How much say should St Raphaels' residents have in Brent Council commercial lettings on their estate? Off-licence or childcare & tuition centre?

 

Lilburne Walk, St Raphael's Estate 

An applicant who applied to run a childcare and tuition centre in a Brent Council shop front property on St Raphael’s Estate  was told that her application “very strong” and “came a close second”, to another proposal.  That proposal was chosen because it “aligned more closely” with Brent’s strategies and objectives. That application was for an off-licence.

 

The unsuccessful applicant said she was struggling to see how this was a better strategic fit than a family run  childcare and education service business. The Metropolitan Police had initially raised concerns about the succesful application, highlighting risks to all four licensing objectives.

 

Her application outlined a safe, community-focused offer including childcare, tuition, school pick-ups and holiday activities. Residents are now raising serious concerns about the impact of an off-licence between two playgrounds, beside a mosque and opposite a community centre.

 

She asked:

 

What strategic criteria were used to assess the bid?

 

How an off-licence was deemed more aligned with those priorities than a childcare/education use?

 

Whether Social Value scoring or likely licensing impacts were considered?

 

 

Her concerns and call for transparency have now been taken up by the community group st Raphael's Voice who have issued a formal complaint to the Brent Council:

 

FORMAL COMPLAINT AND STRONG OBJECTION TO THE COMMERCIAL TENANCY DECISION FOR 67 LILBURNE WALK, ST RAPHS ESTATE,NW10 0TW

 

 

I am writing to register a formal complaint and express my profound disappointment and strong objection to the decision regarding the tenancy at the commercial premises at 67 Lilburne Walk, St Raphs Estate.

 

This letter serves as notice that the community demands a comprehensive, independent review of the commercial tender process itself, entirely separate from the alcohol licensing application process.

 

The community asserts it was fundamentally failed by the council's initial process due to a distinct and unacceptable lack of meaningful engagement with residents during the critical decision-making phase of the tenancy agreement.

 

The formal licensing application process, while a necessary stage, was a retrospective measure to address concerns, not a proactive consultation on the type of business that would best serve our estate. This approach is a clear failure in due process and community engagement, as a community we have battled with years of ASB, drink and drug fuelled violence. This could potentially undo much of the hardwork we have done to ensure we create thriving communities, give our children the best start in life, and live healthier lives.

 

Our objections are rooted in specific, tangible risks to public safety, public health, and the failure to secure community social value, all of which are material considerations that appear to have been inadequately weighted against pure commercial viability.

 

1.Public Safety and Crime & Disorder Hotspot:

 

St Raph's Estate is a historically identified "crime and disorder hotspot," an area that has been contending with significant alcohol and drug-fuelled antisocial behaviour, including (VWAG) violence towards women and girls. The introduction of an off-licence, one of four in the immediate vicinity, directly undermines the council's own stated priority of community safety and has the potential to exacerbate these existing issues, particularly given the premises' proximity to two playgrounds, a place of worship and community centre. These material concerns were raised by multiple "responsible authorities" including local residents, the Metropolitan Police, residents association, local foodbank, St Patricks church, local mosques, and youth club. The council appears to have disregarded the professional and local expertise on this critical issue.

 

2. Failure to Prioritize Social Value and Council Objectives:

 

The alternative proposal for a childcare and tuition centre would have directly and demonstrably supported the council's social objectives outlined in the Brent Borough Plan: Prosperity and Stability in Brent, A Cleaner, Greener Future, Thriving Communities, The Best Start in Life, and A Healthier Brent. By prioritising an off-licence, the council has bypassed a vital community asset that aligns with these strategic goals, failing to give social value, public health, and public safety equal weight to commercial considerations.

 

3. Demand for a Separate, Independent Tender Review:

 

The community formally requests that the decision-making process for the commercial tenancy at 67 Lilburne Walk be subjected to a separate, independent review. This review must scrutinise:

 

• The criteria used in the tender selection.
• How community and stakeholder input was gathered and, critically, utilised before the tenancy decision was made.
• The weighting given to social value and public safety over commercial viability.

This must be a distinct process from the ongoing or completed alcohol licensing application, as the tenancy decision and licensing decision are separate legal matters, each requiring independent scrutiny.

