Welsh School planning application for King Edward VII Park refused

Campaigners are celebrating tonight after Brent Planning Committee refused the planning application to site the London Welsh School in Wembley's King Edward VII Park.

The application was defeated  decisively with 6 votes against and  1 abstention.

Denise Cheong and other residents, helped by local councillors, fought a spirited campaign reaching deep into the local community.

Denise and  Paolo Di Paolo both spoke on behalf of residents and Cllrs Stopp, Hossain and Mitchell-Murray addressed the committee.

It was unfortunate for the London Welsh School that the chosen site was so controversial. The school is unique and very special and I hope they are sucessful at finding a more suitable alternative site.

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).

Further comments on Welsh School planning application to build in King Eddie's Park

Denise Cheong has submitted the following additional comments regarding the Planning Applciation to convert the Bowling Green Pavilion in King Edward VII Park Wembley to a classroom and build an additional classrook nearby. This will be used by the London Welsh School, displaced from Stonebridge, along with Stonebridge Adventure Playground, by the expansion of Stonebridge Primary School. The Adventure Playground has not been offered an alternative site  or any other help by Brent Council, indeed its Council  funding has been cut.

The below additional comments are in relation to planning application no. 14/4208:

The council has a duty of care to Brent residents when providing pre-application planning advice, during the planning process and when deciding on planning applications.

The historic value of this parkland is worthy of preservation: 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.   
Cllr Stopp mentioned the possibility of a disconnect arising in his committee speech on 13th January. Now is the time for Brent planning officers and planning committee members to take serious note of the Brent residents this application will affect. The residents who actually are neighbours of King Edward VII Park (affectionately known as King Eddie's Park), the residents who actually use King Eddie's Park, residents who grew up in Brent and or actually live in Wembley and the London Borough of Brent.

The additional documents submitted fail to provide an area of land (for the proposed landswap) that is of equal or better quality as per paragraph 74 of the National Planning Policy Framework, as highlighted by Sport England. The documents propose that residents sit or lie down on what was completely waterlogged grass yesterday (18th January 2015), beside the traffic fumes of the frequent tail backs of stationary vehicles on Park Lane whilst enjoying a beverage and the views. I noted the predominant view from the steep bank yesterday as being of a couple of leafless trees. In addition, opening that land up to public use would put the striking London Borough of Brent landmark, that is the mock tudor Collins Lodge, in danger of vandalisation and arson.

The community have expressed a willingness to provide a community hub, which will truly enable the wider Wembley, Brent and a broad spectrum of the population to make use of it. Furthermore, they will re-open Wembley Bowls Club with the Council's permission and have 60+ happy to be fee paying members provisionally signed up to date.

Under these community proposals:
1. No park trees would be unneccesarily cut down. i.e. the 4 category B trees (a Monterey Cypress Tree and 3 Irish Yew Trees) proposed to be removed, which have the ability to contribute to the quality of an area for up to 20 years (and even if proved to be diseased through probe testing, rather than merely showing signs of disease, could live on for a many years),
2. No land within the bounds of our King Eddie's Park would be built on
3. No children would be put at risk through misguided planning advice and inexperience of actual life in the Wembley area

Whilst planning application number 14/4208 does not comply with paragraphs 74 and 123 of the National Planning Policy Framework, as well as CP18 of the core strategy and the All London Green Grid, our Community Business Proposal would comply with all the aforementioned planning policies.

Please acknowledge receipt by return reply. Thank you.

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

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.

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/

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

Update on Welsh School Planning Application ahead of tonight's decision

During the day new information and clarifications have been received over the London Welsh School/King Edward VII Park planning application.

First, following so many comments extolling the virtues of the Welsh School and the achievemnts of its pupils, I asked if they would be taken into account. Normally there are strict guidelines about what counts as a 'material consideration' for planning purposes. Residents in the main are not questionning the quality of education offered but are objecting on planning grounds which would apply to any non-sports/park use for the premises.

This is what the Case Officer wrote in response:

The planning application will be considering the planning considerations of the scheme including the site, traffic  impact etc. The main committee report does consider the education need but the quality of the education itself would not be a material planning consideration.

The Supplementary Report going to Committee  clarifies issues around the submissions:

Reference has been made to a letter of support being registered to the incorrect address. To clarify, a letter of support was received from 23 Toley Avenue. The letter was incorrectly registered to the wrong address 28 Princes Court when it received by the Council. This administrative error was rectified with appropriate letter sent to 23 Toley Avenue providing detail of the Planning Committee meeting and site visit. There has been no letter of support received from 28 Princes Court or letter purporting to be from this address.

I still don't think how this 'error' could have happened with a different number and street and no submission at all from the address that was erroneously posted on the Planning Portal. I am sure the Planning Committee will seek further clarifcation.

