Will the Wembley luxury flat bubble burst?

Wembley Park from Barn Hill this morning

Few local people are able to buy or rent the luxury flats that are being thrown up by Quintain and other developers in Wembley Park and it now looks doubtful if overseas investors will be interested.

Morgan Stanley warned this week that  prices of upmarket London flats could fall by as much as 20% this year reflecting the impact of stamp duty increases on buy-to-let homes, a weaker global economy and Brexit fears.

The Evening Standard quoted Trevor Abrahamson, head of Gentree International:

Asian buyers - from Malaysia, Singapore, Hong Kong and China - are walking away from their commitments to buy properties in, for instance, east London and None Elms. They would rather lose 10% than complete for purchase and lose a lot more, even before the developments are complete. The changes to buy to let is the 'straw that broke the camel's back.'

In pockets of London's newly developed areas, where there is a lot of speculative developments, the outcome could quickly turn nasty with buyers drying up, developers having to cut prices and investors dumping their newly acquired flats before construction of them has finished.

The area around Wembley Stadium is rapidly looking like a jumble of unchecked, speculative development rather than the pastel shaded mixture of homes and parks pictured in consultation documents of yesteryear. Dominated by rabbit hutch flats with high spec kitchens, private student accommodation and hotels, the regeneration is beginning to look high risk.

Coincidentally  RIBA have published a study of 'rabbit hutch' homes and concluded:

-->

Based on our sample, the average new home in England is only 92% of the recommended minimum size.

The average one bedroom home from our sample of 1,159 homes across 41 sites
is 46 sqm. It is 4 sqm short of the recommended minimum for a single storey, one bedroom home for two residents.

4 sqm is just a number. But in lifestyle terms it means...
The equivalent of a single bed, a bedside table and a dressing table with a stool.

3 sqm is the equivalent of a 3 seat sofa and a desk and chair.

4 sqm is the space that allows you to work at home at the computer in the day and also have an extra sofa when you’ve got friends round in the evening. 4 sqm might not sound like much but it could make everyday life a lot more comfortable.

The average three bedroom home from our sample of 3,418 homes across 71 sites
is 88 sqm. It is 8 sqm short of the recommended minimum for a two storey, three bedroom home for five residents.

8 sqm is just a number. But in lifestyle terms it means...
The equivalent of a single bedroom and the furniture you’d expect to t comfortably within it. 7 sqm is the equivalent of a galley kitchen and a coffee table. 8 sqm is the single bedroom you’re missing. It’s the space for a new arrival to the family, the space that means the kids have a room of their own or a spare room for a guest to stay over. It’s the space that could take the kitchen out of the lounge and the sounds
a and smells that go with it.

Brent Youth Parliament elects new officers

From Brent Council

Members of Brent Youth Parliament (BYP) which represents almost 75,000 young people elected their new leadership team recently.

The new executive was elected after speeches and voting among all 72 young people who are members of the parliament, representing their school, youth group and organisation.

The new executive for 2016 are:

• Leesha Varsani – Chair
• Najib Rahman – Deputy Chair
• Shivani Trivedi – Media Representative

In addition, Dilan Dattani was elected as Brent's UK Youth Parliament representative and Jai Patel as deputy representative.

Leesha, who is a sixth-former at Alperton Community school, said:

I want to make sure we are the voice of young people in the borough and that our views are heard among councillors. There are many important issues facing young people and I want to make sure BYP has an impact.

BYP was founded in 2007 and is made up of young people aged from 10 to 19 years old, from all walks of life. It works with the local authority and its elected members to improve services for young people and represent their views.

For more information please email byp@brent.gov.uk.

Defending the Council's role in allotment management

I could only attend the first half of last night's consultation  meeting on self-management of allotments. My impression by the time I left was that the majority of the large audience of allotment holders was sceptical about such a scheme - although that might have been changed by later presentations.

Council officers made it clear from the beginning that the consultation did not constitute a recommendation for allotments to be self-managed, 'nor is there a requirement to do so.'

Despite persuasive speeches from  Richard King of Barnet Allotment Federation and Richard Wiltshire of the National Allotment Society (there were other speakers later) the Q&A sessions revealed problems, not least (although it was said to be only a few hours a week), the amount of work involved in self-management (budgeting, managing lettings, rent collection, bank account, public liability insurance, dispute management) seemed daunting. 'We just want to get on with gardening' someone muttered.

The self-managed Allotment Association would take over maintenance of trees, paths, fencing and water and the question immediately arose of the inequality between allotment sites where some would face flooding problems or contain a large number of mature trees that would require maintenance.

Such inequalities would require such allotments to put up rents in order to have a fund to cover major expenditure while others would require less of a contingency and so would have lower rents. A response that there would need to be a 'levelling off' between sites  before they were handed over to Associations was not very convincing.

The audience were not much impressed by the guest speakers revelation that self-management had increased rents and that this was justified by the new freedom they had to improve the allotment.

Speakers from the audience suggested there was a need for an overall body to manage cross-borough waiting list rather than each independent self-managed site to have its own waiting list.

