Wembley Housing Zone – Estate Management Company and The Pages. Will the arrangement leave Brent Council at risk?

 Guest post by Philip Grant in a personal capacity

Work in progress on the Cecil Avenue site (aka The Pages Wembley), 9 June 2025.

 

I was in the High Road on Monday, and discovered that the Council’s Wembley Housing Zone (“WHZ”) development at Cecil Avenue is now being marketed as “The Pages Wembley”. More on that later, but Cecil Avenue is also on the agenda for next week’s Brent Cabinet meeting, over an Estate Management Company.

 

Readers may remember that although Brent Council owns the Cecil Avenue site, and received full planning consent for the development there in February 2021, it was not until March 2023 that it entered into a WHZ partnership agreement with Wates. Work did not actually start on site until February 2024, and by that time I’d found out (through a Freedom of Information Act request) that under this “partnership”, 150 of the 237 homes would be for Wates to sell, and of the 87 Brent Council homes, only 56 (half of them family size units) would be for letting at London Affordable Rent level. Of the other Brent Council “affordable” homes, 28 would be for shared ownership and 3 would be sold at a discount from market price.

 

These are the main recommendations in the Report to Brent’s Cabinet, and the “Cabinet Member Foreword”, which gives the Council Officers’ “spin” on why they want our top elected councillors to agree the recommendations they have made:

 

 

 

All of the WHZ Council flats in Ujima House and the Council’s London Affordable Rent homes at Cecil Avenue will come under Brent’s Housing Revenue Account, but the Estate Management Company (“EMC”) will also require payment of service charges from tenants living on that site. As the services provided by the EMC are quite broad, and it appears that it will hire a managing agent to carry out some or all of those services, tenants at the Cecil Avenue site are likely to face quite high service charges on top of their “genuinely affordable” rent.

 

 

As ‘Wates have experience of setting up similar companies’, Brent will let them take the lead on setting up this EMC, but once Wates have sold all 150 of the 237 homes at Cecil Avenue (which our Council allowed them to have under the 2023 partnership agreement) they will walk away from the EMC. ‘Brent Council will then have full control, ownership and responsibility for the Company’, which in turn means that the Council will have full responsibility ‘for repair and maintenance of the structure’.

 

I may be a pessimist and a cynic, but I can’t help feeling that this will leave Brent Council, through its by then wholly-owned EMC subsidiary, at risk of a situation similar to that experienced when it had to bail out its First Wave Housing subsidiary over Granville New Homes. Those homes had been built through a partnership between Brent and the developer, Higgins. (Disclaimer: I am not suggesting that Wates workmanship is on the same level as that of Higgins on that 2009 South Kilburn project!)

 

 

Turning to “The Pages”, when I was in the High Road, trying to take photographs of the Cecil Avenue site hoardings across the street (through the traffic tailed back from road works at the Ealing Road junction!), a visitor to Wembley asked me if I knew why the development had been given that name. Was it because it used to be a printing works, or something like that? I said it was the first time I had seen “The Pages Wembley” name, that there used to be a school on the site, and my guess was that it might be a reference to the Page family, who were major landowners in the area several centuries ago.

 

Sure enough, when I searched for "The Pages Wembley” online, I found that: ‘The name is a nod to the Page family, who became major landowners in Wembley in the 16th century.’ I also found that Savills are already marketing the private homes here on their website. This is a small sample of what is on offer:

 

Composite of images from a Savills video and Savills sales website.

 

It is interesting that the top image, from the video, shows that it was issued by Savills International Realty Limited, and the black letters under the Savills name in their logo appear to be in Chinese characters! Echoes of Brent’s “partnership” development at Willesden Green Library? The video showcases Wembley as a “world class location”, and most of its filming appears to have been done at Quintain’s Wembley Park development, with just a handful of CGI pictures of what “The Pages” is meant to look like when it is completed, which should be in late Summer or Autumn 2026 (not March/April 2026, as implied in the video)!

 

The opening line of Jane Austen’s novel “Pride and Prejudice”. (Image from the internet)

 

I can’t help thinking that the link between Brent Council’s development at Cecil Avenue and the Page family is ironic. The last of the wealthy Wembley Pages were four brothers, who were contemporaries of Jane Austen (the 250^th anniversary of whose birth is being celebrated by the BBC at the moment). As I showed in Part 2 of The Wembley Park Story, in 2020, they seemed to have overlooked the important truth that rich families needed to produce an heir, to pass on their wealth to. The will signed by the final Page brother left all of the family’s wealth to his solicitor (or so the solicitor claimed – he went on to live in one of their mansions in Sudbury, and became a governor of Harrow School). 

