BE AWARE: Brent Local Plan Review coming up - this will affect your community, your area and perhaps even your home

 

Image from the 2019-2041 Brent Local Plan

Admittedly a consultation about the Brent Local Plan isn't likely to cause a huge amount of excitement but lack of engagement with an upcoming Review that will be discussed at next Tuesday's Resources and Public Realm Scrutiny Committee could cost residents dear.

The 2019-2041 Plan, spearheaded by Cllr Shama Tatler, shaped planning decisions based on support for tall buildings, densification, intensification corridors and the designation of eight Growth Areas. This is transforming our borough. 

The proposal is for a Full Review covering all areas of the Plan rather than a few areas as some other councils are undertaking. LINK  Bold emphasis is mine.

The current Plan is immense and contains proposals for sites across the borough but current conditions and changes in planning laws mean a review is necessary:

     The principal rationale for review is to embrace the need to plan longer term to meet the needs of a growing population to at least 2046 and possibly beyond. The largest priority is to ensure housing delivery can be sustained at high levels in the future. This requires identifying sites well in advance of when they are needed. Due to the complicated nature of future opportunities (the need to parcel up sites that currently include individual homes) this could well be longer than was needed in the past. Large single ownership sites such as Grand Union in Alperton are getting rarer. Sites are more likely to be like 1-22 Brook Avenue allocated in 2011, having publicly been identified 3 years earlier in the draft plan; this only had a comprehensive planning application submitted in 2023 (15 years after first being identified) and it is understood that full site ownership has still not yet been achieved by the applicant. 

Brook Avenue is the road next to Wembley Park station where the developer pressured owners of the suburban houses to sell up to enable a developer to build tower blocks. If they failed to agree the Council would consider compulsory purchase to enable the development to go ahead – it was in the Local Plan. It appears one at east owner is holding out.

 

The paper going to the Committee implies predicts there may be more such proposals:

 

To date much of the population of Brent has accepted the ambitious levels of development that the last Local Plan promoted. The next Local Plan may wellhave to deal with accommodating more development amongst suburban housing, most of which will be in good condition and privately owner occupied.

As well as potentially affecting more people’s homes, it could more likely to result in more areas having more substantial changes in character compared to currently. This may well increase the amount of objection and challenge to the plan from Brent residents or community groups. This could again slow down the plan’s delivery, requiring further levels of engagement and revision to plancontent or policy direction.

 

You have been warned. Look up your area/address on the current Local Plan and you may well be surprised/shocked by what you find. LINK

 

Another reason for review is that the Council has been unable to meet its targets due to the current economic and labour supply situation, and new safety regulations:

 

Brent’s delivery [of housing] prior to 23/24 was excellent. In the 3 financial years to 22/23 Brent delivered the equivalent of 8136 net additional dwellings Ministry of Housing, Communities and Local Government (MHCLG) official figures. This represented 131% of its target against the Housing Delivery Test (HDT). Delivery in 23/24 was however very weak at 656 net dwellings. This is not yet reflected in the latest MHCLG HDT figures but represents only 28% of the 2,325 annual minimum target. Completions for 24/25 have not been finalised but are likely to be well below the target. Lack of planning permissions are not what is holding back delivery. The latest GLA datahub information indicates that as of 31st March 2024, 16,985 dwellings had permission but had not been completed. It is other factors including viability, construction capacity, the contraction of the private sales market, investor caution and building safety regulator sign-off (for buildings 6 or more storeys) that are having the biggest slowdown impact.

  

We know that a higher proportion of private housing is likely on South Kilburn due to these factors and that there is a slowdown in the already limited building of new council homes – the only truly affordable option for most Brent residents. Remember that the definition of ‘affordable’ is often 80% of the market rate and these targets are not being met:

 

In respect of other Local Plan housing objectives, the amount/ percentage of affordable housing, when compared to overall housing delivery, is below the 35% London Plan fast track route target and significantly below the 50% strategic Local Plan target. In 23/24 19.7% of the homes that were completed in the borough were affordable, and 26.7% of the homes that were approved that year were affordable. For 23/24 homes delivered which were subject to an affordable housing S106 obligation, the percentage delivered was 44%.

