Why Busy Rascals need space in any new development on the Queensbury site

Sharmine Choudhary-Tse of the community group Busy Rascals gave evidence on the last day of the Queensbury Public Inquiry at Brent Civic Centre yesterday.

In a powerful statement Sharmine told the planning inspector how the group had begun in response to a need to provide activities for the children of parents who were often socially isolated.  It not only provided children's activities but addressed  mental health problems associated with isolation by putting in place a supportive network where the problems as well as the joys of parenting can be discussed.

Busy Rascals provides dance and music classes for children as well as classes and information for adults. Ian Elliott, who has been speaking for Save the Queensbury at the public inquiry was himself a user of the service and Sharmine praised his support - without it Busy Rascals would not exist.

The group has won numerous awards for its work and any profit from money paid for classes is invested back into the provision.

Although Busy Rascals had spoken to the developer they had received nothing in writing assuring them that space in the new development would definitely be allocated to them. Such an assurance was needed for peace of mind. The developer had undertaken to undertake 'best endeavours' to provide an alternative space ,should the appeal succeed, while the redevelopment took place.

The QC for the appellant was at pains to point out that the new development would provide a bigger indoor space and an outdoor space superior to present provision. He also said the developer would pay any rent etc payable on the interim space.

I asked  a question from the floor on whether rent would be payable on the community space in the new development, particularly as it had been suggested that other community groups could use it as well as Busy Rascals. The inquiry adjourned so the QC could consult with his client on the issue.

I had to leave but closing statements followed from both sides and in the afternoon the Planning Inspector visited the site with the parties.

Queensbury Pub in Willesden Green Saved

Crowds turn out to save the Queensbury Pub

Young people make their view known

 Members of the Brent Planning Committee were left in no doubt how much local people value the Queensbury Pub whene they were greeted be a great crowd on their site visit this morning.

Local people expressed concerns at losing a pub which provides a social hub for the area which is safe for women to visit on their own and a base for the Busy Rascals pre-school group and the National Childbirth Trust. Tom Miller, a prospective Labour candidate in the local elections, said it was a valued meeting place for young professionals like himself to meet.

Alex Colas of Make Willesden Green

Alex Colas, the independent Make Willesden Green candidate, asked searching questions about the lack of affordable housing in the developer's plans. Only 18% of the proposed housing would be affordable against the recommended 50% and he demanded to know why the Council had not insisted on more. He was told that it was a matter of financial viability.  Around the corner Brent Labour were campaigning outside Sainsbury's on the housing crisis.

 

Other residents focused on the proposed 10 storey block and how it would not fit in with the townscape and completely contradicted the Conservation Area status of its surroundings. One resident said, 'If I wanted to paint my house red you wouldn't allow it but you allow this monstrosity to be put up!'

Concern was also expressed about the provision of interim accommodation for Busy Rascals with recent proposals dismissed as cosmetic.

The decision about the future of the Queensbury will be made at the Planning Committee meeting which takes place at 7pm at Brent Civic Centre (directions here) on March 12th . Again your presence is needed.

Anyone wanting to travel together to the Planning Committee meeting on 12th March should meet at Willesden Green station at 6.15pm.

Applications to speak on the issue at the Planning Committee should be made to:
Joe Kwateng, Democratic Services Officer  020 8937 1354020 8937 1354, Email: joe.kwateng@brent.gov.uk

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4,000 petitioners demand that the Queensbury Pub be saved for the community

Busy Rascals Mums and toddlers wait to present the petition

Local residents, especially parents from the Busy Rascals group, came along in strength this week, to present a 4,000 plus petition to Cllr Michael Pavey to save the Queensbury Pub from developers. Pavey is Brent Executive member for children and families so may seem a strange choice, but that is because the Queensbury is no ordinary pub - it is now recognised as an 'asset of community value' not just as an exellent pub but as the base for Busy Rascals, a parent and toddler group and National Childbirth Trust meetings.

Pavey received the petition, not in his official role, but as a councillor committed to the interests of children. Independent Make Willesden Green Candidate, Alex Colas (on the left of Michael Pavey) was there to show his support, as was I for the Greens and there were several prospective Labour Party councillors present, but the real message was that this was a non-politically aligned community campaign that intends to fight on for the common good.

Willesden Green has lost too much in the last year or so and cannot afford to lose any more community assets. The Queensbury campaign deserves all our support.

Queensbury revised application pros and cons

Fairview's new planning application contains space for a pub or wine bar as well as for community use. The latter details are set out in this statement LINK and Busy Rascals (and any sub groups) are named. A minimum of 15 hours weekly is given and rents will be comparable to similar local facilities. The table below shows the amount of non-residential floor space.

