Should Brent Council designate itself as a 'bad landlord' ? Neglect and health hazards at Landau House, Kilburn

Landau House and Joules House are twin Brent council blocks close to the Jubilee line at Kilburn Station. I understand they were initially built as short-term (6 months) accommodation  for police cadets training at Hendon Police College but after the builders failed the block were purchased by Brent Council.  That initial intended use would explain why the flats are so very small,

 

I had heard concerning reports about the state of the blocks and was invited to see for myself.

 

Michael* has lived in a one-bedroom ground floor flat in Landau House for more than 22 years. He told me in that time he had never seen a housing officer although in regular contact over problems in his flat and on the estate.

 

The flat is approached along a corridor of industrial style pipework which hardly gives a welcoming or homely feel.

 

 

 

I had disturbed Michael when he was in the middle of sweeping up dust from the floor of his tiny flat. It was dust distributed, he said, by a noisy but inefficient air ventilator. Dust had to be swept up several times a day and aggravated his emphysema. So much so that he preferred not to be in his flat during the day.

 

 

 

The dust on floor

 

The pictures below show dust around the cover of the air vent and inside the air vent.

 

 

 

 

Michael was also concerned that asbestos had not been properly removed from his flat and removed a panel to show me:

 

 

 

There had been problems with sub-contractors not carrying our work properly on rewiring (not completed, gluing, rather that screwing fittings into the wall) and installation of new kitchens (poor quality and poorly fitted units). 

 

 

Michael said, ‘The council seem to think they are doing a good job but the whole place has been neglected for years.’ 

 

 

Adding to the nuisance from dust was noise from the flat above where the flooring had been replaced by laminate with no sound proofing. This was despite rules saying that this should not be done. The result was unbearable noise from people moving around above, noise from the ventilation system and a tremendous racket when a vacuum cleaner was used on the laminate flooring.

 

 

Regarding the block as a whole there were problems with anti-social behaviour, mainly at night. Keys had been copied so outsiders could get access to socialise, deal or sleep.  The council had taken action by issuing a ‘Closure Notice’ last summer which has now expired. The problem continues although I understand there are plans for increased security systems.

 

 

 

 

Another notice advertises a pest control company. The block is infested with bed bugs. Initially residents had to pay for treatment themselves, but I was told that the infestation is so bad that the Council is now footing the bill.  There is also a problem with cockroaches, and I heard about one flat that had been empty for a period and had to be entered through a window. There were so many cockroaches crawling over everything that the man who had crawled through the window shot back out double-quick. 

 

 

ASB in the past includes someone setting fires outside people’s front doors and the burn marks remain in places.

 

 

Along the corridor from Michael’s flat I met a family, a couple and their three children, who live in a flat the same size as Micchael’s – a kitchen/lounge and one bedroom. The flat also suffers from dust.

 

 

 

 

The family had painted over the walls in the kitchen and bedroom with thick paint to cover over damp and mould, but it was still evident in corners. 

 

 

 

They said the damp would come back through after a few weeks.

 

One of the children suffers from breathing problems and must use a respirator The father thought the conditions in the flat, despite all he had done to tackle the damp and mould, were making the condition worse.

 

 

Throughout the interview the smiling and welcoming mother, clearly trying to remain positive, had frequent bouts of coughing.

 

 

Adding to these problems was the unreliability of the common heating and hot water system with residents often left without heating, or without hot water, and sometimes without both.

 

 

I was told that workmen carry out work on what appeared to be a void flat found 10 sleeping places - presumably mattresses on the floor.

 

 

Outside the air of neglect continued. Michael said it was not just the council’s fault but that of the people who did the dumping.

 

 

 

 

 

I asked Michael what he wanted from the Council:

 

I would like the problems fixed and then just a bit of peace and quiet.

 

 

*Not the tenant’s real name name - changed for security and privacy

Brent Council leader Muhammed Butt responds to 3422 signature blue bag petition

 Local resident Sheila Darr is not giving up her struggle to get Brent Council to ditch its blue bag recycling scheme. Sheila addressed Brent Council in November on the problems with the scheme LINK and was back at Brent Cabinet this morning to present a petition from more than 3,000 residents.

