Saturday, 15 June 2019

Planning Committee to decide whether to build on designated open space in Wembley Central


At the end of the long London Road, off Wembley High Road, there is a little known open space adjacent to the playing fields behind Ark Elvin Academy and Elsley Primary School. The open space is designated as such in Brent's Core Strategy Policy CP18 but planning officers argue in their report going to Planning Committee on Wednesday 19th June that it should be built on, partly because part of it has been covered in tarmac:
Officers do not consider that the site has the character or usability of conventional open space despite its designation as such. Officers therefore consider that the space could appropriately be developed for residential uses without materially detracting from the value of the playing fields open space designation.
The site is close to a Grade 1 Site In Nature Conservation (SINC) which is close to the brook to the south and is also designated as a woldlife corridor.

When I visited the site much of it was fenced off but these photographs show the nature of the site.



It is planned to remove 29 of the 43 trees on the site, including all those that have a tree preservation order.  I am not sure if it is proposed to fell the very handsome mature oak on the site that can be seen in the satellite view. Officers argue that there will be a net gain as 85 new trees will be planted as pat of the development.

Overall they argue that the loss of the open space is outweighed by the gain in terms of housing. The plan for the site can be seen below. Click bottom right corner for full page view.


As well as new housing there will be a replacement community centre slightly smaller than the present one but no new youth centre:

NAIL (New Accommodation for Independent Living) Residential Units (25 total)
     17x studio flats 8 x 1 bedroom flats
Residential Units providing temporary accommodation (53 total)
32x 1 bedroom flats (which are adaptable to a 2 bedroom layout)
21x 2 bedroom flats (which are adaptable to a 3 bedroom layout)

General Purpose Residential Units for Affordable Rent (92 total)

10x 1 bedroom flats
61x 2 bedroom flats
13x 3 bedroom flats
8x 3 bedroom houses
 
Community Centre (293sqm indoor space + 168sqm outdoor space)

There have been four letters of objection to the development and a 57 signature petition of objection from nearby households. Elsley Primart School supported the development on the basis of local housing need.

Thursday, 13 June 2019

Kingsbury’s Post-War Prefab Homes – free talk on Tuesday 25th June


Local historian (and Wembley Matters correspondent) Philip Grant will be giving a free talk, at 11am on Tuesday 25th June, as part of Kingsbury Library’s regular monthly “Coffee Morning” events. His subject this time is the “prefab” bungalows that were built just after the Second World War, to provide urgently needed temporary homes for families.
Nothing is left of them today (the last ones locally were gone by the early 1970’s), but they had been a feature of Roe Green Park, Silver Jubilee Park and a corner of what is now Fryent Country Park (an estate called Pilgrims Way!).

Much of the talk will include memories and photographs from people who lived in the Kingsbury prefabs. It is the social history of everyday local people, although some went on to be more widely known (including a future Leader of Brent Council, and a world famous musician).
The event is free, with refreshments (although Brent Libraries would like everyone who comes to borrow at least one library book as part of their visit). If you are not doing anything else that morning, and think that the talk might be interesting, why not come along?

Tuesday, 11 June 2019

'Socially Useful Work' - the Lucas Plan and its current relevance - film & discussion Monday 17th June


Informal consultation reveals strong support for Strathcona School but formal closure consultation to go ahead

A report going to the next Brent Cabinet meeting reveals overwhelming support for retention of the Strathcona school which the Council has earmarked for closure but recommends that Cabinet go ahead with formal consultation on closure:

RecommendationL Cabinet approves a period of formal consultation, through publication of a statutory notice, on proposals to:·change the age range of Roe Green Infant School from 3-11 to 3-7·reduce the school’s Published Admission Number (PAN) from 150 to 120 for September 2020·implement a phased closure of the provision on the Roe Green Infant School Strathcona site.
The Council's handling of population projection data and its competence at planning school places was questioned by respondents with many asking why the authority had created large 3-5 form entry schools. There are calls for the scrapping of the controversial new Ark primary school due to be built on the car park of York House on a busy road in Wembley Park.

The Council was criticised for not promoting the school enough and questioned as to why it was choosing to close high quality provision.

Concern was expressed oveer the impact of closure on individual pupils and their families.


Brent Council responded that the closure was due to falling demand and not about the quality of education.