 

Given the number of families on the Council list, and the Council’s policy to persuade them to move into private accommodation outside of the borough, the policy for more family-sized homes has also failed:

 

The Local Plan has a target of 1 in every new 4 (25%) homes requiring permission being 3 or more bedrooms. In 23/24 delivery was below this at 12.2%. Delivery of this target is impacted by small scale schemes that might be for three of less dwellings, thus not required to provide a three-bed home; on larger schemes, there is often a trade-off reflecting the viability considerations. 3+ bedroom schemes do not attain the same values (per square metre) as properties with 1 or 2 bedrooms, thus requiring the 25% affects development viability and can reduce the number of affordable homes that can be delivered. 

 

If there are to be more smaller developments in future these also have their drawbacks:

 

For minor developments, the range of policies that apply are fewer, in part reflective of the Government’s position that to support the small builders’ sector there should be lower costs/ simpler processes. In addition, many of the homes in this sector in Brent are delivered via conversions of existing homes (e.g. conversions of houses to flats). These factors can bring compromises that might not be applicable in larger schemes, e.g. no lifts, inability to provide outdoor amenity space for upper floor dwellings, encouragement to attain higher energy efficiency/ renewables, rather than requirement, etc.

Although officers try to reassure, there are also issues when builders try to reduce costs:

 

The Council ensures that the quality of the affordable homes is consistent with that delivered for private homes. Applicants know that the Council will not accept obvious lower standards or development that is not tenure blind particularly in terms of outward appearance and location. There however, may be subtle differences, (e.g. communal facilities such as size of lobbies, corridor finishes, incorporation of soft furnishings, gym facilities) as registered providers seek to reduce on-going service charges to occupants.

 

Officers outline other areas of the Local Plan where it is likely that changes will be needed;

In respect of the topic area policies sections changes are likely to be required to reflect recent and proposed trends, e.g. during and post Covid the move towards on-line trading will mean some retail uses are diminishing, meaning town centres are at greater risk of contraction, whilst hospitality uses are also struggling, with existing numbers of pubs proving difficult to maintain as viable. The Council will need to review its viability tests/ periods of vacancy that are acceptable to ensure its not unnecessarily maintaining property vacancies. Review of the borough’s green spaces indicates an inconsistency in categorisation and levels of protection provided for those not identified. These will need a detailed review and amended policy. The affordable workspace policy will need review to apply it to a lower size threshold of development. It was subject to change during the last examination by the Inspectors as it received objections, which the Council was not allowed to address properly due to submission of additional viability being inadmissible. The amount and concentration of student housing has also become a more pronounced concern for councillors and the Plan will consider how to best address this, balancing up London’s strategic student housing needs against Brent’s housing priorities including very high affordable housing needs.

 

 

 

 

 

 

 

 

 

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.

Tenants hit back regarding 'serious failings' of Brent Council Housing management

The judgment of the Regulator of Social Housing on Brent Housing Management has not received as much pubicity as it deserved. Below residents from St Raphael's Estate and South Kilburn voice their concerns.

 

Letter to Kim Wright, Brent Council CEO:

Urgent Concerns Regarding the Safety and Condition of Homes on St. Raphael's Estate

Dear Kim

We, the residents of St. Raphael's Estate, are writing to express our profound and urgent concerns regarding the safety and overall condition of our homes. These concerns have been significantly heightened by the recent findings from Brent Council's self-referral to the Regulator of Social Housing (RSH), which have brought to light serious inadequacies in the management of housing safety.

We understand that Brent Council proactively referred itself to the Regulator of Social Housing in April 2025, specifically concerning the quality and accuracy of its fire safety data. While we acknowledge the council's transparency in making this self-referral, the subsequent findings by the RSH are deeply troubling. The Regulator has issued a C3 grading, signifying "serious failings" in meeting consumer standards, particularly the Safety and Quality Standard, and has mandated "significant improvement."

Of particular alarm are the RSH's findings that:

Data for critical safety areas, including fire safety, smoke and carbon monoxide safety, asbestos management, and water safety, "could not be reconciled." This raises serious questions about the council's ability to accurately track and manage essential health and safety risks within its housing stock.

The council is currently "not able to determine which legally required checks and assessments have been completed," which is a fundamental requirement for ensuring tenant safety.

Despite the council reporting that it holds stock condition data for 95% of its properties, the RSH's engagement revealed that "almost half of its homes have not had a recorded survey." This significant gap means that the council lacks a comprehensive and up-to-date understanding of the condition of a substantial portion of its housing, making it difficult to assure residents that their homes meet the required standards.

These deficiencies, as highlighted by the Regulator, have directly "negatively affected service outcomes for tenants." For residents of St. Raphael's Estate, this translates into real anxiety about the safety and structural integrity of our homes. The lack of reliable data and recent surveys creates an environment of uncertainty, undermining our confidence in the council's ability to fulfil its responsibilities as a landlord.

