No 'even playing field' when it comes to the Welsh School's bowling pavilion planning application

Tonight's Planning Committee will decide on the planning application from the London Welsh School to take over the Bowling Green Pavilion and build an adjacent single storey classroom in King Edward VII Park. The application is supported by planning officers and the Council has gone to considerable lengths in smoothing the application's passage, even to the extent of putting S106 money aside for landscaping of the bowling green which is next to the proposed school.

This is in stark contrast to the obstructiveness of the council regarding Stonebridge Adventure Playground which is also due to be displaced from the Stonebridge site to make room for the expansion of Stonebridge Primary School and the building of new houses. They have been offered no help at all to find a new site and Cllr McLellan  made an untrue statement to the local paper suggesting that the Playground had refused an alternative site.

It is not to disparage the Welsh School, which I admire, to point out that it has 30 pupils whilst hundreds of Stonebridge and Harlesden children from many schools, use the Adventure Playground particularly at holiday times and weekends when other facilities are not open.

The motivation behind this is a mystery to me.

At the same time it is worth considering the precedent of giving an approval to the building of a school in the park, albeit a small one, when there are extant free school proposals elsewhere in the borough, one of which, Gladstone, proposed to building on playing fields next to Gladstone Park.

Looking at the papers for tonight it appears that the officers' despite being reminded of the Qiueen Elizabath II Fields in Trust Agreement LINK have not fully informed committee members of the content of the  agreement it. Instead they have merely stated that negotiations about that would be a separate process. They do not warn the Committee that in addition to the S106 costs of landscaping the bowling green that Fields In Trust may seek financial investment from the Council in the remainder of the park.

The Trust said:

I can confirm that Brent Council did submit a formal request to Fields in Trust with regards to granting a lease on the disused bowls pavilion area to the London Welsh Language primary school on a 15 year term, and in addition to erect a single storey classroom block and convert the paved hard landscape area to an all weather playground. 

  We were advised that the bowling green and Pavilion are unused and the area fenced off, furthermore there was no bowls interest. 

I can confirm that the Council’s request was rejected by our Trustees in January 2015 because the site is protected for recreational purposes and the proposed new use would be outside the objects of the Deed of Dedication.  In order for the matter to even be reconsidered by our Trustees the Council would need to offer up for protection a replacement site of at least the size of the land being lost or provide a payment which is to be made available for investment in the facilities within the remainder of the site.  To date we have not received a revised application, which I believe would only be forthcoming should planning consent be granted."

60 local residents have indicated to the Council that they would be interested in resurrecting the Bowling Club but the Council gets round that by saying that they are prepared to subsidise existing clubs but not a new one.

Can you talk about 'even playing fields' regarding bowling?

Suggestions that Collins Lodge could become a school building, initially claimed to be unsuitable, are now answered with the statement that the Council wants to retain the currently empty Lodge as a possible cafe/toilets in the future. The barely used dilapidated space next to the Lodge is claimed to be needed by Veolia.

The Friends of King Eddie's Park petition has been signed by all three Preston Ward Labour councillors, Sam Stopp (Wembley Central), Cllr Wilhemena Mitchelll-Murray (Wembley Central) and Ernest Ezeajughi (Stonebridge).

The application is the first item on the Agenda after formalities. The meeting begins at 7pm at the Civic Centre  (Conference Hall).

The London Welsh School's official status and questions that remain over Brent Council policy

This Guest Blog by Denise Cheong looks at issues about the exact status of the London Welsh School, the loss of trees in King Edward VII Park, and some key questions that remain to be answered.

For the avoidance of doubt these screenshots and web link show the Registered Business and Fee Paying Status of the London Welsh School:

This web article on www.Wales.gov.uk titled:"Funding for Ysgol Gymraeg Llundain" further proves their actual status: LINK

Brent Council likely to to pay the Big Lottery to close Stonebridge Adventure Playground!

Brent Council is at present wanting to turn  number of its services over to voluntary groups and charities, even to the extent in its Equalities Policy of asking council staff to volunteer.  So staff will be expected to volunteer, in their spare time, to run services where their colleagues were made redundant.

