Brent’s affordable housing needs – is this “answer” acceptable?

 Guest Post by Philip Grant in  a personal capacity

Brent’s future flats at Wembley High Road, from the plans approved in February 2021.

 

On 13 August, Martin published an article I had written about Brent’s plans for Council homes in its Wembley Housing Zone. This set out why the Cabinet should question the recommendations made to them by Council Officers, particularly the lack of any social housing provision, and why it was proposed that two-thirds of the 250 flats and maisonettes in the Council’s Cecil Avenue scheme would be handed over to a developer for private sale. 

 

I sent a document copy of my article to all members of the Cabinet, for their consideration before their meeting. None of them replied, and on 16 August they accepted the Officers’ “preferred delivery option” for the developments at Cecil Avenue and Ujima House.

 

As I’d not received a reply from the Lead Member for Housing, Cllr. Eleanor Southwood (or any of her Cabinet colleagues), I raised this matter again with her when she did answer another housing matter which I’d written to her about [Brent’s “secret” Council Housing projects and the Council’s response]. I emailed her about the Council’s Cecil Avenue proposals on 19 September, with a copy to her Regeneration colleague, Cllr. Shama Tatler, and Brent’s Strategic Director for Regeneration, Alan Lunt. 

 

Cllr. Southwood responded on 23 September, writing: ‘Dear Mr Grant, just acknowledging your email, which I will respond to substantively shortly.’ Despite a reminder to her on 8 October, I did not receive any response, either from her, Cllr. Tatler, or any Council officer on their behalf.

 

As I believe this is a matter of some importance, I was not prepared to let it drop. On 16 October, I submitted a Public Question, to be answered at Brent’s Full Council meeting on Monday 22 November:-

 

Question to the Lead Member for Regeneration, Property and Planning:-

New Council Homes at Cecil Avenue, Wembley.

 

Brent Council has an urgent need for new Council homes, and has accepted the Brent Poverty Commission recommendation that more social rented housing should be a priority.

 

Brent Council owns the vacant former Copland School site at the corner of Cecil Avenue and Wembley High Road, and since February 2021 has had full planning permission to build 250 flats and maisonettes on this site.

 

Yet, at its meeting on 16 August 2021, Brent's Cabinet approved a 'preferred delivery option' that included only 39% affordable housing for this development, with less than a quarter of the total homes being rented at London Affordable rent levels (not Social rents), the balance of the affordable housing being at Intermediate rent levels or for shared ownership. Under this 'preferred delivery option', the majority of the homes at the Council's Cecil Avenue site would be sold privately by a 'developer partner'.

 

At the same meeting, Brent's Cabinet also resolved: 'To delegate to the Strategic Director of Regeneration & Environment, in consultation with the Lead Member for Regeneration, Property & Planning, the decision on alternative development scheme proposals and procurement routes, if procurement of the preferred option was unsuccessful in relation to the Sites.'

 

My questions are:

 

1) Given Brent's urgent need for social rent housing, why is Brent Council not proposing to build all 250 of the homes at Cecil Avenue as affordable rented Council housing?

 

2) As, since 16 August, the GLA has approved a grant to Brent Council of around £111m under its 2021/26 New Affordable Homes programme, to be used mainly for social rent housing, will the Lead Member, in consultation with the Strategic Director of Regeneration & Environment, now recommend that Cabinet changes its mind, and approves alternative proposals to make the Council's Cecil Avenue scheme 100% affordable housing?

The answers from Lead Members to Public Questions are published in advance of the Council meetings, as part of the agenda package. This is Cllr. Shama Tatler’s answer to the two points which I raised in my question:

 

Response:

1) Brent Council’s redevelopment of council-owned Cecil Avenue and Ujima House sites as part of the Wembley Housing Zone programme together proposes 50% affordable housing. However, because it is vitally important to ensure the long term sustainability of the Housing Revenue Account (which ultimately would be responsible for repaying loans secured to deliver new housing) it is not financially viable to deliver all 250 homes at Cecil Avenue as socially rented housing. 

 

2) Brent Council’s £111.7m GLA grant under the 2021-26 New Affordable Homes Programme is separate from the Wembley Housing Zone programme, and allocated to deliver an additional 701 socially rented homes across the Borough.

 

The response from the Lead Member is brief, and ignores much of the detail that my question was about!

 

Cllr. Tatler writes that Cecil Avenue and Ujima House together will provide 50% affordable housing. She doesn’t say that NONE of this will be Council housing at social rent levels, which is what homeless families and people on the Council’s waiting list desperately need. 