We acknowledge the public apology from Councillor Fleur Donnelly-Jackson, Cabinet Member for Housing and Resident Services, and her commitment that the council is "determined to improve the quality of council homes." However, we urge you to translate these words into swift and demonstrable action, particularly for estates like St. Raphael's.

 

We request a clear and comprehensive plan outlining the specific steps Brent Council will take to address these critical issues on St. Raphael's Estate, including:

Immediate verification and rectification of all outstanding fire, health, and safety actions for properties on our estate.

Expedited completion of recorded surveys for all homes on St. Raphael's Estate that currently lack them, ensuring a full and accurate understanding of their condition.

Improved communication channels with residents regarding ongoing safety works and the progress made in addressing the RSH's findings.

Assurance that robust data management systems are in place and functioning effectively to prevent similar issues in the future.

The safety and well-being of the residents of St. Raphael's Estate are paramount. We look forward to your prompt response and a clear commitment to resolving these serious concerns to ensure that all our homes are safe, decent, and well-maintained.

Yours sincerely,

Asif Zamir

 

Letter to Kilburn Times LINK from Pete Firmin, Chair, Alpha, Gorefield and Canterbury Tenants and Residents Association (South Kilburn)

 

I’m surprised 2 weeks have passed and you still haven’t published anything on the Regulator of Social Housings’ damning judgement on Brent Council. I would have thought this an important issue for a local paper to cover, especially as you have reported on individual cases of neglect by Brent in the past. This report shows that the problem goes much deeper than individual cases. Their report concludes “Our judgement is that there are serious failings in the landlord [i.e. Brent] delivering the outcomes of the consumer standards and significant improvement is needed.”

 

Brent tries to excuse itself by pointing out it referred itself to the regulator, admitting failings. But Brent is itself unaware of the extent of its own failings. Or perhaps, as with so much else, in denial.  Council tenants are aware of these failings, so when Brent claims it carries out electrical checks in homes every 5 years, many tenants know this doesn’t happen. While tenants have annual gas checks, Brent carries out no checks on leaseholder dwellings in Council blocks, rather undermining the point of the checks which do happen. Council Officers not knowing the layout of buildings where they hold safety meetings doesn’t exactly inspire confidence.

 

Around the same time, the Housing Ombudsman reported that complaints by social housing tenants about shabby repairs have risen by 474% over the last 5 years. While that figure is national, Brent tenants are all too familiar with that problem too. Delays and botched repairs are par for the course. Brent’s own surveys of satisfaction among tenants reflect this.

 

When Brent’s lead member for housing, Councillor Fleur Donnelly-Jackson, says “we will continue to work proactively, positively and in an open and transparent way with our residents and with the Regulator to fix the issues identified. Council tenants are at the heart of this improvement work through the new Housing Management Advisory Board. By listening to their experiences and ideas, we can make better decisions and build a housing service that residents can trust”, Council tenants are aware of how little openness and transparency there is in Brent housing, and how Council officers rarely work positively with tenants and their representatives, often the opposite.

 

While these reports vindicate what tenants have been saying for years, and Brent has denied, we would much prefer if Brent had got its act together in the first place. Brent has said it has new procedures in place to rectify the problems. We hope so, but excuse us if we don’t hold our breath, we have heard such claims many times before.

 

I, along with hundreds of others, took part in the Silent Walk for Grenfell on Saturday, 8 years after the terrible fire which killed 72 people. One of the many lessons of Grenfell is that the local authority did not listen to warnings from tenants and their representatives. A lesson that Brent should learn too.

 

Pete Firmin,

 

Chair, Alpha, Gorefield and Canterbury Tenants and Residents Association

Brent Council to pause delivery of social rent schemes on grounds of financial viability

In a statement on Brent Council's website today the Council announces that the July 28th Cabinet will pause the social housing programme:

Issue Details: New Council Homes Programme Update 

 

To agree to pause delivery of social rent schemes due to the financial viability of these projects. In addition, to delegate authority to the Corporate Director Neighbourhoods and Regeneration, in consultation with the Cabinet Member for Regeneration, Planning and Property, to enter into a Deed of Variation for the GLA Affordable Housing Programme 2021,26 and agree pre-tender considerations and subsequent contract award for construction contracts relating to the delivery of the Edgware Road Scheme.

