Thursday 8 February 2024

Beavers Viable on the Wealdstone Brook in Woodcock Park, Kenton

Guest post by Tara Furlong on behalf of Friends of Woodock Park,


Text BoxA purple flowers next to a river

Description automatically generatedResidents petitioned Brent Together Towards Zero, who kindly funded the Friends of Woodcock Park to undertake the first stage of a beaver viability study on the Wealdstone Brook in Woodcock Park, Kenton.  Renowned expert, Derek Gow, undertook the long drive up from his 400-acre farm on the far side of Dartmoor in Devon with his extraordinarily well-behaved pup and trays of wildflowers for the banks of the brook.  Derek Gow is credited with re-introducing the beaver to the United Kingdom after a 400-year absence.  While beavers once again live wild on many rivers, their re-introduction into any area is controlled by Natural England on a 5-year license.  Beavers have been re-introduced to London in Ealing and Enfield.  However, if they are re-introduced on the Wealdstone Brook, it would be the first on a London river. 

 

The Wealdstone Brook is heavily culverted and has been subjected to manmade alterations along its course.  It floods heavily and local homes are at risk due to decrepit infrastructure, huge numbers of misconnections by businesses and residents, and over-building.  Despite the efforts of Thames Water, the quality of the water on the Wealdstone Brook is often very poor and can include untreated sewage in flash flooding eventsLocal residents are determined to keep it out of their homesThere are many red risk flooding areas along the course of the brook and one way of achieving a reduction in flooding is to hold water back in parks, gardens and green spaces where the earth can absorb the water before slowly releasing it. 

 

A person standing in front of a table

Description automatically generatedText BoxLocal residents enjoyed a talk by Derek Gow on the history and habitat of the beaver last Wednesday, 31st January, hosted by Uxendon Manor Primary School.  After the talk, a panel fielded questions about the potential of re-introducing beavers.  There were many concerns, not least how much space would be dedicated to a beaver enclosure, how beavers interact with people and pets, and whether beavers could survive in polluted waters.  Beavers have crepuscular and nocturnal tendencies.  They live in family colonies in many cities globally, as well as in the wild, and mind their own business unless threatened or assaulted, when they will defend themselves.  Beavers are vegetarian: they eat herbaceous plants and roots and, in the winter, the cambium of trees.  They like to plant larders for themselves in the riverbed near where they live.  The channels they excavate out from the river to their food sources irrigate the earth.  They build dams: leaky weirs which slow and purify water and create ponds.   

 

Beavers’ natural behaviours change the landscape, producing new habitat out of an expansion of sunlight and water, which encourages a proliferation of biodiversity.  The Wealdstone Brook in Woodcock Park is designated as a Site of Interest to Nature Conservation (SINC) but over the years its health has declined.  Urban Riverfly Monitoring surveys since the summer have achieved a very poor biodiversity score of between zero and four out of a possible maximum of forty-two.  The brook is almost dead.  However, the recent dedicated activity of the Friends of the Wealdstone Brook, working with Thames Water, has helped improve water quality.  A recent annual survey by the Environment Agency spotted twenty sticklebacks in the park.  This is the first-time fish have been reported in two decades.  The Friends of Woodcock Park aim to see the return of small amphibians, mammals and birds to the brook.  A long-term ambition is to see the secretive woodcock which lives in damp woodland and which gave the park its name, and minute harvest mice that fall asleep in flowers after eating their fill of pollen. 

 

Text BoxA group of people in yellow vests

Description automatically generatedThe morning after Derek Gow’s inspirational talk, he presented to pupils from Uxendon Manor Primary School and St Gregory’s Catholic Science College.  The children then planted the wildflowers on the banks of the brook: on the waters’ edge, mid-bank and on the upper bank. A Friends of Woodcock Park Community Gardening event the following Saturday secured biomatting around the young plants to help protect them.  Pupils will monitor the success of these plants across sites in the park.  Ideally, the wildflowers on the banks will establish, bloom and disseminate downstream to enrich biodiversity and contribute to stabilising the banks along the course of the brook.   

 

 

While the final report has not been released yet, early indications are that the Wealdstone Brook in Woodcock Park is suitable as a beaver habitat.  Its incised valley would encourage multiple tiered dams, leaky weirs, along its length.  This would help filter out pollution such that the outflow from the park would be clean water.  Careful planting would process pollutants and clean the water at source in the park too.  The Friends of Woodcock Park have applied for NCIL funding for the second phase of the beaver viability study, which uses computer modelling to investigate possible inundation extents of beaver wetlands if dam sequences were created.  It would analyse the impact on downstream flow regimes and therefore its applicability as a potential natural flood management option.  In an ideal world, we would see a chain of beaver habitats created along the River Brent: currently the most polluted tributary of the River Thames. 

