Guest post by Philip Grant in a personal capacity
I’ve already written about the Morland Gardens parts of the Affordable Housing Supply Update report to next week’s (11
December 2023) Cabinet meeting, and Martin has also posted a blog about the temporary accommodation proposals in its
South Kilburn section. In this
article I will cover some of the other points that caught my eye from that
report.
I am not seeking to underestimate the “challenges” which the Council
faces over meeting current housing needs, particularly over the shortage of
Central Government funding, rising construction costs and higher interest rates
since the disastrous mini-budget during the short-lived Truss premiership.
Brent has aimed to do more over housing than many other London Councils, and
the recommendations in this report include to ‘approve the use of usable
Capital reserves to fund’ the New Council Homes Programme (“NCHP”), and to provide
extra resources to tackle the current temporary accommodation crisis.
A recent feature of such reports is a “Cabinet Member Foreword” (though
whether these are written by the Lead Members, or for them by a Council
Officer, is unclear). I was struck by these words from this Foreword’s para.
3.5: ‘this report emphasises the importance of being
open and transparent with all ….’ I agree that openness and transparency
are very important, but does this report deliver on those words?
In the report, are the Council being honest about what they have
achieved so far? The Cabinet Member for Housing says: ‘we are on track to meet
our target of 5,000 homes by 2028’. When the NCHP target was first launched
five years ago, the aim was 5,000 affordable homes built in the borough between
April 2019 and March 2024 inclusive. As part of that aim, the Council set itself
‘a strategic target of delivering 1,000 new council homes at genuinely
affordable rent by 31 March 2024.’ So, they’ve missed that target, and
replaced it with another!
Table 1 in the report (above), which should be accurate because the “numbers”
have been “cleansed”, shows that 3,901 affordable homes will have been finished
in the borough in the five years to March 2024 (although the “by tenure” column
totals 3,943! - see my corrections in red).
812 of those are shown as delivered by Brent Council. But only 560 (those
described as “General Needs”) of the new Council homes will be “genuinely
affordable”, and of those 235 were for existing Council tenants being moved
from older blocks due to be demolished.
The affordable homes provided by RPs (Registered Providers of social housing,
such as Housing Associations) make up 3,089 of the 3,901 total, but only 940 of
those homes appear to be “genuinely affordable”. That is just over 30% of the
total, with the rest being “intermediate” homes, such as shared ownership.
Although most of these will have received planning consent before Brent’s Local
Plan came into force in February 2022, that is the opposite of the tenure split
for affordable housing which is now supposed to apply: 70% genuinely affordable
and no more than 30% “intermediate” affordable housing.
More details about the types of “affordable housing” can be found in an
article, Brent’s Affordable Council Housing –
figuring out Cllr. Butt’s reply, which I wrote
after a previous Cabinet update in November 2022.
The report has a section headed “Schemes on site and in main works
contract”, and there are two schemes in particular from this that I would draw attention
to. The first of these is Watling Gardens, the Council’s positive publicity
over the start of work on which was mentioned in another article on Brent’s Council housing in October.
While the report says that this scheme ‘is currently on track’, it would
cost more than the £38.5m which Brent’s Cabinet approved as the contract award price in June 2022. Brent’s answer is to issue an
instruction that the project must be “value engineered”. What does that mean?
It means that it will still have to built as planned, but using some materials
which are less expensive than those originally intended. Previous examples of
“value engineering” which come to mind are the use of reinforced autoclaved aerated
concrete (RAAC) in some public buildings during cost saving measures in the
1960s to 1980s, and the £300k “saved” by using cheaper cladding when Grenfell
Tower was being refurbished!
The stage and TV drama, where all the words were taken directly from Inquiry
transcripts!
I’m not trying to suggest that the cost saving at Watling Gardens would
result in anything as life-threatening as Grenfell Tower, but in the interests
of transparency the public, and particularly future residents of the
development (including those whose homes were demolished with the promise of a
replacement there), deserve to be told what cheaper materials will be used as
part of this “value engineering”.
I have written about Brent’s Wembley Housing Zone project on a
number of occasions, including about the extra GLA funding it received, and about the 152 out of 250 homes on the former Copland School site
at Cecil Avenue which Brent’s “developer partner” will get for private sale,
rather than being Council homes for Brent people in housing need. The report
now says there will be less than 250 homes, because of the need for extra
staircases, as a result of fire safety changes following the Grenfell Tower
Inquiry.
I’m pleased to see that Brent appears to have learned one lesson from
Morland Gardens (the need to begin work before planning consent expires), but
why has it taken nearly three years to get to this stage? However, the report does
not say how many of the new figure of 237 homes will be for private sale, and
how many of those left for the Council will now be for “genuinely affordable”
rent, rather than shared ownership. A lack of openness, which I will try to
remedy!
You need to read to the end of the report, on page 21, to find out what it
means by ‘the importance of being open and transparent’, which I quoted
near the start of this article. It appears that, to Brent Council and its
Cabinet, this is more to do with the messages it gives out, rather than a
commitment to being genuinely open and transparent about everything:
In other words, it is the usual “spin” that Brent Council puts out,
either only sharing “good news” stories (usually with the Leader and/or one of
his Cabinet colleagues getting the credit for something positive) or giving the
reasons (excuses?) for why they can’t do what they had originally promised to
deliver.
Philip Grant