Showing posts with label Philip GRant. Show all posts
Showing posts with label Philip GRant. Show all posts

Monday 15 April 2024

Council housing – Brent’s clarification on London Living Rent homes at Fulton and Fifth development

 Guest post by Philip Grant in a personal capacity

 


East elevation drawing and location plan for Fulton and Fifth development.
(From documents in planning application 22/3123)

 

When I wrote my guest post “Brent’s Council Housing – A Tale of Two Sites” last month, I gave some details of a type of “affordable” housing known as London Living Rent (“LLR”), which the Council will be using for a block of flats it is buying at the Fulton and Fifth development in Wembley Park. 

 

I used details of this type of tenancy given on the GLA website, that ‘it is designed to help people transition from renting to shared ownership.’ I sent a copy of my article to Cllr. Promise Knight, Brent’s Lead Member for Housing, and asked:

 

‘IF Brent goes ahead with letting tenancies at Fulton and Fifth as LLR, what length of LLR tenancy does it plan to award? 

 

What will happen to those LLR tenants when their LLR tenancy comes to an end, if they are unable or unwilling to convert it to a Shared Ownership lease?’

 

I have now received a reply from Brent to that query, and as it clarifies the position (thankfully, these Council homes will not be converted to Shared Ownership!) I am setting out that response here, so that the correct information is available:-

 

‘I’m responding to your email below on behalf of Councillor Knight.

 

Thanks for your questions, your article is based on the assumption the Council is delivering London Living Rent as described by the Greater London Authority.

 

On 06 February 2023, the Council published a Cabinet report outlining the plans for Fulton and Fifth.

 

In this report, we state that Local Authorities can request from the GLA to rent the properties in perpetuity. We can confirm that this permission has been sought and granted and so the London Living Rent homes will continue to be rented at London Living Rent levels rather than there being a requirement to convert to Shared Ownership. This means they are effectively Discount Market Rent homes but will use London Living Rent levels to dictate the levels of rent charged.

 

The Council agrees, social rent and London affordable rent will always be the preference and priority and the scheme includes 176 homes for London Affordable Rent.

 

Best wishes

 

Head of Affordable Housing & Partnerships’

 

 

Extract from the Report on the Fulton Road development to the 6 February 2023 Cabinet meeting.

 

Leaving aside the assurance at the end of the reply, that the Council regards Social Rent and London Affordable Rent homes as a ‘preference and priority’, and the claim in the February 2023 Report that the Fulton Road development will benefit meeting ‘current housing demand’ (the homes are expected to be ready by July 2026), 294 new Council homes for rent is to be welcomed. Here is the split of home sizes for the two blocks, and two rent levels:-

 

 

Extract from the Report on the Fulton Road development to the 6 February 2023 Cabinet meeting.

 

It is a pity that more of these homes could not be at the “genuinely affordable” LAR level, but they should, at least, be cheaper to rent than private rents for similarly sized accommodation. I included a chart in my earlier article, showing what the LLR rent levels are for different sized homes in each of the Wards in Brent. 

 

I will finish by comparing what tenants in each of the two “affordable” housing blocks would be paying in rent, if their tenancy began in April 2024. The figures will be different (higher) by 2026, and they do not include service charges or Council Tax.

 

In block E, they will be tenants of Brent Council, and 2024/25 LAR rents (converted to monthly figures, but with weekly rent shown in brackets) would be:

 

1-bedroom  -  £840  (£193.99 pw)
2-bedroom  -  £890  (£205.39 pw)
3-bedroom  -  £940  (£216.80 pw)

 

In similar sized flats next door in block D, where the tenancies would be from one of Brent Council’s wholly-owned companies (First Wave Housing or i4B Ltd), the 2024 LLR monthly rents would be:

 

1-bedroom  -  £1,080
2-bedroom  -  £1,200
3-bedroom  -  £1,320

 

In theory, the LLR homes are for people who have a higher income (household income of up to £60,000 a year), but it would be interesting to know how the Council will decide who gets offered block D, and who is offered block E. It makes quite a big difference!

 

Philip Grant.

Thursday 11 April 2024

Abuse of Power? Complaint over party political content of a Council report – Brent’s reply and Philip Grant's response to it.

