Showing posts with label Fryent. Show all posts
Showing posts with label Fryent. Show all posts

Tuesday 31 August 2021

Brent’s “secret” Council Housing projects – now in the public domain!


 Guest post by Philip Grant


A month ago, Martin published the above map, from a report to Brent’s July Cabinet meeting, which included the locations of a number of the Council’s “infill” housing projects which were ‘not yet in public domain’.

 

I believe that our Council should be open with residents, especially those who will be most directly affected, about what its plans are (and I will say more about that later!). I added a comment to Martin’s 30 July blog, saying that I had asked for some information on the four ‘not yet in public domain’ schemes in Fryent Ward, where I live. 

 

I have now received a reply to that request, so am writing this to share that information with you. If you know anyone who lives in, or near, any of these estates, please bring this article to their attention, so that they are aware of what may be in store for their home. The Council estates mentioned below are Campbell Court, Elvin Court, Westcroft Court, Broadview (and Gauntlett Court in Sudbury).

 


Aerial view of Campbell Court, Church Lane, Kingsbury and surrounding area. (Source: Google Maps)

 

The four three-storey blocks of flats (diagonal to Church Lane) which make up Campbell Court were built around 1950, as part of Wembley’s post-war Council housing programme. They were named after a Second World War Mayor of the borough, Malcolm Campbell. As you can see, the compact site includes grassy areas and trees, pairs of senior citizens’ bungalows between each block and small access drives for deliveries and parking.

 

Like all of the four Fryent Ward ‘not yet in public domain’ schemes, I was told that: ‘at present, the project is at the Feasibility stage’, and that: ‘no consultation has been undertaken at this stage.’ “Feasibility” implies that they are looking at whether the project is possible (either structurally or financially), but Brent’s Cabinet have been told that 97 new homes could be delivered on this small estate. That suggests Council Officers already have a pretty firm idea of what they have in mind, even though they have not yet let residents there know what it is, or given them the chance to have their say!

 

The information I have now been given is that the Council are looking at a ‘mixture of rooftop development and infill’, with ‘1-2 stories added to Campbell [Court]’. Infill would inevitably mean the loss of some of the green space and mature trees around the existing homes. It would also mean more residents sharing a smaller amenity space. 

 

Building an extra one or two storeys onto the existing blocks may well be structurally possible. However, it would mean (quite apart from the disruption to the lives of existing residents during the construction work) some overshadowing and overlooking of the 1930s suburban homes in Boycroft Avenue, whose gardens back onto the estate. 

 

Gauntlett Court flats under construction, June 1950. (Brent Archives online image 3850)

 

Although it is in Sudbury, not Fryent, I will also mention the ‘not yet in public domain’ scheme for Gauntlett Court here. This Wembley Council estate was also built in 1950, with blocks to the same design as those at Campbell Court, and it too was named after a wartime Mayor, Herbert Gauntlett. You can read more about it in Sudbury – Then and Now (no.20).

 

The expected number of new homes on this site is 120. There is a small “green” between some of the blocks which could be “at risk” if the Council’s plans include “infill”, but otherwise it seems likely that “rooftop development” would be involved, adding one or more storeys to the existing blocks.

 

Elvin Court, Church Lane, Kingsbury.

 

Like Campbell Court, Wembley Council’s Elvin Court flats were built on a narrow strip of land alongside Church Lane. You can see the grass verge and access road (for deliveries and emergency vehicles) in front of the three-storey blocks, and there is a similar width behind them, before a line of trees which separates the estate from houses in Sycamore Grove.

 

These flats were built in the late 1950s / early 1960s, and named after Sir Arthur Elvin, a Freeman of the Borough of Wembley who had died in 1957. Some of the first tenants were families transferred from temporary “pre-fab” homes which had been built around the edge of Silver Jubilee Park in 1946.

 

The map above shows 40 new homes expected to be provided at Elvin Court. The information I have received says that this will be through ‘a mixture of rooftop development and infill’, and that, like Campbell Court, it would involve ‘1-2 stories added’. Once again: ‘no consultation has been undertaken at this stage’.

 

Maisonettes built by Wembley Council c.1960, at 353-359 Kingsbury Road.

