LETTER: The loss (theft?) of Wembley Central's greens spaces and trees

 Dear Editor, 

Brent Council have long since chopped down the mature trees along the High Road,Wembley, and replaced with twiglets. 

 

The remaining tree at the corner of High Road and Cecil Avenue (Pic Google Streetview)

 

The only remaining large tree stands at the corner of High Road and Cecil Avenue it has a Tree Preservation Order on it, and at present remains outside of the hoarding in Public Realm, for how long remains to be seen, as I recall seeing some documents some years ago from Planning that it was intended for removal as it will interfere with the Copland site development, despite numerous objections. 

 

All the beautiful trees that stood outside Brent House were removed, and all the trees on Coplands School and Fields were removed with no consideration for the wildlife.

 

The Copland site top left of centre. Copland fields now enclosed is the large green space. Public access is limited to the alley way between fences seen as grey line.

 

Brent Council care nothing about the environment. Coplands Fields (approx 20+ acres) to the rear of Ark Elvin School was Public Land and used by locals for over 70 years. Brent thought nothing of holding a public consultation before disposing of it and leasing it to Ark Elvin School, who do not use it at all, only St Josephs RC School and Elsley Primary use it under  ancient covenants. 

 

It is now surrounded by 3 metre high fences and locked gates, the grass is mowed regularly and the area kept very clean, however it cannot be accessed by local residents, not by anyone, least of all the residents of the 115 Flats in Elizabeth House, nor 250 flats at Wembley Place (former Brent House) and I doubt any of the 304 flats still to be built at Cecil Avenue, the old Copland School site which lies within a 150 metres of this once green Open Space. 

 

The eventual residents of those flats will probably have some reduced amenity space by way of a tiny balcony and a tiny bit of grass and they'll call it a Pocket Park or such like. Only 500 metres from Wembley Stadium the home of English Football, the kids round here are finding it increasingly difficult to find somewhere to kick a ball about, andwe wonder why 25% of Brent 10 year olds are considered obese!

 

Jaine Lunn

Editor's note. This was first received as a comment so with the writer's permission I edited it as a letter for a wider audience.

Loss of 'Copland Fields' mourned as Wembley Central population without access to gardens increases by thousands

Wembley Open Space (Copland Fields) as was

PROW 87 as was (broken line) and replacement (solid line)

Five years ago there were protests about what was called a 'land grab' of a Wembley open space popularly known as Copland Fields.  When Ark Elvin took over Copland High School the government found money for a brand new school for the academy chain. Copland had been campaigning for years for a new building because the school was in such bad condition.  There had been plans for a 'Copland Village' development at the time to pay for a new build but the plans never came to fruition.

Muhammed Butt,  leader of Brent Council, then a governor at Ark Elvin who have been in favour of the academisation of Copland, strongly backed Ark's  plans but found himself in conflict with local residents, who valued the access to green space in a heavily built up area.

The plans were approved and Ark Elvin got its new building and extended its footprint, while Elsley Primary doubled its size with an additional new building, and both they and St Joseph's enclosed part of the space that they'd had access to by covenant.  Residents were left with a redirected Public Right Of Way (PROW) which is a path lined on both sides by a high fence and warning signs that this previous publicly used space was now 'Private Land.'

Local residents had used routes across this space to access the schools and Alperton via the bridge across the railway. A map of these routes was submitted at the time.

Those routes are now closed except for the main footpath. At the time local  resident Chetan Patel told Annabel Bates, the headteacher of Ark Elvin:

With respect to ARK's planning application (ref 15/3161) for the school redevelopment, I believe your proposal breaches the community's 'Public Right Of Way' onto the existing fields in accordance to Highways Act 1980 Section 130A.

The community has had access to the existing park without any objections from ARK or from the previous management of Copland Community School for many decades now. The law assumes that if the public uses a path without interference for some period of time – set by statute at 20 years - then the owner (ARK) had intended to dedicate it as a right of way.

