Brook Avenue residents object as plans for a large scale co-living complex & flats that would demolish their homes goes to Brent Planning Committee

 

Some of the residents of suburban housing in Brook Avenue, adjacent to the Metropolitan line at Wembley Park, have objected to a planning application going to Brent Planning Committee next week. This would see their property demolished and built on. They say no terms or conditions have been agreed with the developer. One resident told the planners:

The developer has not got any agreement on purchasing my home, and I have no intention of moving, but the plans show my house being demolished and built over.

Brent planners responded:

This is a civil matter. Any person/entity can apply for planning permission on land not in their ownership but must first serve notice on the land owner that planning permission has been applied for. Notice (Certificate B) was served on all affected property owners on [Editor's note - this sentence breaks off at this point and new paragraph follows]

 

Should planning permission be granted, the permission cannot be implemented unless the developer has acquired all of the individual plots that form the application site.

The appplication involves demolition of 22 mainly 3 bedroom family houses with gardens backing on to Wealdstone Brook.

Most of the objections on the planning portal come from the blocks of flats opposite the proposed development regarding loss of light, over-development and traffic. The development is proposed to be car free.

 The proposal is for two  linked blocks of purpose built shared living accommodation, 6 and 15 storeys,and two linked blocks of residential flats between 4 and 9 storeys. 

 

As you can see from the above this actually amounts to at least 7 blocks. They will face across the road to recently built blocks on ex-railway land and just up the road to the blocks currently being built close to the Wembley Park station steps.

Purpose built shared living accommodation LINK is a comparatively new concept and a kind of cross between student accommodation and a care home. Longer term than students and no care provision. It is marketed as suitable for single people who want their own space but with access to other facilities such as large communal kitchens, gym and outside areas. These plans also include a cafe that would be open to non-residents as well The development would supply 517 units.

These plans will give you an idea of what is envisaged for shared living:

 The Planning Officers' Report notes:

LSPBSL (Large Scale Purpose-built Shared Living) generally provides accommodation for single-person households who cannot, or choose not to, live in self-contained homes or HMOs. This accommodation type may be used on a transitional basis until residents find suitable longer-term housing. Whilst LSPBSL provides an additional housing option for some people, due to the unique offer of this accommodation type it does not meet minimum housing standards and is therefore not considered to meet the ongoing needs of households in London. It is therefore not recognised as an affordable housing product because it does not provide accommodation suitable for households in need of genuinely affordable housing, including families.

 

It should however be noted that as a recognised housing choice, they are counted towards housing supply on a ratio of 1.8:1 basis as per London Plan Policy H1.

Responding to whether there is a need for co-living accommodation an assessment was made:

The Assessment confirms that 27% of a total of 118,602 households in Brent are 1-person households, or a total of 31,985 people. There are 17,000 HMOs in Brent, which compete with 3-bedroom family housing, therefore at least 51,000 residents are living in HMOs and most likely the estimate is higher. Co-living would not only meet the needs of a significant population of single renters, but also potentially free up family housing currently in use as HMO.

 

Brent has 38% of residents aged between 20 and 44, and Wembley 39%, which are both above the UK population average of 32%. Nationally, 66.9% of market renters are in this age range. In Brent, 32% of people live in the private rented sector, compared to 18% nationally. The proportion is 34% in Wembley area in isolation. Brent therefore has above national average proportions of people in the ideal age range and who are renting.

The residential accommodation would consist of 26 one bedroom, 48 two bedroom and 26 three bedroom flats.

 

The question of tenure affordability is addressed by officers:

The total net internal floorspace (NIA) of the development is 19,549sqm, comprising of 12,665sqm for the co-living element and 6,884sqm for the C3 dwellings. The proportion of C3 floorspace therefore equates to 35.2% of the total provision thereby satisfying the minimum threshold of 35%. Moreover, the tenure mix proposed is a policy compliant 70% low-cost social rent and 30% intermediate rent. The proposal, with regard to affordable housing, satisfies the requirements of the London Plan and the Local Plan, subject to an early stage review mechanism.