 

It is a truth (almost) universally acknowledged that a London Borough has thousands of people in want of an affordable home to rent. And if you look at some of the signs on the hoardings outside “The Pages” in the High Road, that is what you would think Brent Council was building there.

 

When Brent’s Cabinet made its formal decision on the WHZ development in August 2021, they knew what the borough’s housing needs were. These had been spelt out in the Brent Poverty Commission report, whose recommendations (including borrowing when interest rates were low to build more Council homes, especially those for social rent level, which was all that many local people could afford) the Cabinet had accepted less than a year before. 

So what was ‘the Wembley Housing Zone Vision’ which they were delivering? I think that the deal they signed with Wates has “swindled” many Brent residents in housing need out of a home that they could have had (and could have had by 2024, if the Council had not gone down the “developer partner” route). What do you think?

Philip Grant.

 

Willesden Green police houses development - the mound likely to go but so is the affordable housing

The new housing development of 25 units and the retained police station

 

Brent Planning Committee last night unanimously approved the application for 25 flats on the site of police houses and police station outhouses on the Willesden High Road. The police station itself is retained for commercial purposes.

This was despite representations made by the adjacent property in Huddleston Road who in just 3 minutes was able to demonstrate the many ways in which the application did not meet the council's own guidelines or address the concerns of the Planning Inspectorate.

However, the developer, at Planning Committee for the third time, said that Brent planning officers agreed that they had met the Inspector's concerns and officers recommended that 'on balance' the benefits of the development outweighed issues such as poor amenity and lack of quality children's play space.

The  developer announced that the 'moud' in the green space, much derided by residents' comments on the planning portal, could be dropped. The developer expressed satisfaction that out of 1,000 residents contacted, 25 had attended a consultation meeting.

 The Huddlestone Road resident made it clear that they wanted to see the site redeveloped, there has been problems with squatters etc but that it should meet the guidelines set out by the council.

Theoretically the council expect 50% of developments to be 'affordable' although that term has itself become almost meaningless with the variou s different interpretations, Brent Council is willing to go down to 35% affordable but in practice at Planning Committee the proportion is much lower as the result of financial viability assessments.

 Last night Cllr Liz Dixon asked how the 7 affordable units Brent Council has claimed were possible, was somehow reduced to four (16%),  or possibly none with a £1.1m contribution from the developer instead.  It is worth asking if that amount could fund the building of 1 three bedroom dwelling and 3 two bedroom.

 Officers undertook to try and find a Registered Provider to manage the social homes but said that RPs were not usually interested in such a small number. Brent Council could also consider being the RP but failing that the contribution would be requested.

As affordability is such an issue locally and nationally, I have included a video of the planning officer's explanation below. 

As the police are part of the public sector I do wonder if when their property becomes redundant, rather than being sold off privately, it should not become part of the One Public Estate and used for council housing.

Of limited historical value only perhaps, this is a document produced I think around 2016 (like many Brent documents it is undated) that provides some explanaion regarding affordable housing. LINK

Muhammed Butt issues information for families affected by India aircrash

Sympathy and solidarity for all thse affected by the terrible news from India. Muhammed Butt issued the following on Twitter this afternoon and I am republishing here for those not on that service:

Our hearts go out to all those affected by the tragic Air India crash near Ahmedabad. To everyone in Brent with family or friends in India, we share in your sorrow. If you are travelling or seeking news please follow the latest FCDO advice and support services: https://gov.uk/foreign-travel-advice/indiaFCDO

 

Advice: We are aware of a plane crash in Ahmedabad

 

The UK is working with local authorities in India to urgently establish the facts and provide support to those involved. British nationals who require consular assistance, or have concerns for friends or family, call: +91 (11) 2419 2100 (in India)+44 (0) 20 7008 5000 (in the UK)The Government of Gujarat State have established an Emergency Centre that can be contacted on: +91 (0) 79 23251900 / +91 (0) 9078405304.Air India has set up a dedicated passenger hotline number Families in India seeking more information can call 1800 5691 444.

Willesden community shows true community solidarity for fire victim Albert

 

Readers may remember the fire in a Willesden High Road last December where brave locals used their initiative to rescue people from the floors above the shop LINK. 

One of the tenants, Albert, was left with nothing after the fire and Michel Roberts, of nearby Michael Styles,  launched a fundraiser to help Albert recover from the calamity.