The argument, particularly from Barnet, that self-management was preferable to poor council management ('Easy Council' Barnet wants to get rid of everything anyway) was not in general favourable received, with  praise for the work of the current Allotments Officer, in allotment management, training, promoting organic gardening and sustainability and the overall Council food growing strategy,  despite more general criticisms of the Council.

Brent has 22 allotment sites, only one of which is currently self-managed, with the 21 managed by the Food Growing and Allotments Officer. At the end of January 2016 there were 1,064 plots of which 1,029 were let and a waiting list of 201 individuals.

Officers did refer to the Council's need to make savings and the possibility of budget cuts in the service but also stated that there were no plans to sell off sites to developers.

The legal position is that Section 23 of the Small Holdings and Allotments Act 1908 puts the Council under a duty to provide a sufficient number of allotments with powers to improve, maintain and manage allotments. However, he legislation does not set minimum standards and these powers are discretionary - not a duty: 'Each individual authority can decide how to use these powers and what proportion of its resources to allocate to the service.'

The proponents of self-management quoted this as a reason to opt for self-management as it would be easier to defend allotment provision if it was self-financing.

The almost forgotten 'Big Society' was quoted.

Brent Uncut (if only!) event on March 12th

At the Green Party Conference there was a discussion on whether we could work as part of a 'progressive alliance with the Labour Party. Opinions and experiences were mixed with some claiming that although Momentum had come out of the Corbyn leadership campaign it was little more than an election machine for the Labour Party who would back any Labour candidate, regardless of whether they supported anti-austerity or Corbyn, as a defeat would be seen as a blow for Corbyn.  I hope to post a video of the discussion later.

Meanwhile Brent Momentum has sent out the following invitation. Brent Momentum's event is called Brent Uncut, although of course Brent Labour Council has cut local services to the bone as a consequence of central government slashing local governnment finances. I  would be interested in any comments you wish to make.

What would Brent look like without austerity? Brent Momentum with Brent Trades Council and Brent Fightback presents Brent Uncut: Fighting Austerity for a Better Borough. Come along for a day of workshops and discussions, with:

Shelly Asquith (National Union of Students), Melissa Benn (journalist, writer, campaigner), Dawn Butler MP,  Muhammed Butt (Leader, Brent Council) and Michael Pavey (Dep Leader, Brent Council).

Participate in workshops on: education, transport, health, energy/climate, housing, PREVENT, welfare/disability and culture.

Brent Uncut will be held from 10 - 4 pm on Saturday 12 March 2016 at  Neasden Methodist Church, Neasden Lane North, NW10 0AF.

Please sign up and share via Facebook.

You don't need to be an expert or have been to events like this before. Everybody has great ideas and contributions to make for how we can improve our local area. Come along and be part of the movement for a more democratic, equal and decent society.

In solidarity,

Team Momentum

Where places are available in Brent secondary schools after September 2016 offers

Yesterday was 'offer day' in Brent for Year 6 children to hear news of whether their applications for a secondary school place for September 2016 had been successful. Children who applied by post, rather than electronically, will receive a response today or tomorrow.

The full quota has been filled by most Brent secondary schools with Ark Elvin (formerly Copland), Crest Academy and Newman Catholic College (boys only) having vacancies or small waiting lists.

The table below gives details of how the places were allocated and is worth studying in terms of equal opportunities. Is there an equal distribution of children with special educational needs? What is the impact of 'feeder primary schools' for children from primary schools without such links? What proportion of places go to children with siblings already at the secondary school? How many places were offered to current Year 6 children at the two 'all through' (containing both primary and secondary schools) Preston Manor and Ark Academy (Wembley Park).

There is a continuing imbalance  of school provision between north and south Brent which will be worsened if the proposal for a new North Brent secondary free school goes ahead and if the proposed Gladstone Secondary Free School continues to fail to find premises.

The plight of children who are only children or the oldest in the family (ie no sibling connection), who do not attend a feeder school or the primary department of an all through school, without SEN and who live some distance from their desired school is particularly concerning.

Guidance for parents who are not happy with their school place allocation is available on the Brent Council website HERE

Grunwick Crowdfunder now open - commemorate 40 years since this epic strike

Greens call for arms embargo against Saudi Arabia

Greens in the European Parliament  today call for an arms embargo against Saudi Arabia in the wake of serious allegations of breaches of international humanitarian law by the country in Yemen.

Ahead of the vote in the Parliament today, Greens have put forward a motion condemning the Saudi Arabian-led coalition airstrikes against Yemen; calling for a halt to military confrontation and expressing deep concern that some Member States are still supplying arms to Saudi Arabia in breach of EU arms exports rules. Greens also say that ongoing licensing and direct military training by EU Member States should be considered complicity in war crimes.

Molly Scott Cato, Green MEP for the South West, slated the UK government for initiating a secret deal with Saudi Arabia to ensure both states were elected to the UN human rights council and for being the largest arms supplier to the region since 2010; export licences to the kingdom under the coalition government of 2010-2015 totalled nearly £4bn. She said:

It is barbaric and totally immoral that we supply military equipment to a regime engaged in war crimes. Clearly Cameron sees the vested interests of the UK arms industry as more important than the lives of innocent children in Yemen. As for Saudi Arabia chairing the UN human rights council, this is an outrage that insults the many thousands of women, minorities and dissidents who have had their rights abused at the hands of this oppressive regime.

