Thursday, 5 December 2013

How much has Brent House lost council taxpayers?

Brent Council purchased the leasehold of Brent House in Wembley in 2008 for £17.1m. Shortly after due to the financial collapse and the resulting property crash it was revalued in 2010 on an 'owner occupier use value' at £8.375m. The current depreciated  Net Book Value on the Council's Asset Register is £4.519m.

Brent House is now surplus to requirements following the move of council staff to the Civic Centre but Air France still occupies part of the building and it has Vodafone and Airwaves masts on the roof. The combined income stream for the council ois£363k. This is likely to be lost on sale of the leasehold as Air France will have to vacate the building.

Brent Council borrowed £17.695m for the leasehold purchase with an annual debt charge of £1.031m. This combines principal and interest and was forecast for repayment over 40 years. (I'll leave you to work out the total cost!) The outstanding principal of the original borrowing  is £16.886m - more than 3 times the Net Book Value.

The council now proposes to dispose of the leasehold but has not released the purchase figure. They do state however that the capital receipt offer is in excess of the 'property's Net Book Value on the Council's Asset Register but lower that the outstanding principal on the unsupported borrowing'.

We are left to work out that the bidder's unrevealed purchase  figure is between £4.519m and £16.886m. A wide range by any stretch of the imagination and surely residents ought to be told the extent of any loss on the sale? Details are restricted and the relevant Appendix to the report no published.

The Brent Executive will decide on Monday their preferred bidder  for the leasehold sale. Officers are recommending one from Stoford Ltd.

Stoford intend to convert and extend the premises to provide a 158 bed hotel, (Premier Inn) 66 homes of which 'around 22' would be affordable and 465m2 of retail with 165 parking spaces.

If that does not progress the reserve bidder recommended is Henley Homes which officers, whilst impressed by Henley's track record,  questioned deliverability'.

This is a new build bid with 269 homes of which 80 would be affordable and with a bigger retail space of 1,580m2 but no hotel.

Anong the rejected bids were:
  • One Housing Group, rejected as too low financially.
  • Bellway Homes - scheme for 327-346 homesm rejected as over-development
  • Criterion Capital - unconditional bid for conversion of exisiting building to 135-140 homes, Theye did not submit a second bid.
  • Quatar Property Group - conversion of existing building to an unspecified number of homes, rejected due to relatively low value.
Although the Council claim that a hotel meets with the Wembley Plan I would question whether the borough needs yet another hotel and most of the new Wembley hotels are closer to the Stadium, Arena and Wembley Park station.

It does seem to me that the Council has missed yet another opportunity to build affordable homes. A hotel is also planned at Bridge Park on the other side of the North Circular with a minimum affordable home quota of only 5%.

The retail fits in with the Council's plan to have a retail corridor all the way from Wembley Central station down to the Stadium, incorporatng the London Designer Outlet.  The redeveloped Elizabeth House, next to Brent House, already includes retail space which as far as I know has not yet been let. The jury is still out on the viability of the LDO.







Wednesday, 4 December 2013

Hopeless Clegg fails to address Sulivan Primary School scandal

Hammersmith and Fulham Council plan to close successful Sulivan Primary School to hand the site over to Fulham Boys' Free School. Surely something the Lib Dems wouldn't approve of?

Sorry,to disenchant you but the video speaks for itself: Clegg continue;s to be Cameron's poodle. And does Michael Gove look even remotely interested?


Greens put the heat on energy companies and the three main parties

The Green Party today accused the Coalition and Labour of “political point-scoring” in the energy bill debate, arguing that meaningful measures to address the problems of cold homes, fuel poverty, and soaring bills are being sidelined.

In a new briefing paper outlining its vision for a low-carbon, affordable energy future, the party calls for a major nationwide programme to make all homes energy efficient.   If funded through ‘recycled’ carbon taxes this could bring an estimated nine out of ten homes out of fuel poverty, quadruple carbon savings, and create up to 200,000 jobs across the UK.   

It also argues for a transformation of the energy market to allow community energy firms priority access to the Grid, and for greater financial support for renewable energy companies.

The paper criticises the Coalition’s changes to the Energy Company Obligation, arguing that “watering down efficiency commitments at precisely the time they are most needed

In a section on Labour’s policy, the Green Party says it welcomes the relief that a short term price freeze would bring, but questions why Labour is not pushing for greater local ownership and democratic control over our energy infrastructure.  