Michael has sent me a video showing the true spirit of Willesden as the money raised by the community was handed over to Albert to help him set up his life again in his new accommodation:

 

Police call for the suspension of Carlton Lounge's premises licence after stabbing incident

 

Photo: Carlton Lounge

Following the stabbing outside the Carlton Lounge/Tiger Bay in Kingsbury on May18th the police have applied for the suspension of its licence.  A decision will be made by the Alcohol and Entertainment Licensing Sub-Committee on Friday at 10am.

The police list a number of 'failings':

1) Police were called at 03:31 hours on Sunday 18th May 2025 by LAS - which had in turn received a 999 call from a man reporting a stabbing at Tiger Bay. On police and medic arrival, no casualty was present.

At 03:40 police had a call from a nurse at Northwick Park Hospital to report a man had come in with stab wounds.

 

2) CCTV shows a large-scale disorder immediately outside the venue from about 03:25 to 03:30, during which the victim received a stab wound and collapsed at the scene. He was taken to hospital by other people, before emergency services arrived. Estimated 20-25 people involved in the disorder.

 

3) There was no call from the venue staff or management to reports of the disorder, or anything else. Staff were present and witnessing events, and security personnel were involved in the disorder, in apparent attempts to separate people.

 

4) The suspect can be seen entering the venue at 02:00am, with others. There is no search of any of them, frisk, metal detector, wand or otherwise.

 

5) The suspect is later seen outside with a large knife, which was used in the disorder and appears to have been used to stab the victim, ultimately killing him (subject to pathology confirmation on cause of death).

 

6) Appears likely that the knife was in the suspect’s possession inside the venue.

 

7) Police body worn video (BWV) shows a manager telling an attending CID officer that the groups involved in the disorder had not been inside Tiger Bay before the disorder. This was untrue, as they had been and indeed most, if not all, of the people had come from inside Tiger Bay, some having been specifically ejected by the staff/security.

 

8) Police BWV shows the manager saying he thinks a bottle/bottles were involved. A customer approaches and says a knife was used and had been pulled out inside the venue. He was promptly ushered away by another manager/member of staff.

 

9) House to house enquiries revealed local residents complain there is frequently noisy anti-social behaviour from the venue.

 

Summary

 

This incident on 18 May 2025, constitutes serious crime and disorder, which has triggered this review. The Metropolitan Police have serious concerns that the premises management and staff members demonstrated a lack of control and failing to undertake pro-active searches. The staff initially indicated that the incident did not start in the venue and later retracted their statement, admitting that both groups were in fact inside the venue, where the altercation started.

 

Due to the ongoing criminal investigation, it is currently difficult to establish the full facts from a licensing perspective. However, from the information we have gathered so far, the Police have that the aforementioned points above demonstrate that the licensing objectives are not being upheld.

 

Police Recommendation – The Police request an immediate suspension of Carlton Lounge’s premises licence pending a full review due the level of seriousness of the incident.

 

There are many documents on the Agenda website many of which are are similar wording.  Below are an example of a comment for suspension and one in favour:

Dear Licensing Team,

 

Subject: Request for Confidentiality – Representation Regarding Carlton Lounge (Tiger Bay) I am submitting the attached representation in support of the review of the premises licence for Carlton Lounge (Tiger Bay), 232–234 Kingsbury Road, London, NW9 0BH.

 

Due to the serious nature of the incidents associated with this venue and the fear of potential retribution, I respectfully request that my personal details be withheld from the premises licence holder and any other parties not directly involved in the licensing authority’s internal process.

 

As a local resident, I am deeply concerned about the ongoing serious incidents linked to this venue, including criminal activity, anti-social behaviour, and consistent late-night disturbances. These have had a direct and damaging impact on the local community, creating a heightened sense of fear and unease among residents. There have been multiple occasions of violent disorder, noise nuisance, and other behaviours that clearly breach the licensing objectives—particularly those relating to the prevention of crime and disorder and the protection of public safety. The presence of this venue in its current state has significantly deteriorated the quality of life for people living nearby.

 

The fact that people feel unsafe speaking out should be of grave concern and further supports the need for urgent and decisive intervention.

 

I strongly urge Brent Council to consider revoking the premises licence or imposing stringent new conditions that will prioritise the safety, peace, and wellbeing of the community.

