NO COMMON PEOPLE! Unique selling point for Willesden Green Library development

When we were campaigning against the Willesden Green library redevelopment we high-lighted that no affordable homes were to be built on the site once owned by Brent Council (ie our land). Brent Council argued that  Galliford Try/Linden Homes had to be sure of a profit in order to be able to build the Culltural Centre for zero cost to the Council so no affordable homes were included.

Now like a slap in the face for those on the Council's housing list, the estate agent advertising in Singapore has made the lack of affordable homes/key worker homes a selling point! Presumably this ensures prospective buyers have the 'right' sort of neighbours.

EXTRACT FROM PUBLICITY LINK

THE LIBRARY @ WILLESDEN GREEN, LONDON
PRICE FROM GBP350,000 (SGD6xxK)

Willesden Green is one of North London’s liveliest and most cosmopolitan areas, whose excellent Zone 2 Jubilee Line connections really set it apart.

The Library takes a prominent position on Willesden High Road, and sets new standards in contemporary accommodation for the area. This exciting scheme comprises four buildings, offering ninety-five highly specified 1 and 2 bedroom apartments, many with balconies or terraces. The development is gated and has underground parking for residents: always a bonus in London.

SELLING POINTS:
• Prominent position on Brondesbury Road and Willesden High Road
• Next door to the forthcoming Cultural Centre
• Within 3-minutes ride to Zone 2 London tube station or 5-minute walk
• Within walking distance to Queens Park
• Willesden High Street is thronged with shops, supermarkets (Sainsbury’s Supermarket is a few minutes’ walk from The Library), cafes and restaurants and is a few minutes’ walk from Brondesbury Park
• Excellent transport links – Zone 2 Jubilee Line with direct connections to key interchanges including Baker Street, Waterloo, London Bridge and Canary Wharf
• No key worker/affordable housing (my emphasis)
• High quality fixtures, fittings and finishes
• Fully fitted kitchen by Symphony with integrated appliances and granite worktops
• Estimated Selling Price: From £350k (SGD 6xxk)

UNIT MIX:
Milne Place (Block A)
1 Bedroom: 545 sqft – 626 sqft
2 Bedroom: 759 sqft – 1005 sqft

Lewis Court (Block B)
1 Bedroom: 546 sqft – 554 sqft
2 Bedroom: 614 sqft – 862 sqft

Developer: Linden Homes and Green Urban
Address: 95 Willesden High Road, London, NW10 (Zone 2 on Jubilee Line)
Tenure: 999-years
Estd Completion: Summer / Winter 2014; 4Q 2014
Site Area: 83,958.50 sqft

CALL SALES HOTLINE: + 65 90933158 TO REGISTER YOUR INTEREST☎

Council sells off more land for Bridge Park development - but no new secondary school

Stonebridge bus garage before conversion

Bridge Park Leisure Centre with Unisys House in background

Indicative scheme for the site

Tomorrow's Executive is to consider another council land sale financed development along similar lines to that at Willesden Green Library which provoked so much controversy. DETAILS

The Bridge Park Community Leisure Centre would be rebuilt as part of the scheme with some of its council owned land sold to the developer. A compulsory Purchase Order would be served on the car breakers that occupy part of the site. Bridge Park includes a number of business units and the separate Technology House office block is used by a children's nursery and a church.

The Centre was built on the site of the old Stonebridge bus station (I seem to remember trolley buses) and was partially a response to fears of disorder on the Stonebridge Estate in the wake of the 1985 riots.

Before land sale and compulsory purchase order

After land sale and CPO

The Unisys site is owned by General Mediterranean Holdings and they plan to build 512 dwellings and a hotel on their part of the site. The proposal differs from that for Willesden Green in that this involves a direct land sale rather than an agreement with a third party. Brent Council would procure its own architects and builders to build the new sports centre rather than developer such as Galliford Try.

The report states:

The Sale Agreement passes the risk of residential and commercial sales to the developer. So for example the council considered GMH carrying out the whole development on behalf of the council including building the sports centre. While this would remove the sports centre build cost risk to the council it would raise other issues. If the council for example set out its requirements for the sports centre and imposed an obligation to deliver the new sports centre in accordance with that specification then it would have tocomply with the European OJEU procurement rules and undertake a fully compliant and separate procurement process. This is despite the fact the landowner (GMH) has no intention of selling to a third party. A land sale avoids this protracted procurement process. The council would have to procure its own architects and build contractors but can do this effectively by using existing pre-OJEU procured frameworks.