 

The next Council estate where some new homes are proposed (but ‘not yet in public domain’) was actually part of Wembley’s post-War “pre-fabs” programme. In 1945, the Council had requisitioned spare land belonging to the Victoria Dance Hall in Kingsbury Road, and erected temporary factory-made bungalows there. These “pre-fabs” housed families until the late 1950s, and when they were demolished, Wembley Council built some attractive two-storey yellow-brick maisonettes, to the east of what had then become the Ritz Ballroom.

 

Development of the rest of the site was held up, because “the Ritz” was purchased by National Car Parks Ltd. From 1961, they submitted several planning applications for a petrol station and some housing. After a public inquiry in 1963, they were allowed to build their garage and car showroom (now the site of Kwikfit). As part of a land-swap deal, Wembley Council built a nine-storey block of 2-bedroom flats, and six 3-bedroom maisonettes in three-storey blocks, where the dance hall and its social club had stood. These were called Westcroft Court, after the old name of the field (most of which now forms part of Roe Green Park).

 

Westcroft Court, Kingsbury Road, opposite Roe Green Park.

 

The scheme which Brent Council are now looking at would add 16 new homes at Westcroft Court. I have been told that they do not intend to add any extra storeys to the main block (this may be because they already receive a good income from the mobile phone masts on its roof!), but that they are looking at part demolition and redevelopment on this small estate. 

 

The last of the proposed Fryent Ward ‘not yet in public domain’ schemes would be at Broadview, part of another Wembley Borough Council housing development. This small estate of semi-detached family homes was built around 1960, on a triangle of land between Fryent Way and the Bakerloo (now Jubilee) Line, just south of Kingsbury Station. Some of the original tenants were transferred here from the Pilgrims Way “pre-fab” estate, 114 factory-made aluminium bungalows erected after the Second World War as a temporary solution to the post-war housing shortage.

 

This proposal would be an “infill” development, for just three homes, described to me as ‘on garage site’. I have marked this site on the aerial view below, and you will see how small it is, tucked away behind the end houses in the road, and bordered by the tube line and the edge of Fryent Country Park. There is only a narrow access road to the site, between the side of a house and a wooded area of the Country Park, bordering the Gaderbrook stream, and that also provides access to the rear gardens (some with garages) of at least four homes. Space for any new homes here would be very restricted, and both the Country Park and the railway bank are local nature reserves, where the existing trees and bushes should not be destroyed.

 

Aerial view of the proposed site at Broadview, off Fryent Way, Kingsbury. (Source: Google Maps)

 

Surely the people affected by these proposed schemes should be consulted before the projects get “firmed-up” any further, and their views taken into account? We have seen recently, with its Kilburn Square housing proposals, the mess that Brent Council can get itself into by not consulting properly. 

 

In that case, it appears Council officers had already decided how many extra homes they could build on an existing Council estate, and that it would be acceptable to reduce the “green space” used by existing residents, while greatly increasing the number of people who would need to share it. This was before any “consultation”, which was then only about “design details”, not whether the scheme was one that made good sense! There is a danger that the Council will make the same mistake over its ‘not yet in public domain’ proposals.

 

Brent does need to provide more homes for people on its waiting list, but it should also take into account the needs of existing residents. The Council needs to be open and honest about what it has in mind, before any detailed proposals are made. It should discuss with those living in homes on its estates (who will include leaseholders who actually own those homes) how best extra homes could be provided. It should listen, and be prepared to think again and compromise. It should not just bulldoze through plans which might look good on paper in the Civic Centre, but would be detrimental to our borough’s community if actually built.


Philip Grant.

 

Editor's note: Yesterday the Guardian published this story when mentions the Kilburn Square development previously covered on Wembley Matters:

Protests grow against new council homes on green spaces in London

https://www.theguardian.com/society/2021/aug/30/protests-grow-against-new-council-homes-on-green-spaces-in-london

Sunday 15 February 2015

Why I am standing for the Greens in the Kenton by-election

Michaela Lichten
Brent Green Party has selected Michaela Lichten to contest the Kenton by-election

Michaela said:

I have been a Kenton resident for 19 years (and a Brent resident for 38).

Having raised my children in local schools and taught basic literacy skills to adults, I am particularly interested in education within the borough and advocating equal educational opportunities for all.

I am at present time a carer for my husband who has Alzheimer’s and so have an interest in elderly care delivery which at present is, worryingly, earmarked for cuts. Many of the people who will be affected by these cuts are in the difficult position of increasingly needing help whilst being decreasingly able to access that help.

