Full road closure for c5 months from October 21st: High Road between Cecil Avenue and the Triangle including the Triangle

 This has been forwarded to me. Unfortunately the web link for further informations does not work and the mobile phone is unavailable. I have emailed for further information and the map. I will update when received.

Warnings re hedgehogs in Autumn and contacts for injured animals

The hedgehog drank some water before being taken to the vet

Following my social media post yesterday regarding an injured hedgehog found at the back of my house, Brent Parks Forum has sent the following information. Suzanne from the Forum took it to a vet but unfortunately it was too badly injured to treat. The hog was very wobbly and staggering in a circle and surrounded by flies when found.

Hedgehogs in Autumn:  

We have had 3 hedgehogs die within 2 weeks that we know of in Brent.   Two died from suspected strimmer use, which seems to have been used under hedges where hedgehogs were hiding/sleeping.  One hedgehog had been run- over in a Brent Parks field (Barham Park). 

If anyone finds a hedgehog in their garden or in a local Brent park or on the street that is staggering, circling in a disorientated manner, also if the hog has flies settling on wounds.  [If you see a lot of little white/cream coloured maggots/eggs there will be a wound].  

There are a few vets that will go the extra mile to save injured hedgehogs.  

1. Hendon Medivet -  89-91 Watford Way, Hendon NW4 4RS   

    Tel: 020 8202 6344  Badly injured Hogs.  

2. Lulubells Rescue - also rehab. of badly injured hogs, if they have

    volunteers.   

    Become a volunteer for Lulubells Rescue  -  Volunteer | Lulubells Rescue

3.  Please call the BHPS (British Hedgehog Preservation Society).

    - 01584 890 801 for further advice and numbers of local carers/rescues.
    If out of hours there is an answerphone, press option 1.  

    [However,  their recommended vets may not be fully prepared to

    rehab badly injured hogs].  

• Pick them up with gloves, wrap in a towel and place in a high sided box.  
• Make sure you take the box inside and leave in a quiet room away from loud noises.  Do NOT leave it outside.
• Provide them with a hot-water bottle (Not scalding hot, just warm) or even better if you have a pet microwavable heat pad.  Allow extra space inside the box to allow them to move away from the heat source if they become too hot.
• Provide water - never milk.   Meaty cat food, not bread or grains.

 

Do check piles of leaves, compost etc before setting fire to them.

31 and 18 storey blocks application for site of CNWL college on Olympic Way

The view across Bridge Road yesterday. The 8 storey CNWL buidling is obscured by a tree

As the proposed buildings will look if approved 

Plans have been published for the development of the site of the College of North West London's Wembley Park site. The development is part of a three phase project which will see Wembley Park and Dudden Hill campuses moving into a new college building further down Olympic Way on the site of the building that was previously the head office of Network Housing. The extensive Dudden Hill (College Green) site will be redeveloped for housing some of which will also be highrise. See those proposals HERE.

The land is owned by United Colleges Group, the result of a merger between CNWL and City Westminster College and property rationalisation has been a strategy from the start. The decision on the Wembley Park and College Green development swill be made by Brent Council Planning Committee. In 2019 Brent Council granted a £50m bridging loan to United Colleges to facilitate the move to a new Wembley Park campus. LINK

 The Hill Group who are managing both applications calim that the Wembley Park site will provide 307 homes in two towers (18 storey and 31 storey) and College Green 1,627 homes. Together comprising 84% of the London Plan requirement of Brent Council. LINK

On the Wembley Park site they state 30% of the 'habitable rooms' will be at social rent and 100% affordable. However, the habitable room measure is a slippery concept and not the same as affordable homes as a percentage of the total. I have asked for clarification as elsewhere there is a reference to shared ownership as affordable - which we know it is not.

As the illustration shows there is a big impact on the view along Olympic Way although the proposal claims it does not interrupt the view of the stadium arch. It is certainly the first thing that will hit you looking from Wembley Park station towards the stadium and much more signicant  than the 8 storey CNWL building.

The Wealdstone Brook flows through the site. The present building is raised from ground level (as is Michaela on the other side of Olympic Way) as flood protection, so it is surprising to find that basements are planned for the new buildings. Retail, cafe or community uses are planned at ground level.

The present college building and Wealdstone Brook

The Wealdstone Brook flows through the site and beneath Olympic Way

The one storey temporary Black Sheep Coffee shop on Olympic Way  has recently been granted an extension to 2026 but the plans retain flexibility with the possibility of opening up the site where it faces Olympic Way if the Black Sheep goes.

