Planning Committee raises issues on Colin Road, Dennis Jackson Centre and Queensbury redevelopment proposals

The Planning Committee heard three pre-application presentations at their meeting on October 9th and the Minutes of the meeting have been published.  All three have featured onWembley Matters. LINK

	Land at 370 High Road, London, NW10 2EA and 54-68 Dudden Hill Lane, London, NW10 1DG PDF 431 KB Minutes: The Committee received a briefing on a pre-application scheme for a mixed use development consisting of 224 residential units, a supermarket, nursery, gym, café, workshops and amenity space. Peter Mahoney and Nick Francis (R55) presented the scheme and answered members questions. Members then went into a session during which they examined the proposal and raised the following issues for further consideration prior to submission of a planning application. The main issues raised at the meeting were: Issue 1 – Locally Significant Industrial Site ·         Concern about loss of existing shopping parade and jobs. Issue 2 – Affordable Housing and Workspace ·         Advocate 25% family housing. ·         Ensure no ‘poor doors’ for affordable housing provision. ·         Questioned reduction from initial proposal in terms of level of affordable housing provision from 65% to 50%. ·         Queried tenure split not following policy. Issue 3 – A1 retail use in out of town location ·         Concerns about large servicing vehicles and impact on residential amenity. Issue 4 – Scale, massing, height and impact on daylight/sunlight ·         Concern raised about the amount of development on the site. ·         Potential for public space to attract ant-social behaviour. ·         Difficult to provide detailed comments without full information (i.e. daylight sunlight report) for analysis. Issue 5 – Public Realm ·         No further comments. Other Comments ·         Question whether adequate servicing and parking provided. ·         Assurance pre-application consultation carried out. ·         There should be an extra pedestrian crossing and traffic calming (particularly in view of proposed nursery). ·         Should be crossings at both ends of development. ·         Not clear on need for pedestrian route through development as other quicker alternative routes. ·         Question how parking for LIDL shop would be managed.
3.	Wembley Youth Centre and former Dennis Jackson Centre, London Road, Wembley, HA9 7EU PDF 4 MB Minutes: The Committee received a briefing on a pre-application scheme which proposed thedemolition of existing community centre and erection of three buildings ranging in height from 3- to 6-storeys containing 150 residential units (including private, temporary and NAIL tenure housing), including a replacement community centre. Stephen Martin and Charlotte Pollard (PRP Architects) presented the scheme and answered members questions. Members then went into a session during which they examined the proposal and raised the following issues for further consideration prior to submission of a planning application. The main issues raised at the meeting were: Issue 1 – Principle of development ·         Full detail of community centre would be required. ·         Queried rationale behind loss of open space. Issue 2 – Housing, tenure mix, including Affordable Housing ·         Council own development should be 100% affordable housing. Issue 3 – Design, height and massing of development within its local context. Queried rationale behind building heights. Issue 4 – Impact on amenity of neighbouring properties ·         Need clarification on daylight/sunlight. Issue 5 – Quality of residential accommodation ·         Concern over stacking of units. ·         Concern as to whether sufficient amenity space is being provided. ·         A compromise on quality for temporary accommodation should not be accepted (temporary can be for a fairly long period). E.g. Lack of windows to kitchens not considered acceptable. ·         Queried whether space would be provided in the NAIL accommodation for visitors to stay. ·         Provision should be made in NAIL accommodation to store mobility vehicles. Issue 6 – Transport ·         Need to consider ‘no right turn’ to London Rd from Wembley High Rd. ·         Over provision of cycle parking? ·         Concern over additional activity on London Road, particularly on event days. Other Comments ·         Detailed construction plan required to include routes for vehicles, hours operation etc to ensure impact on residents minimised.  ·         Queried level of community engagement.
(4.	110 Walm Lane, London, NW2 4RS PDF 410 KB  (Queensbury pub) Minutes: The Committee received a briefing on a pre-application for a scheme for the replacement of existing building (containing a public house and former members club) with a mixed use development comprising a public house and function room (A4) and 48 residential flats (C3).. Luke Raistrick, Nick Mokasis and John Losi (Martin Robeson Planning Practice) presented the scheme and answered members questions. Members then went into a session during which they examined the proposal and raised the following issues for further consideration prior to submission of a planning application. The main issues raised at the meeting were: Issue 1 – Principle ·         Need to ensure that the community space is not just finished to ‘shell and core’ standard. Issue 2 – Design, Heritage and Impact on Conservation Area ·         Concern regarding massing and density. ·         Concern regarding modern design. ·         Concern over loss of existing building- consider façade retention? ·         Queried how it can be demonstrated that the building will be of high quality. ·         Queried depth of frontage. ·         Restrictions should be placed on use of balconies to avoid clutter. Issue 3 – Scale, massing, height and impact on daylight/sunlight ·         Would require confirmation that complies with Council’s standards. Issue 4 – Public Realm ·         No further comments.  Issue 5 – Affordable Housing ·         Require up to date financial modelling.  Issue 6 – Standard of Accommodation ·         Noise mitigation needed in view of proximity to railway line. Other Comments ·         Queried response to consultation. ·         Comments have not suggested that the proposed building is exceptional. ·         Queried licencing for existing pub and if there is a special arrangement. ·         Noted the servicing bay – need to consider bus stop opposite.  ·         Blenheim Gardens Residents should be added to the consultation list