For co-living the report states:

Having regard to the population profile of Brent and to the local housing market in terms of affordability, average incomes, household sizes/tenure, it is considered that co-living would be affordable based on the average salary in Brent of £43,215 (ONS/2022), the depth of the market is estimated between 20,697 and 28,741 people in Brent who could both have a requirement and be able to afford a co-living unit. This represents between 8% and 11% of the adult population aged 20 or over in the borough.

 

A Whole Life Carbon Assessment has been submitted:

A Whole Life-Cycle Carbon Assessment has been submitted outlining the measures that would be considered or employed to reduce the carbon emissions arising from the development. Measures such as, but not limited to

 

Reducing the volume of concrete used and employing the use of recycled concrete; 

 

The sourcing of materials as near to the site as possible;

The use of products that have low embodied carbon  

 

The use of brick for the façade, a material that requires minimal maintenance over its lifetime;

 

 The use of materials that can be separated from each other to allow for more effective recycling at the end of life  

 

The above measures are welcomed and would be reviewed further by the GLA as part of the Stage 2 referral. Appropriately worded conditions would be imposed following GLA input at Stage 2.

'Would be considered or employed' and 'measures such as' are rather vague so the conditions set by the Planning Committee will be important.

 

 Satellite View

As can be seen from the above view there is green space, back gardens and mature trees alongside the Wealdstone Brook. Across the brook is a designated green corridor.There are concerns that biodiversity will be lost. The developer submits a plan for the outside areas that is essential to meet amenity space guidelines:

 

The extent of treet removal is demonstrated in this chart from  the Arbicultural Assessment.

There is the usual promise of replacement tree planting. The GLA 1st Stage assessment argues:

The proposed development seeks to secure a net biodiversity net gain (BNG) of 1.73%, which falls below the 10% outlined in London Plan Policy G6. The existing site has a high biodiversity score. Although the design approach seeks to maximise BNG, given the low figure, there should be consideration of further on-site opportunities and the Council could secure payment to overcome the shortfall to enhance the adjacent Brook.

 But Brent Council Planning Officers respond:

It should be noted that the application was submitted prior to a 10% BNG coming into force, therefore the scheme only needs to demonstrate a net gain, which it does.

 A further issue is potential flooding from surface, fluvial and articial (Brent Reservoir) Most of the buildings will be lifted above potential flood levels and there are proposals for mitigation. The officers' report concludes:

From the Flood Risk Assessment we can establish that there are no sequentially better sites for the development proposal than the current site. In addition, subject to conditions such as securing the Flood Warning & Evacuation Plan, finished floor levels, engagement with Emergency Planning Officers, along with other measures, the proposal should provide sufficient safeguards to ensure the safety of occupiers.

The proposed drainage strategy, again subject to conditions, is considered acceptable and should sufficiently attenuate water and reduce the risk of flooding.

 

APPLICATION DOCUMENTS

 

Barry Gardiner challenge to Government on Gaza: Show that you respect international rules-based order

There was a debate in Westmintsre Hall yesterday on Gaza and Humanitarian Aid instigated by one of the new Independent MPs,  Ayoub Khan (Birmingham Perry Barr) elected in the wake of the Gaza conflict.

Westminster Hall debates do not make policy but give MPs a chane to register their concerns.

This is Barry Gardiner's contribution from They Work for You

As politicians, we talk of the international rules-based system, by which we mean the World Trade Organisation and the United Nations, but often we do so only when it suits our position. When it does not, we ignore it. That is why it is crucial that we grasp the legal implications of the decision promulgated on 19 July this year by the International Court of Justice. It settled the law in its advisory opinion on the legality of Israel’s continued presence in the occupied Palestinian territory. The opinion came from a request by the United Nations General Assembly in December 2022, and I believe it carries immense weight. It is the interpretation of our world’s highest court of law as it relates to the occupation of Palestine.

The court ruled that the occupied Palestinian territory is to be considered a single territorial unit, which means that the failure to recognise Palestine as a state is now out of step with international law. On 10 September, Palestine took its seat at the 79th session of the General Assembly of the United Nations. It is not yet a full member, because it has been blocked by the United States, but it has the right to submit proposals and amendments. The Government of the UK still does not recognise the Palestinian state, and I believe that that is now incompatible with international law.

