in Wembley Park , ‘Punchdrunk Enrichment Stores’ will be the location for a BBC Live Lessons broadcast on Wednesday 30th September.

The broadcast will support the launch of ‘500 Words’ the biggest story writing competition in the UK for 5–11-year-old children. Hosts Sir Lenny Henry and Naomi Wilkinson will also be joined by local school children.

Over 30 minutes they will share easy to follow tips and tricks to inspire young viewers to get writing.

Produced by CTVC for BBC Bitesize, BBC Live Lessons is used by teachers across the UK as a resource to watch along with their pupils in primary school classrooms.

The programme will be broadcast on Wednesday 30th September at 11am on the BBC Live Lessons website and CBBC channel and will then be available on BBC iPlayer.

Punchdrunk Enrichment was founded in 2008 to take the innovative practice of multi award-winning immersive theatre company Punchdrunk to create work for families, in schools and communities.

Now operating as an independent charity, Punchdrunk Enrichment’s work has reached over 200,000 people. Recent projects in their Brent home include acclaimed family theatre productions Fireside Tales and Enitan’s Game.

They recently announced a new collaboration with London Museum who are set to open their new home in Smithfield on 28th November 2026. From January 2027 Punchdrunk Enrichment will bring a magical new experience for families to the museum’s galleries.

 

They are currently offering primary schools the chance to bring pupils to their KS2 Oracy Workshops, The Storytelling Society, with workshops running at Punchdrunk Enrichment Stores in November 2026.

Punchdrunk Enrichment also have several new productions in development with plans to tour nationally and internationally, working with sector leading cultural partners. The company also has a renewed focus on their pioneering immersive learning experiences for SEND children in both mainstream and specialist settings in Brent.

Steve McCourt, Artistic Director of Punchdrunk Enrichment said:

 

We are thrilled that the BBC have chosen our venue for their BBC Live Lessons broadcast. As a company we are driven by a passion for stories and creativity, so the theme for thisparticular episode feels like a perfect fit. We’re proud that our Wembley venue will be seen in classrooms across the UK and hope it leads to many more opportunities to bring our approach to more schools.

 

Brent Greens go into battle again over Adult Gaming Centres as residents locked out of making comments on Silvertime's Wembley Central expansion plans despite tomorrow's consultation deadline!

Silvertime will dominate the Wembley High Road junction with Park Park Lane.Park Lane Primary, Ark Elvin and St Joseph's are all nearby schools .

  

Brent Green Party councillors have lodged objections against a proposed expansion of an Adult Gaming Centre (AGC) on Wembley High Road. These objections have been accepted as valid representations under the Gambling Act 2005 despite the fact that the Brent Green Party do not have Ward Councillors in Wembley Hill.

 

The objections relate to an application by Silvertime Amusements Limited to expand the existing Adult Gaming Centre at 446 High Road into the neighbouring premises at 8 Park Lane, Wembley, a former dry cleaners.

 

The objection, submitted by Cllr Iman Ahmadi Moghaddam and Cllr Najib Warsame, Green Party councillors for Wembley Park, raised concerns about the impact of expanding high-frequency gambling facilities in an area already experiencing significant social and economic challenges. The Licensing Team has confirmed that a hearing will now be arranged to determine whether the licence should be granted.

 

The objection focuses on crime, gambling-related harm, the concentration of gambling premises in the area, and the proximity of the proposed expansion to schools, nurseries and community facilities.

 

Concerns Over Public Access to Application Documents

 

Brent Green Party is also deeply concerned that Brent Council’s licensing portal is currently unavailable due to maintenance.

 

 

The licensing portal is expected to remain unavailable until 1 October, while the deadline for representations on this application is 30 September. This creates a serious risk that local residents may be unable to access and scrutinise the application documents during a crucial stage of the consultation process.

 

Without the opportunity to carefully review the application papers, it becomes almost impossible for residents to engage meaningfully with the licensing process and make informed representations.

 

Call for Extension of Consultation Period

 

Given these circumstances, Brent Green Party is calling on Brent Council extend the consultation period is possible.

 

Residents should have a fair opportunity to review the evidence, understand the implications of the proposal. A consultation period that effectively expires before residents can access the relevant documents risks undermining public engagement and confidence in the licensing system.

 

Alternative Methods for Making Representations

 

While the online portal is unavailable, residents wishing to submit comments or objections should use the alternative contact methods provided by Brent Council.

business.licence@brent.gov.uk

 

Residents are encouraged to ensure that any representation is submitted before the published deadline.

 

Community Members Can Contact Brent Green Party

 

Any resident who wishes to review the application papers but  is unable to access them through the Council’s licensing portal is encouraged to contact Brent Green Party. Councillors and local Green Party members will endeavour to help residents access the relevant documentation and understand the proposals being considered.

 

contact@brent.greenparty.org.uk. 

 

Statement from Cllr Suzanne Gallagher, Brent Green Party:

 

We welcome the decision by Brent’s Licensing Team to accept the objections submitted by Green Party Wembley Park councillors regarding this application.