Has the time come for a People’s Forum on Planning? It surely has.

An amazingly speedy response to my  previous blog from Jaine Lunn
 

I am hoping you will publish the blog in response to final paragraph contained in your most recent post regarding how the council should operate when they own the property.

Recently Wembley Youth Centre was closed, citing that Brent Council had held a consultation on Youth Services and could no longer fund this particular centre.  As a Council owned building, Wembley Crime Prevention who were running most of the projects, quickly realised that the youth of Wembley would have nowhere to go and submitted an Expression of Interest for a Community Asset Transfer.  Whilst this was accepted and acknowledged that it met with the Borough Plan objectives, it was refused on the grounds that this land had been earmarked for a housing development (!) butthey  may consider leasing it in the short term, until the property was put up for sale/lease and planning applications and consultations were submitted. 

Contrast this will the Tokyngton Library which Labour closed in 2011.  Brent Council Officers prepared a detailed Housing Plan of up to 20 units inclusive of a Shared Community Facility for the local community.

In round one of consultations one of the highest bidders was a developer who accepted the Councils plans in full.  However, this was not to be, amazingly a second round of bidding was allowed and the former Library was sold to a party associated with Councillor Butt and his family LINK, with no housing or community centre for the local residents/public.

In King Eddies Park, only a year ago when the Bowls Club Pavilion was  was rescued from development, an Expression of Interest for Community Transfer for the Pavilion  rejected, and the interested parties were told, this is not an option and will not be listed as an asset of community value as “the council need to make money”.

This Bowling Pavillion and associated land is now up for lease at £25,000 per annum along with parking allowance and unlimited access to the Park!

And finally,  what happened to the last remaining public use Green Open Space in Wembley Central, now part of the new development of Ark Elvin Academy.  This was public land that in 1998 was transferred to the Governing Body of Copland Community High School, a grant maintained school of which the infamous Sir Alan Davies KBE was head.  No public consultation, no exchange of money for land that is worth millions and certainly in double figures.  Which now belongs to Ark Elvin Academy whom I assume also haven’t paid any money for it.  LINK

At the same time despite Brent Council receiving objections to the removal of the Public Right of Way, Footpath 87, people in the the wards of Wembley Central and Tokynton are prevented from entering or crossing the land, which they have had use of for over 50 years.  The objection has been sent to the Secretary of State for the Environment and is yet to be decided.  Keir the Constructor of the new school has chosen to ignore the rules and traffic order and quite happily sealed off the Public Right of Way, and installed a temporary footpath which is higgledy piggeldy over the field, a muggers’ paradise if ever I saw one and very unsafe.  On calling the Council regarding this I got the response “Oh well I’m afraid there is nothing I can do, but it won’t look good for them with the Secretary of State”!
 

So yes Martin, we do need a peoples’ panel to stop them running rough shod over us with regard to the planning committee decisions.  It is obvious they read little or even try to understand what is being conveyed in the committee reports,  evident when listening to the questions they ask and observing who votes for what.