However, at the same time its treatment of voluntary organisations, such as Brent Play Association, and facilities bequeathed by local philanthropists such as Titus Barham, and agreements reached with organisations such as Fields in Trust, has been cavalier to say the least Now in the 21st century it is the Big Lottery that Brent is disrespecting.

The Big Lottery financed Stonebridge Adventure Playground, through Brent Play Association, which itself raised funds for many other businesses. Ironically the fact that it was  part-funded by an annual Council grant, limited how much the BPA could raise for itself.

Now, the Coucil is adamant that it will cut playground funding at the end of the financial year, and apprently, even while the BPA is finalising redundancy terms for its employees, has had the gall to ask if it would be possible for workers to carry on as volunteers, to cover the Easter and Summer holidays.

The closure is going to be expensive for the BPA but may also be so for Brent Council as they will be breaking an agreement made with the Big Lottery - that is if the Big Lottery decide to play ball with the Council.  My reading is that this may cost the Council up to £250,000 which they appear willing to pay.

Potential penalties are set out below:

Meanwhile Philip Grant has pointed out that:

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At item 9 on tonight's Cabinet agenda is a report from Andy Donald, Brent's Regeneration Director on how he proposes to spend S.106 (planning) funds for 2015/16 (the Development Funds Programme). One of the items is: 

Title: King Edward VII park landscaping bowling green. Purpose: Landscape the disused bowling green to increase informal recreation area. Ward: Wembley Central Details: There are no legal impediments to using this funding for this project. Given the importance of King Edward VII park to providing amenity space for the future occupants of the borough's largest growth area, this park is considered a priority. Proposed spending for 2015/16: £152,044.

Is it coincidence that the bowling green is adjacent to the proposed London Welsh School to be housed in the Bowling Green Pavilion, with an additional classroom to be built on the site?  The possible use of the bowling green as a play area for the 30 or so children at the school was mentioned at the beginning of the planning process but did not form part of the planning application. It was subsequently denied that it would be used as a regular part of the school's amenities. However, there seems to be little reason for it not to be used by the school as parks are public spaces.

As Jaine Lunn  has pointed out LINK this land is subject to a trust agreement between the Council and Fields in  Trust. This raises a question over 'no legal impediment' above as the Trust told Jaine re the Welsh School development:

I can confirm that Brent Council did submit a formal request to Fields in Trust with regards to granting a lease on the disused bowls pavilion area to the London Welsh Language primary school on a 15 year term, and in addition to erect a single storey classroom block and convert the paved hard landscape area to an all weather playground.   We were advised that the bowling green and Pavilion are unused and the area fenced off, furthermore there was no bowls interest. 

I can confirm that the Council’s request was rejected by our Trustees in January 2015 because the site is protected for recreational purposes and the proposed new use would be outside the objects of the Deed of Dedication.  In order for the matter to even be reconsidered by our Trustees the Council would need to offer up for protection a replacement site of at least the size of the land being lost or provide a payment which is to be made available for investment in the facilities within the remainder of the site.  To date we have not received a revised application, which I believe would only be forthcoming should planning consent be granted.

Neither the Fields in Trust Agreement, nor Regeneration's proposal feature in the Welsh School Planning application, although surely both are relevant to the application.

So the Council will pay money to get rid of the Stonebridge Adventure Playground and will spend money on landscaping a bowling green in Wembley. They help the Welsh School displaced from Stonebridge through the same school expansion process which requires building on the adventure playground, but cut the playground's funding and pay compensation to the Big Lottery.

Who said politics is about priorities?

Is Brent Council in breach of Trust Agreement over King Edward VII Park Welsh School proposal?

 

Collins Lodge

Guest blogger Jaine Lunn raises a vital issue that puts a big qustion mark over the London Welsh School's bid to open a school in King Edward VII Park, Wembley.
 

Collins Lodge in King Edward VII Park has a plaque that reads "Queen Elizabeth II Award Jubilee year 2012 by Fields in Trust LINK for Sport and Recreational use in perpetuity.”

Having contacted this organisation they responded I quote:-

"Brent Council entered into a deed of dedication with Fields in Trust in 2012.  The deed is registered at the Land Registry and states that King Edward VII Park is held as a “public playing field and recreation ground, inclusive of a bowling club and sports pavilion” in perpetuity.   I have attached our guidance document on how we protect recreational land which may be of interest.