Caroline Lucas, the Green Party MP for Brighton Pavilion, said:
It’s a scandal that the big energy companies are making large profits whilst many people are struggling with high bills and cold homes.  Sadly, by focussing on headline grabbing schemes, both main parties are sidelining  meaningful solutions to the energy bill crisis.

The failure of both main parties to seriously get behind serious energy efficiency measures is a key reason that energy bills remain high.   

We need a nationwide programme to make all homes super-energy efficient – with full insulation, modern boilers, and renewable energy sources.  By funding this through carbon tax revenues, the Government could bring nine out of ten homes out of fuel poverty, and create hundreds of thousands of jobs.

View the briefing paper HERE

'Help us help the environment' Harlesden business plea to Brent Council

The owner of Jai Electronics at 155 Harlesden High Street, has written to Brent Council complaining that his request for a loading bay outside the shop, so that customers can unload their heavy electrical equipment, has been ignored.
Instead customers have been given  parking tickets when bringing in TVs for repair or collecting them.


Mr Mehta of Jai Electronics wrote:
We have been a local small business fore over 30 years and provide a valuable service to the community helping repair electronic items to stop them being thrown away and thus helping the environment. 

You as a council are trying to promote how green you are and spending millions on promoting environmental issues; yet when a simple and genuine way to help with the environment comes up, you do nothing to help.

I am not sure if this is because you feel you profit from handing out these parking tickets at no extra cost to the council or you genuinely do not care about helping the environment and people within your borough?
He calls for a written response in the timescale set out by the Council's Customer Charter so that a quick resolution can be achieved.

When is a Brent consultation NOT a consultation?


2014-15 Budget a cut too far for at least one Brighton Green councillor

On Sunday I wrote about how difficult it was becoming for councils, of whatever political complexion, to keep to their promise to protect the most vulnerable in the face of sweeping Coalition funding cuts.

Coincidentally a Brighton People's Assembly sponsored Community Conference  was being held in Brighton home of the minority Green adminstration. Their 2014-15 budget is based on a £22.5m cut.

Councillor Ben Duncan who represents Queens Park ward, told the meeting that he woudl reject the proposed budget and would urge other Green and Labour councillors to join him. Duncan praised the fair and environmental principles which his colleagues had used when setting the budget, but went on:
We’re already seeing the impact of these cuts locally and it’s only going to get worse until local authorities say enough is enough and we’re not going to accept this.
We need to start that movement in Brighton and Hove as people elected the Greens on an anti-cuts platform.
 It is expected that Cllr Duncan will be joined by other Green councillors but the overall picture of the distribution of forces is still unclear.

Brighton People's Assembly LINK on their website outline the position:
Brighton & Hove City Council is facing a further £23 million reduction in its budget for 2014-15. 
The initial proposals for the budget have now been published on the council's website.
The proposed budget includes cuts to many vital local services, including:
  • Residential care, home care and employment support for adults with learning disabilities
  • Day centres for older people
  • Social workers for children who need support
  • The homelessness prevention service
Here's a longer list we have put together.

Brighton People's Assembly called a Community Conference on December 1st, bringing together councillors, council workers and local citizens, to discuss ways in which we can campaign for more funding and against these damaging budget cuts.

The meeting heard from local residents who depend on some of the services facing cuts.
For example, 800 local residents with learning disabilities receive support from the council to help them find employment. This is essential to help people fill in complicated forms and negotiate suitable job placements with employers. There is already a long waiting list for this support, but the budget proposals say the funding for the service will be cut by £100,000 - 45% of the total funding.
 Last night Green Left, of which I am a member, issued the following statement:
Green Left  supports both Ben Duncan and Alex Phillips who have said they'll vote against Tory cuts, and any other Green councillors considering doing so.


Council Tax Support: 3 days to respond to Brent's 'hidden' consultation

I wrote a little while ago about the hidden away Brent Council consultation on Council Tax support in which the council indicates it wants to continue the present scheme despite the furore over vulnerable residents unable to pay  receiving summonses to Willesden Magistrates Court and incurring extra court charges as a result.

An official complaint is being lodged on the grounds that the consultation has not been well puiblicised (not even to the Citizen's Panel), that it is on-line only making it less accessible to those who it affects because they are less likely to have access to a computer at home, and the very short consultation period. The consultation ends on Friday December 6th.

