Monday, 17 February 2025

UPDATED WITH VIDEO LETTER: Tokyngton SNT & Brent Council - 'Stop passing the buck and do something about this danger'

 

 

Dear Editor,

 Delivery drivers on bikes are zooming down the narrow disabled access from Wembley Hill Road (it's between the White Horse Bridge and the Fatburger Restaurant)  through Juniper Close and across the footpath at busy Oakington Manor Drive.

 


 There are also  e-bikes and scooters:  no stopping, no slowing,  no regard for  safety.  It is terrible after c around 6pm with 20 or so in  30 minutes.  Just waiting for a fatality.   

 

We have tried Tokyngton Safer Neighbourhood Team: No help.  Brent Council passes the buck to the police.   

 


This is a dangerous public safety issue.  Who can help?   

 

We do not want a cycle hub  here to attract more bikers.   It's a known area of anti-social behaviour.

 

A local resident



Note from Editor: To help readers visualise the issue this is a video of the route from Wembley Hill Road, next to Wembley Stadium Station, via an alleyway and Juniper Close to Oakington Manor Drive: 

Sunday, 16 February 2025

Hazel Road Victorian Mission Hall – why proper Heritage Statements matter in the planning process.

 Guest Post by local historian Philip Grant in a personal capacity:-


The Victorian former mission hall, alongside the 2002 Hazel Road Community Centre.

 

Last month, Martin published an article “Kensal Green residents oppose the demolition and redevelopment of Victorian community centre building in Hazel Road.” The local residents’ association had already contacted Willesden Local History Society, to ask for any help which could be given with the heritage aspects of the planning application, 25/0041. I’m a member of that Society, and as I already have experience of dealing with similar planning cases (“Altamira” / 1 Morland Gardens!), I was asked to take a look at it.

 

Looking at the application documents, it was clear that the Making The Leap charity and their planning agents had not even considered the Victorian building they own to have any heritage impact on their proposals. They just planned to knock it down, along with the Hazel Road Community Centre beside it, and build a modern office block on the site. It appears it was only after Brent’s former Principal Heritage Officer pointed out that the Victorian building was a non-designated heritage asset that they asked a consultant to prepare a Heritage Statement to support the application.

 

It came as no surprise to me (based on past experience) that the firm they paid to consider the building’s heritage value, and how that should be dealt with for planning purposes, came out strongly in support of its client’s application!

 

‘The Proposed Development would achieve numerous public benefits, including high quality community and training spaces, landscaping improvements and the enhancement of all community facilities, that would convincingly outweigh the slight harm caused by the demolition of the existing non-designated heritage asset.’

 

However, the “quality” of the research which had gone into the three-page “Heritage Statement” document (which had no maps or photographs, and only a slight knowledge of the building’s history) was rather undermined in the next sentence: ‘In conclusion, the Proposed Development is in accordance with the Barnet Core Strategy ….’

 

It will come as no surprise to regular readers of “Wembley Matters” that when I conducted a more thorough examination of the building’s history, its heritage significance and how the correct Brent Local Plan policies applied to the case, I came to the opposite conclusion. I have set out my views in a detailed Alternative Heritage Statement, which Martin has agreed to attach at the end of this introductory guest post, for anyone who is interested to read, or glance through. 

 

The original Willesden Local Board record of the 1888 planning application for the Mission Hall.
(Source: Brent Archives Willesden planning microfilm for application number 1970)

 

What is now Harriet Tubman House was the Christ Church Mission, built in 1888 to replace a temporary “tin tabernacle” of the same name in Ponsard Road, College Park (now part of the site occupied by the Mayhew Animal charity). Football fans may remember that the mission’s football team, Christ Church Rangers, formed in 1882, was the start of the club which would become Queens Park Rangers.

 

The Victorian building is a heritage asset of high significance, which should be protected by Brent’s heritage planning policy BHC1, while the claimed ‘numerous public benefits’ involve little public benefit, and in some cases no benefit at all (the reality of ‘the enhancement of all community facilities’ is actually a cut from two full-time community rooms totalling 245sqm floor area to one room of 115sqm).

 

There are also some major breaches of other Brent planning policies (DMP1, BP6 South East and BD1), which all require new developments to complement the historic character and scale of their setting. I apologise for the differing perspectives of the two images I’ve combined below, but I have tried to ensure that the scale of the imposed architect’s image of the proposed new office block matches that of this view along Hazel Road. I think anyone can see that it would be out of character!