ARK's proposed development of the school can only be described as 'land-grab' with no consideration for the community users and the Law.

You may well ask, why is this coming up again 5 years later/ The answer is that since then we have had major housing developments in Wembley Central: Elizabeth House, Brent House and the Twin Towers with more to come alongside the Chiltern line and at Ujima House and on the former Copland site fronting the High Road.  Planners admit most are deficient in amenity space but point to the accessibility of  King Edward VII Park in Park Lane.

During lockdown residents have told Wembley Matters that King Eddies is now overcrowded because of the many new residents who have no gardens in which to exercise and enjoy fresh air. Longer term residents are now referring back to that loss of Copland Fields and reflecting on the access they used to have:

One resident told Wembley Matters:

Since moving to Wembley in the mid 1980s, Coplands Fields as it was known, was open to the public,  myself and friends always exercised our dogs freely on this open space,  flew Kites, off road remote control cars, played ball games, Rounders etc.  It was a well used space by Asian cricketers (on designated hard surface - which I think no longer exists)  Numerous local Football groups (Somali and Romanian) played regularly at weekends and during the week early evenings.  Wembley Youth Club had unlimited access.  A Volleyball Group set up their own nets in the far corner near Elsley Primary.   

One of the best things about this open space  was it allowed you to fly kites, remote control planes and helicopters as it has no trees in the middle, unlike King Eddies which does have obstructions such as trees.   The public footpath and fields provided a quick short cut from Alperton to High Road, It was consistently used by parents from Wembley Central and Alperton area walking their children to schools St Josephs RC School, Elsley and Oakington Manor.  All the people living in Tokynton Ward are completely cut off from using this space.

No CCTV evident on footpath which is like a dog's hind leg and nowhere to run if attacked.

St Josephs regularly (or did prior to Covid) use the space, Ark Elvin does not as it has its MUGA's designed in with artificial grass, and does not have access via a gate or anything unlike St Josephs and Elsley.

The Wetlands you refer to is within the boundaries of the Ark Elvin Academy.  I seem to remember discussing this with a Biology Teacher who at the time said it was going to be utilised by the students to grow stuff and create a bio-diverse environment for nature and study. 

I might add it makes a mockery of Brents Green Park and Open Space document, which clearly states that Wembley Central is massively deficient in green space, considering in the last few years more than 1800 new flats have been built with yet more to come.  In 2011 census the pop of Wembley Central was approximately 15,000 I think we are now in excess of 25,000 and when all these flats are let we will be double in less than 10 years.  The Brent House development in the report clearly states its deficient by 20% in its amenity space with respect to the number of residents it will hold.

It is hard to convey the nature of this enclosure of land in words so I have made this short video of the path of the redirected public right of way:



Four years ago Brent Council wrote to a resident to say what needed to be done to claim a right to access to the other footpaths across the Copland Fields as shown on the map above LINK.

The evidence sheet that needs to be submitted is HERE and Guidance from the Ramblers Association HERE.

It is late in the day but if nearby residents think it is worth the effort then good luck to them.

Elizabeth House residents told to Evacuate rather than Stay Put in the event of fire

Octavia Housing have updated residents in Elizabeth House, Wembley, on fire precautions at their building.

The most important change, especially in the light of Grenfell, is that they should evacuate in the event of a fire rather than stay put:

CURRENT SITUATION – A CHANGE IN EVACUATION POLICY

On Wednesday 11 October the Fire Brigade visited the building because they have recently reviewed their national approach to buildings that have Aluminium Composite Material (ACM) cladding.

They asked for an updated Fire Risk Assessment in light of their new guidance and we are in the process of collecting the information they now need but in the meantime, as a short term measure, the fire evacuation policy has been changed.

In the event of a fire, residents should leave the building immediately. This is a change from the Stay Put policy that was in place.

