Willesden Green library: First Users' Group May 12th

Costa vs Customer Centre:? Willesden Green Cultural Centre: Have your say on Monday

The saga of the Willesden Green Library redevelopment continues.  Another promise made to sell the redevelopmet appears to have bitten the dust. Here is an update fron Make Willesden Green LINK

Last month we blogged about the rumours that there would be no Customer Services (previously known as the One Stop Shop) at the new Willesden Green Cultural Centre and that, despite several enquiries from both Make Willesden Green and from individual residents, there was little knowledge of the plans from our councillors although they did promise to keep people informed if, or when, they found out more.

Having not heard anything further we were surprised to see the issue on the agenda at Brent Cabinet last week, hidden within a long document on Community Access Strategy. Two local residents spoke at the Cabinet meeting and raised several queries and objections but the document was approved unamended. There were no representations from any local councillors at the meeting.

The document presented a case to say that, since more residents were using the online service rather than seeking face-to-face contact, there was no longer a need for a dedicated Customer Services space within the Cultural Centre. Instead, self service computers and telephones with a direct line to the Wembley Civic Centre would be placed in the library and a weekly "by appointment only” surgery would be held (in an unspecified space within the Cultural Centre) for those who could not travel to the Wembley Civic Centre. 

The (approx 210sqm) space on the first floor that was to have housed Customer Services is now subject to a “local dialogue” about its alternative use but that use, says the council, will need to be both "of public benefit” and “income-generating”.

It’s a great shame that while the strategy document contains some positive proposals to improve the quality of the council’s online service to residents it seems to have come at a high cost, both to those who are unable to use that mode of communication and to library users who will see their facility further reduced.

Some of the points raised by residents at the meeting were:

• a significant proportion of people still do not have online access, they are most likely to be poorer, elderly, disabled and more vulnerable residents. These are the very people who have complex needs that need to be dealt with face-to-face, rather than via a self-service computer or on the phone.
• the majority of the council’s high need residents live in the south of the borough.
• the housing of the Customer Services self-service computers and telephones within the library will represent a further reduction in the actual library facility – library users will be jostling for space with self-service customers and librarians will be expected to facilitate both sets of users.
• the redevelopment of the library site was “sold” to residents on the basis that the old building couldn’t house an enlarged Customer Services facility, yet we are now going to end up with less than we started with.
• there has been no consultation with local residents on what they feel their needs are relating to Customer Services provision.
• how will the "alternative use" of the space be determined? Is there a contradiction between the need for it to be both “of public benefit’ and “income-generating”? Will the “local dialogue” be nothing more than giving us a choice between a Costa and a Starbucks?

Despite these concerns the proposals were nodded through. The broken promise that the Cultural Centre will mirror services at the Wembley Civic Centre  leaves us yet again feeling like the south of Brent is the poor relation of Wembley and that we are subject to a two tier service when it comes to council provision.

Having made this decision without any reference to residents views, Brent Council is hosting a meeting next week, the agenda is to include:

• An update on progress with the building and services
• A presentation from the building designers and a chance to take part in design workshops for the interior
• A chance to give your views on how the community can be involved and put this building at the centre of life in Willesden

Monday 27 October 2014  6:30-8:30pm
St Andrews Parish Centre, 2 St Andrews Road, NW10 2QS

All residents are invited to attend and we encourage you to do so.

The original Brent Council offer for the Cultural Centre is worth revisiitng ahead of this meeting. It can be found in the Equality Impact Assessment HERE

Brent Council reported to intend to rent out space commercially at new Willesden Cultural Centre instead of providing a One Stop Shop

A Brent Council officer told a recent meeting of the Willesden Green Town Meeting that there would be no One Stop Shop at the new Willesden Cultural Centre.  Instead the Council would be looking for a commercial tenant for the space.

This follows the Council's decision to let two floors of the Civic Centre to Air Francis and squeeze Brent staff into the remaining space.

During the controversial planning application process for the WG Cultural Centre the Council made great play of the benefit to the community that would accrue from the development of unafffordable private flats (later sold on the Singapore market). The developement would finance the Cultural Centre and the One Stop Shop, along with council offices to serve the local area and this  out-weighed the loss of the old library, car park and open space according to  ex Executive member Cllr George Crane, then lead member for Regeneration and Major Projects.

This is an extract from Andy Donald's (Director Regeneneration and Major Projects) report:

4.6 The Council is currently driven by the overarching concept of One Council. This aims to provide excellent public services and deliver these in the most efficient way but also to build strong relationships and better communications between the Council and citizens ensuring local priorities are addressed and that local potential is nurtured. A redeveloped WGLC will play an important role in this strategy supporting both the One Council Library Transformation Project and the One Council Future Customer Service Project.

4.8 The Future Customer Service Project aims to improve efficiency and clarity of the services offered to citizens. The strategy is dependent on developing a new customer contact centre at WGLC providing a service for the south of the borough, an area where many of the Council‟s high need customers reside.

The Council appeared to have been driven, through the Council's budget crisis caused by Coalition cuts, to reneage on its promises to local people, especially those who formed the Keep Willesden Green campaign.

Residents were angry and asked if the Council intended to put these changes to what was supposed to be a local amenity to further consultation.

I understand that Andy Donald has replied that no decision on customer services at the Cultural Centre has been made but 'the Council’s cabinet will be considering a report in October in respect of the overall approach to customer access for the Council as a whole, which will then inform the shape of the customer access offer at the Civic Centre and Willesden going forward.'