If the landowner of a protected site wants to make a change that is outside of the permitted use then they will need to formally seek the consent of Fields in Trust.  We have a process in place for that and I attach that information for your reference.   This guidance outlines what our responsibilities are with regards to assessing such matters.   All decision are taken by our Trustees.

Fields in Trust do not get involved in the local management of sites as this very much stays in local hands.  So any changes to a site which fit within the agreed user clause do not require our consent.   There is some flexibility built into the deed of dedication, for example our Trustees may at their discretion consent to the disposal of land provided that betterment for local communities in terms of outdoor sport, recreation and/or play can be demonstrated. 

I can confirm that Brent Council did submit a formal request to Fields in Trust with regards to granting a lease on the disused bowls pavilion area to the London Welsh Language primary school on a 15 year term, and in addition to erect a single storey classroom block and convert the paved hard landscape area to an all weather playground.   We were advised that the bowling green and Pavilion are unused and the area fenced off, furthermore there was no bowls interest. 

I can confirm that the Council’s request was rejected by our Trustees in January 2015 because the site is protected for recreational purposes and the proposed new use would be outside the objects of the Deed of Dedication.  In order for the matter to even be reconsidered by our Trustees the Council would need to offer up for protection a replacement site of at least the size of the land being lost or provide a payment which is to be made available for investment in the facilities within the remainder of the site.  To date we have not received a revised application, which I believe would only be forthcoming should planning consent be granted."

As we have all seen on the site visit It is not a fair and equitable swap as it neither matches the size of the land proposed to be built on neither is it comparable to be used for sports. In the additional documents that have been submitted in the interim period the idea that residents should be able to sit on this land and be able to access a view comparable to the view from Primrose Hill over Central London is laughable and whoever cited this as acceptable "should have gone to SpecSavers" about covers it, or suggests they are taking some form of  medication to enhance their  very vivid imagination.  

Knowing all of the above, what really baffles me and to which I seek answers to the following questions.

1)  Who originally suggested/proposed the idea to the London Welsh School that this was a suitable location for their school?  

(After all they had investigated 98 other locations, 65 of which was outside of the London Borough of Brent.)

2.  Why did the Brent Planners not reject this immediately knowing that the land was protected?

3.  Having ignored the fact, made an application, which had they thoroughly read and understood the deeds of  dedication they had signed would have realised that it would be rejected?

4.  Why are they still supporting this application to grant permission, knowing that they must make another application to Fields in Trust for approval when the suggested land swap is also unlikely to be approved by the trust.

5.  How are they justifiying a complete and utter waste of time, money and resources of all concerned?

I would appreciate any answers to the above, from anyone!

To Brent Planners I say stop this nonsense and reject now.

This land is public owned Land and should remain so for the people of Wembley to enjoy as was originally decided when bought by the local Council back in 1913 to compensate for loss of Parkland at Wembley Park.  

MF A further question would be to ask why Brent Council have not informed the public about this agreement as part of the documentaion on the planning application. It is clearly a 'material consideration' for the Planning Committeee to take into account.

Deferred Welsh School-King Eddie's Park planning application to be heard on March 4th

Here are the details from the Planning Department:
 

Bowling Club and Collins Lodge, King Edward VII Park, Park Lane, Wembley

I refer to the planning application for the above site which proposes:-

Change of use of the bowling pavillion and adjoining land (Use class D2) into a primary school (Use class D1) also including the erection of a single storey classroom block, and part change of use of the land adjoining Collins Lodge (Use class C3) into parkland (Use class D2)

The application will be formally considered at the meeting of the Planning Committee on 4 March, 2015. The meeting will be held at Brent Civic Centre, Engineers Way, Wembley, HA9 0FJ starting at 7.00pm. You are welcome to attend the meeting and listen to the proceedings. It is possible to speak to the Committee subject to the restrictions set out in the Council's Standing Order. These provide for one objector and/or one supporter of the application to speak. The Chair has the discretion to increase this to two people from each side. In doing this, the Chair will give priority to occupiers nearest to the application site or representing a group of people. To address the committee you must speak to Democratic Services at least one clear day before the meeting and arrive at the Brent Civic Centre at least 15 minutes before the meeting starts. Please telephone the Democratic Services Officer, Mr Joe Kwateng, on 020 8937 1354 during office hours.