The Black Sheep  now and after

 

Vehicle access to the site will be via Wembley Park Drive as at present but the development itself will be car free given its proximity to the station. Readers will note the Wembley Stadium Retail Park buildings on the right of the picture. The Retail Park, McDonalds and Troubadour Theatre (Fountain Studios) are another development site which will comprise 995 housing units in several towers.

On the image, below taken from the 2019 planning application, the CNWL building is bottom left corner. Now substitute an eighteen storey and a 31 storey block to see the scope of that development and the overall context on Bridge Road/Wembley Hill Road.

Finally it is good to see that the application includes a Whole Life Cycle  Carbon Assessment (albeit incomplete) and includes some mitigations to reduce carbon impact. LINK.

So far there have been no public comments on the proposal on the Brent Council Planning Portal Reference 24/1841 LINK

NHS to sell off old Wembley Hospital building in Chaplin Road

 

The NHS Property Services has decided that the old hospital buildings at Wembley Centre for Health in Fairview Avenue/Chaplin Road is surplus to requirements and have put it on the market.

Wembley Hospital was opened in 1928 after some years of planning and fundraising and has an interesting history. You can read more on the website Lost Hospitals of London HERE. The facility has servved residents of the borough well over the years. The sell-off is part of the previous Government's One Public Estate policy that encouraged public bodies to develop underused land. The huge Northwick Park development is our biggest later example combining council, hospital, university and housing association land in one scheme.

Savills the agent state:

Key features

• Unconsented residential development opportunity within the LB of Brent
• Strong transport links with Wembley Central Station and Sudbury Town
• The proposed development site extends to 0.72 hectares (1.78 acres)
• For sale freehold with vacant possession
• The Property benefits from positive pre application engagement
• Offers are invited on a subject to planning basis
• The Pre app consists of a residential scheme of 94 units across 3-7 storeys

Local information

·       The property is located within the administrative boundary of the London Borough of Brent. The site is not located in a Conservation Area and there are no locally listed or statutorily listed buildings within or adjacent to the site. A full planning history of the site is provided in a detailed note in the dataroom, provided by Avison Young.

·       The site has development potential for residential use, but may suit other uses, subject to securing the necessary consents.

·       Tate Hindle have produced a number of residential scheme iterations which have been tested at pre-application stage and with the Quality Review Panel. The schemes presented range from approximately 85 - 100 units in buildings of 3-7 storeys. A further scheme which responds to the comments made by the Quality Review Panel is available in the dataroom.

 

Wembley road closures of up to 11 hours on Saturday for Joshua vs Dubois fight

 

In reponse to comments below I Tweeted TfL but not hopeful:

Krupesh Hirani is the GLA Assembly Member for Brent and Harrow.

Cleaner Greener Harlesden Drop-in Wednesday 18th September Harlesden Library 4.30pm-7.30pm

 

MEETING: In Gaza a 'live-streamed genocide' is ongoing: what are we doing? Tuesday 24th September. RALLY: Divest from Palestine Rally at Brent Civic Centre Thursday September 19th 5pm

 

Exploring what is happening in Gaza, the role of the UK government & media, and how the UK public is responding to 'live-streamed genocide'. Organised by Kensal and Kilburn Better 2023

St Lukes West Kilburn,  Fernhead Road London W9 3EH

Tuesday, September 24 · 7 - 8:30pm

 

 TICKETS

 

 SPEAKERS

Ahmed Alnaouq, Palestinian journalist based in London. Co-founder of We Are Not Numbers

Matt Kennard, Co-founder/Investigations at Declassified UK. Author, latest book, The Racket

Sheila Gudhadasan, Chair of Brent and Harrow Palestine Solidarity Campaign

Layla Carmey, Expert in international law

 

Israel is on trial at the International Court of Justice for the crime of genocide in Gaza.

This is the first time in history that people have been able to see daily atrocities, supported by Western democracies, in near real time.

This event will explore what is happening in Gaza, the role of the UK government and media and how the British public is responding to 'live-streamed genocide'.

EDITOR'S NOTE

 

📢 BRENT COUNCIL RALLY -  DIVEST FOR PALESTINE
🗓️Thurs 19th Sept
🕔 5pm Rally | 6pm Council Meeting
📍Outside Brent Civic Centre, Wembley Park, HA9 0FJ
Join Brent & Harrow PSC as we present our petition calling on Brent Council to divest for Palestine.