 

We urge the Council to act transparently and responsibly by reviewing this flawed decision-making process to ensure that robust community engagement is a fundamental, early, and decisive step in all future commercial tenancy agreements. We expect a formal response outlining the steps the council will take to initiate this independent review

 

Yours Sincerely,

 

Asif Zamir

 

Greens call on Brent Council to scrutinise proposed reduced hours (21 hours per week) at Central Middlesex Urgent Treatment Centre

 

The PFI funded Central Middlesex Hospital - are its services being gradually run down?

 

From Brent Green Party

 

In 2014, Central Middlesex hospital A&E department closed following a decision from the then Conservative Heath Secretary Jeremy Hunt. At the time, we were told that the opening of an Urgent Care Centre at Central MIddlesex hospital would mitigate the loss of the A&E department. However, in 2019, the hours of the Urgent Care Centre were reduced  when the overnight service was withdrawn.

 

Six years down the line, we are faced with yet another reduction of the now named Urgent Treatment Centre (UTC) at Central Middlesex hospital. The Centre currently closes at midnight but, if London NW University Healthcare Trust go ahead with their proposal, it will close at 9pm.

 

The curtailing of the services at the Central Middlesex hospital is even more incomprehensible because it runs contrary to the evolution of the demographics in Brent. The Brent population went up by 9.2% between 2011 and 2021. This is a significant increase which is both higher than the population rise in England (+6,6%) and the population of rise London (+7.7%). How is Brent's growing and ageing population supposed to cope with a reduction in urgent care treatment?

 

Brent Green Party is therefore firmly opposed to a further reduction of the NHS services that will undoubtedly put more pressure on Northwick Park Hospital A&E and its Urgent Care Centre and will lead to fewer people getting the required medical attention as quickly as necessary, in the best-case scenario.

 

We call on the current plans to reduce the Urgent Treatment Centre hours by 3 hours each evening to be added as an urgent item to the Agenda of the Community and Wellbeing Scrutiny Committee taking place on Wednesday November 19th. Failing this an Extraordinary Meeting should be called to consider the issue as the next Scrutiny will not be until January 2026 – too late to affect the decision.  We note that the 2019 proposals were considered by that Committee on July 9^th 2019 setting a precedent for the views of the Council and residents to be represented.

 

The reasons for the reduction in hours put forward this time are almost the same as previously, gradually taking away the service from Brent and nearby boroughs.

 

Zengha Wellings-Longmore, Green Party candidate for the Harlesden and Kensal Green council ward said:

 

The cut is now proposed at a time when the Urgent Care Centre and A&E at Northwick Park Hospital are encountering heavy demand with extremely long waits outside the recommended parameters.

 

At the same time the local population is expanding through developments at Old Oak and Park Royal Development Area, Grand Union, Neasden Stations, and Alperton. Alongside this are potential critical incidents at Wembley Stadium, Wembley Arena and on the Park Royal Industrial Estate.

 

It is vital that the impact of the reduction in service be considered and that the cost and long-term benefits of upgrading late night resources at the UTC be considered instead.

 

We note that the closure of the Hydrotherapy Pool at Northwick Park Hospital recently took place without any Scrutiny by Brent Council.

 

 

 

 

Celebrate, Educate, Empower: Brent Islamophobia Awareness Month Experience Islamic art, food, dance, and culture on 25 November from 5:30-7:30pm.

 

 

Celebrate, Educate, Empower: Brent Islamophobia Awareness Month

 

Experience Islamic art, food, dance, and culture on 25 November from 5:30-7:30pm.

Join us for Brent Council’s Islamophobia Awareness Month event on Monday 25 November, an evening dedicated to celebrating Islamic culture, educating against Islamophobia, and bringing communities together in solidarity and understanding.

 

Held in the Civic Centre Grand Hall, the event will feature a vibrant mix of live performances, interactive stalls, and a thought-provoking panel discussion. From traditional Nasheed and Sufi music to calligraphy and henna art, attendees will experience the richness and diversity of Islamic heritage.

