How much say should St Raphaels' residents have in Brent Council commercial lettings on their estate? Off-licence or childcare & tuition centre?

 

Lilburne Walk, St Raphael's Estate 

An applicant who applied to run a childcare and tuition centre in a Brent Council shop front property on St Raphael’s Estate  was told that her application “very strong” and “came a close second”, to another proposal.  That proposal was chosen because it “aligned more closely” with Brent’s strategies and objectives. That application was for an off-licence.

 

The unsuccessful applicant said she was struggling to see how this was a better strategic fit than a family run  childcare and education service business. The Metropolitan Police had initially raised concerns about the succesful application, highlighting risks to all four licensing objectives.

 

Her application outlined a safe, community-focused offer including childcare, tuition, school pick-ups and holiday activities. Residents are now raising serious concerns about the impact of an off-licence between two playgrounds, beside a mosque and opposite a community centre.

 

She asked:

 

What strategic criteria were used to assess the bid?

 

How an off-licence was deemed more aligned with those priorities than a childcare/education use?

 

Whether Social Value scoring or likely licensing impacts were considered?

 

 

Her concerns and call for transparency have now been taken up by the community group st Raphael's Voice who have issued a formal complaint to the Brent Council:

 

FORMAL COMPLAINT AND STRONG OBJECTION TO THE COMMERCIAL TENANCY DECISION FOR 67 LILBURNE WALK, ST RAPHS ESTATE,NW10 0TW

 

 

I am writing to register a formal complaint and express my profound disappointment and strong objection to the decision regarding the tenancy at the commercial premises at 67 Lilburne Walk, St Raphs Estate.

 

This letter serves as notice that the community demands a comprehensive, independent review of the commercial tender process itself, entirely separate from the alcohol licensing application process.

 

The community asserts it was fundamentally failed by the council's initial process due to a distinct and unacceptable lack of meaningful engagement with residents during the critical decision-making phase of the tenancy agreement.

 

The formal licensing application process, while a necessary stage, was a retrospective measure to address concerns, not a proactive consultation on the type of business that would best serve our estate. This approach is a clear failure in due process and community engagement, as a community we have battled with years of ASB, drink and drug fuelled violence. This could potentially undo much of the hardwork we have done to ensure we create thriving communities, give our children the best start in life, and live healthier lives.

 

Our objections are rooted in specific, tangible risks to public safety, public health, and the failure to secure community social value, all of which are material considerations that appear to have been inadequately weighted against pure commercial viability.

 

1.Public Safety and Crime & Disorder Hotspot:

 

St Raph's Estate is a historically identified "crime and disorder hotspot," an area that has been contending with significant alcohol and drug-fuelled antisocial behaviour, including (VWAG) violence towards women and girls. The introduction of an off-licence, one of four in the immediate vicinity, directly undermines the council's own stated priority of community safety and has the potential to exacerbate these existing issues, particularly given the premises' proximity to two playgrounds, a place of worship and community centre. These material concerns were raised by multiple "responsible authorities" including local residents, the Metropolitan Police, residents association, local foodbank, St Patricks church, local mosques, and youth club. The council appears to have disregarded the professional and local expertise on this critical issue.

 

2. Failure to Prioritize Social Value and Council Objectives:

 

The alternative proposal for a childcare and tuition centre would have directly and demonstrably supported the council's social objectives outlined in the Brent Borough Plan: Prosperity and Stability in Brent, A Cleaner, Greener Future, Thriving Communities, The Best Start in Life, and A Healthier Brent. By prioritising an off-licence, the council has bypassed a vital community asset that aligns with these strategic goals, failing to give social value, public health, and public safety equal weight to commercial considerations.

 

3. Demand for a Separate, Independent Tender Review:

 

The community formally requests that the decision-making process for the commercial tenancy at 67 Lilburne Walk be subjected to a separate, independent review. This review must scrutinise:

 

• The criteria used in the tender selection.
• How community and stakeholder input was gathered and, critically, utilised before the tenancy decision was made.
• The weighting given to social value and public safety over commercial viability.

This must be a distinct process from the ongoing or completed alcohol licensing application, as the tenancy decision and licensing decision are separate legal matters, each requiring independent scrutiny.

 

We urge the Council to act transparently and responsibly by reviewing this flawed decision-making process to ensure that robust community engagement is a fundamental, early, and decisive step in all future commercial tenancy agreements. We expect a formal response outlining the steps the council will take to initiate this independent review

 

Yours Sincerely,

 

Asif Zamir

 

1 Morland Gardens – Presenting petition to Full Council on Monday 15th September.

 Guest post by Philip Grant in a personal capacity

“Altamira”, the landmark Victorian villa in Stonebridge, and subject of the petition.