While we have been told that this may only be a temporary change, we have visited Elizabeth House to speak to residents and you will have seen letters and posters informing you about this change. We have also increased the numbers of 24/7 fire watch wardens in place. The cost of these additional measures will not be passed on to residents. We are also looking at longer term solutions which may include increased CCTV.

We want to reassure you that we will continue to act upon all advice from the London Fire Brigade or our experts and we will keep you informed.

CLADDING WORKS UPDATE

An approach to replacing the cladding has been agreed with the contractor.

The replacement system needs to be tested in full by the Building Research Establishment (who have been responsible for doing the testing of cladding that has been going on all over the UK over the last few months) before we can start the job of replacing cladding over all the building.

There are a lot of buildings that are affected all over the UK and so there is a wait for tests but in the meantime, we can start a small pilot project to replace cladding at ground floor level and on the communal terraces situated on the ground, 2nd and 10th floors. This will speed up the process for works on the rest of the building when we get the necessary approvals.

Preparation work will be happening from October 2017 to do further tests. We plan to start pilot works in January 2018 and we expect that the rest of the works will start in May/June 2018. These dates may change depending on how quickly the required tests can be done.

VISITS TO PROPERTIES

Following advice received from the Department for Communities and Local Government (DCLG) we need to visit every property in Elizabeth House and carry out an inspection. This will enable us to:

•   Check resident’s’ ability to evacuate the building independently so that we can inform the Fire Brigade if anyone will need extra assistance. 


•   Check balconies and flat entrance doors to ensure they are safe and free from fire hazards and flammable materials 


•   Ensure all residents know how to check their smoke and heat alarms
These visits will begin the week commencing 16 October and will take between 15-30 
minutes. 
If you would like us to visit you at a particular time, please let us know by emailing enquiries@octavia.org.uk or calling our Customer Contact Team on 020 8354 5500. In order to manage the visits, please let us know by 5pm on Friday 20 October. 
It is vital that we are able to gain access to your property to carry out these important checks. 
If you are not at home when we visit and would prefer to arrange a convenient time for us to visit again, please contact our Customer Contact Team on 020 8354 5500 or enquiries@octavia.org.uk. 


Brent Fire Safety Update and latest on Special Meeting

--> Fire Safety Update for Councillors(Peter Gadsdon, Brent Council Director Policy, Performance and Partnerships)

Thank you to all members who attended the briefings during the week on the council’s response following the Grenfell Tower fire. Slides from the presentation are available for any members who would like them.

Brent Council has 37 high-rise blocks with only Watling Gardens cladded. The cladding at Watling Gardens is made of a non-combustible mineral wool material – completely different to that used on Grenfell Tower. Residents from Watling Gardens had a demonstration from Rockwool, the manufacturers of the cladding, at a public meeting on Tuesday to show the impressive fire resistance of the material.

An interactive map, including more information about the council’s high rise blocks and fire risk assessments, is available from the link at the top of this page:www.brent.gov.uk/grenfelltower.

In addition to the extensive double checks carried out on council blocks, the council has also asked all registered social and private housing providers in Brent to share details of any cladding used on their high rise buildings.

So far, only Octavia has told us that there are concerns with one of their properties. Octavia reports that there are concerns about two products used on their Elizabeth House development on Wembley following the Government’s testing of their samples.

Elizabeth House is a 13 storey new build block which was completed in July 2013 and comprises 115 flats mainly for affordable rent and private sale. The council has 23 families in the block.

The exterior of Elizabeth House is made up of a mixture of Alucobond, Vitrabond and Terracotta Ceremic. All of the products used have appropriate certifications. However, Octavia sent samples of the two Aluminium Composite Material products for testing (Alucoband and Vitrabond) and was notified today (23.6.17) that the DCLG has concerns.

