Guest post by Philip Grant in a personal capacity
When I wrote last month about the review which Brent Council was undertaking into its plans for 1 Morland Gardens, and shared a copy of the document I’d submitted on “getting it right this time”, one anonymous comment asked ‘will Brent Council ever admit to getting it wrong?’
The “Affordable Housing Supply (2023) – Update” report to next week’s Cabinet meeting shows the answer to that question is “No”. It says their original project has faced “challenges”, and Officers recommend it should be abandoned, but there is no reference to any of the many mistakes the Council made, and some attempts to shift the blame.
The first of these comes in the Cabinet Member Foreword to the report:
‘Several schemes in this report have faced significant challenges, examples include delays, objections, and new requirements like a second staircase. These factors are in some cases the reason why a scheme is unable to progress.’
It should come as no surprise to the Council, and other prospective developers, when residents object to schemes that breach Brent’s planning policies, and would adversely affect their lives! And there is no acknowledgement that many of the delays over the Morland Gardens project were the Council’s own fault:
The notice of the proposed Stopping-up Order was issued in April 2022, when the Council could have done that eighteen months earlier. They delayed submitting some of the information to the GLA which was needed before the Mayor of London’s decision could be given on 20 March 2023, after which it was Brent’s responsibility to arrange for a public inquiry, which they failed to do. My Brent’s Halloween Nightmare article includes details of their dithering.
Para. 5.10 from the Morland Gardens section of the report (shown above) refers to the position over Brent Start. But it makes no mention of the loss of housing provision at Twybridge Way, caused by moving the college to a ‘temporary location’ there (at a cost of £1.6m). I had warned Brent Council in 2021 what would happen if they went ahead with decanting Brent Start there, and you can read the details in “1 Morland Gardens and Twybridge Way – Brent’s response challenged”, which Martin published in October 2021.
And as for the “excuse” about needing approval from the Secretary of State for Education, Brent was aware of that before they applied for planning permission for a 67 home housing scheme at Twybridge Way, that they got consent for in May 2020, and which has now expired!
The report talks of an ‘alternative site strategy’ for Morland Gardens, but there is no mention of the locally listed Victorian villa (above). The Pre-Construction Services Agreement (“PCSA”), which Brent entered into with Hill Group in July 2022, appears to have included ‘demolition’ as one of the “Services”. There is some concern among the “Friends of Altamira” (a diverse group that has been active since 2020 in trying to save this heritage building) that certain people at the Council, out of vindictiveness, might still try to have it demolished, even while the review into the future of 1 Morland Gardens is being carried out.
In order to try and rule out that possibility, I sent an open email to Brent’s Chief Executive and others at the Civic Centre on 4 December, and I will end this update post with the text of that email:
‘Dear Ms Wright, Mr Gadsdon and Councillor Knight,
I have read the Affordable Housing Supply (2023) - Update Report for the 11 December 2023 Cabinet Meeting, which was published with the agenda on the Council's website last Friday, and I have shared the relevant sections of it in respect of Morland Gardens with the "Friends of Altamira".
We welcome the Report's recommendation, at 2.2, 'for officers to develop an alternative site strategy' for Morland Gardens, but there is one doubt which we would like you to clear up, please.
The Report talks about 'the future of the site', but makes no reference to the future of the locally listed Victorian villa. Para. 5.3 refers to the contract of July 2022 and the PCSA (Pre-Construction Services Agreement), which it describes as 'specifically an agreed technical design, enabling works and demolition.'
Please let me have Brent Council's assurance that there will be no demolition of the locally listed Victorian villa at 1 Morland Gardens, unless or until there are new plans in place for the site which would require the demolition of this heritage asset, and those plans have been properly consulted on, considered and given planning consent, and there are no outstanding legal requirements which need to be met before those new proposed development plans can go ahead.
As I, and others, have made clear to you, we sincerely hope that the new proposals for 1 Morland Gardens, emerging from the current review, will not involve the demolition of the Victorian villa on that site.
Any such demolition, of the restored Victorian facade and belvedere tower, would be an act of vandalism which goes against Brent Council's clearly stated promises on valuing heritage assets:
'Once a heritage asset is demolished it cannot be replaced. Its historic value is lost forever to the community and future generations and it cannot be used for regeneration and place-making purposes. The effective preservation of historic buildings, places and landscapes and their stewardship is therefore fundamental to the Council's role.'
I look forward to receiving that assurance in writing from you, as Brent's Chief Executive, and to hearing either Mr Gadsdon (or whichever Officer is presenting the Report to Cabinet) or Councillor Knight make clear at the meeting on 11 December that Brent Council will not allow the demolition of the heritage Victorian villa to take place while the future of the Morland Gardens site is not legally settled. Thank you.
Best wishes,
Philip Grant.’