It appears that the council has learned some lessons from the Willesden Green Library Centre development. However as with most schemes sold as 'gift horses' it is worth a closer look, particularly, as in the case of Willesden Green, the repercussions of occupying a smaller site as the result of the land sale.

The report says there is not need to specify the housing at this stage but somewhat ominously states:

  A minimum of 5% of all dwellings will be affordable but will be limited in order to fund the sports centre.

 In the Willesden Green development Galliford Try successfully persuaded the Council  that they would  not be able to build the Cultural Centre at zero cost to Brent Council if they had to build affordable housing.

Among the potential losers are the 37 business units in the Bridge Park complex. The Council  suggests they could be relocated in the commercial floor space proposed by GMH, relocate to other council owned space such as Harlesden Design Works or to 'other industrial spaces' in Park Royal. The current conference rooms in the Centre would not be replaced although the large function space would be, although a swimming pool could be installed instead as an option. It is noted that the latter would be a significant cost but would help secure the financial viability of the Centre.  The report notes that the proposed swimming pool on the site of Dexion House in Wembley 'shows no sign of being developed'.  In line with some of the schemes for school expansion a possible domed 5-a-side football pitch on the roof of the new sports centre is suggested.

There are no plans to replace the children's nursery although there is an option for a children's play area. The report merely says that it will 'look at further options to replace the nursery during the consultation process'. Remember the Willesden Bookshop...

Perhaps most importantly, in terms of the predicted shortage of secondary school places in Brent and the dearth of secondary schools south of the North Circular Road, a possible redevelopment involving an 8 form entry secondary school AND a shared sports centre on the site is rejected. This is because:

...there are currently no allocated funds to build a new school (c£18m), a new sports centre (c£9m) and additional flood storage (part of the site is in a identified flood zone) (c£1-2m)

512 new dwellings will of course add to the pressure on school places. It will be interesting to see how these proposals develop and are received by current users of the site. Certainly the Unisys site, empty and decaying for so long, needs to be utilised for something useful.

Ann John's cultural leadership to be immortalised (2nd edition)

Please note this was posted on April Fools' Day - apologies to anyone who suffered a heart attack or high blood pressure on first reading (that includes the fictitious Cllr Jimmy Ponderous!)

Artists's impression of the new cultural centre

In a surprise joint press release over the weekend Brent Council and Galliford Try have announced that the £10m cultural centre that will replace the Willesden Green Library, Willesden Bookshop, Library Centre Cinema, Cafe,  the Brent Museum, Brent Archives, Willesden Green Open Space and the Library Centre car park,  will be named after Cllr Ann John, OBE.

Cllr Jimmy Ponderous, (Newish Labour, Kensal Cemetery) who more modestly will have the suite of council offices named after him, said

Ann John, OBE came into office in 2010 with a vision to transform the cultural landscape of Brent. The closure of half the borough's library was the first step in a radical plan that will culminate this year in the rebuilding of the Willesden Green Library and the opening of the Wembley Library at the Civic Centre.

The Ann John Cultural Centre will be a fantastic addition to the cultural offer in Willesden and will include a Costas Coffee outlet and a Tesco Metro. Customers will be able to pick up their groceries along with their DVDs. The new Wembley Library will be a major attraction for football fans  and concert goers attending matches at Wembley Stadium or performances at the Arena.

These  twin beacons of hope and enterprise were only made possible by Ann's determination to fight the enemies of regeneration and promise who litter the cultural landscape of Brent with their special pleading, whining and outmoded attachment to old-fashioned 'cardboard and paper' books.

No Willesden Town Square registration but some crumbs of comfort

The public inquiry report into the registration of the space outside Willesden Green Library took much longer than anticipated to be completed and it is far fuller than most. However the conclusion is that registration is not recommended despite the huge efforts of Martin Redston to convince the planning inspector that residents had a case:

Martin said:

By now you will have heard that the Inspector rejected my application for registration. His report of 211 pages is exceptionally long and detailed. Having read it carefully I would confirm that I think that he has been fair and reasonable in his treatment of all sides in the matter . ...He cannot recommend registration but he is sympathetic to our community in seeking to protect the open space.

