Regeneration at Scrutiny meeting – The truth about Brent’s Wembley Housing Zone land

Guest post by Philip Grant in a personal capacity-

 

The Scrutiny page on Brent Council’s website includes the following question and answer:

 

From: https://www.brent.gov.uk/the-council-and-democracy/council-meetings-and-decision-making/scrutiny#Whatisscrutiny

 

For the Scrutiny system to operate effectively, the information given to Scrutiny Committees by Cabinet members and Council Officers needs to be truthful. Within the Brent Members’ Code of Conduct, this is spelt out: ‘you must comply with the seven principles of conduct in public life set out in Appendix 1.’ The seven principles include “Honesty”, and “Accountability” which is defined as: 

 

‘You should be accountable to the public for your actions and the manner in which you carry out your responsibilities, and should co-operate fully and honestly with any scrutiny appropriate to your particular office.’

 

Martin posted a blog article, “Cllr Tatler taken to task on regeneration issues”, following the Resources and Public Realm Scrutiny Committee meeting last Tuesday (23 April 2024). It included a video, taken from the Council’s webcast of the meeting, which I watched with interest.

 

I have tried several times, since January 2022, to get proper scrutiny of the August 2021 Cabinet decision to allow a developer to sell at least half of the homes at Brent’s Wembley Housing Zone (“WHZ”) development (including most at the more favourable Cecil Avenue site) for private profit. WHZ was in the first of the regeneration growth areas dealt with in the Officer Report to the Scrutiny Committee meeting:

 

 

 

When I heard what Cllr. Shama Tatler said about WHZ when addressing the meeting, I could hardly believe what I had heard. I submitted a short comment, saying: ‘I'm sure I heard Cllr. Tatler claim that Brent did.not own the Wembley Housing Zone land, which is why it was not viable to build more affordable housing there.’ I finished my comment with: ‘Was Cllr. Tatler being "economical with the truth"?’

 

After further research, I submitted a follow-up comment, which Martin has agreed to post as a separate item on Wembley Matters. This is what I wrote:

 

‘I asked above: 'Was Cllr. Tatler being "economical with the truth"?'

 

This was in relation to the Wembley Housing Zone, where I have been campaigning for more genuinely affordable housing, and writing guest posts about it, since August 2021.

 

I have gone back to the webcast, and transcribed what Cllr. Tatler said. Martin kindly sent me a document from a Brent Executive meeting in April 2014 on proposed land rationalisation at Copland Community School and adjacent lands.

 

This is the relevant extract from the webcast of Tuesday's Resources and Public Realm Scrutiny Committee meeting, with Cllr. Tatler addressing the committee on Brent's regeneration schemes:

 

'With the Wembley Housing Zone, we didn't own the land. We had to purchase the land. That impacts viability as well. And we are looking at how we deal with affordable housing on the scheme. Ideally we would want to deliver 100% social housing on any of our land ....'

 

This is the key paragraph from the April 2014 Report to Brent's Executive (now Cabinet), whose recommendations were approved and put in place. CCS is Copland Community School, which had been served with an Academy Order by the Secretary of State, and the IEB is the Interim Executive Board, which Brent Council as Local Education Authority had put in place instead of CCS's previous governing body, to run the school until it was taken over by the Ark Academy group.

 

'CCS is a foundation school and therefore the land and buildings are mainly in the ownership of the school itself, the responsibility for which is vested in the IEB. The IEB has expressed agreement to transfer the freehold of the site which it currently owns to the Council instead, in order for the Council to rationalise the ownership and use of the site overall, ensuring an optimum footprint for the school. The ARK would under these proposals be granted a 125 year lease on the final school site.'

 

In the "Financial Implications" section of the Report, these were the key points from the proposals (which were approved and put in place):

 

'2. The IEB transfer to the Council the freehold interest in the CCS site at nil consideration.