The level of affordable housing in the development is tiny (14% of the total housing) and appears to be little more than a gesture. It is set out in the application LINK

Here is the table indicating the floor space:

Campaigners will need to consider whether this revised planning application meets the aims of their campaign. On the one hand there will be a public house or wine bar on the site, although its precise size will need to be looked at, and some community use is retained. On the other hand the original building will be lost and there will be ten storey block/s and very little social housing.

Brent Council refuse to recognise the community value of the Queensbury Pub

Guest blog from the Save the QueensburyGroup. It really does seem to be The People against The Developers (Kensal Rise Library, Willesden Green Library, Queensbury Pub) with Brent Council unable or unwilling to stand up for local people - and seemingly subservient to the developers.

The Save The Queensbury group is very disappointed that the pub has not been added to Brent Council’s list of Assets of Community Value. Our nomination (via the NW2 Residents Association) was refused following a 15 page letter from the Fairview Homes law firm to Brent Council and we are now considering whether to try for a third time.

We are disappointed that Brent Council did not recognise and agree that the site of the pub has been an important resource in our community since 1925. The regulations on ACVs ask whether a property has community use currently or at any time in the recent past. We were confident that because the building has been a social club between 1925-2012 and a pub since 2000 it would reasonably meet that criteria. After all many pubs already listed elsewhere are actually closed, often by developers who want to build flats. This is precisely why these regulations were introduced.

We are also disappointed that Brent Council did not agree that the Busy Rascals activities for toddlers and the National Childbirth Trust meetings for parents both reflect the pub’s place in the community. Fairview argued that this is not a normal use of a pub, claiming it actually contravened the pub’s lease and sought to discount it for ACV purposes. Brent council seem to agree. Let’s remember that Fairview have strenuously and persistently sought to undermine Busy Rascals and the pub, at every turn.

Aside from current use, there is also a test as to the future use of a building over the next five years. We argued that the pub has a lease until 2017 so it’s a no-brainer? We also stated that there is no permission for anything other than community / social club / pub use. Plus there are no current plans before the council to change this. But, again, Brent listened to Fairview Homes who said that they have no intention of opening the building for community use and every intention of demolishing it. As far as we can tell there is nothing in regulations about a landowner’s intention and desire, otherwise surely no building would be listed if an owner could simply say they wanted to demolish it?

We put a lot into our nominations. We took advice  and we looked at other successful nominations of pubs and other buildings. What we got in return was a convoluted process which heavily favoured Fairview Homes (they had two weeks to respond to our nomination and we were afforded two days). We are a small, voluntary group without the expertise and resource of a multinational law firm. Yet we did address Fairview’s points and were confident that our nomination met the criteria and Brent had a duty to list it.

So what next?

This is a small chapter in a battle to save both The Queensbury pub and the activities of Busy Rascals by preserving a landmark building in a conservation area. But we have little expertise, limited resource, not much local Councillor support and a developer with a lot of money at stake and a huge legal resource to lobby and bully the council.

It really is an uphill struggle, so we’re taking stock and considering our next moves, but we’re certainly not giving up in our fight to save The Queensbury.

'Mums hold the trump card' on Queensbury development

Guest blog on the redevelopment of the Queensbury pub in Willesden Green by a local parent.

As well as being a concerned mum who took great confidence and sometimes solace from attending the National Childbirth Trust sessions,Tuesdays in particular, at the Qeensbury, I am also professionally, involved in Planning and Development so I have an idea of how the process works and what the developers are trying to do.



The exhibition run by Fairview is intended to consult locals on their revised proposals. They did this last year (9 months ago for their previous scheme) but the invitees to the exhibitions were a very short list and didn't include Busy Rascals or the NCT. Fairview recorded at that time only 22 comments from locals - I suspect that none of these 22 comments came from local parents who use the pub regularly for NCT/Busy Rascals.



If you can make it down to the exhibition it is most important that you leave a comment inside with the Fairview team so that this time they will have a more representative selection of comments to submit to Brent. These comments have to be formally presented to the council, they will not be ommitted or ignored. If you can't make it down they are opening some web pages on the 17th July where you can view the proposals online and I presume leave a comment (see below).The exhibition is online HERE



Just a few pointers so that you cannot be fooled: the new proposals as I understand it, include a space for community uses and a cafe on the ground floor. You may think this will be adequate for Busy Rascals but I think not...here's why:

1. The management team and staff at the Queensbury that are so welcoming and accommodating won't be there. This space will be leased to someone else who may not want children and babies running round their space. There is absolutely no way that Fairview can guarantee that the operators of this new space will take on the groups in the same way as the Queensbury people do.
   