 

Ujima House is expected to provide 54 homes, all at London Affordable rent levels. Of the 250 new homes on the Cecil Avenue site, only 98 will be “affordable”, with 152 handed to a developer partner for private sale (‘to cross subsidise the affordable housing and regeneration of the area’). Of the 98 “affordable” Council homes, only 37 will be at London Affordable rent levels, with the other 61 as “intermediate housing” (‘either shared ownership or intermediate rent’).

 

 

The Wembley Housing Zone sites.

 

I realise that Council housing provided through the Housing Revenue Account must have long-term financial sustainability. The expected rental income over the period of the loan borrowed to pay for the homes (usually sixty years) must be sufficient to pay the interest on that loan, and to repay the capital sum. But with interest rates as low as they are ever likely to be, I find it difficult to understand why this Wembley Housing Zone development could not be financially “sustainable”, especially as the report to Cabinet on 16 August said that: ‘the GLA have also agreed in principle an additional £5.5m grant to deliver the scheme.’

 

It all comes down to “viability” (and we know from planning applications that the financial experts who developers employ can come up with any figure for viability that their client wants, in order to reduce the amount of affordable housing they have to include in their plans!). The viability of Brent’s Wembley Housing Zone scheme is, of course, known only to Cabinet members and the Senior Officers advising them. It is hidden away from the rest of us in a document named “Appendix 5: WHZ internal financial appraisal summary (exempt)”.

 

Cllr. Tatler writes that ‘it is not financially viable to deliver all 250 homes at Cecil Avenue as socially rented housing.’ But Brent is not delivering ANY socially rented housing at Cecil Avenue. Surely it would be financially viable to deliver at least some!

 

But, fear not, with the money from the GLA’s 2021-26 programme Brent promises ‘to deliver an additional 701 socially rented homes across the Borough.’ Around 300 of these might be provided through the “infill” of part of the open space beside the St Raphael’s Estate. More would be from the “infill” of (green!) spaces on existing Council estates, together with “airspace” developments on top of blocks in these. There is also an opportunity for ‘New Build for Rent in South Kilburn’ (Granville Park?).

 

Having asked a Public Question, I am allowed to ask a supplementary question at the Council meeting on 22 November. I’m not able to be present at that meeting myself, but hope that someone (I have asked the Mayor if she would be kind enough to do so) can ask it on my behalf. I’ve not made up my mind exactly what to ask, so if you have any (polite) suggestions, please feel free to make them as comments below, during the next couple of days.

 

Philip Grant.

 

 

Butt to hold Affinity Water to account over High Road disruption

Following the disruption  at Wembley High Road and Park Lane, Brent Council Leader Muhammed Butt has issued the following statement:

Following more disruption on Wembley High Road and Park Lane, I am setting up an urgent meeting with Affinity Water to understand what they will be doing to fix these problems once and for all.

Since 2019, Affinity has applied for 17 emergency permits to fix leaks on those two roads alone. These latest repairs are stopping deliveries to essential businesses and making it more difficult for residents trying to get to vaccination appointments, COVID tests and keyworker jobs. 

We’ve been here many times before, so we now need Affinity to get to the bottom of the issues with the water mains for residents and businesses along that stretch. At that meeting, I will be asking them to explain their plans and holding them to account.

I wonder if the problems have anything to do with the 'Twin Towers' high rise blocks at the junction of the High Road and Park Lane as well as Brent House on the High Road itself. Brent House was the site of major problems when concrete blocked the sewer. LINK

Wembley Central resident warns of scooter delivery danger on the High Road pavement

 

 

Wembley Central resident Jaine Lunn has written to councillors, council officers and the Town Centre manager, drawing their attention to the problem of scooters using the pavement in Wembley High Road:

Dear All

On Saturday 19th September around 2-3 pm I counted 22 delivery scooters parked on the pavements outside KallKwiK nearr Nandos, and outside Al-Pasha Supermarket, close to the bus stop.  Aside from the fact there is no respect for Social Distancing, Covid19 rules, I witnessed several pedestrians being forced to jump out of the way at detriment to their own safety as these drivers collect their deliveries, jump on their bikes, start their engines and drive several metres along the pavement before accessing the road.  As a pedestrian with no mobility problems it's like an obstacle course, and for those who have mobility issues or people with pushchairs it amounts to the Council and Police abandoning their duty of care to the public.

There are 2 loading bays in the immediate vicinity of this location, outside Uncle ('Twin Towers' to you and me Ed) block, and then again outside nos 410 to 402 High Road, is it not possible to force them to park there?

In the absence of Serco/Enforcement unwillingness to challenge these idiots, it is against the Highway Code to drive on the pavement, and I seriously question how many of these Take Away Drivers have read it, or that they have taken the required CBT test or that its valid.