The Report goes on:

  Concerns have also been raised with potential false addresses being provided by those wishing to support the planning application. Your officers can confirm that a total of 7 representations (of a total of 27) supporting the application have been received by residents in Brent, and that it has been verified that the names provided are connected to the relevant addresses. A number of the other representations have been received from outside the Borough. Whilst officers have not been able to verify these addresses, given the specialist nature of the Welsh School, it is not considered unrealistic that representations from outside the Borough could be provided. There is no evidence to suggest that false details have been provided.

Sport England have sent in a response that suggests in the last paragraph that deferral may be appropriate:

Sport England aims to ensure positive planning for sport, enabling the right facilities to be provided in the right places, based on robust and up-to-date assessments of need for all levels of sport and all sectors of the community. To achieve this, our objectives are to seek to protect existing sports facilities from loss as a result of redevelopment; to enhance existing facilities through improving their quality, accessibility and management; and to provide new facilities that are fit for purpose to meet demands for participation now and in the future.

Sport England seeks to ensure that the needs of sport are given appropriate consideration and significant weight in the development management process. The Government’s National Planning Policy Framework (NPPF) makes the need for such consideration clear in its requirements to:

·      deliver community and cultural facilities to meet local needs;

·      protect existing sports and recreational buildings and land;

·      guard against the unnecessary loss of valued facilities and services;

·      promote mixed developments;

·      plan positively to provide opportunities for outdoor sport in the Green Belt; and

·      ensure that decisions are based on robust, up-to-date and relevant evidence.

In this above context, Sport England would support the ongoing use of the site for sport. Whilst we accept the findings of paragraphs 9 and 10 of the committee report, it is not clear what proactive attempts have been made by the Sports and Parks Service to promote the site and encourage a viable and ongoing sporting offer at the site. Sport England would advocate that the site remain in sporting use and that other sporting uses should be considered ahead of non sporting uses.

Strictly speaking, the application does not demonstrate full conformity with para 74 of the NPPF:

Existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless:

·      an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or

·      the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or

·      the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss.

As indicated, whilst we do not dispute that the Bowls Club disbanded in 2013, this in itself does not mean that the site has no future purpose in serving the ongoing strategic needs of the bowls community.

The other consideration, which is not within the red line of the application boundary, is the bowling green itself. Sport England has not commented on the loss of the bowling green as this does not form part of the application red line boundary. The bowling green should therefore remain in D2 Use. The red line only extends around the pavilion and does not include the bowling green. We would therefore like to clarify that the bowling green does not  form part of this application and should remain available for ongoing community use.  This is an important point which needs to be explicitly made.

I trust you will find the above helpful, which gives a better understanding of Sport England’s position. In light of the above, it might be helpful to understanding current sporting needs in more detail before making a determination of this application. It may be appropriate to defer this application from determination until a fuller understanding of sporting need is undertaken.

Stand up for King Eddie's Park!

 

Boating lake at King Edward VII Park 1914 (Park Lane Primary on the hill, Collins Lodge left)

A reader has sent this in as a comment on a previous posting but I think it deserves a 'Guest Blog' of its own. As always comments welcome from both sides:

I cannot believe that Brent Council is entertaining any planning applications on public park land regardless of who the applicant is.

What short memories they have, and no affinity with history. After all, King Edward VII Park it's 26 acres were bought by the council in 1913 for £8,050.00 to compensate the residents of Wembley for the loss of Parkland at Wembley Park which was then being developed as a high class residential garden suburb. It was opened by Queen Alexandra herself in memory of her late husband on 4th July 1914.

This is more relevant now than it was then. The population of Wembley has increased by 20% over the last 10 years and shows no sign of receding. Over the past few years Wembley has experienced building and development of gigantic proportions at unprecedented rate which is set to continue in light of Quintain's ambitious development of Wembley Stadium estate and surrounding areas, building thousands ( approx 4700) of high rise flats with little or minimal consideration to providing green open space. Much of what is provided in terms of gardens or landscaping is not designated for use as a play area where ball games or any form of free active play can be enjoyed, picnics, barbeques, throwing frisbee's or balls, any noise, exercising pets is not allowed and often is strictly prohibited. So any residents wishing to participate in any of the above need to find their nearest open green space i.e King Edward VII Park.

Over the past few years the residents have experienced an enormous loss of green open space removed from the public domain, Wembley Sports and Social grounds to Ark Academy, Copland's Fields to the New Ark Elvin Academy, the latter still remains a mystery to many of us.

How did Brent Council manage to dispose of this land?

How much was paid for it?

Where and when was the public enquiry or consultation held for the residents of Wembley to have their say prior to this happening?

As I for one would have been there to object.

King Eddie's Park as it is affectionately called is a true family park which is well used by the residents of Wembley Central and Preston Park Wards, and the wider community, many of which reside in flats with no access to any communal green space. A current holder of a Green Flag award, as a part of local history should be preserved in its present state

The buildings currently in the Park, i.e. Bowling Pavilion, Collin's Lodge and the main pavilion in the centre should be opened up and remain in the public domain for use by local residents, charities and community based organisations who have seen their funding and buildings completely eradicated under the Councils austerity measures, but whose activities benefit a far greater proportion of the local diverse community, than an niche elitist Independent Fee Paying School which does nothing to enhance the wider community.

