There's more to Quintain's Wembley Stadium steps than meets the eye

There is rather more to the triumphant tweet by Quintain that yesterday announced the start on work to replace the Wembley Stadium pedway with steps.  Before Quintain was taken over by the American Lone Star company in 2015 LINK , the replacement of the pedway project was announced in 2007 as (para 3) 'One of the largest pieces of privately funded public spaces in the UK.'

By the time it got down to Planning Permission, Brent Council had agreed to use Community Infrastructure Levy money, paid by developers for infrastructure improvements, towards the costs of the new steps and other Olympic Way improvements.

 Iconic?

Brent Planning Officers waxed lyrical on the benefits:

To assist in achieving the vision for Wembley, a significant element in terms of place making is the provision of new and substantial steps to the stadium to replace the pedestrian way (‘pedway’) and works to the public realm between Wembley Park underground station and the National Stadium Wembley: Olympic Way. This will enhance the area, both from an aesthetic and functional requirement.

Olympic Way as a piece of public realm is showing its age. It does not present the type of quality considered consistent with the environment necessary for a world renowned iconic venue and the wider Wembley Park development. In the context of other pressing infrastructure needs and other Council revenue spending requirements, a response might be that a significant Council funding contribution 
towards these changes should be a low priority. Nevertheless, this would be a simplistic and does not take account of all factors, including limitations associated with funding streams generated from development.

CIL funding attained by the Council is specifically related to infrastructure and is not available to support Council general revenue spending. In addition this proposed change in public realm should be seen as part of a wider picture about what will be achieved in Wembley which will have far reaching positive impacts for Brent and its prospects.

As we argued at the time there are many improvements that need to be made to Brent's infrastructure that would benefit local people more. The aesthetic argument is weak and the functional one unpersuasive - are the steps really more functional (and safer) than the pedway?

But there was something else, Brent Council did a deal with Quintain as part of the scheme, whereby Quintain agreed NOT to build on the land next to Wembley Library/Civic Centre:

Cabinet were asked to:

Confirm or otherwise the contribution of up to £12.1 million +VAT towards Zone 
 C improvements, such contribution being contingent on Quintain: 

a.     Not pursuing development of site NW04 (see plan above) adjacent to the Civic Centre to the extent currently permitted in the parameters plans associated with outline planning permission 10/3032 


b.     Working with the Council to deliver a development that better complements the role and setting of the Civic Centre, in particular creating a significant new square outside the Civic Centre Library 


c.      Agreeing a business plan and agreement, between Quintain and the council, for the future sharing and reinvestment of the net income generated through assets on Olympic Way in Zones A, B and C. 


d.     Securing up to one third funding contribution from Wembley Stadium owners. 


So Quintain got the money partly because Brent Council did not want its building hemmed in by high rise flats.  Many councillors and staff were peeved about the high rise flats between them and the stadium., spoiling the view. 

The other part of the deal was that Brent would share in the income generated by shops, bars etc that would be built in the undercroft of the steps. Somehow or other it was thought that the steps themselves would make the estate more attractive to visitors and provide an economic bonus.

The plans hit a problem when it was announced that the owners of the Stadium were putting it on the market and it was not clear if the new owners would cough up their shares of the funds LINK  . Things were further complicated when Quintain attempted to sell off its estate LINK.

The steps were not ready as promised for Euro 2020 and did not get started but Quintain's press release promises that the steps will be ready in time for the deferred matches:

Quintain, the developer behind Wembley Park, has today started the final upgrade works to Olympic Way with the project to replace the pedestrian walkway (known as the ‘pedway’) with an iconic new entrance to the National Stadium. The centrepiece of these works is the Olympic Steps, which form the final stage of a wider package of upgrades to the length of Olympic Way. The steps will be operational in time for the Carabao Cup Final in 2021 and the UEFA Euro 2020 tournament, which will be held in June and July 2021 and hosted at Wembley Stadium.