 

On Monday evening (15 September) I will be presenting Willesden Local History Society’s petition, calling on Brent to retain the heritage Victorian villa as part of its redevelopment of the Morland Gardens site, at the Full Council meeting. As the petition was active a few months ago, I will include a copy of what it said at the end of this article, should you wish to read it.

 

I won’t go into the detailed reasons why Brent should not demolish this beautiful and historic building here, as you can read those in an open letter to two Cabinet members in May, when it seemed likely that the petition might need to be presented at a meeting in June. That didn’t happen because Council Officers had still not decided whether or not to recommend retaining this locally listed heritage asset, even though they were supposed to have been reviewing that since November 2023!

 

Ahead of the Full Council meeting, I had written to the Mayor, who will be chairing it, last Monday, with two requests. The email was copied to the Council’s Governance Manager, who organises arrangements for the meeting and had notified the Society that it would be allowed up to five minutes to present its petition.

 

The first request was that the photograph of “Altamira”, shown above, should be shown on the small screens around the meeting hall during the presentation (with the countdown clock in a window at one corner), so that councillors and members of the public not familiar with the building could understand what the petition was about.

 

When the Governance Manager responded last Thursday (‘after discussions with the Mayor’), I was told: ‘I’m afraid that won’t be possible to arrange alongside the speech timer.’ My reply to that was:

 

‘I find it hard to believe that this would not be possible technically. It may be that the Officers controlling the screens at the meeting do not know how to do that, but if they were to ask a member of the Council's IT staff to show them how it can be done, that would improve their skill set and allow them to provide a better service to councillors at future meetings.’

 

My second request to the Mayor was for him to agree that if I gave up some of the five minutes allowed for my presentation, he would use the "spare" time to invite any councillors who wished to speak briefly on the petition, to do so. Such an arrangement would be within the Mayor’s discretion, as Standing Order 6 in Brent’s Constitution allows him to decide on how the proceedings at Full Council meetings are applied (subject to a majority of councillors not objecting to his decision).

 

Standing Order 6, from Part 2 of Brent Council’s Constitution (May 2025 edition).

 

The response I received from the Governance Manager was: ‘Whilst your request has been considered, I can confirm that the mayor intends to follow the same procedure as at previous meetings.  This will mean you having up to 5 minutes to present the petition with the Lead Member then having the opportunity to provide a brief response.’

 

There is actually nothing, in Brent’s Standing Orders regarding petitions, saying that the response to a petition will come from a Cabinet member, or excluding any other councillors from responding to one! It appears to have just developed that way [probably because the Leadership wants to keep control of the Council’s business, and to exclude the majority of the borough’s elected councillors from having a say].

 

I have to admit that the reason I was willing to give up some of the five minutes I would be allowed is that I know there are eight individual councillors, from across all three political groups on the Council, who have told me privately that they want to see the Stonebridge heritage villa retained. I had written to each of them to say that there might be an opportunity to say a sentence or two in support of the petition. [There may still be, if the Mayor changes his mind.]

 

Although I’ve heard it rumoured that the Labour Group/Council Leader enforces strict control over his backbench councillors, I was still surprised by the first reply I received from one I had written to: 

 

‘It will be difficult for me to go against the party as part of the collective responsibility that I am subject to. The decisions are made in Cabinet and so, as a back bencher I have no input. Sorry I can't be of any more help.’

 

I did reply, saying that, as far as I was aware, it was not Brent Labour policy to demolish this locally listed heritage building, and the councillor should not be afraid to express their genuine personal belief that ‘this iconic building should be saved.’

 

Another Labour councillor replied: ‘Ordinary Councillors like me are not permitted to issue independent responses unless they are explicitly supporting the Cabinet Lead Member’s position.’

 

[These replies do not reflect well on democracy in Brent, where there are 57 councillors elected to represent the views of residents in their wards!]

 

So, I will present Willesden Local History Society’s petition on Monday evening, and hope that the Cabinet Lead Member’s position (probably written for her by a Council Officer) is that they will retain Altamira, when the Council finally gets round to regenerating the 1 Morland Gardens site.

Philip Grant.

