Village Mews: A story of neglect, lack of maintenance and poor communication by a series of housing associations that leaves residents in a desperate situation

 

 

The ‘Village Mews’ housing next to St Andrew’s Church, Kingsbury, at first looks an idyllic enclave, surrounded by trees and in the shadow of a beautiful church spire, but closer inspection reveals a different story.

 

I was invited by residents to see for myself the conditions they live in caused by general neglect, lack of maintenance and roots from overgrown trees.

 

The development is more than 30 years old and was started by Paddington Churches Housing Association (PCHA), and then handed on to Genesis, which later merged with  Notting Hill Housing Trust to become Notting Hill Genesis. This series of landlords presided over gradual deterioration and neglect. 

 

 

 Part of a consultation slide show. Residents were not told what the different colours indicate but the red shows the garages and car park (could they be built on?), yellow shows the terrace houses (refurbishment?) and blue the building facing Church Lane housing 4 flats (demolition and re-build?) only one is occupied at present. Some parts of the site are missing from the image.

 

 

The timeline given to residents. The consultation has been extended until April 26th.

 

Now residents are being consulted on a further takeover by an entity known as Springboard Two Housing Association Ltd, a rather mysterious offshoot of Notting Hill Genesis, that proposes to decant residents into temporary accommodation while a survey and works take place. Initially residents were told it would be for 3 months, but this was later extended to 13 months. Of course, as no detailed survey has been carried it this could be far longer.

 

Residents are concerned about the suitability of the temporary accommodation for the residents of the 16 properties involved and whether it would be suitable for those with a disability or pets. They shudder at the thought of temporary hotel accommodation which appears a possibility as Notting Hall Genesis does not have enough property of its own to decant everyone into.

 

Residents are suspicious of the role of Springboard Twoand fear that when a proper survey is carried out (they claim that there has never been a thorough one and the latest consisted only of a ‘visual walkabout’ and desktop exercise) it may conclude that the whole lot should be demolished.  With 14 garages on site and a car park space, redevelopment could include infill housing as well as rebuild with the prospect of private sales. The proposals for Chalkhill Estate infill, sponsored by Brent Council, are seen as relevant.

  

One resident pointed out that their rent had risen by £40 a week over two years and that their accommodation is so poorly maintained that the electricity bill is £600 a month with a bath costing £3. Residents gain little from service charges with minimal gardening and maintenance of lighting.

 

As a green I am committed to safeguarding our trees, especially those with a Tree Preservation Order. Village Mews is in St Andrews Conservation Area, and this offers further safeguards. However, the lack of action on maintenance of the trees means, according to residents, that they have caused damage to drains, walls, doorways, roofs, and the driveway. Unfortunately, because of the lack of surveys, Notting Hill Genesis failed to produce sufficient evidence when an application was submitted to Brent Council for the felling of poplar trees and only a reduction of an ash and two oaks was approved.  They failed to mention huge branches that had fallen. Even then the actual works that took place removed less of  each tree than had been granted.  Residents said because of this ineptitude they have been left with an unenviable choice between safe and comfortable homes and protecting trees. 

 

All this might have been unnecessary if there had been proper maintenance of the trees on the site over the last few decades by the various housing associations.  The same would go for the church authorities and the maintenance and control of the trees on their land that abutts Village Mews.

 

The driveway, poplar trees on right. No evidence of damage according to Brent Council
 

 

 St Andrew's Church tree roots go into the back gardens of Village Mews and extend to back walls.

 

 

Proximity of the St Andrew's Church trees to the back gardens and houses

 

 

Tree roots displace the fence and run across car park area

 

 

Wall out of line after root and stem intrustion

 

Damp and drainage issues on terraced houses

 

Leaf fall from overhanging branches creates moss growth and subsequent roof problems

 

Tree roots block drains

 

 The following pictures are from the main house fronting Church Lane which accommodates four  flats only one of which is occupied and you will see why.

Porch roof collapse over front door

 

 Gap between wall and door

Crack in house wall

 

 

Internal cracks

Collapsing windows

 

Boarded up flat

Heavy iron drain pipes that luckily did not fall on anyone

 

There are 14 garages, only some of which are in use and a lot of uncertainty about how residents can apply to rent them. If they are left to deteriorate, as happened on Kings Drive Estate and Newlands Court, it could be used as justification for demolition and subsequent development.

Below is the 2022 Brent Council response to a request for cutting back several trees and felling the poplars.  Perhaps the evidence in the photographs above will encourage a review by Notting Hill Genesis, St Andrew's Church and Brent Council regarding a joint approach to tackling the  issue.