Such speed, in the face of possible future Covid19 second and even third wave, seems optimistic, particularly when you factor in the previously published schedule of works:

The delivery of the project can be split into three main construction phases:

•       Phase 1 – Site Preparation and Substructure Works; 


•       Phase 2 – Pedway Demolition and Construction of Steps; 


•       Phase 3 – Landscaping and Fit Out. 


.        6.62  Phase 1 - The initial work activity will focus on clearing the site below and around the Pedway of those utilities and other items that will obstruct the Pedway demolition and subsequent staircase construction. As areas become clear, works to the foundations and substructure of the steps will commence.

•       6.63  The foundations to the steps will be constructed in and around the existing Pedway structure in advance of its demolition. Therefore, there will be a need to utilise small/specialist plant, such as restricted access piling rigs that will be able to access the low headroom areas beneath the existing Pedway to construct the piles. 


•       6.64  Phase 2 - This phase will commence within an agreed window of time to minimise the impact to WNSL. The first stage of demolition will focus on removing the Pedway structure from the area of the new staircase construction. Once this is removed, the demolition will focus on removing the remainder of the Pedway (as it runs across Engineers Way towards Olympic Way and Wembley Park station north of the Stadium). A road closure of Engineers Way will be required whilst the Pedway is removed across the carriageway area (details as to the number and timeframes required for the road closures are not yet available but will be agreed, at the proper time, with the Council). 


•       6.65  The construction of the staircase is anticipated to be a combination of pre-cast and cast in- situ concrete. It is anticipated that the bridge podium section that will connect to the Stadium will be cast in-situ and the staircase will be formed from precast structural elements. The staircase is of a modular construction and will follow a step by step process that will be prescribed by the designer and supplier. Throughout this phase of heavy lifting it may be necessary to have lane closure on Engineers Way to facilitate easy delivery and unloading of the precast elements. Pedestrian management will be a key feature of this phase to maintain safety exclusion zones around the works. 


•       6.66  Phase 3 - The fit out of the staircase undercroft will commence as soon as all overhead working is complete and it is safe to do so. The final landscaping will be constructed during the WNSL events season. Ahead of this phase there will be agreed processes and access routes to limit the level of non-working and disrupted time (as has been managed through the delivery of the Olympic Way Zone A works). 


•       6.67  The construction of the landscaping and public realm works will be undertaken in two sections that will run concurrently: Olympic Way (from the boundary of the Zone A works) to Engineers Way and the Olympic Steps area comprising land south of Engineers Way to the Stadium. 


Back in 2018 Wembley Matters considered how much disruption would be caused by the works LINK

There is more to the Olympic Way improvements that just the steps, although Brent's Infrastructure Delivery Plan for 2020-2014 only refers to the step,s a total of £40m is to to be spent  with a funding gap of £17m ,

There is of course another major project that has been delayed and for which no start or completion date has been confirmed.  That is the reconnection of North End Road to Bridge Road. The plan was regarded as  important to allow buses to avoid the stadium on event days and to make up for the loss of the road that currently runs beneath the pedway. Earlier plans appeared to envisage the removal of the ramp down to Olympic Way from Bridge Road but this illustration appears retains them. The Michaela School would now be on a through road rather than the present pedestrianised section. New high rise buildings are planned for the site presently occupied by the College of North West London and the Wembley Retail Park and temporary theatre on the former TV studio site.

The North End Road connection

 It is not clear from the documentation whether the £40m includes these plans. I wrote on July 1st 2019:

The works to reconnect North End Road, Wembley with Bridge Road (presently connected by steps and a ramp) were due to start today but Brent Council informs Wembley Matters that they have been postponed but are still due to be finished for January 2020.

In May Brent Council announced on its 'Current Wembley Regeneration Projects' page LINK:

The council will soon start work on connecting North End Road to Bridge Road. This will benefit existing residents by providing an alternative route across Wembley Park to access the North Circular Road, improving the traffic flow in the area. This route will not be affected by event day closures, enabling an available vehicular route at all times - particularly useful for residents of North End Road, who are impacted by the road closures on event days, and bus users.

