Tuesday 27 November 2018

Brent Council silent on impact of possible Spurs extension on Wembley Stadium pedway removal programme

Wembley Matters has approached Brent Council for a comment on how the possible extension of Tottenham Hotspur's use of Wembley Stadium up to May 2019 would affect the timetble for removal of the stadium pedway and its replacement by steps. The request was made more than a week ago and despite reminders no answer has been received.

The  works already had a tight schedule and would not take place on event days, so an increase in the number of event days will obviously make an impact.

The Minutes of the Planning Commitee meeting of September, where the steps application was unanimously approved states:
Members heard that the steps were intended to be in place for 2020 when Brent would become the Borough of Culture and Wembley National Stadium would host European Nations League finals.
Wembley is scheduled to host seven Euro 2020 games including the final LINK

The works schedule is formidable:
 
The delivery of the project can be split into three main construction phases:

       Phase 1 – Site Preparation and Substructure Works; 


       Phase 2 – Pedway Demolition and Construction of Steps; 


       Phase 3 – Landscaping and Fit Out. 


.        6.62  Phase 1 - The initial work activity will focus on clearing the site below and around the Pedway of those utilities and other items that will obstruct the Pedway demolition and subsequent staircase construction. As areas become clear, works to the foundations and substructure of the steps will commence.

       6.63  The foundations to the steps will be constructed in and around the existing Pedway structure in advance of its demolition. Therefore, there will be a need to utilise small/specialist plant, such as restricted access piling rigs that will be able to access the low headroom areas beneath the existing Pedway to construct the piles.

       6.64  Phase 2 - This phase will commence within an agreed window of time to minimise the impact to WNSL. The first stage of demolition will focus on removing the Pedway structure from the area of the new staircase construction. Once this is removed, the demolition will focus on removing the remainder of the Pedway (as it runs across Engineers Way towards Olympic Way and Wembley Park station north of the Stadium). A road closure of Engineers Way will be required whilst the Pedway is removed across the carriageway area (details as to the number and timeframes required for the road closures are not yet available but will be agreed, at the proper time, with the Council).

       6.65  The construction of the staircase is anticipated to be a combination of pre-cast and cast in- situ concrete. It is anticipated that the bridge podium section that will connect to the Stadium will be cast in-situ and the staircase will be formed from precast structural elements. The staircase is of a modular construction and will follow a step by step process that will be prescribed by the designer and supplier. Throughout this phase of heavy lifting it may be necessary to have lane closure on Engineers Way to facilitate easy delivery and unloading of the precast elements. Pedestrian management will be a key feature of this phase to maintain safety exclusion zones around the works.

       6.66  Phase 3 - The fit out of the staircase undercroft will commence as soon as all overhead working is complete and it is safe to do so. The final landscaping will be constructed during the WNSL events season. Ahead of this phase there will be agreed processes and access routes to limit the level of non-working and disrupted time (as has been managed through the delivery of the Olympic Way Zone A works).

       6.67  The construction of the landscaping and public realm works will be undertaken in two sections that will run concurrently: Olympic Way (from the boundary of the Zone A works) to Engineers Way and the Olympic Steps area comprising land south of Engineers Way to the Stadium.


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Brent Council to implemement contingency plan for Allied Healthcare adult social care clients today

More than a week ago I reported on the collapse of Allied Healthcare, providers of adult social care in Brent and across the country. LINK

I contacted Brent Council Press Office to ask what contingency plans had been put in place for Brent recipients of their care. I had no response, despite several phone calls and email reminders, the latest yesterday.

However, yesterday evening at Brent Council, Cllr Farah, lead member for adult social care,  announced that Allied was responsible for 94 residents and, with the situation regarding the company still unclear, Brent Council would today be implementing their contigency plan - although he gave no details of what that plan was.  Presumably the clients will be transferred to other providers but it would be important to know what steps are being taken to ensure continuity of care, including if possible retention of carers with whom people would have built a trusting relationship.

Marr to Chakrabarti after on-air outburst: It was only robust questioning




The exchange between Andrew Marr and Shami Chakrabarti hit the headlines a few weeks ago on account of Marr's sudden and aggressive 'Don't patronise me' comment as he waved his notes towards her. I was moved to put an official complaint into the BBC and have now had a response. The BBC reveal that after the interview, and presumably after the social media reaction, Marr contacted Chakrabarti to say it was only 'robust' questioning.