Whether or not you attend the meeting you will be subsequently informed in writing of the Council's decision.

The Chief Planner's recommendation for this application is to Grant Consent.

For a full copy of the report which Members will be considering AND to view information that explains who the members of the Committee are; the "Standing Order" of the Council which permits members of the public to address the meeting, details of the layout of the room and an explanation of the types of decisions Members can make, visit our website at www.brent.gov.uk/planningcommittee

Last chance to have a say on the Welsh School plans in King Edward VII's Park

The Planning Application by the Welsh School to take over the Bowling Green Pavilion in King Edward VII Park, Wembley as a school and to build an additional classroom, lay a playground and remove 4 category B trees (a Monterey Cypress and 3 Irish Yew Trees) was deferred at the Planning Committee to allow for wider consultation and to consider alternative sites within the park for a land-swap. That consultation is now taking place. This  Guest Blog from Denise Cheong addresses some of the issues involved.

Dear Wembley Matters Readers

Re-consultation has begun for planning application no. 14/4208 for the London Welsh School in  King Eddie’s Park.

The London Welsh School has submitted 3 additional supporting documents.

The document titled “Additional Statement” uploaded on 26/1/2015 states in the introduction that:

”This additional statement was produced by the Welsh School in conjunction with Brent’s Property and Projects, and Sports and Parks Service.”

Point 2) refers to the Brent wards the park is located within and borders.

The additional statement incorrectly states that:

”This park is located in Preston ward but its boundaries border Wembley Central and Tokyngton Ward.”

A Brent borough ward map shows that King Eddie’s park is actually located in both Wembley Central and Preston Wards, bordering Tokyngton Ward.

Annotated London Borough of Brent Ward Boundary Map Showing Locations of Bowls Pavilion and Bowls Greens, Wembley Central, Preston and Tokynton Wards © Crown copyright and database rights 2013 Ordnance Survey 100025260

- The bowls pavilion and both bowls greens are located in Wembley Central Ward.

- Collin’s Lodge (the mock tutor house beside Park Lane), the derelict yard (assigned to Veolia as a depot) and the steep bank proposed for the land swap are within Preston Ward.

Wembley Central Ward Councillors are: Cllr Sam Stopp, Cllr Krupa Sheth, Cllr Wilhemina Mitchell-Murray

Preston Ward Councillors are: Cllr Matthew Bradley, Cllr Patricia Harrison, Cllr Jean Hossain

Tokyngton Ward Councillors are: Cllr Muhammed Butt, Cllr Orleen Hylton, Cllr Ketan Sheth

(as listed on Brent Council website on 04/2/2015)

The case officer has said that she will accept comments up to and including Wednesday 18^th February 2015.

With Martin’s extensive coverage of this planning application you will all be aware of the background to this proposal by now.

We urge all Wembley Matters readers, if you have any thoughts whatsoever on this scheme, to make formal comment either via the council website or via written correspondence with the case officer, Victoria McDonagh, planning application no. 14/4208  LINK

Now is the time for your voices to be heard.

Thanks for taking the time to read this.

Denise Cheong

Your Wembley Central Resident Neighbour

Member, Princes Court & Keswick Garden Residents Association

Chair & Blog Editor, Friends of King Eddie's Park: Friendsofkingeddies.blogspot.com

Blog Editor, Wembley Champions: Wembleychampions.blogspot.com

Steering Group Volunteer Member & Communications Editor, Big Local Wembley Central: http://www.biglocalwembleycentral.org/

Team Member, Wembley Crime Prevention: http://www.wembleycrimeprevention.org/

Questions of accountability for Barham Park Trust meeting tomorrow

The Barham Park Trust will be meeting tomorrow to consider its future governance arrangements and recommendation on the future of the buildings in the park.

Having spent possibly thousands of pounds on advice from Bircham Dyson Bell, specialists in the law of trusts and charities, five options are discussed, and maintenance of the status quo recommended by officers.

