Heartless property company evicts church, nursery and foodbank

 The Pentecostal City Mission Church, long time occupier of 2 Scrubs Lane, Willesden, has been evicted by developers, Fruition Properties. The Mission is a registered Community Asset and operates a nursery, foodbank, dementia care and other local community services which leaves this vital community lifeline in jeopardy. See previous coverage of the threat to the church HERE.

 

The Mayor’s Old Oak and Park Royal Development Corporation (OPDC), local MP Andy Slaughter, the GLA’s Culture at Risk team and other community groups have been campaigning to save the church and the services it provides to one of London’s most disadvantaged communities. 

 

Fruition Properties, the developers who are looking to redevelop the site, sought planning permission in 2018. Critical to that permission was that Fruition secured replacement space for the Pentecostal City Mission Church and associated community services as part of the new development. 

 

OPDC, as the local planning authority, has always been very clear that its planning policy requires the re-provision of community floorspace for the Pentecostal City Mission Church within any future scheme on the site. 

 

It is understood that Fruition evicted without warning, on Wednesday 23rd March, entering the building at 7.30 in the morning and changing all the locks, leaving parents unable to drop off their children at the nursery and staff unable to retrieve personal belongings. 

 

Reverend Desmond Hall of Pentecostal City Mission Church said:

We are shocked and saddened that Fruition took possession of this beloved church and vital lifeline for so many community members. As well as a valued place of worship, many families and young children rely on us for support services and food donations. During busy times, we can cater to up to a 1,000 people across one day. What will they do now that Fruition have changed the locks? 

 

We won’t give up hope and with the support of the community, we’ll continue to fight for Pentecostal City Mission Church.

 

David Lunts, CEO of OPDC said: 

 

It is shocking that Fruition Properties have evicted the church. It's hard to believe that with so much local need for services such as this, especially at a time of increasing hardship, any developer could act with such heartlessness. It’s all the more outrageous as our planning policy makes quite clear that space for the church and its community facilities must be part of any redevelopment.

 

I have attempted to engage with Fruition to seek an amicable resolution with the Church, but they have refused to meet.

 

Andy Slaughter MP for Hammersmith said: 

 

It’s unacceptable and quite frankly unbelievable news to hear that a developer has evicted a church, nursery and foodbank at a time where so many families are under financial strain to put food on the table. I have made my position to Fruition abundantly clear on numerous occasions and they have refused to meet to reach a solution, despite the planning policy clearly requiring provision for the church. 

 

 Cllr Matt Kelcher said:

Councillors, Brent Council, the OPDC and local MPs are all in agreement on this issue and Fruition are doing themselves terrible damage by pursuing this – but there is currently a legal process that needs to be gone through first. When this is resolved we’ll be best placed to plan any next steps.

 

I’m pleased that in the meantime, Brent and OPDC are helping the church to find alternative local premises where possible.

 

OPDC consultation on Harlesden Canalside Development

 

I am afraid you missed the first event that was held this afternoon but there are more chances coming up:

 

From Old Oak and Park Royal Development Corporation

Before submitting a planning application to Brent Council, we are holding a public consultation to seek community feedback on our final designs.

The consultation will take place between 16th February and 2nd March and to support the consultation, we’re inviting the community to join us at one or more public events:

(Events on Thursday 24th February and Saturday 26th February will only be held on Zoom.)

Venue events

Community consultation event: site tour, presentation and Q&As*

Wednesday 16th February 2pm until 4pm

Grand Junction Arms, NW10 7AD

Drop-in public exhibition, view plans, ask questions and leave feedback*

Saturday 19th February

Between 12 and 4pm (drop-in)

Grand Junction Arms, NW10 7AD

Online events

Online consultation event: presentation and Q&A

Thursday 24th February

6pm until 7pm

Zoom, online

Online consultation event: presentation and Q&A

Saturday 26th February

11am until 12noon

Zoom, online

Book your tickets to come to our events HERE

*please note that only the events on the 16th and 19th February are held in Grand Junction Arms. Online events on Thursday 24th February and Saturday 26th February will only be held on Zoom.

