Dreams and Nightmares on the South Kilburn Estate

Cranes loom as you approach the South Kilburn Estate 

Following the Brent Scrutiny Meeting on regeneration where resident Pete Firmin spoke passionately about the problems with the South Kilburn regeneration I decided it was time for another visit to see for myself.

What follows is a series of photographs that illustrate some of the issues that Pete spoke about and convey what it feels like to live on a building site for many and questions around the quality of the new buildings.

 

A campaign for new bins was successful but emptying only once a week and dumping by outsiders leads to overflow problems

Another dump

The scaffolding around Alpha House where bits flew off during a recent storm. Brent Council said the danger was not their responsibility. It has been up for 6 months but work has taken place only three times 'if that' during that time. Apparently the work is on guttering which is actually accessible via the roof cavity. Only one light is working on landings and some residents are forced to use torches at night.

 

 Despite the housing shortage this flat in Gorefield House has been unoccupied and boarded up for more than 10 years after its use by contractors.

 New builds have problems too. This is emergency heating at the recently completed Countryside Woodrow House.

 

 Work continues on the HS2 vent site (chosen by HS2 after pressure from Brent Council in preference to a site next to Queens Park station).  I am told that the noise is such that residents of the flats overlooking the site sometimes have to be offered temporary hotel accommodation as a respite,

 

 

 Residents of Carlton House and other old buildings  suffer from the noise and dust of demolition of neighbouring buildings such as Winterleys House and will suffer again when building works take place. 

 

 

Remediation works on the decade old  L&Q Swift House. The start on the building was commemorated by a 2012 Muhammed Butt plaque now surrounded by remediation supplies. The scaffolding has been up for more than three years.The cost must be enormous.

 

 L & Q have problems elsewhere.  There have been long term heating issues at Chase House and Hollister House that have resulted in cold homes and no hot water, When I last visited  more than a year ago the green space had been occupied by emergency heating equipment, now post work on the heating the site has been left in a mess. Had the repairs worked? A resident answered, 'A little bit'.

 

 

I am told you can gain entrance by over-riding door security via the fire control

 As the regeneration progresses and blocks have been demolished, residents have been 'decanted' into remaining blocks. The 'Landlord Promise' made by Brent Council was that tenants would eventually be offered new flats on the estate. They are now wondering whether that will really happen as regeneration falls behind schedule and the doubts about the financial viability of the proposed new build social housing. Meanwhile their temporary housing deteriorates and they face multiple problems including incursions and squatting. See LINK for an account. The Blake Court demolition notice had expired but is now extended to 2029.

 Apart from Blake Court there is also Dickens House and Austen House in an area that looks forgotten and neglected, but nature sometimes relieves the gloom.

 Shops are left abandoned.

 

Even the playground equipment is collapsing

 

 What began as a tribute to Jane Austen is now a tribute to decline.

 

 

Apart from the heating issue some of the other new blocks have problems. It appears that faulty downpipes on Cambridge Avenue have caused damp and mould at intervals all along the frontage.

 

 People in the recently completed blocks have found themselves amidst a builders' storage area.

 

 But they are  are warned about disruption.

Despite the evidence to the contrary all around them, Countryside have a dream.

 Revised plans are due for the Hereford andExeter site this summer but there are potential issues regarding viability on the site that is planned to be 44% social rent.

The report to Scrutiny said:

The Hereford and Exeter scheme has been provisionally approved to receive the GLA Affordable Homes Programme Grant. However, even with the average grant rate, and more favourable developer assumptions, the scheme would still have a negative Residual Land Value (RLV). There is a current workstream to test the viability of the scheme to see what level of grant would be necessary, or what reduced level of affordable housing would be required to reach a positive RLV.

A rare example of a well-loved and maintained building is the Albanian Mosque but it is due to be replaced by a 13 storey block, perhaps with mosque facilities at ground floor level.

 

.

One of the issues that South Kilburn residents are concerned about is the lack of delivery of a new Health Centre that was promised as part of the infrastructure improvement. The old Centre is abandoned and there is a temporary Centre in an old Housing Office. Cllr Tatler blamed the NHS for delays at the Scrutiny Committee meeting

 

There were battles over the Carlton and Granville Centres and the adjacent nursery school but now work is well underway. It is good to see some of the trees have survived so far.

Opposite is the South Kilburn Open Space, a precious green resource but also a potential vital resource for flood management, particuarly now so much of the area will be built up. Carlton Vale Infant School and Kilburn Park Junion School are due to be merged and accommodated in a new building on part of the space. Residents are keen that on demolition the present sites should become part of the open space to compensate. As much green space as possible is needed in view of the huge increase in population of the development area envisaged. Much of the amenity space in the new development is private. 

