Useful information for Grendon Gardens residents re trees on the border with Newland Court

 The belt of Grendon Gardens trees that border Newland Court clearly visible in this satellite view

 

Guest post by Philip Grant in a personal capacity 

TREES:

I have not yet had chance to look at the planning application documents, but there is some information I can share with potential objectors to the Newland Court development, based on personal knowledge from having to advise a relative who used to live in the Barn Hill Conservation Area.

The boundary of the Conservation Area runs along the back fence/wall at Newland Court, with all of the back gardens, AND all the trees in them, of Grendon Gardens within the Conservation Area.

Para. 6.5, "Natural Environment", of Brent's Barn Hill Conservation Area Character Appraisal includes the following statement:

 

 

'Barn Hill has a very green character defined by the relatively densely planted trees to garden boundaries and along the roads of the estate. Species such as Cherry, Purple Plumb, Hawthorn, Oak and Ash proliferate. These trees help to provide a natural framing for views in and out of the area and between buildings. These trees are an essential part of the character of the area and the mix of deciduous and coniferous trees is part of the now prevailing character.'

 

The Barn Hill Conservation Area design guide, at para. 5.3, "Trees", in the "Gardens" section, says:

 

'All trees in the Barn Hill Conservation Area that have a diameter greater than 75mm [that's about 3 inches], measured at a height of 1.5m [about 5 feet], are protected. You will need permission to carry out even the most minor of work to a tree. It is always best to contact Planning & Development for advice on the best way to protect the trees in your garden.'

If you are a Grendon Gardens resident who has trees at the bottom of your garden, backing onto Newland Court and Brent's proposed development site, you might want to contact Brent Council's Tree Protection Officer (I wouldn't personally recommend contacting Planning!), and seek her advice on how the trees in your garden should be protected. 

 

Ask for her advice in writing, and quote it as part of your objection to Brent's planning application, if you wish to object to it.

Email address:  Julie.hughes@brent.gov.uk

High Court challenge on PEEPs (Personal Emergency Evacuation Plans) gets the go ahead

 From Disability News Service

Two campaigners have won permission from the high court to challenge the government’s refusal to ensure that all disabled people can safely evacuate from high-rise blocks of flats in emergencies.

Georgie Hulme and Sarah Rennie, co-founders of the disabled-led leaseholder action group Claddag and both of them wheelchair-users who live in high-rise buildings, have been told they can apply for a judicial review of the decision made by former home secretary Priti Patel.

Patel rejected the Grenfell Tower Inquiry’s recommendation that all owners and managers of high-rise residential buildings should be forced to prepare a personal emergency evacuation plan (PEEP) for all residents who might find it difficult to “self-evacuate”.

That rejection – on the grounds of “practicality”, “proportionality” and “safety” – came despite a promise from prime minister Boris Johnson that he would implement all the recommendations from the inquiry’s first phase.

Hulme and Rennie have now been granted permission to seek a judicial review of the decision and have been told they have an “arguable” case.

It is hoped the court will hear their legal challenge by the end of the year.

The judge who heard their application has also agreed to cap their costs, so if they lose their case they will have to pay a maximum of £20,000 towards Home Office costs, as well as court fees that are likely to be no more than £1,500.

Claddag has so far raised nearly £16,000 through a crowdfunding appeal, but still needs to raise about another £5,500 to continue with the case.

Claddag’s solicitors, Bhatt Murphy, are working on a “no win no fee” basis, and if Rennie and Hulme are successful with their case, all the unused donations will be returned.

Hulme told Disability News Service: 

“Whilst the permission for a hearing is great news, the fact that the government needs to be held to account in this way is sadly another example of how it considers disabled, deaf and older people’s lives as less worthy.

“We appreciate the devastating impacts of both the cost of living and the building safety crises, but any small donation will help us, as a community, to get our day in court.”

The government’s rejection of the PEEPs recommendation came even though those who responded to a consultation on the proposal overwhelmingly supported their introduction.

Question Brent police at Civic Centre or On-line tomorrow 7pm-8pm

 

From Owl Messaging

Ask Chief Superintendent Sara Leach questions then meet your local sergeant to ask about your neighbourhood and suggest ways for police to meet more community members.

Brent Safer Neighbourhood Board public meeting from 7pm to 9pm on Thursday 22 September at Brent Civic Centre, Grand Hall.

Refreshments from 6.45pm. No need to pre-register.

The meeting will also be webcast live at https://brent.public-i.tv/core/portal/webcast_interactive/703560

Make suggestions to boost public trust and confidence in the police and to help reduce crime.

Send your questions and suggestions before 22 September via www.smartsurvey.co.uk/s/ZV2JMK/

The date for submitting questions has been extended.

Open Studios at Wembley Park this weekend - view works, discuss creative ideas, working methods & techniques - even buy them!

 

Open Studios are the highlight of our annual programming, forming a major part of our ongoing commitment to local and wider community and public engagement.

