Loss of the Corrib will cause material and cultural harm to the community

The planning application for the site of the Corrib Rest, Salusbury Road, Queens Park, will be heard this evening at Brent Civic Centre.

Save The Corrib campaigners have written the following to the Planning Committee.

We are campaigning for a better solution for the Corrib Rest pub and community rooms as we do not feel that the planning officers have grasped fully the community value of the Corrib planning scheme and its value to the wider community. 

We would draw your attention to details which we consider are important and yet not considered in any detail.  we appreciate the workload of councillors is high and so have kept this simple without great detail and hope you can give this some of your attention.

The report fails to mention that The Corrib started as the Irish Culture Centre in the 1980's, and was a publicly owned building covering an area 4 times the current Corrib. In 2000 much of the Corrib was converted to social housing with the remaining portion being sold on the clear legal understanding that the public function rooms on the first floor were to be protected by the 106 agreement, ensuring that they served as a community facility.  They are, in effect a publicly owned asset, held in trust by Brent for the community.  Ashcross bought the building with the 106 conditions attached, it is these conditions, set in place to protect this asset that he now is asking Brent to ignore. Brent should resist this request and follow the example of Camden and reject the loss of community space.T

The report does not reflected the wider use of the Corrib, which extends well beyond the QPARA area. The report gives, we consider, undue due weight to the QPARA involvement to the exclusion of other parties.  The views of Kilburn, Kensal and Cricklewood residents associations are not recorded, nor are other stakeholders views included, for example, Tulip Siddiq's  letter of objection, is not mentioned. The planning history not addressed and the previous rejections are not outlined in sufficient detail.

The report does not address the local need for community space. The Corrib is the largest community centre in South Brent centre out side the Granville. There is no impact assessment on the loss of this facility and that existing resources are booked up for over 3 months. Brent will look extremely foolish if they give away their interest in this community asset at the same time as advertising in the Brent Magazine for community facilities they can fund, especially in Kilburn

The proposed 106 agreement is not compared with the existing and the report seeks to underplay the loss in space, facilities and access. The so called community room is 70% smaller than the current ones and the usage time is reduced by 50%. The new Corrib can only cater for a max of 225 persons whilst the existing Corrib can take up to 1000 persons

The main first floor function room, with its high ceilings, sky lights, spring floor, kitchen and bar is our "village hall". Its unique ambiance and airiness provide an ideal location for weddings, and musical events etc, as well as the usual leisure activities. The second function room also has a bar and kitchen. Plus the rooms can be combined to form a single room of over 350sqm. The rooms are accessed directly from the street via a magnificence stair case. The facilities also benefit from 2 sets of WC's and showers / changing room, topped of with disabled lift, access via rear.

In contrast the proposed room is 153sqm, has one shared WC opening directly onto it, the ceiling will be low, light and ventilation limited. Access is via 3 sets of doors, difficult for the elderly, impossible for those carrying drinks, also access is right through the bar area, not ideal for children or those who's religious beliefs require them to avoid alcohol. Lack of changing facilities will further reduce its amenity value. As does the lack of street access to Hopefield, as requested by 2 Hopefield residents

No weight is given to the fact that since it closed there have still been noise complaints. Noise is a management issue not a planning one. No mention is made of the fact that Brent officers did not consider the historic noise complaints sufficient to take action against the Corrib

Report conclusion says ‘would make efficient use of site and reopen the pub. The Pub was closed by developer solely to enhance planning application and was viable and in use when sold.  It was sold just to fund one partners retirement fund.

The report missed out the fact that the loss of 530 sqm of space on first floor gives a gain to developer of £5M in property value. With a further £3M from the conversion of the 3rd floor.

The report dismisses the threat to the viability to the pub of the community room, which will reduce the bar area by 50% and will put the pub at risk conflicting with Brent’s policy to protect pubs and not convert them. CAMRA define this type of application as a "Trojan Horse", where the reduction of pub size deliberately aims to render it unviable leading to its eventual conversion to residential. The report fails to mention that looking at the layout of the pub it is clear that the massive hall way to the flats separating the community room from the pub will render this room unusable in the long term, thus finally killing the Corrib.

No mention is made of the fact that Ashcross are considered by QPARA as unsuitable as guardians of any community asset, backed up by Ashcross's treatment of Kensal to Kilburn Transition Town. No mention is made of Ashcross's and Iceni's  involvement with previous "asset stripping" of pubs. 