My complaint summary: unprofessional behaviour amounting to bullying
Full Complaint: The moment when Andrew Marr interviewing Shami Chakrabarti exclaimed 'Don't patronise me' and left her visibly shaken. In my view losing his temper in this way and adopting an intimidating tone amounted to bullying and sexism; revealing bias against intelligent, young women who stand up for themselves. Such behaviour was not evident in his interviews on the same programme with male politicians.
BBC Response

Andrew used his interview with Shami Chakrabarti, Shadow Attorney General, to explore Labour’s position on the draft Brexit withdrawal agreement negotiated by the Prime Minister. The Labour leadership have said they don’t support this deal. Andrew sought to clarify what areas of this deal Labour had issue with, what they would seek from an alternative agreement and the logistics of how they would achieve this.  
When interviewing any politician from any party, Andrew’s intention is to scrutinise their position on any given issue. Andrew didn’t intend anything other than to robustly question Baroness Chakrabarti on the proposed Brexit deal. He contacted her to make this clear afterwards.

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Brent Council housing performance plummets


A reader writes:
Hi Martin, I received the Winter edition of ‘Your Voice’ the magazine for Brent Council’s tenants and leaseholders this morning and noticed that 5 out of 6 key performance targets had gone down, as they are highlighted in red.

The council told me and other residents that we would see a remarkable transformation in the delivery of services following the transfer from BHP 14 months ago.  I assumed they were going to get better but as their own statistics show, they are nosediving. e.g. The target for Estate Inspections in 2018/19 is 100% but their performance is rated at 48%.

Maybe you might like to ask the council, why are they performing so badly?  The next Housing Scrutiny committee meets this week and you could ask the chair Cllr. Long what has gone so badly wrong? Could it be that the council misled us at the consultation meetings to get us to vote to take the services in-house.  I attended the session at the Willesden Library and ‘my table’ was hosted by Cllr. Butt and I remember him saying, “BHP were useless at managing repairs” but it seems the council are even worse

Sunday 25 November 2018

Brent Council to debate the Private Rented Housing Sector on Monday



Time is set aside at each council meeting for a non-cabinet member debate. Tomorrow Cllr Fleur Donnelly-Jackson, Willesden Green ward.

One area missing is the high-end purpose built private rented sector such as those built by Quintain in Wembley under the Tipi name.  There aside from rent the service charges have become an issue (see ) and renters have found also themselves trapped into contracts with utility and broad-band suppliers. As these contracts are negotiated for all  residents by the property management company, people cannot search our cheaper suppliers.


Motion for Non Cabinet Member debate
Private Rented Housing Sector
This Council notes:
The important work carried out by the Private Housing Enforcement team:
·      Brent has an estimated 36,000 privately rented properties. The Private Housing Enforcement team carry out between 30-40 planned inspections per week, plus an additional 10-15 unannounced inspection raids.
·      Brent Council has won 140 landmark prosecution cases against rogue landlords, agents and sub-letters since 2016. The convictions have resulted in more than £1.1m in court fines and costs.
·      A total of 901 PRS Properties have been improved as a consequence of their interventions, since January 2018.
·      Brent Council is registered with, and a member of the Housing Ombudsman Service. We also contribute to the renters’ advice service: Advice 4 Renters, and enforcement officers give A4R’s advice leaflets to tenants when they visit. They also signpost tenants to A4R’s website, or SSP Law (solicitor firm contracted by Brent Council to advise tenants).

This despite the Council operating against a backdrop of prolonged austerity. We therefore also note :
·      The average price paid for property in Brent in the last year stands at nearly half a million pounds. Consequently it is no small wonder that the proportion of people renting privately has doubled since 2004; half of 18-35s, 1 in 4 families with children, and growing numbers of older people now live in privately rented homes [1].
·      That most of England’s 11 million renters are on tenancies with fixed terms of six months or a year; after this period has ended, landlords can evict their tenants with just two months’ notice, without giving them a reason. These ‘no fault evictions’ were introduced under Section 21 of the 1988 Housing Act; before this, renters had much greater security and it was difficult for landlords to evict tenants who paid the rent on time and looked after the property.
·      Evictions are the number one cause of homelessness with 80% of evictions on no-fault grounds, and 63% of private renters who were forced to move in 2016 evicted not due to any fault of their own but because the landlord wanted to sell or use the property [2,3,4].
·      The recent Guardian and ITV investigation into rogue landlords operating in Brent, and note how a number of these criminals wilfully exploit loopholes within existing legislation.
·      The London Mayor’s online “rogue landlord checker” is available to all Londoners and has received more than 1,000 entries from local authorities.
·      That Karen Buck MP’s private members bill on “Homes (fitness for human habitation)”, which seeks to require that residential rented accommodation is provided and maintained in a state of fitness for human habitation. We also welcome the progress of the tenants’ fees bill through Parliament.

