Please sign the petition to retain Stonebridge’s heritage Victorian villa

 Guest post by Philip Grant in a personal capacity

 

“Altamira”, 1 Morland Gardens, at the corner of Hillside and Brentfield Road.

 

Willesden Local History Society has been campaigning to save the locally-listed Victorian villa, known as “Altamira”, since Brent Council “consulted” on its original plans to demolish it as part of its Morland Gardens redevelopment plans in 2019. I joined the fight in February 2020, with a guest post on “Housing or heritage? Or both?”

 

The battle has been long and hard, but the planning consent which Brent’s Planning Committee gave in 2020 expired at the end of October 2023, without construction beginning on the project. The following month, the Council started a review of its future plans for the former Brent Start site (the college having been moved to a “temporary” home in the former Stonebridge School annexe in 2022, at a cost of around £1.5m).

 

That review was due to last a few months, with proposals then being put to Brent’s Cabinet by Spring or early Summer 2024. Instead, it eventually got tagged onto the redevelopment proposals for Bridge Park, as part of what Brent then started calling its Hillside Corridor project. At the exhibition in November 2024, which began another consultation, this was the conclusion after one year of the Council’s Morland Gardens review:

 

 

By March 2025, a new consultation was launched, asking whether residents agreed that the Morland Gardens site should comprise new Council homes and youth facilities. It did not give any indication of whether Brent intended to retain the heritage Victorian villa as part of that scheme, even though I’m aware that many people had asked for that in their comments as part of the earlier consultation (including me, with detailed proposals on how this could be done!).

 

Now we have found out that the long-awaited new proposals will be put to Brent’s Cabinet at its meeting on 16 June 2025, not as a separate item, but tucked away as part of a report about the future of Bridge Park. In response to this, Willesden Local History Society have launched a petition on the Council’s website:

 

We the undersigned petition the council and its Cabinet, when considering the regeneration of 1 Morland Gardens, as part of the Hillside Corridor proposals, to retain the beautiful and historic locally listed Victorian villa, Altamira, as part of the redevelopment of that site for affordable housing and youth facilities. The 150-year-old landmark building is part of the original estate which gave Stonebridge Park its name, and its sense of place can be an inspiration to local young people who would use it, while there is plenty of space behind the Victorian villa to build a good number of genuinely affordable homes.

SIGN THE PETITION HERE

As I write this, more than 150 people have already signed this online petition, more than enough to ensure that the Society can present its views in support of retaining this important local heritage building at the Cabinet meeting. We can hope that this view adds weight to a recommendation already made by Council Officers, but we won’t know that until the report is published about 10 days before the meeting!

 

From Brent’s Historic Environment Place-making Strategy (Part of the Council’s adopted Local Plan!)

 

At this stage, it is important that as many people as possible from the Brent community sign the petition, to show the strength of feeling that this beautiful and historic building is too valuable to be demolished. The Council’s own planning policies tell them that, but there are some people at the Civic Centre who don’t seem to care about that! If you agree with the petition’s aims, then please sign it, if you haven’t already done so. You can do that here. Thank you.

Philip Grant.

 

 

1 Morland Gardens – hoping the Victorian villa has a Happy New Year! Here's how it could be so.

 Guest post by Philip Grant in a personal capacity

 

“Altamira”, the landmark villa at the entrance to Stonebridge Park, in 1907 and 2023.

 

For 150 years the Italianate-style Victorian villa called “Altamira” has stood at the entrance to an estate which gave the name Stonebridge Park to the surrounding area. Five years ago, Brent’s Cabinet approved plans which should have seen it demolished by now, even though it is a locally listed heritage asset in good condition. But it is still standing, and has the chance for a secure future as a community facility, as part of new redevelopment plans for the site.

 

The Council’s future options for its Morland Gardens property have been under review since November 2023, but with little progress on display when the public were asked for their input at the Bridge Park / Hillside Corridor exhibition on 28 and 30 November 2024. The consultation exercise launched then is still ongoing, but ends on Monday 6 January, so you still have time to express your views.

 

The consultation questionnaire for Morland Gardens was mainly a tick-box list of possible community facilities you would like to see provided, along with new Council homes on the site. That was not enough for my comments and suggestions, and I have submitted the detailed document which I hope that Martin can include at the end of this article.

 

 

The plan above is at the heart of my proposals, showing what I believe is a sensible outline redevelopment suggestion for the site, including the retained Victorian villa as the community facility and a housing layout which would provide around 27 Council homes, 25 of them as two, three or four bedroom properties to rent for local families with children. (It wasn’t until after I had finished preparing this plan that the lyric, ‘Little boxes on a Hillside’, flashed into my mind!) You can find further details of this suggested layout in section 3 of the document.

