Why Busy Rascals need space in any new development on the Queensbury site

Sharmine Choudhary-Tse of the community group Busy Rascals gave evidence on the last day of the Queensbury Public Inquiry at Brent Civic Centre yesterday.

In a powerful statement Sharmine told the planning inspector how the group had begun in response to a need to provide activities for the children of parents who were often socially isolated.  It not only provided children's activities but addressed  mental health problems associated with isolation by putting in place a supportive network where the problems as well as the joys of parenting can be discussed.

Busy Rascals provides dance and music classes for children as well as classes and information for adults. Ian Elliott, who has been speaking for Save the Queensbury at the public inquiry was himself a user of the service and Sharmine praised his support - without it Busy Rascals would not exist.

The group has won numerous awards for its work and any profit from money paid for classes is invested back into the provision.

Although Busy Rascals had spoken to the developer they had received nothing in writing assuring them that space in the new development would definitely be allocated to them. Such an assurance was needed for peace of mind. The developer had undertaken to undertake 'best endeavours' to provide an alternative space ,should the appeal succeed, while the redevelopment took place.

The QC for the appellant was at pains to point out that the new development would provide a bigger indoor space and an outdoor space superior to present provision. He also said the developer would pay any rent etc payable on the interim space.

I asked  a question from the floor on whether rent would be payable on the community space in the new development, particularly as it had been suggested that other community groups could use it as well as Busy Rascals. The inquiry adjourned so the QC could consult with his client on the issue.

I had to leave but closing statements followed from both sides and in the afternoon the Planning Inspector visited the site with the parties.

Council agrees to consider campaigners' suggested improvements to Pub Protection Policy

Queensbury Pub campaigners

Queensbury Pub campaigners Ian Elliott and Sujata Aurora spoke at yesterday's Planning Committee on the proposed Pub Protection Policy written into the Brent Development Management Local plan.

While welcoming the Council's decision to have such a policy after their long campaign they also called for improvements based on CAMRA's suggestions and the policy adopted by Waltham Forest. The campaigners had circulated the CAMRA letter to members of the Committee and Sarah Marquis, the chair commented that it had raised some important points.  The Committee were asked if the accepted CAMRA's points and they murmured assent.

Waltham Forest policy included an audit of what would be lost to the community if a pub was to close. It was important to be aware of developer strategies to undermine the viability of a pub by for example raising prices or letting the building run down.

Campaigners argued that if the Council made the suggested policy changes it would have a excellent policy whereby viable pubs would be protected.

Paul Lewin, Brent Planning and Projects Manager, said that there was 'merit' in CAMRA's comments but that officers would need time to explore them and any legal or planning issues they raised. It was agreed that the Plan could be revised to accommodate changes but it appeared unlikely that this would be in time for the August Cabinet.  The comments and changes  could be made as part of the 6 week publication process.

The Waltham Forest policy can be found HERE and CAMRA's letter below:

Campaigners win another round in the Queensbury pub battle

There was great news from the Queensbury Campaign yesterday as they won the second round of the fight against Fairview.  Congratulations to all concerned.

This is how they reported it on their website  LINK:

The appeal by Fairview New Homes has been dismissed by the government Inspector. The Queensbury is saved, again!

Two years of campaigning are summarised in a 17 page letter from the Inspector, received today. The design was flawed, the case for a “landmark” building was flawed, the impact on the conservation area would have been severe. The Inspector gave more reasons than Brent Council (they refused permissionoriginally, in March last year) and the decision is very thorough.

The Inspector noted our campaign and acknowledged that some comments he received “attest to the high esteem in which the venue is held as a well managed, safe and congenial social facility in an area where these are felt to be lacking.” Yep.

In a nutshell he says “the adverse impacts in this instance would significantly and demonstrably outweigh the benefits of the proposal.” Yep.

We are very proud of what we have achieved. We were up against a legal team in a five day inquiry and an architect who paraded his awards for design. Fairview threw tens of thousands of pounds at a QC Barrister (no wonder when you consider the price of apartments in Willesden). 

We are convinced that had we not taken full part in the Inquiry then the reasons for refusal would have been diluted and Brent’s decision probably overturned. So…….. well done us.