This maintains a structure which gives control of the Trust to Labour Cabinet members with no alternative councillor or community trustee voices.

Titus Barham of course gave his home for the benefit of residents of Wembley and future use of the buildings is passionately disputed.

The Trustees will be considering a number of recommendations to market the buildings. 

Recommendations
2.1       That the Trust approve the marketing of the Card Room (Unit 1) for a possible Café A3 and/or D1 use and to authorise the Property Adviser to the Trust in conjunction with the Trust Chair to select and let the unit to a suitable tenant on terms to be agreed.
2.2       That the Lounge (Unit 4) be marketed for a D1 and/or an A3 Use depending on the outcome of the marketing of the Card Room, or marketed in conjunction with the Card Room as a D1 use and to authorise the Property Adviser to the Trust in conjunction with the Trust Chair to select and let the unit to a suitable tenant on terms to be agreed.
2.3       That the Trust directly lease the Snooker and Billiard Rooms, (Unit 2), to the current occupiers, The Barham Park Veterans’ Club (Wembley), under appropriate leasing arrangements to ensure compliance with the aims of the Charitable Trust. The terms of the lease to be as set out below in Para 3.6 or as amended by the Property Adviser to the Trust in conjunction with the Trust Chair/
2.4       To obtain an independent valuation of the terms proposed between the Council and the Trust so that another application can be made to the Charity Commission for consent to lease the Children’s Centre (Unit 8) to the Council as Nursery Education Grant funded childcare open 5 days per week with children centre sessions being delivered in evenings and at weekends and to agree the Council can sub-let the space to a third party for similar use only. 

The 15 year lease granted to ACAVA (Association for Cultural Advancement through Visual Art) for a number of units on the site has been opposed by many local people as not benefiting local people in the spirit of Barham's legacy. This followed a Planning Appeal that cost £9,000 which I understand the Trust (and it is claimed therefore Brent Council) will pay, rather than ACAVA. The rental income (before service charges) is below that officers first projected.

In the light of the controversy over the Welsh School's bid to set up their school on the Bowling Green Pavilion site at King Edward VII these proposals are clearly important in terms of setting a precedent for other parks.

The Friends of Barham Library have been campaigning for the use of one of the Barham buildings as a community library having successfully run libraries at Sudbury Town station and a shop in Wembley High Road.

The report states:

The Trust has already received an offer from the Friends of Barham Library, (FOBL), for the Card Room and the Trust maybe minded to pursue this offer as the FOBL has charitable status with similar aims, in certain respects, to the Trust’s.

Alternatively the Trust could suggest to the FOBL that they may wish to consider participating in the tender process, should the Trust decide to approve the recommendation to instruct officers to conduct another marketing campaign for this Unit.
As mentioned above the Vets currently make occasional informal use of this space and they will be similarly advised of the intention to market the space should the Trust so approve.

(iii) It should be noted that The Card Room, is of a simple timber frame construction.  It is in poor condition and will require considerable expenditure to secure any long term use. Any ingoing tenant will need to not only install catering facilities, but will also need to expend a comparatively large sum of money on the Unit to carry out basic and essential improvements. Thus if a suitable tenant is not procured through this marketing process, it may then be necessary to consider demolition of the building as the cost of repair would not be economic for the Trust to undertake as a speculative project.

Local people have argued for some time that the Trust had been neglecting the buildings and letting them fall into disrepair as they prevaricated over their  future.  There are claims that after spending £220,000 on repairs and refurbishment that water has damaged newly refurbished floors and ceilings.

Welsh School Planning Application Deferred

The Planning Application for the London Welsh School was deferred tonight in order to have a wider consultation with the community local to King Edward VII Park. Officers were also asked to look again at the land swap as it was felt that the land next to Collins Lodge, which slopes up to Park Lane, wasn't equivalent to the land that was being lost.