We warmly welcome all visitors to our Open Studios events. We sincerly hope that the time spent walking around the studios and meeting our studio members in their creative spaces offers not only an engaging and uplifting experience, but also the perfect opportunity to discuss creative ideas, working methods and techniques, veiw original works of art, craft and design, and of course provide an opportunity to purchase works directly from the maker commission free.

Newland Court application is now on Council Planning Portal - comments open. Some background from residents.

Application 22/3124 | Demolition of all garages on site to provide seven new homes with associated cycle and refuse storage, resurfacing of Newland Court to provide a shared vehicular and pedestrian access surface, provision of on-street car parking along Newland Court, new refuse storage facilities to serve existing residents at Newland Court and all associated landscaping works. | Newland Court Garages, Forty Avenue, Wembley

The redevelopment site at Newland Court outlined in red - note the proximity to the back gardens of Grendon Gardens (image from planning application)

I tweeted at the weekend that the planning application for Newland Court LINK submitted on behalf of Brent Council had appeared on the Council's Planning Portal but that residents of Newland Court, Corringham Road and Grendon Gardens had not received notification letters. I understand that they are now due to be sent out.

Not a great start to what is going to be a controversial application.

I popped down to the estate today to see for myself and talk to residents about the issues.

The garages that will be demolished

Impression of what will replace them and landscape changes (image from planning application)

Residents say that the garages have been deliberately run-down and attempts to rent them have been refused. This is a familiar story from other estates, including Kings Drive, one of the earliest to get infill proposals. Various reports accompanying the application states there are 32 garages of which 5 are occupied but elsewhere says none are used for parking.

Their state can be seen from these photographs. The roofs appear to be asbestos and some are broken.

The artist's impression does not convey the narrowness of the site, or the narrowness of Newland Court.

Newland Court today. Note the artist's impression includes 2m wide  pavement on either side.

The width of two garages on which houses will be built

One concern that the residents had was the proposed loss of trees.  As can be seen they are tall and dense in places. Some are in the back gardens of houses on Grendon Gardens and some are in the space between the retaining wall of Newland Court and the Grendon back fences.  The exact boundary seems unclear. The application states that the retainign wall forms the northern boundary of the site. The gardens are at a higher level than Newland Court so the space between appears to  possibly be 'No Man's Land'.

Although the text of the application says that 9 trees are to be removed, the plan indicates rather more (trees to be lost outlined in red) as does the table below.

It is actually a little more complicated than that as some of the trees in Grendon Gardens are very close to the garden fence and no man's land:

Tree on retaining wall

 The application does not shed much light on the precise location of the trees:

The site is within an Air Quality Management Area. To the east of the site is the Wembley Growth Area and Wembley Park Town Centre. The site is adjacent to Barn Hill Conservation area, on its southern border. A dense row of trees adjoins the northern edge of the site. These trees are located as they are located with the conservation area. (sic)

As well as the loss of trees, residents are concerned about the loss of some of their green space on the northern edge of the estate, adjacent to Newland Court road. A large bit is to be taken out of two existing triangular spaces for car parking.

 

One of the green spaces today

Recessed car parks - note 2 metre wide pavement on both side (image from planning application)

Residents are concerned about parking because the they currently use the length of Newland Court and this will be reduced to 12 spaces. They told me that no mention has been made of disabled spaces but they think the estate had 5 or 6 people who would need such a space. The 7 new homes are supposed to be car free but existing residents doubted that would hold up as some of the accommodation is for larger families.  A Pay and Display system will be brought in on Corringham Road and Newland Court but it is unclear whether that would apply to current residents.

As with many infill estates the proposals bring up some of the neglect residents feel and this is no exception.  Refuse collection is a problem with over-filled bins scattered in various places on the estate, including between the garages. And of course flytipping from vehicles that I am told drive into the estate.

With 60 households on the estate and the evidence of current full bins, the Council is proposing to reduce the overall number (current in brackets):

General Waste 6 x 1280 l (14)

Recycling  6x 1280 l (6)

Foodwaste 6 x 240 l (4)

 But will  provide permanent bin spaces.

Residents' claim that the required 10m gap to prevent overlooking is much less from the corners of the blocks at around 8m.

The nearest part of the flats to the new housing

 One of the houses most affected by the proposal is not in Newland Court at all, but in Corringham Road where it adjoins Newland Court.

The tree at the junction of Newland Court and Corringham Road (T20) will be removed (image from planning application)

 

Despite the loss of trees and green space the application concludes:

The Urban Greening Factor for the proposed development is 0.22, which falls slightly short of the London Plan and Brent target of 0.4. However, the significant planning benefits associated with the delivery of affordable family housing is considered to outweigh non-compliance with this policy and should be considered on balance, alongside significant enhancements to a sustainable, brownfield site

The new houses are actually London Affordable Rent rather than council rent or social rent. This appears to have become the norm for new council housing.