 

 

I did call the SNT/Police as it was so bad but no one turned up.  As I walked back home I noticed a BMW parked on the pavement just east of the Traffic Lights, outside Cerabau Romanesque.

Would you please take action against the huge number of Take Away Scooter Drivers, persistently parked on the pavement and DRIVING on the pavement, as a matter of urgency regarding public safety.

I have photo's and video as proof (See photographs above)

regards

Jaine Lunn

Resident

New Test & Trace site to open in London Road, Wembley

72 years on – the Olympic marathon race at Wembley, 1948

Guest blog by Philip Grant

Two weeks ago, we celebrated the 1908 Olympic marathon race on its 112^th anniversary, with a video including newsreel film of the two leading runners, with a crowd in Wembley High Road watching them.

The Olympic marathon runners on a circuit of the track, before leaving Wembley Stadium, 7 August 1948.

When I wrote to Joe Neanor, who had made the video, he said that he had also recently run the 1948 Olympic Marathon race route – and he supplied a link to a colour film of the race, which took place 72 years ago today. That race started and finished in Wembley Stadium, and went out and back along Forty Lane, Fryent Way and Honeypot Lane to Stanmore, with a loop through the countryside of Hertfordshire. It was a tough course, with plenty of hills to climb!

 

The 1948 Olympic marathon course map and details. (Images from the internet)

If you watch the video below, it will take you back in time, and you will spot scenes you recognise, as they were in 1948, including Olympic Way and the Town Hall. As the runners head back towards Wembley, there are some key moments in the race, along Fryent Way with what are now the fields of Fryent Country Park in the background. And the finish in the stadium is almost as dramatic as that in the 1908 Olympic marathon!

As you can see the International Olympic Committee has banned live viewing of the video on Wembley Matters but you can view it on You Tube by clicking on the embedded link or use this LINK.

UPDATED: Wembley Pavement Widening Mystery

Only days after barriers were erected to widen pavements in Wembley High Road they have been pushed back creating a barrier to pedstrians rather than helping them. The point of pavement widening was so that pedestrians could socially distance in a very crowded area.

Cyclists and pedestrians took to Twitter calling for an explanation and prosecution of any organisation or individual who had taken the law into their own hands.

UPDATE

Brent Council has responded to one of thse complained via Twitter:

We've passed this onto the relevant team who are going to send someone out today to move the barriers back to their correct locations and see if there's anything more we can do to prevent this happening again.

Brent Council will widen pavements on Wembley High Road on Thursday

Brent Council is to widen the pavement on either side of Wembley High Road on Thursday 21st May to aid social distancing in this very busy area.

The widening will be accomplished by barriers (see above) and will be outsde McDonalds at 483 High Road for 30 metres and beside the bus stop adjacent to Primark at 453 High Road for 60 metres.

Brent Council said:

We have seen that streets are becoming busier, and so it is important that these additional safety measures are put in place as soon as possible to help people observe social distancing.

We are therefore planning to widen the pavement using pedestrian barriers and install signage to encourage people to keep their distance. The images below are an example of the measures that will be provided. 

Where there are bus stops, gaps in the barriers will be provided to allow passengers access. For longer sections we will also provide gaps for access for servicing such as collecting refuse.

Along with these measures, businesses must to do everything they can to support social distancing, including limiting the number of customers on their premises and managing queues outside.

Longer-term measures to promote walking and cycling 

In the long term, we want to make it easier and safer for people to walk and cycle locally, shop on their local high street, reach local amenities such as green spaces, schools and doctors, all while maintaining physical distancing. 

We are looking at ways of doing this in Brent and will be setting out our further plans for encouraging green, active travel shortly.

See Copland/Ujima proposals on Saturday 10-2 at SEIDs Hub. Wembley

From Your Shout agency

As a reminder we will be at the Social Innovation and Enterprise Hub (SEIDs) on Empire Way, Wembley HA9 0RJ on Saturday 16th February, 10.00 – 14.00. Drop in to see how the proposals for the former Copland School and Ujima House sites on Wembley High Road have progressed since our last event.

Once you arrive at SEIDs please follow the signs to find us (see picture attached).

We hope to see you on Saturday!

Have your say on Copland/Ujima House redevelopment Oct 4th and 6th

Locals will be aware that the demolition of the old Copland High School building is in progress. Brent Council is holding a public consultation at Ujima House 388 Wembley High Road on October 4th (4pm-7.30pm)  and 6th (10am - 2pm).