Sheila, like many residents, supports reycling but thinks the scheme is just not fite for purpose.

Cllr Krupa Sheth was away so it was left to Brent Council leader Muhammed Butt to respond.

Petition presentation speech

You are all aware of the 3422 signatures petitioning the council to Cancel the blue bin bags and return to the single blue bin for recycling. Mainly Due to the poor quality of the blue bag and their inefficiency to improve OR ENCOURAGE recycling.  The exact wording of the Petition is before you.

 

The Blue Bin Bag Scheme is not working – “REPLACE IT”.

  

The petition was started by a resident due to the anxiety of her elderly parents. They become concerned about putting the wrong things in the wrong bin/bag and the consequences of not having their bin/bag collected.

 

I WILL COVER Council ASSISTED bin services later.

 

This Blue Bag scheme is not a new initiative, it is AN UNWORKABLE extension of the existing blue bin scheme, WHICH WAS WORKING, to make it look clever.

 

On to GDPR. The bags are easy pickings for thieves looking to steal personal Data.   Identity FRAUD IS RIFE AND ONE OF THE MOST INCREASING CRIMES RECORDED ON THE POLICE REGISTER. I suspect someone will say, use a shredder then put into the bag.  Most people don’t have access to a shredder, JUNK MAIL IS ALMOST, ALWAYS, DISCARDED WITHOUT OPENING. 

 

Will COUNCIL assisted services offer to tear up junk mail for the elderly and less abled? Shredded paper will make A bigger mess when it flys out of the bag, as can be seen with the contents and the blue bags littering the streets of BRENT. 

 

In any event, Is the Council aware that shredded paper cannot be recycled, but is STILL being put into the bags and collected by the bin men?

 

Residents will have more paper/cardboard than can be recycled under the blue bag scheme.   This will encourage Fly tipping as people will be unable to store this AND IT will affect the entire borough. 

 

It is absolutely clear that the bag scheme is strongly opposed to by the residents. The Council must agree that this Bag scheme is not working and an alternative must be found.   I see from the Brent website that  “There is a review expected later in the year”.  The Council needs to bring this back to the table immediately for discussion and FACTOR In feedback from residents.

 

Are the Council aware of the schemes that are being ran in other boroughs?  What research has been done in using the templates of boroughs that are successful, …..by successful I mean having a lot of support from the residents AS THAT IS THE ONLY WAY TO save money and improve recycling targets.

 

Have the Council considered split bins using the existing Blue Bins, ADDING removable dividers?  WHY CAN we NOT use the existing blue bins for cardboard and paper and use a smaller bin for tins/glass/plastic etc?

 

I want to share with you what the residents in your borough are saying.  The following are random comments, taken from the Next Door platform.

 

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I insist on recycling, but this bag is ridiculous.  Once it’s full, WHICH IT BECOMES UNDER A week what do I do with the rest of my cardboard? I’ve had to put it in the grey bin. Which I didn’t want to do.

 

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I have been putting my cardboard in the bag and it still hasn’t been collected.  A neighbour told me IF it HAS any stains or is wet, IT IS CONTAMINATED AND needs to go into the grey bin. So I did that, AND MY grey bin has not been collected.

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Someone stole my bag and dumped the contents in the corner of the street.  I am NOW TERRIFIED that IF there IS ANYTHING with MY NAME AND ADDRESS on it and the littering team find it, I WILL BE FINED, THIS HAPPENED TO  my neighbour and she was fined £400,

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Anyone know a Mr K S in Clarendon Gdns, HA9? If so, I've got half his recycling out of the dreadful blue bag on my driveway following the bin collection this morning. Mr S, do you want it back?

 

 

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Due to my disabilities, I can’t carry my bag once its full, and it always is, or have the strength to break down all the cardboard boxes so they fit into the bag. I have to wait for my husband to come home or ask my neighbour in his 80's  to help. The bin men left cardboard in the bottom of the bag, IT rained in so it's now all soggy, wet AND EVEN HEAVIER.