The court ruled that settlements and outposts in the west bank and East Jerusalem were unlawful. It does not matter that Israeli law considers settlements to be lawful; they are not, and they should be evacuated. The court ruled that Israel’s exploitation of natural resources in settled land was also unlawful. The court ruled that Israel occupied Gaza. It ruled that it occupied the west bank and East Jerusalem. It ruled that that occupation was unlawful. It ruled that the occupation must be brought to an end.

That also means that, in its actions, Israel must behave not as a warring nation state against another warring state, but as an occupying force, with all the obligations that entails about its conduct, including ensuring that aid can get through to all who need it. Israel ought to cease its unlawful activities, halt all new settlement activity and provide full reparation for the damage caused by its wrongful acts, which includes returning land, property and assets seized since the occupation began in 1967 and allowing displaced Palestinians to return to their original places of residence.

The court made it clear that other states also have obligations. It emphasised that all states are required not to recognise the illegal situation created by Israel’s actions in the occupied territories. That means that they should not engage in trade, investment or diplomatic relations that would entrench Israel’s unlawful presence. The advisory opinion is a landmark in the legal and political struggle over the fate of the Palestinian people and the integrity of international law. It highlights the obligations of all states, including the United Kingdom, to ensure that the rule of law prevails. We are all duty bound not only to act in the interests of justice and human rights, but to uphold the very principles of international law. That is the law. It is clear. It has been authoritatively stated by the court. What is not clear is whether Governments will abide by it. The law can state, the court can rule, but none of it brings about anything unless the power of enforcement lies behind it.

In the UK we are very fond of saying that we respect the international court and the international rules-based order. My challenge to the Minister is this: show it.

 

 

Brent consults on new planning document for residential extensions and extensions

 From Brent Council - some consultations slip under the radar but in later years prove to have been very important. This may be one of those.

Brent Council is inviting comments on the Residential Extensions and Alterations draft Supplementary Planning Document. The formal consultation period is from 3^rd October 2024 until midnight 28^thNovember 2024 (8 weeks).

 

The document is attached. Paper copies can be viewed at Brent Council Libraries during their respective opening hours.

 

The draft SPD has been produced to support the policies within the recently adopted Brent Local Plan (2019–2041), in particular policy DMP1 'Development Management General Policy' and BD1 'Leading the Way in Good Urban Design'.

 

Once it has been adopted it will replace the Council's existing Residential Extensions and Alterations Supplementary Planning Document (SPD2) adopted in 2018.

 

How to comment

 

If you wish to make representations, you can do so through our consultation portal: https://www.brent.gov.uk/neighbourhoods-and-communities/have-your-say

 

Alternatively, representations can be made to planningstrategy@brent.gov.uk or by post to the following address:

 

Paul Lewin

Planning Policy Team, 

Regeneration and Environment, 

London Borough of Brent, 

Brent Civic Centre, 

Engineers' Way, 

London, 

HA9 0FJ

 

You must include a name and a postal and/ or e-mail address. We will show the name of any organisations that respond, but not those of individuals or any other personal information. It would be helpful if you also indicate your status, e.g. resident, landlord or agent.

 

Please indicate if you wish to be notified of the adoption of the SPD and future Brent Planning Policy consultations. Additional information on how we will use your personal data is set out in the draft SPD which also provides links to our privacy policy.

 

A reminder - any representations must be received before midnight on 28^th November 2024. If you have any other queries related to this consultation or planning policy in Brent please feel free to contact us, also at: planningstrategy@brent.gov.uk

 

 

Georgia Gould defends Winter Fuel Allowance cuts to Brent constituents

Unite Pensioners protest against Winter Fuel Allowance Cut

Georgia  Gould, the recently elected MP for the new constituency of Queens Park and Maida Vale, that includes three Brent wards, has defended the cut in Pensioner's Winter Fuel Allowance.

She writes:

 

Dear constituent,

 

Thank you for your email and setting out your thoughts on the Chancellor’s decision on Winter Fuel Payments. I apologise for the delay in responding to you, setting up my office has created a significant backlog in correspondence and I appreciate your patience. 