 

As well as sending my document to the agency handling the consultation, and the Council Officer in charge of the Morland Gardens review, I sent a copy to the Stonebridge Ward councillors. I invited their support for my suggestions, if they believed they were a sensible way forward for the site. I also reminded them of what Cllr. Aden had said, on their behalf, at the August 2020 Planning Committee meeting (which was ignored by the five councillors who voted to approve the Council’s flawed, and now failed, original Morland Gardens plans).

 

Extract from the minutes of the August 2020 Planning Committee meeting for application 20/0345.

 

My December 2024 proposals are for a redevelopment that would be very much in line with the wishes of the then Stonebridge Ward councillors (two of whom are still the same). I was pleased to receive an early reply from one of the councillors, although a little surprised that he did not appear to be aware that Brent Council have been reviewing its future plans for Morland Gardens since November 2023, or that it was part of the “Bridge Park” consultation!

 

While not expressing a view either way on my suggestions, he has indicated that the Council do need to hear from local people about what they want to see provided at Morland Gardens as part of the consultation. Copying in a fellow Ward councillor, he finished with the words: ‘As representatives of the community, we are here to represent the wishes of the wider community, so I believe all options will be considered.’

 

If you want the Council to consider your wishes for the Morland Gardens site, please send them, by next Monday 6 January, by email to: bridgepark@four.agency , with a copy to: neil.martin@brent.gov.uk . If you have read the document below (or at least section 3 of it), please feel free to mention it, and say whether you agree with my suggestions.

 

Philip Grant. 

 

Morland Gardens – now there is a real chance to save the Victorian villa!

 Guest post by local historian Philip Grant in a personal capacity

The Victorian villa, “Altamira” and community garden, at the corner of Hillside and Brentfield Road.

 

My first guest post about the 1870s Italianate-style Victorian villa at 1 Morland Gardens, in February 2020 (!), asked “Housing or Heritage? Or both?” Now BOTH is a real possibility again, following the exhibition and its subsequent consultation on Bridge Park and the Hillside Corridor (see Martin’s recent post for details).

 

If you are interested in the chance to save this beautiful and historically important local landmark, and see it put to good use for future generations of local residents to enjoy, please read on. I will outline the current position, and how you can help, in this latest guest post (there will be “links” to earlier ones, if you would like more information).

 

The Council’s original plans for redeveloping 1 Morland Gardens, which had been the home of Brent’s adult education college since the 1990s, were approved by the Cabinet in January 2020, and then by five (out of eight) members of the Planning Committee later in the year. They included demolishing the locally-listed heritage building (against national and Brent planning policies) and building over the community garden outside the property, which the Council had no legal right to do, and would have breached its air quality and climate change policies.

 

The project failed, after the Council’s planning consent expired at the end of October 2023, without construction work having begun. Since November 2023, Brent Council have been carrying out a review of their future plans for the Morland Gardens site, after the Brent Start college was moved out to a “temporary” home (meant to be for just two years while the redevelopment was carried out). One year on, I would have expected the Council’s ‘outline proposals’ from this review, which were unveiled as part of the Bridge Park and Hillside Corridor exhibition on 28 November, to be more than this:

 

‘This site, formerly Brent Start’s home before they moved to Twybridge Way, is going to be redeveloped. The Council plans to build new council homes and community facilities here. We want to hear what you think is needed.’

           The entire Morland Gardens section from the exhibition.

I had a good conversation at the exhibition with Brent’s Head of Capital Delivery. One thing he made clear was that site for the new proposals, following the consultation, would only be for within the 1 Morland Gardens boundary. They no longer plan to build on the community garden land outside ('we have learned some lessons from last time').

 

The plans for Brent’s new leisure centre building at Bridge Park show that the new Brent Start college, and the affordable workspace, which were going to be at Morland Gardens under the Council’s failed 2020 scheme, will be at Bridge Park instead. This means that they do not have to be part of the future plans for the 1 Morland Gardens site.

 

A section drawing through Brent’s proposed new Bridge Park building, from the exhibition.

 

It is ironic that Brent are now proposing to rehome Brent Start on the Bridge Park site, as that is what I suggested in October 2021, before they moved the college out of Morland Gardens. That suggestion was made in correspondence with Stonebridge Ward councillors, with a copy to the Cabinet members and Council Officers involved. It would have allowed Brent to go ahead with its Stonebridge Phase 2 housing scheme at Twybridge Way, which received planning consent in May 2020.