 

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We have assisted collection because of our age, THE BIN MEN HATE HAVING TO EMPTY THE BAG AND IT SHOWS.  THEY constantly leave my bin and bag IN DISARAY.  All they have to do is walk five more steps. I have complained many times. What can I do!

 

 

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The BIN MEN have to lift these bags to empty them. How long will it be before claims start flooding in for damaged backs?. I saw bin men dragging the bags to the bin lorry and then lifting them up before emptying them with difficulty, and the COUNCIL expect householders to take them IN AND OUT OF their homes…..

 

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I REPEAT the present blue bag scheme is not working.

“REPLACE IT”.

 

Muhammed Butt's reponse

 

London Fire Brigade urges Londoners to sign petition for regulation of e-bikes, batteries and chargers

 From London Fire Brigade

 

The London Fire Brigade is backing a petition from the friends and family of 21-year-old Londoner Sofia Duarte who died just over one year ago. Sofia lost her life in a fatal fire on Old Kent Road in Southwark, caused by the catastrophic failure of a lithium battery used to charge an e-bike on New Year’s Day 2023. The petition calls for urgent action from the Government to implement regulations on e-bikes, e-scooters, and the batteries and chargers sold with them.  

The petition, created in tribute to Sofia by family friend Alda Simoes and Sofia’s mother, Maria Frasquilho Macarro, calls on all Londoners to sign it.  Alda and Maria say they aim to channel their grief into preventing more people losing their lives. Since creating the petition last month, over 32,000 signatures have been collected in support of tighter rules. Electrical Safety First also welcomes the petition. The charity is also pushing for regulatory change with a Ten Minute Rule Bill expected to be tabled by Yvonne Fovargue MP in the first part of this year. 

 

 Sophia Duarte

 

Alda is demanding action urgently, she said: “We don’t want Sofia to die in vain, sadly deaths are continuing to happen. Sign this petition and tell everyone you know to sign it. Sofia was the first death in London due to an e-bike fire. Tragically others have lost their lives up and down the UK, and there are many who have suffered serious injuries too. We must stop this happening today, not tomorrow. Sign the petition – it will save lives and make a difference! Together we can make change.”    

As Sofia’s mother Maria marks her only daughter’s birthday on January 11th, she too urgesd people to support the petition. Maria said: “This matters so much to me because the most important thing in my whole world has been taken away – all because of some stupid bike. In honour of Sofia’s memory and the others who have sadly lost their lives too, sign the petition today!”   

The petition can be signed here:  https://www.change.org/Sofia-Duarte   

London fires involving e-bikes and e-scooters went up almost 60% in 2023

 

London Fire Brigade data shows that fires involving e-bike and e-scooter batteries are London's fastest growing fire trend and on average there was a fire every two days in 2023. Last year the total number of fires involving e-bikes and e-scooters went up almost 60% compared to 2022*. Public polling by the Brigade shows the proportion of Londoners aware of e-bike and e-scooter fires increased by a third since the launch of its #ChargeSafe campaign in March 2023 to almost six in ten people (58%) in September.     

 

The Brigade’s Assistant Commissioner for Fire Safety, Charlie Pugsley, said: “We’re warning people that cheaper parts bought online are more likely to be unsafe, increasing the risk of a fire. We always recommend purchasing items from a reputable high-street seller. If there’s an offer that seems too good to be true, it probably is. It’s also essential to use the correct charger for the battery, otherwise the risk of fire is much greater. 

 

“The Office for Product Safety and Standards are undertaking research into e-bike fires, but the outcomes from this research need to be released as soon as possible.  Conversion kits for e-bikes are a real area of concern for us and there is a need to understand the safety of the product, and whether any specific standards need to be introduced. Along with conversion kits, batteries and chargers also require much-needed legislation to ensure these products are more strictly regulated.”    

 

Deputy Mayor for Fire and Resilience, Fiona Twycross, said: “Sofia’s death was a tragedy that should never have happened. I’m proud to support the tireless campaigning of her family and friends to ensure this tragedy is not repeated.  

