Good news as Brent Council ends fixed-term tenancies & sets out expectations of all landlords in the borough

From Brent Council

Brent’s Cabinet has approved a new approach to tenancies across the Borough. The Tenancy Strategy clearly sets out expectations of all landlords, including private landlords: and the Tenancy Management Policy reaffirms the council’s commitments to its own tenants.

The council’s aim is to make sure that all Brent residents who are renting have a guaranteed level of security in their home. The council also pledges to support Brent residents to stay in their homes for as long as is suitable for them and will continue to work actively to prevent homelessness.

The main changes to the way the council manages its own tenancies are:

• Ending of fixed-term tenancies, and replacing them with life-time tenancies
  
• Introducing demoted tenancies to tackle anti-social behaviour where necessary
  
• Offering joint tenancies to cohabiting couples so that both people are protected
  

Both the overall Tenancy Strategy and council-specific Tenancy Management Policy were agreed in consultation with existing council tenants and Brent residents in temporary accommodation.

Whilst by far the majority of tenancies work well, there are unfortunately occasions when things break down. If a council tenant has been involved in antisocial behaviour or, is using their home unlawfully, the council can now serve a four-week notice of its intention to seek to demote the tenancy for 12 months.

Brent will work closely with all social housing and private landlords in the borough to encourage them to review the way they manage their tenancies so that all renters can feel secure, whoever their landlord.

Councillor Eleanor Southwood, Cabinet Member for Housing and Welfare Reform said:

The Covid19 pandemic has reminded all of us how important it is to have a safe and secure place to call home. I want everyone who moves into a council home to feel settled and part of their local community so that they can start building happy memories, without worrying. A secure tenancy for as long as someone needs and providing accessible and clear information about what to expect are a core part of our promise. I very much hope that all landlords across the Borough will adopt these changes.

Loss of 'Copland Fields' mourned as Wembley Central population without access to gardens increases by thousands

Wembley Open Space (Copland Fields) as was

PROW 87 as was (broken line) and replacement (solid line)

Five years ago there were protests about what was called a 'land grab' of a Wembley open space popularly known as Copland Fields.  When Ark Elvin took over Copland High School the government found money for a brand new school for the academy chain. Copland had been campaigning for years for a new building because the school was in such bad condition.  There had been plans for a 'Copland Village' development at the time to pay for a new build but the plans never came to fruition.

Muhammed Butt,  leader of Brent Council, then a governor at Ark Elvin who have been in favour of the academisation of Copland, strongly backed Ark's  plans but found himself in conflict with local residents, who valued the access to green space in a heavily built up area.

The plans were approved and Ark Elvin got its new building and extended its footprint, while Elsley Primary doubled its size with an additional new building, and both they and St Joseph's enclosed part of the space that they'd had access to by covenant.  Residents were left with a redirected Public Right Of Way (PROW) which is a path lined on both sides by a high fence and warning signs that this previous publicly used space was now 'Private Land.'

Local residents had used routes across this space to access the schools and Alperton via the bridge across the railway. A map of these routes was submitted at the time.

Those routes are now closed except for the main footpath. At the time local  resident Chetan Patel told Annabel Bates, the headteacher of Ark Elvin:

With respect to ARK's planning application (ref 15/3161) for the school redevelopment, I believe your proposal breaches the community's 'Public Right Of Way' onto the existing fields in accordance to Highways Act 1980 Section 130A.

The community has had access to the existing park without any objections from ARK or from the previous management of Copland Community School for many decades now. The law assumes that if the public uses a path without interference for some period of time – set by statute at 20 years - then the owner (ARK) had intended to dedicate it as a right of way.

ARK's proposed development of the school can only be described as 'land-grab' with no consideration for the community users and the Law.

You may well ask, why is this coming up again 5 years later/ The answer is that since then we have had major housing developments in Wembley Central: Elizabeth House, Brent House and the Twin Towers with more to come alongside the Chiltern line and at Ujima House and on the former Copland site fronting the High Road.  Planners admit most are deficient in amenity space but point to the accessibility of  King Edward VII Park in Park Lane.

During lockdown residents have told Wembley Matters that King Eddies is now overcrowded because of the many new residents who have no gardens in which to exercise and enjoy fresh air. Longer term residents are now referring back to that loss of Copland Fields and reflecting on the access they used to have:

One resident told Wembley Matters:

Since moving to Wembley in the mid 1980s, Coplands Fields as it was known, was open to the public,  myself and friends always exercised our dogs freely on this open space,  flew Kites, off road remote control cars, played ball games, Rounders etc.  It was a well used space by Asian cricketers (on designated hard surface - which I think no longer exists)  Numerous local Football groups (Somali and Romanian) played regularly at weekends and during the week early evenings.  Wembley Youth Club had unlimited access.  A Volleyball Group set up their own nets in the far corner near Elsley Primary.   