 

I repeated that suggestion to Brent Council’s Leader in an email of 19 January 2022, sending the text of this comment I had made under Martin’s blog “Muhammed Butt hails High Court's Bridge Park Appeal ruling”, reporting the Court’s decision and Cllr. Butt’s reaction to it:

 

‘This decision means that the development of the long-blighted Unisys building can also go ahead.

 

That would give Brent the opportunity to work with the developer, to include in the redevelopment scheme the modern college facilities that Brent Start Adult College needs, paid for by the £15m of CIL money which the Council has set aside for that.

 

The new college on that site would be ideally placed, next door to 'the fantastic new leisure and employment centre that local people need and deserve' at Bridge Park.

 

Building the new college facility there would mean only one disruptive move for the college, rather than a move into temporary accommodation in the "Stonebridge Annexe" building at Twybridge Way, then back again to Morland Gardens after two or more years.

 

A decision to pursue the "Unisys" option for the college would immediately free-up the Twybridge Way site for Phase 2 of Brent's Stonebridge Housing scheme, including family houses and much-needed New Accommodation for Independent Living flats.

 

It would also mean that the locally listed Victorian villa at 1 Morland Gardens would not need to be demolished, but could be sympathetically incorporated into a new housing scheme on that site, once the college had moved to its new facilities.

 

That looks like a win/win/win situation, and should be quickly and seriously considered.’

 

The exchange of emails is recorded in full in the comments under that article (which some might find interesting reading!). The first response to my suggestion was from Cllr. Muhammed Butt: ‘Morland Gardens is not part of the work around Bridge Park and will continue to progress in its current form separately to Bridge Park.’

 

The last response was from Brent’s then Director of Regeneration on the Leader’s behalf: ‘The proposed developments at Morland Gardens and Bridge Park will continue as planned. There will be no changes to the proposed re-development at Morland Gardens as a result.’ My “final word” to the Director on 31 January 2022 was: ‘If (or when) your proposed [Morland Gardens] redevelopment comes to nothing, the Council won't be able claim that it was not warned of the mistakes it had made, and the risks it had decided to take.’

 

If only they had listened! It would have saved several wasted years and millions of pounds of Brent Council money! But, to quote the words of a song, ‘they would not listen, they did not know how, perhaps they’ll listen now.’

 

“The Starry Night” by Vincent van Gogh, which inspired the song, (Image from the internet)

 

I was assured at the exhibition that the Council still has an open mind on whether to retain the Victorian villa as part of the new redevelopment proposals. Officers will await the outcome of the consultation process before drawing up their recommendations for Morland Gardens. I am as sceptical as many of you will be about Brent Council “consultations” (‘they would not listen, they’re not listening still, perhaps they never will’), but I hope, and believe, there is a real chance that a strong show of support for retaining the Victorian villa would swing the decision that way.

 

Brent Council’s stated policy on valuing heritage assets. (From a supporting document to the Local Plan)

 

That is why I am asking for your help, please. If you agree that this important heritage asset should not be ‘lost forever to the community and future generations’, and that it should ‘be used for regeneration and place-making purposes’, please share that view as part of the consultation exercise. Please do that as soon as you can, and definitely before 6 January 2025.

 

There is an online consultation, but that is mainly about Bridge Park, with a few tick box options for possible Morland Gardens facilities at the end of the long survey form. If you are responding to the survey on the Bridge Park proposals, you could give your views on keeping the Victorian villa in the “other” box at the end of this Morland Gardens section:

 

The Morland Gardens section of the online survey form.

 

To be sure that your views reach the decision makers, I’d suggest instead that you send your views, including that the heritage building should be retained, in an email headed “Morland Gardens consultation” to: bridgepark@four.agency , with a copy to: neil.martin@brent.gov.uk  

 

Thank you!

 

Philip Grant

UPDATED: Bridge Park consultation exhibition boards published. Unisys, Bridge Park, Morland Gardens, Twybridge Way, Roy Smith House, Bernard Shaw House are all affected. Second public consultation tomorrow 10am to 2pm

 The Unisys site

 

The boards for the Stonebridge/Bridge Park/Unisys/Morland Gardens development have been published today to coincide with the first public consultation:

Brent Start, Twybridge Way, London NW10 0ST on Thursday 28 November, from 3 to 7pm or Saturday 30 November, from 10am to 2pm (Note Saturday is a Wembley Event Day - England v USA).

