Northwick Park development. The question they didn't want you to hear.

Brent Council is involved in several multi-million regeneration and development projects with wide repercussions for the community. When it comes to making representations about them to Planning Committee they are limited to just a few minutes to speak on extremely complex issues while the Planning Officers involved have plenty of time to sing the praises of applications that they are backing.  The only way a representation can be extended is by the councillors on the committee asking questions of the person making representations to enable them to elaborate on their case. In my experience this seldom happens.

Last night at Full Council Gaynor Lloyd was informed without prior notice that she had just one minute to ask a supplementary question about the One Public Estate regeneration of Northwick Park. Despite her request for more time (she had rehearsed her question and got it down to 2 minutes) she was told she had just one minute and was not able to ask her full question. You can see the exchange HERE.

In the interests of local democracy and the public interest I publish below Gaynor's full question that she was unable to complete:

I am grateful for the opportunity to ask a supplemental question on the Council’s response to my original question. It may assist the Deputy Leader if I outline some further background, as my question relates to public consultation on the OPE proposals, in particular, the access road and Metropolitan Open Land swap – and when it will take place and on what basis?

I have just received a response to my FOI request to which  Councillor Butt kindly directed me at the August Cabinet meeting . 

I have seen some illuminating emails and sections of reports – even though at least half of over 1400 pages has been blacked out. Firstly, I saw that, when approving a press release for the February Cabinet on OPE, Ms Downs asked whether it had to “mention all green land, including play golf? Can’t we just say it is protected and any plans will fully take this into account?” To which the lead officer responded, “I agree with Carolyn, keep the statement brief and positive. I would be inclined not to mention MOL at all. It is opening us up to further question.” 

I also learned that the 4 current partners in the OPE project (Brent Council, Network Housing, London North West University Healthcare Trust and University of Westminster) employed GVA, the consultants who (I believe) are the lead advisers on the OPE project to prepare professional representations on behalf of  those 4 partners for the Council’s  first consultation on the Local Plan. This Consultations and Options Paper was published in February 2018, for response by all residents and others by March 2018.

As lead adviser, GVA was fully briefed on all the proposals including the proposed reallocation of Northwick Park for “regeneration”; potential sites for the access road across the Ducker, or through the  golf course; the alterations to Watford Road to make right turns into the Hospital; and Metropolitan open land swap. By contrast, the public were in complete ignorance. No mention was made in either the papers put out for Local Plan public consultation to residents, or at the Northwick Park ward Local Plan public “consultation” meeting. There was  no reference to Northwick Park in any document, apart from its propensity to flooding. Northwick Park was, however, apparently consulted on in something called a Developer’s Forum. According to the Consultation outcomes document (1.17), it is in a list of sites about where housing should be put and whether at high or low density. 

As to the access road, and MOL swap, discussions have been going on since at least  early 2017. Roads through the Ducker Pool and the golf course are suggested but , amongst the emails about eventual consultation, a lead officer mentions putting 3 options in relation to the access road so that residents would “feel genuinely consulted”.  The Council met the GLA re  swapping the pavilion (which is on MOL anyway)  for the triangle by the tube station  on 15 March 2017. 

The Council paid public money to their own professional advisers to put in representations to the first Local Plan consultation to prepare the way for a “regeneration” allocation. It briefed a “Developers Forum” about developing on Northwick Park - but those living next to the Park were kept in the dark  for their Local Plan consultation. When the Consultation results were published, there is no mention at all of the GVA representations on behalf of the Council & its partners. When the Cabinet agreed the grant application for £9.9 million - and all the work that will need to be done by Council officers,  there was no public mention of what the grant is for: to widen Watford Road to allow for a right turn into the Hospital and provide other access across Northwick Park - to improve the PTAL rating and justify “reallocating” Northwick park for high density development as a “regeneration” area. Even a Cabinet press release had to be sanitised to minimise reference to green land.

Cllor McLennan is fortunately a Ward member from Northwick Park and knows both the Park and her residents (as mature and sensible a group of people as you would ever wish to meet) . My question is when is all this going to be shared with us residents - who will be most immediately affected - and consulted on? 

Leak in pensioner's flat spreads into sitting room

As councillors gather for tonight's Full Council, meeting I have just heard from John Healy that the saga of his flooded flat on South Kilburn Estate continues.  Despite the best efforts by Cllrs Long and Abdi, discussion at last week's Housing Scrutiny Meeting and visits from housing officers and Wates, the leak has not yet been repaired.

John tells me hat the leak is still in the kitchen but in a worsening of his situation has now spread into his living room as well.

He says that nobody from the council has been in touch today even though on Friday they said they would contact him today to offer him temporary accommodation.

I really did hope for better from Brent Housing now that it has been brought back in-house. The Council took over from BHP on the 27th September, 2017 promising big improvements in their performance targets, especially regarding repairs.