One of the best things about this open space  was it allowed you to fly kites, remote control planes and helicopters as it has no trees in the middle, unlike King Eddies which does have obstructions such as trees.   The public footpath and fields provided a quick short cut from Alperton to High Road, It was consistently used by parents from Wembley Central and Alperton area walking their children to schools St Josephs RC School, Elsley and Oakington Manor.  All the people living in Tokynton Ward are completely cut off from using this space.

No CCTV evident on footpath which is like a dog's hind leg and nowhere to run if attacked.

St Josephs regularly (or did prior to Covid) use the space, Ark Elvin does not as it has its MUGA's designed in with artificial grass, and does not have access via a gate or anything unlike St Josephs and Elsley.

The Wetlands you refer to is within the boundaries of the Ark Elvin Academy.  I seem to remember discussing this with a Biology Teacher who at the time said it was going to be utilised by the students to grow stuff and create a bio-diverse environment for nature and study. 

I might add it makes a mockery of Brents Green Park and Open Space document, which clearly states that Wembley Central is massively deficient in green space, considering in the last few years more than 1800 new flats have been built with yet more to come.  In 2011 census the pop of Wembley Central was approximately 15,000 I think we are now in excess of 25,000 and when all these flats are let we will be double in less than 10 years.  The Brent House development in the report clearly states its deficient by 20% in its amenity space with respect to the number of residents it will hold.

It is hard to convey the nature of this enclosure of land in words so I have made this short video of the path of the redirected public right of way:



Four years ago Brent Council wrote to a resident to say what needed to be done to claim a right to access to the other footpaths across the Copland Fields as shown on the map above LINK.

The evidence sheet that needs to be submitted is HERE and Guidance from the Ramblers Association HERE.

It is late in the day but if nearby residents think it is worth the effort then good luck to them.

BREAKING NEWS: JUDICIAL REVIEW LODGED AGAINST DPP RE INACTION OVER DOMINIC CUMMINGS

From Martin Redston (See LINK )

My lawyers have today lodged proceedings in the High Court to seek an urgent judicial review of the Director of Public Prosecution’s inaction over the alleged breaches of the Coronavirus Regulations by Dominic Cummings. One particular concern is the so-called ‘Cummings effect’ or ‘Cummings defence’ which has meant that people who previously were complying with the Regulations have sought not to adhere to them fully. 

The grounds filed with the High Court include the following complaints:

There is a lack of an appearance of independence to the decision-making of the DPP which arises from (a) the scheme of subordination of the DPP to the Attorney-General – a politician who has tweeted support for the claimed legality of Cummings’ actions without allowing due process to take place, and 

(b) the failure to engage meaningfully with the question over Mr. Cummings’ actions and stance taken. In addition, my lawyers have previously sought disclosure of "all communications that (the DPP or his office) had received from any minister, departmental official, or mandarin or person associated with the Cabinet, Prime Minister, or affiliates or agents or representatives of the same, referring to the question of Mr Cummings in any way”.

The CPS/ DPP did not respond to this request in their reply to my representatives. The question as to the manoeuvres of the government and use of its powers behind the scenes is of obvious concern given the history of this high-profile case.

As a state authority the DPP has failed to comply with the duty to take all reasonable steps to ensure public safety to the greatest extent practicable – he would do so in this case by taking active steps to ensure the maintenance of public confidence in accountability to, and enforcement of, the law that is designed to protect the public from the ongoing threat of Covid-19. In short, he should not wash his hands of the issue but should refer it to the police and thereafter consider the issue himself.

A failure to safeguard citizens from the risk of Covid 19 risks a real breach of Article 2 or 3 of the European Convention of Human Rights, namely degrading or inhumane treatment or the loss of life. It is in any event unreasonable not to inquire into the actions of Mr. Cummings to determine whether or not to prosecute him for potential breaches of coronavirus regulations, or a common law criminal offence of public nuisance – given the potential to infect others by travelling across the country from London to Durham, and relocating to a new area when infected.