 

View along Hazel Road from the east, with the proposed office block imposed
instead of the Victorian mission room and community centre buildings.

 

My Alternative document below (the only one of the two which I believe deserves the title of Heritage Statement) took a lot of time and effort to prepare, and I cannot promise to assist in this way with any other planning application. However, it was clear to me when I looked at the planning documents, researched the building’s history and visited the site, that KGRA and their supporters have a strong case, including a strong heritage case, for opposing this application. Their efforts deserved my support, and I hope that application 25/0041 will be withdrawn, or refused. 

 

 

Whether that happens or not remains to be seen – this is Brent, after all!

 

 Philip Grant

 

 

 

 

 

Are Brent Council representing the interests of developers, rather than those of Brent residents?

 

The open space and surroundings


 Centre the up to 5 story block on the green space

 

 SEGMENT OF REPRESENTATIONS AT PLANNING COMMITTEE

 

  

There appears to be a widespread feeling that Brent Council is no longer representing the interests of residents, but instead represent the interests of developers.

This has been evident for some time but particularly in the case of the recent Pellat Road application and the Barham Park covenant removal.

In the video above the resident speaker represents 300 family homes and Cllr Kennelly his constituents.

The full discussion can be heard in the video that can be found on the Brent Council website. LINK

Normal practice is that the developer and planning officers negotiate changes beforehand and so what is presented to the Planning Committee looks like a 'done deal', especially when residents' concerns receive shortshrift.

At this Planning Committee the developer's agent was particularly bouyant claiming that their plans hd received 'the ringing endorsement of the [Brent} case officer' and  the place making manager described the application as 'exemplary'.

It was only under questioning that they admitted that in the consultation out of 10 responses 9 opposed the application and one was neutral.

Neverless the Planning Committee  approved the application with just Cllr Johnson against. Another feature of Committee proceedings is that those against have to give their reasons,  but those voting for the application do not have to give reasons for support. This is particularly galling when committee members who through their questioning indicate major concerns but still vote for the application.

Cllr Johnson cited concerns about parking, the overbearing nature of the proposed 5 storey building, and it not being in keeping with the local area.

 

 

 

Friday, 14 February 2025

BREAKING: Barham Park Trustees' £200,000 deal with George Irvin to enable him to build four 3 storey houses in Barham Park

 

The houses proposed for Barham Park

 

The long-running campaign by local residents in Sudbury to resist the building of houses  in Barham Park will come to a head at the Barham Park Trust Committee on February 24th 2025.

 A deal with funfair and property developer George Irvin will see him pay the Trust £200,000 for removal of the covenant that prevented building of four 3 storey houses on the site presently occupied by two modest 2 storey cottages at 776-778 Harrow Road.

The deal also involves vehicular access into the park and eretion of other facilities. Details are below:

 Recommendations:

The Barham Park Trust Committee RESOLVES to

2.1 Approve the modification of the restrictive covenants at 776 and 778 Harrow Road, as detailed in paragraphs 3.8-3.11 and delegate authority to the Director of Property and Assets to execute a deed with Zenaster Properties Ltd for the agreed sum of £200,000, subject to 2.2 below.

2.2 If required, approve seeking Charity Commission consideration of the Qualified Surveyor’s Report (Appendix 1) and authorisation under Section 105 of the Charities Act to modify or discharge the covenants.

 

Existing Covenants (extract from single plot):

 

*Not to use the Property otherwise than as a single private dwelling house and the garage for any purpose other than as an ancillary private garage.

*Not to divide the Property into two or more dwellings or residential units.

*Not to erect or cause to be erected on the Property any building or structure whatsoever except a greenhouse or shed of not greater length than 4 meters (sic) and of not greater height than 3 meters (sic) or permit or suffer any person under the Transferor’s control to do so.

*Not to stand or support any vehicle, commercial vehicle trailer, mobile home, caravan, trailer, cart or boat on any part of the Property.

*Not to carry out any development within the meaning of Section 55 of the Town and Country Planning Act 1990 in or upon the Property.

* Not to park any motor vehicle on or otherwise obstruct any part of the accessway hatched yellow and hatched green or any part of the Retained Land at any time.