 

“With the growing popularity of e-bikes and e-scooters, I continue to call on the Government to urgently introduce a long overdue regulatory framework to improve safety. I also urge Londoners to follow the vital safety advice provided by London Fire Brigade’s #Chargesafe campaign which is helping to keep Londoners safe.” 

 

Gladstone Park Public Meeting Saturday January 13th 2pm Gladstone Centre

 

LETTER: National Westminster Bank's Willesden Green closure will hit the elderly, disabled and those without internet access

 

Dear Editor.

I am an elderly resident of Willesden Green and can't walk very far. The National Westminster Bank in Willesden Green is just four minutes from my home but is due to close in February.

The elderly, people with mobility problems and the disabled need an accessible local bank and those are the people who will be most badly impacted by the closure.

The cashiers at the branch know their customerrs well and are aware of those who have mobility problems.  They notice when you are frail and invite you to sit down on a chair to wait rather than have you join the queue and stand for a long time. 

They even offered to identify me as someone with memory problems.

On one occasion I visited the bank with a builder who had done some work for me and needed a cash payment. The cashier leaned over to me and whispered, 'Are you okay? You are giving him a lot of money.' This shows they know their customers and care about them.

People of my generation don't use the cashpoint outside the bank for fear of being mugged and instead use the cashpoint inside the bank. If we have to use the outside cashpoint we feel insecure and fearful. Somone I know was mugged when  withdrawing money at the cashpoint and theft takes place even during daytime.

At the moment I am just about able to do online banking but some people don't have internet access. I am unable to use a mobile phone App which Nat West offer as an alternative. I suspect many other elderly people are in the same situation.

Their statement suggesting that they only had two 'regular customers' in 2022 seems wrong to me judging by the queues I see.  How do they define regular? How do they reach the figures they quote - I would like to see the detail  and methods in their closure  impact assessment.  

When National Westminster closes in February and Lloyds a little later there will be just one bank, Barclays, left in Willesden Green. Barclays Bank is not an ethical choice.

National Westminster suggests we go instead to their branches in Kilburn High Road, Golders Green or Swiss Cottage. Unfortunately Willesden Green has no lift for the elderly or disabled so this makes journeys difficult or impossible for some.

They also suggest banking at the Post Office in  Willesden.  Have they seen the queues that line up outside on the pavement?  I am concerned about personal safety if I withdraw money at the post office.

I would like to see National Westminster Bank withdraw the closure notice and hope others will make their voices heard.

Regards,

Willesden Green resident for more than 40 years.

 

Editor's comment:

After receiving this letter I checked the police crime figures for Willesden Green area. The last available are for November 2023. It shows 21 crimes near the National Westminster bank.

 Breakdown

Theft from the person 5, Anti-social Behaviour 3, Shoplifting 3, all other crime 10.

Source

 

 

Last year AgeUK published a booklet on the impact of the switch to on-line bank on the elderly. You can read it HERE

Monday is 'Blue Bag Day' at Brent Council as 3,422 signature petition presented

 Recent storms have probably not helped the case for the blue bags introduced by Brent Council to improve recycling rates. Some residents report soaked cardboard (which once wet cannot be recycled) and bags blown away in  recent high winds.

On Monday a petition signed by 3,422 residents will be presented to the Cabinet and Cllr Krupa Sheth, lead member for the Environment, will respond.

The petition:

We the undersigned petition the council to cancel the blue bin bags and return to the single blue bin for recycling.

 

The blue bin bags are made of poor quality. The stitching is already coming apart and the velcro is of such poor quality it does not stick.

 

The bags cannot be left out in the rain as they will fill with water without the lid being stuck on properly.

In high winds, the bags will fly on to the roads causing hazard for vehicles and pedestrians.

 

The bags cannot be expected to be stored in peoples homes.

 

Earlier in the changeover to the new system a petition was launched on the Change website that collected 2,575 signatures,

 

In Brent the council wants to change the recycling position from paper being collected once a week, from a paper and glass bin, to collecting paper on a fortnightly basis. Furthermore, the paper will only be collected from a bag which is far smaller than the existing bin.