He has promised that residents will be informed about any proposals as part of the dialogue over the use of the  new building.

Clearly an issue that residents will be monitoring.

Meanwhile someone who lives on the front line of the development told me earlier this week that a construction worker on site had told her that the open space between the flats and the Cultural Centre, offered in compensation for the lost open space in front of the 1980s library, was just going to be an 'ordinary road'.

I would be interested if anyone else had heard this.

Border dispute over Moberly/Jubilee sports centre development to be decided tomorrow

Flyer issued by Kensal Trian gle Residents earlier this year

Controversy over developments on the borders of Brent and other boroughs have been quite a feature recently: Brent Cross: (Brent and Barnet), Welsh Harp-West Hendon Estate (Brent and Barnet), Harlesden Incinerator (Brent and Ealing) and are now joined by the Moberly Sports Centre (Brent and Westminster).

Tonight the Moberly application will be heard by the planning committee and a lobby is planned by the mainly Westminster group, Save the Jubilee Sports Centre, to persuade Brent not to grant planning committee. Brent officers' with some conditions have recommended approving the application.

The Moberly is situated in Brent on the border of Westminster but owned and run by Westminster City Council.

Save Our Jubilee campaign has been given space on the blog  LINK of Westminster Labour councillors to argue their case:

The Save Our Jubilee campaign has been fighting Westminster City Council to keep the much-needed sports facilities at the Jubilee Centre, one of Westminster’s two most deprived wards.

Westminster’s plan for the new Moberly sports centre is part of a wider plan which involves the demolition of the Jubilee centre and its replacement by market housing. The plan involves combining most of the facilities provided at the Jubilee and Moberly now in one new centre.

We think it isn’t a good deal for Brent residents. This is why.

1. No affordable housing will be provided to meet the desperate needs of Brent residents. Brent’s Site Specific Allocations DPD identifies the Moberly site as one that could be redeveloped to improve the existing sports and nursery facilities and in addition to provide 104 housing units. Brent would normally expect half of these to be affordable – a valuable contribution to meeting housing needs in the borough. Westminster are proposing 71 flats (fewer than Brent thought the site might accommodate) and all these will be market housing for sale with no affordable units included.

2. Loss of daylight and sunlight to neighbouring properties. Westminster City Council’s decision to relocate services from the Jubilee to the Moberly site has resulted in a massive new building, seven storeys high at the northern end, which will rob neighbouring homes in Brent of daylight and sunlight. As a result, properties in Chamberlayne Road, City Heights and Noko will experience daylight levels below BRE guidelines, while properties in City Heights and Noko will have no direct sunlight at any time of the day. The Report attempts to justify this on the grounds that the developers of Cityview and Noko should have anticipated the redevelopment of the Moberly site. But they were facing an open space. It was reasonable for everyone to assume that this would be left undeveloped in line with Brent’s planning policies.

3. Loss of outdoor sports facilities. On the north side of the Moberly site there is an 18 x 36 metre floodlit artificial turf pitch used mainly as a football pitch by local youth clubs and adult teams. The report Planning for Sport and Active Recreation Facilities produced jointly by the London Borough of Brent and Sports England in 2008, looked at the distribution of STPs (Synthetic Turf Pitches) across the borough and considered that the south of the borough was adequately served by the pitch at the Moberly. However, if Westminster’s application for the Moberly site is approved, this pitch will be lost and, as a result, wards in the south of Brent will no longer meet minimum standards for outdoor pitch provision. The replacement pitch offered is in Westminster, 1.2 miles away, nearly in Maida Vale – and foreign territory for most of the Brent and Queen’s Park youngsters who use the Moberly now.

4. Replacement, not better provision. Westminster City Council argues that the benefits provided to Brent residents by the new sports centre are so exceptional that Brent’s policies in relation to affordable housing and overshadowing should be set aside We say that, contrary to Westminster’s claims, the benefits offered by the new development are in no way exceptional. The new centre will, firstly, not provide any more usable leisure space than exists now and, secondly, the facilities mainly replace sports facilities already provided in the existing Moberly and Jubilee centres – which include a 25 metre pool, two sports halls, and gym and fitness suites..

For these reasons, we hope that the current planning proposals by Westminster will be refused by Brent Council at the Planning Committee meeting on 9th April.

There were 29 comments opposed to the proposal (along the lines of the above) and 12 in favour on the following grounds:

• The facility will provide excellent sports facilities in an area which does not have easy access to such facilities
• The proposed development will benefit sports provision in local schools
• The proposed development will increase visitors to the area which will be good for local businesses.
•  The proposed sports facility will benefit the health of local residents.
•  The building is of an appropriate size similar to neighbouring City View
• The proposal will be an improvement on the existing dilapidated facilities.
• The cost of the development will not be to taxpayers but the facilities will benefit all residents

Kensal Triangle Residents' Association have maintained a neutral stance on the issue with opinion divided between supporters and opponents.

There will be an arrangement giving Brent residents access to the Centre. The proposed facility would have a floor area of 9293 sqm and would include the following facilities:

•  25m 6-lane swimming pool;
•  8-court sports hall;
•  Boxing hall
• Multi-use sports hall
• Community Activity Room
• Fitness suite
• Three exercise studios
• Health Spa

In its comments supporting the proposals Brent Parks and Sports Department is decidedly bullish:

Brent’s Sports and Parks service feel that the redevelopment of Moberly sports centre will bring fantastic new opportunities for Brent’s residents to take part in a wide range of sports and recreation activities in this state of the art new leisure facility.