..it seems to me that there is a small crumb of comfort in that  if you read Mr Brown's various comments throughout his summary, conclusions and recommendations he considers that the square could be registered on the basis of a more defined local neighbourhood, and if free festivals (clarified by him to be a suitable pastime) in particular had been organised on a continuing basis for the entire 20 year period. He also implies that the council might like to consider the fact that they have actually increased the profile of the square in the last few years, it seems a shame to lose it now.

A report on the outcome can be read HERE on the Kilburn Times website

Residents and developers will battle over Willesden Green at planning committee tonight

The  controversial Willesden Green unaffordable housing and developer's land grab in exchange for a smaller library  battle will come to a head tonight when the planning committee considers the application from Galliford Try/Linden Homes.

Only the main planning application will be decided on. The application regarding the conservation area will go straight to the Secretary of State.

The Keep Willesden Green campaigners will be among the speakers at the committee meeting which begins at 7pm sharp at Brent Town Hall.  It is expected that many KWG supporters will be in the audience.

Willesden Greeen Public Inquiry report ready in '7-10 days'

The Public Inquiry into the application for registration of the open space outside Willesden Green Library as a Town Square finished this afternoon.  Martin Redston and Philip Grant summed up with a detailed response to this morning's submission by Counsel for Galliford Try/Linden Homes and Brent Council.

Concluding Martin Redston said, "(In the 1980s) Brent Council wanted to put the Green back into Wiillesden. Brent residents embraced it."

Paul Brown QC, the inspector who held the inquiry said that he would  priortitise the report and expected his writing up to take 7-10 days and commented that he couldn't guarantee it by Friday of next week, "If it takes longer it is because I want to get it right."

The Special Planning Committee considering the Willesden Green Planning Application has been scheduled for Thursday 21st February, before the report is likely to be ready.

Brown commended the public, who had attended every day of the 4 day inquiry, for sticking it out.

In turn I would commend Martin and Philip for the enormous amount of work they have done in preparing the case and presenting it to the Inquiry. As Paul Brown,said they were doing it in their own time and were up against people whose paid job it was to represent objectors.

The Planning Committee Agenda is now on the council website. I suggest that anyone who was planning to speak should resubmit their request. LINK

Planning Committee won't consider Willesden Green development on Wednesday

The Galliford Try planning application for the Wiillesden Green flats and library development has been deferred until February 21st for 'technical reasons'.  Keep Willesden Green campaigners have raised various issues about the legal status of the  application over the last week or so.

The email from Democratic Services to councillors on the Planning Committee is below:

Dear Member,

Due to technical reasons, the planning applications for Willesden Green Library (references 12/2924 and 12/2925) will be deferred from tomorrow night’s meeting.  As the applications will still need to be considered at the earliest possible time following tomorrow’s meeting, the Chair has asked me to confirm your availability on Thursday 21 February 2013 for the special meeting.

If for any reason you will not be able to attend the meeting please consider asking your alternate. I would appreciate it if you could respond to this request at the earliest opportunity preferably before 10:00am tomorrow morning.

Joe Kwateng

Democratic Services Officer

Legal & Procurement Department

( Direct Line: 020 8937 1354
joe.kwateng@brent.gov.uk

This is becoming a real headache for the developers, maybe Galliford Try/Linden Homes will pull out before the 21st?

Keep Willesden Green campaigners speak truth to power

Willesden residents in  the Keep Willesden Green campaign were able to question the developers and make comments on the plans for the new Willesden Green Cultural Centre today. The councillors who constitute the planning committee were on a site visit prior to the Committee's consideration of the planning application on Wednesday.

The residents were extremely well-informed and officers will be taking away some of the questions and evidence to consider before the  Planning Committee.

On Monday the Public Inquiry into the Town Square application will open at Willesden Green Library and is expected to continue meeting after the Planning Committee has made its decision - a fact that itself is puzzling as.  if successful, he Town Square application would stop the library development as currently planned.