3. The Council accepts a surrender of CCS’s leasehold interests at nil consideration.

5. The Council grants the ARK a short term lease of the existing CCS buildings at peppercorn rent.

7. The Council will grant the ARK a 125 year lease of the new school siteat a peppercorn rent.

8. The ARK will surrender the lease to the existing school at nil consideration.'

 

So, Brent became the freehold owners of all of the original Copland School site and playing fields in 2014, granting ARK a temporary lease of the original school buildings from 1 September 2014. 

 

When the new school was built on the playing fields behind the original school buildings, Brent then granted ARK a 125 year lease for the new school site, BUT retained the freehold of the original Copland School land, now the Wembley Housing Zone Cecil Avenue site, at no cost to the Council.

 

The other, smaller, part of Brent's Wembley Housing Zone scheme, for which it received an £8m grant from the GLA in 2015, is Ujima House. Brent bought that office building in 2016, using £4.8m of the initial £8m GLA funding. It has since received further GLA funding to be used on affordable housing as part of the WHZ.

Cllr. Tatler DID mislead the Scrutiny Committee when she said that Brent did not own the Wembley Housing Zone land and had to purchase it!’

 

Map showing the land around Copland School and its ownership, prior to the rationalisation.
(From an Appendix to the Report to the April 2014 meeting of Brent’s Executive)

 

If there was any doubt about Brent Council’s ownership of the former Copland School site, the freehold of all the land hatched in green on the map above was transferred to Brent in 2014. The only land that Brent had to purchase for its WHZ scheme was the much smaller Ujima House site (which will provide 54 of the 291 WHZ homes, scheduled for completion in 2026).

 

Back in November 2021, Cllr. Tatler, in answer to a public question I had asked ahead of a Full Council meeting, said: ‘it is not financially viable to deliver all 250 homes at Cecil Avenue as socially rented housing.’ [Her scheme only delivered 37 affordable rented homes there then!]

 

Yet neither she, nor anyone else at Brent Council, has been willing or able to answer my question of why it would not be viable to build far more of the Cecil Avenue homes for genuinely affordable rent to Council tenants (see my January 2024 guest post for the latest figures), when the vacant site to build them on was already owned by Brent, they could have gone ahead with the development themselves as soon as they received full planning consent in February 2021, and interest rates were very low (and did not shoot up until autumn 2022).   

 

 Philip Grant.

Wembley Library closed this weekend

 From Brent Council

Wembley Library is getting an exciting makeover, with a new purpose-built chidren's library, additional study areas and much more.  From Monday 29 April the library will temporarily be based on the first floor of Brent Civic Centre. All library services will operate as normal from the temporary space, but the events programme will paused.  As a result of the move Wembley Library will be closed this weekend, Saturday 27 and Sunday 28 April. We apologise for any inconvenience caused. Ealing Road Library is the nearest library and is open as usual.  Ealing Road Library  Coronet Parade Ealing Road  Wembley  HA0 4BA

Cllr Tatler taken to task on regeneration issues

 Tuesday's Resources and Public Realm Committee was the swan song of the Committee as it was the last one of the municipal year and it may well have new members and chair after the Council AGM.

I may put the kibosh on the present committee if I say that in my opinion this would be a pity as it has developed its skills over the last year and Cllr Rita Conneely has proved a formidable chair. It takes time for councillors to undergo training and increase their confidence at holding lead members to account.

Cllr Shama Tatler, with the regeneration and planning brief, was in the hot seat on Tuesday and faced some tough questions.

The issue of the viability of both private and public developments was a major theme in the light of the post-Truss financial situation with its high interest rates and reduction in confidence, inflation, shortage of labour post-Brexit and supply-chain problems. In addition the post-Grenfell need (rightly) for second staircases in tall buildings has meant that developments have had to be reviewed.

Cllr Tatler explained how as a result the amount of units for sale might have to be increased and affordable housing reduced, tenure cmay be hanged to include more 'intermediate# housing (often shared ownership) or alternative sources of funding sought.