Is Northwick Park open space safe? Cllr McLennan's response

This is the written reply to Gaynor Lloyd's question regarding the futire of open space in Northwick Park in the light of the One Public Estate Plans for redevelopment. She is allowed a supplementary question if she attends tonight's Council Meeeting. The meeting can be viewed on-line live HERE (if the broadcast does not go wrong again). Towards the end of the meeting there is a potentially controversial (and poorly formulated) motion reaffirming Brent Council support for the IHRA definition of anti-semitism which doesn't actually mention adopting the examples.

Question from Mrs Elizabeth Gaynor Lloyd to Cllr Margaret McLennan, Deputy Leader of the Council:

In the light of (1) the change in Cabinet member responsibility since the assurance given by Councillor Tatler at the Cabinet meeting in August that the Metropolitan Open Land/ open space at Northwick Park was safe, and (2) her comments to the Harrow Times that all proposals will be made in consultation with residents which is scheduled for the coming months, and (3) the fact that a Transport Viability study was carried out almost a year ago indicating the possibility of an access road through the Ducker pool area or the golf course or the Fairway (all of which would involve a road across Metropolitan Open Land), can the Cabinet Member now vested with responsibility for this project please either confirm that these access road proposals have been abandoned or, if not, please publish a simple indication of the rough alternative routes for the access road to the Northwick Park Regeneration area proposed?

If the open space is safe, can the Cabinet member also confirm that there will be no development on the SINC Grade 1 Northwick park & the Ducker Pool B103 area and open space protected under CP18, and that these areas will be fully protected so that their value is not prejudiced by the adjoining/nearby development?

Response:

Peter Brett Associates (transport and infrastructure consultants) have been engaged by the four landowners under the One Public Estate Initiative to work alongside other consultants, to assess the transportation issues that affect the Northwick Park site and its surroundings.

Part of this study included access to the site. A number of options were considered by Peter Brett, with advantages and disadvantages of each given careful consideration. The format and details of future public consultation has yet to be agreed, but this is likely to include access options for discussion and feedback.

The February 2018 Cabinet paper, updating members of progress at Northwick Park, confirms current proposals consider a possible “land swap” of Metropolitan Open Space, subject to the necessary consents. In broad terms this would involve swapping the area currently occupied by the sports pavilion and car park, with an equivalent area immediately to the south of Northwick Park station.

(Para 4.7 Appendix One of February 2018 cabinet report):

“.... include the smaller MOL swap involving the existing pavilion area and the area immediately to the south of Northwick Park station.”

This too would form part of any public consultation.

Mrs Lloyd may be reassured by para 3.2 and 3.3 of the same report, which stated:

3.2 All of the Council freehold ownership, and the Ducker Pond, is designated as Metropolitan Open Land (‘MOL’). This effectively affords it the same planning status as Green Belt, where development for uses other than those deemed appropriate for the Green Belt will be refused unless there are exceptional circumstances. The same land area is also designated as local open space.

3.3 The Ducker Pond area is designated as a Site of Importance for Nature Conservation Grade I, being of high biodiversity value. This designation extends to part of the Playgolf site, particularly the hedged area at the boundary. Part of the site also forms a section of the Capital Ring public walkway. Policy seeks to preserve and enhance the habitats in these areas.

Full Council – 17 September 2018 Motion selected by the Conservative Group

With anti-Semitic hate crimes rising across London and the United Kingdom – this Council expresses that it is appalled at the increase in anti-Semitic Hate Crimes, and reiterates its support for the International Holocaust Remembrance Alliance definition of anti-Semitism.

This Council is shocked at the recent spate of anti-Semitic posters that have been going up across TfL run bus stops, and it is further shocked at the recent comments by those who have described the recent condemnation of anti-Semitic language and behaviour as a ‘Zionist’ movement – using anti-Semitic language and imagery in campaigning and online, further enflaming anti-Semitic hatred across the Borough.

This Council will immediately adopt, into its councillor and public workers code of conduct, the full and complete IHRA definition of anti-Semitism, and implement policies to ensure that hate crimes against Jewish people are acted upon quickly and decisively.

Councillor Michael Maurice Kenton Ward

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Help ensure the future of Preston Community Library & comment on redevelopment proposals - consultation tomorrow at the library

Preston Library, Carlton Avenue East Redevelopment Proposal, Consultation Event

Tuesday September  18th 2018, 3pm – 8pm

Preston Library, Carlton Avenue East, Wembley, HA9 8PL

Brent Council is consulting on the future of the site of the former  Preston Library, off Preston Road, Wembley.

 Following the Labour Council's announcement of the closure of the library a huge campaign was launched to keep it open, even if that meant it being run by volunteers. For a time the building, after modification, was used by 'bulge classes' for Preston Park Primary. When it was no longer needed for that purpose community volunteers, helped by a more sympathetic Labour adminstration, set up a community library at the site on a short term licence which has been very successful putting on classes and film nights in addition to the lending library.