 

A highlight of the evening will be a panel discussion chaired by Councillor Teo Benea featuring barrister and broadcaster Hashi Mohamed, human rights lawyer and former Secretary-General of the Muslim Council of Britain Zara Mohammed, and a representative from the Met Police. Together, they will explore lived experiences of Islamophobia and discuss how Brent can continue to stand united against hate while celebrating the borough’s rich diversity.

 

Hot food will be available, and stalls will showcase local initiatives, health services, and cultural contributions from across Brent. Whether you're coming to learn, connect, or celebrate, this event promises to be an engaging and inclusive evening for all.

 

Tickets are Free HERE 

LETTER: Q: 'When is a Brent Council fire door, not a fire door?' 'When it's ajar and they will only be "in touch" within the next 7-10 days!'

 

 In fact it is the front door - both fire and security.

Dear Wembley Matters

You recently posted on Brent Council's plans for dealing with problems in social housing. Included was: "Emergency hazards (for example, dangerous electrical faults, damaged external doors or windows, or major leaks) will be investigated and made safe within 24 hours."

 

One of the external doors in Gorefield House in South Kilburn has been damaged (and reported) for some time. (see photo) Since nothing has happened, I went online and reported it again this morning. This is the email I have just received from Brent Housing Management: 

"Dear PETER FIRMIN,

Thank you for contacting us. Your query has been reviewed and passed to the relevant specialist team to look further into and they will be in touch with you within the next 7-10 working days. Should you need to follow up on this case, please contact us by replying to this email."

 

nuff said.

 

Pete Firmin

Brent Council: End the Silence: Stand Together to Stop Violence Against Women and Girls 16 Days of Activism. DON"T STAND BY: REGISTER

 

Image: Women's International League for Peace and Freedom

Brent Programme

From Brent Council

 

Violence against women and girls affects us all, and it’s time to come together as a community to stop the abuse.

 

During the global 16 Days of Activism (25 November – 10 December), Brent is joining forces with community partners to host a powerful series of workshops, panel discussions, and events designed to raise awareness, support survivors, and create safer communities for everyone.

 

These events, both online and in person, and are open to people ready to learn, engage and take action.

 

Cllr Harbi Farah, Cabinet Member for Community Safety, Jobs and Skills, urges everyone to get involved. 

 

Violence against women and girls is a serious, widespread crisis that impacts people from all backgrounds. By recognising the signs, supporting survivors, and holding perpetrators accountable, we can make a real difference. Now is the time for all of us to join the conversation and take action.

 

Topics include honour-based abuse, forced marriage, domestic abuse, sexual exploitation, and how violence affects mental health and children. Workshops will also cover trauma-informed language and effective multi-agency responses.

 

A highlight event on 2 December at St Raphael’s Family Wellbeing Centre offers residents a unique chance to speak directly with local police, gender abuse experts, and community leaders  about women’s and girls’ safety, concerns, what support is available and how we can work together as a community to increase the safety of women and girls while bringing perpetrators to account.

 

Brent’s 16 Days of Activism also features the Prisoners’ Liaison Information Advisory Service (PLIAS) in-person Summit on 28 November spotlighting the connection between mental health, domestic abuse-related deaths, and the criminal justice system.

 

Don’t stand by – register now to join Brent’s 16 Days of Activism and help build a safer future for women and girls.

 

 

Brent Planning Committee unanimously approve Argenta House development opposite Stonebridge Park Station

 

Brent Planning Committee has unanimously approved the part 27 storey/part 30 storey replacement for the 2 storey Argenta House on ex-railway land opposite Stonebridge Park station.

It will form  part of an urban 'island' of tall buildings next to the North Circular road and opposite the proposed development of Unisys and Bridge Park. The development, in the elbow of Wembley Brook and the River Brent, includes a 32 storey building just behind Argenta House.

See LINK 

Plans announced for Kings Court and Carmel Court in Wembley Park

 

Gardens at the front of Kings Court in Kings Drive, Wembley Park

Many readers will be familiar with the flats in King's Drive, WembleyPark,  next to the old  Brent Town Hall, now the Lycee Winston Churchill.

I am not sure of the exact age of the flats but Kings Court and Carmel Court were there in the late 1930s when the Town Hall was built.

Now the flats and the mature gardens that surround them  are due for a change. Wisestates Ltd, a small family trust, who have owned the freehold since the 1980s, are putting forward plans for 28 additional homes on the estate including extensions, homes on the garage sites and one new block.

