Tenants seek further information on Brent Council's follow-up to council housing management failures

 

Wembley Matters has recently pubished guests posts by Brent Council tenants of the St Raphael's and South Kilburn Estates  LINK as well as the findings of the Regulator of Social Housing on brent Council's serious failings in housing management.

Asif Zamir of St Raphael's wrote to Spencer Randolph, Brent Director of Housing about the issues. His reply is below along with Asif's response.

 

Dear Asif Zamir,

 

Thank you for taking the time to write on behalf of the residents of St Raphael’s Estate and sharing your concerns regarding the condition and safety of your homes on the estate. I want to begin by acknowledging the distress that the recent findings from the Regulator of Social Housing (RSH) judgment, have understandably caused. Please know that we take these matters extremely seriously, and yours and all of our tenants safety and well-being remain our highest priority.

 

When we identified inconsistencies in our safety data earlier this year, we acted swiftly and responsibly by referring ourselves to the RSH. This was not a decision taken lightly, but we believed it was the right and transparent course of action to begin addressing the issues at hand with the seriousness they deserve.

 

Since then, we have taken a number of urgent steps. We appointed an external health and safety consultancy with experience in supporting organisations in similar situations. They have engaged directly with the RSH and are supporting us in making rapid and lasting improvements. Their work includes helping us to verify and update our compliance data and to ensure all necessary safety checks are clearly recorded and acted upon.

 

We have also commissioned an audit of our systems and data, due to conclude in mid-July. This review will identify the root causes of the failings and inform a detailed recovery plan, underpinned by clear timelines and actions to ensure accountability.

 

In the meantime, we are reviewing all compliance data and building safety actions using a risk-based approach, prioritising high-risk issues. To help us move at pace, we are increasing capacity in our teams, including recruiting additional officers and contractors dedicated to this work.

 

We are also taking visible action across the Borough and on St. Raphael’s Estate. Over the coming weeks, residents will see more surveyors and contractors on estates as we carry out:

 

A new round of Stock Condition Surveys to update our understanding of the condition of every home

Fire Risk Assessments for all blocks of flats on estates

Pre and post-inspections to make sure building safety actions are completed to a high standard

We will communicate clearly and in advance about any visits to our tenants homes or buildings, and we are committed to improving how we engage with you going forward.

 

Finally, I want to reiterate that Brent Council is fully committed to learning from these failings and to restoring your confidence in the safety and quality of your homes. We know that words alone are not enough, you deserve to see real, sustained improvements, and we are determined to deliver them.

 

Thank you again for sharing your concerns.

 

Yours sincerely,

 

Spencer Randolph

Director – Housing Services

 

 

 

Dear Spencer Randolph,

 

Thank you for your prompt response to my letter and for acknowledging the concerns of St. Raphael's Estate residents following the Regulator of Social Housing (RSH) findings. We appreciate your transparency in referring Brent Council to the RSH, and we understand that steps are being taken to address the issues.

 

While we acknowledge the measures you've outlined, including the appointment of an external consultancy, the audit of systems, and increased capacity within your teams, the residents of St. Raphael's Estate require reassurance and immediate, tangible results to ensure their safety.

 

The recent fire on St. Raphael's Estate in May, which tragically led to the tragic loss of life of our neighbours, has significantly heightened anxieties among residents. This incident demands an urgent and thorough investigation into why the building experienced accelerated combustion and further to this why the fire was not contained and spread to the ajoining property.  We need clear answers regarding potential concerns with insulation, cladding, or the overall build quality of the affected building and others on the estate. Furthermore, we are deeply concerned about a potential correlation between this tragic incident and the previously identified lack of safety data from Brent Council.

 

While the planned surveys and risk assessments are a welcome step, residents need to see these actions translated into fast results. The fear of another incident is very real, and waiting for audits to conclude in mid-July and for the implementation of recovery plans does not alleviate the immediate anxieties.

 

We urge Brent Council to:

 

Prioritise the investigation into the St. Raphael's Estate fire, providing residents with immediate updates on preliminary findings regarding the cause of accelerated combustion and any links to building materials or construction.

 

Share a clear and accelerated timeline for addressing the most critical safety issues identified by the RSH and through your ongoing reviews, particularly those related to fire safety.

 

Demonstrate visible and proactive measures on the estate now, beyond just surveys, to address any immediate high-risk concerns.

 

Establish a direct and ongoing communication channel with residents to provide transparent updates on progress and address specific concerns arising from the fire and the RSH findings.