It will not be remotely feasible to keep up with regular deliveries or even receipt of a daily newspaper. Residents will have more paper/cardboard than can be recycled under this new system. 

If this is done, it will cause substantial inconvenience for residents due to the infrequent collection. This will encourage dumping as people will be unable to store their paper. This will affect the entirety of the borough. 

Brent needs to ensure the collection of paper is once a week and a bin is provided for this purpose.

 

Brent Council is due to implement a trial of a third bin for paper and cardboard in the Autumn after the first year of the blue bag scheme.

The Cabinet Meeting will be held at 10am on Monday in the Conference Hall. The petition is early on the Agenda. The public can attend in person or on line. LINK

Tirzah Mansion (26 Salmon Street) planning application open for comments until January 25th

 

The present building at 26 Salmon Street on the corner of Salmon Street and Queens Walk

Initial design (above) and submitted (below)

 

Plans for the rdevelopment of the large single house on the corner of Salmon Street and Queens Walk , Tirza Mansions, 26 Salmon Street, was submitted to Brent Council in December 2023. The proposed scheme comprises of a four-storey flatted development comprising 13 dwellings: two studio flats; three 1-bed flats; four 2-bedroom flats (two 3-person and two 4-person) and four 3-bedroom flats (two 4-person and two 5-person).

As predicted when Krishna Court, on the opposite corner,  received planning permission, it is being cited as a precedent:

 Opposite the site on Queens Walk, planning permission has recently been granted (Ref. 19/2163) for the demolition of existing building and erection of a two and three storey building accommodating seven dwellings with new vehicular access and associated landscaping. [Editor’s note. It has been built although it was said to be family housing, it is in fact an AirB&B type hotel enterprise] This development is known as Krishna Court. This is also a corner plot and there is a precent established along Salmon Street for semi-detached 2.5-storey housing book ended with 3-4 storey flatted developments acting as feature corners.

A map is submitted showing similar developments along Salmon Street. (26 Salmon Street in blue)

 

 

Provision of  affordable housing is ruled out in the submitted documentation but the agent in  the October 2023 video consultation said it had not been decided and a contribution might be made for affordable housing elsewhere:

 

There is a strategic ambition across London to deliver 50% of all new homes as genuinely affordable as set out in policy H4 of the London Plan. Policy H5 of the London Plan sets the threshold approach to major development proposals. This sets out that a minimum of 35% affordable housing by habitable rooms should be delivered. A viability assessment is required where a development proposal is not able to meet the required affordable housing provision.

 

This application is submitted with a viability appraisal which concludes that it is not financially viable to provide on-site affordable housing. The report will need to independently reviewed by the Council. It should also be noted that registered providers who manage affordable housing are unlikely to purchase 4 affordable homes which is what would be required to meet the planning policy requirements.

You can see recordings of the video consultations HERE that also include a presentation by the developer's agents and architects.  

The Brent Trees Officer has made recommendations on tree planting HERE. Before the present building was redevloped a few years ago there were are large number of conifers surrounding the site but most of these were removed. 

 

The spaces around the building include 7 parking spaces

 

 The development site in suburban context

 

There are a handful of objections on the Brent planning portal LINK.  The Neighbourhood consultation ends on Thursday January 25th 2024.

This is one of the objections:

  1.  It is not in keeping with single family homes in this area - which are being reduced - see 44 Queens Walk which has been converted into flats and on the market for sale since the completion - showing the lack of interest in flats for these roads;

2. Multi-generation properties are required for the family unit and also with our aging population the elderly can be looked after by their family in a warm and safe environment - more homes here are becoming multi generational and families - having flats make these less accessible for families;

3. The size of the flats also will make it very difficult for growing families to have space to live together;

4. the size of the proposed development is not in keeping with the street and other homes. The front of the building is very far forward - it should be set back and in line with 24 Salmon Street.

