Guest
Blog by Philip Grant in a personal capacity
Zephaniah House
under construction in Wembley High Road (with “The Pages” opposite).
On 24 February, Brent Council issued a press release: “More
affordable homes coming as Zephaniah House reaches key milestone”. Its content has already been shared by websites including Kilburn
Times, Harrow Online and Construction News. Like most stories from Brent
Communications, it tells a positive tale, including “quotes” from Cabinet
members, to give the impression that all of this “good news” is the work of our
local Labour councillors. [What would you expect, when the Cabinet Lead Member
for Communications is Cllr. Muhammed Butt?]
“Topping out” at
Zephaniah House (image courtesy
of Brent Communications)
The news item this time was the topping out ceremony at Zephaniah House
(on the former Ujima House site in the High Road), part of the Brent
Council/Wates Residential Wembley Housing Zone development. The press release
says that this is ‘an important step toward delivering 54 new affordable homes
on the former Ujima House site in Wembley.’ As you can see from my opening
photo, there is still a lot of work to do on the building before the homes
there will be ready for occupation, which is supposed to be by 31 December 2026.
But with local elections in just over two months, I’m sure they would like you
to think it would be sooner!
“Quote”
attributed to Cllr. Teo Benea (from
Brent’s press release)
The featured “quote” in the press release is from Cllr. Teo Benea, as
the Wembley Housing Zone is a Regeneration project which she inherited from her
predecessor in that Cabinet role, Cllr. Shama Tatler. There is also a “quote”
attributed to Cllr. Fleur Donnelly Jackson, the Housing Lead, which includes
the lines: ‘… our ambition is to deliver as many affordable homes as we can.
Zephaniah House will help reduce our waiting list …. This is what it looks like
when a council commits to tackling the housing crisis head on.’ I don’t know
whether Cabinet members really compose these “quotes” themselves, or whether
someone at the Civic Centre writes them. I will share this guest post with
them, so they have the chance to reply!
I agree that building genuinely affordable Council homes for the people
on the waiting list (around 34,000 is the most recent figure I’ve read from
Brent Council) should be a top priority, so the 54 homes at Zephaniah House
will go a small way towards ‘tackling the housing crisis’. But, yet again, the
Council is using the term “affordable homes” to cover more than the genuinely
affordable homes (that is, either at Social Rent level, or the slightly higher
London Affordable Rent – “LAR” - level), which its 2020 Poverty Commission
Report showed was all that most Brent residents in housing need could afford.
The start of my
first Wembley Housing Zone guest post, in August 2021.
The most recent information I have on the 54 homes on the former Ujima
House site was from a
Freedom of Information Act request in 2023. These were originally all meant to be for rent at the genuinely
affordable LAR level, but this had been changed to 32 (including all eight
family-sized flats) at LAR, and 22 for shared ownership. If that has changed, I
hope the relevant Lead Member can update us.
I have been writing
about the Wembley Housing Zone since August 2021 (see illustration above), when I highlighted the fact that the proposals going to Cabinet
ignored the Brent Poverty Commission’s housing recommendations, which they had
accepted less than a year before, writing:
‘If the
Council is going to undertake and manage the construction on the two sites, why
not make ALL of the homes it builds “affordable housing”, providing 304 Council
homes for people (especially families) on its waiting list? Ideally,
these should all be for social rent, for those most in need, as recommended in
Lord Best’s report. If that is not financially viable, an alternative could be
50% let at social rent levels, with the other 50% (presumably the better ones
on the Cecil Avenue site, which a developer would have wanted for “private
sale”) at London Affordable Rent.’
A pdf copy of my guest post was sent to all Cabinet members a few days
before the 16 August 2021 meeting, at which they formally decided to go down
the “development partner” route. I received no response, and my views were
ignored. When I later emailed the Lead Member for Housing, asking why they were
not building more homes for genuinely affordable rent, she replied that as this
project was under her colleague, the Lead Member for Regeneration, she’d
forwarded the email to Cllr. Shama Tatler, who would respond to me. (She
didn’t!)
I later discovered, through FoI requests, that this ‘preferred delivery
option’ had already been informally agreed at an unpublished Policy
Co-ordination Group meeting in July 2020. That followed on from a previous “go
ahead” for the option, by as few as two Cabinet members (the Council Leader and
Lead Member for Regeneration?), in 2019. As a result, there had been at least two
“soft market testing” exercises, in February 2020 and April 2021, which were
used to justify the recommendation to Cabinet in August 2021. You can read the
details in my January 2022 guest post “Brent
Council, the developer’s friend – the proof in black and white”, and its December
2021 prequel.