 

We understand that systemic changes take time, but the safety and peace of mind of St. Raphael's Estate as well as residents from wider Brent cannot wait. We look forward to seeing swift and decisive action that translates your commitment into demonstrable improvements in the safety and quality of our homes.

 

Yours sincerely,

 

Asif Zamir

 

 An old map of the original estate

 

Meanwhile Pete Firmin, a tenant on the South Kilburn Estate,  has submitted a Freedom of Information request on the remit and makeup of the housing Advisory Board. LINK

  

Dear Brent Borough Council,
 

I understand a Housing Advisory Board has been set up. Can you please tell me:

1) Its remit.
2) Its composition - who is on the board and their qualification for doing so.
3) If there are residents on this board, how they were recruited and what qualifications they were required to have to be on the board.
4) All correspondence relating both to the establishment of this board and the recruitment of its members.

Some Home Truths About the South Kilburn Regeneration for Brent Council and Developers to Ponder

 

Pete Firmin, South Kilburn resident and chair of a residents' and tenants' association, spoke at Kilburn Connects online meeting tonight about the poor quality of new housing on the estate, the dire amount of social housing and the experience of living though a regeneration that will not be completed until 2041.

LETTER: Dangerous scaffolding in high winds on a residential council building 'Not Brent's problem' according to the Council's Emergency Team

 

Queens Park was closed by the City of London Corporation today as a precaution in the high winds. Public Safety is of paramount importance. Meanwhile I received this letter today from just down the road in South Kilburn. 

Dear Editor, 

For months residents of Alpha House in South Kilburn and their representatives have been raising issues with Brent Council about scaffolding which has ben erected on a section (1/3rd) of Alpha House. Despite repeated promises from the Council that residents will be forewarned if scaffolding is to be erected on their block (a promise Brent has never kept), it took repeated complaints after the scaffolding was erected last November before any letter was sent to residents saying work needed to be done on the roof guttering. Since then, issues have been raised several times about the safety of the scaffolding and easy access to it. 

Questions have been asked about how long it is going to be there, particularly as people have only been seen working on it very few times. Moreover, people know that much of the costs of such work is offloaded on to leaseholders, and the longer the scaffolding remains (to what purpose?) the higher the charge to leaseholders.

This evening in the high winds, a board blew off the scaffolding and another looked as if it soon would. A call to Brent Council's emergency number got the response that it wasn't Brent's problem (on a Council block!) because the scaffolding doesn't belong to Brent..., The only suggestion was that it could be cordoned off (by who?), ignoring the fact that this would prevent residents getting to, or leaving, their flats.

So the Fire Brigade was called. They came promptly, but apparently they are not allowed to go on scaffolding (because it might be unsafe.....), but did suggest - and help with - knocking on doors and warning people of the problem and danger.

So much for Brent Council, both for its lack of willingness to deal with queries about the safety of the scaffolding in the first place, and then a completely offhand response to an emergency situation.

Pete Firmin, chair, Alpha, Gorefield and Canterbury Tenants and Residents Association

Just another story of South Kilburn neglect – a rubbish saga

 

How the rubbish accumulates

 

Guest post by South Kilburn resident Pete Firmin 

 

Coventry Close is a cul-de-sac off Kilburn High Road, leading to the South Kilburn estate. It is not a residential street, but one containing Royal Mail's NW6 delivery office and a car wash (which replaced an earlier coach depot). It is a popular street for people to park who are shopping on Kilburn High Road, and busy with foot traffic of estate residents and pupils and parents going to and from St Mary's primary school via the footpaths which lead on from the road. Not a very pleasant street at the best of times, it only has a pavement on one side and the border for the car wash is an ugly corrugated iron fence. Hardly salubrious.

 

Near the top of the road is the rear entrance to what used to be the Kilburn job centre, now closed and unused for many years. The rear entrance was to the underground car park of the job centre. That entrance is now shuttered. Ever since the job centre closed there has been a problem of rubbish accumulating at the back.

 

After previous complaints in previous years, the rubbish got cleared, although local residents were never told by who (which might have helped in the current situation).

 

To be clear, local residents (including from the nearby Alpha, Gorefield and Canterbury TRA) have always recognised that this is not public land and it is not the responsibility of the street cleaners to clear this. However, we have asked Brent Council to do something about it, not least on health grounds. They must be able to take action to get the owners of the building to clear the rubbish, not just on a one-off basis, but also regularly. Or arrange for Brent to clear it and charge the owners. 