A note of realism was introduced early in the meeting when Pete Firmin, a South Kilburn resident, spoke about the problems with the regeneration of the South Kilburn estate including poor quality new housing, scaffolding up around relatively new blocks and problems of incursions into blocks where tenants had been decanted. His contribution and Cllr Tatler's response can be seen in the video at the top of the page along with some of the other exchanges reported here.

Cllr Anton Georgiou brought up tenure on the new South Kilburn blocks. saying that he had been told that they were not at social rent as Cllr Tatler claimed but at the higher London Affordable Rent. He promised to produce evidence to this effect.

Improvements in infrastructure was an issue in Alperton regeneration as it lagged behind the building of new blocks. He gave the example of improvements to Alperton Station needed by the new residents in car-free developments.

Cllr Tatler said it was often difficult to get the improvements in place because of the need to work with partners such as TfL, regarding the station and the NHS regarding the promised medical centre on South Kilburn, and things moved slowly.

She pointed out that it was pivate housing that yielded Strategic Community Infrastructure levy in regeneration areas - Council housing did not qualify.

The need for more affordable social housing was another major themes. Committee chair Cllr Rita Conneely said, 'That is what we want as a committee, what backbenchers want and what residents want.'

She urged Cllr Tatler and the Regeneration Department to challenge developers more ('Let's say no, let's start saying no!' ) and for London councils to get together a common front to stop developers' divide and rule. 'Whatever you bring back to use, we will want more.'

 Cllr Tatler had said, 'We can't say no to developers', but Gerry Ansell who earlier had said, 'we can't walk away from  developers' pointed out that the Planning Committee could say no and reject applications. That as we know happens seldom and Planning Committee members are reminded of the need for housing at the start of each meeting and are also warned that an Appeal by a developer would cost the council money.

Shama Tatler pointed out that there was already a London-wide body in the form of the GLA and that as Local Plans began to more closely mirror the London Plan there would be more consistency across London.

She went on:

It is wrong to say we don't challenge developers. Mo (Cllr Muhammed Butt, leader of Brent Council) and I have conversations day in, day out, with developers about what our red lines are. This is why we get criticised for having too many high blocks. I will have high blocks if it means we are getting as much affordable housing in a scheme as possible.

The committee, following a point raised by Pete Firmin, said that community spaces in regeneration areas needed to be publicly owned rather than belong to the developer.

The meeting finished with Cllr Tatler agreeing to meet with concerned residents in regeneration areas.

 Note: It was a very long meeting. The full webcast is HERE

Following comments on this article here is a link to the latest ONS (Office of National Statistics) data on rent levels and house prices in Brent. Main findings in the image. For links to each go to: 

 https://www.ons.gov.uk/visualisations/housingpriceslocal/E09000005/

 

The Opening of the British Empire Exhibition, 23 April 1924

 Guest post by local historian Philip Grant in a personal capacity

The front page header for Wembley’s local newspaper, reporting the event. (Source: Brent Archives)

 

Wembley had made front page news in April 1923, when its new stadium had hosted an F.A. Cup Final amid chaotic scenes. One year on, crowds again descended on Wembley, but this time for a much more organised event. The stadium had been built for the British Empire Exhibition, and on 23 April 1924 (Saint George’s Day) the exhibition itself was to be opened.

 

One week earlier, the press had been allowed to share the details for the opening with the public. It would be conducted by King George V, and would be preceded by a royal carriage drive through Wembley itself. Even though the procession would not take place until after 11am, there were apparently large crowds of people lining the route two hours earlier, with several hundred police officers drafted in to control them.

 

Timetable for the procession, from “The Wembley News”, 17 April 1924.

 

 Members and Officials of Wembley Council, from “The Wembley News”, 24 April 1924.
(Both images from Brent Archives – local newspaper microfilms)

 

Among those looking forward to the event were the members of Wembley Urban District Council (what a contrast they look from the councillors and Senior Officers of Brent, 100 years later!). It had been agreed that they could give a brief welcome to the King on his way to the stadium. Wembley had only been set up as a separate local authority thirty years earlier, now they would have the chance to be part of a famous occasion. 