 

 

The Notting Hill Genesis consultation ends on April 26th and while residents understood that they could decide whether Springboard Two should take over their property, the statement from Notting Hill Genesis appears to see it as a done deal.

 

I asked Notting Hill Genesis about:

 

1. The failure to address and rectify the structural damage cause by neighbouring trees over a long period.

2. The results of any site surveys carried out and plans to rectify the problems.

3. The requirement that tenants move out into other accommodation while works are carried out - the period, the type of accommodation offered, whether the needs of disabled or elderly will be taken into account, whether pet owners will be offered pet friendly accommodation 

4. The role of Springboard Two - there is very little information available on this organisation. Please provide details.

5. Whether there are plans to redevelop the site, including the 14 garages - perhaps in partnership with Brent Council

6. Anything you can say that will reassure tenants

 

A Notting Hill Genesis spokesperson said:

 

We know the structural issues at Village Mews are having an impact on residents. While there is no immediate risk to the safety of the buildings, significant work needs to happen to resolve the issues and so we can provide the comfortable homes our residents deserve. Everything we do at Village Mews will be in support of that.

 

We acknowledge that our messaging has not always been as clear as we aspire to. We’re now working closely with everyone living there to ensure they understand both the approach we’re taking, and why we’re taking it.

 

Nothing happening here affects residents’ security of tenancy, the right to live in their home or their rents. If households need to move out temporarily, we will speak to them individually to fully understand their needs for an alternative home and make sure their requirements are met.

 

 

Background:

 

• We are in discussions with Brent Council and our contractors about the trees at Village Mews to seek a solution that works for all parties
• Work that could be required includes underpinning the foundations of homes, replacing any unstable walls to ensure structural integrity and drainage works to protect the drains against tree root growth
• A full plan will be provided to residents by our contractors once it has been completed
• Residents will not face any costs relating to this work
• We will be transferring the homes to our subsidiary, Springboard Two, which is still part of Notting Hill Genesis. This technical solution allows us to free up extra funds that can be spent on the structural improvements, cyclical works, and enhanced energy performance

 

 

A Village Mews resident reacted:

 

That response is as expected and they’re making it seem they’re being transparent and have our best interests at heart (blah, blah, blah) but they’re being exceptionally sneaky glossing over the Springboard Two aspect. It’s interesting they say they WILL transfer to SB2 as from our understanding this current consultation period is to get views about this, and we oppose it. So, if they go ahead, how exactly do they have us in mind?! No transparency at all and I’m extremely concerned to be honest.

 

 

FURTHER UPDATE: Evacuated Notting Hill Genesis students to be transferred to Grand Felda House, Empire Way in Wembley Park

The affected properties

The Housing Association, Notting Hill Genesis, is to evacuate  a six-block development in Hounslow.   University of West London students from the student accommodation on the site will be transferred to CRM's Grand Felda House in Empire Way.  UWL told the students that the new accommodation was of higher quality and more modern than their present housing. A shuttle bus will run from Wembley to the UWL campus. LINK 

Grand Felda House

 Asked about arrangements for students isolating due to Covid the university said:

Notting Hill Genesis are working with a range of specialist professionals to ensure that all guidelines relating to Covid-19 are followed. As a University, UWL is ensuring that comprehensive risk assessments are carried out by Notting Hill Genesis prior to any removals being undertaken.

UWL provided support at a number of Microsoft Teams meetings. LINK

However, Construction News today (October 20th) reported student uncertainty and anxiety over the arrangements for quarantined students. LINK

The news comes on top of widespread concerns over cladding and the plight of people in leasehold and shared ownership properties who are unable to move because they cannot acquire the necessary fire safety certificate. There are six buildings in the affected development, one of which is 17 storeys high.

This is today's press statement:

Notting Hill Genesis, one of London’s largest housing associations, is to undertake a comprehensive safety review across a six-block residential development in London following expert advice that the construction of the buildings may be putting residents at risk.

Following expert advice provided by consultants employed by Notting Hill Genesis, all residents living in Paragon – about 1,000 people in total – will be asked to leave immediately in order to protect their health and safety while further investigative work is undertaken.

Paragon is a development of six blocks containing a total of 1,059 homes in Brentford, Hounslow. It was developed by Berkeley First, part of The Berkeley Group plc. The estate was owned initially by the former Presentation Housing Association, which became part of Notting Hill Housing – now Notting Hill Genesis – in 2009.

Notting Hill Genesis said that it would ensure that all residents living in the Paragon Estate were able to access safe alternative accommodation this week. It will also work with residents to find a longer-term solution to their housing needs where necessary.