 

However, we are very concerned that the Council’s licensing  portal is currently unavailable at a time when members of the public should be reviewing the application documents. Public participation is a fundamental part of the licensing process. If residents cannot access the papers, they cannot properly engage with the consultation.

 

We are therefore calling on Brent Council to extend the consultation period ensuring that local people are not disadvantaged by circumstances beyond their control.

 

Wembley High Road serves communities across Wembley, including Wembley Park, and decisions affecting the area should be subject to full public scrutiny.

 

Consultation opens on the amalgamation of Carlton Vale Infant School and Kilburn Park Foundation School - Public Meetings October 14th 9am and 6.30pm

 Links to the Have Your Say Consultation and to register for the above meetings HERE

 

A significant step takes place today with the launch of the  long-delayed consultation on the amalgamation of Carlton Vale Infant School and the Kilburn  Park Foundation School.

In January 2026  Carlton Value had just 38 pupils, down from 48 the previous year, leading to a budget reduction of £67,319;  while Kilburn Park had 55 pupils, down from 60 the previous year and a budget reduction of £33,309.

The plan is for the new, yet to be named, primary school, to be one form of entry - 30 pupils per age group. Reception to Year 6 would total 210 pupils - compared to a total of 98 presently in the current two schools combined.

However, the separate building project for a new primary school will be built for 210 pupils initially but with capacity for two forms of entry - 420 pupils plus nursery,

In the process The Kilburn Park Foundation School would lose its foundation status and the new school would become a normal local authority community school. 

The Authority has expressed confidence that the regeneration of the South Kilburn estate will yield more pupils in the long run, although there are indications now that the amount of council/social family housing due to be built by the single developer (their appointment may be announced on Friday) will be reduced due to viability issues. Private housing is likely to yield fewer children. Brent Council believe that a brand new state of the art building will attract more pupils from the wider area.

The Council explain: 

The proposal is that Carlton Vale Infant School and The Kilburn Park School Foundation are joined together to form one combined primary school from an agreed date (which could be 18 April 2028). The amalgamated school would initially occupy the site of the existing Kilburn Park School Foundation while a brand-new primary school building is erected on the site of Carlton Vale Infant School as part of the regeneration of the South Kilburn area of Brent. Once the new school building is complete, pupils would move in and the old Kilburn Park School Foundation building will be demolished and the land converted to open parkland for the use of the public.

The amalgamated school would provide 210 places in Reception to Year 6 (30 per year group). This is a reduction to the current capacity of the existing schools and reflects current demand for school places in the area. The new school building is being designed with capacity for an expansion to two forms of entry if there is a significant increase in demand in the future.

The plan to build a new school is separate to this proposal to amalgamate the schools. If agreed, amalgamation would occur before the new building is completed. Further information about this will be communicated to parents and staff at the appropriate time.

 The decline in numbers of pupils reduces the school budget which is allocated per pupil, but there are other budgetary  considerations:

Whilst most income depends on the total number of pupils, Carlton Vale Infant School and The Kilburn Park School Foundation currently also receive individual “lump sums” and sports premium grants. These would reduce on amalgamation with an estimated net cost of c.£169,500 per annum by 2029/30 (the final timescale depending on when amalgamation takes place). The full impact would only be felt two full years after amalgamation and could be at least partially mitigated by cost saving from any new building and through the generation of additional income.

The consultation paper outlines what the council sees as advantages in ethos and potential funding streams but note the tentative nature of the latter.

0. In order to amalgamate the two schools, it is proposed to close one school and expand the age range of the other school. The governing body has indicated a preference for the combined school to be a community school, which is a local authority maintained school. This choice aligns with current government policy, promotes community engagement, and allows for greater autonomy in curriculum development and decision-making. As a community school, the combined school would be able to prioritise social inclusion and offer tailored support for disadvantaged students. 

   As a community school the local authority would continue to support the combined school, which may also have access to additional funding streams and resources, potentially leading to improved facilities and educational opportunities for students. Therefore, it is proposed Carlton Vale Infant School will be expanded and The Kilburn Park School Foundation would close. The new school would then be one Primary School.

The consultation closes on November 8th 2026. The Consultation document should be read in its entirety first and can be downloaded HERE

CARE REFORMS ‘BREATH OF FRESH AIR’ - GMB

From GMB Union

The GMB Union has described talk of care reforms by the Prime Minister as 'a breath of fresh air'.

Rachel Harrison, GMB National Secretary, said:

It’s a breath of fresh air to hear the Prime Minister discussing sweeping reforms to our creaking care sector.

Successive Governments have refused to grasp the nettle, while GMB has long warned the system is on the brink of collapse.

If we want a care sector worthy of the name, the foundation must be the workers; dedicated, skilled professionals  - usually paid a pittance - who keep the system from crumbling through their dedication.

Fair Pay Agreements are a massive first step, but we need more - proper sick pay, visa reform and career progression - if we want these workers to keep looking after our loved ones in their hour of need.