 

The Council had decorated the High Road with flags and bunting, and had asked the residents of Swinderby Road and Ranelagh Road to decorate the fronts of their houses as well. There was a small crowd waiting to see the King and Queen arrive by car from Windsor, and transfer to an open carriage at the junction of Eagle Road. Seventy years later, a lady who had been there as a local teenager remembered Queen Mary instructing her husband as to what he had to do (or, as she put it, ‘giving him earache’!).

 

Wembley Town Hall in the High Road, decorated for King George V’s silver jubilee in 1935.

 

All the shops in the High Road were closed for the day, so that staff and shoppers could witness the Royal visit. The procession did not stop at the Town Hall (demolished in 1962, and replaced by a department store – now Primark), as the Council had built itself a decorated platform at Wembley Green (now commonly known as Wembley Triangle, where the High Road joins Wembley Hill Road).

 

The Council and the King, from “The Wembley News”, 24 April 1924.
(Brent Archives – local newspaper microfilms)

 

Typical of attitudes to the Royal family at that time, “The Wembley News” reported that: ‘Their majesties had consented to break the great procession at the Green and to receive the homage of their local subjects.’ Three minutes was allowed in the procession timetable for this stop, which saw the Home Secretary introduce the Chairman of Wembley Council, Mr Hewitt, to ‘their majesties’.

 

The Chairman handed an illuminated address to the King, having to stretch across as the carriage had not stopped close enough to the Council’s platform. Then a girl, Betty Soilleux, had to climb onto a chair to present a bouquet to the Queen. The King’s only recorded words during his encounter with Wembley Council were to ‘express his disappointment at the weather’, which was grey and chilly.

 

 

 A paragraph from “The Wembley News”, 24 April 1924. (Brent Archives – local newspaper microfilms)

 

The procession then passed on and into the stadium, where invited guests, and up to 100,000 members of the general public, who were allowed to stand on the terraces free of charge, had already been entertained with music from military bands. Among the crowds were all the pupils of Wembley’s Elementary schools (for children aged five to thirteen), who had been brought there to witness the ceremony.

 

The royal carriage inside the stadium. (From a coloured newsreel film)

 

The King was welcomed onto an ornate royal dais by the Prince of Wales, as President of the Exhibition. Dressed in naval uniform, the Prince gave a short address, inviting his father to open ‘a complete and vivid representation of all your Empire’. He hoped that the result of the Exhibition would be: 

 

‘to impress upon all the peoples of your Empire … that they should work unitedly and energetically to develop the resources of the Empire for the benefit of the British race, for the benefit of those other races which have accepted our guardianship over their destinies, and for the benefit of mankind generally.’

 

[Personally, I find the sentiments in that statement offensive, although they do reflect the views held by the British elite at that time!]

 

The royal dais at the east end of the stadium, 23 April 1924. (From a coloured newsreel film)

 

The King’s opening address was broadcast via wireless across the country by the new BBC, the first time that his voice had been heard on radio. This extract from his speech gives a flavour of how he viewed the British Empire:

 

‘The Exhibition may be said to reveal to us the whole Empire in little, containing within its 220 acres of ground a vivid model of the architecture, art and industry of all the races which come under the British Flag. It represents to the world a graphic illustration of that spirit of free and tolerant co-operation which has inspired peoples of different races, creeds, institutions, and ways of thought, to unite in a single commonwealth and to contribute their varying national gifts to one great end.

 

This Exhibition will enable us to take stock of the resources, actual and potential, of the Empire as a whole; to consider where these exist and how they can best be developed and utilised; to take counsel together how the peoples can co-operate to supply one another’s needs, and to promote national well-being. It stands for a co-ordination of our scientific knowledge and a common effort to overcome disease, and to better the difficult conditions which still surround life in many parts of the Empire.’