This Council believes:

·      That housing is intrinsically linked to poverty and life chances. Children need secure homes from which to excel in their schooling. Adults need a secure home in order to work, flourish, and take part in society to their fullest potential.
·      The Government has been forced into a U-turn after a Guardian and ITV News investigation revealed that not a single name had been entered into the government’s new rogue landlord database system in more than six months since its launch – and that even when landlords’ names were listed, the public would not be allowed to see them. [5]
·      Landlord licensing is not fit for purpose until universally implemented, and the problem of rogue landlords is far-reaching beyond borough boundaries. We need an effective scheme, local authorities that are properly resourced and improved tenants’ rights. A national regulatory framework would ensure consistent regulation for all landlords across the country and stop the rogues from switching local authorities.
·      To fix this broken system, we need a complete rebalancing of the power relationship between landlords and tenants. The underlying issues of the housing crisis will only be solved by the construction of social and genuinely affordable housing on an unprecedented scale, with legislative teeth to punish rogue landlords.
·      Mass homelessness is a national disgrace, and removing its leading causes should be a priority.
·      Alongside tackling homelessness, abolishing Section 21 no-fault evictions would help to make renting more secure, improve standards, increase tenant confidence and ultimately contribute towards making renting a viable long-term alternative to home ownership or social rent for the millions who currently cannot access either.
·      Renters Unions would make it easier for tenants to defend their rights, and for existing unions like the London Renters Union to defend their members

This Council resolves:
·      To support the abolition of Section 21 no fault evictions.
·      To note that the Council will continue to serve improvement notices and emergency remedial action notices on landlords where private rented homes fail physical inspection, which can restrict the scope of private landlords to serve retaliatory section 21 notices.
·      To call for the tightening of legislation so landlords can’t use property agents to hop from borough to borough.
·      To support new renters’ unions to allow renters to organise and defend their rights, and to make the housing market fairer.

 Councillor Fleur Donnelly-Jackson Willesden Green Ward


 
Footnotes:

[1] English Housing Survey 2016-17
[2] ‘Record numbers left homeless after eviction by private landlords in England’, The Guardian, 28.9.16
[3] ‘How eviction leads to homelessness: “My youngest child doesn’t know what a home is”’, The Guardian, 8.1.18
[4] ‘The state of private renting’, Inside Housing, 2.8.17


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Help with tree planting in Northwick Park and Preston Park Saturday December 1st



This tree planting event on Saturday 1st December in Preston Park and Northwick Park is part of the neighbourhood-wide tree planting weekend, initiated by the Mayor of London. 


Due to the size of the community tree packs (50 trees in each) and type of trees offered, the Council has also included Northwick Park ias well as Preston Park n the planting scope . The map of the confirmed locations for the trees in both parks is due to be shared by the Council shortly.

The tree planting schedule is as follows for Saturday 1st December:

- Preston Park: 9.30am - 11am - meet in the car park (College Road entrance to the park, opposite Preston Park Primary School) - HA9 8RJ
- Northwick Park: 11.30am - 1pm - meet in front of the Northwick Park Pavilion - HA0 3TQ

Brent Council and Veolia colleagues will support the planting. Volunteers are advised to bring spades/ forks/ trowels and gloves and wear suitable protective footwear on the day. 

Help with tree planting in One Tree Hill Park on Saturday December 1st


Wembley Central and Alperton Residents' Association, with the support of Brent Council and Veolia, have secured 50 trees (English Oak, Silver Birch, Beech, Hornbeam, and Alder) for One Tree Hill Park. They will be planting them on Saturday 1st December 1.30pm to 3pm and invite you and your children to come along and help:
Meeting point by the Bowrons Avenue entrance of the park. Please also bring spades/forks/trowels and gloves if you have them, and wear suitable protective footwear. If residents dont have the tools, fear not, we are working with our friends at Veolia to provide some tools. Children to be accompanied by a responsible adult.