 The Unisys site would provide more than 1,000 homes (tenure to be decided), a hotel and commercial premises. It appears that the current twin Unisys buildings on the site will be demolished.

Interesting it is now proposal to move Brent Start to Bridge Park rather than Morland Gardens as first proposed. The plans are for new council homes and community facilities here. It is not clear that this means the Altamira Victorian house will be saved from demolition as previously proposed. 

The online consultation can be found HERE. Please note this is much more than a consultation just about Bridge Park. The Hillside Regenration Corridor includes Unisys, Twybridge Way, Morland Gardens, Roy Smith House and Bernard Shaw House as can be seen below.

 

This is a portion of one board that points to 'High Level Views' - unfortunately the image leaves out 32 storey Stonebridge Place and 24 storey Argenta House next to 'The Wem'. You would have to be pretty high yourself to see past those blocks. In fact the two blocks in the corner of the Unisys Site (North Circular and Harrow Road) are 32 and 34 storeys high. The hotel on Harrow Road itself will be 16 storeys high.

Planned  new developments below with Argenta House in black. Stonebridge Park station is white roof in bottom left corner.

Below are some of the exhibition boards for you to review before responding to the consultation or visiting the exhibitions inperson and discussing with staff there.

Click right bottom X for whole page view. 

Bottom right to download a copy.

 

ONLINE CONSULTATION

UPDATE

I went to the exhibition yesterday and chatted to some of the architects and the developer but most importantly some of the local people who had dropped into the session.

The architects were proud of the work that had gone into the planning of the greens spaces and gardens that address flooding  and run off potential on the site. The site historically included an oxbow, a loop, in the River Brent to the south of what is now the North Circular over which was a stone bridge. The river was rerouted so it flows alongside the North Circular and is joined by the Wembley Brook at Argenta House. Place names on the south side give a clue to water courses in the area: Brentfield, Conduit Way, Miitchell Brook, Sladebrook and the canal feeder.

Bridge Park Leisure Centre is currently in the centre of the site but will be tucked into the southern corner under the current plans.  Residents were concerned that there was no car parking allocated or space for a coach to park to let off  parties of school children using the planned swimming pool.

The Morland Gardens site is earmarked for a community space and homes but there was no detail except that the Memorial Garden will no longer be built on and Brent Start adult education will not be housed there. The future of the Altamira Victorian villa appears to be subject to further discussion.

The plans showed Brent Start on 3 floors beneath a residential tower adjoined to the Leisure Centre and concerns were voiced that this would be insufficient for its needs.

 

There was inevitable scepticism about the proposals given the history and this was particularly true of the 1,000 new homes promised for the Unisys site. There were no details regarding tenure and one local insisted (without much hope) that they should be council or social rent homes.

The Unisys site is to be developed by Stonebridge Real Estate Development Ltd, owned by General Mediterraean Holdings. GMH were there (though their badges said GHM) and were a rather isolated group.  I was interested in the financial viability of the development with an eye on the inevitable viability assessment that would reduce the amount of affordable housing on site. They did not want to discuss the financial position of Stonebridge Real Estate but assured me that GMH had plenty of money if there were any problems.

GMH is registered in Luxembourg and has an interesting history. See LINK

 

Brent Council Developments Update: Pre-planning consultation for new Bridge Park Centre by end of year. 1 Morland Gardens still under review.

The Bridge Park Unisys Site

 

The development site

From 2013 Indicative Plan Above and Council note below

Appendix 2 Indicative Development Proposals

Note that this scheme is only an illustration showing how 512 residential units could be accommodated on site and any planning application may arrange these units in a different way. Alternatively if this number of units are not secured then the land value will reduce accordingly as set out in the main report. The sports hall is illustrated by the block to the right of the illustration. It is very likely that the residential development next to the sports centre would need to be re-located to allow for parking for the sports centre to be accommodated. TheUnisys buildings are the two curved buildings to the top of the illustrations.

 After the community's fight for Bridge Park ownership, eventually won by Brent Council, and various concerns over the company with overall control of the Unisys part of the site, Great Mediterranean, registered in Luxembourg, I lodged a question with Brent Council for next week's Full Council.

The Unisys site is currently in the hands of Stonebrudge Real Estate Developers Ltd LINK a subsidiary of General Mediterranean Holdings. The valuation of their property reduced its value from £36m on January 1st 2022 to £29.5m on December 31st 2022. There are two  unremunerated directors and no staff.