Brent Council has ignored Community Asset Transfer expression of interest for Wembley Youth Centre claim - the Centre closes tomorrow

Jaine Lunn submitted this as a comment on my posting about tomorrow's closure of the Granville and Wembley Youth Centres LINK. I think it deserves a more prominent position.

The article in the Brent and Kilburn Times you referred to to in your earlier posting  LINK  is not factually correct: 

"Granville in Anson Road, Cricklewood, and Wembley in London Road, will close for good on Friday, after the town hall failed to find an outside organisation to take over its day-to-day running."

Wembley Crime Prevention submitted an expression of interest in a Community Asset Transfer in early February of this year for Wembley Youth Centre. Brent Council  confirmed receipt  and acceptance of the Expression of Interest but so far WCP have not received a  further response from Brent Council. 

Wembley Crime Prevention has been to every community meeting and consultation with regard to Youth Services Provision in the borough.  Muhammed Butt himself is well aware of how important Wembley Youth Club as a base for Wembley Crime Prevention's projects and WCP's  active campaigns "Just Don't" refering to young people carrying knives, and their petition to ban shops from selling knives to under 21 years old without ID, along with active involvment in mentoring and mediation in preventing gang activity in KFC and MacDonalds particularly in Wembley but over the whole borough.

I have also heard from a reliable source that Roundwood will close too, as only 3 staff have been retained for a further 3 months as a ploy to " make it look good until the dust settles" as I understand they have been discussions with the YMCA who wish to run this facility, which is the only way they may have a chance of getting any young people through the door.

Wembley Crime Prevention have, and were until yesterday, running most of the projects at Wembley Youth and Community Centre, along with Junior Collins who has been employed by Brent Council as Youth Leader at this facility for 25 years. Boxing classes for Male and Female Youth, Self Defence classes for Females, Taekwondo, Basketball , Football, Street Dance, Homework Club, Mentoring for Young People who have or are susceptible to being involved in Gang culture. The majority of assets housed at this Youth Club are owned by Wembley Crime Prevention charity, and they have consistently invested in upgrading the facilities such as installing a new kitchen and bathrooms a few years ago. 

These projects have and still are being funded and supported by "Children in Need" and were featured on the recent fundraising live programme on BBC1 in November 2015 aswell as BBC News London. WCP is also funded and supported by Wembley National Stadium, Sport England, Mayor of London Fund, Edward Harvist Trust, Grassroots, Asda Wembley, MacDonalds, Daniels Estate Agents and the now defunct Ward Working fund of Brent Council. All Youth projects have now been temporarily suspended as of yesterday because of Brent Councils decision. So where does that leave the young people of Brent? 

Will they go the Roundwood Facility? I doubt it. It is common knowledge, and it has been outlined at many community meetings, the only reason the Roundwood facility would be kept open as a hub is purely because of the financial implications incurred by Brent Council. Roundwood was funded by £4.997 million from National Lottery, and it would involve a payback the same as Stonebridge Adventure Playground if it were closed. Roundwood has never been popular or utilised by young people or ever would be for many reasons, one of which it is only open for 4 hours a week, 2 hours on a Monday and Friday and has more staff than patrons, runs no projects, and despite having "state of the art facilities", and where its situated.

However I do question the role of Brent Youth Parliament ( whom the council continue to finance at a cost of £60K per annum) who is purported to play a "valuable role within the Council's decision making process" surely we should have heard something from them, as it has been reported they would be part of the consultation process and strategy for the future. I would have thought they would be shouting from the rooftops " save our Youth Services" if only to protect their own existence. Sad to say I have not heard a whisper or seen any comments from anyone representing BYP.

Granville and Wembley Youth Centres to close on Friday

I published this on Brent Council's Youth Service cuts on October 9th 2015:

The proposed retention of the Roundwood Centre means that there will be less money for other aspects of the youth service and the Wembley Youth Centre and Granville will no longer be funded  from April 2016.  They will be handed back to the Council's Asset Management Service and presumably sold off. The running costs of the Poplar Grove Centre will in future be met by Brent River College.

Today the Kilburn Times LINK reports:

Brent Council is to close two youth centres and the remaining two will change the services it will offer.