Brent has one of the most inactive adult populations in England and the new opportunities that Moberly bring to increase residents ability to become more active is welcomed. Brent has a number of health inequalities across the Borough including high levels of diabetes and obesity and a more active lifestyle through use of this new sports centre will help people lead a healthier life.

The range of facilities is significantly greater than that at the current Moberly centre. 

The inclusion of swimming pools brings a new facility dimension to the Kilburn area and will offer both adults and children the opportunity to learn and take part in swimming. Swimming was the most frequently participated in sports activity across England according to Sport England’s Active People survey and the provision of only a third pool within the Borough of Brent will enable more people to take part in this popular activity.

The range of different facilities spaces available from boxing to 8 court sports hall, studios and community space reflect that a wide and ranging programme will be offered to the local communities. 

From a strategic perspective, the Borough’s Planning for Sport and Active recreation facilities strategy identifies the need for additional publicly accessible fitness stations and upgraded sports hall provision which Moberly will provide.

The Sport and Active Recreation Facilities Strategy has a number of themes which the provision of a new sports centre at Moberly will help to achieve, namely:

Theme 1: Increase provision of appropriate Facilities

Theme 3: Get more people active

Theme 5: Increase sports opportunities for young people

Theme 7: Improve partnership working

It will also help the Council deliver against it’s Corporate priority of ‘a strong community’ and it’s associated outcome of ‘Excellent sports, leisure and cultural facilities used by more people’. Also the priority ‘Improving health and well-being’ and achieving the outcome of ‘More people living healthier and longer lives’.

In the now familiar mantra associated with such developments (cf Willesden Green Library and the luxury flats sold overseas and the upcoming development at Bridge Park complex) Brent Council accepts the view that provision of ANY affordable housing on site is not viable given the developer's provision of the new Sports Centre:

After careful consideration of the viability issues and in light the high quality sports and leisure facility that will be accessible to Brent residents at the same prices as Westminster residents the lack of affordable housing on-site will be acceptable provided there is an appropriately worded clause in the section 106 agreement to claw back any financial surplus that could be used to support the provision of affordable housing elsewhere in the Borough

It should make for an interesting discussion tomorrow night. The lobby/demonstration outside Brent Civic Centre is due to start at 6.30pm.

It may not be too late to apply to speak on the issue:  Contact: Joe Kwateng, Democratic Services Officer  020 8937 1354, Email: joe.kwateng@brent.gov.uk

Bus stop closed by redevelopment provokes fury in Willesden Green

Willesden Green residents are furious that a bus stop has been closed at the site of Willesden Green Library development, the centre of Willesden Green, leaving them with a long walk from the next alternative bus stop.

Local resident Martin Redstone wrote to the council officer who managed the development application:

I am writing to express my concern about the disppearance of the 52 bus stop outside the (Willesden Green Library) building site. The first I heard of it was when the bus intoned 'the next bus stop is closed' leading to the realisation that there is no bus stop between Sidmouth Parade and Hawthorn Road.

This is a distance of more than one kilometre.

Of course when we were debating the scheme to build 93 luxury flats on the  library, many people stated that they were concerned about disruption during the building works, these concerns were swept aside as were the concerns of local shoppers about the loss of their municipal car park.

Once again the needs of the local community (who actually live and work here) have been swept aside for the convenience of the developers constructing flats to be sold to foreign investors who are not concerned about the needs of local key workers and other nearby community members who rely on a a convenient public transport system.

The office replied that the complaint would be forwarded to the council's highways department but ultimately it was the responsibility of Transport for London. The officer was no longer working on the project.

Redston responded that the council did not care once the project had been steamrollered through and that residents had been treated with nothing but contempt throughout. He concluded, 'You don't have to live with the mess. We do.'

Another local resident, Mrs Mc said:

It is totally crazy.  Some buses do stop just before they turn up Staverton Road but others just drive past people trying to stop them.  It is a long walk up to the stop at Sidmouth parade if you are with children, shopping, elderly etc.  Why can't they just put a temporary one a few metres along Brondesbury Road avoiding the roadworks outside the site entrance.  There is no logical reason why they couldn't.

I went along to have a look for myself this afternoon. The bus stop that was resited for the building works was closed with instructions to passengers to walk to the next stop.  A few yards down the road a woman was waiting at the original bus shelter which now has no bus stop attached. The live destination boards were working and a 302 bus was indicated in one minute. I put my hand out to stop the bus but the driver ignored me. The bus sailed past only, infuriatingly, to stop at the red traffic light and disgorge passengers from the back door. The driver did not open the front doors for passsengers to board the bus.

This may seem trivial but for the elderly, infirm, pregnant and those with small children it is a major inconvenience and Brent Council and Transport for London need to sort it out quickly.

Labour campaigns on housing at scene of their 'No Common People' development crime

It seems rather inappropriate for Brent Labour Party to set up a stall this Saturday coming outside Sainsbury's in Willeasden Green to campaign over housing. They will be accompanied by Claude Moraes MEP and other candidates for the European elections.

Claude and his friends would do well to pop along the road to the building site which used to be the Willesden Green Library. Brent  Labour Council gave away the land to developers who are building luxury flats in exchange for a small cultural centre.