 

Stay up-to-date on this ambitious project via the Friends of Woodcock Park website http://friendsofwoodcockpark.uk/ and social media channels: Facebook, Twitter, Instagram, and Nextdoor. 


Wednesday 7 February 2024

UPDATE: APPROVED BY PLANNING COMMITTEE TONIGHT. Developer to pay Brent Council £2.2m to reduce affordable student accomodation at Fairgate house to zero

 

Demolition in progress on the High Road

 

With immense brass neck the developer of Fairgate House, 390-400 and 402-408, High Road, Wembley, HA9 has come back to Brent Council renaging on the 35% affordable student housing that enabled the application to be fast-tracked and consented. LINK  LINK

They now want to reduce the affordable element to zero percent  through a Deed of Variation and offer Brent Council a measly pay-off  (Payment in Lieu) of just £2.2m towards affordable housing elsewhere.

Even more astonishing, council planning officers recommend that Brent Planning Committee accepts the deal at tonight's meeting.

Ironically the scheme was used as a positive example of what was possible by councillors opposed to a neighbouring scheme that offered no affordable accommodation  when that was approved by just 4 votes to 3. LINK

Extract from Wembley Matters' account of that meeting:

Cllr Afzal questioned why student accommodation when there was a crying need for housing  for the thousands of people on Brent's housing list.  I have embedded the video of the discussion that resulted above as it rehearses many of the arguments on both sides of the debate and important for future applications.

A particularly controversial aspect of the proposal was that unlike Fairgate House, the scheme proposed no affordable student housing at all, based on a viability assessment. 

The developer, Regal London, claimed exceptional reasons for the lack of affordable accommodation and offered £3.95m for affordable housing elsewhere as well as  £70k towards local parks.

So the Fairgate House developer is now offering less. The original 35% affordable becomes the equivalent of just 5% affordable. From the officers' report one would imagine that £2.2m would pay for loads of homes!

It is recognised that there is a London wide need for affordable student accommodation and the proposed change in the provision (to a Payment in Lieu towards traditional affordable housing) would result in the affordable provision diverging from the requirements set out in London Plan Policy H15. However, given the very significant need for low-cost rent affordable homes (Social and London Affordable Rent) and the presence of extant consents held by the Council within which additional affordable housing could be provided, it is considered that a change to a payment in lieu would result in significant planning benefits.

 

It is considered that there are exceptional circumstances for the PiL approach to be supported in this particular instance, as set out above. This offers greater public benefit to Brent by contributing towards addressing local and strategic housing needs for conventional Use Class C3 affordable accommodation. It is recognised that the proposed payment in lieu would represent a significant reduction when compared to the extant consent which was subject to the fast-track approach. However, the contribution would represent the maximum viable affordable contribution. The benefits of the development are considered to outweigh the harm associated with the scheme. It is recommended that members delegate authority to the Head of Planning and Development Services to enter into a Deed of Variation to secure the legal obligations set out above.

 

Let's see how the Planning Committee deals with this tonight.

Spring flowers and rubbish in the historic Old St Andrew's churchyard

 


I always enjoy a stroll through Old St Andrew's churchyard in Kingsbury at this time of year as the first signs of Spring emerge. Naturalised snowdrops and crocuses mix with lesser celandine and the first leaves of bluebells.

The flowers  had lifted my heart but the amount of litter was truly depressing: beer cans, plastic bottles, fast food packaging  and items of clothing were everywhere, even on the less walked paths. Full black plastic bags of rubbish were thrown into the undergrowth and as you can see below even furniture had been discarded.

Walkers on the Capital Ring often take a detour to see Old St Andrew's Church, Brent's oldest buiding and Grade 1 listed. 

It is not just the churchyard that suffers there is also regular fly-tipping in the shrubbery outside the Riverside care home and on the verge opposite the Welsh Harp Sailing Club on Birchen Grove. People in cars parked along the road adjacent to the allotments in the evening leave fast food packaging, cans tissues and even used condoms.


 




Tuesday 6 February 2024

Brent budget for 2024/25 agreed: Council Tax +4.99%, council rents +7.7%, communal heating +90% and £8m in savings

 The Brent Cabinet yesterday approved the Council budget for 2024-25 with Deputy Leader Cllr Shama Tatler saying it was the worse situation they had encountered yet: 'We didn't come into politics to make these sorts of decisions.'  Cllr Butt stressed that they had to be honest with residents about they decisions they had been forced to make.