 

The current version of the problem stems from - at least - September. Despite regular pleas, accompanied by photos, to various Council officers the pile of rubbish has just grown (see photos from 21 September and 26th November., it was not cleared once in that period).

 

It’s not that Council Officers, and a Councillor, haven't acknowledged the problem and recognised that it is unacceptable, but nothing ever happens.

 

Report it to the Council's fly tipping app, you get the response that, since it is on private land, it is not the responsibility of the council.

 

Other Council officers have referred the issue to the `fly tip team' (same response as we had) and other Council departments.

 

One reply from an officer (24/10) said "This is not BHM land- I have absolutely no jurisdiction over it. [which we had never claimed] I will come back to you today establishing who we can escalate this to directly."

 

One of the more substantial communications we were copied into (between two Council officers) (25/10) said

 

I inspected the location after the last email and contacted the owners of the building and the previous occupants (which I more recently discovered are no longer in control of the building- sadly the Business Rates database is not updated).

I have made subsequent visits to the location and whilst there appeared to be a litter accumulation in the small recess area in front of the understorey carpark, it looked as though it was a new accumulation to the one originally identified.

 

I have contacted Rossmore Properties Ltd again by email (office@aminpatelshah.co.uk ) and now telephone (+44 20 7278 7651) . Their representative has advised that they had originally instructed a local maintenance firm to clear the location and this should have been done. I have requested routine maintenance; however it is unlikely that the routine maintenance will be more frequent than our own street cleansing or refuse collection schedules and would be unreasonable for us to expect this. I am expecting a confirmation email with regards to remedial works here by the end of the day.

 

Generally speaking the issue is more related to litter accumulation and evidence of ASB activities ( drinking and laughing gas evidence) as opposed to “fly tipping” of larger items.

 

The last several inspections of Coventry Close would also indicate a lack of general street cleansing for this busy thoroughfare into Kilburn High Road, however the road surface and parked cars may have an impact with this regard.

 

3 Cambridge Avenue remains empty and lends itself to ASB type issues in its current state. This is another location of concern to add to the list of hotspots for patrols in the Kilburn locality. Whilst there has been a planning application submitted to convert the building into 19 flats, it appears that this application may have already expired ( according to the agency whom submitted the application) therefore its empty state may continue and one wonders what the financial incentive would be to leave a building like this unoccupied.

 

The carpark area off of Coventry Close/Bristol Walk is managed by Catalyst Housing / Peabody Trust.

 

Any issues relating to this area should be directed towards them. 

 

Anyone reporting issues here should be advised to send in photos which always helps to identify and action issues accordingly.

 

One solution may be to introduce Catalyst /Peabody representatives to Rossmore Properties Ltd to see if this small tiny recess area can be maintained at the same time as the routine maintenance for the estate; for an appropriate fee.

 

As soon as I get an update from Rossmore Ltd, I will let you know.

 

Sound useful? But nothing happened. And quite why Catalyst/Peabody (which now have some nearby properties) would take any more responsibility than Brent , which not only has nearby properties, but should also take some responsibility for obvious health issues, is a mystery.

 

As you might expect by now, nothing happened. When we pointed this out, we got this response:(30/10)

 

To clarify, the email I previously sent was to explain who is responsible for the small recess area in front of the understorey carpark for 3 Cambridge Avenue ( access area located on Coventry Close) and to differentiate the adjoining private land managed by Catalyst/Peabody ( which also suffers from waste and highways issues from time to time).

 

The litter accumulations periodically accumulate either as a result of wind blowing it from the public highway sections of the street or as a result of itinerants whom congregate around here to take “rest” on the small wall away from prying eyes.

 

I have previously served notice on the owners to clear the land in question and put measures in place to prevent future waste accumulations. As a result the metal shutter was installed some time ago. However as a result of the angle of the slope and the layout of the building lines, the shutter could not be installed up to the boundary edge of the public highway and hence you have a tiny recess that continues to suffer with this problem from time to time.

 

I am aware that the owners of the property have a locally sourced private maintenance contractor whom periodically attend the site to clear any accumulations ( as was advised in the original Notice served on them).

 

I have spoken with a representative of the company that owns the property to advise them that there is an existing accumulation that requires attention last week.

 

I have further contacted them today to insist upon action.

 

Unfortunately the landlords are not based locally and are reliant on their private contractor.