More detail and videos of today's events can be found on the Keep Willesden Green blog HERE

Willesden Green regeneration: 'Never mind the deadline, let's make a decision'

Brent Planning Committee is to consider the planning application for the Willesden Green Cultural Centre on February 13th despite the Public Inquiry for the Willesden Town Centre continuing until February 14th.  This is also the final date for submissions on the planning application.

The Council get over this little problem by recommending that the Committee (which is supposed to be independent of the Council) grant consent in principle and delegate the final decision to the Deputy Director of Planning and Development who will make the decision:

(a) taking into account any further representations received on or before the 14th February 2013;
(b) any direction by the Mayor of London to refuse the application. In accordance with Article 5 of the Town & Country Planning (Mayor of London) Order 2008 following the Council’s determination of this application, the Mayor is allowed 14 days to decide whether to allow the draft decision to proceed unchanged or direct the Council under Article 6 to refuse the application;
(c) Satisfactory prior completion of a Section 106(s) under the Town & Country Planning Act 1990 and/or other form(s) of agreement/undertaking in order to secure the S106 matters as detailed in this report

and for the conservation area consent:

 (b) any direction by the National Planning Casework Unit, the Secretary of State having considered the matter, to refuse the application

The planning application reports can be read on the Keep Willesden Green blog  HERE

Willesden Town Square Enquiry adjourned until February 2013

Cllr Muhammed Butt addresses 100 Days Of Peace Rally in the Town Square

 The Public Enquiry into the application to register the space outside Willesden Green Library as a Town Square  has been adjourned until February 2013 on the grounds that the applicant was not given enough time to prepare the case.

A preliminary hearing will be still be held on Monday December 17th, 10am Studio 2, Willesden Green Library Centre. This will hear directions from the Inspector to the parties concerned. The meeting is open to the public.

The delay has implications for the timetable for the planning application for redevelopment of the site and the building of 95 homes as the developer's plans involves building on the Town Square.

Evidence of the use of the Town Square can therefore continue to be sent to Martin Redston mredston@compuserve.com as signed PDFs with any photographic evidence. The Inspector will be seeking to establish that:

i. A significant number of inhabitants of any locality, or any neighbourhod within locality, indulges as of right in lawful sports and pastimes on the land for a period of at least 20 years; and
ii. They continue to do so at the time of application


Comments are also still possible on the planning application and can be sent to andy.bates@brent.gov.uk (Reference 12/2924 12/2925)

Willesden Town Square Inquiry to be held by independent Inspector

The French Market on part of the proposed Town Square

Brent Council has decided to to appoint an independent Inspector to conduct a non-statutory local inquiry in the application for the plaza between the current library and  the now closed bookshop, and the Victorian Library, to be designated a Town Square.

The decision was made on the basis that it will be a simpler and clearer process if the Town Green/Square application was decided before the library redevelopment planning application goes to Planning Committee. If  planning permission had been granted before a successful Town Square registration then the planning consent could not be implemented. This is because the plans submitted by developers Galliford Try build on the space concerned to make room for  the building of flats to the rear of the new building.

An Inspector has been appointed and is expected to hold the local inquiry in the week commencing 17th December 2012. Currently the closing date for comments on the planning application is December 6th 2012 but this is subject to revision.

Galliford Try submit revised planning application to Council for Willesden Green Cultural Centre

Brent Council has issued the following press release:

A revised planning application to redevelop Willesden Library and replace it with a state of the art cultural centre was submitted last Wednesday (31 October).

The application, which was submitted by developer Galliford Try, details proposals to deliver a brand new library and cultural centre that will act as the main service delivery hub for the south of the borough.

The proposed revised design is a result of extended consultation with the local community which took place over August and September and includes the old Victorian library as part of the plans.

Brent has secured a self-financing scheme which involves working with developer partner, Galliford Try, to deliver the new cultural centre in return for developing homes on the remainder of the current site for market sale.

For the past few month residents have met with council officers and Galliford Try to revisit the original design and discuss alternative proposals for the new centre and its design.

In response to the recent extended period of consultation Brent has made several changes to the design, including;

• completely redesigning the scheme to include the old library
• increasing the size of the new library within the centre
• creating room for more study spaces and computers
• changing the brief for the building so that it could, potentially, include a bookshop.