The agents marketing the flats in Singapore boasted in their advertising (in case foreign buyers should be tainted by the poor) that none of the flats were affordable housing or for key workers. LINK

Queensbury Campaign invites your caption competition entries

Brent Council leader Muhammed Butt in Willesden Green

Brent Council is carrying out a Week of Action in each ward where ward councillors and officers seek to engage with local residents about local issues.

Willesden Green has been on the receiving end of this initiative where local people are particularly sore at losing the Willesden Bookshop, the open space outside Willesden Green Library (which has just been demolished); the threatened loss to developers of the popular community hub pub, the Queensbury; luxury flats being constructed on council land that has been given to developers being marketed in Singapore with the guarantee that there are no affordable homes or key worker homes on the site; and the failure of  Brent Council to mount a  campaign against the forced academisation of Gladstone Park Primary School.

The Week of Action does not of course have anything to do with all this and neither is it a reaction to the recent launch of the Make Willesden Green election platform LINK where independent candidate for the 2014 council election, Alex Colas, has high-lighted the 'democratic deficit' in the area.

The Queensbury Campaign invites your caption for the above photograph. Post your entries for the caption competition as comments below or tweet to .@QueensburySOS

Wit appreciated and there is a meal for two as a prize.

Now this Party knows how to react to unaffordable luxury housing!

As luxury flats, marked to foreign residents and investors, go up across London, including here in Brent at Willesden Green Library and in nearby Barnet at West Hendon, renters are taking action as local people are priced out of the market:

Make Willesden Campaign hits the ground running

Willesden Green residents active in campaigns over the Willesden Green Library redevelopment, the Willesden Bookshop, Gladstone Park Primary School, council cuts and the Queensbury pub gathered together last night at the launch of the Make Willesden Green local election campaign.

Alex Colas, the candidate for MWG, spoke about how residents felt unrepresented and unsupported by local councillors and others talked of Willesden Green becoming a backwater as Wembley became the focus of the borough. There were fears that Willesden would lose its sense of community as the public realm was degraded and housing became unaffordable for ordinary  families. Recent developments were reducing the area to a dormitory.

Alex said that his campaign would be carrying forward values which had started with the library campaign but would look at the bigger and broader picture in order to influence the council. He said that it would be a local campaign but not a parochial one. The Coalition clearly had a major responsibility for the current situation but the campaign would not let the Council off the hook.  We must fight for a democratic, representative Council.

Alex's agent said that Labour were trying to distance itself from the present administration, which began with Ann John's library closures by choosing new, young candidates for 2014, but the policies remained the same. In Willesden Green, Cllr Lesley Jones, who was part of the Ann John regime, was standing again.

The Make Willesden Green campaign has people responsible for four main areas of policy: education, housing, public realm and local democracy and is welcoming policy ideas from supporters.  It was hoped that people would come forward as 'street reps' to further the campaign.

The Make Willesden Green blog is HERE   Twitter @AlexWG2014

Make Willesden Green launch tomorrow at Queensbury Deli

Alex Colas will be launching his independent Make Willesden Green campaign for the 2014 local election in Brent tomorrow. He will be standing in the Willesden Green ward and his launch is at the Queensbury Deli, 68 Walm Lane, Willesden Green (right out of the station and on the left hand side.

The meeting is from 6pm until 7pm.



This is  Alex's platform:

 Make Willesden Green is an independent, grassroots platform that aims to:

•    Make Willesden Green more Democratic: local residents have been poorly represented by local Councillors and mainstream parties. The demolition of  Willesden Green Library Centre serves as a perfect example of how Brent Council put profits before people, ignoring widespread local opposition whilst promoting interests other than those of our neighbourhood. Local democracy requires better representation and more participation. If elected as an independent Councillor, I won’t be under any Party’s whip and will fight incessantly for participatory democracy in our ward and beyond. 
•  Make Willesden Green more Equal: the absence of affordable housing among the 92 luxury flats that will be replacing the Library Centre is a slap in the face to our community. Instead of addressing the chronic housing shortage for ordinary residents, the Council is inviting wealthy investors to speculate in our neighbourhood. In education too, the Council has been complicit in the privatisation of our state-funded schools. Public housing, education and free healthcare are key to achieving a more equal and democratic society. If elected as a Councillor, I will fight relentlessly for a public NHS, for quality state-funded and democratically accountable schools, and for properly designed affordable housing near people’s workplaces. 
• Make Willesden Green Safe: a busy neighbourhood is a safer neighbourhood. We need to protect and create public spaces and amenities where all people (especially children and the less mobile) can walk, rest, play or cycle safely and comfortably. The Library Centre redevelopment has swallowed up the only breathing space we had on the High Street, while other open spaces (like the one opposite Kingsley Court on St Paul’s Avenue) are left derelict. I believe traffic-calming measures and a public realm that is friendly to children, cyclists and pedestrians will make for a safer, more vibrant Willesden Green. 
•   Make Willesden Green Thrive: we need to support independent retailers and businesses in our neighbourhood. A pub like the Queensbury, which serves the community (as well as food and drink); or a shop like the sorely-missed Willesden Bookshop are much more than simple commercial outlets. They act as community hubs, facilitating the interaction between diverse residents, offering valuable services and ultimately encouraging local people to spend on our High Street. They also create sustainable and meaningful employment for many local people. As a Councillor for Willesden Green I would campaign for policies that promote the use of our High Street and champion neighbourhood-oriented enterprises.   