5. the proposal is showing parking for 7 cars maximum which would not even allow one car per flat - this would cause further congestion onto Queens Walk;

6. there would not be enough garden space for the flats - again not in keeping with Salmon Street nor Queens Walk and not beneficial for any children living in the properties

7. the height of the proposal as well will be very imposing for the area and again not in keeping with the current use of the neighbouring properties

Many homes are being redeveloped in the Salmon Street, Queens Walk and the surrounding streets into single family dwellings. These are all occupied or under development for the families moving into them. This shows the demand for this type of property here. There are many flats around the station and the main roads - thus catering for the demand for these types of property. Kingsbury is known to be a family area. There are not many shops here. These are all by Kingsbury Road and the Wembley developments. Thus where the flats are required. The tube stations are a lengthy walk or bus ride away - thus again why it is important to keep some areas with houses and not densely populated with flats - where accessibility in the area is not so good.

 

The Neighbourhood Consultation Expiry Date is Thursday November 25th 2024. Application number 23/3833.  LINK

 

Hakeem Osinaike, Brent Director of Housing, appointed Strategic Director in Southwark

 

 Hakeem Osinaike

FROM SOUTHWARK COUNCIL

Southwark Council is delighted to announce that it has appointed Hakeem Osinaike as its new Strategic Director of Housing. Hakeem joins Southwark from Brent Council where he has been Director of Housing since 2017.

Hakeem’s long career in housing began in 1996 when he joined the London Borough of Greenwich as a Complaints Officer. Since then he has worked in many London borough housing departments, including in Southwark between 2000 and 2004.

Passionate about social housing, gaining insight to people’s needs and exploring innovative ways to deliver services, Hakeem has a Master’s degree in Housing and an MPA from the University of Birmingham. He is also a Fellow of the Chartered Institute of Housing.

Hakeem Osinaike said:

I am absolutely delighted to take on the role of Strategic Director of Housing for London’s biggest council landlord. Southwark’s incredible energy and ambition to improve the lives of its residents is clear, whether that’s through building thousands of council homes, working to tackle the scourge of homelessness, or driving up standards in its existing homes.

I’m looking forward to working with Southwark’s hard-working housing teams to build on what they’ve achieved, and ensure we channel compassion and empathy into everything we do. Housing is about so much more than bricks and mortar. Putting a roof over someone’s head transforms lives and families, and I can’t wait to start working with Southwark’s communities, members and staff to deliver what local people need.

Althea Loderick, Chief Executive, said:

I’m really pleased that Hakeem Osinaike will be our next Strategic Director of Housing, bringing with him a whole career’s worth of housing experience from the frontline through to senior management. Southwark’s housing department is responsible for the largest number of council homes in London, and there is a huge amount to get stuck into, from day to day management to transformational priorities like building thousands of new council homes. I believe that with Hakeem at the helm, we can realise our ambition to be a truly great council housing landlord. We can’t wait for Hakeem to join us and get started.

Cllr Kieron Williams, Leader of Southwark Council, said:

Southwark wants the very best for its tenants, and we need a Strategic Director who shares that ambition and can help deliver our plans. We have already built more council and social rent homes than any other council in recent years, and our ambitions don’t stop there. We are committed to building more, and also making sure the homes our residents live in are safe, dry and warm. I know Hakeem will work hand in hand with residents to transform our housing offer, putting them at the heart of all our decisions.

Hakeem Osinaike will join Southwark on 1st March 2024.

 

 Editor's note

Althea Loderick, Southwark CEO was previously Strategic Director of Resources in Brent.

It is likely to be a challenging job for Hakeem as the Southwark housing department  has a bit of a history.  

In 2016 a council officer was jailed for 5 years over a £2.4m housing fraud and more investigations followed.

In November 2022 the Housing Ombudsman found against the council as landlord. LINK

As recently as December 2023 Southwark News reported suspension of staff and a possible fraud investigation  over estate works that went £4.2m over budget. LINK

And then of course there is the controversial Elephant and Castle block, refused by Southwark Council with their decision overturned when Landlease appealed to the Planning Inspectorate. LINK

 

Makes Brent Council seem a bed of roses!