From 16th February you will be able visit this consultation platform to view plans and fill out an online feedback form at:

http://www.consult.opdc.london.gov.uk/harlesdencanalside

Cllr Kelcher's update on situation around City Mission Church's threatened eviction

 

City Mission Church

 Cllr Matt Kelcher (Kensal Green) has circulated concerned residents with the results of his research into the threatened eviction by developer Fruition of the City Mission Pentecostal Church from its Harlesden site:

The Mission Pentecostal Church operates a faith and community facility from the existing building, including a local nursery and foodbank. As a representative of the local community I have visited the site on a few occasions and met people who use the facilities. I know it does great work for the wider community and has a lot of local support.

 

Unfortunately, occupies the building on a “Tenancy At Will’ arrangement, and so has very limited security. On Friday 29 October, Fruition Properties, who are the owners and developers of the site, issued a termination notice effective of Friday 5 November.

 

Until June this year, the building had planning consent to redevelop the site for residential development, granted by OPDC in 2018. The planning approval included a condition that Fruition must secure replacement space for the Mission Pentecostal Church and associated foodbank and nursery as part of the new development.

 

I remember visiting the premises when this application was under consideration (this was as a ward councillor a few years before I joined the OPDC planning committee myself) and the presentation I heard really put the provision of these facilities at the heart of why it should receive community support. I believe it would be unjust for the owners of the site to go back on these promises.

 

This consent lapsed in June 2021 and Fruition are looking to submit a new application. The OPDC have clear planning policy that will require re-provision for the church and any associated community service in any new application. I met (virtually) with the Chair of the OPDC Planning Committee, the Director of Planning and Cllr Harcourt from Hammersmith and Fulham around this time and emphasised the value to church gives to the community. I was pleased that following this OPDC planning officers met with both the developer and church to highlight these requirements.

 

Therefore, whilst we should all join together to campaign to save the church, we should be clear that the OPDC have not been complicit or encouraging of the eviction notice. Indeed, if a new application were to come in for the development of the site, the OPDC have made it clear that they would strengthen the protection that the church/nursery has above and beyond what it has now.

 

Similarly, as the site is in the devolved OPDC area, there is little that the team in Brent can do to block this eviction either. Though I have been in touch with the Head of Planning to discuss the matter.

 

It seems the owners have given up on completely re-developing the site and are trying to eek as much out of the current space as possible by evicting the church. Or, they hope that if they go some time without a church in place, and then re-apply for permission then no conditions will be added to planning consent.

 

It is our job as community representatives to ensure they cannot get away with this by reminding everyone how important these facilities are to people who live in Kensal Green, and that any future for the site must involve the Mission Pentecostal Church.

 

Most recently, I have liaised with Andy Slaughter MP (the building straddles the boundary between Brent and Hammersmith & Fulham so a lot of people are interested in the subject) and will ensure Brent is represented at a meeting he is organising with the developers, if I am unable to attend myself.

 

OPDC launches new consultation on Old Oak Plan modifications

 

From Old Oak & Park Royal Development Corporation (OPDC)

Following the Public Examination with the Planning Inspector last year, we have made some proposed changes – or in planning terms, ‘modifications’ - to our draft Local Plan. Although most of it is largely the same, we are no longer bringing forward our plans for housing in Old Oak North and have identified other sites where we can bring forward new affordable homes, jobs, public space and facilities.