 

 

Guest post by Philip Grant in a personal capacity

 

Last Friday, Martin published an Open Email which I’d sent to Brent Council’s Corporate Director of Governance, complaining about a Cabinet Member Foreword included in the report illustrated above. I received a reply from that Senior Council Officer on Monday morning, and sent my response to it just before lunchtime on Wednesday. 

 

It may seem as though I am making a fuss over a relatively minor matter, but when those in power at our local Council seem to be abusing the power that they hold, I think it is important to point it out, and to do so publicly. If they allowed to get away with one abuse, the next one may be bigger, and so on.

 

If the way that “Democracy in Brent” is conducted is of interest to you, the full text of the Council’s reply to my email of 5 April, and of my response to it, are set out below.

 

Email from Brent Council’s Corporate Director of Governance at 9.03am on 8 April:

 

Dear Mr Grant

 

Thank you for your email.

 

I have looked at the section of the report to which you refer and also had a discussion with the Chief Executive.

 

Although, as you rightly say, it forms part of a report addressed to Cabinet signed off by an officer, the Cabinet Member Foreword in the report is separated from the main body of the report and clearly provided by the councillor and not by the officer who has signed off the report.

 

Leaving aside the question of whether there would otherwise be an issue in relation to the publicity related provisions to which you refer, I would point out that they arise under Part II of the Local Government Act 1986.  Section 6 (7) of that Part of that Act states:

 

(7) Nothing in this Part shall be construed as applying to anything done by a person in the discharge of any duties under regulations made under section 22 of the Local Government Act 2000 (access to information etc.)

 

These are regulations relating to publication of papers for, and admission to, meetings of the council’s Executive (Cabinet) and its committees and related matters.

 

The purpose of the introduction of the Cabinet Member Foreword was to provide an opportunity for the council policy context of decisions to be made explicit in reports to Cabinet by the Cabinet Member who is accountable for initiating and implementing council policies within the relevant portfolio. 

 

I am happy to remind officers signing off reports of this intention.

 

Best wishes

 

Debra



My response to that email at 11.50am on 10 April:

 

This is an Open Email

 

Dear Ms Norman,

 

Thank you for your email on Monday morning, 8 April.

 

I have considered it carefully, and have studied the legislation and Statutory Instruments arising from the main point you made on Section 6(7) LGA1986.

 

1. Your claim that ‘the Cabinet Member Foreword in the report is separated from the main body of the report’ does not stand up to scrutiny. Yes, it is headed Cabinet Officer Foreword, but it is subsection 3.1 of section 3 “Detail” in the middle of a document which, as I pointed out, is the ‘Report from the Interim Corporate Director of Communities & Regeneration’.

 

2.0 I admit that I had not considered the possible effect of Section 6(7) LGA1986 on the points I raised in my complaint email to you on 5 April. For that, I apologise. You appear to have used this to justify avoiding any answer over the content of the Cabinet Member Foreword being political material. But is Section 6(7) the “loophole” which allows that otherwise prohibited material to be published?

 

2.1 For ease of reference, I will copy that paragraph again here, but I have emphasised some of the key wording:

 

‘(7) Nothing in this Part shall be construed as applying to anything done by a person in the discharge of any duties under regulations made under section 22 of the Local Government Act 2000 (access to information etc.)’

 

Those regulations are set out in The Local Authorities (Executive Arrangements) (Access to Information) (England) Regulations 2000 (S.I. 2000/3272) [“the Regulations”]. Under the Regulations, the executive (in this case, Brent’s Cabinet) is the “decision making body”, an individual member of the executive can be a “decision maker”, and the duties of decision makers, either collective or individual, are to make “executive decisions”.

 

Paragraph 11 of the Regulations, “Access to agenda and connected reports” begins by stating:

 

‘(1) Subject to paragraph (2), a copy of the agenda and every report for a public meeting shall be available for inspection by the public at the offices of the local authority when they are made available to the members of the executive or decision making body responsible for making the decision to which they relate.’

 

Subsequent sub-paragraphs make it clear that providing those reports, and managing public access to them, is part of the duties of officers of the Local Authority.