As one activist said: 'It is almost as if Brent Council doesn't want anyone to respond.'

You can access the consultation here LINK

Meanwhile Zacchaeus 2000 Trust (ZK2 ) LINK has made a response to the consultation.  ZK2000 started as a Christian organisation campaigning against the poll tax.It is s a London-based charity addressing poverty issues caused by unfairness in the law, legal and benefits system.

ZK2000 blogged:
As we have explained previously Z2K is totally opposed to the abolition of Council Tax Benefit and the government’s 10% funding cut, but we also think that local authorities that have tried to make up this funding shortfall by introducing a minimum payment are simply heaping further misery on their poorest residents.

In Brent the minimum payment has led to over 3,500 residents who formerly paid no council tax at all being taken to court with threat of almost £100 in legal fees being added to their debt. In our experience these people aren’t refusing to pay but simply can’t. We believe this just the beginning and expect that many more will start to fall into arrears as rising energy and food prices make their budgets unmanageable.
Here is their submission to the Council's consultation questions:
 
1. With reference to the 6 key principles listed above, please indicate how important these are to you? (Please rank each area according to importance: 1 being most important and 6 being least important)
Please click the options below in order of preference.
 Principle 1: “Everyone should pay something”
 Principle 2: “The most vulnerable claimants should be protected” (from the minimum contribution)
 Principle 3: “The scheme should incentivise work”
 Principle 4: “Everyone in the household should contribute”
 Principle 5: “Better off claimants should pay relatively more so that the least well off receive greater protection.”
Principle 6: “Benefit should not be paid to those with relatively large capital or savings”

We will rank Principle 2 as number 1 and leave the rest blank.

2. To what extent do you agree or disagree about Brent proposing “No Change” in its CTS scheme for 2014-15, except for including an additional group to be classed as vulnerable (see question 3)?

Z2K strongly objects to Brent’s proposal for maintaining its current CTS scheme. We believe, and our experience supporting Brent resident’s shows, that the minimum payment required by the scheme is pushing some of Brent’s most deprived resident’s further into poverty.

Benefits are supposedly calculated on the basis of providing the minimum necessary to live on, yet they fall far short of Minimum Income Standards (the amount required for a minimum acceptable living standard, for more information see http://www.jrf.org.uk/topic/mis). For a single person over the age of 25 the £71.70 weekly Job Seekers Allowance is only 38% of their minimum income standard and for a couple with two children their benefits only provide 58% of what is required for an acceptable standard of living.

This already insufficient income level is being further eroded by the government’s programme of welfare reform. In Brent 1,688 residents have had their housing benefit reduced by the ‘Bedroom Tax’ while 1,177 claimants have been hit by the Benefit Cap. Overall Brent is the local authority worst affected by welfare reform in London and research by Sheffield Hallam University has shown the cuts will result in residents losing £150m.

On top of this councillors have decided to introduce a minimum council tax payment that is amongst the highest in London, only Harrow is charging more (22.5%) and three other boroughs are charging the same amount (Ealing, Hillingdon & Newham). For the vast majority of CTS claimants this minimum payment has to come out of benefits which are already insufficient to provide for the basics of life, and in many cases have already been reduced by other welfare reforms. This means that just under 25,000 Brent residents have been placed in the impossible situation of trying to cut down their food, utility bills or other house essential costs in order to pay their council tax.

Unsurprisingly many have been unable to do so, resulting in almost 3,500 Brent residents being issued with court summons for non-payment of council tax so far this year. Our experience providing advice to some of those summonsed to Willesden Magistrates Court on 5th November and others over the summer demonstrated they are not ‘refusing to pay, regardless of support offered’, as the authority has previously claimed. We found a number of very vulnerable individuals and families who simply couldn’t pay, several of whom were in a state of serious anxiety and visibly distressed by the threat of legal action.

In our opinion these 3,500 summonses are just the beginning. We expect that many of those who have hitherto been managing to meet the minimum payment will start to fall into arrears as rising energy and food prices make their budges unmanageable, particularly as utility bills increase  with the onset of winter and the need to heat their homes. We are also concerned that those claimants who have previously been summonsed will not manage to pay off their arrears before the end of the financial year, creating the potential for a cycle of debt when they receive their 2014/15 bills.