The issue has been extensively covered on Wembley Matters with many comments. Here are links to previous articles:

London Welsh School seeks new home in King Edward VII Park

Planning Officers recommend granting of planning permisison for Welsh School in King Edward VII Park

Comments in support of Welsh School application to be verified by officers

 Stand up for King Eddie's Park

Update on Welsh School Planning Application

Parkland and open space belong to the people

Campaigners against the use of land in  King Edward VII Park for a school have started a blog called Wembley Champions HERE

 Cllr Sam Stopp has posted his presentation to the Planning Committee HERE

This is what Paolo Di Paolo told the Planning Committee:

This proposal in effect takes away a community sporting facility from local residents and replaces it with a private business operating as the London Welsh School. Their Registered Company Number is 3952000. This sets a dangerous precedent.

At the site visit, Mr Richards said that they will require parking for 9 vehicles daily and will have keyholder access to the park car park. This car park has been closed to the public for many years with access only granted for sporting events, for example, weekly football, park bowls club use or special Council events.

The idea of compensating for the loss of the open space adjacent to the pavilion with the steeply sloping bank next to Colin's Lodge is not comparable and unusable. In fact this will make Colin's Lodge vulnerable to vandalisation and arson. As an attractive notable architectural feature of the park and the wider Wembley area this would be tragic.

The Tree Officer's report has not been available within the submitted documents. As no tree survey was submitted with the application there is a real need for formal proof before this category B Monterey Cypress tree can be removed. Category B trees have the ability to contribute to the quality of an area for up to 20 years. Granting permission without such proof would be a travesty.

Child protection is important. The location is too exposed to the public being in the middle of the park. This would not be a secure site for children. The rear elevations of several Princes Court properties face the bowling green. The proposed site would be a very vulnerable location for the children. e.g. Dunblane shooting occurred because the site was open and therefore vulnerable.

I stop here. Where will the planning department stop at permitting the taking of open space from the people of Wembley and Brent? We urge our elected planning committee members to look at the limited evidence base, lack of transparency in the planning department's provision of supporting statements and timeline of supplementary document submission for this application, alongside the case officer committee report, to ultimately refuse this flawed proposal.

This is the text of Denise Cheong's speech to the Planning Committee:

King Edward VII Park was bought by the council in 1913 (and opened in 1914) to compensate the residents of Wembley for the loss of Parkland at Wembley Park, which was being developed as a high class residential garden suburb. 

2/3 of the alternative sites considered by the London Welsh School are not in Brent. They include Orpington Kent. Only 16% were considered too far for parents. These figures strongly support the viability of the school relocating outside of Brent.

The consulting of only 11-18 Keswick Gardens, 21-32 Princes Court and Park Lane Primary School, (plus councillors and officers) prevented wider park users their right to be consulted for this council owned, but ultimately public sporting space.

The change of use of the bowling pavilion would prejudice use of the bowling green. This application does not include the bowling green, yet there is clear intent to use and restrict access to this public green space. The use of the word “exploit” in supporting documents, mention of “appropriate groups” and exclusion of dog walkers is further evidence of this. The park is a resource for the whole community, not just half of two streets, and should not be exploited by any group. 

There are 202 bowls clubs in Greater London and West Ealing juniors start from 7yrs old.
Former Wembley Bowls chairman, Ron Ferrari, informed me no adverts were placed by Brent Council indicating possible demise and urgent need for members. 

The western half of King Eddie's Park is the only tranquil and quiet open space for local Wembley residents. Many of whom now and will live in high rise flats, with Quintain's proposals, with no open space close by.  

Fundamental changes to the scheme were made, concerning removal of trees, after the consultation period. Application procedure was flawed and may give rise for an application for judicial review.
Parkland and open space belongs to everyone, me, you, you and you. Based on the facts, taking all material planning considerations into account NPPF 74, NPPF 123, CP18, ALGG alongside any doubt as to the transparency of this planning application, there is a case for deferral as supported by Sport England, if not refusal

Planning Portal comments in support of Welsh School planning application to be verified by officers

Cllr Sarah Marquis, Chair of Brent Planning Committee, told residents attending the site visit at King Edward VII Park this morning that she had instructed officers to investigate comments that have appeared on the council planning portal in support of the London Welsh School's application to build a school in the park.

The resident of 28 Princes Court, whose address and someone else's name, had been used to post support, when she herself was opposed, said that she was not satisfied with the officers' explanation that this was an 'adminstrative error'.

Marquis has asked officers to investigate that and also to verify the 13 other comments (excluding 23 Toley Avenue) in support of the application that suddenly appeared on the portal on January 8th.