2. There will be a period - if this happens - during demolition and rebuilding when there will be no venue at all for the groups. So how do Fairview guarantee a temporary venue for the groups? The Council are I think very concerned about the survival of the the children's groups into the future and Fairview will HAVE to address this point. How do they do this?
   

I would also like to say that the Queensbury is only under threat if there is no support for its retention. So far the team at the Save The Queensbury, along with support form local residents groups, CAMRA and hundreds of local individuals have delayed the application decision by at least 9 months, have forced Fairview to revise their plans (at great cost to Fairview) and raised a huge amount of profile for the pub in local press and within the local area. Please don't do anything because you think the closure of the pub is inevitable - I assure you it isn't!!



In many ways you mums hold the 'Trump Card' - Fairview cannot be seen to be closing down children's groups - bad for the company reputation, AND the council would be much, much less concerned about this application if the Queensbury was 'just a pub'! Please use your trump card!

The Queensbury: A myth buster

Guest blog from the Save The Queensbury Campaign

In this piece we look at some of the serious, outlandish and plainly bizarre myths that have sprung up since Fairview Homes bought the land and The Queensbury pub.
Myth
Fairview Homes own the land and the building and can demolish / build what they want.
Reality
Planning permission is required to change from “drinking establishment” to “residential” use, which is a matter for Brent Council’s planning committee and not Fairview’s decision.
Myth
The building cannot be demolished because it’s in a conservation area.
Reality
Permission is required but that does not mean it cannot be demolished.
Myth
The pub has a short lease and will close soon.
Reality
The pub has a 10 year lease, with 4 still to run. The pub has gone on record to clear this up here.
Myth
A pub on this site is not viable.
Reality
Fairview Homes were asked to substantiate these claims but have not. Actually the pub is thriving, as would be expected from any pub in such a prime location. The pub owners have gone on record to refute this myth here.
Myth
The building is old and will fall down soon.
Reality
The building is consistent with others in the conservation area and will stand for years if maintained properly. It is also used other than as a pub (an office is let to another tenant).
Myth
Fairview carried out a comprehensive consultation with the community and residents are supportive of their plans.
Reality
Fairview’s own Planning Statement claims community support. But Fairview (by their own admission) did not consult those who use the pub, either via Busy Rascals activity or pub goers. They did write to some local residents but in those letters, did not mention that The Queensbury would be demolished as part of their scheme. In fact they didn’t mention the pub at all. Fairview have so far refused to release the contents of the 22 comments received during their “consultation”.
Myth
The pub has debts and are looking to quit their lease with Fairview Homes to clear them.
Reality
The holding company of The Queensbury (London Gastropubs Ltd) has a historic debt listed at Companies House. To say they are looking for a way out via a deal with Fairview Homes is a big leap. The pub owners have gone on record to refute this here. (A holding company’s level of debt is not an indication of profit and loss).
Myth
The lease between the landowner (Fairview Homes) and the pub (The Queensbury) are not planning matters.
Reality
Details of the lease are their business and are not our concern. But retention of a pub on this site, be it the Queensbury or another pub, is most definitely a planning matter.
Myth
The Busy Rascals toddler group has been offered a new venue by Fairview Homes.
Reality
No alternative space has been offered to Busy Rascals and they are very happy where they are.
Myth
Brent needs more houses – 56 in this scheme would help.
Reality
Brent needs Affordable, Social and large houses for families on their waiting list. Only 4 of the 56 meet these criteria (and could easily be built at the side and rear of the existing building).
Myth
If the pub closes, the deli will close too.
Reality
The sustainability of the deli would be seriously threatened because 1) they share management costs and 2) produce from the Deli is sold in the pub during Busy Rascals activities six mornings a week.
Myth
Fairview are asking for a 10 storey building knowing that they’ll end up with 4 or 5 storeys instead.
Reality
Whether it’s 4, 5 or 10 the pub will still go!
Myth
Foxtons/Cameron Stiff have signed a deal to sell the flats, once built.
Reality
Without permission to change use, there are no flats to agree to sell!
Myth
A replacement pub is not possible in a new development.
Reality
Not true. There are plenty of pubs with residential above. Developers tend not to like pubs at the foot of their apartments because it limits their potential for profit.
Myth
If considered an Asset of Community Value the pub cannot be demolished.
Reality
The reality is that the legislation does not mean ACV status overrides everything else. Planning processes have to be followed but national guidance suggests that ACV status should be a consideration. We are expecting a decision on the building being an ACV in June 2013.
Myth
Save The Queensbury is run / funded / driven by the pub.
Reality
Pretty insulting and wholly untrue. The campaign has spent less than £150 to date, on a website and leaflets and has been funded by community donations. Planning advice, legal advice, petitioning and political lobbying has been carried out for free by members of the community. The pub owners and managers do not attend our meetings nor have any input into them. The only support from the pub has been a petition on the bar and use of a table to hold our meetings (those attending even pay for their own drinks!)

