Harlesden Library closed for 6 months for refurbishment

 From Brent Libraries

Harlesden Library will be closed for refurbishment between 29 August 2022 and February 2023.

Reserve and collect, essential PC use and printing will be available at a library contact point in The Designworks, Harlesden, NW10 4HT from Monday 12th September.  

We will also have a small collection of children and adult stock available to borrow. All other libraries will be open as usual.

Any Harlesden Library items you have on loan can be returned to any other library in Brent. For any further information please check our library web pages, email: libraries@brent.gov.uk or telephone 0208 937 3400.

St Raphael's Estate Ballot delayed until next year

The news of the ballot delay was announced in a Brent Council press release yesterday.  I would be interested in further details of the first phase which the release says will be on open space and can proceed without a ballot.

PRESS RELEASE

Work is well underway to develop the two options for the future of St Raph’s estate. Despite the huge challenges of Covid-19, residents have been working, virtually, on what infill and redevelopment options might look like ahead of the proposed ballot next year.

 

Given the uncertainties and possible changes to local Covid restrictions, the Residents Board has agreed that the ballot should take place next year, instead of this Autumn as originally planned. We’re hopeful that this will enable face-to-face conversations to resume, ensuring each household has the chance to fully understand what both options would mean for them.  

  

In the meantime, the design team will begin work with the community to create detailed designs for the first phase of development. The designs will follow the Community Design Code and will show what new homes could look like, although it won’t be finalised until after the ballot.

 

The location of the first phase is open space to the south of the estate. It does not involve demolishing any homes and can proceed whatever the outcome of next year’s ballot.

  

The costs for delivering both infill and redevelopment were also recently carefully reviewed by Brent Council. Both remain affordable but will continue to be monitored, in light of the pandemic.

 

Cllr Eleanor Southwood, Brent’s Cabinet Member for Housing and Welfare Reform, said:

 

We’re absolutely committed to delivering what residents want for the future of St Raph’s. Coronavirus has shone a light on the number of households in the borough living in overcrowded homes or temporary accommodation, without access to their own private outdoor space or good quality parks. To make matters worse, many private renters face crippling rents combined with the risk of eviction. It’s vital that we work together with the community to create these much needed new, affordable homes for local people sooner rather than later.

 

An upcoming virtual exhibition will give residents an opportunity to see each masterplan option for the first time, and to give their feedback. The exhibition will be online for four weeks, from Friday 23 October 2020 until Saturday 28 November 2020.

 

The council is sending an update to all households on the estate this week. Residents can also get answers to any questions by emailing straphs@brent.gov.uk

 

Residents are also invited to join weekly virtual drop ins, hosted by Brent Council, independent advisor PPCR and resident board St Raphael’s Voice. Find out the dates, times and joining instructions

St Raphael's Estate: a recent meeting and upcoming exhibition

I wrote recently about the competition between two groups to win the hearts and minds of people on the St Raphael's Estate where residents are faced with choosing between refurbishment and in-filling on the estate or complete demolition and rebuild financed by the development of private housing on the estate.

St Raphael's Estate Community organised a public meeting attend by more than 60 residents on February 25th which was attended by ASH (Architects for Social Housing) as well as by some leading members of St Raphael's Voice.  St Raphael's Voice claim on Twitter to be the represenative voice:

St Raphaels Voice - The Representative Residents/Tenants/Stakeholders Board for St Raphaels Estate are officially on Twitter - Please ignore all other fake accounts

Further details on the Brent Council website HERE 

St Raphael's Estate Community also on Twitter state:

Ordinary Peoples Rights THE RESIDENCE OF ST RAPHAELS WANT TO KEEP THEIR HOMES, NO TO REDEVELOPMENT/REGENERATION. YES TO REFURBISHMENT With Infills

 Their website is HERE

Inevitably I understand there was some disagreement between the two groups at the meeting.

ASH have published a full account of the meeting with slides from their presentation on their website HERE along with the two videos below. The first is the main presentation and the second an account by Pete Firmin on the experience of residents on the South Kilburn Estate of 15 years of redevelopment/regeneration with another 15 to go.