 

I can assure you this was not a decision that was taken lightly. The fact is that the previous Conservative government knowingly and recklessly overspent on departmental budgets, then covered it up, called an election and ran away from the problem, leaving a £22bn black hole in our country’s finances. Sadly, this means the Chancellor has had to make some really tough choices. As the Conservatives made commitment after commitment without knowing where the money was going to come, it is now up to the new Government to clean up the mess and take action to ensure the scale of the inheritance they have left us does not continue to threaten our economic stability.

 

Again, while it was a difficult decision, linking Winter Fuel Payment to Pension Credit means that payments are better targeted at those most in need. Of course, some low-income pensioners still aren’t claiming Pension Credit <https://www.gov.uk/pension-credit-calculator> , and we are increasing our work with external partners and local authorities to boost uptake and target additional support to the poorest pensioners. This would then allow them to receive Winter Fuel Payment alongside other benefits – hundreds of pounds that could really help them.

  

For those who are not eligible for Pension Credit, the Chancellor has repeated Labour’s manifesto commitment to protecting the triple lock. This will, over the next five years, mean that over 12 million pensioners will see their State Pension increase by thousands of pounds. 

 

We are also working to tackle the cost of living crisis by saving money for citizens across the board including through our Warm Homes Plan which will support investment in insulation and low carbon heating – saving households money on their gas and electricity bills. Our ultimate aim is to bring stability back to our economy and to people’s lives, as creating economic stability benefits pensioners who are on fixed incomes with little or no means to supplement their income. 

 

Whilst I understand things remain tough, I hope this goes some way in reassuring you that we are trying our absolute best to support everyone with the resources we have available. Thank you again for your email.

 

Yours sincerely,

 

Georgia Gould MP
Member of Parliament (Queen’s Park and Maida Vale)

 

 

 

 

 

Democratic South Africa at 30: Talk, Sound and Vision October 13th Willesden Green Library 3pm-6pm

 

From Brent Libraries

Sunday 13th October 3pm-6pm at Willesden Green Linrary

Join us at The Library at Willesden Green for a powerful event marking 30 years of South African democracy and the people of Brent who supported the anti-apartheid struggle.

 

This event is a moment to critically reflect and continue the fight for justice, delving into the ongoing struggles for equality, freedom, and dignity in South Africa and beyond.

 

Through a blend of radical art, stirring literature, and historical reflection, we will confront the complexities and challenges of a post-apartheid society, highlighting the role of Brent in supporting the anti-apartheid struggle.

 

Speakers include:

 

Suresh Kamath, an anti-apartheid activist and former executive of the Anti-Apartheid Movement (ACTSA), who will discuss his role in organizing the Nelson Mandela 70th Birthday Tribute Concert and the 1990 Freedom Concert. Kwaku, a history researcher and founder of BBM/BMC, will speak about his work promoting British Black music and organizing events with South African music and history themes. Prof. Chris Mullard, a sociologist and anti-racism activist, will share insights on race relations, social entrepreneurship, and his involvement with the Notting Hill Carnival. Eugene Skeef FRSA, a South African-born percussionist and Black Consciousness Movement activist, will reflect on his experiences in exile and his contributions to music education and activism.

 

Xnau Drawings

 

Decolonisation is firmly foregrounded across the multiple mediums in which artist Garth Erasmus works. He means with intention to unsettle the hegemonic, exclusionary constructions of African and “coloured” identity in the South African context.

 

This event offers a taster of a forthcoming exhibiton featuring the politically charged Xnau Drawings by Garth which exposes the painful legacies of apartheid and colonialism.

 

The Woman from Mzanzi

 

M.L. Hufkie will present her urgent and unapologetic work, Woman from Mzanzi, (published by Livina Press) shedding light on the continued struggles faced by South African women. Her reading will be accompanied by the improvisation of of Barbie Mukoda on flute.

 

Historical Artifacts

 

Unveiling rare items from Brent’s direct involvement in the South African anti-apartheid struggle, reminding us that the fight for justice is an international concern.

