From Ballymore' company accounts
Brent Cabinet on October 12th will be asked to approve the appointment of Ballymore Ltd as the single developer of the remaining regeneration of the South Kilburn Estate.
The company was in competition with Mount Anvil and St George. The appointment of a single developer followed dissatisfaction with the lack of coherence and other issues associated with multiple developers.
In a small number of developments... residents have experienced build quality issues. Elsewhere multiplicity of landlords arising from the current site by site development model has resulted in the inconsistent and variable standards of management and maintenance of their homes and the public realm. This inconsistent approach has also restricted the full placemaking potential and social value impact of a comprehensive regeneration programme.
The community is also experiencing noise, dust, traffic disruption and increased anti-social behaviour, the inevitable consequences of large-scale, long-term regeneration and construction programmes. This experience has been exacerbated due to programme delays arising from viability challenges and tough economic conditions.
Thus far:
.... the programme has delivered (including under construction) a total of 1,954 homes including 1,239 (63%) social rent homes. In line with the South Kilburn Promise 933 South Kilburn tenants have moved into modern, comfortable, spacious, well insulated and award-winning homes that meets their housing needs. 225 tenants are currently remaining to be rehoused,120 of which are being rehoused at NWCC, Peel, C&G and in new and existing council homes across the borough.
You will notice a deficit of 105 tenants to be rehoused.
The 'viability challenges and tough economic conditions' mentioned above are likely to impact on what single developer is able to deliver. However, the report to Cabinet sets out some of the positives in Ballymore's bid:
• their approach to placemaking supported by specific commitments, standards and delivery mechanisms to practically deliver a coherent, integrated sustainable and high-quality South Kilburn neighbourhood with a distinct identity.
• their street activation strategy including culture, leisure, retail, community and workspace uses supported by commitments to affordability, creating opportunities, supporting enterprise and community-capacity building.
• their proposals for a network of streets and open spaces which is well managed, climate-resilient, supporting biodiversity, active travel, play and inclusive community life.
• their commitment to adoption of design standards and design approach that positively affects health, well-being, comfort and convenience of living in South Kilburn.
• their processes and protocols for designing, commissioning, monitoring and evaluating robust and durable build quality and building performance and their commitment to the highest level of aftercare and resident satisfaction.
• their approach and commitment to environmental sustainability, climate resilience and adaptation.
• their strategy for meanwhile uses which effectively manages a neighbourhood in transition and delivers visible, tangible social and economic benefits for residents from the outset including how this will contribute to the long-term placemaking of South Kilburn.
• their approach to providing a full range of residential tenures - private and affordable to create a mixed, inclusive and resilient community; including their approach to delivering 50% affordable housing across the masterplan.
• their approach to long-term, unified estate management and stewardship for South Kilburn, in coordination with the earlier phases including their proposals for resident and tenant/occupier involvement in future routes for community voice in decision-making.
Readers will note the difference in the highlighted 63% social rent homes and 50% affordable housing - the latter is a slippery concept and viability issues may affect the proportion of affordable homes and their tenure.
Brent was also impressed by Ballymore's approach to social value:
The preferred bidder’s proposals for delivery of social value in response to criteria relating to Empowered Communities is based on their understanding of South Kilburn community’s needs, aspiration and ambition for the regeneration. The response includes the following:
• their 10 year social value strategy alongside a social value action plan for the first two years addressing identified areas of need of the South Kilburn community including Young people, Cost of living crisis, Community capacity building, Community voice and Climate emergency.
• their suggested list of activities, initiatives and events, commitment to resources and demonstration of their skills and expertise alongside their approach to working with the network of South Kilburn VCSE, the council and other institutional and statutory service providers in a complementary manner to address each area of need.
• their suggested mechanisms to measure demonstrable impact through KPIs, quantitative proxies and qualitative assessment to provide a rigorous, professional, transparent and evidence-based reporting framework to measure, monitor and report delivery impact.
• their suggested governance structure to oversee the delivery of social value and how they will ensure a “review, refine and revise” approach to understanding local needs, designing initiatives, monitoring progress and measuring impact.
Meanwhile a resident was not impressed by Brent Council's poor communication regarding the Ballymore appointment itself:
Fun fact. Brent Council directly informed various organisations about this decision. One which it didn't is the South Kilburn Residents Panel, which supposedly had a tiny part in the decision. Surprised? Not in the least.
The name Ballymore may ring a bell with readers. It has come up on this blog as one of the developers of the controversial canalside Ladbroke Grove Sainsbury site that Kensal Green Residents Association have been campaigning against:
https://www.keepkensalgreen.com/ https://wembleymatters.blogspot.com/2023/05/campaign-launched-for-low-rise.html
Six years ago they hit national headlines over allegations that their own employees were writing enthusiastic reviews of the company's developments on Trust Pilot' LINK
More seriously there has been great concern over a series of fires at its luxury New Providence building near Canary Wharf:
New Providence Wharf had everything — until the fires started
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