 

King George V reading his opening address. (From a coloured newsreel film)

 

As I wrote in a guest post at the start of this year, King George V had visited most parts of what would become “his Empire” when he was younger. He saw himself as a father figure, and had some concern for the needs of people in other nations within his “family”. But he still had the blinkered, British-centric, view that the Empire was “a good thing”. If he had been taught the history of how the British Empire had come about, and the various atrocities committed in the course of British imperialism (some very recent then, like the Amritsar, or Jallianwala Bagh, massacre just five years earlier), he was ignoring those facts, or at least keeping quiet about them.

 

The world-wide spread of the Empire was demonstrated when, after King George had spoken the words: ‘I declare the British Empire Exhibition open’, they were sent by telegraph through under-ocean cables to Canada, then via Pacific islands, New Zealand, Australia, South Africa and St Helena, arriving back at Wembley in just 80 seconds. A Post Office telegram boy then delivered the message in an envelope, and handed it to the King.

 

Postcard showing the telegram being delivered to the King. (Source; Brent Archives)

 

The telegram boy was 17-year old Henry Annals. Seventy years later, and still living in Wembley, he said that he had been delivering messages to the Exhibition site for over a year, including during the 1923 F.A. Cup Final. For most of that time it had been a muddy building site, so he was given a new uniform to wear on the morning of 23 April, and had to quickly sew on a light blue arm band, as a sign that he was allowed access to all areas of the ceremony.

 

The Post Office also took advantage of the occasion to issue Britain’s first ever commemorative postage stamps. They featured a lion, which was meant to represent the strength of the Empire, although it was not the lion design chosen as the symbol for the exhibition itself.

 

The two 1924 British Empire Exhibition commemorative stamps.

 

Some people may have been satisfied with a First Day Cover of the new stamps as a souvenir of the opening of the Exhibition, but the Vicar of Wembley asked for more. John Silvester (father of the ballroom dancer and band leader, Victor Silvester), who was also attending the ceremony in the stadium as a Wembley councillor, asked the exhibition organisers to give him the thrones used by the King and Queen! 

 

They said “yes”, he could have them for his church, after they had been used for the closing ceremony for the 1925 edition of the exhibition, as the organisers were not sure what to do with them after that (they were large and heavy - made of Canadian pine and English oak). One hundred years later, they are still in St. John the Evangelist Church, at the western end of Wembley High Road.

 

The Royal Thrones, in the north aisle of St John’s Church.

 

I’ve commemorated the centenary of the British Empire Exhibition’s opening, and there will probably be other articles relating to the exhibition later in the year. The centenary of this major exhibition at Wembley Park gives us the opportunity to learn more about the history of the former British Empire, which has many dark sides as well as the benefits claimed by the speeches at the opening ceremony. 

 

I would also repeat my (and Martin’s) earlier invitation to anyone whose roots are in one of the nations represented at the 1924 exhibition, to share their views on “Empire”, or their family’s stories of how they came to Wembley (or Brent). Please do that in a comment below, or in your own guest post. Your voices deserve to be heard, and learning more about the past, from different perspectives, should be one of the legacies of this centenary year.

Philip Grant.

 

(With thanks to Mike Gorringe for the notes of his meeting in 1994 with Henry and Mrs Annals.)

South Kilburn Regeneration viability troubles should be on the Scrutiny Committee agenda tonight

 A number of factors have combined to threaten the financial viability of regeneration schemes across Brent and London including the requirements of the Building Safety Act (second staircases post-Grenfell), inflation, higher interest rates, supply chain issues and labour shortages.

In South Kilburn the Deloittes Viability Assessment provides a case study for the Hereford House and Exeter Court site.

Overall more housing is proposed but a lower proportion is social housing

 

51% affordable by habitable room

Build costs

GDV = Gross Development Vale

RLV = Residual Land Value 

Deloitte conclude:

Viability in planning is a fundamental principle of development, ensuring that the site is only pursued if it can an appropriate land value and adequate developer’s profit. The Residual Land Value (RLV) must be compared against a Benchmark Land Value (BLV) to determine whether there is enough surplus within the scheme to accommodate affordable housing, and / or other S106 obligations.