I therefore urge all local residents and elected members to reject this planning application for the greater good of the Wembley Community as a whole, and stick to the origins of why it was created in the first place.

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

Planning Officers recommend consent for Welsh School in King Edward VII Park

London Welsh School children at their Stonebridge site last year

Brent Planning Officers' report to be presented to the Planning Committee on January 13th  recommends that consent be granted for change of use of the Bowling Green Pavilion in King Edward VII Park as a school, construction of an additional one storey classroom and a land swap with the lawned area adjacent to Collins Lodge.

The report can be seen HERE

Earlier coverage on Wembley Matters is HERE

It goes to Planning Committee on January 13th (Civic Centre 7pm) and the committee will make a site visit at about 9.35am on Saturday January 10th. You can ask to speak on the application (2 minutes)  at the committee meeting by contacting : 

Joe Kwateng, Democratic Services Officer  020 8937 1354, Email: joe.kwateng@brent.gov.uk 

Wembley Central ward councillor Sam Stopp  is speaking on the issue at Planning Committee and is asking for residents' views. Contact 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.

Brent's own Welsh village school is determined to survive redevelopment plans

Nestled between Stonebridge Primary School and Our Lady of Lourdes RC Primary School on Hillside, Stonebridge, and easy to miss,  lies one of Brent's hidden gems.

Ysgol Gymraeg Llundain (London Welsh School) has occupied the site since 2000 after its move from a Welsh Chapel in Willesden.

Now there are concerns about its future following the Brent Council Executive's approval of plans to expand Stonebridge Primary School, sell off its current Annex for housing and reconfigure Stonebridge Adventure Playground and the adjacent open space.

The school is a Welsh village school in the heart of London. Although the Executive report said that the number of pupils  was 'well below the maximum of 30' there are in fact 36 full-time statutory age children  attending and 41 if you include the nursery.

The school receives a grant from the Welsh Government and charges fees of £800 a term. However parents' ability to pay is means tested and the Chair of the Board of directors, Eleri Brady said they 'pay what they can afford to pay and we never refuse a place to a child'. The school has to find the difference and is involved in lots of fund raising. An earlier application to become a free school in  order to secure the school's future was not approved.

At present the premises are leased from Stonebridge Primary and the arrangement goes back to a period when Stonebridge was a one form entry in a cavernous building. The council report says that the arrangement needs to be 'regularised', and the lease 'put on a commercial footing or terminated'.

Eleri Brady at the school entrance

A commercial rent or termination would see the school looking for new premises or ending its existence although there is a ray of hope in the report where it states the council should 'carefully consider any impact on the Welsh language community' going forward. Certainly there is a determination on the part of the Chair of the Board of Directors to keep the school open: 'We want to keep it special'.

The bilingual school follows the Welsh curriculum and the children do not take SATs tests, although the school does follow theEarly Years and Foundation Stage curriculum.

When I visited today the atmosphere was relaxed but purposeful with very positive relationships between children and between children and teachers. The headteacher Julie Sullivan described how the children developed confidence quickly in the school with everyone from Nursery to Year 6 able to participate in presentations and productions because of the low numbers involved.  The school is regularly visited by the Welsh media and children participate in the annual St David's Day Service Chapel of St Mary Undercroft in the Palace of Westminster.

Parents choose the school because they wanted to preserve their children's Welsh language and cultural identity and often because are were only working in London for a few years and want to ensure the continuity of the child's education. About half the children go on to an English secondary school and the others return to Wales for a Welsh secondary education as there is no equivalent Welsh secondary school in London. The children are drawn from across London by some families move closer i9n order to attend the school.

Clearly there are pressures on school places that have to be addressed but it would be a pity if the London Welsh School became a casualty of regeneration in a similar way to the fate of the much missed Willesden Bookshop. Cllr Pavey, lead member for children and families, referred at the Executive meeting to Cllr Crane's description of him supporting the Welsh School as an eccentricity. Crane is the lead member for regeneration and major projects. It would be a terrible pity if a place so unique were to disappear when the bulldozers move in and I hope a means will be found to help it survive.

Celebrating victory in an earlier threat to the Adventure Playground

Alongside the proposal for the Welsh School are plans for the Stonebridge Adventure Playground.  Presently run by the Brent Play Association, a charity of which I am one of the trustees, the report points to the possibility of reorganisation and resiting. At the Executive meeting Cllr George Crane spoke of the ' need to consult further and review the management and operation of the playground'. The Adventure Playground was funded by the Big Lottery and recently campaigned to maintain its council funding.

The report mentions the possibility of the Adventure Playground being used by Stonebridge Primary School during the day and the community after school and at weekends.

Neither the Welsh School nor the Adventure Playground seem to know much about what is planned for them so it is important that there is a full and transparent consultation about their future.

London Welsh School Contacts:

headlondonwelsh@hotmail.com
www.ysgolgymraegllundain.ik.org
Tel: 0208 965 3585