The Willesden Local History Society petition:

 

Title: Retain the heritage Victorian villa, Altamira, as part of redeveloping 1 Morland Gardens

 

Petition: We the undersigned petition the Council and its Cabinet, when considering the regeneration of 1 Morland Gardens, as part of the Bridge Park / Hillside Corridor proposals, to retain the beautiful and historic locally listed Victorian villa, Altamira, as part of the redevelopment of that site for affordable housing and youth facilities. The 150-year-old landmark building is part of the original estate which gave Stonebridge Park its name, and its sense of place can be an inspiration to local young people who would use it, while there is plenty of space behind the Victorian villa to build a good number of genuinely affordable homes.

 

Background Information: Between 1872 and 1876, the noted Victorian architect, Henry Kendall Jnr, developed an estate of middle-class homes on a field beside the Harrow Road, just to the west of Harlesden. He called the estate Stonebridge Park, and that was the origin of the name for the area which grew up near it.

 

Although there are other late 19th century houses in Brent which are described as being of Italianate style, numbers 1 and 2 Morland Gardens, originally “Altamira” and “Hurworth”, are the only surviving examples with distinctive belvedere towers. Seen from the crossroads at the top of Hillside, and with the trees of the community garden in front, they provide one of the best streetscape views in the area.

 

“Altamira” remained as a private house until around the time of the First World War, then became a members’ club for many decades. In the 1990s, this beautiful Victorian villa was chosen by Brent Council, and sympathetically restored and extended, with funding from Harlesden City Challenge, to become the home of the Brent Adult and Community Education Service, in an inspirational Stonebridge setting.

 

In 2018, it was decided to upgrade the facilities for what is now the Brent Start college, and an architect was chosen, through a competition, with experience of combining heritage and modern buildings. Sadly, at an early stage, a planning officer wrongly advised that the locally listed building could be demolished, without taking into account Brent’s adopted heritage planning policies or the heritage significance of the Victorian villa.

 

As a result, the scheme which was given the go-ahead by Brent’s Cabinet in January 2020, and received planning consent later that year, despite numerous valid objections, would have seen the heritage asset demolished and a new concrete building of up to ten storeys constructed over the site and the adjacent community garden, providing a new college facility and 65 homes.

 

That scheme saw a number of problems, because of mistakes that had been, and continued to be made by the Council and its Officers, and even though an award was made for the first stage of a two-stage design and construct contract in the summer of 2022, no actual construction had begun on the site when the planning consent expired at the end of October 2023.

 

A review of what to recommend for the future of the 1 Morland Gardens site was begun in November 2023, and a year later the outline of “affordable homes and community facilities” was included as part of a large consultation exercise on Bridge Park and the Hillside Corridor. The second consultation in March 2025 has refined this further to “affordable homes and youth facilities” for 1 Morland Gardens, but without giving any indication over whether Council Officers will recommend retaining the heritage building, “Altamira”, as part of their proposals.

 

This locally listed Victorian villa is a much loved and much valued part of the Stonebridge streetscape, and this petition has been set up by Willesden Local History Society so that people who live, work or study in Brent can express their support for it to be retained as part of the Council’s latest proposals for redeveloping 1 Morland Gardens.

 

Brent Community Land Trust Consultation Days - July 12h and July 17th

 

Member Newsletter June 2025 Welcome to Brent Community Land Trust's June Newsletter! Our June newsletter is a little late 😅 , but that’s because  so much has been happening, we wanted to make sure we included all the latest updates. As always, please get in touch with us if you want to find out more. Cabinet Approval In April 2025,  Brent Council's Cabinet granted Brent CLT an extension until March 2026 to develop proposals for the Brentfield Road site, NW10. The Cabinet welcomed and supported our commitment towards encouraging and supporting community-led housing projects in the borugh Learn more July Drop in Sessions We want to hear from you! We're now at an exciting stage, and want to hear your feedback and ideas about our plans to deliver affordable housing.   Drop in and meet us and our architects, Bell Phillips . When: Saturday, Jul 12, 2025 | 10:00am - 1:00pm Thursday, Jul 17, 2025 |   6:00pm - 8:00pm Where: Corner of Gloucester Close/Stonebridge Park, NW10 If you can't attend in person you can still participate by completing our online survey. Introducing Sapphire Independent Housing We have now identifed a preferred Registered Provider, Sapphire Independent Housing, who will work with us to  develop  and manage our first scheme.   Sapphire is a small provider, but manage  several schemes across London.  Their mission is “providing homes to improve lives and enable people to live independently”. Brent CLT  Board met with Sapphire in February 2025 to agree ways of working and next steps, and we are looking forward to working closely with a provider so aligned to our values. Find out more about Sapphire New Board Members We are really pleased to have recruited two new board members to Brent CLT Edith and Cristina bring a great deal of skills and experience to their roles, which will help drive forward the work of Brent CLT. You can read more on our website Our current timeline In June 2025, we signed a grant agreement with the Greater London Authority (GLA). This means we now have funding for the technical and professional support needed to prepare and submit a planning application. Our aim is to submit a planning application by late Autumn 2025. Have you told a friend about Brent CLT? Please do share this newsletter and encourage others to become members of Brent CLT or  to join our mailing list.  Our social media posts are also an easy way to share what we do with a wider audience. Brent CLT Events Calendar 12 Jul 2025 - Community Consultation, 10am-1pm, Gloucester Close/Stonebridge Park, NW10 17 Jul 2025 - Community Consultatiom, 6pm,-8pm, Gloucester Close/Stonebridge Park, NW10 14 Sep 2025 - Queen’s Park Day,  (stall location tbc) 12pm - 5:30pm, Queens Park NW6