The proposals for the centre also include a children's library,  IT provision, museum, community gallery, archive, archive store, three community spaces (which will provide an array of programmed creative events), café/ bookshop, multi faith contemplation room and high quality public spaces designed for markets and events.

Cllr George Crane Lead Member for Regeneration and Major Projects said: "Thank you to the many residents who got involved in consultation and gave up their time to help us develop plans for this new centre."

If the project gets the green light the council hopes to build on its close working with stakeholders to develop the building proposals including how it is may be used and managed.

 Link to Brent  Planning site: 12./2924 LINK   12/2925  LINK

Brent designated Willesden Green a 'Public Square' 29 years ago

The designation of the open space at Willesden Green Library as a Town Square includes a requirement that it be proved that the open space has been used for leisure activities for 20 years. Both the developer Galliford Try and Brent Council have opposed designation.

A 1983 Brent Council development  document has now come to light that clearly shows the Council designating it a 'Public Square' 29 years ago.

More information on www.keepwillesdengreen.blogspot.co.uk

Lively consultation on Willesden Green leaves unanswered questions

I started out feeling sorry for Beth Kay from the Brent Council Regeneration Team today as she was once again the council's 'messenger' under fire from many quarters at the latest Willesden Green redevelopment  'consultation'. .This sympathy was reduced somewhat when I heard the presentation and some of her answers to questions.. The Q&A would have gone much better if there had been a neutral chair to keep order and make sure that full answers were provided.

The main feature was the exhibition showing a possible scheme incorporating the 1894 Library. More pictures (above) - more on the Keep Willesden Green blog HERE However Beth gave mixed messages about this. At one stage she had been talkling about dialogue with the community being frustrated by the issue of the the Victorian library and said, "Now the Old Library has been saved we can have conversations about what we want in the new library". However later she said that the retention of the Old Library compromised the scheme, presented challenges and made her nervous in planning terms.

In presenting the results of the top  consultation concerns (Loss of Old Library 45%, Loss of Wiilesden Bookshop 22%, Inadequate parking 18%, Renovation rather than redevelopment 17%, Dislike of design 16%, Insufficient consultation 16%, New building too small 14%, Loss of public space at front of building 14%) she referred to three petitions.  However for the 'Retaining Bookshop' petition and the 'Pause, Listen and Reflect' here presentation only gave the figures for the e-petition, rather than the much larger (sometimes 10 times larger) paper petitions. For the 'Oppose Demolition of the Old Library' petition  the presentation gave both the e-petition and paper petition figures.

I protested that this seriously misrepresented the number of people supporting the first two petitions and she undertook to amend the presentation.

Another conflict arose over the Willesden Bookshop. Beth claimed once again that the bookshop's rent had been subsidised (despite the owner Steve's denial on this blog) and that all bookshops were in crisis. She further claimed that the Bookshop itself had admitted it was not viable. However she said that (yet another) consultant had been appointed to look into the viability of a combined cafe/bookshop.

When it was pointed out that the Willesden Bookshop had now closed despite her presentation stating that the Council was trying to continue non-core services in the interim, she said that the Council was trying to find them premises on the High Road.

Challenged by another member of the audience on the total amount of  money that had been spent on consultants she was unable to provide an answer but implied that Galliford Try was footing the bill.

Questioned about why the planning application had been pulled Beth said this was due to the widespread opposition to the demolition of the Old Library. She did not mention that GLA planners had raised concerns that the proposals did not meet London Heritage policies in meetings with Brent Council officers. With a straight face she stated, "By withdrawing the planning application we have shown it is not a 'done deal' ".

During discussion about why refurbishment of the 1989 hadn't been considered, and when the audience laughed when someone asked 'Who built it if it's no good?" and was answered, to laughter "Brent Council!", Beth claimed that the Chalkhill Estate had been rebuilt and that was the same age as the current library. In fact the old Chalkhill Estate was built in several phases between 1966-70, 20 years earlier than the library.

