Redevelopment no longer an option for St Raphel's Estate Brent Council announces

 Cllr Muhammed Butt, Leader of Brent Council, yesterday informed residents of St Raphael's Estate that redevelopment of the estate was no long an option. This had appeared to be inevitable once funding  no longer seemed likely due to changed criteria, although the Council continued talks to try and achieve funding.

The change means that there will no longer be private housing built on the estate and there will be no demolitions. Instead there will be infill new housing on parts of the estate and the council promises to 'invest in existing council homes' and carry out improvements on the estate.

The two options for the estate: infill and redevelopment, both had the support of sections of the community. LINK  A ballot would have been held which would have established the true extent of support for either. Now the council has announced the infill decision no ballot will be held.

Controversy is likely to continue, as it has on other estates, on exacly what infill will take place and where, and the impact on residents' amenity.

This is the letter sent to residents.

The Council has also issued a Newsletter outlining potential estate improvements that could be possible over the next 5 years.

 

WELLesden Garden Open Day - Friday 13 August 1pm-7pm at Mencap, High Road, Willesden

 

Fun Day at Bush Farm, Fryent Country Park, on Sunday August 15th

 

UPDATED: Another application to replace a detached surburban house with a block of flats approved

 

From Draycott Avenue

From the back garden of the property

 

UPDATE Neighbouring householder and opposite householder spoke against the development.  A condition was added that raised number of trees to be planted to replace those taken away should be 22. Argued that this would help screen the building. Only one Planning Committee member voted against and that was Cllr Kennelly. His reasons were that there was insufficient family housing in the development (and that was what Brent needed) and the the ceilings were too low and below planning guidelines.

 

A planning application to demolish a detached 2 storey 5- bedroomed family house in Draycott Avenue, Kenton will be decided by Brent Planning Committee on Wednesday evening.

The application has some similarities to the controversial Queen's Walk planning application where a block of flats has replaced a detached house. This application proposes 9 residential units:

3 2 bedroomed units at market rent

2 2 bedroomed units for market sale

4 1 bedroomed units for market sale

The cost of the build is estimated at £2million

All commentss on the application are objections from near neighbours. When the Queen's Walk application was approved some objectors felt this would make way for more such applications as developers could buy up such properies and erect blocks of flats turning a handsome profit.

This comment on the planning portal is similar to several others:

We have recently received the notice of 1 Draycott Avenue's proposal to demolish the existing dwelling house and erect a part four-storey apartment block providing 9X self-contained flats with associated car parks.


We unequivocally object to this planning for the reasons outlined below.

Impact of the proposal on our personal property:

1. The development would greatly impact our privacy, especially as it has a roof terrace. The occupants of these proposed flats will have direct visual access to the surrounding gardens, which violates their privacy and introduces concerns about safety. The majority of the surrounding residents are elderly and they use their private gardens as a "safe" place for relaxing and enjoying quiet time. All of the residents have agreed this would be an invasion of their privacy, with the flats overlooking their gardens. Not only will this have a severe impact on mental health but it will now limit the time spent in their own private spaces because of this proposed plan.


2. The proposed designs also indicate a number of side windows which look directly onto our property. Whilst the windows are "opaque" according to the designs, when opened, the occupants will have direct visual access into our property without any obstructions. This issue is further exacerbated due to our plans to extend over our existing garage, which we have put an application for. Therefore the development will be severely invading our privacy.


3. The proposed four storey development is not only much taller than any of the existing residential properties in the area but it is completely out of character of the existing dwellings. Due to the completely different design of the proposal, not only does this reduce the views from the current properties, it is overbearing and reduces the outlook of our own property This would therefore make the property taller than our property and impact our views. Also, the design of the property is completely out of character of ours and the surrounding properties outlook. This development would be extremely detrimental and reduce the outlook of our property and is completely overbearing.


4 The designs shows there is cycle parking adjacent to our fence. This would also cause disturbances on our quiet enjoyment of our garden.


Many of the above points directly contravene Article 8 of our Human Rights Act 1998, clearly impacting aspects of our private, family and home life. This act (protocol 1, article 1) clearly states that we have the right to enjoy our property peacefully. The lack of privacy and increased noise from extra residents both prevent this from happening.



With regards to concerns affecting the general area:



5 This is a purely residential street with single families living there. This proposal would change the character of this part of the street significantly and greatly impact those living around it.