What’s next? The ball is in Fairview’s court but we’d like to see a scheme that retains the building. Fairview will have to go back to the drawing board (literally) and return with something more sensible, or dispose of the land to someone less greedy and willing to reduce their profit. Or they could play the long game and allow the lease on the pub to expire in 2017 and let the building dilapidate (aka The Spotted Dog).

One things is certain – we will be vigilant and continue to fight for our local community buildings, doing our best to protect them. 

You can read the inspector’s full decision here

Cameron abandons Tories to stand for UKIP in election

Barry Cameron, the recently announced UKIP candidate for Queensbury ward is a former Tory and member of the Tory's Barnhill Action Team.

His choice of ward is interesting because several Brent Conservatives are unhappy with the current Conservative Action Team in Queensbury who have been actively trying to build up support in the local elections by actvely backing Narendra Modi in the current Indian election.

Details HERE

Will Powney be Brent's own 'Comeback Kid'?

Cllr James Powney, who failed to get selected for the May local elections in his current ward, is one of the candidates going forward this week for the vacancy that has arisen in Mapesbury. His opponents include Cllr Abdi Aden, currently a Barnhill councillor.

Cllr Powney recently voted to save the Queensbury Pub as a member of the Brent Planning Committee. LINK

However the three male candidates may be beaten by outsider  Lucy Chakoadza whose CV has impressed local Labour Party members and who is seen as a breath of fresh air in a stale field.

Lucy is a great Michael Jackson fan so offers a real alternative to James' punkish leanings.

Queensbury Pub in Willesden Green Saved

Make Willesden Campaign hits the ground running

Willesden Green residents active in campaigns over the Willesden Green Library redevelopment, the Willesden Bookshop, Gladstone Park Primary School, council cuts and the Queensbury pub gathered together last night at the launch of the Make Willesden Green local election campaign.

Alex Colas, the candidate for MWG, spoke about how residents felt unrepresented and unsupported by local councillors and others talked of Willesden Green becoming a backwater as Wembley became the focus of the borough. There were fears that Willesden would lose its sense of community as the public realm was degraded and housing became unaffordable for ordinary  families. Recent developments were reducing the area to a dormitory.

Alex said that his campaign would be carrying forward values which had started with the library campaign but would look at the bigger and broader picture in order to influence the council. He said that it would be a local campaign but not a parochial one. The Coalition clearly had a major responsibility for the current situation but the campaign would not let the Council off the hook.  We must fight for a democratic, representative Council.

Alex's agent said that Labour were trying to distance itself from the present administration, which began with Ann John's library closures by choosing new, young candidates for 2014, but the policies remained the same. In Willesden Green, Cllr Lesley Jones, who was part of the Ann John regime, was standing again.

The Make Willesden Green campaign has people responsible for four main areas of policy: education, housing, public realm and local democracy and is welcoming policy ideas from supporters.  It was hoped that people would come forward as 'street reps' to further the campaign.

The Make Willesden Green blog is HERE   Twitter @AlexWG2014

Independent Alex makes grassroots bid for Willesden Green council seat

Willesden Green has had a battering from Brent's Labour Council over the last few years but as a result the community itself has become stronger uniting to try to save its bookshop, the Victorian Library and more recently the Queensbury pub. The much loved and respected Gladstone Park Primary School attracted a determined and imaginative parent campaign when it was faced with forced academisation by Michael Gove with the Council seeming to stand by and do little to help. 

Although some of the causes have been lost and others are yet to be won the legacy is that local residents want to see change. Local resident, parent and anti-cuts activist Alex Colas has decided to champion that change by mounting an independent campaign for the Council under the slogan Make Willesden Green.

He has issued the following invitation:

We will be launching  Make Willesden Green on Wednesday 23 October, from 6-7pm at the Queensbury Deli,  68 Walm Lane, NW2 4RA (the tube station end of the High Road). This will be an informal gathering where you can come to hear more about the campaign, as well as offering your support and ideas. The launch is open to all residents of Willesden Green and neighbouring wards, and children are very welcome.

 The 'Green'  in Make Willesden Green does not refer to the Green Party but to one of a series of demands as Alex explains on his blog: LINK

The ‘Make’ in Willesden Green is all about emphasising the participation of ordinary residents in the public life of our neighbourhood. There is plenty of community activity in Willesden Green – some of it political; other less so. But it tends to be ignored by Brent Council and by our elected officers.