 

Proposed Modification (combined plots):

 

3.9 The deed (to be prepared in accordance with the planning committee report dated 12 June 2023 and decision notice dated 13 June 2023—see Appendices 3 and 4) will amend these covenants to permit the development of four houses.

3.10 A revised version of the restrictive covenants that would enable the proposed redevelopment in accordance with the granted planning permission is set out below and may be subject to further refinement.

 

Permitted Use:

 

*The Property may be used for residential purposes, permitting the construction and occupation of up to four residential dwellings, together with any ancillary buildings, structures, and facilities required for their use in accordance with the planning permission granted under reference 22/4128.

 


 From Application 22/4128

 

Subdivision of the Property:

 

*The restriction on dividing the Property into multiple dwellings is removed, approved under planning permission 22/4128.

 

Construction of Buildings and Structures:

 

*The restriction on erecting buildings or structures is modified to permit the construction of four residential dwellings and any associated infrastructure, including garages, outbuildings, and landscaping, in accordance with planning permission 22/4128.

 

Vehicle and Storage Restrictions:

 

* The restriction on standing or supporting vehicles, commercial vehicle trailers, mobile homes, caravans, trailers, carts, or boats on the Property is modified to permit reasonable residential use, including the parking of vehicles by residents and visitors in designated parking areas as approved under planning permission 22/4128.

 

Permitted Development:

 

*The restriction on carrying out development within the meaning of Section 55 of the Town and Country Planning Act 1990 is removed to allow the construction and occupation of four residential dwellings in accordance with planning permission 22/4128.

 

Accessway and Parking Restrictions:

 

*The restriction on parking and obstruction of the accessway hatched yellow and hatched green or any part of the Retained Land is modified to allow vehicular and pedestrian access as required for the lawful residential use of the Property, ensuring that any access arrangements comply with planning permission 22/4128 and any subsequent highway or planning authority requirements.

 

3.11 These modifications preserve reasonable protections while enabling the approved redevelopment. The precise wording of the changes may be further refined or amended during the legal conveyancing process.

 

Timeline

 

3.12 The overall timeline for these steps is expected to span several months. Suppose the Trust Committee approves the restrictive covenants’ modification and/or discharge. In that case, completion may be subject to obtaining Charity Commission approval, if required, and the conclusion of legal formalities by the parties. This includes Zenaster applying to the Land Registry to register the Deed and effect the necessary changes.

 

3.13 The modification or discharge of the restrictive covenants is subject to the satisfactory reinstatement of the boundary in respect of 776 and 778 Harrow Road and return of the Barham Park Trust land to open space as agreed by way of surveyor’s aerial plan signed by George Irvin on behalf of Zenaster on 28th August 2024.

 

Zenastar Properties Ltd (previously Aventor) business is listed as

  •      Buying and selling of own real estate
  • Other letting and operating of own or leased real estate
  • Management of real estate on a fee or contract basis  

Retained profits at January 2024: £3,781,976


Current officers


Campaigners will be looking for grounds on which to challenge to covenant deal. The report to Trustees discusses the role of the Charity Commission:

Compliance with the Charities Act 2011

 

3.4 The two key legal requirements under the Charities Act for land disposal have also been met:

 

*Independent advice: A report has been obtained from a qualified Designated Adviser acting solely in the interests of the Trust.

*Best terms achieved: The proposed transaction represents the best

financial terms reasonably obtainable by the Trust.

 

Requirement for Charity Commission Approval

 

3.5 Under the Charities Act 2011, charities do not typically require prior Charity Commission approval for land disposals where the two legal requirements above are satisfied. However, approval may be required in specific circumstances, including:

 

*Disposals to a "connected person" (as defined in the Charities Act).

*Disposals involving designated land in most cases

 The last two points regarding 'specific circumstances' may be considered grounds for challenge given previous allegations of a close relationship between Muhammed Butt, Chair of the Trustees and  George Irvin, Director of Zenastar, and argumets over designated land.

Appeal for volunteers to help clear vegetation - Welsh Harp Centre, Birchen Grove, March 8th 10am-2pm


 

Welsh Harp Education Centre Vegetation Management

Saturday 8th March, 10am – 2pm

 

Come and volunteer at the Welsh Harp Environmental Education Centre for vegetation clearance. Help us clear along the fence line where brambles and shrubs are taking over and pushing the fence. This will greatly benefit the biodiversity of our site and the allotment holders on the other side. Dramatic and satisfying results guaranteed!