Full Consultation Report (Click lower right square to enlarge)



Brent planners recommend Queensbury pub demolition scheme despite vociferous local opposition


This pub will be demolished unless Brent Planning Committee reject planning officers' recommendation
The fears of the Queensbury Pub campaigners that Brent Council will give in to the developer of the Willesden Green site and agree to the demolition of the well-loved pub appear to have been realised.

Two almost identical schemes have been put forward and the planners reject Scheme A and recommend acceptance of Scheme B.


The developer is currently at Appeal over the Council’s rejection of the earlier scheme, Campaigners claim that their FOI request revealed that the developer agreed with Brent Council that the appeal will be dropped if the Planning Committee grant the Scheme B application.  The Planning Committee papers do not note that agreement.


Officers note (claim?) that ‘less than substantial harm has been identified in the loss of the building’ housing the public house and that the identified harm is ‘outweighed by the significant public benefits’ of the scheme.


The scheme does not meet the Council’s 50% affordable housing target but that is glossed over by a vague reference to a ‘post-implementation’ review.


There is no guarantee that the replacement pub space would have a kitchen despite the fact that the survival of public houses these days depend on their offering meals and the food offer is a strength of the current pub.


The development would yield a sum of  £890,000 in Council Infrastructure Levy (CIL).


Officers’ Conclusions (FULL REPORT HERE)

The proposed development is considered to have addressed the issues identified with the scheme currently at Appeal. Whilst less than substantial harm has been identified in the loss of a building which is viewed as making a positive contribution to the character of the Mapesbury Conservation Area, the identified harm is outweighed by the significant public benefits which arise from the scheme. These include: the removal of visible negative public realm features such as signage and poorly designed extensions; direct street-level access; an increase in housing provision and affordable housing provision, the provision of a formal community space/ function room. 

Whilst design will always be a subjective matter, the removal of the bulky and intrusive front elevation results in a building which appears more coherent in the streetscene and in keeping. Internally, the standard of accommodation of individual units is improved with more regular shaped rooms proposed and units meeting with the Technical Standards; and outlook and amenity space provision is also considered acceptable. No issues are again raised in relation to neighbour impact. 

The overall design of the public house is now considered to be suitably distinctive from the residential elements. The applicant has reviewed other design options such as retaining the existing building, however as discussed above, a viable scheme would result in a scheme which would completely dominate the existing building, have unacceptable impacts on neighbouring occupiers or unacceptably alter the existing building. 

The affordable housing offer of 35 % does not meet the 50 % target set out in current Council’s adopted policy and there remains some disagreement in relation to the some of the variables and the associated potential surplus generated by the scheme. However, it is considered that this can be resolved through a post implementation review which would use actual sales values and build costs as opposed to hypothetical values. Any money received will contribute towards much needed affordable housing elsewhere in the Borough. It is also noted that the current offer by the applicant of 35% affordable by habitable room would comply with the draft London Plan and with emerging local policy. 

The Planning Committee will decide on the application on June 19th, 6pm at Brent Civic Centre. If you wish to speak on the application email:
joe.kwateng@brent.gov.uk


The Save The Queensbury Campaign  told Wembley Matters:

Once again we rely on members of the Planning Committee to take an objective view of the three schemes before them. Members are asked to back a scheme they’ve effectively Refused and now subject to Appeal. Members are not told that granting the scheme will take the Appeal off the table; that deal has been done.
None of the schemes meet Affordable housing targets and worryingly, there are no plans for the community groups using the pub six mornings a week. Much is promised in future reviews and legal paperwork but that will be done behind closed doors and without community involvement.
Neither the developer or officers have offered any evidence that the community welcomes this decision.

Members should not fear going against their officers. They did this before and Brent went on to win the Appeal and we are confident that the same can happen again.

Second Permablitz at Northwick Park Community Garden on Father's Day Sunday June 16th

The Community Garden is taking shape
From Northwick Park Community Garden

On Sunday 16th June - Father’s Day - we will be all set up to start the 2nd Permablitz at the community garden - we will be completing planting and mulching the beds we dug at the 1st Permablitz, and digging and mulching new beds, with the future aim of,by this time next year, eventually making our way towards our end goal of the footbridge across the railway. 