 

2.2 This is also reflected in Brent’s own Constitution. Paragraph 3 in Part 1 illustrates the clear distinction between the roles and duties of Cabinet members and Council officers, and states:

 

‘The Cabinet is responsible for putting policies, which Full Council has approved, into effect. The Cabinet is the part of the Council which is responsible for most of the Council’s day-to-day decision making not delegated to officers.’

 

Standing Order 13 in Part 2, “Meetings and Decisions of the Cabinet and Cabinet Committees”, includes these provisions:

 

‘(e) Any decision taken by the Cabinet or by Cabinet Committees shall be taken following the consideration of a written report and after having taken into account all legal, financial and other relevant implications, the responses to any consultation and the comments received from the relevant Scrutiny Committee and any previous meeting of Full Council where the matter the subject of the decision was considered.

 

(f) Any decision of the Cabinet or Cabinet Committees shall be taken in accordance with all current legislation, these Standing Orders and the other applicable rules contained in the Constitution.’

 

The report which the Cabinet must consider is written by Council Officers, and signed off by the Corporate Director responsible for the Department which deals with the report’s subject matter. That is done ‘in the discharge of’ that officer’s duties. 

 

2.3 It is not part of a Cabinet member’s duties, even a Lead Member’s duties, to write part of such a report. Their duty is to consider the written report, which provides all of the information they need in order to make their decision. For that reason, I do not believe that Section 6(7) LGA1986, applies in this case, so that the Cabinet Member Foreword in the report is still subject to, and breaches, Section 2 LGA1986.

 

3.0 I wrote that I could see no valid reason for Cabinet Member Forewords in Officer Reports to Cabinet. You have provided the following explanation:

 

‘The purpose of the introduction of the Cabinet Member Foreword was to provide an opportunity for the council policy context of decisions to be made explicit in reports to Cabinet by the Cabinet Member who is accountable for initiating and implementing council policies within the relevant portfolio.’

 

3.1 However, section 3.2, “Contribution to Borough Plan Priorities & Strategic Context”, of the very report we are considering here, sets out the council policy context explicitly. It also does so far better, and without the party political bias of Cllr. Tatler’s foreword.

 

3.2 The Report is about Strategic Community Infrastructure Levy funding to deliver a new publicly accessible courtyard garden and a community centre at the Council’s Cecil Avenue development, part of the Wembley Housing Zone. It is not about the housing project as such, but para. 3.1.3. of the foreword, in particular, concentrates on housing, beginning: ‘The housing crisis did not begin yesterday ….’

 

3.3 In this part of her foreword, the Lead Member for Regeneration, is putting forward views which appear to be different from the adopted Council policy she is meant to promote and deliver. Brent Council’s housing policy, is set out in Strategic Priority 1, “Prosperity and Stability in Brent”, of the Borough Plan 2023-2027. The key references are:

 

‘We will create more accessible and genuinely affordable housing. We want to be the leaders in London for inclusive housing development that works better for everyone. This means buying houses; building new social, accessible and affordable homes and improving our existing estates. We will also continue working with partners to increase the supply of private rented accommodation.’

 

‘DESIRED OUTCOME 2: Safe, Secure and Decent Housing - We will continue with our pledge to deliver 1,000 new council homes and be leaders in London in building inclusive and genuinely more affordable homes. This includes our pledge to deliver 5,000 new affordable homes within the borough, of which 1,700 will be directly delivered by the Council, by 2028.’

 

‘What Success Will Look Like - More council homes and more temporary accommodation provided by the council. More genuinely affordable and accessible homes available to families and residents.’

 

3.4 Cllr. Tatler’s version of the Council’s housing policy is:

 

‘We have a moral imperative to do all in our power to build more housing and communities that last long into the future. The regeneration that underpins the Wembley Housing Zone, is exactly that – an effort to build a better Brent, a place where home ownership is a reality, not just a dream.’

 

I’ve used bold type again to emphasise what she is championing in her Cabinet Member Foreword. Whereas the Council’s policy is to deliver new genuinely affordable Council homes, Cllr. Tatler’s agenda appears to promote homes for sale. 

 

Sadly, that is what the Brent Council development, under her “Regeneration” guidance, on Council-owned land at Cecil Avenue is actually going to deliver, with 150 (out of 237) of the new homes there being built for private sale, and only 56 as Council homes for genuinely affordable rent.