Octavia is working with the DCLG and council to ensure that the building is safe and moved quickly to communicate with residents. Octavia has told us that the Fire Brigade has double checked their plans of the building and is confident that any fire risk is being appropriately managed. Unlike Grenfell or old blocks that have been refurbished, Elizabeth House is a modern purpose built block with a comprehensive fire strategy and a range of 21^st century fire safety features in place including:

•           Sprinklers in all flats
- Automatic smoke ventilation systems in common areas to ensure they remain smoke free in the event of fire
- Smoke and heat detectors in all flats as well as fire entrance doors
- Smoke detectors in common areas linked to a central control panel
- A design that includes fire stopping and compartmentalisation

Octavia has arranged for people to make patrols 24/7throughout the day and night at Elizabeth House for added safety and reassurance. A site visit with the Fire Brigade has also been arranged where the Fire Brigade will be advising Octavia on next steps.

Hope this clarifies the situation.

Thanks

Cllr Shama Tatler
Cabinet Member for Regeneration, Growth, Employment and Skills

Meanwhile Cllr John Duffy is in correspondence regarding a Special Council Meeting about the issue on July 3^rd.  This could be at 6pm ahead of a Labour Group Meeting at 7.30pm.  

Responding to Cllr Dixon's suggestion and request for questions, Cllr Duffy said:

How on earth can you have questions until you have a full explanation from officer with clear options and a strategy?

Liz it's not a show  with premeditated questions this has major implications for the re-gen and repairs programme. We have to set up a safety audit on some of the tower  block we need to look at our landlord certificates . We need to see if we have up to date RCDs and our maintenance/repairs programme is of a high standard.we have high rises that are due to decanted and demolished next year and I feel these blocks may have let Standards slip  because of changes  to the management 
I think your decision not to change the Labour group meeting to Tuesday  means that the council meeting will be shortened.This sends out a bad message  to residents about our priorities.

I have no question because I have not seen the officers report or recommendations and I will certainly not conform to your one question 3 minute  clock watching meeting as this is far to serious. This should be a examination of the proposal and Cllrs should be able to raise as many questions as they think are relevant.John McDonnell has just said these unfortunate council tenants were murdered by political decisions or in my opinion lack  of political decisions and it’s our duty to ensure we robustly question officers, how ever long it takes.

When you all troop of to your group meeting, I am requesting the CEO and officers stay behind to answer further questions even if it’s block by block, road by road until councillors are satisfied.

DAWN BUTLER URGES INSTALLATION OF SPRINKLERS IN ALL BRENT'S HIGH RISE BLOCKS LINK

UPDATED: Octavia clarify safety situation regarding Elizabeth House in Wembley

Octavia Housing has clarified the situation regarding the safety of Elizabeth House in Wembley High Road. This is the block referred to in many press reports as the one affected block in the London Borough of Brent.

The 120 foot high block of 115 apartments over 12 floors was built by Willmott Dixon who are responsible for many new builds in Brent.

The London Fire Brigade has told Octavia that they see no immediate or urgent concern over Elizabeth House.  Octavia, who met with residents yesterday, state there is no immediate need for removal of the building's cladding or evacuation of residents.  If it is decided to remove the cladding this may take a matter of months.  They will be keeping in close touch with residents and will keep them advised of any change in the situation.

A statement issued yesterday by Noel Brosnan, Octavia's Asset Management Director:

We were assured, and have since been reassured, that Elizabeth House meets all of the building regulations in place at the time. It has a variety of safety features including sprinklers in all flats and at the point of handover from the contractors, we also had a fire strategy drawn up, which the London Fire Brigade (LFB) had input into and final sign-off on.

Since hearing the news that some of the cladding used at Elizabeth House did not meet the highest standards set by the Building Research Establishment (BRE), we have followed all the procedures set out by the Department of Communities and Local Government. Our staff have been on site throughout the day and we have arranged 24//7 patrols to reassure residents. 