 

Stay for an hour or the whole event, but please come from the beginning so we can kit you out with wellington safety boots, gloves and tools. Tea, coffee and a warm room provided, bring your lunch if you like.

 

How to Book:

Sign up for this event on Plinth here

·        Register or login on Plinth to book ticket/s.

·        To book multiple tickets, book your first one, then add a person.

·        No need to print your ticket, we have your details once you book.

·        If you need to cancel your booking, log into Plinth, go to My Account, My Bookings and cancel.

 

Location:

Meet at Welsh Harp Environmental Education Centre (Google Maps link)

Birchen Grove, NW9 8RY. Follow the signs towards the Birchen Grove Garden Centre.

The postcode covers a large area so please use the Google Maps link (not Apple Maps) or the What3Words link below.

What3Words location: ///woof.charm.visits

 

Any Questions?

Deb Frankiewicz

Welsh Harp Environmental Education Centre

Email: welshharpcentre@thames21.org.uk

Ph: 07711 701 694

 

Further info:

·        We will be walking on uneven ground and you may have to bend and duck under branches.

·        Places are limited and booking is essential, please cancel your Plinth booking if you can no longer attend.

·        Please wear comfortable outdoor clothing in layers and a spare pair of socks if it’s cold for wellington safety boots. Please bring a waterproof jacket if it is forecast to rain. 

·        All tools and gardening gloves provided.

 

Debra Frankiewicz

Environmental Educator, Welsh Harp Environmental Education Centre

Brent Council and the MIK (K-Pop) Festival: 'You couldn't make it up!'

 Guest post by Gaynor Lloyd

 


Regarding Paul Lorber's comment at 17:02 on 13 February on the latest blog on the MIK Festival  LINK

 

Oh, Paul, it is much, much worse than that. At the Licensing Hearing, we were told by Magic Sound’s event organisers that Brent Council had "identified" Northwick Park Playing Fields for these events.  In fact, in the earliest report by Magic Sound to the Arts Council, who are giving grant funding for this as part of a "levelling up" agenda for culture in boroughs deprived of culture, Brent is listed as getting 2 days of Magic Sound activity. And the date of that report? July 2023

 

Of course, residents and even then, in only a few roads in the Northwick Park Ward side only heard by circular letter just before Christmas 2024. Magic Sound's event organisers had to tell the Council to let their own very long-standing tenants in the bungalows by the pavilion know that their homes would be around 80 metres from the stage of the K-Pop event, before they received the Magic Sound circular letter.  

 

 Seems a bit extraordinary really - were some of us old cynics not of the view that everything Brent Council does in our area is conducted in absolute secrecy. After all, as I said at the Licensing Hearing, we are just at the northern most outpost of Brent - Harrow, really. 

 

But we outpost residents still need protecting from nuisance. Noise, for instance. The Licence does have some conditions but mainly it's what to do if we feel the festival is too loud. But there have been no onsite decibel sound tests taken at different angles, under various weather conditions.  Bear in mind the site is right next to the hospital as well as surrounded by residential properties, and a care home at the entrance. Windows will be open; the festival will be in warmer weather.   Decibel data should be available, and residents understand in practice what the Council's environmental officers view as "acceptable" - so we know when to ring up the one dedicated noise complaints number manned by Magic Sound for someone to trot out and measure, and possibly find our complaint is valid - and the odd adjustment made.

 

Traffic to our narrow heavily parked roads - oh well, maybe a temporary CPZ. That went down well...Then, apparently, TfL had just agreed that Northwick Park and South Kenton tubes with their narrow, restricted tunnel entrances and narrow platforms might not be an ideal exit strategy for 15,000 /20,000 of this young demographic at 10:30pm having been on their feet all day at the concert. So Magic Sound suggested they might provide up to 150 stewards to guide the 10–24-year-olds unfamiliar with our area leaving the concert at 10:30pm to walk through the University, across Watford Road and in long crocodile the 2.5 km to Harrow on the Hill Station - the "hub" transport asset for the festival goers. (One of the Committee asked if the motorcycle inhibiting barriers which inhibit passage through the tunnels could be removed to facilitate easier egress... well, no, as they are there for the other 362 days of the year safety for the station users...)