Ujima House

Copland High School

According to the council the consultation is about the proposed redevelopment of Ujima House and the former Copland buudling and improvements to the public realm along Wembley High Road.

The council has been working with Karakusevic Carson Architects and Easy to develp ideas for the redevelopment if the sites, including new community facilities, workspace and new homes.

Residents will be able to meet council officers and the architects and give their views on the High Road and the design proposals to date, ideas for uses of the community spaces and feedback on proposed new play facilities and public realm improvements.

Help restore colourful Wembley High Road mural

Local campaigner Paul Lorber is urging local residents and business to chip in towards the £150 cost of repairing a vandalised mural in Wembley High Road.

The mural in Wembley was commissioned by Wembley Futures to improve the appearance of the High Road. The work was carried by Alessandra Grasso, an artist in residence with Friends of a Barham Library.

Unfortunately one section of one of the 5 murals has been vandalised for the second time and needs to be repaired. It would seem that someone has taken a dislike to one of the national flag.

Paul Lorber, Wembley Futures and Friends of Barham Library are keen to repair the mural and have started the £150 needed to carry out the repair.

Anyone willing to donate can send a cheque payable to Friends of Barham Library and send it to Paul Lorber c/o 17 Stapenhill Road Wembley HA0 3JF. Anyone interested in contributing can email Paul on barhamlibrary@hitmail.co.uk and he will send you a Gift Aid form and details of how to pay.

Paul said:

The Murals in Wembley High Road brightened up the local area and it would be good to get them back to their original perfect condition.

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'Greens best placed to represent us' - Wembley resident

 

The Heron House development

A prominent local resident has taken the unusual decision to write to friends and neighbours about the forthcoming local election.

This is what she had to say:

 Save Wembley From Becoming A Total Concrete Jungle - Please Read Urgently!

Dear Friends and Neighbours,

I would never normally try to influence you on how to vote on Thursday, but desperate times call for desperate measures!

Who can best represent us on the contentious issues of the Regeneration of Wembley? The GREEN PARTY are fielding candidates and in other wards, hopefully an INDEPENDENT.  These may be the very best people to represent us.

I am certainly not against progress and the Regeneration will hopefully bring jobs and prosperity to Brent, but there has to be a sensible balance! This has not happened. Do we really want to see the future of Wembley to be entirely covered in concrete with multi-storey buildings? It would be a nightmare with all the extra congestion,  but that is the way it appears to be going.   Does the Council not think anything is worth preserving of the existing houses, bungalows and flats in Wembley?  I appreciate that the Regeneration of the Stadium and Wembley High Road areas are a "done deal", but we must do better in preserving the other areas of Wembley, which do not fall within the Regeneration.  These could soon also be under threat, so this is why we must act now.

Once they start knocking down a building on a residential  street to build something higher, do you really think they will stop there? It just sets a dangerous precedent for other smaller construction companies to also apply for permission to do the same. Brook Avenue is a case in point. I am sure it will not be long before all the houses with their gardens will be converted to concrete buildings.

The residents fought long and hard to try and stop Heron House on Wembley Hill Road from being turned into a much higher building, but despite all our efforts they received planning permission. Once built, this will certainly start to change the residential character  of Wembley Hill Road. Where will it end?

Quintain promised the residents that they would not only replace every tree which was destroyed, but plant many others around the tall buildings.  This has not happened either.  They will be building a small park, but that is not the same, as it is amongst the very dense high rises that we need more trees and bushes to combat the increased pollution.

Trees do not only enhance an area, they are vital for our good health and well being.  Pollution levels will rise due to the density of the new buildings and this will adversely affect everyone.  We desperately need cleaner air and amongst other things, the best way is to plant as many trees as possible.  I strongly feel that the GREEN PARTY would be the very best party to achieve this and to help us preserve the areas of Wembley we want to continue to live in.

The future of what Wembley will look like in the next 4 years is down to us. Vote wisely!

Warmest wishes

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Wembley High Road works finished at last

This is how Wembley High Road looked earlier today following the completion of the Thames Water sewer works and the making good of the surface where excavation took place. At that time the diversion at Parlk Lane was still in force.

Wembley High Road sewer works to be completed by end of the week. Discussions taking place with those responsible for the concrete blockage.

Residents and businesses around Wembley High Road as well as drivers and public transport users will be relieved to hear that relief is at hand! A spokesperson for Thames Water told me today:

 Our work on Wembley High Road is due to be finished by the end of this week. We’ve traced the source of the concrete and are discussing the matter with the third party who were responsible.

Thames were not prepared to name the third party.