We have had an independent fire assessor visit the site and confirm that no immediate action is required. The London Fire Brigade have also visited the site and have confirmed that they have a good impression of the building and stated it was very well managed and so he can see no need to immediate or urgent concern. Residents should be reassured that we are doing, and will continue to do everything necessary to ensure their safety.

To date, we have been given no advice from external authorities, nor have our own inspections highlighted any urgent or high priority issues that require immediate action. We will continue to keep in contact with the relevant authorities and our residents and will take action necessary to ensure safety. 

To reiterate, we are surprised and dismayed and will be looking into this situation further over the coming days. Our number one priority remains the safety of our residents who we are sending regular updates to. We had a meeting with residents on site this evening.

Meanwhile Brent Council leader Muhummed Butt was reported by Sky News LINK with a not very illuminating statement:

Brent Council leader Muhammed Butt told Sky News the high-rise block in his area that failed the Government's fire safety test has been checked by the fire service and evacuation was not deemed necessary.

This is the letter Octavia House wrote to residents of Elizabeth House:

-->

26 June 2017 Update at 9.00

Dear Residents

Following the decision from Camden Council to evacuate residents from several blocks over concerns of fire safety over the weekend, we wanted to reassure you of the situation at Elizabeth House.

As many of you will know, on the evening of Friday 23 June, I attended a resident meeting at Elizabeth House, along with a representative from the London Fire Brigade (LFB) who confirmed that he had conducted a full building assessment. He gave very clear confirmation that because of the various safety features of Elizabeth House, our management and fire strategies in place, no immediate action is required. This means that it is safe for you to remain in your homes and no immediate removal of cladding is necessary. This has been backed up by a separate independent Fire Assessor and our own reviews.

Camden Council chose to evacuate residents in some buildings because, ignoring the fact that the cladding used is made of Aluminium Composite Material (ACM), other major fire safety failings were also found. This is NOT the case at Elizabeth House.

We are already investigating how we can swiftly replace the existing cladding with a proper and managed replacement programme, which will take some time.

We are keeping in close contact with the London Fire Brigade and are following all the guidance issued by the Department of Communities and Local Government (DCLG) to ensure that all possible safety precautions are being taken. We are also continuing the 24/7 patrols of Elizabeth House for your added reassurance.

If any further updates or action are required, we will update you as soon as we are made aware.

If you have any concerns, please call us on 020 8354 5500 or check the website www.octaviahousing.org.uk for further information.

Finally, at the meeting on Friday some residents asked to see the response sent in answer to the questions set out in a letter from Barry Gardiner MP to Octavia on 22 June, which I have attached as promised.

Kind regards
Noel Brosnan
Director of Asset Management

 Below is their letter to Barry Gardiner, MP for Brent North:

Brent House development in Wembley High Road given the go ahead

Existing Brent House

The proposal

Brent Planning Committee has approved proposals for the redevelopment of Brent House in the High Road, Wembley.

The proposed development would be between the new Elizabeth House and Ark Elvin Academy, which is due to be re-developed LINK, and will stretch back towards the playing fields and St Joseph's Primary school.

It will consist of tw building sof between 8 and 10 storeys with retail/commercial space on the groubnd floot. The 248 dwellings will consist of 84 one bedroomed flats (although that might be reconsidered), 108 2 bedroom, 49 3 bedroom and 7 4 bedroom.

30% will be affordable rather than the 50% figure in Brent's strategic Plan. Henley Homes argued that above 30% would not be viable in terms of the return to the builders and Capita confirmed this figures.

It is projected that there will be 104 children in the development and play space is planned for, although the total amount of utdoor space is less than would be expected for this scale of development. Planners were told that this was constrained by the nature of the site and its quality compensated for the lower figure.

TfL will need to review bus transport in the area due to the additional population.

The mature trees, a feature of the site, (see top picture) will be lost in the redevelopment.

Wembley Central councillors submitted no comments on the proposal.

The plan - High Road at the top