St Raph's draws together in solidarity to pay tribute to the victims of the terrible fire that tore through two houses and left four dead

 The St Raphael's community along with others from Brent, including councillors, attended a vigil last night for the vicitims of the fire that has devasted the whole community.

With dignity and empathy, tribute was paid and prayers made. The community quietly drew together in solidarity in the face of tragedy, as the evening light gave way to darkness and the rain fell.

 

I was unable to attend due to a zoom meeting at the same time, so thank you Asif for the photographs of an event that really shows Brent at its best.
 

 

Victims of St Raphael's house fire named

Condolences to everyone affected affected by the terrible St Raphael's fire. The Metropolitan Police have issued the following update:

The four people who died following a house fire in Brent have been named.

Met officers were called to assist the London Fire Brigade at the fire in Tillett Close, Stonebridge at 01:22hrs on Saturday, 24 May.

Sadly, a woman and her three children died at the scene.

Detectives have named them as Nusrat Usman, 43, Maryam Mikaiel, 15, Musa Usman, 8, and Raees Usman, 4.

A woman in her 70s was taken to hospital but has since been released. A 13-year-old girl remains in hospital in a critical condition.

Superintendent Steve Allen, from the Met's local policing team in north-west London, said:

Our thoughts go out to all those impacted by what has happened.

Specialist officers are continuing to support the wider family who have asked for privacy at this deeply upsetting time.

Local officers are working closely with officers from the Specialist Crime Command on what continues to be a very complex investigation.

I’d like to thank the members of public, our first responding officers and colleagues from other emergency services for their efforts during this highly pressurised and distressing incident.

Equally, we appreciate this has affected the wider community who have been extremely supportive. You will see extra officers in the area during the coming days and some of the cordons will remain in place.

We are grateful for your patience and understanding. If you have any concerns then please speak to them.”

A 41-year-old man was arrested at the scene in connection with the incident. He has since been bailed and was subsequently detained under the Mental Health Act.

Anyone with information that could assist our investigation is asked to call 101 giving the reference 509/24MAY.

Information can also be shared anonymously, with the independent charity Crimestoppers, by calling 0800 555 111.

 

St. Raphael's Estate Mourns: A Community Shattered by Unimaginable Loss

 The St Raphael's community in happier times celebrating the Queen's Jubilee

 

Guest post by Asif Zamir, St Raphs Legacy Project, St Raphael's Voice

The air on St. Raphael's Estate today hangs heavy with an unbearable sorrow. News travels fast in a close-knit community, but some news hits harder than others. Yesterday's devastating fire in St Raphs Estate which sits on the edge of the Stonebridge Ward close to Wembley, claimed the lives of a mother and her three beloved children, and has sent deep shockwaves of grief directly through the heart of St. Raphs.

"There are no words to ease such profound pain, but please know the community mourns with you", echoed the sentiments felt by countless residents. This isn't just a distant tragedy; it's a loss that strikes at the very core of who we are. Today, the St. Raphael's community lost a sister and three innocent children. The raw emotion, the disbelief, the sheer agony of it all is palpable on every street corner and every doorstep.

Residents are struggling to come to terms with the unthinkable. Conversations are hushed, faces are drawn, and tears flow freely. Many recall the happy memories of seeing the family around the estate, at the mosque and community centre their presence a familiar and cherished part of daily life. Now, that presence is gone, leaving an unfillable void. The laughter of children, the everyday greetings, the shared moments – all tragically cut short.