The grounds have been better maintained recently and there are some beautiful mature trees and lawns. Wisestates say that improvements to the exisitng flats and grounds will be  paid for by the new homes.

Gardens at the back - a tribute to the foresight of the original architects

 

The garages are shrouded in black

 

 The disused bomb shelter appears to be on the proposed site for the new block

 

The extensions will be built at the back of existing blocks

The consultation with residents has only just begun. Details: www.keimprovementprogram.com

Brent West MP Barry Gardiner pulls no punches over Starmer inadequacies

 

The people's Gardiner going in on Keir Starmer is👌🏼pic.twitter.com/cseRyMYGBU

— Cllr Martin Abrams 🕊️🍉 (@Martin_Abrams) November 12, 2025

Morland Gardens – (Happy?) Anniversary Brent! Why the delay?

My redevelopment proposal, submitted during the December 2024 consultation.

 

It is two years since Brent Council began an “urgent review” of its plans for the former Brent Start college site at 1 Morland Gardens in Stonebridge, after its ill-conceived and ill-fated 2020 project for the site failed, because its planning consent expired without construction having commenced. I was led to believe at the time, by the Council Officer leading the review, that new recommendations for the site’s development would be put to Brent’s Cabinet for approval by the early summer of 2024 at the latest.

 

Monday 10 November 2025 was the second anniversary of the letter sent to me by Brent’s Director of Property and Assets, telling me about the review. As there is still no sign of any definite proposals for the site, and its landmark heritage Victorian villa, I thought it time to send him a reminder. This is the text of my open email (with the personal names of Council Officers removed):

 

‘Dear [Director of Property and Assts]

 

Proposed Morland Gardens Development

 

Two years ago, on 10 November 2023, you wrote to me in response to an open letter on this subject which I had sent to Brent's Chief Executive on 31 October 2023. Brent Council's original scheme for the redevelopment of the Brent Start college on this site, which had been given the go ahead (as subsequently shown, without proper consideration) by Brent's Cabinet in January 2020, had failed when its planning consent expired at the end of October 2023, without construction having commenced.

 

Paragraph 2 of your letter, headed "An urgent rethink on original proposals", stated:

 

'We are always reviewing and updating schemes across the board as part of our usual governance arrangements, and we are doing that with even more rigour given the underlying economic conditions. Following the expiration of the planning permission, the Council is reviewing its options for the Morland Gardens site, including the Altamira building.'

 

[The Head of Capital Delivery] began that urgent review in November 2023. A year later, as part of the Bridge Park consultation, it had concluded that the site should be used for "affordable housing and community facilities". After further consultation, this had been refined to "affordable housing and youth facilities", an outline for the future redevelopment which Cabinet approved in June 2025. 

 

Despite two years of review, there is still nothing in the Forward Plan to say when detailed recommendations for the Morland Gardens site will be put to Brent's Cabinet for a decision. During all that time, an architecturally and historically important local heritage building has been sitting empty, and the land behind it which could provide 25-30 much needed affordable Council homes is being left unused. That is a waste of two valuable Council-owned property assets!

 

Please let me know the date by which Council Officers intend to make their detailed recommendations to Cabinet for the redevelopment of 1 Morland Gardens.

 

Please also let me know (as some decision on this point must surely have been reached after two years of review) whether those recommendations will include retaining the heritage Victorian villa building, Altamira, as requested in the Willesden Local History Society petition which was presented to September's Full Council meeting, and supported then by councillors from across all three political parties.

 

I look forward to receiving your clear replies on both of those points. Thank you.’

 

I can’t help wondering why it should take Council Officers so long to come up with detailed proposals. Are they deliberately allowing the empty heritage building (which the Council restored in the 1990s to provide an inspiring home for the borough’s adult education students) to deteriorate, so they can claim that it can’t be saved, and must be demolished? Or could it be that they plan to recommend demolition, but their political masters don't want to make that unpopular decision in the run up to the local elections?

 

Whatever the reason, the delay is costing Brent Council (and therefore Council taxpayers) further money (on top of an estimated £4m for the failed 2020 project!), as well as further delaying the much needed affordable homes and youth facilities which they say they want to provide at Morland Gardens.