Apart from a representative from the Welsh School the 20 or so residents (including children) who attended seem to have been opposed to the planning application.

Debangshu Dey, a local resident, has offered to collate bullet points from residents that could then be included in a presentation to the Planning Committee on Tuesday. Residents can apply to speak for up to 2 minutes and the points could be spread between several speakers.

Debangshu's email is debangshu.dey@medreich.co.uk (corrected)

It would be useful if you could say if you are willing to speak. The collated points can then be sent to all who have responded.

Cllr Sam Stopp (Wembley Central) also continues to welcome comments on the planning application  cllr.sam.stopp@brent.gov.uk  He will be speaking at the Planning Committee and will have up to 5 minutes for his presentation.

The site visit was also attended by Cllr Jean Hossain (Preston) and Preston ward residents can write to her cllr.jean.hossain@brent.gov.uk .  Most of the park is in Preston ward, including Collins Lodge where the land swap is proposed. The Bowling Green is in Wembley Central ward.

Residents who live opposite the park on Park Lane should contact Tokyngton councillors and copy in Sam Stopp.

Here are some photographs of the Bowling Green site taken this morning.

The additional classroom proposed to be built here, 4m from the boundary with back gardens

This area behind the Bowling Green Pavilion proposed to  be resurfaced as a playground

Planning Officers confirmed that the Bowling Green itself did not form part of the planning application.  Councillors were shown the disused yard adjacent to Collins Lodge which had not been considered as a possible school site or land swap.

The case for deferring decision on Welsh School build in King Edward VII Park

I have tried on Wembley Matters to enable debate and dialogue over the planning application for the London Welsh School to relocate to the Bowling Green in King Edward VII Park. As with many planning applications the general public were unaware of the plans.

This will be a difficult decision with the protection of green space and the preservation of a unique institution apparently in conflict.

A glance back at comments on the earlier coverage on this blog will indicate that new information has emerged during the discussion and further suggestions have been made that are not in the officers' report.

The Welsh School is a charity, along with other independent schools, and charges fees. The school however prides itself on never turning a child away so fees are reduced for those in need. However the school has applied twice to become a free school and if successful  would receive funding directly from the DfE. It is not clear whether they will re-apply.

The Gladstone Free School had plans to build on open sports space adjacent to Gladstone Park and this was opposed by local residents and the school withdrew. Gladstone would have been a much bigger school but free schools being built on open space is a controversial issue.

Clearly the Planning Committee would need to be mindful of setting a precedent that may open the way for other applications and the importance of protecting Brent's parks and open spaces.

There has been some confusion over which ward is affected. The Bowling Green, Park Lane school and the land between them are in Wembley Central ward. The rest of the park, including Collins Lodge and the land swap site, are in Preston ward. The houses on Park Lane, opposite the park, are in Tokyngton ward. So far only Sam Stopp. Wembley Central ward councillor has made a submission to the Planning Committee and will be speaking at the meeting. (email address below)

One suggestion has been that a possible alternative site in King Edward VII park that would be more accessible. This is on the disused yard next Collins Lodge. It has also been suggested that the Pavilion would be better used as a community facility for Wembley Central residents. The question has been asked as to why the availability of the Pavilion for other uses has not been made known to residents.

There is some confusion about the school's use of the Bowling Green itself - the planning application is only for the Pavilion and the land between the Pavilion and Princes Court back gardens. The Chair of Governors of the Welsh School in a blog comment said the bowling green itself was not in their  demise but elsewhere there is an assumption that the children would use it.

There has been a flurry of late support for the planning application, many of whom have links with the Welsh School and praise its provision.  Although labelled 'Comments from Neighbours' many are from much further afield. One postal letter of support mistakenly names Barham Park as the site of the Pavilion rather than King Edward VII Park. An early support statement that appeared under a name at  28 Princes Court has been removed from the Council. A neighbour checked at the address and found that no one of that name lived there and the occupants hadn't submitted a statement of support.  Brent Council, rather strangely, accounted for  its inclusion an as 'administrative error'. Other submissions from Princes Court are in opposition. Sports England are in touch with the Planning Officer and will make a submission by Monday.