A report to OPDC’s Board in October 2020 provides an overview of these proposed modifications. The Board report and appendices can be viewed at the following links

1. Board Report on OPDC’s proposed draft Local Plan modifications 
2. Appendix 1 Work Programme
3. Appendix 2 Proposed draft Local Plan Modifications 

 

We are currently in the process of engaging with landowners and community  stakeholders on the proposed modifications, drafting policy changes and compiling evidence. We plan to submit these proposed changes to the Planning Inspector in February 2021, and we’ll be holding a formal public consultation in the spring. Before that, we would like to invite you to one of two public online engagement sessions to be held on:

• Tuesday 24 November 18:30 -19:30
• Monday 30 November 12:30- 13:30 (this session will be recorded)

During the sessions we will present the proposed changes and next steps. This will be followed by a Q&A discussion where you can ask questions. 

If you would like to attend either session, please contact the planning team on planningpolicy@opdc.london.gov.uk or 020 7983 5732. Alternatively, you can sign up here. 

Make sure you have a say on OPDC plans for canalside Harlesden

Press Release from West London Business 

The Old Oak and Park Royal DevelopmentCorporation (OPDC), working in partnership with the London Borough of Brent and the Canal & River Trust, is planning exciting improvements to the Grand Union Canal between Acton Lane and Steele Road. 

The plans are being created in close collaboration with local residents and will include outdoor ‘pop-up’ recreational, work and leisure facilities, as well as new public space to bring life to the canal and support for a wide range of business and community activities. 
Ideas for future use include a workshop for boaters, a canoe club base, a community hub and outdoor café or market space.

OPDC has appointed specialist community and commercial space operator, 3Space, architects, We Made That, to work with local people to scope and design the project. 
The project is part of a £1.2m community investment, funded by the Mayor’s Good Growth Fund to bring forward a range of improvements to public spaces on the canal. 

OPDC’s Chief Executive, David Lunts said:

 “Covid-19 has shown us that public outdoor space in London is more precious than ever and our plans will enable people from Harlesden and beyond to enjoy the benefits of the canal. This project will provide a greener, safer community space for residents and visitors, and also support local businesses” 

“The idea for regenerating Harlesden Canalside came from the local community and we are now reaching out to local groups, residents, businesses and boaters to decide exactly how this space should take shape.”

Cllr Shama Tatler, Brent Council’s Cabinet Member for Regeneration, Property and Planning said:

 “This is an area of Brent which is not only rich in history but also one brimming with potential for the future, so these plans are exciting and something really positive to look forward to. They could help to breathe new life into the area, create new space for community activities, new business opportunities and create local jobs.

“As with all regeneration in Brent, we’re committed that it only happens with the input of local people and we look forward to hearing the views of local residents, businesses and community groups as these plans are taken forward.”

Canal & River Trust’s Director, London & South East, Ros Daniels, said:

“As people are looking more and more to green space to support their wellbeing, the value of London’s canals as places to relax and enjoy, and also as vibrant destinations, is to be celebrated. We know that people who spend time by the canal are healthier and happier and we are excited to see how this canal-side space will develop and come to life through the ideas of people who visit, live or work in Harlesden and Park Royal.”

Due to Covid-19, OPDC has paused face-to-face engagement events and will be consulting on this project remotely until it’s safe to do otherwise. More information about our remote engagement will be available soon and representatives from 3Space will be reaching out to community groups in due course to begin consultation. In the meantime, if you are a resident or represent a local business or community organisation and would like to be involved , please contact OPDC by emailing info@opdc.london.gov.uk.

Is more accountability to Brent residents and councillors needed from our OPDC representative?

Considering the enormous scale of the Old Oak and Park Royal Development we herelittle in Brent about progress from our representative on the board Cllr Muhammed Butt.  After Cargiant threw a spanner in the works over its site LINK the London Mayor announced with a fanfare that the Corporation had been given a £250m award by the government:

Old Oak and Park Royal Development Corporation (OPDC), has today welcomed the government’s decision to award £250m to kick-start development on the West London site.

The investment, from the government’s Housing Infrastructure Fund, will be used to assemble land, design and build vital roads and utilities infrastructure. This will allow development of homes and businesses to begin at Old Oak North, close to the new transport ‘Superhub’ where the HS2 and the Elizabeth Line will meet.