The contractor delivering the works

VolkerLaser is undertaking the works at North End Road on behalf of Brent Council.

A VolkerLaser team will be on site from June 2019 to start the works, and the project is expected to be completed by early 2020. During this time, the team will endeavour to undertake the works with as minimal disruption to local residents and businesses as possible.

VolkerLaser is part of VolkerWessels UK and are one of the UK’s leading multi-functional contractors. They have a proven track record of success within the highway sector, completing some award-winning civil engineering projects across the last 25 years.

The original timetable published on  24.6.19 in the Brent Council 'Works Bulletin' listed works on Bridge Road for reconnection starting on May 20th 2019 and finishing on June 30th 2019, lasting 42 days. Associated works for reconnection at North End Road, including the road closure, were to last for 222 days from May 13th 2019 to 20th December 2019.  Clearly Brent Public Realm Scrutiny Committee will want some explanation for the delay and completion for January 2020 looks a real challenge.

There was some fumbling around on the site  but certainly nothing substantial and no completion in January 2020.

I wonder if the Public Realm Scrutiny Commitee could investigate?

Now the government hands Quintain £76m loan

Housing Minister Alok Sharma and Quintain's Head of Communications Harriet Park

 Hard on the heels of Brent Council's decision LINK to spend £17.6m of Community Infrastructure Levy (CIL) on public realm infrastructure in the Quintain development comes news that the UK government is to loan Quintain £76m to provide infrastructure for its Wembley development.

Quintain, owned by Dallas based private equity company Lone Star LINK seems to be doing quite well from both local and national government.

Announcing the loan, housing minister Alok Sharma said: “Developments like Wembley Park are a great example of…boosting the choice and quality of homes on the market.” Sharma also promised to relax planning regulations to allow more such schemes.
 
Quintain Chief Executive Angus Dodd, said: “This £65m government loan will be match funded by Quintain to provide a £130m infrastructure investment into Wembley Park to deliver new car and coach parking, an energy centre and the first phase of the new seven-acre public park. Not only will this funding allow these critical elements to be brought forward, it will also support the more rapid delivery of new homes.”

The new homes in question are 7,600 new flats of which 6,800 will be for private rent. It is the UK's biggest development of homes built specifically for private rent. These homes will not be affordable for Wembley residents earning the average local income.

Bennett: What got us into 'this mess' is the fraud, errors and mismanagement of the corrupt and still out-of-control financial sector

Summary of Green Party reactions to the Autumn Statement

·         Caroline Lucas MP on Tax avoidance announcement: ‘This is a small step in right direction - but we urgently need full tax transparency’ 
·         Green Party Leader Natalie Bennett: Problems with Autumn Statement start at foundations - deficit cannot be blamed on government spending and welfare 
·         Lucas on cold homes: No excuse left for the Government’s killer complacency on the cold homes 
·         Lucas on Fracking sovereign wealth fund: ‘It’s a cynical gimmick. The best thing for the economy and the environment is super energy efficiency, properly insulated homes and investment  in renewables,’
·         Lucas on Austerity: ‘The people did not cause the financial crash and they should not be punished for it. It’s time to expose the lie is that there is no alternative to austerity’ 

THE Government has shown what is akin to ‘killer complacency’ on cold homes in its Autumn Statement, Caroline Lucas MP has said.

While she welcomed some announcements, she said the Government’s energy policies had been ‘defined by chaos and contradictions’.

There was no excuse left for the Government’s killer complacency on the cold homes she said.

Lucas, Co-Chair of the All-Party Fuel Poverty and Energy Efficiency Group, slammed news that none of the Treasury’s planned £100 billion investment in infrastructure over the next Parliament would be allocated to measures to tackle fuel poverty, noting that allocating just two per cent of the Government’s current annual £45 billion infrastructure budget to housing retrofit would allow half a million low income homes to be made highly energy efficient every year.