The announcement anticipates that information will be restricted  as 

'relating to the financial or business affairs of any particular person (including the authority holding that information)'

The announcement is of particular significance for South Kilburn where the council has been seeking a single developer to complete the regeneration. Doubts have been raised whether any would take on the risk in the present climate without changing the expected tenure to include a larger proportion of private housing to make the project financially viable.

Today at Cabinet, Cllr Grahl, told her colleagues that Cllr Kelcher, Chair of Brent Planning Committee, would be pressing for 50%  of the proposed 1,000 homes on the Bridge Park -Unisys regeneration site to be affordable.

The slippery concept of 'affordable' has been much discussed on Wembley Matters  (See:  Call for Brent Council to deliver more council homes for social tenants and end confusion over their use of the term 'affordable')

Given the current housing crisis and doubts over shared ownership, leasehold problems and housing associations moving into the private market, the need is clearly for council homes. 

Will the Labour Government grasp the nettle with one of its own councils declaring the suspension of its social homes programme?

The Quarter 4 Borough Plan Dashboard shows just 26 new council homes completed:

 

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.

A longer wait announced for completion of HS2 Canterbury Works in South Kilburn

 Apparently not so 'Upcoming' as advertised, according to the Enquirer:

Shaft and headhouse sites at Adelaide Road and Canterbury Works will remain on pause over the next two years while parts of the Euston drive including the station cavern, crossover tunnels, portal and scissor box are being rescheduled.

The Enquirer understands that suppliers and subcontractors were given the bad news by main contractor SCS JV on Friday. The Canterbury works will remain on pause for the next two years.

Two giant tunnelling machines have been assembled and are ready to dig the HS2 tunnel between Old Oak Common and London Euston after Chancellor Rachel Reeves confirmed funding for the project in last year’s budget.

A spokesperson for HS2 said: 

When HS2 opens, services will initially run between Birmingham and Old Oak Common in west London and this section of the railway remains the focus of our delivery.

Last autumn, the government confirmed that HS2 will be built to Euston and we are now preparing for construction of the tunnel from Old Oak Common. Construction on associated works including the tunnel shafts, headhouses and station approaches will start at a later date.

We are currently reviewing the whole HS2 programme as part of a major reset – making sure the building blocks of the scheme are in the correct sequence.

HS2 Upcoming works at Canterbury Works site, South Kilburn. Information events February 26th

 HS2 not over yet...

Video: Leslie Barson speaks on 'South Kilburn: Resistance and Community'

 

 

Leslie Barson, of Granville Community Kitchen in South Kilburn, a long-time community activist, spoke at the 'Unravelling Regeneration - Stories of a Community' Metroland Exhibition last month.

This is a first hand account of the impact of regeneration on the lives of local people and on the community resources that have supported them over the years.

South Kilburn: A story of resistance and community - Saturday January 25th - Kilburn Square

 

I popped into the exhibition this afternoon as I am not sure if I can make the talk tomorrow afternoon. The exhibition goes back as far as the slum clearances of the 1950s and tells the story of a strong community engaged in resistance to plans for their area which again and again have been imposed often with negative results.

1959 Willesden Corporations ets conditions for rehousing after slum clearance

1985 challenging the Council's public relations leaflet. If it wasn't for the typewritten copy printed on a Roneo or Gestetner printer the tenant's reply could have been written yesterday.

Leaflet against the infamous ballot on regeneration

In the middle of it all has been Granville Community  Kitchen fighting for and recording the loss of community assets. Empowering people through food!

 

The community spirit that refused to be silenced is clear in a range of photographs and event advertising.

 EXHIBITION DETAILS

Location: Metroland Studios, 91 Kilburn Sq, London NW6 6PS
(Behind Kilburn Market) off Kilburn High Road
 

Go down the alley next to Argos and you will see us across the square. Ring the bell to get in.

Saturday | 25 January 2025
Community Soup Session: 1-5pm

Talk: Regeneration History of South Kilburn: 12-3pm

Sunday | 26 January 2025
Workshop: Weaving Our South Kilburn: 2-3:30pm

South Kilburn: Capri Jiang: Unravelling Regeneration: Stories of a Community - Exhibition and Events

 

From Granville Community Kitchen

The hidden stories and voices behind South Kilburn’s regeneration programmes, exploring themes of displacement, resilience, and community activism. 

VENUE: 

Location: Metroland Studios, 91 Kilburn Sq, London NW6 6PS 

(Behind Kilburn Market) off Kilburn High Road

Go down the alley next to Argos and you will see us across the square. Ring the bell to get in.

