Guest post by Philip Grant in a personal capacity.
This image is a screenshot from a video featuring Cllr. Promise Knight, Brent’s Cabinet Lead Member for Housing, Homelessness and Renters’ Security, which was produced by a PR company to promote the Council’s “infill” housing scheme for Clement Close. The video was shared in Martin’s blog about residents’ opposition to Brent’s plans, in July 2022.
My use of images from that video in this guest post is not intended as a personal attack on Cllr. Knight. Her words in the video are official Brent Council housing policy, which she may have been reading from an autocue, and I don’t doubt that she believes them to be true.
I’m writing this blog as a follow-up to one last month, “Scrutiny – What Scrutiny?”, after my expectation that concerns over Brent’s Cecil Avenue housing scheme (raised in a deputation on 9 March 2022) would be considered at the Resources and Public Realm Scrutiny Committee meeting on 6 September were dashed in a single sentence from the Chair, Cllr. Rita Conneely:
‘I’ve received information which reassures us about the accuracy and the quality of the information that was presented to the Scrutiny Committee.’
The only information I was aware of which had been presented to the Committee was a written response, sent from a Council Officer two months after my deputation, which made no reference to the Cecil Avenue housing scheme part of it. Cllr. Conneely’s sentence referred to two lots of ‘information’, so I submitted a Freedom of Information Act request for both of those, and have now received two documents in response to it.
I will ask Martin to attach these. The first includes the “Housing” section of the original “Poverty Commission Update” report, my deputation and the Council’s response to it, and then refers to information about the Cecil Avenue scheme which the Council had sent to me, and had not previously provided to the Committee. There is no indication of when this was supplied to them, and whether this was to all members, or just to the Chair.
Information reassuring the Committee that Brent had provide information to me!
After that brief “note”, it sets out the text of an email which Cllr. Promise Knight sent to me on 13 July 2022. I must apologise to Cllr. Knight, and to “Wembley Matters” readers, as I’d said I would share her reply with you. I thought I had done, but I’ve now found my “possible guest blog” document, unfinished and never submitted to Martin! Here is what she wrote:
‘Thank you for your email regarding the proposed development of the Cecil Avenue site. It is my understanding that you asked similar questions at Full Council of November 2021 and received a written response.
In summary, the Cabinet report of August 2021 that considered proposed developments in Wembley Housing Zone set out the position.
Brent Council signed funding agreements with the GLA in 2016 and 2018, securing £8m grant to deliver 215 affordable homes across six sites within the WHZ by 2025, through a rolling programme of acquisition and development, and used £4.8m grant to acquire Ujima House.
Heads of terms were subsequently agreed with the GLA to amend the existing WHZ funding agreement to refocus the £8m grant to deliver 152 affordable homes solely on the two council-owned Cecil Avenue and Ujima House sites. 50% affordable housing is proposed across the two sites, with London Affordable Rent homes, increasing the amount and affordability of affordable housing above minimum levels secured at planning. The development will also include workspace to support job creation and economic growth, community space, highway and public realm improvements and new publicly accessible open space. Reviewing the WHZ financial viability, the GLA also agreed in principle an additional £5.5m grant to deliver the scheme.
The council can also use its own capital, secured via ‘prudential borrowing’ in order to deliver additional affordable housing. Each opportunity to deliver housing is considered on its individual merits via development appraisals that assess a number of variables per site that ultimately evaluate viability. The intention of the council is to maximise the availability of affordable housing across the borough while ensuring that the proposals represent good value for the council and that borrowing is sustainable. The Council needs to ensure the entire programme is financially viable within the GLA grant available hence the requirement for a mixed tenure development in order to subsidise the delivery of the affordable elements.’
Although Cllr. Knight’s email gave more financial details than had previously been supplied to me, it does contain errors. The 50% affordable housing (which is what private developers are meant to provide) is not proposed to be all at London Affordable Rent. Sixty-one of the 98 “affordable” homes the Council intends to retain at Cecil Avenue (after transferring 152 other homes to a developer, for private sale) are to be for shared ownership or “Intermediate Rent”.