I did not receive a satisfactory answer to a question about possible conflict over Brent Council's role as instigator of the project, joint partner with the developer, conductor of post partnership public consultation, and decision maker on the planning application. I pointed out that our objections were not just limited to the retention of the Old Library but also concerned the loss of open space, the fact that the housing was unaffordable, loss of bookshop and the provision of council offices, none of which were to be consulted on. Keep Willesden Green had wanted the Council to start again from scratch and involve local people from the start. Beth angrily stated that the provision of council offices was a matter for the council and nothing to do the public, only the Council  knew what they needed.

In the light of the above I asked that Keep Willesden Green be given the space to make their case to the public in the interests of openness and democracy.  To rumbles of disagreement she said that she did not think KWG was representative but added that it had been added to the list of special interest  groups to be consulted in September.   She responded more positively to a suggestion that there should be an ongoing  group to work on the proposals, possibly as part of the Willesden Town Team, or as a separate group.

Old Library may be retained, rest of 'consultation' just tweaking

Details of the new round of consultation on the Willesden Green Library redevelopment published today LINK show how limited any rethink is likely to be.

The Keep Willesden Green group demanded that the Council and developers Galliford Try 'stopped.listened and reflected' on the proposals with the suggestion that they go back to first principles and involve local residents and users from scratch.

Instead it appears that the housing development,  loss of the Town Square and the bookshop are still taken for granted. There is a concession over the Old Library building which goes only as far as that new early sketches will be on display and 'will show how the old library may be retained as part of the building'. These sketches will be on display throughout August for feedback and 'developed proposals will be ready in September'.

The second phase of the consultation to take place between September and October is limited to 'details like how the library space will be divided or what could go inside the old library'. Brent says stoutly, 'We know where we think each activity shold go (e.g. the library, museum etc).  So no consultation on housing, council offices, cafe, Town Square, car park, bookshop space, or the size of the library.

They have organised workshops for specific target groups, which run the risk of setting different groups against each other, rather than working out priorities through face to face discussion:

Tuesday, September 4 - Seniors
Thursday, September 6 - Small and medium enterprises
Tuesday, September 11- Community groups
Thursday, September 13 - Ethnic minority groups
Tuesday, September 18 - Teens
Thursday, September 20 - Families with young children

 Although of course many people will cover several categories so may end up attending 3 or 4 times!

The Council says it will carry out outreach in local schools and will develop details with schools in the Autumn.

The third phase is the 'Interim Strategy: October-November' and the Council say that core services will continue to be delivered at the Willesden Library Centre as well as non-core such as the markets. Unfortunately one vital 'non-core' service, the Willesden Bookshop, has already closed when the Council could have extended its lease during this period.

Reviewing this timetable it seems clear that the Council's intention is to get planning approval in December and  hand over the site to the developers by January 2013.

Meanwhile I am sure Keep Willesden Green campaigners will be considering their next moves in the light of the above.

Willesden Green regeneration consultation dates published

Further details of the August 8th consultation on Willesden Green Library Centre redevelopment plans have now been published as well as new consultation dates in September:

Open day on Wednesday 8 August 
 
An open day will be held at Willesden Green Library Centre in The Library Lab to give you an update on the project. There will be plenty of opportunities for you to share your ideas on the future of the WGCC.

There will be a display at The Library Lab throughout August if you are not able to attend the open day.
 
Wednesday 8 August
11am to 8pm at The Library Lab in the WGLC with presentations at 12noon, 2pm, 4pm and 7pm

Further workshops with the following focus groups are planned for September:
 
Tuesday, September 4 - Seniors
Thursday, September 6 - Small and medium enterprises
Tuesday, September 11- Community groups
Thursday, September 13 - Ethnic minority groups
Tuesday, September 18 - Teens
Thursday, September 20 - Families with young children

Further information

If you need more information or have any questions about the planning application please contact Galliford Try’s dedicated freephone information line on 0800 298 7040 or email 
feedback@consultation-online.co.uk. 
Web: www.willesdengreen.co.uk  Twitter: @Will_GreenCC

The Guardian publicises Willesden Bookshop's plight - still time for Council to act

The plight of the Willesden Bookshop, facing closure this month as its notice expires, is reported in today's Guardian LINK

Helen Sensi, who has worked at the shop since it opened, said:

We've been inundated with people saying 'Why are you closing down?' I think people will feel a tremendous sense of loss. Independent shops have had a hard time, but Steve (Adams) has kept the shop going where others have fallen. He's managed to be a community service, even if the council doesn't recognise it.