6 The area has already had previous issues with noise and disturbances. In fact, the owners of 1 Draycott Avenue themselves have reported the noise and disturbances to the local police and council in the past. The more intensive use of the site would no doubt increase the noise and disturbance purely from the multiple increased number of residents.



7. The property itself backs onto a conservation area. Building a large set of flats will be of great detriment to the existing wildlife that is present and also be completely out of character of the existing conservation area.



8. The property design indicates that there is cladding on the outside. We are all well aware of the disaster that occurred in Grenfell. Due to this tragic incident, the cladding and fire safety measures are currently being reviewed and there is much uncertainty about what is deemed safe. This building would therefore be a fire hazard to those within the property and those around. Especially the fact that the property backs on to a conservation area, this could be a disastrous problem. - I'm not sure this is a good point - they will put the new fire safe cladding



9. The design indicates that there are only 7 parking spots for the property (6 for the tenants and 1 visitor parking), despite 9 flats being developed. The area already has noise and parking issues. The lack of parking for each of the flats would mean the residents of the development would need to find street parking in the surrounding area, as well as any parking for their guests. This would greatly increase the noise and parking issues many of the local residents are already facing.



10. There are balconies shown at the front of the property designs. This would also impact the privacy of the opposing houses, as the occupants of the development would be able to sit and view into the opposing houses at leisure, therefore impinging on Article 8 of their Human Rights. The balconies are also clearly spoiling the outlook and character of the entire street and are totally inappropriate.



11. The increased use of Drayton Waye will be a safety hazard. This road is used by many families and young children who cross to go to school daily. There have already been multiple instances of accidents and near misses - the increased use of Drayton Waye would significantly increase this risk and put many lives at risk.



Finally and most importantly: Most of the surrounding residents have owned and lived in their homes for many decades, brought up their families, and enjoyed the quiet residential area. This new development is completely out of keeping with the existing dwellings and as outlined above completely destroys the character, privacy, and safety of the existing properties.



All of the residents have agreed this is an absolutely selfish act to monetise a plot of land that will ultimately drive out families that have been living in the area for many generations.

 Planning Officers consider the objections in their report LINK and recommend that the Committee approve the application. 

The Brent Heritage Officer considered the impact on the nearby Northwick Circle Conservation Area:

The applicant has provided a heritage statement which identifies the potential impacts on the nearby Conservation area. This identifies areas where the development would be most visible from within the Conservation Area. Heritage England have been consulted on the application and raised no objections.

The Council’s Heritage Officer has viewed the submitted Heritage Statement and the wider scheme and considers that the development is a reasonable distance away from the Conservation Area and is mostly screened by trees along nearby boundaries. It would not be highly visible from the most significant focal point of the conservation area and is of a similar scale to nearby developments. As such, the proposal would not result in harm to the nearby Northwick Circle Conservation Area.

Brent Council announce a summer clampdown on noisy parties and unlicensed music events - but weekends only

 From Brent Council

Noisy residents are the target this summer in a clamp down on noise disturbances.

Party Patrol teams will inspect the borough and clamp down on excessively noisy parties and unlicensed music events - issuing warnings or even confiscating speakers and music equipment if a party is creating an unreasonable disturbance.

Warmer days and longer evenings usually prompt an increase in noise complaints. To nip the nuisance behaviour in the bud, Party Patrols will be in operation between 6pm and 2am on Friday, Saturday and Sunday.

They will check events to see that noise is kept to a reasonable level, use noise monitoring equipment, and make sure that any businesses have the correct licence if they choose to host a party.

Where appropriate, officers will engage with private landlords and housing associations and, if necessary, demand tenancy management interventions.

Cllr Promise Knight, Cabinet Member for Community Safety and Engagement, Brent Council said: 

Persistent and excessive noise can be a nightmare for many neighbours. We want to strike the right balance in allowing people to enjoy themselves and not letting that fun disturb other people. 

 That's why we are taking a hard line against those who lack consideration and cause misery for others.

Avoid a visit from the Party Patrol with these tips from our Noise Nuisance team:

·         Tell your neighbours in advance of your plans - or better still, invite them.

·         Keep noise to a reasonable level at all times. Many people wrongly believe you can play loud music before 11pm. The law actually requires neighbourly and considerate behaviour at all times. It is a good idea to turn music right down after 11pm and to close windows and doors.

·         It is difficult to control music noise when you are outside in the open, so avoid speakers in the garden.

·         Ask guests to leave quietly after the party - no shouting, revving of car engines, or sounding of car horns.

