Confusion over end date for Wembley High Road sewer works

 Street signs say that the sewer works in Wembley High Road will continue until January 31st 2018 but this is what Brent Council posted on its website yesterday with a completion date of January 5th LINK:

The sewer works on High Road, Wembley, are progressing well and the proposed end date for these works is now 5 January 2018.

To date Thames Water have:

• Removed the traffic island
• Excavated a shaft onto the sewer over seven meters deep
• Tunnelled four meters downstream, towards Park Lane, to a point where there is no concrete in the sewer
• Tunnelled upstream, towards Wembley triangle, eight and a half meters to the lateral connection from the former Brent House site and have tunnelled over fourteen meters to a point where all concrete has been removed.
• Sink another shaft on the sewer
• Replaced the sewer

Next steps:

• Backfill the tunnels

• Backfill the shaft

• Permanent reinstatement of carriageway.

  
   Note: From the top of the 83 bus today (Thursday) it did look as if the backfill works have been completed. I have asked Thames Water for clarification.
  

Wembley High Road sewer works until the end of January?

The street signs say the end of January but this is what Brent Council posted on its website yesterday with a completion date of January 5th:

The sewer works on High Road, Wembley, are progressing well and the proposed end date for these works is now 5 January 2018.
To date Thames Water have:

• Removed the traffic island
• Excavated a shaft onto the sewer over seven meters deep
• Tunnelled four meters downstream, towards Park Lane, to a point where there is no concrete in the sewer
• Tunnelled upstream, towards Wembley triangle, eight and a half meters to the lateral connection from the former Brent House site and have tunnelled over fourteen meters to a point where all concrete has been removed.
• Sink another shaft on the sewer
• Replaced the sewer

Next steps:

• Backfill the tunnels
• Backfill the shaft
• Permanent reinstatement of carriageway.

Sewer works likely to continue into the new year

Brent Council, answering a query from a local resident, have confirmed the revised end date for the Wembley High Road sewer works as December 22nd but added that it was likely that the works would continue into the new year.

Thames Water are currently excavating another shaft over the sewer and the lateral connection to the former Brent House which should be completed by Thursday of this week. Thames Water will then need to continue to tunnel towards Wembley Triangle to a point where there is no more concrete in the sewer.

When all concrete has been been removed the backfill and reinstatement process is expected to take up to three weeks to complete.

The Council added that they are working with Thames Water to ensure these works are completed as soon as possible. They assured the resident that Thames Water is working seven days a week but as the majority of the works are underground it may look as if there is not much activity on the surface. Thames Water have been instructed to update their Variable Message Signage to reflect the new revised date.

Responding to a question about the reinstatement of the traffic island and trees formerly on the site Brent said that the island, removed for these works, will not be replaced as there have been long term plans to remove it. It has been decided to take the opportunity to remove the island at no cost to the council. The trees that had to be removed can be replaced at the expense of Thames Water who will in turn recharge whoever is repsonsible for the concrete in the sewer.

Parking restrictions on Park Lane imposed because of the works and the traffic diversion have now been extendeduntil the sewer works are completed.

Brent Council confirm Dec 22nd extension for Wembley High Road works

Brent Council have confirmed that the Thames Water sewer works on Wembley High Road will be extended up to December 22nd. Certainly the works, which were due to be finished at the end of this week, look nowhere near completion. I understand that the concrete blockage extends further eastwards than first thought and clearing it will require further excavation.

Business on the affected closed road seeking compensation from Thames Water should follow this LINK

The final bill for the works and compensation could run into hundreds of thousands and despite their denials, Henley Homes, who are developing the  Brent House site adjacent to the sewer works, are still being suggested by locals as the most likely blockage culprit. Watch this space!

UPDATE Henley Homes deny they are responsible for concrete sewer blockage causing chaos in Wembley

Wembley High Road outside the former Brent House site today

UPDATE: HENLEY HOMES HAVE DENIED THEY ARE RESPONSIBLE FOR THE BLOCKAGE LINK

A local resident writes:

Well road closures commenced this morning. After some interrogation I found out that it is allegedly due to Henley Homes and Genesis  Housing, developers of old Brent House site.  Apparently when piling they drilled through a feeder sewer so when they filled with concrete it ran into the main sewer and that has what has caused the blockage.  The main sewer is 7.5 metres down and blocked solid.

On top are three water mains, electrics, gas, telecom, fibre optic.  At the moment they have no idea what they will find as they have just taken up the island created and paid for by Olympic money that had 5 little trees, which have sadly lost their lives.

The reliable source said he anticipated it would take at least sixweeks! (two more than quoted by council) but would not be able to give accurate dates as they have no idea what they will find and what infrastructure may cause them problems until they start digging.

Hey 7.5 metres is a long way down, and then they will have to tunnel through the concrete.  He did say it might whiff a bit when they get close. Urgh!

Huge problems on High Road traffic, as Ecclestone Place should only be accessible from Wembley Hill Road, and exit via High Road going West.  This was in order to stop it becoming a "rat run" early days but clearly there are a number of drivers who cannot read signs.

It is clear that TFL have not been so pro-active in closing bus stops and informing locals of the changes.  The main bus stop on high road outside KFC was showing diversions on LED display at the stop, but no signs saying 'bus stop closed' at 4pm today.