 

4.0 My email to you of 5 April suggested that the inclusion of Cabinet Member Forewords in Officer Reports to Cabinet should be reviewed, because I could see no valid reason for them. I think that our correspondence has confirmed that view (see 3.0 and 3.1 above), and I hope that you and the Chief Executive, to whom I am copying this, will initiate that review and publish its results.

 

4.1 Another reason why such Forewords are unnecessary, given in my email of 5 April, was because: ‘the Lead Member has the opportunity to make any additional comments she/he may wish to when introducing the agenda item at the Cabinet meeting.’

 

Cllr. Tatler proved this point at the Cabinet meeting on 8 April, when in introducing item 9 she read out large extracts from her Cabinet Member Foreword, including the claim about ‘a Labour pledge met.’ The evidence is on the webcast, published on Brent Council’s website.

 

4.2 If ‘the Cabinet Member who is accountable for initiating and implementing council policies within the relevant portfolio’ wishes to put their view on what those policies are to her or his colleagues, in writing and in advance of the formal Cabinet meeting, they can circulate their own document to their Cabinet colleagues. Those views should not be included in a Report by a Council Officer, on which the Cabinet is being asked to make a decision.

 

4.3 That is especially true if the Cabinet member has included political material, which the Council is prohibited from publishing, as part of their “Foreword”.

 

In view of the above, hope you will be happy to advise officers signing off reports to Cabinet that they should not, in future, include Cabinet Member Forewords in those reports.

 

I look forward to receiving your confirmation of this. 

 

Best wishes,

 

Philip Grant.

 

Friday 5 April 2024

Complaint over party political content of Brent Council report on new Wembley Community Centre

Guest post  from Philip Grant in a personal capacity. Open Email to Debra Norman, Brent Council Corporate Director and Monitoring Officer. Also see report on the proposed community space HERE,

 

Subject: Political publicity in an Officer Report to the 8 April Cabinet meeting


This is an Open Email

 

Dear Ms Norman,

 

I am writing to you, in your roles as both Brent Council’s Corporate Director of Governance and Monitoring Officer, to complain about part of the content of a report published on the Council’s website which, I believe, clearly represents political publicity, in breach of Section 2 of the Local Government Act 1986 (“LGA1986”).

 

The report is under item 9 of the agenda for the Cabinet meeting on Monday 8 April, “SCIL request for a new Publicly Accessible Courtyard and new Community Centre in Wembley”, and the part of that report I am complaining about is section 3.1, headed “Cabinet Member Foreword”.

 

Under the Standing Orders [13(e)] in Brent’s Constitution, Cabinet decisions ‘shall be taken following the consideration of a written report …’, and those reports are prepared and submitted to Cabinet by Council Officers. The report I am complaining of is such a report, from the Interim Corporate Director of Communities & Regeneration, and has been signed off by her, as shown by these screenshots from the online version of the report:

 

Heading

 


Although the title heading of the report does identify Councillor Tatler as the Cabinet member for Regeneration, Planning & Growth, the report is, as it should be, a Council Officer report, giving information to Cabinet about the matter they are being asked to consider and decide, including the necessary legal and financial details, and making recommendations based on that information.

 

In many ways, a Cabinet Member Foreword is superfluous, as it does not give any details which are not, or could not be, included by the Council Officer(s) in the report. Additionally, the Lead Member has the opportunity to make any additional comments she/he may wish to when introducing the agenda item at the Cabinet meeting, and having those comments recorded in the minutes.

 

In this case, the seven paragraphs of the Cabinet Officer Foreword, covering 1¼ pages of the report, are more in tone and content like a political manifesto. Section 2(1), LGA1986, specifically states that: 

 

‘A local authority shall not publish, or arrange for the publication of, any material which, in whole or in part, appears to be designed to affect public support for a political party.’

 

Any claim that the text of this “Foreword” is simply reflecting policies adopted by Brent Council is undone by this sentence from paragraph 3.1.1.:

 

‘A Labour pledge met to continue using public assets for public good – balancing regeneration projects in the interests of the many in search of a new home, not the few that decry change.’