Confusion over end date for Wembley High Road sewer works

 Street signs say that the sewer works in Wembley High Road will continue until January 31st 2018 but this is what Brent Council posted on its website yesterday with a completion date of January 5th LINK:

The sewer works on High Road, Wembley, are progressing well and the proposed end date for these works is now 5 January 2018.

To date Thames Water have:

• Removed the traffic island
• Excavated a shaft onto the sewer over seven meters deep
• Tunnelled four meters downstream, towards Park Lane, to a point where there is no concrete in the sewer
• Tunnelled upstream, towards Wembley triangle, eight and a half meters to the lateral connection from the former Brent House site and have tunnelled over fourteen meters to a point where all concrete has been removed.
• Sink another shaft on the sewer
• Replaced the sewer

Next steps:

• Backfill the tunnels

• Backfill the shaft

• Permanent reinstatement of carriageway.

  
   Note: From the top of the 83 bus today (Thursday) it did look as if the backfill works have been completed. I have asked Thames Water for clarification.
  

Wembley High Road sewer works until the end of January?

The street signs say the end of January but this is what Brent Council posted on its website yesterday with a completion date of January 5th:

The sewer works on High Road, Wembley, are progressing well and the proposed end date for these works is now 5 January 2018.
To date Thames Water have:

• Removed the traffic island
• Excavated a shaft onto the sewer over seven meters deep
• Tunnelled four meters downstream, towards Park Lane, to a point where there is no concrete in the sewer
• Tunnelled upstream, towards Wembley triangle, eight and a half meters to the lateral connection from the former Brent House site and have tunnelled over fourteen meters to a point where all concrete has been removed.
• Sink another shaft on the sewer
• Replaced the sewer

Next steps:

• Backfill the tunnels
• Backfill the shaft
• Permanent reinstatement of carriageway.

Wembley High Road works to continue until mid-Janaury

Brent Council has confirmed that Thames Water has been given a second extension to complete their main sewer works in Wembley High Road. The new completion date is mind-January 2018.

Responding to a query about the replacement of the mature trees removed as a result of the works, the Council said that they would be replaced in Wembley Central ward but not in the High Road as there was no suitable site there.

Sewer works likely to continue into the new year

Brent Council, answering a query from a local resident, have confirmed the revised end date for the Wembley High Road sewer works as December 22nd but added that it was likely that the works would continue into the new year.

Thames Water are currently excavating another shaft over the sewer and the lateral connection to the former Brent House which should be completed by Thursday of this week. Thames Water will then need to continue to tunnel towards Wembley Triangle to a point where there is no more concrete in the sewer.

When all concrete has been been removed the backfill and reinstatement process is expected to take up to three weeks to complete.

The Council added that they are working with Thames Water to ensure these works are completed as soon as possible. They assured the resident that Thames Water is working seven days a week but as the majority of the works are underground it may look as if there is not much activity on the surface. Thames Water have been instructed to update their Variable Message Signage to reflect the new revised date.

Responding to a question about the reinstatement of the traffic island and trees formerly on the site Brent said that the island, removed for these works, will not be replaced as there have been long term plans to remove it. It has been decided to take the opportunity to remove the island at no cost to the council. The trees that had to be removed can be replaced at the expense of Thames Water who will in turn recharge whoever is repsonsible for the concrete in the sewer.

Parking restrictions on Park Lane imposed because of the works and the traffic diversion have now been extendeduntil the sewer works are completed.

Council's update on Wembley High Road sewer works

Brent Council has posted the following update on the Wembley High Road sewer works on its website. It is rather hidden away so I am republishing here(I haven't corrected their spelling of metres!):

Concrete blocking the sewer

The view downstream

View from the surface into the shaft

 

The view upstream

The sewer works on High Road, Wembley, are progressing well and the proposed end date for these works is now 22^nd December.

To date Thames Water have:

• removed the traffic Island
• excavated a shaft onto the sewer over seven meters deep.
• tunnelled four meters downstream, towards Park Lane, to a point where there is no concrete in the sewer.
• tunnelled upstream, towards Wembley triangle, eight and a half meters to the lateral connection from the former Brent House site and have tunnelled a further five and a half meters but there is still concrete in the sewer. 

Next steps:

• Sink another shaft on the sewer, this will take up to a week to complete
• Continue to tunnel upstream to a point where there is no concrete in the sewer
• Replace the sewer
• Backfill the tunnels
• Backfill the shaft
• Permanent reinstatement of carriageway.

The end date for these works cannot be confirmed until the all concrete is removed from the sewer, having spoken to Thames Water and their contractor, Cappagh, we estimate that reinstatement works will take up to three weeks to complete from the point that all concrete is removed. It is possible that High Road will remain closed in one direction until 22 December.