We consider there will be immense material and cultural harm to the community from the loss of this facility . We believe the rooms should be retained as set out in the existing 106 agreement and this application rejected.  We hope, for the benefit of the communities of Kilburn, you will agree also.

Regards
Kevin Barrett and Lloyd Fothergill
for the Save the Corrib Campaign
representing the near 2000 petitioners and 148 objectors

 

Pull out the stops on Wednesday to Save the Corrib for the community

Outside the Corrib Rest in Salusbury Road, Queens Park

From Save the Corrib Campaign

There has been a fantastic response to Save the Corrib Campaign. Many thanks for the support - 1471 people believe in the community rooms - which is high for a local pub. Pity the Brent planners don’t see it that way.    The planing officers feel that luxury flats will be more important than community need

Now the Planning hearing is set. We urge you ALL to do one more thing to help Save the Corrib.

Attend the planning meeting on Wednesday 28^th June at 7pm. At Brent Civic Centre. The more attendees we have will help to sway the planning committee who may have a more sensible attitude to community needs than the council planning officers.  

Brent Civic Centre is in Engineers Way a short walk from Wembley Park Tube towards and near the Stadium or a train to Wembley Central then bus 83, 92 or 182 to Wembley Arena 5 stops (stop G) and short walk down Engineers Way.

The more support we can get at the meeting the more it helps the case for keeping the Community Rooms.  Please if can at all attend the meeting to support the objection.  Don't let them kill the community rooms.

Summary of the Developer's plan.

To turn the community rooms on the first floor, into 9 luxury flats and make around £4M profit. CAMRA say these are Trojan Horse applications where the pub and small community room will be unviable and are then converted to offices or flats

As a sop they offer a function room in the pub, which will allow some community use for a few evenings a week, making for a massive reduced and commerciallydead pub. Of course if the pub fails, more flats. Planning Officers feel they have secured a great deal by increasing this by 13 hours under a regime that's deeply flawed in favour of the developer.  Yet we lose over 70% of the space in one hit and restricted to half the time.

This scheme means the loss of 530m2 of community space, space that was originally brought with public money and protected by both an ACV order and by a Section 106 covenant. The 106 is a council owned legal restriction that prevents the owner building flats on the first floor. We urge Brent NOT to break this 106 covenant but to honour and cherish it for the people of the locality.

The sad thing is Brent are advertising what to do with the money they collect from the developments and the priority in Kilburn is to use this to create community facilities.

To read the planning application in full, go to LINK

The documents you should read are: 

1) 9 March Planning statement

2) 10 Feb 170109 Draft s106 agreement 56767850001.pdf

NB: The Sir Richard Steele in Chalk Farm is a similar pub with function room and Camden and the Planning Inspector both turned down this conversion to flats so we say that Brent should do the same here. LINK

Thank you again for signing the petition Save the Corrib Pubs Community Rooms, can you help spread the word by forwarding the link below to your friends?  And do try to attend the planning meting Wednesday 28th June 7pm Brent Civic Centre

https://you.38degrees.org.uk/petitions/save-the-corrib-pubs-community-rooms

Thanks

Kevin Barrett and Lloyd Fothergill - Save the Corrib Campaign

Brent Council: Mystery of the missing minutes

From Brent Council website this morning

The missing minutes of the Planning Committee came up at Brent Cabinet last night in relation to the Council's proposed Pub Protection Policy.  The July 23rd Planning Committee was unusual in that it did not discuss individual planning applications but the principles behind council policies including the Development Management Plan and issues such as the amount of affordable housing and how to manage the process by which developers try to reduce the amount of affordable housing through viability assessments.

The Committee's views (which are statutorily independent of the Council itself) are clearly vital in informing the fraemwork within which planning decisions are made. An accurate record of the Planning Committee's discussions are absolutely essential.

However two months later the minutes have not been published and my questions about non-publication have not been answered. I suspect that they may have been lost - although there is probably a form of newspeak that would be used instead of that simple word.

The consequence was that when the Cabinet discussed the Development Management Plan yesterday even the documentation did not reflect what the Planning Committee had said. This was evident when the Pub Protection policy was discussed. The Council had been forwarded the model polict prdiced by the Campaign for Real Ale (CAMRA) and the Council was supposed to discuss amendments to the Brent policy in the light of CAMRA's recommendations.

A member of the Queensbury campaign pointed out the the Cabinet that the policy brought to the Cabinet remained unchanged. I found out later that by noon yesterday CAMRA had received no communication from Brent Council. The dialogue with CAMRA seemed not to have taken place in the two months between the Planning Committee and the Cabinet.