 

I understand that under the Licensing Act 2003, representations usually need to be attributed to named individuals. However, I ask that you exercise your discretion under your powers to protect the identity of persons who may be at risk, and treat this representation with the appropriate level of confidentiality

 

 -0-0-0-0-0-0-0-

 

My name is [] and I have dedicated 16 years to education, working as a [] across both primary and secondary schools. Now, as the [] and [] of based at [] in Brent, I continue my commitment to developing young people, instilling discipline, and providing opportunities through sport.

 

I am writing to express my full support for the premises licence held by Carlton Lounge (Tiger Bay), located at 232 - 234 Kingsbury Road, London, NW9 0BH.

 

Carlton Lounge has been a steadfast supporter of our []for the past seven years,  providing financial assistance that has directly benefited our  []. Their contributions have helped equip our young athletes with essential gear, allowing them to train, develop their skills, and build confidence in a structured and positive environment. Their sponsorship is not just about funding, it is about investing in young people, giving them opportunities to thrive both in sport and in life.

 

As someone who has personally overseen the development of young boxers within our programme, I can confidently say that Carlton Lounge has been a valued partner in supporting positive community initiatives. Their generosity has empowered children and young adults who may not otherwise have access to sporting opportunities, reinforcing the importance of teamwork, discipline, and self-belief.

 

Beyond their contributions to our [], Carlton Lounge has consistently demonstrated a commitment to operating responsibly as a licensed venue. Senior members from [] regularly attend Carlton Lounge for social sports events, and I can personally attest to the professional and well-managed environment they provide. We have never experienced or witnessed any antisocial behaviour linked to the premises, and the management team is proactive in ensuring a safe and welcoming space for their customers.

 

Carlton Lounge is more than just a hospitality venue, it is a place where people feel safe, supported, and valued. The team behind it is actively engaged in fostering community spirit. Their dedication to upholding licensing conditions, managing their establishment professionally, and supporting local initiatives speaks volumes about their role within our neighbourhood.

I firmly believe that the licensing authority should recognise the long-standing commitment of Carlton Lounge to compliance, community enrichment, and responsible venue management. Their contributions extend far beyond their premises, positively shaping the lives of young people and strengthening our local area.

Is your Buddleja ('Butterfly Bush') suffering an aphid attack? if so the RHS would like to hear from you.

 

There is an outbreak of aphids in Buddleja bushes in the UK and they appear to have come to Wembley. The above are in Saltcroft Close. The RHS is researching into the outbreak and would like you to make a short report, with photographs if possible, if you have an infected bush. See below:

 

Symptoms of aphids on buddleja

• Crinkled, puckered and curled leaves that can look diseased
• Pale or yellow patches
• Aphid colonies may be found on the underside of leaves
• Shed skins indicate that aphids were previously present

Have you seen aphids or aphid damage on buddleja plants?

As part of our scientific research, we would like to know where buddleja aphid damage has been seen. If you’ve seen symptoms on buddleja plants, please take photos of the upper and lower sides of the leaves to submit to our survey. Please submit your records via our aphids on buddleja survey here (expected time to complete survey = two minutes).

If you have active aphid colonies, we may follow up to see if you can send us a sample to further help with our research on this relatively new find.

Thank you to everyone who has submitted records so far. Discover other sightings you can report to help our research here.

Background and research

In 2023, the RHS Gardening Advice Service received 58 reports of buddleja plants showing unusual symptoms. Samples of leaves were sent to the Food and Environment Research Agency (FERA) for to be tested for viruses, but none were detected, meaning the symptoms were most likely caused by damage from aphids feeding on the leaves.

In 2024, 67 reports were received, with aphids being found on the plants in most cases. RHS entomologists worked with aphid experts at the Rothamsted Insect Survey to obtain a tentative identification of melon-cotton aphid (Aphis gossypii) from a sample of buddleja at RHS Wisley.

Melon-cotton aphid is a generalist, which means it’s able to feed on many plant types, but it has mostly been limited to glasshouses in the UK. Due to the spike in reports over the last two years, our scientists are calling for sightings to be submitted. Reporting any sightings of aphids on buddleja will help us better understand its distribution and make further identifications.

 

How to manage aphids on buddleja

Although the leaf symptoms can look alarming, aphids are unlikely to have a significant impact on your buddleja’s health and vigour, so can often be tolerated.

If you see aphids on the plant, advice on how to manage them can be found here.

Wembley Road closures & bus diversions on Sunday 15th June from 11am: Capital Summertime Ball

 

Refugee Week Film Programe at The Kiln, June 17th