Granville in Anson Road, Cricklewood, and Wembley in London Road, will close for good on Friday, after the town hall failed to find an outside organisation to take over its day-to-day running.

I am afraid that there was never a real chance that an outside organisation would run the centres without funding and I suspect the Council knew this.

Look out for regeneration proposals at the two sites.

Brent Youth Slashed

From Brent Connexions Website

The budget outlines cuts in youth provision that brought about the mass meeting at Brent Town Hall last week LINK 

Restructuring of the Brent Youth Service including job cuts will slash £153,000 from the budget with the cutting of the Dennis Jackson Centre (in Wembley) £36,000, St Raphael Centre £70,000, and Wembley Centre (£101,000). Cuts to Connexions which offers vital  information, advice and support to 13-19 year olds LINK will lose staff.

So the Conservative-Liberal Democrat Coalition has stopped this generation of youths' schools being refurbished and taken away their EMA; and the Labour Council has closed their youth clubs and removed support.

Stand by for a summer of discontent!

Brent Youth Stand Up For Their Rights - and their youth clubs

More than  80 Wembley young peopl crowded into the Town Hall tonight to meet with Ann John (Council Leader), Muhammed Butt (Deputy Leader) and Mary Arnold (Lead Member for Children and Families)  and passionately defended the Dennis Jackson Club and Wembley Youth Centre.  The meeting followed a commitment made by Ann John at the Wembley Area Consultation Forum when youth raised the issue of cuts in youth provision.

Ann John outlined the Council's financial difficulties and put the blame squarely on the Conservative led Coalition government.  She said that the Council was having to take controversial decisions including the closure of six libraries, reduced waste collection, closing day centres for the disabled and closing the Welsh Harp Environmental Education Centre.

She said, "I can't tell you how many e-mails and letters we have received on these and other measures. People feel passionately and there are difficult decisions coming up on Children's Centres. We will be taking a lot of other unpopular decisions."

She emphasised that no final decisions would be made until the budget setting meeting on February 28th.

Speakers from the floor politely but passionately made the following points among many others:

• It is more expensive to send young people to prison than to run youth clubs to keep them out of trouble
• I am a peer volunteer at a Youth Centre and as a performing arts student able to use the space to provide dance activities for others. Where can I do that when it closes?
• What are we doing for the youth? Not just dance and other activities but we need debates to make us think
• Cut back some of the activities rather than closing the centres
• Our  Muslim girls' group provides basketball, ice skating, bowling, first aid training and enables them to do more outgoing activities in the future
• The youth club kept me smiling and motivated me when I don't think any other place could have done that
• I was new to the country and didn't know much English but the club helped me learn English with projects like youth and drugs and preparing for interviews
• It is not just basketball and other sports, we do driving theory classes, first aid training and craft activities
• We are coming up to the 2010 Olympics but our facilities are being taken away
• We understand your difficulties, we want to work with you and what what we have already. Can we do some fund-raising?

One speaker said that he had attend his centre as a small child and now volunteered as a young adult on music activities:

"We want you to come and see what we are doing. I haven't seen any of the managers (councillors?) at the centre. We want you to come and see more and do more. The centre has been neglected by the council. You give us so little that cutting it is an insult. Are chicken shops going to become our youth centres?"

 What the councillors said:

• People are waking up to the fact that if you don't make provision now you have problems later
• This is the worse financial situation local government has ever faced
• We didn't come on the Council to stop doing things. It's painful. We don't like it.
• We need to think outside the box and look at staffing costs and get a breakdown of the hours
• The cuts in respite care were painful. Do we stop  meals on wheels, care at home?
• We promise to take on what you say, go away and talk to other councillors in the Labour group and look at the budget but we won't be able to spend extra money and other people will be hurt
• If we can do something, we promise we will. We'll try and do what we can.

At the end of the meeting Ann John told the audience that she had been impressed by the range of contribution and by the eloquence of the speakers.

Brent Green Party have always pressed for enhanced youth provision as a vital community resource and strongly back the participation of youth in the democratic process through school councils, youth councils and youth parliaments.  We welcome the mobilisation of Wembley youth over this issue and support their campaign. Their speeches last night were clear, confident and convincing and challenged many of the current stereotypes of young people.