It is due to the hard work of our wonderful volunteers, in association with Permablitz London, that this is happening, and if you would like to volunteer there is still time to sign up by emailing us at Northwickparkcommunitygarden@gmail.com.

 The day runs from 10am until 5/5.30pm. We provide drinks, snacks and a great cooked vegetarian lunch so BOOKING IS ESSENTIAL not only for catering but to also ensure we have enough tools etc

Brent Scrutiny to examine progress since the 'Adult B' Safeguarding Adult Review

The Community and Wellbeing Scrutiny Committee will tonight (6pm Brent Civic Centre) receive an update and progress report LINK resulting from the Safeguarding Adult Review (SAR) of Adult 'B' whose case was covered on Wembley Matters and in some of the national press. The Review was triggered because there was evidence that Adult B had experienced abuse and/or neglect and that there was concern about how agencies had worked together to safeguard and promote her well being.

The report to Scrutiny by Michael Preston-Shoot, Independent Chair of the Brent Safeguarding Adults Board, sets out in details what has been done locally as a result of the Review as well as the national context.

His final remarks summarise the current position:
 
The purpose and terms of reference for the Adult B SAR are detailed in the review itself, which is an appendix to this report LINK. Put succinctly, the SAR’s purpose was to identify good practice and shortcomings in Adult B’s care and support provision and to learn lessons about the care and support provided to a person with learning disabilities, protection planning and the use of the Mental Capacity Act 2005.

It is clearly laid out in the SAR that what had been provided to Adult B over a considerable number of years had been very limited. She had been provided with accommodation and her basic needs had been met. However, with reference to the components of wellbeing in section 1 (Care Act 2014), provision had been limited. The SAR therefore challenges all those involved with arrangements for the care and support of learning disabled people with respect to what the vision and ambition is for service provision.

 If residential care is to be provided to people with learning disabilities, then this needs to be accompanied by other forms of service provision in order to deliver on all aspects of wellbeing. It is questioning whether, in all cases where care and support is being provided, relying just on annual reviews is sufficient to ensure that people’s needs continue to be met and their wellbeing enhanced.

Concerns about provision for learning disabled people are not unique to Brent. There have been other SARs that have highlighted shortcomings, of which Winterbourne View (South Gloucestershire SAB) and Mendip House (Somerset SAB) are particularly noteworthy.

In relation to the recommendations, detailed advice was taken by Adult Social Care in relation to the other residents in the care home and that advice has been acted on, with plans implemented to ensure their health and wellbeing. The first recommendation has, therefore, been completed although work obviously is on-going with respect to monitoring the quality of the new arrangements.

Adult B now has an allocated social worker. Adult B and her mother were provided with considerable support in the run-up to her move and this support has continued. Adult B is safe and well, and is making good progress in her new placement. The second recommendation has, therefore, also been completed but work is on-going with respect to monitoring the quality and outcomes of the new arrangements.

The third and fourth recommendations relate to the development of services generally for learning disabled people and the SAB’s role in seeking reassurance that the lessons from the Adult B SAR have been embedded. The SAB will receive regular updates from Adult Social Care and the CCG regarding the development of services for learning disabled people, the management of provider concerns, and the provision of primary care healthcare checks. The SAB also receives regular updates of the outcomes locally of reviews of deaths of learning disabled people (the Learning Disability Mortality Review Programme), which means that the case of Adult B is not seen in isolation.

The responsibility for overseeing the outcome of the recommendations rests with the SAB and ultimately myself as Independent Chair. I have facilitated dissemination events and will continue to do so in order to ensure that the lessons from the Adult B SAR, and from other SARs nationally involving learning disabled people, are known and the findings reflected in good practice locally. 

The last SAB annual conference deliberately included a keynote presentation on SAR findings and another on good practice with learning disabled people. The SABs strategic plan, a statutory requirement from the Care Act 2014, is being updated for 2019/2021 and there will be a strategic priority that focuses on learning disabled people to ensure a focus on service improvement in this field of practice.

Adult B and her mother will continue to receive support from a social worker and GP to ensure that her health and social care needs are met. Adult B’s mother was consulted during the SAR process, so that her views were incorporated fully. She was also fully involved in discussions about publication of the SAR and was supportive of publication to ensure that lessons are learned both locally and nationally.


This is Carers Week 2019- lots of Brent activities