I would like to see the bill Henleys are going to get from Thames Water if they are responsible. Shop keepers, especially opposite Brent House are extremely upset by the disruption - no customers.  The local newsagent told me at 5pm today he had no customers to charge their Oysters or buy drinks/chocolate etc, no school children, and only made £100 by 5pm.  He wanted to know how he would be compensated.  I told him I had no idea whatsoever. Do any readers?

Wembley Matters has contacted Henley Homes asking them to confirm their responsibility for the sewer blockage.

Brent House sold to Genesis Housing for £76 million

Brent House last week

Proposed development

Locals have noticed some work going on at Brent House, High Road, Wembley, recently. The office blocks were sold to Henley Homes by Brent Council for around £10 million in 2014 LINK

Yesterday Henley Homes announced that they had completed sale of the site, to include construction of 248 apartments and c6,000 square feet of retail space, to Genesis Housing. 30% of the apartments will be 'affordable' (up to 80% of market rents?)

Construction will be by Reis Construct, the construction arm of Henley Homes.

The blocks will be 7-10 storeys high, considerably lower than other recent planning applications in the area.  There will be further development of the High Road to the north on the Ark Elvin High School  frontage as well as the rebuild of the secondary school itself and the extension of Elsley Primary School currently under way.

The new blocks with Ark Elvin (formerly Copland) High Schoolon the right

Some of the property press have mistakely reported the sale as that of Brent Town Hall, which is of course now the Lycee International de Londres Winston Churchill.

The full extent of the new build (High Road at top of the picture) can be seen in this architect's drawing:

More details on the architect's website HERE

Demolition and build will start in the new year.

Jeremy Stibbe, Genesis Housing Association Executive Director of Assets and Investment said:

  We’re delighted that works for this exciting project will soon be getting underway and look forward to working closely with Henley Homes as the plans take shape. 

The new properties built at Brent House will play a key role in helping Genesis deliver on our ambitions to invest in 1,000 homes a year.  Genesis is the largest housing association landlord in Brent so we will be channelling this experience into creating a vibrant new mixed tenure community delivering affordability and opportunity for customers at the heart of the borough.

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

Council sells Brent House for £10 million

Brent House

Brent Council has sold Brent House, Wembley High Road, for more than the £10m asking price.

It has been sold to Henley Homes who have plans for up to 265 homes on the site subject to Brent Council giving planning approval.

Brent House is close to the old Copland High School, now Ark Elvin, which  is also the subject of an extensive planning application.

The sale follows plans for the conversion of  the  high rise Wembley Point at Harrow Road/North Circular into homes.

How much has Brent House lost council taxpayers?

Brent Council purchased the leasehold of Brent House in Wembley in 2008 for £17.1m. Shortly after due to the financial collapse and the resulting property crash it was revalued in 2010 on an 'owner occupier use value' at £8.375m. The current depreciated  Net Book Value on the Council's Asset Register is £4.519m.

Brent House is now surplus to requirements following the move of council staff to the Civic Centre but Air France still occupies part of the building and it has Vodafone and Airwaves masts on the roof. The combined income stream for the council ois£363k. This is likely to be lost on sale of the leasehold as Air France will have to vacate the building.

Brent Council borrowed £17.695m for the leasehold purchase with an annual debt charge of £1.031m. This combines principal and interest and was forecast for repayment over 40 years. (I'll leave you to work out the total cost!) The outstanding principal of the original borrowing  is £16.886m - more than 3 times the Net Book Value.

The council now proposes to dispose of the leasehold but has not released the purchase figure. They do state however that the capital receipt offer is in excess of the 'property's Net Book Value on the Council's Asset Register but lower that the outstanding principal on the unsupported borrowing'.

We are left to work out that the bidder's unrevealed purchase  figure is between £4.519m and £16.886m. A wide range by any stretch of the imagination and surely residents ought to be told the extent of any loss on the sale? Details are restricted and the relevant Appendix to the report no published.

The Brent Executive will decide on Monday their preferred bidder  for the leasehold sale. Officers are recommending one from Stoford Ltd.

Stoford intend to convert and extend the premises to provide a 158 bed hotel, (Premier Inn) 66 homes of which 'around 22' would be affordable and 465m2 of retail with 165 parking spaces.

If that does not progress the reserve bidder recommended is Henley Homes which officers, whilst impressed by Henley's track record,  questioned deliverability'.

This is a new build bid with 269 homes of which 80 would be affordable and with a bigger retail space of 1,580m2 but no hotel.

Anong the rejected bids were:

• One Housing Group, rejected as too low financially.
• Bellway Homes - scheme for 327-346 homesm rejected as over-development
• Criterion Capital - unconditional bid for conversion of exisiting building to 135-140 homes, Theye did not submit a second bid.
• Quatar Property Group - conversion of existing building to an unspecified number of homes, rejected due to relatively low value.

Although the Council claim that a hotel meets with the Wembley Plan I would question whether the borough needs yet another hotel and most of the new Wembley hotels are closer to the Stadium, Arena and Wembley Park station.

It does seem to me that the Council has missed yet another opportunity to build affordable homes. A hotel is also planned at Bridge Park on the other side of the North Circular with a minimum affordable home quota of only 5%.

The retail fits in with the Council's plan to have a retail corridor all the way from Wembley Central station down to the Stadium, incorporatng the London Designer Outlet.  The redeveloped Elizabeth House, next to Brent House, already includes retail space which as far as I know has not yet been let. The jury is still out on the viability of the LDO.