Round 1 to Keep Willesden Green campaigners as developers withdraw planning applications

Galliford Try, the developers of the controversial housing development (with Cultural Centre attached) has withdrawn its two planning application for the site.

Galliford Try and Brent Council say that this is to extend the consultation period for the redevelopment and use the summer to seek local people's views.

The planning applications have received an overwhelming thumbs down from local residents with the planning department unable to keep up with the enormous flood of objections.

Cllr George Crane, lead member for Regeneration and Major Projects insisted that 'this redevelopment has never been a foregone conclusion as some people have claimed and this extra time for discussion demontrates that' but went on to state that the development 'needs to be at no capital costs and result in a quality development - these principles remain unchanged'.

Martin Redston, joint chair of Keep Willesden Green, said that he was overjoyed at the decision but that the campaign would not put its guard down: 'We will be looking for genuine consultation leading to community engagement at all levels'.

Details about consultation events and the time line will be publicised shortly. The further consultation will include the design of the new cultural centre and the activities that people want to see in the building once it's complete.  I understand that the original architects are now working on designs that will include keeping the historic Old Willesden Library.

The shows what a well-informed and determined community based campaign can do. Congratulations to all  all concerned.

Navin Shah opposes Brent Labour's library demolition

Last month Navin Shah, Labour London Assembly Member for Brent and Harrow wrote to Andy Bates, the planning officer for the Galliford Try planning application, regarding the demolition of the old Willesden library building.. This is what he wrote:

Dear Mr. Bates,

Application for Conservation Area Consent for the demolition of the old library building. Willesden Green Library Centre, 95 High Road, London NW10 2SF

I am writing to you about the conservation area consent application for the proposed demolition of Willesden Green Library. I strongly object to the proposal for demolition on the following grounds.

As the London Assembly Member for Brent and Harrow I have been contacted by a number of residents in Brent who are extremely dismayed at the proposals to demolish the library. I fully share their dismay as I feel that this is a historically important building of local interest and importance which should be preserved.

As an architect by profession with special interest in listed buildings of architectural and heritage value I feel preserving Willesden Green Library is extremely important. The old building of ‘Arts and Crafts’ design contributes greatly to character of the area and should be celebrated as an iconic building, rather than be demolished.

This library building is a social and cultural tool and knocking it down would destroy the historical and architectural contribution it makes to the Borough of Brent and its special significance to the character of the area. This is a much loved building making positive contribution to the surrounding areas which is recognised by its local listing by Brent council and local people love it, as do I. So why destroy local heritage?

I’m not against the principle of regeneration for the site but there are other options available to the Council without destroying this cute little local landmark. Once a building of this character is destroyed, you will never get it back. I urge the members of planning committee to save Brent’s heritage by refusing the consent for demolition

Willesden Green redevelopment in trouble?

With the on-line comments on Galliford Try's application to demolish the Willesden Green Library Centre and Willesden Bookshop along with the Victorian Library,  showing over-whelming opposition from local residents, LINK it appears that the developer has launched a last-ditch attempt to find the 'silent majority' councillors have claimed are in favour of the scheme.

A PR company has allegedly been employed to go door to door in Willesden Green to collect signatures for a pro-redevelopment petition claiming that the new building will be 'lovely'.  See 'Beware the stranger at your Willesden door' LINK The petition will squeeze in between the formal deadline and consideration by the planning committee.

Meanwhile the Victorian Society has added their voice to the opposition and chided the Council:

It is disappointing that despite a request in March to be kept informed of developments in this case, the Council failed to notify us of this application. Instead we have been reliant on a huge number of concerned local residents to inform us that an application was submitted

Their full submission can be seen HERE

Cllr Ann John and Cllr George Crane signing agreement with Galliford Try (Brent Magazine April 2012)

There are various technical issues relating to the planning application and particularly the aspects relating to Grange Road that are being challenged as well as doubts over the application  being solely in the name of Galliford Try when  the scheme was a partnership with Brent Council. There have been so many responses that planning officers have been overwhelmed and acknowledgements of written submissions are taking several days and on-line comments taking some time to upload.

A further complication is the role of Cllr Ann John who now sits on the Planning Committee. As someone who as leader of the council advocated the scheme,  she may decide that it would be better not to take part in the discussion and decision making on this issue because of claims of 'predetermination' i.e. that she had already made up her mind before the Committee's perusal of the application.

Meanwhile public notices have appeared in the vicinity and the local press advertising the application to register the public space in front of the present library as a Town Square. The space will disappear if the redevelopment takes place and a successful registration will clearly have repercussions for the developer's plans.