My November 2021 “parody”
Brent Council “publicity photo” for its Cecil Avenue housing scheme.
The Zephaniah House press release also refers to the larger Wembley
Housing Zone development, across the High Road on the Cecil Avenue site, which
it says ‘will bring 237 new homes, including 84 affordable homes.’ As shown in
my “cartoon” above, when this received full planning consent in February 2021,
it was intended to include 250 homes. The August 2021 Cabinet decision meant
that only 98 of these would have been “affordable”, and only 37 at the
genuinely affordable LAR level. Big posters on the hoardings around the site now
claim that Brent is “delivering new Council homes” there, but the reality is
that 150 of them will be for private sale by Wates.
Two signs from
the hoardings round the Cecil Avenue site (with my linking comment).
Of the 84 “affordable” homes, information from an FoI request, which
I shared in January 2024, shows that 56
(that’s just 23.6% of the 237) would now be for rent to Council tenants at LAR
level, while 28 would be for shared ownership. The drop in the “affordable”
figure (87 to 84) must be the three which I was advised would be for “discounted
market sale”, a form of so-called “affordable housing” available if your annual
income is no more than £90k!
It was claimed in the press release that Brent Council’s ‘ambition is to deliver as many affordable
homes as we can.’ But is that what they have done with the Wembley Housing Zone?
They already owned the former Copland School site at Cecil Avenue, and had previously
used money provided by the GLA to purchase the Ujima House office block.
Without having to incur the cost of purchasing the land, Brent should have been
able to build all of the homes there as Council housing. That would
particularly have been the case if they had got on with the scheme in 2021,
when interest rates on loans from the Treasury were lower, and building costs
had not risen as much as they have now.
A sign on the
hoardings at Cecil Avenue, about Brent’s WHZ “Vision”.
So why didn’t they? That must be down to the Council’s Wembley Housing
Zone “Vision”, driven by the then Lead Member for Regeneration and supported by
the Council Leader. It was clearly their wish to make it a joint venture with a
“developer partner”, which led to a delay until early 2023, when they awarded
the building contract to Wates Residential (agreeing to pay them £121,862,500).
And although Cllr. Tatler posed for this photo with Wates on the Cecil Avenue
site in March 2023, for a press release announcing the contract award, it was
February 2024 before construction began.
Cllr. Shama
Tatler and Wates officials, from a March 2023 Brent press release.
Cllr. Tatler’s “vision” for the Wembley Housing Zone can be summed up in
this sentence from her Cabinet Member Foreword, in a report to a Cabinet
meeting on 8 April 2024 (which approved ‘up to £11.23m Strategic Community
Infrastructure Levy to deliver a new publicly accessible courtyard garden’ on
the Cecil Avenue site):
‘The regeneration that underpins the Wembley
Housing Zone, is exactly that – an effort to build a better Brent, a place where home ownership is a reality,
not just a dream.’
That is NOT a vision to build as many homes as possible, for genuinely
affordable rents, in order to reduce the number of local people in real housing
need on Brent’s waiting list!
As early as January 2022, I was calling for proper scrutiny of the August
2021 Cabinet decision, with a view to increasing the number of genuinely
affordable homes in the Wembley Housing Zone scheme, but all my efforts were
thwarted by councillors or Council Officers. It was only at a Resources and
Public Realm Scrutiny Committee meeting on 23 April 2024 that Cllr. Tatler was
finally asked to explain why Brent had not delivered more genuinely affordable
homes as part of that project. When I watched the webcast of that meeting, I
could not believe what I was hearing, so I played it through several times, and
this is the answer Cllr. Tatler gave:
‘'With the Wembley Housing Zone, we didn't own the land. We had to purchase
the land. That impacts viability as well. And we are looking at how we
deal with affordable housing on the scheme. Ideally we would want to deliver
100% social housing on any of our land ....'
What she publicly told the Committee was untrue, as
recorded on “Wembley Matters” at the time. I wrote to Cllr. Tatler, with a copy to the Scrutiny Chair, but she
never replied to me, and as far as I am aware she never apologised to the
Committee for misleading them.
If you want facts about Brent’s affordable housing, rather than “spin”
or misinformation, I suggest you read Martin’s blogsite, and don’t rely on what
you hear from the Council!
Philip Grant.