(Another) Open Letter to Fairview Homes: When is enough enough?

Guest Blog from Save The Queensbury Group. The Queensbury Pub in Willesden Green has been bought by developers who plan to demolish it and build flats.

 Dear Fairview Homes: when is enough enough?
 
When 3000 people petition against your plans, is that enough for you to think you may have underestimated local feeling?

When the Leader of Brent council waxes lyrical about the services The Queensbury offers is that enough to realise you didn’t appreciate what you bought a year ago – i.e. not just a pub?

When the area’s biggest resident association surveys its members, meets to hear your changes in response to criticism, but still objects formally to Brent council - isn’t that enough to realise you do not have any community support?

When The Wanted, DJ Sara Cox, the local MP, the local GLA member, local Councillors and the former Mayor of London all oppose your plans do you not think you may struggle to get these accepted?

When 450 thoughtful, eloquent objections are lodged on Brent’s planning site isn’t that enough to appreciate The Queensbury is a valued amenity?

When other pubs in London and England have been saved by recent changes to legislation didn’t your experts suggest The Queensbury would not be so straightforward?

When you decided not to consult pub users or Busy Rascals on your plans last summer did you really not know they existed? Or were you reluctant to hear their views?

When you fuel rumours about the viability of a pub on the site, but when challenged (and the pub clarifies it is thriving) you cannot offer any information to substantiate your claims, isn’t that enough to appreciate the community is not stupid?

When you claim community support for your scheme (based on 22 comments at your consultation) but when challenged you hide behind “Data Protection Legislation” as a reason to not publish these comments, isn’t that just a bit weird?

When you lodge a plan with Brent Council but stall a decision for 6 months because you know it will be refused, isn’t that enough to go back to the drawing board and devise a scheme that keeps the pub but perhaps makes you less profit?

When you attempt to pacify the locals by offering a broom cupboard as a replacement community space did you really think this would be accepted as a substitute for the potential loss of The Queensbury? And did you seriously think that your lack of profit would be accepted by locals as a reason to demolish the pub?

When is enough negative media coverage, which continually damages your company’s reputation, enough to work with the community rather than against it?

Fairview Homes: tell us, when is enough enough?


http://savethequeensbury.info

Will this fight follow the Queensbury rules?

A new fight is developing in Willesden over the redevelopment of the Queensbury Pub and the adjoining Conservative Club in Walm Lane. The building was owned by the Conservatives who have sold it to Fairview Homes for a development of flats.  The rather handsome building is in the Mapesbury Conservation area. This is the development proposal:

Demolition of existing Public House and Conservative Club and erection of a residential development of 2 to 10 storeys comprising 56 flats (19 x 1 bed, 26 x 2 bed and 11 x 3 bed). Formation of revised vehicular access from Walm Lane to basement car park comprising 23 parking spaces and associated amenity space, landscaping works and pedestrian access from Walm Lane accompanied by a Design & Access Statement and subject to a Deed of Agreement under Section 106 of the Town and Country Planning Act 1990, as amended (revised description to more accurately reflect proposal).

Locals have started a petition and are gathering a lot of  support, including from Ken Livingstone, former Mayor of London, Apart from the pub the venue is also used by Busy Rascals, a parent and baby group, and National Childbirth Trust's Bumps and Babies group.

On Monday 15th October at 2pm, the local press will be coming to The Queensbury to hear what the manager of the pub,  Busy Rascals, the pub staff and the local community have to say about the planning application.

A Busy Rascals mother said:

This isn't just an application for a few flats too, it's a whopping great 11 storey redevelopment which is designed to go right up to the street with no community space and will require about 50% occupancy parking spaces and during building work trucks will be accessing via Walm Lane. Apart from the disruption, removal of our beloved local community space and favourite pub and the nature in which Fairview Homes have decided what is best for our community, it is the most ugly proposal you've ever seen in an area that's supposed to be a conservation area. We must do something now!!

The petition against the development is HERE 

 Lodge your objection to the planning application HERE