Independent Alex makes grassroots bid for Willesden Green council seat

Willesden Green has had a battering from Brent's Labour Council over the last few years but as a result the community itself has become stronger uniting to try to save its bookshop, the Victorian Library and more recently the Queensbury pub. The much loved and respected Gladstone Park Primary School attracted a determined and imaginative parent campaign when it was faced with forced academisation by Michael Gove with the Council seeming to stand by and do little to help. 

Although some of the causes have been lost and others are yet to be won the legacy is that local residents want to see change. Local resident, parent and anti-cuts activist Alex Colas has decided to champion that change by mounting an independent campaign for the Council under the slogan Make Willesden Green.

He has issued the following invitation:

We will be launching  Make Willesden Green on Wednesday 23 October, from 6-7pm at the Queensbury Deli,  68 Walm Lane, NW2 4RA (the tube station end of the High Road). This will be an informal gathering where you can come to hear more about the campaign, as well as offering your support and ideas. The launch is open to all residents of Willesden Green and neighbouring wards, and children are very welcome.

 The 'Green'  in Make Willesden Green does not refer to the Green Party but to one of a series of demands as Alex explains on his blog: LINK

The ‘Make’ in Willesden Green is all about emphasising the participation of ordinary residents in the public life of our neighbourhood. There is plenty of community activity in Willesden Green – some of it political; other less so. But it tends to be ignored by Brent Council and by our elected officers.

Make Willesden Green was set up over the summer by residents who feel unrepresented by local Councillors and mainstream parties, and who want to redress this imbalance. Our  aim is to make connections between local campaigns like Save the Queensbury, Save Gladstone Park School or Keep Willesden Green, and give them an electoral voice at the Council elections next year. This electoral platform emerges directly from the energies and ideas expressed around these campaigns, but it does not claim their exclusive representation. Instead, Make Willesden Green seeks to continue highlighting the democratic deficit in our Borough by  putting issues of  democracy, equality, sustainability, the defence of public realm and public services at the centre of the electoral campaign.

I have worked closely with Alex on some of these campaigns and along with others in Brent Green Party I am sympathetic to his decision to stand as an independent grassroots councillor. Indeed he wrote a guest column for us in the current edition of our Willesden Green News.  We have yet to finalise our candidates for the local election and decide our strategy in each ward but obviously we will take into consideration our respect for Alex and the platform he represents in Willesden Green ward. For his part Alex says in his guest column:

The Greens are the only local party to have consistently supported grassroots campaigns for democracy in our neighbourhood.

We have a positive record of working with independent campaigns and individuals, as well as other parties, on specific issues such as the Welsh Harp or the recent racist lettings agency issue.

This is the column Alex wrote for Willesen Green News:

Boris's Housing Horror: The Video

There was consternation when I revealed that the new flats at Willesen Green Library were being marketed in Singapore with the unique selling point implying that they contain no riffraff because there were no affordable homes or key workers on site.

The redevelopment at West Hendon on the Welsh Harp includes tower blocks of luxury flats clearly aimed at the international market rather than Londoners.

Darren Johnsons's report BELOW set out how this is part of the London Mayor's policy. The video puts the message over succinctly.  How many more Brent developments will be aimed at overseas investors or buy-to-let landlords?

Another iconic Willesden Green building to go?

Electric House

Officers are recommending that the August 21st Brent Planning Committee should approve the demolition of the three storey locally listed Electric House in Willesden Lane, which is in a Conservation Area,  and its replacement by a 7 storey residential and retail development. The proposal follows on from the battle over the nearby Willesden Green Victorian Library and the current campaign over the future of the Queensbury pub.

The report states:

Council officers are of the opinion that the building does make a contribution towards the local streetscape although its design and appearance make it distinct from the surrounding built environment.

The Council's Urban Design Officer states: The building was Locally listed principally for its stylisticcontribution to local street scape character; in terms of plan form the building has difficult proportions with a very large open ground floor and relatively small floor plates higher up. This makes the reuse of the building very difficult and it is difficult to see what alternative contemporary use could be found that would be able to use the difficult spaces with and success or viability. It is always regrettable to lose a building in a conservation area but as Electric House would be very difficult to viably convert to other uses the Council needs to balance the Community benefits that a new multi-unit residential development may bring. Unfortunately buildings that are difficult to convert lie unused for many years and subsequently suffer from lack of maintenance.

The officers argue that to compensate for the loss any replacement building will have to be of ' the highest quality of design to ensure that it makes a positive contribution to the character of the conservation area'. This should be made a condition of planning approval.

The consultation on the plans received 20 objections among which were:

·

Loss of an existing local landmark building which contributes to the character of the Willesden Green

Conservation Area.

·

The proposed building in conjunction with other developments within the town centre will destroy the

character of Willesden Green

·

The proposed building reflects nothing of the architectural characteristics of the area.

·

The height of the proposed building would create a terracing effect on an important intersection resulting in

a more dense and darker streetscape.

·

The building is too large and imposing and out of scale with neighbouring buildings.

·

Broken roof lines are a feature of the area and will not be replicated with the proposed development.

·

Loss of light to habitable room windows on the neighbouring Sheil Court

·

Over-parking on surrounding streets and in car park at Sheil Court

·

Proposed development will exacerbate existing congestion problems.

·

The space could be better used as a public park.

·

If housing is to be built it should be terraced housing or a maximum of four storeys as people are happier

in such buildings.

·

Having balconies on the road side is misguided as the road is too noisy and dirty for prospective

residents to use and will instead be used as additional storage space which is unsightly.