The further investigations will establish the full extent of the structural and fire safety issues that have been uncovered at the development and identify next steps.

Notting Hill Housing group, which became part of Notting Hill Genesis group in 2018, acquired Paragon in 2009.

Earlier building performance issues, together with fire safety issues related to the cladding and the subsequent new Government guidance since the fire at Grenfell Tower, triggered a series of safety checks at Paragon, undertaken by technical consultants, which have each revealed further problems with this development.

Notting Hill Genesis has taken action to address these risks as they have arisen, including establishing waking watches and temporary alarms, and introducing simultaneous evacuation procedures, but the latest advice has prompted the group to act in order to protect its residents.

Kate Davies, group chief executive of Notting Hill Genesis, said:

“First, I want to say how sorry we are to residents that we have had to take this action and disrupt their lives. But, as a not-for-profit housing association, our priority is to provide safe, affordable housing. We always ensure the wellbeing of our residents, so while we are incredibly disappointed to have to make this decision, we believe that we have no choice but to ask people to leave their homes on the Paragon estate.

“I understand that Paragon residents may feel angry or alarmed by this news, as they have every right to be. This is a very distressing time and we are genuinely sorry for the huge amount of disruption and uncertainty that this situation will cause.

“This is a complex situation and we don’t yet have all the answers. We are working to uncover the full extent of the issues at Paragon so that we can provide residents with clarity about timescales, next steps and options as quickly as possible.

“We are doing all we can to support people who live in Paragon through this difficult situation. We have identified safe accommodation for everyone to move into this week and are providing financial as well as mental health and wellbeing support to help them do that. We are also giving everyone a dedicated caseworker to discuss their specific needs both now and for the longer-term where necessary.”

There is no suggestion that any other buildings in the Notting Hill Genesis portfolio will require a similar approach to the one being taken at Paragon. Buildings are being investigated and prioritised based on factors such as height, external materials used and evacuation procedure, and residents informed if further investigation or remedial work is required. Where necessary, and in consultation with fire safety assessors, interim safety measures such as simultaneous evacuation procedures, supported by 24-hour patrols and temporary alarms are in place.

Paragon

Paragon is a scheme that was developed for Presentation Housing Association Limited and Touareg Trust, which was originally a subsidiary of Presentation Housing, by Berkeley First Limited. Presentation transferred its engagements to Notting Hill Housing Trust in 2009. Paragon comprises eight blocks that reached practical completion 2006. The development comprises six blocks of residential and student accommodation, plus two commercial buildings that are not owned by Notting Hill Genesis group.

The six blocks consist of the following:
• Block A - a five-storey building consisting of 41 units of intermediate market rent.
• Block B – three interconnected buildings of four, five and nine storeys with 107 shared ownership leasehold units and 72 intermediate rent.
• Blocks C, D, E and F - 17, 12, 12 and five-storeys respectively, hold a combined 839 units of student accommodation which is occupied by students nominated by the University of West London.

The freeholds of Blocks C through F are owned by Touareg Trust, which is a registered charity and is a subsidiary of Notting Hill Genesis.

Blocks A and B are owned by Notting Hill Genesis. Notting Hill Home Ownership Limited, a not-for-profit subsidiary of Notting Hill Genesis, holds a long leasehold interest at Block B where the shared ownership homes are located.

Brent Cabinet set to approve of purchase Gloucester & Durham blocks from Telford and Notting Hill Genesis for c£92m

Brent Council's Cabinet will decide on July 15th to pay circa £92million for a site sold on leasehold to Telford Homes PLC and Notting Hill Genesis in May 2018 for £3million. REPORT

The Gloucester and Durham blocks will contain 235 housing units and Brent Council will purchase the leasehold interest, merging the leasehold title with the freehold. The units will be let as affordable homes. As they will be counted as new affordable homes they will attract a grant from the GLA towards the cost of acquisition and the remaining costs will be be via borrowing based on the Housing Revenue Account which is no longer capped.

Officers claim that if the homes are let at London Affordable Rents the finance will be paid back in c50 years.

The financial details are in Appendix 1 which is withheld from the public under the Local Government 1972 because it contains 'information relating to the financial or business affairs of any particular person (including the authority holding that information).' The sum of £92m is not mentioned in the report and is presumably in the Appendix but is mentioned in the notice to Matt Kelcher, Chair of Resources & Public Realm Scrutiny (above).

A request for information to the Brent Council Press Office and Amar Dave, Strategic Director of Regeneration and Environment went unanswered last week.