Use this e-action to email your Brent councillors ahead of the meeting (2 mins):
https://palestinecampaign.eaction.online/councilloraction
 

On Thursday September 19th a petition will be presented to Brent Council calling for the Brent Local Government Pension Fund to divest for Palestine. The petiton reads:

We ask Brent Council to stand on the right side of history and join the growing number of councils and other public bodies and institutions divesting for Palestine.

We, the undersigned, call on Brent Council to:

1. Divest all funds administered by the Council, including Local Government Pension Scheme funds, from companies complicit in Israel’s genocide and apartheid against Palestinians. This includes arms companies supplying Israel with weapons and military technology; companies providing infrastructure for Israel’s unlawful military occupation of Palestinian land; and companies conducting business activity in Israel’s illegal settlements on stolen Palestinian land.
   
   
2. Use its influence as part of London Collective Investment Vehicle (CIV) to publicly lobby it to divest from companies enabling Israel's human rights abuses. 
   
   
3. Commit to end procurement contracts with companies complicit in Israel’s attacks. For example, end any banking arrangements with Barclays, which provides substantial financing to companies supplying Israel with weapons used in its attacks on Palestinians.

 

 

Muhammed Butt: We must start at open market rates for Brent property leases in order to provide services residents need. Policy hits East Lane Theatre Club

 

In an article on the new Brent Property Strategy on September 2nd LINK I predicted that some community and voluntary groups would not be able to afford the new rent and leases that Brent Council were going to charge as these will be based on open market rates.

Now the East Lane Theatre Club in North Wembley has felt the icy blast of thet policy. The increase demanded by Brent Council is such that the theatre may have to close. The lease would be £75,000 per annum rather tthan the £1,500 currenly paid.

Previous property strategy has taken into account the social value of community and volunary groups but that seems to have gone out the window. A precursor of the current market led policy was seen at Stonebridge Adventure playground and Bridge Park, and more recently in plans for the commercialisation of Barham Park buildings.

Respected local resident Zerine Tata wrote to Brent Council leader Muhammed Butt about the threat to East Lane Theatre Club.

This is the correspondence:

Dear Muhammed,

 

Re: East Lane Theatre

 

I was not aware that the Council was the landlord and you are increasing their rent to a ridiculous level.

 

This little theatre has been there for decades and one of the few icons  left in Wembley.

 

The Council should be subsidising this theatre, not charging them rent!

 

This theatre gives so much pleasure to local residents, it's like bringing the West End to us.

 

Many residents cannot afford West End prices and have been going to this theatre for many years.

 

I look forward to hearing from you.

 

Zerine

 Muhammed Butt's response:

 

Dear Zerine

 

Thank you for your email. I have attached the email I sent to you earlier as reference.

 

As you will see that the council has been subsidising the theatre for 32 years now, and your assumption below that we have not is incorrect.

 

We charge rent to residents who have council properties, the council officers have been tasked to look at every property we have to see what we can realise and from that work we think that we can obtain a much better rent for the property if it was let out, the officers have been in touch with the theatre about the way forward,

 

The council get many requests from many organisations that they require a space, we are not able to work with them to provide a space for them. There are organisations past and present that would love to have a building for £1500 pa for the past 32 years, sadly we cannot continue to rent out that level in todays financial and economic climate.

 

The theatre has been in the fortunate position to have been able to benefit from being able to have use for the last 32 years at the subsidised rate of £1500 pa.

 

We cannot say its ok for one organisation to continue to have sole use for perpetuity, the council does not have unlimited spaces that we can provide to every organisation in Brent, we would also look to see who else can utilise that space and what value they bring and add to the priorities set out in the councils borough plan.

 

Any decision we make, we will always get some people who will be happy and some who will be upset with us.

 

We have just launched the council's new property strategy which I have attached for yourself, which details the way forward as to how we will be managing the councils assets , namely the properties we have and those that are leased to organisations or individuals.

 

I wish I had properties to give to everyone who comes to myself, sadly that is not the case.

 

I know from officers that there was a meeting arranged with the theatre. I have been saying that the dialogue needs to continue with the officers, I have been open wth everyone that we are reviewing every lease we have in place and that process will continue with everyone.

 

As I said in my email to you earlier, the theatre needs to work with the officer, sometimes we cannot agree, that is life, and we will sadly then have to agree to disagree, and we will then need to go our separate ways.