·

The Planning and Conservation Areas Act 1990 requires that areas should retain their essential

character, whereas the planned development represents a radical change to the area and will annihilate

the current Conservation Area streetscape.

·

It fails the challenge to preserve areas of character whilst at the same time enabling higher density

development.

·

The existing building could be suitably converted for residential.

·

The proposed development will overshadow a wide number of neighbouring properties

Documentation  going before the Committee:

Document 1  LINK Document 2 LINK

Does this report REALLY tackle Brent's housing crisis?

Click on image to enlarge

A report going before the Brent Executive on Monday July 15th lays bare the extent of Brent's housing extent and how it has been exacerbated by the Coalition's changes to benefits.

The graph shows that Brent has been much more affected by landlords ending tenancies than our neighbouring boroughs. 47%of homeless acceptances in 2012-13 were homeless due to the ending of a private letting in the wake of the changes in the Local Housing Allowance. The private rented sector itself continues to grow with 31,784 households living in private rented accommodation in the 2011 Census, compared with 17,043 in 2001. The sector accounted for 28.8% of Brent households.

Unmet demand for housing assistance stands at 10,366 households. This excludes those on Band D who are assessed by the Council Allocations Scheme as having no housing need.

Current demand on the Housing Register, including the homeless in temporary accommodation and those on the Transfer list is just over 19,000 households. In contrast the Council expect to make just 844 lettings of permanent social housing tenancies by the end of 2013-14.


These are allocated thus:

Looking ahead the Report notes the pressures that will be experienced:

1. Local Housing Allowance changes will continue to impact and make it harder for the Council to procure private rented accommodation as landlords will be unwilling to 'engage with tenants in recipet of benefits'.
2. The changes in LHA payable to single people under 35, which limits payment to a single room in a shared house, will mean they will find it increasingly difficult to find accommodation in the private rented sector.
3. From 12th August 2013, over a five week period, the Overall Benefit Cap will limit the total amount of benefit payable to a non-working couple or a single parent to £500 per week, and £350 per week for a non-working single person. The OBC was expected to impact on 2,700 Brent households, but some have taken measures so as to be exempted and the DWP assesses the total as 2,267 now. The bulk of these are in temporary accommodation or the private rented sector.
4. The Bedroom Tax will reduce benefit for rent  for social housing tenants by 14% (average £17.50 pw) with one 'spare room; and 25% (average £32.66 pw) for those with two 'spare rooms'.
5. Many households will be making a minimum contribution of Council Tax for the first time when they are also faced with  financial pressure from other welfare reforms.
6. The DWP is predicting that approximately 40% of claimants currently receiving Disability Living Allowance will not qualify to receive the replacement Personal Independence Allowances. The report notes: 'these claimants will be a high priority for receiving support from the council to cope with changes in circumstances' as receipt of DLA by a member of a household previously exempted them from  the Overall Benefit Cap and Council Tax charge.

The consequences of all this, the report says, is that families are likely to live in over-crowded and poor quality accommodation in the borough rather than move out to cheaper and better quality accommodation outside Brent. 'Unscrupulous' landlords may take advantage of families affected by Welfare Reform by refusing to deal with disrepair issues, knowing that the families will be reluctant to report them for fear of losing their accommodation. Brent Council has therefore drafted a Private Housing Action Plan to deal with these issues.

The report confirms actions already approved by the council including:

1. The introduction of fixed term tenancies by the council with partner housing providers determining their own policies as long as they are 'broadly consistent with the council's priorities'.
2 To use Flexible Tenancies (fixed term tenancies at either social or affordable rent) on the same basis as approved for other social landlords.
3. Introductory or starter tenancies of 12 months will be used for all new tenants in concert with fixed-term tenancies as relevant, 'Five years normally but with shorter and/or longer periods for specified groups/circumstances'.
4. Changes in the Allocation Scheme which means the residence qualification is established through living in Brent at the time of application and continually throughout the last five years. (NB this is a tightening of the previous proposal of living in Brent for three of the last five years).
5. The definition of 'living in unsuitable accommodation', which gives priority under the Alllocation Scheme will be tightened so that 'households with only minor disrepair issues are not being given priority for rehousing'.
6. Households who are over crowded by 'just one room' should not automatically be given priority in the new scheme - each case will be considered 'on its individual merits;.

The Mutual Exchange scheme, originally aimed at providing an incentive to 'under-occupiers' to downsize as as a result of the bedroom tax, will be extended to cover for example those over retirement age who are not affected by the current benefit changes.

The maximum payment for someone wishing to downsize would be £1,000 plus assistance wit removal costs and access to a handyman service. Full payment would be made for a 'perfect fit' exchange and pro rata for others.

It does seem to me that while the Private Housing Action Plan to protect private rented tenants is welcome much of the report is really fiddling while Rome burns. Changing definitions and tenancy arrangements is not dealing with the underlying issue which is a shortage of social housing and the failure (cf Quintain Wembley Regeneration, Willesden Green Library development, Queensbury development, and the Bridge Park/Unisys development) to build truly affordable housing.

The full report can be found HERE

NO COMMON PEOPLE! Unique selling point for Willesden Green Library development

When we were campaigning against the Willesden Green library redevelopment we high-lighted that no affordable homes were to be built on the site once owned by Brent Council (ie our land). Brent Council argued that  Galliford Try/Linden Homes had to be sure of a profit in order to be able to build the Culltural Centre for zero cost to the Council so no affordable homes were included.

