In this guest blog the Trustees of Friends of Kensal Rise Library explain why they they decided to accept the developer's offer of space in the building.
Many of you know that the FKRL Trustees recently decided to
support the community (D1) aspect of the library building's re-development. We
signed an agreement in good faith with All Souls College and the developer to
this effect, trusting this would strengthen our position as future operators of
the library and community space.
The proposal provides approximately two thirds (186m2) of
the ground floor for community use, with FKRL as the 'preferred' tenants. The
London Evening Standard called this: 'a landmark agreement with developers
that could save Kensal Rise Library' (25th March 2014).
We feel you should know how we came to make this momentous
decision and the factors that we were obliged to take into account.
Throughout almost four years of campaigning and negotiating,
initially with Brent Council, and more recently with All Souls College and the
developer, FKRL's objectives has been, and will remain, to re-establish a
library and community space in the building. We trust and hope that our
decision offers the community the best chance of this.
The decision is not without risk. However, there were risks
involved in the other options open to us which we ultimately rejected. These
included the following:
1. HOLDING OUT FOR MORE SPACE
- The provision of rent-free
space is an important factor for the sustainability of a community
library. The current proposal is for rent-free community space, as
this forms part of the agreement between All Souls College and the
developer. Even if further space were to be available for community use,
there is no guarantee that it would be rent-free.
- Although the upstairs parts
of the library were used for archive and staff purposes until the library
closed, the ground floor is the only part of the library that has been
accessible to the public in recent years, and planning officers noted and
remarked on this when we met them in October 2013.
2. TRUSTING IN ACV
- FKRL worked hard to
persuade the Council to protect the entire building as an Asset of Community
Value (ACV) in 2012. Just before the Council designated it as an ACV the
College and the developer entered into a binding agreement that meant the
moratorium period of six months that we might have used to prepare a bid
for the building could not apply.
- We may have prepared a bid
to buy the building, but there would have been no obligation on the
College to accept our bid.
- If change of use from
community to part-residential/part-community use was refused and the whole
building remained in D1 (community) use as an ACV, the developer could
rent it out for other community uses: for example, as a religious place of
worship, doctor's surgery, or school. The planning process cannot dictate
that the community space must be used as a library.
- There is no guarantee that
any of the space will be used for a library or for anything that this
community might want or need, nor who will be able to use the space.
- ACV does not determine
ownership. The owner remains the same. The community does not own the
building.
3. HOPING THE PLANNING APPLICATION IS REJECTED
- If the most recent planning
application is rejected, the developer could go to Appeal or submit
another planning application. This could continue for years, during which
there would probably not be any community access to the building.
4. HOPING THE DEVELOPER SELLS THE BUILDING
- If the developer decided to
sell the building, substantial seven figure sums would be needed not only
to purchase but also to refurbish. The developer would be under no
obligation to sell it to FKRL or to the community.
- There is no guarantee that
any new purchaser would be obliged to grant a rent free space space to the
community.
FKRL made their decision after very carefully analysing the
risk of losing the space proposed in the latest planning application, We have
always endeavoured to act fairly, honestly and openly in our negotiations with
the other parties and have entered into this agreement in good faith.
Kensal Rise Library's last librarian - before it was closed
- said of FKRL's achievement and of the space currently on offer:
I'm sorry you weren't able to get as much space as you
wanted, obviously the more the better. I think though that you've still got
enough space to have a really good community library. There are certainly nice
libraries that are smaller than the area you've got.
You have done a fantastic job in my opinion in saving the
library. I really hope that as a group you don't let any disappointment about
not getting everything you wanted overshadow what you have achieved. The odds
were stacked against you and the people running Brent Libraries were determined
Kensal should close. I'm sure that you will make a success of running the
library. It really will be valued by local people after the fight that has been
put up to save it.
Karl Hemsley (25 March 2014).
We are encouraged by the support of the Lead Member for
Libraries at Brent Council, Cllr Roxanne Tessa Awe, Mashari, and by the present and future
backing of Ms Tessa Awe, CEO of Brent CVS (Community, Voluntary Sector). There
is tremendous community support for the library and the campaign to save it,
and we know local people will embrace a new community library if, as we hope,
we are given the opportunity to run it.
(FKRL have not been asked to comment on the whole of the
planing application, only on the space proposed for D1 (community) use in the
redevelopment. The Council is consulting the local community about the planning
application in the usual way and everyone is free to comment on all
aspects of the proposal.)
WE TRUST THAT THE ABOVE WILL GIVE ALL OUR SUPPORTERS AND THE
PUBLIC AT LARGE, A CLEAR UNDERSTANDING OF THE REASONING BEHIND OUR ADOPTING
THIS POSITION AND WE VERY MUCH LOOK FORWARD TO OPERATING A COMMUNITY LIBRARY
FROM THE D1 SPACE IN DUE COURSE.
Trustees of Friends of Kensal Rise Library