 

You couldn't make it up. But the fact is that Magic Sound now has the Licence. The conditions do not reflect the various suggestions made to placate the tsunami of reasoned and serious protests and representations made on valid licensing grounds of nuisance, public safety by over 170 residents. To be honest, the conditions couldn't. They must be limited to activities within the actual licensed area - OK, 2/3rds of our playing fields but not dealing with litter and traffic and public safety issues outside that area in our surrounding streets or en route to Harrow on the Hill. 

 

It was obvious from the Hearing that the application was made too early with plans only in formulation. Yet Brent Safety Advisory Group (BSAG) had passed it even with many questions unanswered. Of course, BSAG will be our protectors once the final details of each festival are available (31 days before), when they make the final recommendations beyond the conditions. Some of us - call us old cynics if you will - don't see that as very much protection. Indeed, all due respect to the undoubtedly serious members of BSAG - and not for one moment doubting their integrity - based on what they OK'd for the Hearing (and on which the Committee said it was relying), the words "chocolate" and "teapot" spring unbidden into - at least - my mind.

 

So, whatever discussions take place with the applicants going forward, as indicated, e.g., by Cllr Kennelly, we are confronted with an approved application with inadequate conditions. Forever.  So, as things stand, these Festivals will happen, with no further resident involvement or opportunity to make representations. Unless things go horribly wrong.

 

There has been a total disregard by the Council of its obligation to its own tenants of the bungalows to give them quiet enjoyment of their homes. A similar total disregard of residents using the fields for recreation. A complete failure even to notify its regular formal sports hirers of the proposal, let alone consult them. The placing of the stage over the Gaelic Football pitches used for practice and League games over decades - and, as the set up is scheduled to sterilise the ground for up to 10 days before the festival, and 5 days after, effectively wrecks the Gaelic Football's season. The event organiser at the consultation event days before expiry of the consultation deadline admitted it was the residents who had told them of the existence of the Gaelic football pitches. The Council had not even given them details of any hirings at all.

 

From the event organiser's extensive experience of events in fields like ours, they acknowledged the likely damage to the pitches from compaction of the ground, and that the ground would have to be restored after the event - with a longer period therefore of unavailability. They even acknowledged that the pitches may not recover at all. At the consultation, we were told that the work of restoration would be covered by a financial bond. At the Hearing, there seemed to be a pulling back from that. Of course, there is nothing in the Licensing conditions - it isn't covered by any of the licensing objectives, which is all the Licensing Committee look at.

 


 

As to restoration, I remind myself that events in parks were "consulted upon" in Brent's Budget Approval in February 2024. 2 pages (2024-25 – RS 13), presented by Cabinet Member Krupa Sheth. [above] Note "There would be no impact on service users” and " there is a risk that more events in parks may impact the natural fabric of the park and it would require organisers to undertake full risk assessments in that regard and for the Council's approval process to fully account for any risk"

 

I only knew about the "consultation " because Brent Friends of the Earth had been invited to comment, an n we trawled through the numerous pages for anything affecting our environment and natural spaces. Brent FoE even responded to that consultation - reflecting some deep concern about the effects of more events in parks - which comments we thought had resulted in the final recommendations. Note "It is also important that any events calendar should provide space and time between events for grounds to recover and a proper rotation of sites to be used would be most appropriate."  Now having the evidence of this first "event" in the new policy, is it any wonder I am worried? And just who are residents and pitch users to rely on to believe in full and timely restoration of our playing fields at Northwick Park?

 


 

I would just finish by saying that, at the entrance to Northwick Park is a prominent sign advertising the charitable funding for the park by the Football Foundation. When I look this up, I find that there is a Brent Plan dated August 2024 and, lo, Northwick Park playing fields are Priority Project 4.

 

Does the left hand not know what the right hand is doing? Or is the money from Magic Sound just the only thing that matters? I would say "You couldn't make it up" - but, heck, this is Brent Council.

Thursday, 13 February 2025

Poetry in Wembley, Wembley Library, March 6th - book free tickets

 

If you can't scan the code, you can book your free ticket by clicking here.




Guardian reveals Right to Buy applications in Brent soared 7,000% ahead of November 2024 deadline

 In a passionate article in the Guardian today LINK Aditya Chakrabortty reveals that Right to Buy applications rose 7,000% in Brent ahead of the deadline for discount change in November 2024.

This was the highest in London and represents a major loss of council housing thus contributing to the housing crisis. Before the deadline of 21st November the discount on the London market price could be as much as £136,400 reduced to c£16,000 after the deadline.