 

I’ve received an automated response to my “Service Request”, and a short email from an unidentified Officer signing themselves as “Brent Council”, advising that they hope to provide a reply by 21 November, so I will let you know what they say!

 

Philip Grant.

Fascism & Farage: How do we stop the Far Right? Tuesday 25th November 6.30pm Chalkhill Community Centre

 From NW London Counterfire

In September London saw the largest far right demonstration in the UK that attracted around 150 thousand people. This was organised by Stephen Yaxley-Lennon - aka Tommy Robinson - along with a core of hardline fascists. Violent right-wing protests against the use of dilapidated hotels and barracks to house refugees and asylum seekers have continued since. Islamophobic and racist attacks are increasing.

The right have been emboldened by Starmer and Home Secretary Shabana Mahmoud attempting to chase the tails of Reform as more draconian entry requirements are imposed that will have a major impact on all migrant communities no matter how long they have been in the UK.

 Chris Bambery, author, historian and committed activist, will lead the discussion on how we can organise effective strategies to combat the right.
Join the discussion.

 Book a free ticket now. HERE

South Kilburn Regeneration – from 75 years ago!

Guest post by local historian Philip Grant in a personal capacity 

 

Pete Firmin’s recent letter, Regeneration has made no difference to deprivation index in South Kilburn, reminded me that regeneration efforts for this most deprived part of Brent have been going on for more than the past 20 years, and that things could have been so much different! 

 

A few years ago, knowing my interest in local history, my daughter gave me a copy of “The Willesden Survey 1949” (which she’d noticed in the window of a second-hand bookshop) as a birthday present. The quotations, and most of the images, in this article are taken from that book. There is also a copy of it at Brent Archives if you would like to know what the southern half of our London Borough was like then.

 

Despite the austerity of the years immediately after the Second World War, there was a feeling of optimism for the future. The 1947 Town and Country Planning Act gave local councils much broader powers to design better places for their residents to live, and Willesden Borough Council decided to grasp the opportunity. They commissioned their Officers to carry out a detailed survey of the borough, as it currently was, and to use that to plan for improvements.

 

Two maps from The Willesden Survey, showing levels of overcrowding and the condition of homes.

 

The Survey showed that the worst area of the Borough for both overcrowding and poor housing conditions was in Carlton Ward, part of South Kilburn. In its chapter on “Population and Housing” it reported that Carlton (South Kilburn):

 

‘contains the highest average density in Willesden, but in view of the vast overcrowding (in some cases as many as 15 persons in a small two-storey dwelling) this is not surprising. When this area was originally developed about 1850-60, the large four-storey houses were built and occupied by fairly wealthy tenants with large families. However, with the passage of time, the status of Carlton has declined and now the complete area irrespective of the size of the individual houses is let off as tenements, and very few houses have been structurally converted into self-contained flats.’

 

New Council flats at Canterbury Terrace in 1950.

 

Work had already begun by the time the Survey was published in 1950, and the report continued:

 

‘A complete redevelopment scheme has been drawn up for the majority of South Kilburn, and the redevelopment which has recently taken place on cleared war damage sites in Canterbury Terrace and Chichester Road areas forms the first stage of this Scheme. The second stage will be the general rebuilding of blighted and derelict areas. The final stage will show the complete neighbourhood replanned and rebuilt.’

 

One of the “blighted” areas was Albert Road, and this remarkable pair of photographs, taken on the same day in the early 1950s, shows the difference between the side which was awaiting redevelopment and the opposite side, where blocks of new Council flats had just been built.

 

Two sides of Albert Road, early 1950s. (From Len Snow’s 1990 book “Brent – a pictorial history”)

 

The “final stage” redevelopment plan by Willesden’s Borough Engineer and Surveyor was set out in this coloured map (although the eastern end had still to be agreed by Paddington Borough Council at that date):

 

Map showing the proposed South Kilburn Redevelopment Scheme (1949).