St Raphael's Voice are advertising two public exhibitions of design alternatives for the estate:

Today Brent Council issued this press release about the exhibition:

The St Raphael’s community will get their first glimpse of what their future estate could look like at two public exhibitions in early March.

The exhibitions, taking place on Saturday 7 March between 12-4pm at St Patrick’s Church, and Tuesday 10 March between 5-8pm at Henderson House, will be a chance for residents to have a first look at the initial designs for infill development and redevelopment – the two approaches being considered to improve St Raphael’s for existing residents while providing much needed new affordable housing.

Earlier this winter, residents attended 11 co-design workshops that saw them explore how each approach could best benefit the existing community. Karakusevic Carson Architects, who residents appointed as their chosen architect in July 2019, then used the community’s ideas to create the initial designs.

Councillor Eleanor Southwood, Brent’s Cabinet Member for Housing and Welfare Reform, said: “For the last year we’ve been working closely with residents and community groups as they have created plans for how their estate could look and feel in the future. It’s vitally important that the community continues to lead the design process, so I encourage everyone living locally to tell us what they think and their preferred design option.”

Chair of the estate’s resident board St Raphael’s Voice, Asif Zamir, said: “The public exhibition is a significant milestone for all residents; I’m excited to see the community turn out and to have some thought provoking conversations on the possibilities, and their aspirations, for the future of our estate. We will continue to empower residents to lead the way forward together, so that we can get the best outcome for everyone whichever option is preferred.”

Following the exhibitions, the community’s preferred initial designs will be tested to ensure they meet planning guidelines and are affordable. Later this year eligible residents will choose their preferred vision for the future of St Raphael’s.

Winning hearts and minds on St Raph's

Two groups are active on social media with differing views on the current consultation taking place over the future of St Raphael's Estate.  Brent Council has put forward two possibilities - refurbishment with infill or demolition with the new blocks financed by private development on the same site.  South Kilburn has come into the equation both as a positive exemplar and a negative one.

From St Raphael's Estate Community

www.architectsforsocialhousing.co.uk

From St Raphael's Voice

https://www.brent.gov.uk/your-community/st-raphaels-estate/

Comments are welcome but please focus on the issues not the people involved.

'Old St Raphs' to be excluded from redevelopment/refurbishment plans going to Brent Cabinet

Brent Council Press Release (unedited)

Recommendations for which parts of St Raphael’s should be included in proposals to improve the area, and create more much-needed affordable council housing, will be put to cabinet by Brent Council on Monday 9 December.

The council is considering two approaches, infill development and redevelopment, for the future of the estate, which straddles Neasden and Stonebridge.

Since November 2018, the council has been working with residents to create community-led masterplans for each approach while undertaking a detailed study of the design and financial considerations around the proposals.  

Following this work, the council is recommending that only the area known locally as ‘St Raphael’s Estate’ be included within the future masterplans, and that the area known locally as the ‘Old Estate’ is removed from the masterplanning exercise.

The council is also recommending that a local lettings plan be established once infill or redevelopment has taken place, to help the council tenants most in need living across St Raphael’s to benefit from the opportunities created.

Carolyn Downs, Brent Council’s Chief Executive said: 

"We’re committed to making sure, alongside residents, we develop the best possible options for the future St Raph’s. Our recommendations to cabinet are the result of detailed work from industry experts and nearly a year of feedback from residents, and conversations with more than 50% of households on the estate. We look forward to continuing to work together with residents, local businesses and community groups to develop the masterplans for both infill and redevelopment.” 

The council has written to all households on the estate to share its recommendations, and to answer frequently asked questions.

A series of drop in sessions for residents on the estate will also be held over the next two weeks at Henderson House, Henderson Close:

• Tuesday 3 December – Friday 6 December (9.30am – 12.30pm and 2 - 5pm)
• Monday 9 December  - Thursday 12 December (9.30am – 12.30pm and 2 - 5pm)

Comments from residents on this news welcome.