 

I will finish with an attractive walkway that is public, at present anyway. It is important that public space like this is maintained. There are problems at present with buck-passing because so many different developers and owners are involved in the patchwork that was once one council estate. There needs to be a clear map showing responsibilites across the estate.

 

Cllr Shama Tatler promised to visit the estate to talk to residents at the Scrutiny Committee and Cllr Promise Knight is due to tour to see progress/problems although I am not sure whether residents are involved.  I really do hope that they will be in listening mode as dreams often turn into nightmares.

Serious scrutiny requires review of how Brent works with residents on regeneration

This is the full version of Pete Firmin's presentation to Brent Scrutiny Committee tonight. Not all of it was delivered due to the time limit on presentations.

I’m the chair of Alpha, Gorefield and Canterbury tenants and Residents Association on the South Kilburn Estate behind Kilburn Park tube station.

We welcome the opportunity to raise our concerns about many aspects of the South Kilburn regeneration. While we thought it rather late in the day, we were pleased when the previous chair of Scrutiny, Dan Filson said there would be a task force set up to look at the issues involved and that residents would have substantial input into that.

He contacted us mentioning many issues which should be looked at, including:

how the decanting process has gone so far, and 

what lessons can Brent (and maybe other authorities too) learn from the project and apply in future schemes. 

whether the properties should have had greater internal usable space  

the disruption during building works  

the amount and nature of external social amenities like play space, open space, doctor surgeries, primary school facilities, community hall facilities or general circulation  

In addition, one of our Kilburn Councillors, Rita Conneelly, suggested to himand us additional issues:

What was delivered and was it the best we could have ?

Whether choosing Catalyst and Willmott Dixon was best for this phase of the development and whether Scrutiny feels Catalyst and Willmott Dixon have breached significantly enough of their contract for Scrutiny to recommend they not be used in future commissions (remembering that Willmott Dixon failed to remain enrolled in the Considerate Constructers scheme, failed to manage their site and minimise impact on residents and failed to deliver the project any where near on time; for example).

What concerns were raised by residents when the regeneration plans were first publicised- and how have these borne out- and most importantly, still not been resolved in cases (e.g. pressures on parking and community cohesion)

Who has been chosen for future phases and how have we insured we will not have the above problems with them?

whether perfectly good blocks which could have provided good homes into the future with a good refurbishment program were sacrificed so that developers could build private flats on prime land? Whilst the blocks in most disrepair have been left until later phases of the programme leaving many families and children in substandard housing for years unnecessarily. 

The report in front of you says under 6.0:

However it is also considered timely to refresh the Master-plan. Therefore, inconjunction with Planning colleagues it is proposed to consult local residentsand tenants on a revised and refreshed master-plan and accompanying SPD.

Brent will appoint master-plan architects, Cost Consultants and also engagewith the local community in regard to proposals. These proposals will considermatters such as, infrastructure, density, mix and range of accommodation, phasing and also the possibility of incorporating additional sites into the Master plan area.

But it is not just a matter of appointing expensive consultants anddrawing up new plans. They should not be drawn up without critical appraisal with real input from residents. That’s why we hope you will press ahead urgently with the task force which Dan Filson proposed.

Missing from the report in front of you is virtually any mention of problems with the regeneration of South Kilburn. There is just  a passing mention to `slippage’ under 5.0 `Current position’.

Of particular concern for us is that there is no mention of the Kilburn Park Catalyst/Wilmott Dixon development. Yet this is not complete even though it is already over a year late. And there are still several important aspects to deal with, such as the recent discovery that not enough refuse storage was planned to cope with both the new and existing residents. While Brent and Catalyst are arguing over whose fault this is, we are the ones suffering with frequently overfull storage bins.

This is just the latest of the relentless problems we have had with a building site next to us. I’ve given you each a copy of the summary we drew up on April so you can see the scale of the problem at least.

While the last 2 paragraphs in the report highlight contractors working with local residents, our experience on the ground has been the opposite.

For instance, under `Green Space’  (page 3) the report says “there is also a communal garden space, provided as part of the CatalystDevelopment, which will also be available to local residents.” Has it been forgotten that this space is only communal because we had a very long and sometimes bitter row with catalyst who were insistent that it would be only for the residents of the new blocks?

We have wider concerns than just the way in which developers impact on those neighbouring their sites, and have attempted to raise them.