 

As part of the government’s wartime plans for post-war reconstruction, Professor Abercrombie of UCL (a leading architect and urban designer) had been asked to prepare a “Master Plan for Greater London”, which was published in 1944. His guidelines were followed in drawing up the proposals for the Scheme:

 

‘In the Greater London Plan standards for the allocation of land use have been determined according to the four population density zones. The area covered by the South Kilburn Redevelopment Scheme is situated within the Inner Urban Zone, for which a net density of 100 persons per acre with four acres of open space per 1,000 population is proposed.

 

As Paddington Recreation Ground is within easy reach of the area, the standard of 40 acres [per 10,000 people] for open space can be reduced to 30 acres and, as few main roads affect the area, the figure of 17 [acres per 10,000 people] for “main roads and parking” can be reduced to 12. This would give a total requirement of 165 acres for 10,000 population and a gross density of 60 persons per acre. As the area within the Borough proposed for redevelopment totals 67 acres, the ultimate population will be 67 x 60 = 4,020, and land use will be approximately divided as follows:-‘

 

Table showing the proposed land use for the South Kilburn Redevelopment Scheme (1949).

 

You will see on the proposals map above that there is plenty of green (with around 12 of the 67 acres allocated for open space and school playing fields). But as already mentioned, South Kilburn was the most overcrowded district in Willesden. How would the proposed Scheme house everyone already living in the area? This was what the Survey suggested:

 

‘In the Scheme as envisaged, flats are predominant and no allowance has been made for flats over four storeys high. The area zoned for residential purposes, including dwellings over shops and offices, amounts to 41.78 acres with a population of 4,100. These figures compare favourably with the required 40 acres for housing, 2½ acres for shops and offices, etc. and the population estimate of 4,020. The present population is estimated at 6,364 which leaves 2,264 persons to be accommodated elsewhere in the Borough, or to be decentralised to one of the New Towns.’

 

Map showing the “Willingness to move to a New Town” of Willesden residents in 1949.

 

The post-war policy of moving willing residents from Willesden to Hemel Hempstead New Town was looked at in a 2020 “local history in lockdown” article: Uncovering the history of Church End and Chapel End, Willesden – Part 3. As the map above shows, more than half of the families surveyed in South Kilburn said that they would be willing to move (as long as there were decent affordable homes and employment for them in the new town).

 

Employment in Hemel Hempstead for people from South Kilburn was not seen as a problem in the Survey, as many small industrial firms from the area were likely to move as well. The proposed Scheme only included one small area for light industry near Queen’s Park station, and the Survey reported:

 

‘The highest proportion of firms willing to move is at Carlton Vale where 50 per cent of the total number of firms, involving about 33 per cent of the employees, wish to change their location. In many cases conditions in Carlton Vale are so bad that no specific location for a new site is expressed, the sentiments of the employer being “anywhere but Carlton Vale!” Much of the area is scheduled for early redevelopment, but the area designated for absorbing present industries cannot possibly accommodate them all, and it is, therefore, from Carlton Vale that a large proportion of industrial migration will occur.’

 

Many firms and residents from Willesden did move to New Towns, but although the vision set out in the 1949 South Kilburn Redevelopment Scheme started well, circumstances changed, and the plans changed with them. The proposed three or four storey brick-built blocks of Council flats had been replaced, by the early 1960s, with much taller concrete-framed blocks.

 

Two photos showing Craik Court in Carlton Vale, under construction and completed in the 1960s.
(Photos courtesy of John Hill)

 

You can read and see more about the regeneration of South Kilburn in the 1960s in another “local history in lockdown” article from 2020: Uncovering Kilburn’s History – Part 6. For the past twenty years, there has been a further regeneration programme for South Kilburn. Some of the 1949 Redevelopment Scheme buildings have so far been replaced, and some of the 1960s Brent Council blocks are still waiting to be demolished. They will make way for “new homes”, less than half of which are now likely to be for Council tenants (almost all of them existing tenants “decanted” from other blocks due for demolition).

 

In the late 1940s, Willesden’s Borough Surveyor and Planning Officers, working closely with elected councillors on its Town Planning and Redevelopment Committee, and using detailed survey data collected from the local community, came up with a plan for South Kilburn which may now seem like a dream. They managed to implement some of it during the 1950s, but it was never finished as they had planned it to be. 

 

Though I don’t live in South Kilburn myself, I suspect life might have been much better there now if their Scheme had been completed!

Philip Grant.