This consultation is about plans to redevelop the site and about the potential for incorporating a social space that could house the library or other community activities.

Consultation ends at 5pm on October 5th 2018

The consultation document is embedded below. Click on bottomn right hand corner to see full size.

Brent Council seeks injunction in order to tackle 10 day leak flooding pensioner's flat & leaving him without heating

Brent Council this evening made the following statement about the case of John Healy, the pensioner who has been in his flat without heating for more than 10 days following a leak and subsequent flood:

As soon as we were informed that there was a leak in a property at Dunbar House, South Kilburn, we responded immediately. We attended the property immediately and identified the source of the leak. 

The leak is affecting a few properties in the block including Mr Healey’s home. We made contact with all the affected residents, and offered them temporary accommodation where necessary and other support. Our Neighbourhood Housing Officer for the area has been in close contact with Mr Healey and also offered him temporary accommodation and other relief which he declined; he has stated he is happy to remain in the property.

The resident of the source property is now denying further access, despite repeated attempts to gain entry. As this is a tenancy breach, we are in the process of obtaining an injunction. This will allow us to access the property and stop the leak, as well as carry out the required repairs.

We apologise for the inconvenience caused to the affected residents, and this anti-social behaviour from the resident at the source property is completely unacceptable. In order to gain entry, we need to follow the legal process which is why it has taken longer to resolve. Our immediate concern is to stop the leak and to offer ongoing support to the affected residents. We are also taking appropriate action on the tenant who is obstructing the repairs.”

Asked for his reaction John said:

Just for accuracy my surname is Healy and it is 'William Dunbar House'.  Over the period they have blamed three different tenants for refusing access to the source- all three preventing the repair seems a bit fishy to me. 

I told my housing officer that I was ok on Wednesday evening as I thought that the repair would be done the nest day, based on the information that the council now knew the source. They did not know it immediately as the council statement claims.

Had I known that they had not even started I would at least see what decant was on offer. I am not happy to remain in the property but I will not move anywhere until they tell me the details. I have several hidden  illnesses and impairments, so I need a suitable property that meets all my needs before I can move on to it. I am on PIP for both the Daily Living component and the mobility component. This is a DWP benefit and proves my level of disability as they have strict eligibility criteria.
 

Latest on pensioner without power in Brent Council flat for 10 days

The case of pensioner John Healy who has spent 10 days without power in his flat at Dunbar House on South Kilburn Estate has been taken up by Cllr Janice Long and will be raised at Housing Scrutiny Committee tonight and Cllr Abdirazak Abdi is also pursuing the issue with the Council.

Nadia Khan, Communications and Marketing Manager at Brent Housing Management has emailed me for details and promised to look into the matter first thing tomorrow.

Meanwhile John has written to me late this afternoon:

Hi Martin, it has still not been repaired and it may be a long time before it is.

I spoke with Marc, the council's surveyor face to face in the South Kilburn office and he says they think the leak is on the 'dry riser', which is located between flats.

Oakray have restored my heating and microwave but they say not to use them until the Wate's electrician has checked them over and he has not arrived yet.

Brent Planning Committee: Wembley Stadium steps approved. Windmill hotel flats approved.

As expected Brent Planning Committee last night approved plans for the replacement of the Wembley Stadium pedway by steps LINK and the application for flats to be built at the Windmill Hotel on Cricklewood Broadway LINK. One councillor was not happy about the latter being referred to as a 'Trojan Horse' by an objector. The promised replacement pub lacks viability because it has no kitchen to prepare food.

The application for flats on the site of the MOT garage, St Pauls Avenue, NW2 was deferred because of concern over  light, amount of affordable housing and  access.

Full Kilburn Times report here:  LINK  There is no convincing evidence of how this wil benefit the daily lives of local residents although Community Infrastructure Levy is supposed to do just that.

Quintain's 'Masterplan' czar could only quote ending 'visual severance' from the Brent Civic Centre! 

"If Wembley Park was only about going to and from the stadium then the pedway has done the job for the last 44 years.  But Wembley Park, the whole ethos of the master plan and the council’s ambition is about wider every day life and at the moment it does create a visual severance from the Civic Centre to the park.”

Pensioner's kitchen remains flooded 10 days after first reported to Brent Council

Despite contact by a housing officer from Brent Council asnd visit by Wates a power has still not been restored in John Healy's flat on the South Kilburn estate following a flood which has left him wading through the kitchen in Wellington boots. LINK

The problem was first reported to Brent Housing on Wedensday September 5th

John told Wembley Matters last night:

I think the Northern Ireland border issue will be solved before my leak.

John is maintaining his sense of humour but confessed last night that he is feeling 'very stressed out'.

I e-mailed the Brent Council Press Office  on Tuesday outlining the article I had written and requesting a comment. No answer has been received. I rang the Press Office several times this morning. The phone gave a few rings and then cut off.

There is a Housing Scrutiny meeting tonight. I hope this issue at least receives some attention there.