Viability in planning is achieved when the Residual Land Value (RLV) surpasses the Benchmark Land Value (BLV), indicating that the site can generate sufficient profit for the developer and meet the landowner's value expectations, thereby enabling the release of the land for development. The BLV represents the minimum price that a landowner would anticipate for their land.

In this instance, even if the Council (as applicant) was prepared to accept a BLV of zero (on the grounds that the Site is helping to facilitate a wider regeneration programme), the RLV still presents significant deficit.

Notwithstanding this outcome, the applicant, as a majority landowner remains committed to delivering a successful scheme, with 51% affordable housing (by habitable room number) to be offered at social rent.

Considering this and its role in facilitating regeneration, the applicant is proposing an affordable housing offer which is greater than the amount the scheme can afford. 

 So Brent Council is faced with the problem of finding a way of delivering the scheme as set out in the tables above when the viability assessment suggests that no developer will take it on. Scrutiny councillors will doubtless be concerned about a possible reduction in the social rent offer.

Viability assessments with be required on other regeneration sites across South Kilburn and the rest of Brent threatening to lower the amount of social housing overall. In South Kilburn it could mean (I hope councillors ask the question) that all the displaced council tenants will no longer be housed as promised.

The recent South Kilburn Tenant Steering Group received updates on the various South Kilburn sites and I highlight below the number of social rent homes proposed  out of the total number of homes proposed. The paragraph on Hereford and Exeter seems optimistic in light of the above:

Peel

In total, the Peel scheme is delivering 308 homes including 46 social rent homes for existing South Kilburn tenants and 98 shared ownership homes. 39 of the social rent homes have already been completed and let. The lower than usual number of social rent homes relates to the scheme financing the new Health Centre. However, the Council has now secured an additional four family homes for social rent in Phase 4.

NWCC Development

Countryside are progressing with the NWCC scheme (Neville, Winterleys, Carlton House and Carlton Hall), which will provide 225 new homes including 95 social rent homes for existing South Kilburn tenants. 40 of the social rent homes are 3 and 4 bedroom properties. Demolition works were completed in January with piling works for the new buildings are getting underway.

Craik, Crone and Zangwill

A planning application for the Craik, Crone & Zangwill (CCZ Site) had been submitted to the Council but was being reworked to comply with subsequent GLA guidance on fire safety requiring a second staircase. A mixed tenure scheme of 252 new homes is proposed, 104 of which would be for social rent to existing South Kilburn tenants. Two thirds of the social rent homes will be family sized to meet identified needs. New commercial and workspace, public realm improvements and infrastructure facilities are also proposed. The project has been paused whilst more strategic aspects of the programme are addressed.

Masefield, Wordsworth and Dickens

On the Masefield, Wordsworth & Dickens site, the proposed scheme includes new homes, a new primary school and enhanced green space. It is proposed that 146 homes would be built on the site in addition to the new school. 40% of the homes would be for social rent to existing South Kilburn tenants including 15 four bedroom houses. The South Kilburn Open Space will also be redesigned with new facilities within the scheme. The Planning submission is pending while the team work on funding mechanisms to deliver the school ahead of the rest of the development and examine opportunities to maximise housing on the site.

Austen and Blake

Proposals for the Austen & Blake site are intended to include new community facilities alongside new homes for social rent and private sale. The scheme would also reinstate Percy Road through to Malvern Road. It is anticipated that the site would deliver around 200 new homes in total. The team are currently considering options to combine delivery with the neighbouring Masefield, Wordsworth and Dickens site.

Neville, Winterleys, Carlton House & Carlton Hall

As reported, Countryside are onsite as the Developer Partner for the scheme at 1-8 Neville House, 1-64 Winterleys, 113-128 Carlton House and Carlton Hall (NWCC Site). 225 homes are proposed for the site, 95 of which will be for social rent to South Kilburn tenants with a significant number of family sized homes. It is proposed that the first 72 homes for social rent would be completed by early 2026.