See also a full response to constituents who have contacted Molly regarding the Saudi Arabian-led intervention in Yemen.

Disabled children miss out on play opportunities - call for action

Last year Brent Council removed the funding from Stonebridge Adventure Playground and demolished it.  The playground had been the site of integrated play facilities for disabled and non-disabled children.

This report makes the case for play.

A report by the national deafblind charity, Sense, reveals the severe restrictions facing disabled children in accessing play. The report identifies failings at every level that result in disabled children missing out on play opportunities that are vital to their emotional, social and physical  development. A lack of attention by government, insufficient funding at a local level and negative attitudes towards disabled children and their families are all barriers highlighted in the report.

The report calls for urgent action to address these inequalities and to enable the Prime Minister to deliver on his recent call to improve the “life chances” of all children.
 
The report follows a three month public inquiry into the provision of play opportunities for disabled children aged 0-5 with multiple needs in England and Wales. Chaired by former Secretary of State for Education and Employment, Lord Blunkett, the inquiry was established in response to parents’ concern that they had fewer opportunities to access play services and settings than families with non-disabled children.

Chair of the Play Inquiry, Lord Blunkett, said:

We know that play is vitally important for children with multiple needs and their families, bringing a wide range of developmental and emotional benefits. However, our inquiry found that all too often the parents of children with multiple-needs point to barriers they face in accessing and enjoying play. It means that disabled children don’t have the same chance to form friendships, and parents are prevented from taking a break from caring. Both disabled children and their parents are excluded from their own communities.
 
I know that there is strong support across the political spectrum for addressing the findings of this report, and I look forward to working with colleagues from all parties to achieve real change for parents and families across the nation.

 Key findings from the report:

92% of parents felt that their child did not have the same opportunities to play as their non-disabled peers, and 81% of parents reported difficulties in accessing mainstream play groups and local play opportunities.

·         51% of children had been turned away from play settings by providers, failing to meet their legal duties under the Equality Act 2010.

·         95% of parents said that parents of children with multiple-needs require support to find ways to play with their children.

Majority of parents had experienced negative attitudes towards their child from other parents and most considered this to be the most significant barrier to accessing mainstream play.

·         40% of parents said that additional financial costs was a major barrier to accessing play opportunities

63% of parents said they didn’t have enough information on accessible play opportunities in their area, and word of mouth is commonly used in place of official sources of information.

Families feel there is a lack of specialist support that can be accessed locally, and many make long journeys to access play settings.

There is a lack of strategic approach to funding play for children with multiple needs at local and national levels across England, with no notional funding for special educational needs and provision in the early years


Key recommendations from the report:

National policy:

·         Greater investment in play as part of early years funding to support play in the home and in mainstream services.

·         Developmental play services such as Portage should become a statutory service for disabled children under the age of two, with an increased emphasis on children with multiple needs.

·         Play should be a key strand of the Government’s policy on parenting and should be an explicit part of government-funded parenting classes.

·         The Equality and Human Rights Commission should investigate the exclusion of children with multiple needs from mainstream play settings, and take action to enforce the Equality Act 2010.


Local policy:

·         Local authorities should be required to take action, as necessary, against settings which intentionally exclude disabled children and fail to meet their legal duties under the Equality Act 2010.

·         Local authorities should take a lead on increasing awareness and understanding of the general public and other parents about disabled children. This could be centrally funded but locally delivered.

·         Local authorities should consider whether there could be a modest retraining of existing health professionals to enable them to provide the support needed to help families of children with multiple needs to play.

·         Local authorities should provide easily-accessible information for parents to help them to find out about existing play and support services.

Play settings:

Settings should ensure that play staff have received training on disability to help improve the way they support children and families.  This should include responding to medical needs and communicating with children with specialist communication needs.  The training should also enable them to create an environment and ethos which is inclusive and developmentally appropriate.

·         Every play setting should have a play policy statement which stresses the inclusion of every child.

·         Settings should plan carefully prior to the admission of every child in order to ensure their needs are met and that they will be welcomed and understood by other parents and their children.

·         Voluntary sector organisations should do more to share their significant experience of supporting children with specific impairments and multiple needs with public and private play settings.  This could include offering training and toolkits on inclusive play.


Sense Deputy CEO, Richard Kramer, said:

Play is critical in giving children the best start in life and improving outcomes for children and their families. The report makes clear, however, that where a child has multiple needs, the barriers they face to accessing play settings and activities are also multiplied. We hope that local and national policymakers, as well as play professionals, reflect on today’s recommendations, and make the necessary changes that will make access to play a reality for all children.

Sense will use the inquiry findings to campaign for changes to the way play services are designed and delivered. They plan to produce a series of toolkits for parents, providers and commissioners of play.

The full report can be downloaded at: www.sense.org.uk/play