Old Oak North is the first of six new neighbourhoods planned for the 650-hectare site. When complete, it is predicted that the entire redevelopment of Old Oak and Park Royal will deliver 25,500 new homes and 65,000 new jobs.

Old Oak and Park Royal is one of London’s largest Opportunity Areas with a new High Speed 2 (HS2) and Elizabeth line (formerly Crossrail) station due to be constructed at Old Oak by 2026. Redevelopment of the area has the potential to deliver 24,000 new homes and 55,000 jobs in Old Oak, as well as 1,500 new homes and 10,000 jobs on the adjoining Park Royal industrial estate.

Old Oak and Park Royal Development Corporation (OPDC) is the body tasked by the Mayor with driving forward future development plans for the area. OPDC has full planning powers within the 650-hectare site, which includes land in the boroughs of Hammer smith & Fulham, Ealing and Brent.

The Mayor of London, Sadiq Khan, said:

Old Oak and Park Royal is one of the capital’s most important regeneration projects with the capacity to deliver tens of thousands of new, genuinely affordable homes and jobs.

Therefore, I’m pleased that government have shown its support for our vision through this funding grant. This money will let us enter a new stage in the development of Old Oak, delivering the essential infrastructure to make the Old Oak dream a reality.

 Anyone wanting further information on the activities of the Board discover that the Minutes of the meetings are published a long time after the meetings. The last meeting for which Minutes have been published was November 28th at which Muhammed Butt was replaced by Cllr Shama Tatler with just observer status.

The leaders of the three London Boroughs involved, Brent, Ealing and Hammersmith and Fulham are all on the broad for which they receive an allowance of £15,000. LINK  Cllr Butt is also on the Appointments and Remuneration Committee along with Brent's Head of Planning Amar Dave.

It is difficult to find how Cllr Butt reports back to Brent councillors on the OPDC and how its decisions are scrutinised. There were 5 Board meetings in 2018 and 1 Appointments and Remuneration Committee meeting. This is a pretty good rate per meeting and I am sure Muhammed Butt would argue that he does far more work on the OPDC than just attend meetings - it would be good have some detail.

The Brent Council website shows just how many other outside committees he is on:

A life spent in committee rooms looks rather dreary but Cllr Butt's role does bring him some pleasure:

There are some consultation meetings on OPDC plans coming up soon - details HERE

Is the Old Oak Common project in jeopardy?

 The vision in 2016

The Evening Standard reported yesterday LINK that the biggest landowner of London's largest regeneration project at Old Oak Common, Cargiant, has axed the £5bn proposal to develop its site.

The Old Oak and Park Royal Development Corporation (OPDC) was set up by Boris Johnson when London Mayor and Brent Council leader Muhammed Butt is a member of the board. LINK

Tony Mendes, managing director of Cargiant said the project had been made unviable by the actions of the OPDC:

Old Oak Common is fast becoming known as Old Oak Cock-up. The area was supposed to hep meet the housing crisis in London with 25,000 new homes, but it is going to fail to deliver all but a fraction of that number, at an outrageously high cost to the public purse.

Mendes called for the OPDC bid for £250m government funding for infrastructure to be  'paused' while the Government investigates the £30m of government money already spent and the bid to be properly scrutinised by the London Assembly and MPs.

A commenter on the Evening Standard website  says:

This is a reaction from Cargiant to the Compulsory Purchase Order for their land that the OPDC wants to obtain. Under a CPO, Cargiant will receive just the value of the current undeveloped land, plus the standard sweetener, which means Cargiant makes much less money from the site. On the other hand, the OPDC wants to build at a super-high density of 600 homes per hectare. Cargiant probably thinks that is far too high to sell the homes on the open market. At that density, the danger is that they might be bought just as investments largely from abroad, often with no one living in them.