Hereford & Exeter

The Hereford & Exeter scheme is intended to deliver 250 homes, 109 of which will be for social rent for existing council tenants in South Kilburn and a new open space. A new planning application has been submitted following redesign work to meet GLA guidance on fire safety requiring a second staircase on taller buildings. This should be the next phase onsite in construction by 2025.

 There was a Q&A at the same session that will be of interest to the tenants:

 

Questions were asked as follows:

Q – Is there any progress with the Queens Park/Cullen House site ?
A – The Council is continuing to negotiate the purchase of the former Falcon pub in order to facilitate the design of a revised scheme and subsequent planning application.

Q – What are the Council doing about squatting and break ins at Blake Court ?
A – The Council are trying to work with the police to prevent squatting and securing empty properties where possible. Residents should contact the Council on 020 8937 2143 or email at Housingmanagement@brent.gov.uk regarding instances of squatting or break ins to empty properties. If there is a threat of injury, the police should be contacted on 999.

Q – Are empty homes in John Ratcliffe House going to be refurbished and relet ?
A _ The Council is letting empty flats in later phase blocks as temporary accommodation to save costs and improve security. However, these tenants will not have the right to permanent rehousing in South Kilburn.

Q – Why is the rent going up when we live in such poor conditions at Dickens House ?
A – Rents are being increased across the borough at RPI plus 1% in line with Government guidance in common with other social landlords. The Council are actively looking at options to move tenants from Dickens and Austen House.

Q – Why has rehousing priority for Craik and Crone Court tenants been changed ?
A – Tenants in Dickens & Austen House and Blake Court are now being prioritised due to the need to vacate the site for redevelopment.

Q – Who will be prioritised for the new homes at NWCC and Granville ?
A – Tenants in Dickens & Austen House and Blake Court are currently being prioritised for all available homes. However, any surplus new homes will be offered to tenants in subsequent phases.

Q – Are new build flats fitted with baths or shower ?
A – They normally have a shower within the bath but separate showers or wet rooms are provided for tenants with specific identified needs through an Occupational Therapist.

Q – When will tenants in William Dunbar House be rehoused ?
A – William Dunbar House is in the final phase of the programme, the block is not due to be redeveloped for some years.

 

Costa risk of injury in Wembley?

 

Costa and Plaza Wembley High Road

Public confidence in the safety of new buildings springing up in Wembley High Road is not helped by the amount of scaffolding around recently completed buildings.

There has scaffolding around the retail units of the former Brent House for more than three years and a concerned Wembley resident has set about investigating.

It appears there is a legal dispute between the developer and the leaseholder which has been dragging on for some time and it has been deemed 'unsafe' to remove the scaffolding. It will have to remain until the issue is resolved.

A Brent Council officer said that the scaffolding is paid for and licenced on a renewable basis every month and in place for safety reasons. The developers wants to minimise the risk to passersby being hit hit by possible or potentisl debris or loose items.

Costa's unprotected outside area

 When the resident asked why then there was no scaffolding over the plaza side of the building where there is seating for Costa customers, he conjectured that the risk is greater on the public highway side which is why the scaffolding is in place there as opposed to the plaza.

Curioser and curioser? So sitting having a coffee beneath one side of a building apparently deemed potentially dangerous is safer than passing by...

Digger deeper our resident contacted the scaffolding company who said:

When we were asked to put up scaffolding around the building, we were informed by Costa's solicitors that they did not want the scaffolding on their property, which is the seating area in the so-called 'Piazza'. It's at their discretion and their liability.

Costa press office were contacted on Friday for comment:

 I am interested in comments from you regarding the safety of the area and what steps the company have taken (surveyors etc) to demonstrate that it is safe. I am happy to carry an evidenced statement from you aimed at reassuring customers.

By the end of officer hours today there had been no response.

Meanwhile's on the other side of the Plaza, Sainsbury's is protecting its customers on the street frontage but an area used by workers on the Plaza side is not.

 

I hope that Wembley Hill councillors will investigate and see if they can get reassurances from Costa and Brent Council.