Willesden Green redevelopment - what do you think?

Willesden Old Library - scheduled for demolition

 Following my posting on the proposed Willesden Green redevelopment several people have asked me what the new building will look like and what type of housing is proposed.  The answer is that we don't know as Brent Council has 'cascaded' these matters to the developer Galliford Try. The very tight timetable that envisages work starting in September has the planning application down for April 2012 and consultation obviously has to take place before then.

People have also asked what the Cultural Centre will contain. Again there is little detail but the Equality Impact Assessment LINK states:

At a minimum the new cultural centre will incorporate a library, extensive study space, IT provision, customer contact centre, museum, archive, archive store, entrance foyer, three creative cluster spaces (which will facilitate an array of programmed creative events), café, conference room, office space, staff toilet & shower, public toilets, data centre, hygiene areas, multi faith contemplation room, delivery and distribution area, public realm and a maximum of 8 designated car parking spaces.

Following the recent High Court action there is a long section of the report devoted to the Equalities duties of councillors. The initial Impact Assessment Completion Form is brief LINK but there is documentation in the Appendices LINK

There is a useful but not very legible mapping of  Willesden Green library users HERE

Talking to local residents at the Library yesterday another issue that came up several times was 'Why are we doing away with a comparatively new building?'

Several arguments are contained in the report going before the Executive.

• The building has failed to realise its potential as a truly local cultural destination and is 'essentially not fit for purpose'.
• Areas within the existing buiulding feel unsafe an this intesifies at night when small, dark areas attrract vandalism and anti social behaviour. This discourages 'people from Brent's diverse communities to explore or congregate wihin the WGLC especially after dark'.
• The site is a second tier building (in the jargon 'major customer facing offering') in the south which would complement the new Civic Centre in the north. This recognises that 'a large proportion of our high need customers reside in the south'.
• The physical condition of the WGLC is extremely poor and repairs would require an initial investment of £657,000.
• The redevelopment hs the potential to act as a catalyst for wider regeneration of the area

The report makes it clear that the project can only go ahead if it is self-financing, delivered at zero net capital costs to the Council and that the Council retains the freehold of the new Cultural Centre.

Some residents argued yesterday that the building had been deliberately run down and that there had been a failure of leadership in running it with enthusiasm, imagination and flair. They pointed to the recent success of an arts project in the old cafe area. Theye were against developemnt and instead wanted new management and marketing strategy.

Opinions were also expressed that the project handed too much power over to the developer and questions over whether the Council could be both a de facto partner of the developer and also make an independent decision on the developer's planning application.

A major issue that arose was the loss of study space with students scoffing at the inadequacy of the alternative provision offered in the report. Brent SOS Libraries are expected to continue to push for the reopening of the Cricklewood and Kensal Rise libraries at least during the rebuilding phase to provide study and lending facilities, although that option is rejected in the report.

Some passers-by and long-term residents were aghast when they realised that the locally listed old library building would be demolished in the new development and there was anger when it was realised that the Willesden Bookshop would go.Locally listed building don't have legal protection but existing Brent Council policy (LINK) states:

BE24 LOCALLY LISTED BUILDINGS

The special character of buildings on the local list will be protected and enhanced. Proposals for the demolition or unsympathetic alteration of locally listed buildings (including parts of buildings) will be discouraged unless alternative use of the building is unviable or the planning benefits for the community substantially outweigh the loss resulting from demolition.

Presumably the Council will be arguing the latter case although how that stands against the preservation of the facade of the nearby Spotted Dog is a matter for conjecture. There's some interesting historical background on the area, including the library and the Spotted Dog, HERE

I would welcome comments on the issues raised by the redevelopment proposals.

Winners and Losers in Willesden Green Library Redevelopment

The report (LINK) on the Willesden Green Library Redevelopment to go before the Brent Executive on Monday January 16th recommends that the contract for a new cultural centre be awarded to Galliford Try PLC. The contract includes the acquisition of additional land in the adjacent area  In return for the design and build of the cultural centre on land where the council will retain the freehold (Council Works Land) , the developer will be granted the right to develop residential units for market sale, associated public realm and car parking on the remainder of the land (Developer Works Land)  with the freehold transferred to them on a 'drip feed' basis. This will make the project 'cost neutral' the Council claim.

The report makes it clear that  neither of the existing tenants of the Willesden Green Centre, Willesden Bookshop and Brent Irish Advisory Service will be offered financial assistance following termination and states that neither will be offered space within the new cultural centre. The Council will offer 'assistance to both organisations to try and secure alternative premises within the borough'. They make the same offer to Brent Artist Resource which occupy spaces at the Willesden Green Library Centre on a service level agreement.

The report rejects what they call 'a suggestion by a very small number of members of the public supporting the continued use of the Kensal Rise and Cricklewood (library) sites' as alternate library or study sites during the redevelopment period. They say the sites are not suitable because the need would not occur until July 2012 by which time if the Council continues to be successful against legal challenges they will be administered by All Souls College and not the Council -'as owners, trustees or otherwise' ; they would be expensive to maintain and heat;  additional staff would be needed; and because the locations do not meet the needs of of the borough's residents.

During the rebuilding a temporary library will be provided in the Grange Road offices, this would have a reduced stock but 'further premises are being investigated in the Willesden area'. In terms of study facilities 10 PCs and ten spaces will be provided at Grange Road, 20 extra spaces at Kilburn librray, and 5 extra each at the Town Hall and Ealing Road. They propose to reach at agreement with Job Centre Plus in Harlesden for the provision of a replacement Customer Contact Centre.

Phase Plan

The Appendix above shows the extent of the redevelopment and acquisition of land. 1. Cultural Centre Phase 1, 2. Residential Phase 1, 3 Residential Phase 2, 4 Chambers Lane site. PDF HERE

Galliford Try PLC will undertake a consultation LINK which will start within the Council immediately after the January Executive.  In their Community Engagement Strategy Galliford state that working with communities comes as 'second nature' to them but go on:

That said it would be wrong to assume that simply by virtue of our approach, the development will be well received. Once built, it is likely that the new cultural centre will be welcomed and appreciated, but along the way existing buildings are to be redeveloped. one locally listed and another having been built only relatively recently; a high profile community group, the Brent Irish Advisory Service, is to be displaced; and new homes are to be built on scarce parking spaces - all potentially sensitive issues.

Not to mention the loss of the Willesden Bookshop....

I am now off to join campaigners who are at this moment publicising these issues outside Willesden Green Library.