My personal view is that because of the wider implications of this application, confusion over the detail, possibility of an alternative site within the park, and lack of public knowledge about the proposal, the Planning Committee should seriously consider deferring a decision on Tuesday.

Comments can still be made up to Monday midday to victoria.mcdonagh@brent.gov.uk

The site visit is tomorrow (Saturday) morning at 9.35am

The application will be heard on Tuesday at the Planning Committee, 7pm, Brent Civic Centre. Residents can apply to speak for 2 minutes and applications have to be made 24 hours in advance.
Apply to: joe.kwateng@brent.gov.uk

To view the on-line comments so far follow this LINK

Standing orders for the Planning Committee (explains how it works, speaking rights etc)  LINK

Planning Committee Code of Practice LINK

Cllr Sam Stopp is still keen to received comments from residents:  cllr.sam.stopp@brent.gov.uk

London Welsh School seeking new home in King Edward VII Park, Wembley

The Bowling Green Pavilion, King Edward VII Park

The London Welsh School, currently housed in a building close to Stonebridge Primary School, is looking for new premises due to the proposed expansion of that school.

Stonebridge Adventure Playground, as readers know, is fighting its proposed closure as a result of the Stonebridge School expansion as well as Council proposals to end its funding.

The Welsh School (Ysgol Gymraeg Llundain), a registered charity, is a bilingual primary school of currently around 30 pupils. Wembley Matters visited the school when it was first threatened in 2013.
LINK

 It had its second application  to become a free school turned down by the DfE earlier this year. LINK

Ariel view of Pavilion

After an exhaustive search the Welsh School governors and parents see the only option as building in the currently disused Bowling Green in King Edward VII Park, in Park Lane Wembley.

The plans are for a new building between the pavilion and the bordering back gardens in Princes Court. Some of the residents have objected on grounds of noise, additional traffic and loss of parkland. The Pavilion would also form part of the school with a possible dual use for the Freinds of King Edward VII Park.

The new building planned would be single storey and the Welsh School, following objections, has moved the building 4 metres away from the garden boundary which will be planted with dense shrubbery and trees. They have also agreed to retain a large Norway Maple and other specimens on the site but the revised planting shows the removal of  3 Irish Yew trees and 1 Monterey cypress. They are identified as category B trees which I believe are trees identified as of moderate quality or value capable of making a significant contribution to an area for 20 years or more.

Proposed land swap

The proposed land swap to make up for the loss of public park space is perhaps the most
controversial part of the proposal. The proposed land is next to Collins Lodge, which is currently temporarily occupied to safeguard the building. Some park users claim that the land, currently registered as residential, is already part of the park, at least visually, as it is a lawned area surrounded by low railings. The removal of the railings would be all that was required to make it formally part of the park.

Abandoned area next to Collins Lodge

Arguing that this is not a sufficient land swap to make up for the loss, attention has shifted to land on the other side of Collins Lodge which was previously used for storage and maintenance but now, as can be seen from the photograph, in a very sorry state.

It is an eye sore that would improve the park considerably if it was reclaimed as parkland.


Others have suggested that this could be a better site for the proposed school building.

Another issue that the Planning Committee would need to consider is vehicle access to the proposed new building. There have been problems in the past, including collapsed drains,  with access to Park Lane Primary School, which is closer to Park Lane itself but where vehicles have to access the school through the path into the park.The park gates are locked at night.

The path to the Bowling Green

Access to the proposed Welsh School would be through the same gate but would carry on through the park on what is little more than a footpath.

Large delivery vehicles, waste collection vehicles and emergency vehicles would all have to access the school along the path which is used by pedestrians  including children and their families enjoying the park.

Clearly there is a safety issue here and the path itself may need to be reinforced and perhaps widened affecting the amenity value of the park.

The full details of the planning application can be found HERE

Wembley Central Councillor Sam Stopp has asked for the views of Wembley residents on this proposal. Contact details:
Bus. mobile:  07721 233 038
Bus. email:  cllr.sam.stopp@brent.gov.uk


The Planning Committee will visit the site about 9.35am on Saturday January 10th and the application will be decided by the Committee on Tuesday January 13th, 7pm, Brent Civic Centre.