 

The specific mention of the pledge being a ‘Labour pledge’ means that, if such a pledge was actually made, it must have been made in words or a document published by the Labour Party. (Was such a pledge made, and if so, where is the evidence for it?). The use of the words ‘in the interests of the many … not the few’ is also clearly drawing on a slogan previously used in an election campaign by the Labour Party.

 

Section 2(2), LGA1986, explains how to identify political material which a local authority is prohibited from publishing:

 

‘In determining whether material falls within the prohibition regard shall be had to the content and style of the material, the time and other circumstances of publication and the likely effect on those to whom it is directed and, in particular, to the following matters—

 

(a) whether the material refers to a political party or to persons identified with a political party or promotes or opposes a point of view on a question of political controversy which is identifiable as the view of one political party and not of another;’

 

I have already pointed out that the ‘content and style’ of this Cabinet Member Foreword is similar to that of a political manifesto, and the words ‘a Labour pledge’ clearly refers to a political party. 

 

The Code of Recommended Practice on Local Authority Publicity (“the Code”), which applies to all local authorities and is included in Part 5 of Brent Council’s Constitution, makes clear that Section 2, LGA1986, must be followed, and that Section 6, LGA1986, ‘defines publicity as “any communication in whatever form, addressed to the public at large or a section of the public”. Although it could be claimed that this report is addressed to Brent’s Cabinet, it is a publicly available document, which I have already seen quoted in local online blogs and newspapers, so it must be 'addressed to the public at large.'

 

Para. 33 of the Code says: ‘Local authorities should pay particular regard to the legislation governing publicity during the period of heightened sensitivity before elections …’ We are in a so-called “purdah” period before the London Mayoral and GLA elections on 2 May, and the opening sentence of Councillor Tatler’s “Foreword” actually begins: ‘Working in partnership with Wates Construction and the Mayor of London ….’, while later in the paragraph referring to a ‘Labour pledge’, as I have shown above.

 

I hope I have shown why the Cabinet Member Foreword is ‘political publicity’, which should not have been allowed to be included in this report. The Council Officers compiling, checking and signing off this report should have identified it as such, and insisted on it being, at the very least, amended, so that it did not include party political content.

 

Council Officers should not be afraid to point out to elected members, and particularly Cabinet members, when they are overstepping the mark. They should also know that the Council’s most senior officers will support them when they do stand up against such attempted abuses of power, which is why I am copying this email to Brent’s Chief Executive.

 

The remedy, when this complaint is upheld, should be for the report document appearing on the Council’s website to be amended, so that the Cabinet Member Foreword is removed entirely from it, or at least the parts of it referring to party political matters.

 

The inclusion, a fairly recent feature, of Cabinet Member Forewords in Officer Reports to Cabinet, should also be reviewed. There seems no valid reason for them. If they are allowed to continue, there should be clearer guidelines to Cabinet members and Officers over what can, and cannot, be included in them.

 

I look forward to receiving your response to this complaint. Thank you. Best wishes,

 

Philip Grant.

 

 


Friday 29 March 2024

Brent’s Council Housing – A Tale of Two Sites. The reality behind Brent Council press releases

 Guest post by Philip Grant in a personal capacity

From the Brent Council website home page, 18 March 2024.

 

Two news items about Council housing on Brent’s website caught my eye this month. Before I look at these schemes individually, let’s have a recap about their targets for affordable homes.

 

When Brent’s New Council Homes Programme was launched five years ago, the aim was for 5,000 affordable homes to be built in the borough between April 2019 and March 2024 inclusive. As part of that aim, the Council set itself ‘a strategic target of delivering 1,000 new council homes at genuinely affordable rent by 31 March 2024.’

 

Promise’s “promise”, from the Spring 2024 edition of “Your Brent” magazine.

 

Having failed to meet those targets by next Sunday, the Council is doing its best to ignore that fact, and to publicise their new target instead. The ‘5,000 affordable homes in total within Brent’ is given an extra four years, and although an extra 700 new Council homes is added to the target to be achieved by 2028, rather than March 2024, they are no longer promised to be at genuinely affordable rent.

 

The Brent news release banner, from the Council’s website on 15 March 2024.