The Government had displayed ‘wilful ignorance of the overwhelming fiscal, human and environmental benefits of energy efficiency* and the consequences for families and the NHS are plain to see’, she said.

She added:

“People are freezing in their homes, and it’s preventable. Cold homes cost lives and cost our NHS – to the tune of well over £1bn a year. The UK’s woefully draughty and energy-inefficient housing stock is an urgentinfrastructure priority. It makes no economic sense to ignore, but it’s exactly what the Government is doing. The Government has grossly failed the public today.

“A nationwide super energy-efficiency drive would lower household energy bills,hugely contribute to job creation and the economy, as well as being essential for carbon targets. It’s a win-win – the Government’s continued inaction flies in the face of all common sense.”

Meanwhile, responding to the Statement, Leader of The Green Party of England and Wales, Natalie Bennett, said:

 "The many problems with this Autumn Statement start with its foundations. Osborne is continuing the demonstrably false claim that our deficit problems can be blamed on government spending and welfare.

"But what got us into 'this mess' is the fraud, errors and mismanagement of the corrupt and still out-of-control financial sector.

"But to admit that would require George Osborne to explain why after more than four years in government he has not delivered the urgent action needed is to tackle the still out-of-control sector, the still too-big-to-fail banks and its hulking dominance of our imbalanced economy that sucks capital and skilled people into the City and away from places where they could be helping to improve the wellbeing of all."

On the Government’s flood defence announcement, Lucas said:

“Families have been devastated by flooding and investment in proper flood protection is critical. But the Government is offering a disingenuous, feel-good fix – dig just a little, and it’s perfectly clear that this spending falls far short of what’s actually necessary to protect homes and businesses from increased flood risk due to climate change. We also need prevention – we need concrete action and investment to tackle the roots of the issue, including climate change. This is just another example of the Government’s persistent failure to climate-proof the flooding budget.” 

Tax avoidance
Lucas said: 

 “The extent of tax avoidance, tax evasion and unpaid tax in the UK economy is staggering. The Government’s apathetic policies on corporate tax avoidance have smacked of elitist double standards. Corporate tax dodgers are allowed to get away with not paying their fair share in society, while workers and small businesses are left paying the price. Today’s announcement is a small step in right direction, but if we’re serious about stamping out tax avoidance, then we urgently need full tax transparency.”

Small business

The Leader of The Green Party of England and Wales, Natalie Bennett, said:

 "Measures to help small business are in principle welcome. Another way in which we desperately need to rebalance our economy is away from the tax-dodging, low-paying multinationals back towards strong local economies built around small businesses and cooperatives.

"But the plaster of business rate relief won't heal the gaping wound caused by parasitical multinationals. We need to make the multinationals not only pay their taxes - and it is good to see rhetoric on this, although past experience says the detail of action will need careful examination - but also pay their staff decently and give them stable, secure jobs. And we need to stop big business stamping all over small business suppliers with unacceptable payment terms, and ensure their operations obey the law." 

Lucas welcomed the Chancellor’s acknowledgement that the business rates system wasn’t working but said that whilst a review is welcome news, we also need swift, positive action now.
She said:

 “We need policies with teeth - bold plans that deliver real change for small businesses on the ground.  The vast majority of businesses in my constituency are small or micro-level, and they’re are the backbone of our local economy. As well as forming part of community life, they provide valuable services and jobs. The business owners I meet in Brighton Pavilion tell me they’re struggling with business rates. This Government says it’s pro small business, so that needs to be reflected in its policies.

“We need the local business rates relief to be expanded to benefit more small businesses, who are being crippled by high rents and high rates. The Government has dragged its feet on this for years– and a review is welcome. But Brighton’s businesses need action, now.” 