And the devastation doesn't end there. Our hearts also go out to the next-door neighbours, a family who also lost their home in this horrific blaze. Beyond the profound grief for those who perished, there is the added burden of displacement, of seeing one's sanctuary reduced to ashes. The emotional toll of such a loss, coupled with the immediate uncertainty of where to go and how to rebuild, is immense. The St. Raphael's community extends its deepest sympathy and unwavering support to all those now facing the daunting task of finding new shelter and piecing their lives back together.

Our deepest condolences go out to the family, whose world has been irrevocably shattered.

As a community, we stand together in this moment of profound sorrow. While we can't mend broken hearts, we can offer unwavering support, a listening ear, and a collective embrace. The devastation is immense, but the strength of the St. Raphael's community, in its shared grief and unwavering compassion, will undoubtedly shine through as we navigate these dark days together.

BREAKING: Man arrested after St Raphael's fire in which a woman and three children died

From Metropolitan Police

An investigation is under way following the deaths of four people in a house fire in Brent.

Met officers were called to assist the London Fire Brigade at the fire in Tillett Close, Stonebridge, at 01:22hrs on Saturday, 24 May.

Sadly, four people, a 43-year-old woman, and three children – a 15-year-old girl, an eight-year-old boy, and a four-year-old boy – died at the scene.

Their next-of-kin have been informed and our thoughts are with them at this difficult time.

A further two people – a woman in her 70s and a teenage girl – were taken to hospital by the London Ambulance Service. We await an update on their conditions.

A 41-year-old man was arrested at the scene in connection with the incident and remains in custody.

Superintendent Steve Allen, from the Met's local policing team in north-west London, said:

This is an extremely tragic incident and our thoughts are with everyone involved.

Officers arrested a man at the scene and we continue to work alongside investigators from the London Fire Brigade to establish the cause of the fire. Emergency services will remain in Tillett Close throughout the day as these enquiries take place.

Anyone with information that could assist our investigation is asked to call 101 quoting CAD 509/24May.

Information can also be shared anonymously with the independent charity Crimestoppers online or by calling 0800 555 111.

Muhammed Butt, Leader of Brent Council, responding to the tragic news said:

Last night London Fire Brigade responded to a house fire on Tillett Close in Stonebridge, which tragically claimed the lives of four people.

Our deepest condolences, thoughts, and prayers are with the families and friends of those who lost their lives in this horrific incident.

The council has set up a rest centre nearby and a dedicated team has been looking after families who needed to be evacuated. We will continue to support those affected.

We are working closely with the London Fire Brigade and the Metropolitan Police as they conduct their investigations into the cause of the fire, and will continue to offer them our full support and assistance.

London Fire Brigade said:

 Sadly, four people have died following a fire on Tillett Close, Stonebridge. 
 
Eight fire engines and around 70 firefighters were deployed to the scene. Two terraced houses, each consisting of three floors, were severely damaged by the fire. Four people left the properties before the Brigade arrived. All were assessed on scene by the London Ambulance Service, and two were taken to hospital for further treatment. 
 
 A woman and a child were rescued from the second floor of one property by crews wearing breathing apparatus and received immediate emergency care. Both were sadly declared deceased at the scene by a Helicopter Emergency Services (HEMS) team. Two more children were discovered inside the property as crews carried out firefighting operations and were declared deceased at the scene. 
 
The Brigade received the first of over 20 calls reporting the fire at 0113, and crews from Wembley, Park Royal, Willesden and surrounding fire stations were mobilised to the scene. Crews were able to bring the fire under control by 0324. 
 
The cause of the fire is under investigation by officers from the Brigade’s Fire Investigation Unit and the Metropolitan Police Service. 
 
Assistant Commissioner Keeley Foster said

This is an extremely tragic incident, and the thoughts of everyone across the Brigade are with those impacted by this incident.  
 

Upon arrival, firefighters were met with a well-developed fire, involving two adjoining properties. Crews immediately set to work carrying out firefighting operations in order to bring the incident under control.  
 

Sadly, a woman and three children have died as a result of this fire. Crews wearing breathing apparatus were able to rescue the woman and one of the children from the second floor, but they were later declared deceased at the scene. A further two children were discovered to have died in the fire, as crews carried out a search of the properties involved. 
 

Our specialist Fire Investigation Unit are working closely with colleagues from the Metropolitan Police Service to now determine the cause of this fire.
 

We are working closely with our partners to support the community at this very sad time.