However, Andy Donald, Director of  Rgeneration and Major Projects told the Cabinet that there were 'ongoing discussions' with CAMRA, which must have taken place between noon yesterday and 7pm! He said that there was space to add further to the policy in the future. Michael Pavey, deputy leader, commented that CAMRA was a reputable organisation  and that there would need to be good reasons given for any departure from their recoemmndations.

The issue of affordable housing and viability assessments is clearly extremely important during the current housing crisis and was discussed in some depth at the Planning Committee on July 23rd. Donald commented last night that there was no reason why developers' viability assessments should not be made publicly available, although they were technically complex, but warends that publication was likely to be opposed by developers. The aim of the Council was that their view on what constituted a legitimate viability assessment would be clear and consistent.

Some of the main issues that were discussed at the July 23rd Planning Committee were covered on Wembley Matters at the time. The report can be found HERE.

Council agrees to consider campaigners' suggested improvements to Pub Protection Policy

Queensbury Pub campaigners

Queensbury Pub campaigners Ian Elliott and Sujata Aurora spoke at yesterday's Planning Committee on the proposed Pub Protection Policy written into the Brent Development Management Local plan.

While welcoming the Council's decision to have such a policy after their long campaign they also called for improvements based on CAMRA's suggestions and the policy adopted by Waltham Forest. The campaigners had circulated the CAMRA letter to members of the Committee and Sarah Marquis, the chair commented that it had raised some important points.  The Committee were asked if the accepted CAMRA's points and they murmured assent.

Waltham Forest policy included an audit of what would be lost to the community if a pub was to close. It was important to be aware of developer strategies to undermine the viability of a pub by for example raising prices or letting the building run down.

Campaigners argued that if the Council made the suggested policy changes it would have a excellent policy whereby viable pubs would be protected.

Paul Lewin, Brent Planning and Projects Manager, said that there was 'merit' in CAMRA's comments but that officers would need time to explore them and any legal or planning issues they raised. It was agreed that the Plan could be revised to accommodate changes but it appeared unlikely that this would be in time for the August Cabinet.  The comments and changes  could be made as part of the 6 week publication process.

The Waltham Forest policy can be found HERE and CAMRA's letter below:

Enraged locals campaign against Carlton Tavern vandalism

Carlton Tavern after demolition

and before...

Anger is building on the borders of Brent and Westminster over the demolition of the Carlton Tavern on the eve of the building being granted Grade II status by Historic England.

There were rumours today that the company concerned  had gone into liquidation to avoid legal  action.

A demonstration is planned for the evening of Sunday April 26th, more details when it is finalised.

Meanwhile a 38 Degrees petition has been set up LINK with this preamble:

A historic pub in Kilburn which survived being bombed in the Second World War has been demolished by developers behind the backs of the local community.

Developers ripped through the Carlton Tavern on Friday 10th April, despite being considered for statutory listing.

Local Cllr Jan Prendergast from Westminster City Council said:

“I'm horrified for the local residents that this has occurred. It came as such a shock to everyone. There was no prior warning to the council, no approvals and no proper health and safety procedures in place.

“This was a lovely pub and I'm sorry to see it go, but I'm more concerned for the residents in Maida Vale for whom they showed no consideration whatsoever. It was the last building standing in Carlton vale after the WW2 bombings.

“I've lived in the area for 35 years and have never seen anything like this before. We need to take very careful legal advice as to what steps we can take.”

The demolition of the Carlton Tavern demonstrates how vulnerable communities are to speculative and aggressive development tactics. It also demonstrates a complete disregard towards the historic social infrastructure of Kilburn and the wider UK pub heritage stock.

Local pubs are at the heart of our communities and allowing valued pubs such as the Carlton Tavern to be demolished in this way is ludicrous and is denying local residents a say in the future of their neighbourhoods.

James Watson, Regional Pub Protection Advisor for the Campaign for Real Ale (CAMRA) said:

"Although we welcome the recent changes to planning law which came into effect on 6th April 2015, which afford some protection to ACV-registered pubs, the tragic case of the Carlton Tavern demonstrates just how vulnerable pubs are to rapacious development. We now urge the Government to take this case into consideration and amend planning law to ensure that such demolitions are prohibited unless planning permission is first obtained. This would ensure communities like Kilburn have a say in the future of their local pubs."

The Save the Queensbury, fighting for the pub in Willesden Green, has expressed solidaroty and meanwhile have issued a revolutionary manifesto that challenges all the political parties to match the vision which they percieve through the bottom of a glass LINK