Brent Council can pursue enforcement and issue penalties when non-compliance of a Notice is observed, however in the initial instance would prefer to work with private individuals and organisations to effect a solution. Previous correspondence with the owners have generally been met with compliance whenever this issue has been brought to my attention.

 

With regards to rubbish bins on Coventry Close I am aware there are a number of recycling bins that were positioned along Coventry Close to serve the blocks of flats and are also accessible to anyone passing. However it is my understanding that the Veolia Street Cleansing contract no longer accommodates litter bins on residential streets unless there are some exceptional circumstances. Furthermore the only section of Coventry Close covered by the street cleansing contract is between the top block of Alpha House to Kilburn High Road. The remaining section from the top block of Alpha House to Canterbury Road is the remit of BHM’s maintenance regime

 

If you continue to experience negative impacts resulting from waste accumulations on private land please report these to waste.enforcement@brent.gov.uk or via Fix My Street platform. If you can include photos at the time of reporting will also be useful to help us identify locations and deal with the issues accordingly.

 

We then had to point out that there are, contrary to that message, no rubbish bins on Coventry Close (which is why we have been asking for them for years.....) And Coventry Close is not a residential street.

 

From what locals observe, while obviously some of the rubbish comes from street drinkers, the majority comes from people walking through and from those who park on Coventry Close. But it doesn't really matter who causes the problem, it needs dealing with both in the short and long terms and while Brent talks of doing so, the rubbish continues to pile up.

 

We wonder whether this would happen in other parts of the borough or is yet another sign of how Brent neglects its basic responsibilities in South Kilburn. Building showcase new housing looks nice, less so when surrounded by uncleared rubbish. And before anyone accuses us of exaggeration, Council officers have repeatedly accepted that the area is neglected and promised to sort it. And little happens.

 

Pete Firmin

 

LETTER: The rotten stench of neglect

 

Dear Editor,

I've often written on Wembley Matters about how South Kilburn is neglected by Brent Council, the apparent thinking being that if they put up nice looking new buildings (don't look too closely inside), no-one will notice the lack of concern for the maintenance of the area.

I could do so again, since so little changes, but of immediate concern is a single example of the extent to which Brent shows little concern to sort out the most extreme of issues.

Since the heavy rain early last week, there has been a pool of stagnant, stinking water at the bottom of Coventry Close, just off Kilburn High Road (photo). This has been reported to Brent almost since it appeared, and repeatedly by several residents since. Apparently there was an unsuccessful attempt to clear it towards the end of last week. Since then nothing.

As with so many issues, reports to the Council receive little useful response. Repeated messages to officers and Councillors have had no reply until this morning (Monday) when we are simply told by Council officers that they know about it. It may (?) be that they deal with it today, but why does it take the best part of a week to sort out an extreme health hazard. People walking past think it smells of raw sewage, residents close by cannot open their windows. How long would it take for Brent Council to act if this was in the more affluent areas of the borough or even outside the Civic Centre?

Pete Firmin

UPDATED: South Kilburn: Flagship or neglect?

Guest post by Pete Firmin, chair, Alpha, Gorefield and Canterbury Tenants’ and Residents’ Association.

 

Brent Council – with the support of planners and architects - likes to praise its regeneration of South Kilburn as a model for others.

 

Yet, beyond the issue of the dubious quality of some of the new housing built in the area, raised in Wembley Matters many times, there is also a big issue around general neglect of the area.

 

To be clear, the area described here, a small part of South Kilburn, is not due for `regeneration’ anytime soon. It does not figure in any masterplan. Not that, even if it was, this would excuse the level of neglect shown here.

 

Everything here has been reported to Brent Council, individual officers and Councillors dating back to November of last year if not earlier.

 

To start at the steps at the corner of Coventry Close and Kilburn High Road. These broken steps have been reported with no response received.

 

 

This rubbish dump has been growing steadily for the best part of a year and reported many times on the Cleaner Brent App. It just gets closed quickly with no explanation. It is not directly on Brent land but is clearly a health hazard.

 

 

This patch of ground (known to residents as the Bermuda Triangle) was created when regeneration hit the area 7 years ago. They still haven’t sorted out whether Brent or Catalyst is responsible for its upkeep, so it just accumulates rubbish.

 

 

Clearly Brent’s responsibility, overflowing like many bins along Cathedral Walk footpath.

 

Mattresses abound, this one was photographed by an estate officer two weeks ago. It is propped up by the metal frame for previous recycling bins. We were promised when they were replaced (a year ago) that they would be removed.