Fracking

Lucas said: 

‘The Fracking sovereign wealth fund is a cynical gimmick. The best thing for the economy and the environment is super energy efficiency, properly insulated homes and investment in renewables.’

South Kilburn regeneration amounts to social cleansing, claim residents and tenants

Developer's perspective & that of residents at odds

A head of steam is building up o the South Kilburn Estate about what residents and tenants see as the 'social cleansing' involved  in the Estate's regeneration.

The motion below was passed at a recent meeting of the Alpha, Gorefield and Canterbury Tenants' and Residents' Association.

We’ve had enough!

Motion to the AGM of Alpha, Gorefield & Canterbury TRA

This meeting notes that regeneration was sold to residents of South Kilburn on the basis that it would provide improved housing and living conditions for all existing residents.

In fact: 

* There are fewer dwellings at social rent than there were before regeneration;

* Some of the new flats are smaller than those they replaced;

* The new flats have been let at higher rents than was the case. 

Rather:

* Flats are being sold and rented at prices which existing South Kilburn tenants have no chance of affording;

* Luxury flats are being advertised on the Far Eastern market, clearly as an investment, rather than social housing;

* Locked gardens are being created, even though they replace what was common green space. 

This all amounts to a “social cleansing” of South Kilburn, with many residents forced to move to other areas. 

Brent Officers recommend Veolia gets multi-million pound Public Realm contract

Usually well informed Brent Council sources say the the Brent Council Executive on October 14th will be recommended by officers to award the new multi-million Public Realm contract to the controversial French multi-national Veolia.

The contract covers waste collection, recycling, street sweeping, parks maintenance, cemeteries maintenance and grounds maintenance for Brent Housing Partnership estates.

The Bin Veolia in Brent Campaign has called on the Council to exclude Veolia from the lucrative contract on the grounds of its grave misconduct. The allegations relate to Veolia's operations in the occupied territories of Palestine where it helps maintain the infrastructure for illegal Israeli settlements on stolen Palestinian land.

Bin Veolia in Brent argue that Brnt council tax payers' money should not be used to enrich a company involved in the undermining of Palestinian human rights. Brent Council, representing a diverse population and committed to social justice, should ensure that it only awards contracts to ethical companies - just as pension fund investments are subject to an ethical test..

The Bin Veolia campaign's argument was backed by the General Committees of both the Brent Central and Hampstead and Kilburn Labour Parties, many individual Labour, Liberal Democrat and Green party members as well as Brent Trade Union Council and Brent members of Jews for Justice for Palestinians.

More than 2,000 people signed a petition calling for the exclusion of Veolia from the contract. There were speakers supporting exclusion at many of the last round of Brent Connects forums. Their comments were referred to Cllr Roxanne Mashari but the petition was referred to Fiona Ledden, head of legal and procurement and no response has been forthcoming.

Throughout the process Bin Veolia in Brent and Brent Palestine Solidarity Campaign have published their legal advice on the issue. For their part Brent Council officers have been obstructive and despite Freedom of Information requests have refused to publish the  legal advice  they have obtained.  This made it impossible for the campaigns to answer legal points taken on board by the council. It is likely that the council's failure to be transparent and answer genuine questions from residents could be grounds for a judicial review.

An attempt by Liberal Democrat councillors to raise the issue at a full council meeting was ruled out of order on the advice of officers.

A spokesperson for the Bin Veolia in Brent campaign said:

If the sources are correct then Brent councillors on the Executive need to seriously consider rejecting the officers' recommendation. The Council only recently awarded the Freedom of Brent to Nelson Mandela, a man who said he could never be free until the Palestinians are free. Back in the 80s the Labour Brent Council was in the forefront of the struggle against apartheid in South Africa and despite officer advice at the time did take a stand against awarding IT contracts to firms operating in South Africa.

Brent Labour Council should stand up for the freedom of Palestinians, not give our money to a company that helps oppress them.

The agenda for the Brent Executive will not be available on the council website until the weekend.