Brent Community Land Trust shows what community-centred planning and development can do. Impressive proposals outlined for Brentfield Road

 

 

Plans for a new development in Brentfield Road have been lodged with Brent Planning. It is a small Brent development by tower blocks standards and aimed at single people,  but it has revolutionary potential as Brent families and indivuals continue to be locked out of new housing in the borough. Can the approach be expanded to include family housing?

 

The site outlined in red

 

The plans are submitted by Brent Community Land Trust, dedicated band of volunteers who have a different approach to development compared with the usual developers. Home grown, based in the borough, committed to community participation, and wanting to address the housing needs of local people.

 

Extract from the Design and Access Statement for Planning Reference 26/0315

 

Brent Community Land Trust

 

Brent CLT is an independent, not for profit organisation, led by volunteers who live, work or have a connection to Brent. It was established to create genuinely affordable housing with and for the Brent community. Brent CLT was established in 2020 in response to the lack of local affordable housing identified in the Harlesden Neighbourhood Plan, which included a commitment to explore community-led housing locally. Brent CLT identified a first development site in collaboration with Brent Council and has developed a functional brief through a series of capacity studies and community workshops.

 

The Brentfield Road Scheme creates a distinct and much needed opportunity for local people by developing a community led response to increase housing supply with a scheme that is designed specifically for single adults on low incomes. This includes individuals who may be; currently living in temporary accommodation such as local hostels but ready to live independently; those on the council waiting list; or living in overcrowded accommodation with their parent(s) or guardians; and those who cannot access private renteaccommodation, whether due to affordability, lack of tenancy history, or inability to provide a deposit, rent in advance and/or agent’s fees. The design and density of the proposed development allows the scheme to keep rents and service charges below the relevant Local Housing Allowance and more akin to London Affordable Rent, as defined by the GLA.

 

The site is particularly suited to this client group as prior to offering the site to Brent CLT, the council commissioned a feasibility which showed that the site is not suitable for family sized units.

 

Funding

 

London Borough of Brent has resolved to make the land available to Brent CLT at nil or notional cost subject to conditions being met. The scheme will be in receipt of GLA funding for at least 50% with the remaining funded through borrowing.

 

The Brief

The key elements of the brief are as follows;

 

• The target market for the development is single people who may find it difficult to access self-contained accommodation due to cost or availability. Therefore the brief is for a development with 1Bedroom1Person units sized at 37sqm.

 

• A communal space is to be provided. This will provide shared amenity for residents. Use will be decided through engagement with the local community and potential residents.

 

• The development will be car-free.

 

• The ambition is to build quality, beautiful homes and thriving communities that will leave a lasting legacy in Brent.

 

In addition: The proposals provide a 100% affordable scheme, exceeding the targets set out within the Brent Local  Plan and London Plan (2021). Furthermore, the proposals are to be set at 100% social rent levels, exceeding the tenure mix targets in respect of social rented accommodation set out within the London Plan (2021) and the Brent Local Plan (2022).

 

Given the size of the site Biodiversity Net Gain will have to be provided off-site but an effort has been made for some small greens paces witin the develpment. Similarly amenity space is limited:

 

Ground floor green space

 

 

The walkway on upper floors are provided with benches to encourage social interaction 

 

A communal space is provided and its exact use left  to consultation with the tenants
 

 The proposed building on Brentfield Road

As with all developments there are issues to be resolved including loss of light to nearby homes but as the first attempt by volunteers in the Brent CLT  it is impressive, particularly in their attempts to gain participation by local people at a very early stage in the planning.

So far there is only one comment on the Brent Planning Portal:

I am writing in support of this application and wish to highlight the significant role the proposed development will play in addressing homelessness and housing insecurity in Brent.

Brent continues to experience extremely high levels of housing need, with many households living in temporary accommodation or facing the risk of homelessness. One of the core aims of this scheme is to provide 19 high-quality, secure, and genuinely affordable homes that will offer long-term stability for residents who are currently unable to access suitable housing.

Community Land Trust (CLT) homes are permanently affordable by design, as they are held in community stewardship and linked to local incomes rather than market values. This ensures that these homes remain accessible to those who need them most-both now and for future generations. By delivering housing at social-rent-equivalent levels (or other sub-market tenure depending on agreement), the development helps prevent homelessness by giving residents a stable, long-term and affordable home within their own community.

In addition, the inclusion of communal spaces and shared gardens will help create a supportive environment, enabling residents-particularly those who may previously have experienced housing instability-to build community connections, improve wellbeing, and maintain stable tenancies.

This scheme directly supports Brent's wider strategic objectives around homelessness prevention, affordable housing delivery, and community-led regeneration. It transforms underused garage land into much-needed homes that will be owned and managed for the benefit of local people.

For these reasons, I strongly support this application and believe it represents an important, socially-responsible step in addressing homelessness and housing need in the borough.