The budget includes a council tax rise of 4.99% (2% ring-fenced for Adult Social Care), 7.7% increase in council rents and £8m in 'savings'.

Cllr Anton Georgiou addressing the Cabinet said that the Liberal Democrats would come forward with a 10 point alternative budget. 

Council Tax Bands including GLA Precept

Council rent rises will be at the maximum (CPI+1%=7.7%)
 
Council Service charges including 90% rise for  communal heating and hot water
 
Council garage rents will also rise by 7.7%


 





Monday 5 February 2024

Michael Gove warns one of Brent's leading housing associations over 'severe maladministration' findings

 


Wembley Matters was contacted by a Sovereign Network Group (SNG)  leaseholder in Brent who was at the end of his tether because, despite  appealing to the recently merged housing association (Sovereign Housing Association plus Netwrok Housing), his MP and others, has been unable to get satisfaction with a series of complaints about the state of his building, service charges and a £800 excess.

He is clearly not alone. Michael Gove's letter above shows equal frustration and there are clearly other cases.  SNG also features in Barry Gardiner's documentary on leasehold released today LINK.

Closer investigation reveals many complaints over the last year or so LINK:

 

Utterly poor service by this company, it does not care for its clients. I ordered fob keys a month ago and paid for them but they still have not produced them. incompetent staff and a lot of useless bureaucracy to get simple things done. Any new customers avoid this company

 

Missing CCTV cameras for four months. Still paying full service charge for CCTV. Network Homes refused to take accountability for it. And said "it's a mystery". Quick to take the service money though.

 

I would not recommend Network Homes. In the past week we have had no water at all. The fobs haven’t worked in months, homeless people are gaining access and sleeping in the stairwell and service charges have gone up thousands of pounds within a year.

When you call the ‘emergency line’ nothing is done.

They are incompetent.

 

Disgusting organisation, demanding money for services not carried out or carried out in a totally unacceptable way. Check your service charges, they try to charge for things that dont apply. Threaten with court action to force payment out of you, yet are in breach of their own lease for refusing to show proof of work carried out. Avoid buying or renting a home under their management at all costs.

 

 

Network homes have been withholding information on the estate accounts for 4 years. I chase and I’m ignored. What are you hiding, over charging lease holders for work that has not been carried out seems to be a favourite.

 

So it is puzzling that SNG is so well embedded in Brent with the biggest project 1,600 homes in Northwick Park, 654 of which are in phase 1. They also have properties in Electric House in Willesden, Rosemary House, Wood Court and Greenfield  Court;  Print Works in Neasden and Wembley High Road.

In Northwick Park they are partners with Brent Council, Westminster University and the NHS through the government sponsored 'One Public Estate'. LINK

Brent Council used them for feasibility and design processes in Kilburn Square, Windmill Court and Watling Gardens. LINK

Current leaseholders ask if they are fit partners for the Council given the above issues.

 Network Homes moved out of their building at the junction of Olympic Way and Engineers Way into a new HQ  closer to the London Designer Outlook. The vacated building will house a new building for the College of North West London.  The College of North West London Olympic Way/Bridge Road site will be redeveloped as will their Dudden Hill site. Brent Council did a financial deal with United Colleges (who own the college and its land) by offering a bridging loan of £50 million in 2019 LINK.

Since then a rather cryptic note has appeared on Brent Council's Forward Plan indicating a revised sum but that is restricted.  Decisions are left to the Chief Executive in consultation with the Deputy Leader of the Council.

 Note. My ward map indicates that the Wembley Park campus of CNWL is in Wembley Park ward

 

Whether SNG is embedded or enmeshed with Brent Council there are clearly questions to be answered about the Council's involvement with an organisation that is under such heavy criticism.



Barry Gardiner fronts new documentary on leasehold giving leaseholders a voice at last

 

Barry Gardiner. MP for Brent North, has long fought for leasehold reform and has been frustrated by lack of government action.

He has taken the unusual step of presenting and taking part in a 42 minute documentary on 'Leasehold -millions unable to move or sell'. 

The documentary can be viewed HERE

 

LEASEHOLD is the new 42-minute documentary which tells the story of the millions of leaseholders now trapped in their own homes, unable to sell or move apartment. The programme examines the need for better rules to govern apartment management and construction.

 

Since the Grenfell disaster, the government has introduced legal changes which have meant many homeowners are now unable to secure a mortgage on their property and face mounting new costs.

 

The show is presented by Labour MP Barry Gardiner and visits residents across the UK from London to Manchester meeting those affected by years of uncertainty, building misery and increased bills.