Now like a slap in the face for those on the Council's housing list, the estate agent advertising in Singapore has made the lack of affordable homes/key worker homes a selling point! Presumably this ensures prospective buyers have the 'right' sort of neighbours.

EXTRACT FROM PUBLICITY LINK

THE LIBRARY @ WILLESDEN GREEN, LONDON
PRICE FROM GBP350,000 (SGD6xxK)

Willesden Green is one of North London’s liveliest and most cosmopolitan areas, whose excellent Zone 2 Jubilee Line connections really set it apart.

The Library takes a prominent position on Willesden High Road, and sets new standards in contemporary accommodation for the area. This exciting scheme comprises four buildings, offering ninety-five highly specified 1 and 2 bedroom apartments, many with balconies or terraces. The development is gated and has underground parking for residents: always a bonus in London.

SELLING POINTS:
• Prominent position on Brondesbury Road and Willesden High Road
• Next door to the forthcoming Cultural Centre
• Within 3-minutes ride to Zone 2 London tube station or 5-minute walk
• Within walking distance to Queens Park
• Willesden High Street is thronged with shops, supermarkets (Sainsbury’s Supermarket is a few minutes’ walk from The Library), cafes and restaurants and is a few minutes’ walk from Brondesbury Park
• Excellent transport links – Zone 2 Jubilee Line with direct connections to key interchanges including Baker Street, Waterloo, London Bridge and Canary Wharf
• No key worker/affordable housing (my emphasis)
• High quality fixtures, fittings and finishes
• Fully fitted kitchen by Symphony with integrated appliances and granite worktops
• Estimated Selling Price: From £350k (SGD 6xxk)

UNIT MIX:
Milne Place (Block A)
1 Bedroom: 545 sqft – 626 sqft
2 Bedroom: 759 sqft – 1005 sqft

Lewis Court (Block B)
1 Bedroom: 546 sqft – 554 sqft
2 Bedroom: 614 sqft – 862 sqft

Developer: Linden Homes and Green Urban
Address: 95 Willesden High Road, London, NW10 (Zone 2 on Jubilee Line)
Tenure: 999-years
Estd Completion: Summer / Winter 2014; 4Q 2014
Site Area: 83,958.50 sqft

CALL SALES HOTLINE: + 65 90933158 TO REGISTER YOUR INTEREST☎

Council sells off more land for Bridge Park development - but no new secondary school

Stonebridge bus garage before conversion

Bridge Park Leisure Centre with Unisys House in background

Indicative scheme for the site

Tomorrow's Executive is to consider another council land sale financed development along similar lines to that at Willesden Green Library which provoked so much controversy. DETAILS

The Bridge Park Community Leisure Centre would be rebuilt as part of the scheme with some of its council owned land sold to the developer. A compulsory Purchase Order would be served on the car breakers that occupy part of the site. Bridge Park includes a number of business units and the separate Technology House office block is used by a children's nursery and a church.

The Centre was built on the site of the old Stonebridge bus station (I seem to remember trolley buses) and was partially a response to fears of disorder on the Stonebridge Estate in the wake of the 1985 riots.

Before land sale and compulsory purchase order

After land sale and CPO

The Unisys site is owned by General Mediterranean Holdings and they plan to build 512 dwellings and a hotel on their part of the site. The proposal differs from that for Willesden Green in that this involves a direct land sale rather than an agreement with a third party. Brent Council would procure its own architects and builders to build the new sports centre rather than developer such as Galliford Try.

The report states:

The Sale Agreement passes the risk of residential and commercial sales to the developer. So for example the council considered GMH carrying out the whole development on behalf of the council including building the sports centre. While this would remove the sports centre build cost risk to the council it would raise other issues. If the council for example set out its requirements for the sports centre and imposed an obligation to deliver the new sports centre in accordance with that specification then it would have tocomply with the European OJEU procurement rules and undertake a fully compliant and separate procurement process. This is despite the fact the landowner (GMH) has no intention of selling to a third party. A land sale avoids this protracted procurement process. The council would have to procure its own architects and build contractors but can do this effectively by using existing pre-OJEU procured frameworks.

It appears that the council has learned some lessons from the Willesden Green Library Centre development. However as with most schemes sold as 'gift horses' it is worth a closer look, particularly, as in the case of Willesden Green, the repercussions of occupying a smaller site as the result of the land sale.

The report says there is not need to specify the housing at this stage but somewhat ominously states:

  A minimum of 5% of all dwellings will be affordable but will be limited in order to fund the sports centre.

 In the Willesden Green development Galliford Try successfully persuaded the Council  that they would  not be able to build the Cultural Centre at zero cost to Brent Council if they had to build affordable housing.

Among the potential losers are the 37 business units in the Bridge Park complex. The Council  suggests they could be relocated in the commercial floor space proposed by GMH, relocate to other council owned space such as Harlesden Design Works or to 'other industrial spaces' in Park Royal. The current conference rooms in the Centre would not be replaced although the large function space would be, although a swimming pool could be installed instead as an option. It is noted that the latter would be a significant cost but would help secure the financial viability of the Centre.  The report notes that the proposed swimming pool on the site of Dexion House in Wembley 'shows no sign of being developed'.  In line with some of the schemes for school expansion a possible domed 5-a-side football pitch on the roof of the new sports centre is suggested.

There are no plans to replace the children's nursery although there is an option for a children's play area. The report merely says that it will 'look at further options to replace the nursery during the consultation process'. Remember the Willesden Bookshop...