As such we question the councils assumed collection rate of 80% of the minimum payment, upon which rests the supposed financial neutrality of the scheme. Given that the 80% target was not based on proper modelling and is effectively a guess, as well as the failure to take into account the costs of enforcement to the council, we question the financial viability of the minimum payment in making up the cut government funding.
Indeed any assessment of whether the proposal to maintain the current system for 2014/15 is correct should be undertaken on the basis of the fullest possible information. It is important the council takes into account the experience of the first year using evidence on arrears rates, cost of collection and impacts such as any increase in homelessness. Without providing this information the authority has prevented Brent residents from making an informed decision in their consultation responses. We can only hope that such evidence is provided to councillors in a thorough going impact assessment of the 2013/14 scheme before they make the decision for next year.    

Ultimately although we understand that financial pressure of the 10% funding cut has placed Brent in a difficult situation, we still believe it is possible to find a way not to pass this cut on to your poorest residents. As we have pointed out previously, six London authorities have maintained 100% council tax benefit while a further four have made changes to their scheme but have not implemented a minimum payment. 

We note that not all the boroughs that have chosen to retain 100% benefit are ‘affluent’ as is sometimes claimed by local councillors. Tower Hamlets for example is the 3rd most deprived local authority in the country and has a similar number of CTB claimants to Brent, yet councillors there have chosen not to pass the cut onto their residents and found the money elsewhere.

In light of this we call for Brent to abolish the minimum payment and reinstate 100% council tax support, as well as joining the campaign against this iniquitous policy.

3. To what extent do you agree or disagree about Brent proposing to protect customers on Lower Rate Incapacity Benefit and Higher Rate Incapacity Benefit by classing these customers as being a vulnerable group in its CTS scheme for 2014-15?

While we believe that only the abolition of the minimum payment will create a fair and just Council Tax Support scheme we welcome any expansion of the exemptions to the minimum payment. In this regard, we agree with the authority’s proposal to class Lower Rate Incapacity Benefit and Higher Rate Incapacity Benefit claimant’s as a vulnerable group and thereby exempt them from the minimum payment from 2014-15 onwards.

However we note that in response to our highlighting the issue of Incapacity Benefit in regards to a client of ours the council agreed to apply the exemption to their 2013/14 account and waive their summons costs. We believe it would be unfair to not apply the same decision to other Brent taxpayers in the same situation as our client, whether they have been hitherto meeting the payments or struggled to do so and received a court summons and incurred additional costs. 

4. With reference to Principle 2 set out above, please give details of any other groups that you believe should be protected apart from those already proposed and give reasons why.

It is our belief that any individual or family that is forced to rely on state benefits is by definition vulnerable, particularly in a financial sense, and should therefore be exempt from paying council tax. That is why we argue for the abolition of the minimum payment. However if the council continues to refuse to do so, there are a number of particular vulnerable groups that could and should be protected.  

First among these are Employment and Support Allowance (ESA) claimants. We note that Brent has previously stated that it is not necessary to exempt ESA claimants as disabled people are already covered under the DLA and disability premium exemptions.  However, this fails to take account of the fact that not all ESA claimants also claim DLA. 

Indeed the council has already recognised the need to exempt those in receipt of Incapacity Benefit meaning it would be inconsistent not to extend this exemption to ESA claimants. This is because Incapacity Benefit is in the process of being abolished and replaced by ESA. There are no new claims for Incapacity Benefit allowed and claimants are gradually being migrated to ESA. This means that if an Incapacity Benefit claimant is migrated to ESA and doesn’t also receive DLA or a disability premium they will then lose their exemption to the minimum payment, although their circumstances will have otherwise remained unchanged. Such a situation is surely inconsistent with the principle of exempting those on Incapacity Benefit and should be remedied immediately.


Tuesday, 3 December 2013

'HANDS OFF COPLAND!' strikers tell Ark Academy


The demonstration outside Ark Academy, Wembley
Copland Community High School in Wembley was closed today as teachers went on strike against a proposed take over by Ark Academy. Following an inspection visit by Ofsted the school governing body was sacked by Brent Council and an Interim Excutive Board imposed in its place. The IEB is negotiating a take over by Ark Academy and the despite consultation not being completed, a letter has been sent to parents, via pupils, informing them that Delia Smith, Principal of Wembley Ark Academy would head up both schools.