 

 

Broken pane of glass in door of Gorefield House, reported last November.

 

The wonderful bin store next to Gorefield House. Erected by Catalyst during regeneration. For their residents they put up a brick  bin store, but Brent tenants only get a wooden one, which has been falling apart since it was put up. Too near the flats, overflowing bins, never fully cleared. We’ve been told someone in an office worked out how many bins are needed for the number of households…..

 

 

5 of these 7 lights along a footpath created in regeneration have been out for more than 5 months. We’ve been told the issue has been escalated…..

 

 

Damage caused by the flash flood last July. Brent had to be pestered to do anything at all, but we have been left with this botched job which is causing accidents. 

 

 

I could go on, like the numerous street lights not working (one of which has never been connected to the mains), the lift out of order for over a year, and much else, but I hope you get the picture one of a Council which doesn’t seem to care.

 

Pete Firmin

 

EDITOR'S NOTE: Pete's problems in getting responses is well illustrated by this exchange that took place only yesterday.

 

 

 

South Kilburn's Pete Firmin on 'Not the Andrew Marr Show' tomorrow

 From Not the Andrew Marr Show (Pete has contributed to articles on this blog about South Kilburn issues and we wrote about his suspension HERE):

A Labour member and local party activist for over 40 years, a former postal worker and member of the CWU, Pete Firmin would seem to be the kind of person Labour would need to help the party back to power.

However, he has been told he is no longer welcome in Labour and has been sent an expulsion letter.

Show solidarity with Pete on tomorrow morning's Not the Andrew Marr Show (10:30-12:30am), when we hear his response to his expulsion and what he feels is going wrong with the party.

REGISTRATION HERE

Solidarity with Pete Firmin trapped in a Kafkaesque Labour nightmare

 

 

Readers of Wembley Matters will be familiar with the name Pete Firmin. Pete has written many guest posts for Wembley Matters, mainly focusing on issues on the South Kilburn Estate where he is active on housing and tenancy issues. His last post was only yesterday on problems over getting help regarding the flooding in the Kilburn area.

Pete has been suspended from the Labour Party for some months, although you would think he is just the sort of committed socialist and grassroots activist that the Labour Party should welcome with open arms.

This letter has just been published by the Kilburn Times LINK explaining the background to his suspension by the Labour Party and the Kafkaesque situation that Pete finds himself in. Putting aside political differences (I am a Green Party member) I would like to express solidarity with Pete and Bridget in their predicament.

 

THE LETTER

When will the Labour Party Leadership’s purge of Left wing Labour members end?

 

It is now almost eight months since Pete Firmin (the chair) and Bridget Dunne (the vice-chair) of Hampstead and Kilburn Constituency Labour Party (CLP) were suspended from the Party.

 

Pete and Bridget have been given no opportunity to explain or defend themselves. 

 

Pete and Bridget’s only transgression was allowing Hampstead and Kilburn CLP members to debate a motion opposing the withdrawal of the Whip from Jeremy Corbyn. The Hampstead and Kilburn General Committee meeting in November last year, voted for this motion in solidarity with Jeremy Corbyn. The following day Pete and Bridget were suspended.

 

Pete Firmin was suspended from the Labour Party with Bridget Dunne, eight months ago - in taking disciplinary action against two Party members - action that has never been explained legally or made public - the Labour hierarchy have obviously acted against the principles of natural justice. Their decision was secretive, manifestly sectarian and profoundly undemocratic.

 

Using such draconian methods against individuals who were only carrying out the wishes of the Constituency has damaged not only the morale and fabric of the local Party but Labour’s case for fairness.

 

In all the years I have been a member of Labour (including eight years as a Kilburn ward councillor) I have never known the Party to be so authoritarian and undemocratic. Pete and Bridget are dedicated socialists and trade unionists with over 40 years’ service to the Labour Party between them. These are the very people our party needs if we are to defeat Boris Johnson’s ruthless Tory government. But we won’t defeat them by being every bit as dictatorial. 

 

Over 30 members of Hampstead CLP recently submitted a statement to our MP, Tulip Siddiq asking her to support Pete and Bridget’s immediate reinstatement. I urge Tulip to stand by Pete and Bridget. Sir Keir Starmer should start fighting the Tory government and not Labour party members. He should also restore the Labour whip to Jeremy Corbyn.

 

Angie Birtill, Kilburn, full address supplied