Perhaps most importantly, in terms of the predicted shortage of secondary school places in Brent and the dearth of secondary schools south of the North Circular Road, a possible redevelopment involving an 8 form entry secondary school AND a shared sports centre on the site is rejected. This is because:

...there are currently no allocated funds to build a new school (c£18m), a new sports centre (c£9m) and additional flood storage (part of the site is in a identified flood zone) (c£1-2m)

512 new dwellings will of course add to the pressure on school places. It will be interesting to see how these proposals develop and are received by current users of the site. Certainly the Unisys site, empty and decaying for so long, needs to be utilised for something useful.

Ann John's cultural leadership to be immortalised (2nd edition)

Please note this was posted on April Fools' Day - apologies to anyone who suffered a heart attack or high blood pressure on first reading (that includes the fictitious Cllr Jimmy Ponderous!)

Artists's impression of the new cultural centre

In a surprise joint press release over the weekend Brent Council and Galliford Try have announced that the £10m cultural centre that will replace the Willesden Green Library, Willesden Bookshop, Library Centre Cinema, Cafe,  the Brent Museum, Brent Archives, Willesden Green Open Space and the Library Centre car park,  will be named after Cllr Ann John, OBE.

Cllr Jimmy Ponderous, (Newish Labour, Kensal Cemetery) who more modestly will have the suite of council offices named after him, said

Ann John, OBE came into office in 2010 with a vision to transform the cultural landscape of Brent. The closure of half the borough's library was the first step in a radical plan that will culminate this year in the rebuilding of the Willesden Green Library and the opening of the Wembley Library at the Civic Centre.

The Ann John Cultural Centre will be a fantastic addition to the cultural offer in Willesden and will include a Costas Coffee outlet and a Tesco Metro. Customers will be able to pick up their groceries along with their DVDs. The new Wembley Library will be a major attraction for football fans  and concert goers attending matches at Wembley Stadium or performances at the Arena.

These  twin beacons of hope and enterprise were only made possible by Ann's determination to fight the enemies of regeneration and promise who litter the cultural landscape of Brent with their special pleading, whining and outmoded attachment to old-fashioned 'cardboard and paper' books.

Willesden Green Redevelopment approved

After a 3 hour meeting Brent Planning Committee tonight approved the Galliford Try/Linden Homes (and some would add Brent Council) planning application for the building of 94 one and two bedroomed flats and a Cultural Centre on the site of Willesden Green Library and its car park. 7 members voted for the application, 2 against and 1 abstained.

Members of the public were given extra time to speak and made the objections that by now will be familiar to most readers about loss of public space, smaller overall library space (though this was disputed by the planners and architect), lack of parking space, housing density and height and the future of the Brent Archive.

Cllr Hunter and Cllr Lesley Jones spoke in favour of the redevelopment while Cllr Carol Shaw  opposed and presented a list of 9 issues that needed to be addressed.

A major new issue was the failure of the Council to produce the public register of interests and make it available for inspecting at the meeting. This should have been done under section 12 of Brent's Planning Code of Practice. Philip Grant has argued in an e-mail to Joe Kwateng that as the overall head of the Department which includes Planning and Development, Andy Donald (Director of Regenration and Major Projects), had signed the Development Agreement between Brent Council and Galliford Try. As a result, all of Brent's Planning Officers have an 'involvement' with Andy Donald and should have declared a prejudicial interest.

Chris Walker, head of Planning, said that the processes were kept separate. However the issue remains that the register should have been available for inspection and wasn't made available. This may have potential legal repercussions.

Another new factor was a contribution by Sainsbury's supermarket who expressed concern that the redevelopment with new facilities but with no parking, would put a strain on their car park. They suggested that the agreement with Brent Council should be amended so that they could control the on-street rate for parking in their currently free car park and thus control its use.

Cllr Jim Moher, who was a substitute on the committee, and provided significant ballast, indicated that the Council would consider this.

Galliford Try submit revised planning application to Council for Willesden Green Cultural Centre

Brent Council has issued the following press release:

A revised planning application to redevelop Willesden Library and replace it with a state of the art cultural centre was submitted last Wednesday (31 October).

The application, which was submitted by developer Galliford Try, details proposals to deliver a brand new library and cultural centre that will act as the main service delivery hub for the south of the borough.

The proposed revised design is a result of extended consultation with the local community which took place over August and September and includes the old Victorian library as part of the plans.

Brent has secured a self-financing scheme which involves working with developer partner, Galliford Try, to deliver the new cultural centre in return for developing homes on the remainder of the current site for market sale.

For the past few month residents have met with council officers and Galliford Try to revisit the original design and discuss alternative proposals for the new centre and its design.

In response to the recent extended period of consultation Brent has made several changes to the design, including;

• completely redesigning the scheme to include the old library
• increasing the size of the new library within the centre
• creating room for more study spaces and computers
• changing the brief for the building so that it could, potentially, include a bookshop.

The proposals for the centre also include a children's library,  IT provision, museum, community gallery, archive, archive store, three community spaces (which will provide an array of programmed creative events), café/ bookshop, multi faith contemplation room and high quality public spaces designed for markets and events.

Cllr George Crane Lead Member for Regeneration and Major Projects said: "Thank you to the many residents who got involved in consultation and gave up their time to help us develop plans for this new centre."

If the project gets the green light the council hopes to build on its close working with stakeholders to develop the building proposals including how it is may be used and managed.

 Link to Brent  Planning site: 12./2924 LINK   12/2925  LINK