 

Question from Martin Francis to Councillor Tatler (Cabinet Member for Regeneration, Planning & Growth)

 

In relation to progress on the delivery of various regeneration schemes across the borough, please could the Cabinet Member for Regeneration, Planning and Growth:

 

(1) Provide an update on the plans for the Bridge Park, Technology House, car breakers and Unisys site in Stonebridge noting that the Unisys building has been unused for 26 years. See 2013 Decision: https://democracy.brent.gov.uk/ieDecisionDetails.aspx?AIId=9146

 

(2) In respect of (1) above:

 

(a) Confirm whether Brent Council remains in a relationship with General Mediterranean Holdings as a partner, joint developer or otherwise in this development.

(b) Provide a timeline for the development of a new sports centre, housing and hotel on the site including planning permission and completion.

(3) Also provide an update on the plans and timeline for the development, including housing and adult college, at Altamira, 1 Morland Gardens, Stonebridge, NW10

 

Response:

 

(1)& (2) Bridge Park Update

 

Brent Council and General Mediterranean Holdings (GMH) exchanged the Bridge Park Conditional Land Sale Agreement (CLSA) in June 2017. Therefore, the Council is in a contractual relationship with GMH as its developer partner for the Bridge Park site.

 

Completion of the CLSA is subject to the following 4 conditions:

 

1. Vacant Possession

2. Trust Claim Condition

3. Financial Viability

4. Planning

 

Brent Council completed the Vacant Possession and Trust Claim conditions and is progressing delivery against the two outstanding conditions (Financial Viability and Planning) to enable CLSA completion.

 

A target milestone plan has been outlined below for the New Bridge Park Centre, and this is based on current information so may be subject to change based on progress against each milestone:

 

 Complete RIBA 2 - Concept Design Fix: Autumn 2024

 Complete Pre-Planning Resident Consultation: Winter 2025

 Complete RIBA 3 Spatial Co-ordination Design Fix: Spring 2025

 Submit Planning Application: Summer 2025

 Contractor Procurement: Autumn 2025

 Complete RIBA 4 – Technical Design Fix: Spring 2026

 Complete RIBA 5 – Commence on-site Construction: Summer 2026 –

Summer 2028 (assuming 24-month construction programme)

 

The immediate priority is to progress scheme plans for a pre-planning resident consultation towards the end of 2024, which will include the latest New Bridge Park Centre Bridge (sic) proposals and target dates for planning submission, planning determination and on-site delivery.

 

 1 Morland Gardens (Altamira Italianate Villa)

(3) Morland Gardens Update

 

The Council is reviewing its options and proposals for the Morland Gardens site. Once the Council has completed its review, officers intend on providing an update to the public later this year.

In parallel with this review, the Council is continuing to monitor the condition of the Altamira building so it remains structurally safe.

 

1 Morland Gardens – now a TV drama location!

 Guest post by Philip Grant in a personal capacity

 

Wreaths on the front door – but not for Altamira’s funeral!

 

Back in March I asked ‘Is Brent Council busy doing nothing?’ over “Altamira”, Brent’s heritage Victorian villa at 1 Morland Gardens. It appears that, six months after the Council accepted that its planning consent to demolish the building and had expired, it has still not completed the review of what to do with it next.

 

But when I was passing the site on Tuesday 7 May, I saw that it was a hive of activity. What is more, there were two new signs on either side of the entrance. The building had now become the Bakedwell Nursing Home!

 

One of the Bakedwell Nursing Home signs at 1 Morland Gardens, 7 May 2024.

 

The former college, which the Council specially restored and converted the building to be for Brent Adult and Community Education Service (now Brent Start) in the 1990s, might make a good nursing home, but this was not a real one. The beautiful Victorian building, which has been unoccupied since January 2023, had been chosen as a location for scenes in a TV drama!

 

There were marshals to keep onlookers at bay while a large cast and crew prepared for and filmed a crowd scene in the courtyard of the building. It was hot in the bright sunshine, but some of the cast members were wearing winter coats and woolly hats. Why? They were filming a Christmas episode, complete with Christmas trees (and holly wreaths on the front door).

 

Cast and crew, in between filming scenes for a TV drama.

 

I’m glad that 1 Morland Gardens is being put to some use, and presumably bringing in a fee to Brent Council for its use as a location for filming. I hope that they will use that income to repair the edges of the roof, before any more damage is done to the fabric of the Victorian villa by the Council’s neglect of this locally listed heritage building.

 

What TV drama were they filming? I don’t know, but if anyone has an idea which TV show might include a “Bakedwell Nursing Home” in its Christmas programme, please add a comment below!

Philip Grant.