 

The first housing scheme that a Brent news release celebrated this month was the start of construction on the Neville and Winterleys site in South Kilburn. Among the white hard hat “crowd” in this Council publicity photograph are “the usual suspects” from Brent’s Cabinet, including the Council Leader with a spade (as in the Watling Gardens “groundbreaking” photo last October). But who are the others in this “flash mob”? Are they local residents waiting to be rehoused, celebrating that something is actually happening, or workers from a nearby site operated by the same contractor? Please add a comment below if you know the answer.

 

Brent applied for planning permission for this development in December 2018 (application 18/4920), and these were the details of the homes, and split between Social Rented and Private Sale, approved by Brent’s Planning Committee on 18 February 2020 (more than four years ago!):

 

Extract from the Final Officer Report to the 18 February 2020 Planning Committee meeting.

 

After minor changes to the design, the number of flats to be built here has been increased from 219 to 225, but the number of Council homes has gone down from 112 to 95. Despite this, Brent’s Lead Member for Regeneration can still put a positive “spin” on the numbers:

 

Extract from Brent’s 15 March 2024 news release.

 

The “almost half” is actually 42.2% of the new homes, and these will all be for existing Council tenants in South Kilburn, being decanted from other blocks that will be demolished as part of the troubled South Kilburn Regeneration Project. None of the ‘more than 200 much-needed homes’ will go to provide housing at genuinely affordable rents for local families on the Council’s waiting list, even though the 95 for existing tenants will be counted as ‘new Council homes’. 

 

Despite Brent celebrating the start of construction now, those homes may not be built in time for the 2028 target, as the news release says: ‘The scheme will be delivered by Countryside Partnerships (part of Vistry Group) and is due for completion by 2029.’ [I may add a comment below later about Vistry Group.]

 

Another Brent news release banner, again picturing some of “the usual suspects”, on 18 March 2024.

 

The second housing scheme that Brent issued a news release for this month is the former Euro House site in Wembley Park, now known as Fulton and Fifth. The development initially received planning consent in December 2020 for a total of 493 homes, which was increased to 759 (of which 218 would be “affordable”) under a second application to Planning Committee in November 2021 (with one Labour member, since removed from the committee, voting against approval). From the news release, it seems that the final figure is 876 homes, with 294 of them as new “affordable” Council homes.

 

It's amazing how many homes you can squeeze onto a site of 1.29 hectares, which used to be a two-storey warehouse. And the five towers have gone up quickly, as you can see on the left in this photograph, which I took earlier this month, while looking at what had happened to parts of the British Empire Exhibition grounds of 100 years ago (when there was a coal mine here!):

 

The Fulton and Fifth site, with its tower cranes, seen across Engineers Way from Canada Gardens.

 

It is very good news that all 294 ‘will go to council tenants on the council’s housing waiting list.’ But, as they say, ‘the devil is in the detail’, and these are homes that the Council is buying, on long leases, from a private developer, not Council homes that Brent is building itself.

 

In the 2021 proposals, there would only have been 80 homes for London Affordable Rent (“LAR”), with 62 “affordable” at no more than Local Housing Allowance (“LHA”) rent level and 76 for Shared Ownership. I explained LHA and Shared Ownership in detail, in a November 2022 guest post

 

The press release says that now ‘118 will be at London Living Rent, and 176 homes will be rented at London Affordable Rent.’ 176 homes at the “genuinely affordable” LAR rent level will be very welcome (although that rent level does not include a cap on the level of service charges). But 176 is slightly less than the 181 which will be sold privately, or as Shared Ownership, on Brent Council’s own development at Cecil Avenue in Wembley, with only 56 of the 237 being built at that site for rent to Council tenants at LAR level!

 

You may not be familiar with London Living Rent (“LLR”), so I will take this opportunity to explain what it means. It was introduced by the Mayor of London, and the GLA website says: ‘London Living Rent is a type of intermediate affordable housing for middle-income Londoners who want to build up savings to buy a home. … it is designed to help people transition from renting to shared ownership.’

 

To qualify for an LLR home, you need to live or work in London, be in housing need, but not be able to afford to buy a home (even a Shared Ownership one!) and have a household income of no more than £60k a year. Your tenancy, if you get an LLR home, will be for a minimum of three years, and up to ten years. During that time, you will be expected to save, so that you can buy a share of your home through Shared Ownership.