 

 

Regards

Muhammed

Cllr Muhammed Butt
Leader of Brent Council. 

 

Earlier email

 

Dear Zerine

 

Thank you for the email and for raising the concerns about ELTC, 

 

I would love to be able to provide spaces to every organisation in Brent with a space they can call their own, but sadly that is not the case as the demand for spaces and for people asking us to provide those spaces at reduced prices or peppercorn rent, it’s just not feasible for us to accommodate all these types of requests and it's not financially sustainable for the council to continue in this manner.

 

The council officers are reviewing all properties that the council has and are looking at the terms of all those leases and what value and returns there are not just for Brent but for the wider community in Brent.  

 

The last 14 years have been the most challenging for local government with councils like Brent being stripped bare of the finances that we need to be able to provide even the most basic of services to our residents. 

 

We have lost over £200m in funding that has impacted severely on how and what services we can provide.  

 

ELTC has been in the fortunate position of being able to have had a space since 1992 for the sum of £1500 pa and Brent is proud to have supported the club in that time and I can assure you that there many organisations past and present that would love to have been in that position of having had that space. 

 

As you may know the lease was for 30 years, and this makes it 32 years to date. The council has been quite accommodating for that period, but today the council is in a very different situation to when the lease started, and we are reviewing all policies across the council.

 

The ending of a lease is no different to any other lease and as a responsible landlord we would need to look at what other options may be open to us, I appreciate that you may say that we need to look at helping community organisations, but this lease has been there now for over 30 years, I think we have demonstrated that we have helped this organisation over the 30 plus years they have had use of the space.

 

We have to be honest with ourselves and with organisations that want to utilise the assets that we have, we must make sure that we are trying to achieve the best that we can from everything that we have, the officers have been tasked with looking at all the councils assets and to look at how we can maximise the opportunities and that means that we must look at rental income from all the spaces that we have, this is a duty that is on local government.

 

I am being honest with yourself, we must start at open market rents, so that the rents contribute to the council's borough priorities so that we can provide the services that so many residents need and depend upon.

 

We are being forced to look at redundancies, closing and reducing services, increasing fees and charges, if we are doing this to residents , then I have to be honest with you, the club, and others, we must look at the assets and whether we are attaining the best value and outcomes for the council and the residents that we serve and also look at whether the charges / rents are realistic or attain the outcomes in relation to finance and measurable outcomes that deliver for Brent.  

 

We have just launched a new housing campaign as we have a projected £16m overspend and we are now saying openly to residents that we must move them to Slough, High Wycombe, Birmingham and even further as we cannot find a place in Brent and we now know that many people will not be able to afford a property in Brent or even London. 

 

 https://www.brent.gov.uk/news-in-brent/2024/august/find-a-place-you-can-afford, 

 

I cannot with my hand on my heart say to residents to move out of London unless I can say to myself that I have done everything possible before asking them to move out of Brent. 

 

The rental income could help us to continue to provide the services people need, keep people employed or help towards us being able to secure homes that our residents need. 

 

Virtually every day and even today , I have had residents begging me to help them to find a safe, secure, space for them and their families as they have been made homeless and have been evicted by their landlords. 

 

I have to make some really difficult choices and decisions and whatever decisions I make there will be someone who will disagree with myself.

 

The rent that was being paid of £1500 pa for the last 32 years would have come to about £48000 over that 32-year period , the officers have looked to see what rent can be realised if we went to the open market, and that is the reason for the new rent levels of £75000 pa. 

 

Accepting the rent of £1500 pa is something that we just cannot continue with that low level of rent, the financial loss to the council is too great, and it would be remiss of ourselves if we did not review the situation.

 

I appreciate that this new proposed rent level may seem high, but we also have a duty to make sure that we are realising the best value for the council as well. 

 

I know that people would want me to look at what they are delivering how it has helped them, but that would need to be measured against the council's borough plan priorities and how we can safeguard and support the most vulnerable and needy in our society and community.

 

I have copied in the two senior officers Tanveer and Denish who manage the councils' assets, they have been tasked to review the assets we have and to look at every lease with every organisation that has a lease with us, they are all going through the same process of rent revaluation.

 

I urge ELTC to keep on working with the officers and we can look to see what we can do to help assist. 

 

Thank you for your email and for making the case to support ELTC. 

 

 

Regards

Muhammed

Cllr Muhammed Butt
Leader of Brent Council.