 

 PLANNING PORTAL DETAILS

Planning – Planning Application Documents

26/0315 | Demolition of existing garages and redevelopment to provide a part three and part four-storey building comprising 19 residential units (Use Class C3) with ancillary communal room, communal gardens, landscaping, cycle parking and stores and all other associated ancillary works | Garages rear of 8-12 Stonebridge Park, Brentfield Road, London LINK

Brent Cabinet to approve Islamia Primary School move to Brentfield Road site from 1st September 2027

 

It is more than 5 years since Yusuf Islam (AKA Cat Stevens) gave Islamia Primary School and Brent Council notice of eviction. The search has been on for a new site ever since with the South Kilburn site earmarked for a merged Carlton Vale Infants and Kilburn Park Junior rejected by Brent Council  and Strathcona vacated by Roe Green Primary, rejected by Islamia parents,

 

 

Following the decision to close the Leopold Primary Brentfield Road site I suggested in a Wembley Matters article LINK that this might be suitable for Islamia, the only state-funded Muslim School in the borough. 

 

 

In November 2024 Gwen Grahl, lead member for schools, responded to my question at Full Council pursuing that possibility by saying:

 

As set out in the refreshed School Place Planning Strategy 2024-2028, agreed by Cabinet on 12 November 2024, consideration will be given to opportunities to use any spare capacity within the primary school sector to expand provision for children with Special Educational Needs and Disabilities, given the increasing need across the borough.

 

The Gwenneth Rickus site of Leopold Primary School will continue to be used for mainstream primary provision until September 2027 and the Council has not determined the future use of the site, that could also include provision for SEND.

 

Now next week's Cabinet, after a formal consultation is set to approve a recommendation that Islamia Primary School transfer to Leopold's Gwenneth Rickus site from 1st September 2027. The Islam Yusuf Foundation (IYS) has extended the eviction period to enable this to happen. The Leopold site will be transferred to IYS, despite the eviction order:

 

[The IYS] would be required to hold the site for the benefit of the Islamia Primary School. Further details in terms of ownership would be set out in a Trust Deed. This would ensure that the primary school would be protected from eviction in future.

 

The Strathcona site would be used for SEND provision.

 

It appears likely that the present Islamia site in Queens Park will be used to expand IYF's private secondary schools. 

 

A majority of respondents rejected the Leopold proposal at the informal consultation stage, but Brent Council reports the result of the statutory consultation as the basis for going ahead with the move:

 

56 responses were submitted to the Brent Have Your Say consultation portal, 6 responses were submitted directly to the school and one response was handed in to the Civic Centre.

 

50 responses were fully supportive of the proposal. 13 respondents either opposed the relocation or raised concerns about it. Of these, 7 were explicitly opposed or objected to the proposal, while 6 were generally supportive but raised concerns regarding the relocation without explicitly opposing or objecting to the proposal.

 

Three local primary schools had raised concerns that the relocation would put further pressure on them at a time of falling schools rolls. 

 

Concerns were raised about journey times, lack of public transport and other issues that are dealt with in the full Cabinet paper HERE.

 

The Equality Impact Assessment LINK  addresses areas likely to be of interest to readers. Here are some key points:

 

AGE

 

The relocation of Islamia Primary School to the Brentfield Road site would ensure that children are taught in a suitable provision setting which will benefit all pupils in the school. Currently pupils are taught in split-site accommodation on the Salusbury Road site and in classrooms in Winkworth Hall, a building leased from the Council.

 

The proposed site would offer improved indoor and outdoor facilities on a single site which would enhance the children’s learning experience and would support the school to sustain a good quality of education for pupils. Being on one site will also allow for improved use of resources, ensuring budgets are used effectively to enhance learning opportunities and experiences for all children.

 

Information will be provided in the Council’s Starting Primary School September 2027 brochure (published September 2026) to advise potential applicants of the planned relocation of the school so that parents are aware before they apply for a school place.

 

DISABILITY

 

The proportion of children at Islamia Primary School with an EHCP is 2.4% compared to 4.0% across schools in Primary Planning Area 4, the planning area within which the school is proposed to be located.

 

The proportion of children at Islamia Primary School receiving SEN Support is 16.5% compared to 18.6% across Planning Area 4.

 

The proposal will not disproportionately impact any person on the basis of special education need or disability. The new site will provide better facilities for all pupils, including those with SEND. It will allow all pupils to be educated together on one site (rather than the current split-site arrangement), supporting the school’s inclusive ethos.

 

Children with an EHCP (Education, Health and Care Plan) who transfer to the new site will be able to make an application for transport assistance if they meet the eligibility criteria.

 

RACE

 

The top ethnic groups attending Islamia Primary School (Black African 38.8%, Any other ethnic group 30.6%, and Pakistani 13.4%) are similar to those of schools in Primary Planning Area 4 (Black – African 27.1%, Any other ethnic group 18.9%).