Overall the applicant reckons that the proposal will enhance the nearby Conservation Area:

As noted above, the Site abuts Barn Hill Conservation Area to the north. Having regard to proximity of the site to the conservation area, a Heritage Statement has prepared by Heritage Collective UK (‘HCUK’) Group and is submitted with this application. The report concludes that the ‘the proposed development will not result in harm to the character and appearance of the Barn Hill Conservation Area for the purposes of section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. In fact, the proposals bring about the potential for a material enhancement through the introduction of high- quality buildings and associated landscaping that elevate the appearance of Newland Court within the immediate setting of the conservation area.’ As such, the proposals are considered to significantly improve the setting of the Barn Hill Conservation Area in line with Local Plan Policy BHC1.

If you would like to make a comment on the proposal follow this LINK.

How you can contribute to the Circular Economy - Harlesden 4.30pm today

 

Islamia Chair of Governors tells parents that final approval after consultation on school move 'should be no more than a formality'. Yusuf Islam Foundation is to redevelop the present site.

The proposed site photographed earlier this week

 Sofia Moussaoui, Chair of the Islamia Primary School Govering Board, has written to parents troday following the Brent Cabinet's approval of the report that cleared the way for consultation on the move of the school from Queens Park to the former Roe Green Strathcona site  in Preston, Wembley.

The letter reveals that the Yusuf Islam Foundation plans to redevelop the Queens Park site - a prime site in a well to do area.

In a passage that has annoyed parents, who sense a fait accompli as regards the consultation, Ms Moussaoui states:

...This approval in principle is subject to final approval upon the conclusion of the consultation process, but it should be no more than a formality.

The letter conscludes:

We would encourage you all to provide constructive suggestions as to how we can the transition easier for both teachers and parents.

No mention of children!

The text of the letter to parents and carers:

I am writing to update you on the proposed relocation of the school.

I am pleased to report that the Yusuf Islam Foundation, the GB[Governing Board] and the Local Authority have agreed terms in principle for the relocation of the School. The Yusuf Islam Foundation has agreed to withdraw the eviction notice in return for the GB committing to vacating the Salusbury Road site in July 2024 and in return for the Local Authority committing to provide an alternative site for Islamia by the same date.

The greement is yet to be signed but all 3 parties have committed to signing the document in its current agreed form. Brother Yusuf Islam is due to travel to London to sign and execute the agreement.

The Local Authority has proposed that Islamia relocate to the Strathcona Site which is located at the Roe Green Strathcona School Site, Strathcona Road, Wembley, HA9 8QW. Furthermore, the Local Authority is adamant that they have conducted extensive searches over the last couiple of years and that there are no other suitable sites within the Brent area,

The Yusuf Islam Foundation will be redeveloping its land and therefore ongoing occupation of the curent school site after the agreed July 2024 date is not an option.

The GB is aware of the 500 strong petition to relocate the School to a site in South Kilburn. This  has been raised with the Local Authority who have confirmed that the site has already been earmarked for another school and that  it will in any event not be ready for occupation for 4 years, Therefore, the site in South Kilburn is not a viable option.

The priority for the GB is to avoid the closure of Islamia, who in 2 years' time cannot continue to occupy the Salusbury Road site. Currently our only viable option to avoid closure is the relocation to the now closed Roe Green Strathcona School Site, Strathcona Road, HA9 8QW.

On Monday 12th September 2022, 5 members of the GB attended the Cabinet Meeting at Brent Civic Centre  * where Councillors voted on the proposal to fund the relocation of Islamia to the Strathcona Site. In total the costs of the relocation and rebuild ** are estimated to be circa £12million. The Councillors approved the proposal and have committed in principle to providing the funds. The approval in principle is subject to final approval upon the conclusion of the consultation process, but it should be no more than a formality.

The next step for the GB is to conduct a informal consultation process which we hope to begin within the next 1-2 weeks. The informal consultation will run for 4 weeks. Thereafter, there will also need to be a formal consultation process.

We would encourage you all to provide constructive suggestions as to how we can make the transition easier for both teachers and parents.

* Around 15 parents opposed to the plans also attended the Cabinet meeting and one made a speech presenting the 500+ signature petition.

** The plans are for the refurbishment of the existing buildings and the building of a new block. From the Cabinet Report: 

4. Retain and refurbish all buildings on the Strathcona site and build a new block to meet 2FE accommodation requirements

Brent Council to spend £22m on refurbishment of Granville New Homes that they purchased for £17.1m

 

A section of the Granville New Homes development, South Kilburn

 

Brent Council's November 14th Cabinet will be asked to rubber stamp approval for the expenditure of £22m on the refurbishment of Granville New Homes that were purchased by the Council for £17.1m.

The original remediation costs were put at £18.5m.

The homes were built by Higgins Partnerships but Brent Council has not sought compensation on behalf of council tax payers for the poor quality of the build. Indeed Higgins have been awarded further work by the council:

 

 

 

The Forward Plan Item reads: 

1.    Approve the procurement of a suitably experienced Technical Consultancy that will manage the design, procurement and delivery of the refurbishment works to the properties.

2.     Approve the procurement of a suitably experienced Contractor that will undertake the refurbishment works to the properties.

3.    Approve the allocation of £22M from the existing capital budget to fund the Technical Consultancy services and the Works.

 

  Granville New Homes Scandal

 

Scrutiny Committee Considers the Issue