And my 9 March deputation to R&PR Scrutiny Committee (and follow-up emails to the Chair) urged the Committee to challenge the viability (they could get the details of this, while I’m not allowed to see them because of “confidentiality”), and to question Cabinet Members and Senior Officers as to why they cannot provide more genuinely affordable homes on the former Copland School site.
I’ll go back to what Cllr. Knight said in her Clement Close video, using images from it (with several lines of text edited into a single picture, for ease of reading). One of the main arguments used by the Council for why it needs to build so many new homes is:-
They make much of their “Brent Labour” promise of 1,000 new Council homes by 2024 (although a September 2021 “Life in Kilburn” blog showed that many of these would not be for households in temporary accommodation, or on the Council’s housing waiting list):-
And now the key point, used to justify the many “infill” schemes on existing Council estates:-
The former Copland School site at Cecil Avenue is a large piece of vacant Brent Council-owned, brownfield land in Wembley. The Council has had planning permission to build 250 homes there since February 2021. What an opportunity to make the most of that, and deliver a quarter of the entire 1,000 new Council homes target, in just one project!
Work could already be underway (they currently don’t expect to “start on site” until next year) to deliver those homes, yet the Cabinet and Council Officers seem fixated on pushing through lots of smaller “infill” projects, against the wishes of many existing residents.
The second document which the Chair of R&PR Scrutiny Committee had received, headed ‘Mr Grant Clarification’, is unsigned and undated. It sets out ‘the current position’, and there has been a significant change from the written response sent to me last May. My deputation pointed out that the Report on progress in meeting the Poverty Commission recommendations (which Cabinet had accepted in September 2020) made no mention of social rented homes.
The Brent Poverty Commission recommendation for ‘more social rented homes’.
In May I was told:
‘In 2021, following discussions with the GLA the council received £111m of GLA grant, this falls within the 2021 – 2028 programme and will allow the council to build 701 Social rented homes, which are currently in development and feasibility stages. Delivering social rented homes remains a major priority of the council.’
This is in line with what both Brent and the GLA were saying last year:
The “Clarification” document now says:
‘The Poverty Commission report stated that the council is on track to deliver more than 1000 council homes by 2024 and a further 701 council homes by 2028. These are intended to be provided at London Affordable Rent levels.’
Although both Social Rent and London Affordable Rent (“LAR”) are classed as “genuinely affordable”, they are different, as I pointed out in a guest post in July. Even if Brent Council were to charge the maximum “rent capped” amount for Social Rent (which it does not have to), this is still cheaper than LAR. My ongoing dispute with the Council over the rents for two new Council homes at Rokesby Place, which were wrongly changed from Social Rent to LAR (by Planning Officers!), showed that the tenant of each four-bedroom home would have to pay £772.20 a year more (on 2022/23 figures) if the tenure was LAR.
The second document also suggests that Brent is likely to include more ‘intermediate housing (for example shared ownership)’ as part of the so-called “affordable” housing that it builds. It is already going down that road, both at Watling Gardens, where Cabinet approved a change of 24 homes from LAR to shared ownership in June, and in its Cecil Avenue proposals.
A placard from a demonstration against Shared Ownership.
But the Advertising Standards Authority has recently ruled that shared ownership cannot be described as “part rent, part buy”. Legally it is just an “assured tenancy”, which has been dressed-up as home ownership for political purposes. The rent rises each year are not “capped” (as Social Rent and LAR levels are). If the “owner” of a “share” defaults on their rent (or service charges) their home could be repossessed, and they would lose all the money they have paid for their “share” of the property.
And, shared ownership is NOT affordable to most Brent households living in temporary accommodation, or on the Council’s housing waiting list!
The direction that Brent Council is travelling over its provision of New Council Homes is moving away from what the 2020 Brent Poverty Commission Report showed was needed. It found:
‘More than 90% of couples or lone parents with two children cannot afford LB Brent social rents, and no family with two children (whether couple or lone parent) can afford any rent that is more expensive than LB Brent social rents.’
If that is true, then why is Brent not building affordable homes for Social Rent?
Philip Grant.