The DPP has failed to exercise his discretion to refer the matter to the police on our request. Consequently there has been a failure to engage with the need for public confidence to be restored: the law applies to everyone. Public compliance with the regulations is vitally important: they were put in place to protect the public from a virus pandemic. A failure to act soon means that evidence relevant to the investigation into Mr. Cummings’ actions may well be lost.

My action seeks the restoration of public confidence in the office of the DPP as an independent body uninfluenced by and not capable of influence by No.10 and politicians including the Attorney-General. The rule of law applies to all and due process should be followed before any decision is made as to the lawfulness or otherwise of any person’s actions, no matter how close to the centre of power that person sits.

Justice must not only be done but be seen to be done.  Please contribute and spread the word.

Many thanks

Martin Redston

Chalkhill Park 7 years on

Chalkhill Park was opened in time for the May Day Bank Holiday weekend in 2013 - a day of great excitement for the children of Chalkhill.  I thought it would interesting to take a look at how it is doing as there were quite a few sceptics at the time who doubted that it would be looked after and thought that all the saplings would be torn down and benches vandalised.

They were wrong. The planning of the park involved the Residents' Association and children, creating a real sense of ownership and it has been well looked after.

April 2012

First plantings

May 2013

The architect was keen that planting should be tough and sustainable in future climatic conditions. As well as tree and shrub planting and flower beds a wild flower area and a copse surrounding a willow tree were incorporated into the design. The result is not the formal flower beds that you see in Edwardian Parks (although they are much less formal these days) but more natural planting, often under-stated but with splashes of colour and something of interest all the year round.

The trees as you can see have matured nicely and both trees and flowers have survived the recent very dry weather reasonable well.

Lockdown has made people appreciate the greenspaces on their doorstep, not just for exercise but a place for quiet contemplation amidst the greenery.

This is how the park looks today - with of course the playground and outdoor gymn closed off due to Covid19 restrictions.

 

 

Wild flower meadow

The mysterious copse

A pear tree

Angry leaseholders, caught in a dispute over responsibility between L&Q and Brent Council, call for action on cladding trap

The Evening Standard hails the development in November 2012

There have been many social media posts over this issue over a long period but no action has resulted so leaseholders of the new build Bourne Place, in South Kilburn, have issued an open letter to Cllr Muhammed Butt, leader of Brent Council, who are the freeholder of the development.  Cllr Butt has his personal imprint on the development as his name is on a commemorative plaque on the wall of this beacon of regeneration.


 


Dear Mr Butt, 

We, the leaseholders with the housing association L&Q in Bourne Place NW6, a development delivered by partnership of Brent Council and L&Q as part of South Kilburn Regeneration in 2013, are appealing to you, as the leader of the council who are the freeholder of our development, to urgently intervene in the cladding scandal we leaseholders are entrapped in.



Due to the revised Advice Note 14 issued by the Government and the agreed EWS1 certification for fire safety of buildings by RICS and mortgage lenders, our development consisting of 3 under 18-metre blocks has also become affected by the cladding crisis.



The 59 leaseholders and shared ownership tenants of Bourne Place are now unable to sell their homes or remortgage without the EWS1 certificate. Depending on lender, we may also face expensive variable rates on our mortgages. We are trapped in nil-valued homes and we do not know whether our homes are safe because our landlord, the superior lease holder, housing association L&Q, refuses to conduct testing of our external walls. They give no indication whatsoever how long it will be before our blocks are examined and how long before they are remediated, should fire safety concerns be confirmed. Our lives are on hold; we cannot move, whether for jobs in these turbulent times or to start a family, and we face many financial consequences. 

Additionally, safety concerns affect all residents, including additional 75 social tenants homes at Bourne Place. In the wake of another Grenfell anniversary, we live in fear as we see more and more fires in blocks with combustible non-ACM materials such as in Barking or Worcester Park - all blocks under 18 metres just like ours. We grow angry as it becomes clear so many of us were sold or rented poorly-built homes but somehow the developers are not being made to act fast and answer our concerns. We are being brushed aside, saying our homes are not a priority to address for the housing association L&Q.


 

One of the excuses we have been given by L&Q, in writing, is that they are not able to provide us with EWS1 certification because they are not the freeholder of our site. Brent Council is. Us, leaseholders, find ourselves here in the middle of a squabble who is in fact the building owner and responsible for acting. We ask you, Brent Council, as the freeholder and superior landlord to housing association L&Q, to clarify with immediate effect the ownership structure for our estate and agree on accountability.





