Brent’s Broadview infill plans – do genuinely affordable homes and the environment matter?

Guest post by Philip Grant in a personal capacity

 

Aerial view of the Broadview Garages site. (From Google Maps website)

 

I first mentioned Brent’s plans for infill homes on a small garage site behind Broadview in August 2021, when I wrote about Brent’s “secret” Council Housing Projects. I was not aware of the current planning application for two houses on this site until I saw it on the agenda for next Wednesday’s (14 December) Planning Committee meeting. I took a quick look through the Officer Report, initially just out of interest, but what I read left me knowing that I had to object to the application!

 

I will ask Martin to attach a copy of my illustrated objection comments document at the end of this article, so that you can read it if you wish to. It is another application where Planning Officers recommend approval, because what they describe as ‘the limited conflict with policy’ would be outweighed by building new homes.

 

The first point that I felt really strongly about is that, although Brent’s application states that both new homes would be for London Affordable Rent, Planning Officers say that there does not need to be an affordable housing condition in the consent letter. I have explained why, if these homes are to be built (despite the good planning reasons why the application should be refused), the “benefit” of them needs to be guaranteed by making it a condition that they are let to Brent residents in housing need at “genuinely affordable” rent level.

 

The rest of my objection points arise mainly from Planning Officers relying on inaccurate, and at times wholly misleading, information in reports prepared on behalf of the applicant, and ignoring the true facts given to them by local residents in their objection comments. This is not the first time I’ve raised the importance of looking at such reports critically (because they are prepared by firms paid to support the application, so not impartial). Most recently this was in connection with trees, and the Arboricultural Impact Assessment (“AIA”) for the trees at the Newland Court infill site.

 

The Broadview Garages AIA (as well as the Ecological Impact Assessment and Flood Risk Assessment) were prepared by the same firm as the Newland AIA. That is not the only similarity, as the applicant (Brent Council, possibly with the same Project Manager), planning agent and Planning Case Officer dealing with the application are also the same as the Rokesby Place and Newland Court applications (cynics might say: ‘How “cosy” is that?’). The firm begins its Broadview Garages AIA as follows:

 

 
 

OK, that’s just a minor slip, probably because they are using the same template for many reports for Brent infill schemes! My main concern with their AIA is that they misrepresent where an important tree ‘on the boundary of the site’ actually is, so that they can justify having it cut down. It is actually growing inside Fryent Country Park, so that it should be protected. Their original AIA, later amended, said that both of the tall ash trees you can see on the left of this photograph could be cut down and removed!

 

The Broadview Garages site, with Fryent Country Park on the left, 8 December 2022.

 

My objection comments should give rise to a Supplementary Report to the Planning Committee meeting on 14 December. It will be interesting to see which change, if any, having the true facts, with supporting evidence, will have on the outcome of the application!

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Philip Grant.