The other document I’ve passed you is a resolution passed by our Tenants and Residents association annual general meeting in July of last year. The issues there fall into 3 categories – the attitude of Wilmott Dixon/Catalyst towards us, but also issues around planning – such as the closeness of new blocks to existing ones, which we raised at the planning stage, and have become more obviously dreadful with construction, and our concerns about what regeneration has meant for South Kilburn in general. We have attempted to get these at least addressed by the lead member for regeneration, but despite frequent requests (and promises by her) she has not engaged with us in the 15 months since it was sent to her.

One small example of the issues which have not been addressed – regeneration has significantly increased the population of South Kilburn. The proposed new  `health centre’ has been given much publicity by the Council, yet this is the bringing together 3 existing GP practices. It is not an increased in GP facilities for an increased population.

The section of the report under 5.0 headed “Salusbury Road Car Park Site” reads as if the siting of the vent shaft is settled (in favour of Canterbury Works). It isn’t and won’t be at least until after Parliament has heard the several petitions residents have submitted against the shaft being sited next to a primary school and in the middle of a residential area. Quite honestly. people in the area are shocked that neither HS2 or Brent even attempted to engage with us while arguing for the site to be changed, even though the opposition of school parents, governors and local residents was known to Council officers.B

Which brings me to my final point - the Council has not ensured that developers listen to and respect residents . Indeed Brent Council itself has declined to enforce its own standards with developers and has failed to seriously consult and involve residents in decision-making. For instance, the report says under `Sports provision’ (4.3) that Land was provided for the construction of a new sports hall facility. Built by Westminster City Council, primarily for the, expanded, St. Augustine’s Secondary School. The Council secured reduced rates for South Kilburn residents as part of the deal”. I checked with other members of our TRA before coming here and no-one can recall having seen this advertised anywhere. At the same ti8nme, we have been arguing for years that residents should have use of the Multi Use games Area attached to St Mary’s school in South Kilburn, which was partly funded by the Council and we are still unable to achieve this. Similarly the Council has said residents were consulted about what should go in the new urban park on Albert Road( where HS2’s lorries will incidentally be passing for years). None of us can remember seeing a consultation.

If you want serious scrutiny and a serious appraisal of how regeneration has gone so far, you could start by arguing for serious change in how Brent works with, involves and respects local residents. A proper task force which looks at the problems and pitfalls would be a useful start to that.

South Kilburn regeneration amounts to social cleansing, claim residents and tenants

Developer's perspective & that of residents at odds

A head of steam is building up o the South Kilburn Estate about what residents and tenants see as the 'social cleansing' involved  in the Estate's regeneration.

The motion below was passed at a recent meeting of the Alpha, Gorefield and Canterbury Tenants' and Residents' Association.

We’ve had enough!

Motion to the AGM of Alpha, Gorefield & Canterbury TRA

This meeting notes that regeneration was sold to residents of South Kilburn on the basis that it would provide improved housing and living conditions for all existing residents.

In fact: 

* There are fewer dwellings at social rent than there were before regeneration;

* Some of the new flats are smaller than those they replaced;

* The new flats have been let at higher rents than was the case. 

Rather:

* Flats are being sold and rented at prices which existing South Kilburn tenants have no chance of affording;

* Luxury flats are being advertised on the Far Eastern market, clearly as an investment, rather than social housing;

* Locked gardens are being created, even though they replace what was common green space. 

This all amounts to a “social cleansing” of South Kilburn, with many residents forced to move to other areas. 

South Kilburn residents exposed to demolition risk

I had a look around South Kilburn Estate earlier this week with a resident. The estate is being regenerated which means demolition of tower blocks and their replacement by  low rise high density blocks and a consequent loss of some of the estate's green spaces.

What concerned me most was what  appeared to be little thought on the part of the developers of the health risk posed to developers by the demolition of the Wells Court tower block.

The well used Coventry Close link between Kilburn High Road and the estate was covered in a thick layer of dust from the demolition.  There was no safety netting up to stop debris landing on the roadway or hitting pedestrians, On the other, posher,  Cambridge Avenue, side of  Wells Court, there was a 6 foot hoarding up and a much higher mesh netting fence on the north side of the Avenue.

With Health and Safety under attack from the Daily Mail and its Tory allies this is a clear example of the importance of health and safety and the need for local authorities to enforce the rules. This development, funded by Brent Council, is clearly their responsibility and they need to take swift action to ensure residents' safety.

At the very least safety  fencing and regular washing down of dust covered surfaces should be measures required of the contractors by the Council.