A spokesperson for current London Mayor, Sadiq Khan, expressed disappointment that Mendes was 'looking to frustrate the project' and said that the OPDC had made a business case to the Government  for Housing Infrastructure Funding that would 'unlock the scheme' with a decision to be made in due course.

We are bound to hear more on this and I hope Brent councillors will play their part in scrutinising the project as one of the interested parties.

One month to comment on Old Oak-Park Royal Development objectives

The Old Oak and Park Royal Development Corporation (OPDC) is consulting on the Integrated Impact Assessment (IIA) Scoping Report for the forthcoming OPDC Local Plan.This huge development covers parts of the London boroughs of Ealing, Brent and Hammersmith and Fulham and includes issues concerning housing, transportation, air quality, sustainability, health and the local economy.

The IIA Scoping Report is now out for consultation and available for download from OPDC’s website. LINK

OPDC is also seeking comments on the Scoping Report from the public and other stakeholders.

Hard copies will be made available at the address below.

Please note all comments, suggestions and responses should reach OPDC by 5pm 9th October 2015 and be sent by email to info@opdc.london.gov.uk or by letter to:

Local Plan IIA Scoping Report Consultation
Old Oak and Park Royal Development Corporation
City Hall, The Queen's Walk,
London SE1 2AA

This extract gives a flavour of the ground to be covered:

OBJECTIVES

1.     To enhance the built environment and encourage ‘place-making’ 


2.     To optimise the efficient use of land through increased development densities and building heights, where appropriate 


3.     Maximise the reuse of previously developed land and existing buildings, including the remediation of contaminated land 


4.     Minimise the need to travel and improve accessibility for all users by public and non- motorised transportation methods 


5.     Improve access to well designed, well-located, market, affordable and inclusive housing of a range of types and tenures, to meet identified local needs 


6.     Improve climate change adaptation and mitigation, including minimising the risk of flooding and addressing the heat island effect 


7.     To minimise contributions to climate change through greater energy efficiency, generation and storage; and to reduce reliance on natural resources including fossil fuels for transport, heating and energy 


8.     To minimise production of waste across all sectors in the plan area, maximise efficiencies for transporting waste and increasing rates of re-use, recycling and recovery rates as well as composting of all green waste 


9.     Improve the quality of the water environment 


10. Create and enhance biodiversity and the diversity of habitats across the area and its surroundings 


11. To minimise air, noise and light pollution, particularly for vulnerable groups 


12. To conserve and, where appropriate, enhance, cultural heritage 


13. Increase community cohesion and reduce social exclusion 


14. Improve safety and reduce crime and the fear of crime 


15. Maximise the health and wellbeing of the population, reduce inequalities in health and promote healthy living 


16. To improve the education and skills levels of all members of the population, particularly vulnerable groups 
 

17. Maximise the social and economic wellbeing of the population and improve access to employment and training 


18.To encourage inward investment alongside investment within existing communities, to create sustainable economic growth.

 

Comments invited on Old Oak-Park Royal Regeneration community involvement proposals

 

The OPDC boundaries

This is a message I have received from Old Oak and Park Royal Development  Corporation (OPDC). 

 Dear All,

Please find attached the first e-newsletter from OPDC – this will evolve over time and the aim is to keep local businesses, residents and groups up to date with latest information about Old Oak and Park Royal proposals as well as highlight opportunities to get involved in shaping the development. Please help us to make it useful and tell us what you would like to see featured.

Also, our draft Statement of Community Involvement (SCI) is now out for consultation along with our draft Community Charter. The SCI aims to set out how stakeholders will be involved in the planning process and the Community Charter sets out how OPDC’s commitment to community engagement in all aspects of the regeneration in Old Oak and Park Royal.

We would like your comments on these documents, please follow the link to find out how to get involved in the consultation on the draft Statement of Community Involvement and draft Community Charter.

Kind Regards,

Alex Day
OPDC