This is more than just a commemoration of the right for all South Africans to vote in 1994 - it's a call to action in the continuous struggle for equity, diversity and inclusivity. It aligns with Brent Council's Corporate Anti-Racism Action Plan

Engage with the ongoing realities of systemic inequality, hear stories of resistance, and draw inspiration to continue pushing for global justice.

 

 

"It always seems impossible until it's done." Nelson Mandela

 

TICKETS

 

Former Brent Labour councillor lambasts Dawn Butler for her failure to oppose cut in Winter Fuel Allowance

 

Graham Durham publicly calling for Brent MPs, Dawn Butler, Barry Gardiner and Georgia Gould, to vote to keep pensioners' Winter Fuel Allowance

Former Brent Labour councillor, Graham Durham, now a local National Pensioner Convention activist, has attacked his MP Dawn Butler for failing to oppose the cutting of the Winter Fuel allowance by the Labour government, and failing to respond to her constituents' concerns.

 

 The cut has led to a storm of protests across the country. Many are predicting that the poorest  pensioners will struggle to heat their homes this winter and over  half a million people have signed an Age UK petition opposing the cut.

 

 

 Unite the Union October 7th Lobby of Parliament

Graham Durham, aged 70, said:

 

It is sadly inevitable that some old people in Brent will die as a result of this cut  if we have a cold winter. Over 3,000 poorer pensioners in Brent East are affected so it is very sad that Dawn Butler did not vote against the cut in Parliament.

 

To add insult to injury Dawn Butler has failed to respond to constituents who wrote to her expressing concern over many months and failed to meet constituents when they joined the national lobby at the House of Commons on 7 October.

We need our local MP to stand up for us and oppose this cruel cut.

 

 

Graham Durham will be speaking about his recently published novel, A Peal of Socialism, at Kilburn Library, Salusbury Road, NW6,  tomorrow 11am-12. The novel is set in Kilburn, Cricklewood and Willesden.

Progressing Climate Emergency Action in Brent

 

Wembley flood risk areas 

Today's warning

Brent Cabinet will consider the Climate and Ecological Emergency  Programme 2024-2026 at next week's meeting. It is a hefty document but discussion will probably be limited to two proposals requiring Cabinet approval with a much deeper consideration at a future Scrutiny Committee:

Approve £3m  CIL expenditure for the implementation of the Church End & Roundwood Green Corridors Scheme.

Removal of current weightings in the Brent Carbon Offset Fund Allocations Policy to provide flexibility to maximise overall funding.

There is much more in the documentation and I embed two of the key documents below which outline the plans and progress.

An interesting addition is New Green Neighbourhood Action Plans linked to development for St Raphael's Estate and South Kilburn.

In his forward to the Cabinet paper LINK Jake Rubin, lead member for Climate Action, says:

Achieving carbon neutrality by 2030 remains extremely challenging, requiring a massive upscaling in nationally funded infrastructure programmes as well as concerted action and behaviour change from all sectors and individuals across society. Regardless of whether this aspiration is considered achievable, the climate science tells us that every action taken now to either directly reduce carbon emissions or to improve Brent’s resilience to climate change will help to lessen the worst impacts of climate change in future.

 

We also know that the adverse impacts of climate change, such as the severe flooding and heatwaves that we have already experienced in recent years, will affect working class communities and those with the greatest needs the most, while action to tackle the climate and ecological emergency has the potential to bring positive change for the whole local community on many of the issues that matter most to people, such as cleaner air, greener spaces, warmer homes, healthier travel and a thriving local economy. Our Climate Programme is therefore vital in improving lives and livelihoods, promoting health and wellbeing and environmental and social justice.

The programme reflects difficulties regarding direct funding at a time of a local government finance crisis. The retrofitting of council homes, for example, is confined to a small pilot although it could significantly impact reduce energy bills for residents across the borough. It is very much an 'invest to save' issue. On the Dashboard below it is well worth paying close attention to the items where Brent Council has 'Direct' powers.

An area that requires cooperation with another body is provision of cycling lanes where Brent Council and TfL/GLA have a joint responsibility. Brent urgently needs a network of safe cycle lanes in addition to the Wembley to Harlesden project recently consulted on.

 

The papers. (Click on the cross bottom right for full page view)