Sensi said that the end of the Willesden store was:

... disaster for children in terms of literacy. To see children engrossed on the floor, from tiny tots reading cloth books to older children running towards a cover they recognise, is a delight. For me, that's where it begins.

Surely it is not too late for Brent Council  leader  Muhammed Butt to meet with campaigners and the bookshop to sort something out.  The bookshop is something of tremendous value that Brent Council is in danger of needlessly throwing on the scrap heap.

GLA planners torpedoed Old Willesden Library demolition application

GLA planners, advising the Mayor,  have acted before the bulldozers move in, at least as regards the Old Willesden Library.

It can now be revealed that Strategic Planners at the GLA  met with the Galliford Try application team twice during the 6 week consultation period during which the they considered whether the Willesden Green Redevelopment application  complied with the London Plan Policy.

According to Gemma Kendall, Case Officer,  in the meetings before the July 4th deadline, the planning officers:

...expressed serious concerns that the proposed scheme would not comply with the London Plan Policy 7.8 and 7.9 regarding heritage assets and heritage-led regeneration. The applicant subsequently chose to withdraw the application before it was reported to the Mayor on 4th July 2012.

Galliford Try, in what appeared to be a surprise move, withdrew their planning application for the Willesden Green Cultural Centre on July 4th.

It now appears that the combination of unprecedented local campaigning, massive public rejection of the plans,  the views of the GLA planning team and not least the Town Square application combined to force withdrawal.

Meanwhile, appearing to have learnt little, the application team have arranged a consultation day on the revised application in the middle of the August holidays!

Willesden Green: 'Is this all there is?'

Well, that was my reaction in the words of the old song,  when I saw that the proposed consultation with the community and redesign, following the withdrawal of the Willesden Green Redevelopment Planning application, amounts to a one day event.

The truth is that the Keep WillesdenGreen campaign, through its website, public meetings and face to face cobersrtions with local people, has done far more consulting that the developers.

Still it will be worthwhile going along and remaking the points that have galvanised so many local people and library, bookshop and museum users into action:

Dear Resident

 

The planning application for the proposed new Willesden Green Cultural Centre was withdrawn by Galliford Try at the beginning of July.

 

The Council and Galliford Try are now proposing some further engagement activities with local people and other stakeholders to explore the design for the Cultural Centre including what the building will look like and also what activities will take place in and around the building.

 

An open day will be held on 8 August 2012 at the Willesden Green Library Centre in the Library Lab to update all stakeholders. You are welcome to drop in at any  time during the day and we will be available to answer questions. There will be presentations at set times during the day and further information on this will be available at the Library Lab.

 

Thursday 8 August

11am to 8pm at the Library Lab at the WGLC

 

Keep Willesden Green enters positive new phase

Although we don't know precisely what led to Galliford Try withdrawing their planning application for the redevelopment of Willesden Green Library Centre, it is likely to be a combination of the scale of local opposition, internal Labour Party debate, technical and legal risks; and national and international opprobrium.
The reason given for withdrawal was to allow for more consultation and a possible redesign which amounts to a victory for the Keep Willeden Green's demand to 'Stop, Listen and Reflect' (above)

Whatever the detail, the successful mobilisation of local opinion by the energetic and resourceful  Keep Willesden Green campaign, which saw the council's planning department deluged with objections to the plans,  must have played a part. Thus, last participants in last night's well attended meeting of the campaign allowed themselves a modest celebration at the planning application  withdrawal whilst recognising that this was only the end of Round 1.

It was a sign of the strength of the campaign that the meeting included about eight newcomers who wanted to contribute to the next phase. Rather than tailing off as a result of the pause in the process, the campaign has drawn strength from the decision and become even more determined to influence events.

The consensus that emerged about next steps  emphasised a positive, proactive approach that will seek participation in the formulation of new plans from the start, aided by the provisions of the Localism Act. In reaction to new council leader Muhammed Butt's stated desire to work with the community, rather than against them, KWG will seek a meeting with him to discuss the way forward to ensure that any development meets the needs and aspirations of the local community.