·         Businesses looking to host a party must seek permission from their local authority if they are not already licensed for activities like music and the consumption of alcohol. If you're unsure whether you need a licence, please contact the team at business.licence@brent.gov.uk

To report noise nuisance or an unlicensed music event, download the Noise App at www.thenoiseapp.com or go to our website.

Buses may be able to use the newly connected North End Road in Wembley

 In response to a question from Wembley Matters, reminding the council that early publicity on the joining up of North End Road stated it  might be used for re-routed buses, particularly on event days,  Brent Council have issued a statement and clarification  over the 7.5tonne limit on the road:

The recent 7.5 t restriction on North End Road prohibits HGVs exceeding this weight from entering the zone except for loading or unloading or visiting a place of business. There is also a general 17 tonne weight limit over the culvert.

 

We are liaising with Transport for London on improving bus services in the area and a potential future route along North End Road. The 7.5 t restriction applies to goods vehicles, it would not apply to buses operating a future service.

 

London-Glasgow COP26 'Walk for the Planet' will go from Kilburn to Harrow on September 6th - you can join for the day

 

Click on image for interactive version

A 'People's Walk for the Planet' will pass through Brent and Harrow on Monday September 6th. Details are still being finalised but it appears places for long-distance walkers with accommodation are full. However day-walkers are welcome and the distance of 9.7 miles will take you through some of our green spaces including the Welsh Harp and Fryent Country Park.

The organisers say:

XR Faith Bridge is an interfaith alliance across a broad spectrum from established religions to those who are spiritual but not religious.

 

We are united by our faith; a faith that we can advocate and influence and be the change that we want for our world. We choose to walk to COP26 as a practice of that faith, an act of connection with the earth on which we walk and the people with whom we walk and the communities through which we pass; and we make our way in kinship with the peoples and creatures of the earth who are suffering and displaced by climate and ecological breakdown. We do so peacefully and lawfully, ready to engage and learn, because we care and we have hope.

Details of the route will be updated HERE

An information pack is available HERE

GLOBAL WITNESS WARNS OF “UNTHINKABLE CATASTROPHE” UNLESS URGENT AND SYSTEMIC ACTION IS TAKEN TO KEEP FOSSIL FUELS IN THE GROUND, END DEFORESTATION AND HOLD CORPORATES TO ACCOUNT FOR THEIR IMPACT ON THE ENVIRONMENT AND HUMAN RIGHTS

Following today’s stark warning by the International Panel on Climate Change (IPCC) Global Witness is calling for world leaders and big corporations to wake up to the undeniable immediacy of climate crisis and act now to avoid further irreparable damage.

In a landmark report, the most significant climate warning since 2018, the IPCC say global heating will hit 1.5°C  by 2040 – but that it is still possible to prevent warming going beyond that critical level if “immediate, rapid and large-scale reductions” in emissions start now.

To address this crisis, Global Witness is joining others across the growing climate movement to call for:

 

• The immediate phase out of all fossil fuels around the world. We don’t have time to waste switching from one fossil fuel to another, from coal to gas, or hoping for new technologies to clean up this dirty industry. The science is clear that fossil fuel extraction and use has to fall fast and start falling now.
  
• An end to the financial pipeline fuelling deforestation around the world.
• Legislation to hold big companies liable for the environmental and human rights impacts of their value chains.
• A zero-tolerance approach to violence against land and environmental defenders – those who stand up for their land and our planet. We cannot solve the climate crisis whilst riding roughshod the rights of frontline communities – we need to prioritise their interests and voices, not those of big polluters.

 

Amy Richards, Director of Communications at Global Witness said:

While the UK government is telling the public how to rinse dishes, the experts are telling us loud and clear: the climate crisis is here, it’s now, and we are running out of time to prevent unthinkable catastrophe.

This report will send shockwaves around the world, but it must do more than just shock. It must be the catalyst to finally see the radical climate action that is needed to avoid disaster. Politicians needn’t look far to see the reality of climate change – from floods in Germany, deadly wildfires in Turkey, or the waning of the Gulf Stream, the climate crisis is here now. And without immediate and real action these events will be just a taster of what is to come.

We have less time than we thought, but there is still time to limit the damage and prevent the worst impacts of the climate crisis. This report confirms we absolutely cannot afford to waste another minute tinkering around the edges, blaming individuals for systemic failures, and trumpeting false solutions. We have no time to waste.