Ann John: I know best on Willesden Green Redevelopment

Keep Willesden Green activists have provided reports on their meeting with Ann John, leader of Brent Council, to discuss the proposed redevelopment of Willesden Green Library. LINK

It seems clear from the reports that Cllr John was not as well briefed as she might have been and this follows Cllr Crane's floundering on detail at the KWG hustings for the Dollis Hill by-election.

Despite being disconcerted by some of the evidence Ann John stuck to her guns and insisted that she knew better than local residents what was good for them.

Campaigners who attended the meeting concluded that local people could have a say about where shelving in the new building was positioned, but little else despite not being properly consulted in the first place.

Further one to one consultations will be held by Galliford Try and Remarkable PR on April 17th. Full details HERE

Majority reject Willesden Green plans in Remarkable Consultation

The 'Keep Willesden Green Campaign' have just released the results of the Galliford Try-Brent Council consultation on the Willesden Green Library Regeneration which was managed by Remarkable PR.

The result, coming as it does on top of Labour AM Navin Shah's support for the retention of the historic Old Willesden Green Library building is indeed 'remarkable'.

Remarkable PR had 220 responses to the public consultation (both on line and on paper). The breakdown was:

Supporters of the scheme  15
Partial supporters              24
Undecided                        10
Objections                       171

Remarkable will be contacting the people who took part in the 50 1:1 consultations with revised plans but these are not expected to include the retention of the old Willesden Green Library building.  These meetings are likely to take place the week after next. A revised flyer will also be sent to residents.

Winners and Losers in Willesden Green Library Redevelopment

The report (LINK) on the Willesden Green Library Redevelopment to go before the Brent Executive on Monday January 16th recommends that the contract for a new cultural centre be awarded to Galliford Try PLC. The contract includes the acquisition of additional land in the adjacent area  In return for the design and build of the cultural centre on land where the council will retain the freehold (Council Works Land) , the developer will be granted the right to develop residential units for market sale, associated public realm and car parking on the remainder of the land (Developer Works Land)  with the freehold transferred to them on a 'drip feed' basis. This will make the project 'cost neutral' the Council claim.

The report makes it clear that  neither of the existing tenants of the Willesden Green Centre, Willesden Bookshop and Brent Irish Advisory Service will be offered financial assistance following termination and states that neither will be offered space within the new cultural centre. The Council will offer 'assistance to both organisations to try and secure alternative premises within the borough'. They make the same offer to Brent Artist Resource which occupy spaces at the Willesden Green Library Centre on a service level agreement.

The report rejects what they call 'a suggestion by a very small number of members of the public supporting the continued use of the Kensal Rise and Cricklewood (library) sites' as alternate library or study sites during the redevelopment period. They say the sites are not suitable because the need would not occur until July 2012 by which time if the Council continues to be successful against legal challenges they will be administered by All Souls College and not the Council -'as owners, trustees or otherwise' ; they would be expensive to maintain and heat;  additional staff would be needed; and because the locations do not meet the needs of of the borough's residents.

During the rebuilding a temporary library will be provided in the Grange Road offices, this would have a reduced stock but 'further premises are being investigated in the Willesden area'. In terms of study facilities 10 PCs and ten spaces will be provided at Grange Road, 20 extra spaces at Kilburn librray, and 5 extra each at the Town Hall and Ealing Road. They propose to reach at agreement with Job Centre Plus in Harlesden for the provision of a replacement Customer Contact Centre.

Phase Plan

The Appendix above shows the extent of the redevelopment and acquisition of land. 1. Cultural Centre Phase 1, 2. Residential Phase 1, 3 Residential Phase 2, 4 Chambers Lane site. PDF HERE

Galliford Try PLC will undertake a consultation LINK which will start within the Council immediately after the January Executive.  In their Community Engagement Strategy Galliford state that working with communities comes as 'second nature' to them but go on:

That said it would be wrong to assume that simply by virtue of our approach, the development will be well received. Once built, it is likely that the new cultural centre will be welcomed and appreciated, but along the way existing buildings are to be redeveloped. one locally listed and another having been built only relatively recently; a high profile community group, the Brent Irish Advisory Service, is to be displaced; and new homes are to be built on scarce parking spaces - all potentially sensitive issues.

Not to mention the loss of the Willesden Bookshop....

I am now off to join campaigners who are at this moment publicising these issues outside Willesden Green Library.