The Secretary of State, Robert Jenrick, has said that all building owners should act, without exception, to test and remediate new build blocks. Unfortunately, as leaseholders, we are largely powerless to force our landlord, L&Q, to act. We are homeowners without any rights of homeowners. Brent Council, on the other hand, as freeholder of the land and superior landlord to L&Q, have the power by lease to make L&Q act due to their apparent negligence to act in line with government guidelines. 

We look to you and Brent Council for help, in your capacity and legal powers of the freeholder, and as the responsible partner in constructing and delivering our homes as part of the South Kilburn regeneration program - homes that were meant to be constructed with safety and quality in mind from the beginning.


 

We look forward to hearing from you soon.
 


 

This letter is written as an open letter, copy of which we will provide to the Greater London Authority and the leader of councils, Mr Navin Shah, as well as enable publicising on social media and/or press. 

Representative of Bourne Place development, South Kilburn
 

 


Supported by UK Cladding Action Group, Homeowners of L&Q and National Leasehold Campaign 

Residents would like to see backing from the Council. They could well take a leaf out of Hackney Council's book:

Brent environmental groups launch petition: We Need Brent to Build Back Better Now!

Brent associations campaigning for active travel and environmental health have launched a petition outlining how the Council Leader and his Cabinet can ensure Brent Builds Back Better as lockdown eases:

We Need Brent to Build Back Better Now

Having declared a Climate Emergency last July, we have to move with a greater sense of urgency to promote active travel, a healthy environment and clean air in our Borough. We have the largest number of Covid-19 cases in London, reflecting health inequalities across income, ethnicity and race directly related to air pollution and passive travel, as well as poor employment conditions and overcrowded housing. Government-enforced austerity and legacies of racial and economic injustice are largely responsible for this situation, but Brent Council has the opportunity Build Back Better by:

·         Immediately implementing the Borough’s Cycle and Walking Strategies via pop-up cycle lanes and cycle-friendly modal filters.

·         Accelerating the implementation of the ‘Healthy Streets’ initiative between Wembley and Willesden Junction, and pro-actively implement low-traffic neighbourhoods.

·          A faster roll-out of more School Streets across the Borough to improve air quality around schools, make them safer and encourage cycling and walking to and from schools as these re-open.

·          Developing a plan to decarbonise the Borough by creating new, well-paid, secure, unionised jobs; divesting the Council’s pension fund from fossil fuel companies; creating a policy of public procurement; enforcing a rapid transition of the Council’s own fleet of vehicles to electric; and requiring Council deliveries to be by electric vehicles or cycles, including cargo-bikes.

·         Putting in place Clean Air Zones, charging where necessary.

·         Multiplying the provision of cycle hoops and bike hangers, at the same pace, if not faster, as on-street electric charging points.

·         Reallocating parking space to people, particularly around commercial streets, since cyclist and pedestrians have been shown to spend more on local High Streets.

Many of these measures can be delivered immediately and most rapidly if the Leader and Cabinet show the political will, and match best practice across London.

We need to Build Back Better now.

Brent Cycling Campaign, Brent Friends of the Earth, Divest Brent, Willesden Green Residents' Association, Brent XR

SIGN HERE

Novotel, Olympic Way, mentioned in review of post-Grenfell cladding concerns

Novotel Olympic Way

The online magazine Inside Housing LINK mentioned the Novotel in Olympic Way, Wembley Park, as one of the buildings that still has aluminium composite material (ACM) cladding in a review of the issue on Friday.

Harvey Facades. the specialist cladding sub-contractor that installed cladding on Grenfell Tower also worked on the Novotel building which contains residences as well as hotel rooms.

The product used on the hotel cladding was Alcubond consisting of a Polyethylene and Aluminium construction. This is an extract from the Material Safety Data Sheet LINK:

From alcubond/com

Wembley Matters has contacted the Press Office at Accor, the parent company for the Novotel chain wrting:

Cladding on Novotel, Wembley Park, England

This is a sensitive issue as we are approaching the third anniversary of the Grenfell fire and attention is focused on the number of buildings that still contain similar material.

Could you let me know of your current assessment of any danger/risk posed by the ACM and measures taken to mitigate the risk as well as any plans to remove and replace the cladding.

No response has been received as yet.

Cladding on the adjacent Unite Student Accommmodation has been removed and replaced.

Go Green for Grenfell - live links to today's anniversary solidarity events

WEBSITE: GoGreenforGrenfell.com
6pm Multi-faith vigil youtube.com/grenfellunited
Afternoon and evening Instagram.com/grenfell_united/