Exhibition 22– 26 January 2025 12-5pm

Events:
Wednesday | 22 January 2025
Launch 6-8pm
Echoes of South Kilburn – Opening Performance: 6:30pm

Saturday | 25 January 2025
Community Soup Session: 1-5pm
Talk: Regeneration History of South Kilburn: 12-3pm

Sunday | 26 January 2025
Workshop: Weaving Our South Kilburn: 2-3:30pm

MetrolandCultures is pleased to host our neighbour and artist Capri Jiang to present work featuring a visual timeline of archives and an installation uncovering narratives of loss and resistance while inviting visitors to envision South Kilburn’s future together.

Communal spaces are essential for fostering connections and building a sense of community. Accessible and versatile community spaces play a crucial role in nurturing solidarity and resilience within neighbourhoods. However, over the past few decades, regeneration programs have resulted in the widespread loss of multipurpose spaces. This, coupled with rising rent, poor construction quality, and the uncertainty of future costs, has created a precarious environment for residents, forcing many to relocate and destabilising community life.

In response to these challenges, residents and organisations have mobilised to protest and resist the master plans driving this upheaval. This exhibition emerges from that context, shedding light on the untold stories of the community impacted by these regeneration programs. It highlights how individuals, organisations, and the collective community have been stripped of their voices, their right to adequate living spaces, and their ability to sustain a vibrant community spirit. At the same time, it showcases their resilience and efforts to fight back against these injustices.

Through this exhibition, you will explore the realities of the regeneration programme from the perspectives of individuals, organisations, and the urban landscape. The narrative unfolds through a visualised timeline of community archives and a woven cityscape installation. Visitors are invited to actively participate by contributing to the co-creation of a blueprint for the future of South Kilburn.

About Capri Jiang

Capri Jiang is a London based designer and researcher using design as a language to co-create with people. Capri is also the Project coordinator of Granville Community Kitchen – at the heart of its community in South Kilburn the kitchen is a place of repair, resilience, resistance and safety. GCK works within a healing justice framework with activities promoting the holistic repair and wellbeing of community. GCK’s activities respond to the needs of a diverse South Kilburn community, building resilience by building the capacity of people from marginalised groups, and challenges oppression, power and privilege.

https://granvillecommunitykitchen.org.uk

Zoë Garbett Green Assembly Member to London Mayor: You are ignoring the reality of estate regeneration

 This may resonate with South Kilburn residents:

Shortly after handing in a petition from residents of the Lesnes Estate for the Mayor to ‘call-in’ the proposed development, Zoë Garbett AM questioned the Mayor over his failure to acknowledge how much he has ignored the reality of Londoners suffering through the city’s ongoing estate regeneration.

Quoting lived experience of those residents from the Thamesmead estate, Zoë pointed to the real-life impacts of estate regeneration on individuals and communities across the city, drawing on their awful living conditions, uncertainty, and displacement.

Following the exchange, Green Party London Assembly Member Zoë Garbett said:

Estate regeneration is displacing Londoners, ripping communities apart with no accountability for the developers and landlords tasked with improving housing across our city. Refurbishment should always be the default option.

Estate regeneration can drag on for years, decades even. There are very few safeguards to make sure this doesn’t happen. It's a lottery – and the Mayor needs to listen to residents to prevent more councils, housing associations and developers embarking on more disastrous regeneration schemes.

My biggest thanks to the residents of the Lesnes Estate for showing me around their community, and for forcing this issue onto the Mayor’s desk before the crisis gets any further out of hand.

In response to the concerns raised, the Mayor said:

I’ll undertake today to get my Deputy for Housing to look into this issue, but also to work with you, Zoë, to try and ameliorate the circumstances [residents] are living under.

To view the full exchange, please click here

Vistry shares plunge after further profits warning. Will this impact on subsidiary Countryside's Brent developments?

An earlier deal

 

 Vistry, the parent of Countryside that is responsible for several housing developments in Brent. including in Northwick Park and South Kilburn, has issued its third annual profits warning in as many months. They now expect profits of £250m compared with £419m last year.

Today the share price fell by 16.2%  in half-day trading.

Countryside building for Sovereign Network Group in Northwick Park

 

The company said that it has dropped various deals because they were not 'sufficiently attractive'. There is speculation that this might mean that they will not bid for the 'single developer' role that Brent Council is seeking for the remainder of the South Kilburn Regeneration.  There may also be  knock-on effect on tenure of the developments currently underway when viability is reviewed.