Make Willesden Green was set up over the summer by residents who feel unrepresented by local Councillors and mainstream parties, and who want to redress this imbalance. Our  aim is to make connections between local campaigns like Save the Queensbury, Save Gladstone Park School or Keep Willesden Green, and give them an electoral voice at the Council elections next year. This electoral platform emerges directly from the energies and ideas expressed around these campaigns, but it does not claim their exclusive representation. Instead, Make Willesden Green seeks to continue highlighting the democratic deficit in our Borough by  putting issues of  democracy, equality, sustainability, the defence of public realm and public services at the centre of the electoral campaign.

I have worked closely with Alex on some of these campaigns and along with others in Brent Green Party I am sympathetic to his decision to stand as an independent grassroots councillor. Indeed he wrote a guest column for us in the current edition of our Willesden Green News.  We have yet to finalise our candidates for the local election and decide our strategy in each ward but obviously we will take into consideration our respect for Alex and the platform he represents in Willesden Green ward. For his part Alex says in his guest column:

The Greens are the only local party to have consistently supported grassroots campaigns for democracy in our neighbourhood.

We have a positive record of working with independent campaigns and individuals, as well as other parties, on specific issues such as the Welsh Harp or the recent racist lettings agency issue.

This is the column Alex wrote for Willesen Green News:

Another iconic Willesden Green building to go?

Electric House

Officers are recommending that the August 21st Brent Planning Committee should approve the demolition of the three storey locally listed Electric House in Willesden Lane, which is in a Conservation Area,  and its replacement by a 7 storey residential and retail development. The proposal follows on from the battle over the nearby Willesden Green Victorian Library and the current campaign over the future of the Queensbury pub.

The report states:

Council officers are of the opinion that the building does make a contribution towards the local streetscape although its design and appearance make it distinct from the surrounding built environment.

The Council's Urban Design Officer states: The building was Locally listed principally for its stylisticcontribution to local street scape character; in terms of plan form the building has difficult proportions with a very large open ground floor and relatively small floor plates higher up. This makes the reuse of the building very difficult and it is difficult to see what alternative contemporary use could be found that would be able to use the difficult spaces with and success or viability. It is always regrettable to lose a building in a conservation area but as Electric House would be very difficult to viably convert to other uses the Council needs to balance the Community benefits that a new multi-unit residential development may bring. Unfortunately buildings that are difficult to convert lie unused for many years and subsequently suffer from lack of maintenance.

The officers argue that to compensate for the loss any replacement building will have to be of ' the highest quality of design to ensure that it makes a positive contribution to the character of the conservation area'. This should be made a condition of planning approval.

The consultation on the plans received 20 objections among which were:

·

Loss of an existing local landmark building which contributes to the character of the Willesden Green

Conservation Area.

·

The proposed building in conjunction with other developments within the town centre will destroy the

character of Willesden Green

·

The proposed building reflects nothing of the architectural characteristics of the area.

·

The height of the proposed building would create a terracing effect on an important intersection resulting in

a more dense and darker streetscape.

·

The building is too large and imposing and out of scale with neighbouring buildings.

·

Broken roof lines are a feature of the area and will not be replicated with the proposed development.

·

Loss of light to habitable room windows on the neighbouring Sheil Court

·

Over-parking on surrounding streets and in car park at Sheil Court

·

Proposed development will exacerbate existing congestion problems.

·

The space could be better used as a public park.

·

If housing is to be built it should be terraced housing or a maximum of four storeys as people are happier

in such buildings.

·

Having balconies on the road side is misguided as the road is too noisy and dirty for prospective

residents to use and will instead be used as additional storage space which is unsightly.

·

The Planning and Conservation Areas Act 1990 requires that areas should retain their essential

character, whereas the planned development represents a radical change to the area and will annihilate

the current Conservation Area streetscape.

·

It fails the challenge to preserve areas of character whilst at the same time enabling higher density

development.

·

The existing building could be suitably converted for residential.

·

The proposed development will overshadow a wide number of neighbouring properties

Documentation  going before the Committee:

Document 1  LINK Document 2 LINK

Does this report REALLY tackle Brent's housing crisis?

Click on image to enlarge

A report going before the Brent Executive on Monday July 15th lays bare the extent of Brent's housing extent and how it has been exacerbated by the Coalition's changes to benefits.