Apply by January 25th for funds to create or refurbish local pocket parks

 

Wooden sculptures in Tubbs Road Pocket Park

The government, through the Ministry of Housing, Communities & Local Government,  is inviting applications from community groups interested in establishing a new pocket park or refurbishing an existing one. The government has unfortunately given a very tight deadline of 5pm on Friday 25 January for applications but, if you would like to make one, please visit the government’s website for full details and an application form. LINK

From the Prospectus:

What is Pocket Parks Plus?

The scheme provides grants to community-led bodies working in partnership with their local authority with the aim of creating new pocket parks or bringing existing green spaces up to a safe, usable standard and ensuring long-term support for those initiatives. 

For the purposes of this scheme we will define a pocket park as a piece of land of up to 0.4 hectares (although many are around 0.02 hectares, the size of a tennis court) which may already be under grass, but which is unused, undeveloped or derelict.

Why is this support available?

Building safer, stronger communities and creating places which are ‘owned’ and valued by everyone within local communities are key to the aims of the Ministry of Housing, Communities and Local Government. 

We know that communities value the green spaces around them and their positive impact on social well-being and physical and mental health is well documented. This programme will focus on providing spaces that are tailored to address the needs of a local area. Providing spaces where people can enhance their wellbeing, have access to healthy exercise, meet other people and find companionship are vital in addressing issues such as increasing health costs, loneliness and division within local communities. Parks and green spaces provide a wealth of opportunities to get closer to nature, meet up with friends, play, take physical exercise, walk the dog or even just have some quiet time in the fresh air with a cup of coffee from their local high street. They could also be used to hold community events such as street parties or music events which support local retailers. 

Parks can also contribute to wider government outcomes, including delivering a quality natural environment and increasing opportunities for people to overcome isolation and engage with their communities. 

To help achieve these aims we will prioritise our support to communities who can provide evidence of local needs that can be addressed through the creation or refurbishment of a green space.

Pocket parks – locally identified, smaller areas of green space ultra-local to where people live and work – can provide those wellbeing opportunities, as well as helping to improve community integration, community pride and social action, especially where communities are involved in the upkeep and development decisions of the park. 

In this scheme we will consider projects for refurbishment of a park or part of a park where this will bring those currently in a state of disrepair back into public use for the long-term and provide a safe accessible place for people in the local community to use. This could include improving access for those with limited mobilty or building or refurbishing a children’s play area, enabling the park to be a focal point for young families. This does not include funding of general maintenance or repairs which remains the responsibility of the local authority. 

The Ministry of Housing, Communities and Local Government is therefore providing a £1 million fund to support the development of new pocket parks and to refurbish existing parks that have fallen into disrepair where their restoration could have a significant positive impact on the local community and address a specific local need. This funding will help put communities and their partners in a position to take on the management of green spaces of value to them, and contribute resource towards upgrading spaces so that they are in good condition and communities can focus on managing them for the future. 

Applications must reach us by email at pocketparksplus@communities.gov.uk by 5:00pm on Friday 25 January 2019

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Wembley Central station patched up in the nick of time

Wembley Central station in June

Signs of possible work last week

Wembley Central station on Wednesday

I have been recording how the condition of Wembley Central station has deteriorated over the last few years of regeneration and speculated about whether any  improvements to the station exterior would be ready by the time of the Olympics. Well I can report that a quick patch up job hiding the exposed joints was done by Wednesday but it is far from the smart station that we were promised in the regeneration publicity. See below:

Will Wembley Central station improvements match the dream?

Present entrance to Bakerloo and London Overground platforms

The Harrow Observer LINK reports that £2.5m is to be spent on Wembley Central Station in time for the Olympics. Regular readers will know that I have blogged regularly about the sad state of this 'allotment shed' on the modernised Central Square.

The money is to be spent on much needed access for the disabled including two lifts and a stair lift and making the toilets accessible. Two platforms will be extended to enable longer London Overground trains to stop there.

However there is no mention of improving communication between the Southern platforms which serve East Croydon-Shepherds Bush-Watford Junction and Milton Keynes route and the Bakerloo and Overground lines. At present you have to exit the station to change trains.

Present entrance to Southern train platforms

The original plans for the station were shelved when the money ran out.  The picture below shows what the new station was supposed to look like when the Central Square development was finished.

The original plan back in 2008