 

London Living Rent levels from 1 January 2024 for each Brent Council Ward. (From a GLA spreadsheet)

 

LLR rent levels are based on one third of average local household incomes, on a Ward-by-Ward basis across the capital, and are recalculated each year. Currently, the monthly LLR rent level for a 1-bedroom flat in Wembley Park would be £1080, rising to £1320 for a 3-bedroom home. For 2024, there is a cap of £1400 a month for LLR rents.

 

Extract from Brent’s 18 March 2024 news release.

 

What the LLR rent levels for Wembley Park will be in 2026, if the promised homes are ready in ‘just two years from now’, will depend on figures for household incomes in that area. Given the large number of new Quintain Living (and other private) apartments being let, and the rents that people have to pay for them, “local household incomes” are likely to rise, with the LLR rents rising as well.

 

Quintain Living advert, photographed on a Jubilee Line train in March 2024.

 

As an example of what is currently charged by Quintain Living, the advert above says that you can rent a studio apartment from £1703 a month. That’s more than £20,400 a year for a home only big enough for one or two people, so not affordable for most local people in housing need. (You have to look very closely for the “small print” on ‘one month rent free’, as it’s printed in white on a light background – it only applies to selected unfurnished apartments with a minimum 12-month tenancy.)

 

One final point on Brent’s affordable housing at the Regal London Fulton Road development. 294 homes is only 33.5% of the total being built there. Brent’s own planning policies say that at least 70% of the affordable housing provided on large developments should be “genuinely affordable”, but the Council’s 176 LAR homes are just under 60%, while the 118 “intermediate” LLR homes account for just over 40%. Not even following their own rules!

 

I hope you have found my latest look at Brent’s Council housing of interest. I’m sure it is more informative than Brent Council’s press releases!

 


Philip Grant.

 

 

EDITOR'S FOOTNOTE

 

Meanwhile MYLONDON reports on private renting:

 

The average cost of renting privately in one North West London borough has exploded over the past 12 months. Since February last year, tenants in Brent have seen their housing costs increase sharper than anywhere else in the country, leaving some residents feeling like life has become about nothing more than simply working to afford the extortionate prices.

 

The cost of renting the average private home in Brent is 20 per cent more expensive than it was in February 2023, according to data from the government’s Housing Market Indices Team. This increase is five per cent more than the next worst affected London borough, and more than double the national average.

 

FURTHER INFORMATION FROM PHILIP GRANT

 FULTON AND FIFTH SITE:

In case anyone is wondering how the 759 home scheme approved by Brent's Planning Committee was magically increased to an 876 home development, here is the answer.

Among the many further planning applications arising from conditions set out in the November 2021 planning consent was application 22/3123, seeking variations of (among others) 'conditions 2 (approved drawings/documents), 3 (residential units)'.

One of the variations was to add an additional floor within the buildings, making the tallest 24 storeys rather than the 23 approved, but to do so without raising the consented height of the building.

How do you do that? By reducing the ceiling height of the flats on each floor! The ceiling height would now be 2.5 metres, which is still acceptable for housing standards. One of the two blocks where this reduction would be made was block E, with 176 homes - and it is no coincidence that 176 is the number of homes for LAR which Brent Council tenants will be offered!

This planning application did not go to Brent's Planning Committee. It was approved by a Delegated Team Manager, and signed off by Brent's Head of Planning on 9 June 2023.

This was despite the Report on the application saying: 'It is acknowledged that the proposal would continue to be in excess of the indicative site capacity of the whole site allocation,' - squeezing them in, as my article points out!

The Report also says: 'Of the 876 units, 122 of these would be 3-bed (13.9%). Under the extant consent, 79 out of the 759 units were approved to be 3-bed (10.4%). While there is an uplift of 3-bed units, these still fall short of the requirement for 1 in 4 dwellings within a development to be 3 bedrooms or more, sought by the Local Plan Policy BH6.' So, a big shortfall in the family-sized homes which Brent desperately needs.

The 3-bed flats which Brent Council will receive are shown to be 56 for LAR in block E
and 36 for LLR in block D. (That's 56 family-sized homes for "genuinely affordable" rent in a development of 876 homes!).