The graph shows that Brent has been much more affected by landlords ending tenancies than our neighbouring boroughs. 47%of homeless acceptances in 2012-13 were homeless due to the ending of a private letting in the wake of the changes in the Local Housing Allowance. The private rented sector itself continues to grow with 31,784 households living in private rented accommodation in the 2011 Census, compared with 17,043 in 2001. The sector accounted for 28.8% of Brent households.

Unmet demand for housing assistance stands at 10,366 households. This excludes those on Band D who are assessed by the Council Allocations Scheme as having no housing need.

Current demand on the Housing Register, including the homeless in temporary accommodation and those on the Transfer list is just over 19,000 households. In contrast the Council expect to make just 844 lettings of permanent social housing tenancies by the end of 2013-14.


These are allocated thus:

Looking ahead the Report notes the pressures that will be experienced:

1. Local Housing Allowance changes will continue to impact and make it harder for the Council to procure private rented accommodation as landlords will be unwilling to 'engage with tenants in recipet of benefits'.
2. The changes in LHA payable to single people under 35, which limits payment to a single room in a shared house, will mean they will find it increasingly difficult to find accommodation in the private rented sector.
3. From 12th August 2013, over a five week period, the Overall Benefit Cap will limit the total amount of benefit payable to a non-working couple or a single parent to £500 per week, and £350 per week for a non-working single person. The OBC was expected to impact on 2,700 Brent households, but some have taken measures so as to be exempted and the DWP assesses the total as 2,267 now. The bulk of these are in temporary accommodation or the private rented sector.
4. The Bedroom Tax will reduce benefit for rent  for social housing tenants by 14% (average £17.50 pw) with one 'spare room; and 25% (average £32.66 pw) for those with two 'spare rooms'.
5. Many households will be making a minimum contribution of Council Tax for the first time when they are also faced with  financial pressure from other welfare reforms.
6. The DWP is predicting that approximately 40% of claimants currently receiving Disability Living Allowance will not qualify to receive the replacement Personal Independence Allowances. The report notes: 'these claimants will be a high priority for receiving support from the council to cope with changes in circumstances' as receipt of DLA by a member of a household previously exempted them from  the Overall Benefit Cap and Council Tax charge.

The consequences of all this, the report says, is that families are likely to live in over-crowded and poor quality accommodation in the borough rather than move out to cheaper and better quality accommodation outside Brent. 'Unscrupulous' landlords may take advantage of families affected by Welfare Reform by refusing to deal with disrepair issues, knowing that the families will be reluctant to report them for fear of losing their accommodation. Brent Council has therefore drafted a Private Housing Action Plan to deal with these issues.

The report confirms actions already approved by the council including:

1. The introduction of fixed term tenancies by the council with partner housing providers determining their own policies as long as they are 'broadly consistent with the council's priorities'.
2 To use Flexible Tenancies (fixed term tenancies at either social or affordable rent) on the same basis as approved for other social landlords.
3. Introductory or starter tenancies of 12 months will be used for all new tenants in concert with fixed-term tenancies as relevant, 'Five years normally but with shorter and/or longer periods for specified groups/circumstances'.
4. Changes in the Allocation Scheme which means the residence qualification is established through living in Brent at the time of application and continually throughout the last five years. (NB this is a tightening of the previous proposal of living in Brent for three of the last five years).
5. The definition of 'living in unsuitable accommodation', which gives priority under the Alllocation Scheme will be tightened so that 'households with only minor disrepair issues are not being given priority for rehousing'.
6. Households who are over crowded by 'just one room' should not automatically be given priority in the new scheme - each case will be considered 'on its individual merits;.

The Mutual Exchange scheme, originally aimed at providing an incentive to 'under-occupiers' to downsize as as a result of the bedroom tax, will be extended to cover for example those over retirement age who are not affected by the current benefit changes.

The maximum payment for someone wishing to downsize would be £1,000 plus assistance wit removal costs and access to a handyman service. Full payment would be made for a 'perfect fit' exchange and pro rata for others.

It does seem to me that while the Private Housing Action Plan to protect private rented tenants is welcome much of the report is really fiddling while Rome burns. Changing definitions and tenancy arrangements is not dealing with the underlying issue which is a shortage of social housing and the failure (cf Quintain Wembley Regeneration, Willesden Green Library development, Queensbury development, and the Bridge Park/Unisys development) to build truly affordable housing.

The full report can be found HERE