 

It is not considered that relocating the school would have a negative impact on the basis of race

 

RELIGION

 

Islamia Primary School is the only Muslim faith school in Brent. Relocation to the proposed site will ensure the long-term future of the school, ensuring diversity of provision across the Brent educational landscape.

 

There are both denominational and non-denominational schools with spare places in Primary Planning Area 4 where the new site is located, so relocating the school to the area will not impact on local choice for parents and carers.

 

Consideration has been given to community cohesion concerns in the context of moving Islamia Primary School to a site near to the Neasden Temple. The area where the site is located is diverse, reflecting Brent’s mixed communities. Within the context of Brent’s diversity, the Local Authority works proactively with communities to address any community cohesion concerns. Supported by the Council, the Brent Multi-faith Forum also works to develop understanding and shared belonging through bringing communities together.

 

The YIF, and its schools, have a track record of interfaith work, including representation at the former London Interfaith Centre for a number of years, working with the former Three Faiths Forum (now called, The Faith and Belief Forum), hosting the launch of Nisa-Nashim, a Jewish and Muslim women’s network, some recent discussions with representatives of the Brent Multi-Faith Forum, participating in borough-wide interfaith walks and other activities.

 

If the relocation to the Gwenneth Rickus site proceeds, the YIF has indicated it would be supportive of working with the local community to ensure that local considerations are reflected in the school’s decision-making processes. This might include, for example, exploring options for local representation on the Governing Board and, through its broader activities, creating space for dialogue via a forum that brings together faith representatives, community groups, residents and council members to consider inclusive engagement and to explore, with the Governing Board, how the site might also support wider community benefit.

Cllr Tariq Dar circulated a jubilant message that assumed (rightly given the rubber-stamping role of Cabinet) that Brent Cabinet would approve the recommendation:

Fantastic News – Islamia School Brent is Saved
Cllr Tariq Dar MBE

Islamia Primary School, founded in 1983 by Brother Yusuf Islam, grew from a small nursery into the first Muslim school in Britain to receive state funding, following the Parents’ Campaign for Voluntary Aided Status in 1984.

After years of uncertainty, Alhamdulillah, the school has been saved and will relocate to the Gwenneth Rickus building (formerly Leopold Primary School), 242–250 Brentfield Road, London, NW10 8HE.

Our heartfelt thanks go to the Leader of Brent, Cllr Muhammad Butt, Cllr Grahl (Cabinet Member), council officers, councillors, staff, governors, parents, and the community for their tireless efforts.

Massive thanks all around — Alhamdulillah, Islamia’s future is secured.

Cllr Tariq Dar MBE
Chairman, Islamia School Parents Campaign for Voluntary Aided Status 1984

 

 

 

 

 

Brent Cabinet approves recommendations on statutory process to consult on Islamia Primary move to Brentfield Road site.

A report to Brent Cabinet this morning set out the statutory consultation process that the Governing Board of Islamia Primary School would need to follow to undertake consultation on a proposal to relocate to the Gwenneth Rickus site in 2027.

Officers recommended that Cabinet:

·      notes the historical context and background set out in this report.

·      notes that the Yusuf Islam Foundation (YIF) has issued eviction notices to its Voluntary Aided Islamia Primary School and that the future options for the school are for the school to either relocate or close.

·      notes the proposal to relocate Islamia Primary School to the Gwenneth Rickus site as a 2FE school, subject to statutory consultation.

·      notes that the Governing Board would be responsible for making this proposal through statutory consultation, with Cabinet the final decision-maker.

·      notes that if the school relocated to the Gwenneth Rickus site, the site could be transferred into the name of the YIF, who would be required to hold the site for the benefit of the Islamia Primary School. Further details in terms of ownership would be set out in a Trust Deed. This would ensure that the primary school would be protected from eviction in future.

The proposed site in Brentfield Road, near the Swaminarayan Mandir, is currently occupied by Leopold Primary School, which is based on two sites, Harlesden and Brentfield Road. The latter is due to close with all children to be accommodated on the Harlesden site. Previously the site was used by Brent Teachers Centre and before that, Sladebrook School.

As set out above, the site would no longer belong to Brent Council.

Cllr Gwen Grahl, Lead Member, said the proposal was the only alternative to closure for this popular and effective school. It was a 'realistic and viable' option that would protect the school from eviction threats.

The school's sibling policy and borough wide catchment would remain in place.

Cllr Muhammed Butt, Leader of the Council, said that since he began as a councillor in 2006, there had been issues with Islamia because it existed on two sites with pupils having to cross a busy road during the school day, 'Now they will have a place that they can call home.'

 A legal paper on the proposal was withheld from publication.

The Cabinet Paper is available HERE

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.