Being lucky enough to live in  Brent with the wonderful resource of our many parks and Fryent Country Park, I’d like to focus on the issue of fly tipping and litter which affects everyone's enjoyment of these open spaces and blights the streets where we live. This can only get worse with the introduction of selective payment for rubbish removal and proposed cuts in residential street sweeping.  The cost of removing illegally dumped rubbish will far exceed the revenue raised and makes no sense.

As a Brent parent I’m anxious to see opportunities for young people to get into employment. New approaches have to be made to help them, we have to see that it is an asset to us all for our children to make the transition from education to the workplace as productively as possible. Apprenticeships, continuing education and help to set up their own businesses are ways in which this can be achieved.

I support the building of affordable homes which are truly affordable. I would like to see the estimated 3000 empty houses in Brent brought back into use and and an end of the Right to Buy scheme which further depletes the housing stock.

As we all become more budget conscious under austerity most of us are becoming greener through necessity, but being green has a relevance to our lives in the wider world and it’s my understanding that it is only The Green Party that has put the individual at the centre of their policies and is committed to a fairer society.  That is why I’m standing as The Green Party candidate in this by-election.

Monday 20 August 2012

Procurement errors lead to school expansion delays

Modular building from Elliott's website
As Brent Council Executive is set to discuss further school expansions this evening, it has become clear that current expansions at Mitchell Brook, Fryent and Barham primary schools will not be completed by the forecast date.

The delay appears to have been caused by problems in the preparation of the original bid documents according to the report by Richard Barrett, Assistant Director of  Regeneration and Major Projects, that recommends Andy Donald, awards the contract.  Normally contracts of this value require approval by the Executive but they delegated this authority to Andy Donald, Director of Regeneration and Major Projects at their April 2012 meeting.
On receipt of bids and initial evaluation, it was determined that there were some areas of ambiguity in the Council’s bid documents which had led the different bidders to interpret the Council’s requirements in different ways. As a result, the decision was taken to retender the pricing element only to ensure that all the prices were submitted for exactly the same requirements. Unfortunately when these further tenders were received and clarified, all of the bids were unsuitable, either because of being too high or because or qualifications to the requirement to accept the Council’s contractual terms. This led to a further process of further process of clarifying contractual terms around design risk and giving the opportunity to reprice.
The contract will be awarded to Elliott Group Ltd  with a value of £3.1m for Barham Primary, £4.4m for Fryent Primary and £2.7m for Mitchell Brook Primary. All with a start date of August 22nd.  Because of the time constraints it was decided to use a modular steel framed building system for all three schools which themselves vary greatly in their architecture. 

Barrett argues that despite the delay the timings will still allow for pupils to start in September 2013. However this assumes that all goes according to plan, which has not always been the case with the expansion programme.  Even a July 2013 completion date is challenging for schools in terms of setting up new classrooms with the potential for that work having to be carried out during the summer holiday.




Wednesday 18 April 2012

More primary schools to get bigger

The Brent Executive is will approve the expansion of three Brent Primary schools on Monday.

Barham Primary in Wembley will expand one form of entry, moving from a total of 630 pupils Reception to Year 6 to 840 at a cost of £4.8m.

Fryent Primary in Kingsbury  will double in size from 420 to 840 pupils at a cost of £8.3m

Michell Brook Primary in Neasden will expand from 420 places to 630 at a cost of £3.8m

Brent Council says all three are 'popular and high performing schools'.

A decision on the expansion of Furness in Harlesden has been postponed until a new headteacher has been appointed.

It is not clear from the documentation whether the amount of outdoor play space has been reduced as a result, noting only that it has been 'reconfigured'.


Tuesday 20 April 2010

Unite Against the BNP in Brent

Brent residents will be dismayed to hear that the British National Party is standing a candidate in Fryent ward in the council election.

Brent and Harrow Unite Against Fascism have circulated a statement inviting candidates, residents, community groups and religious organisations to pledge their opposition to the BNP and all that it stands for. I have signed as the Green Party parliamentary candidate for Brent North. Fryent is one of the Brent North wards.

THE STATEMENT


We are shocked to learn that the Nazi British National Party is standing a candidate in Fryent Ward for the Brent Council elections. Brent is a borough where people from across the world work side by side and live together as good neighbours. Their children grow up and go to school together. It is a united community.  We welcome and celebrate this unity. The British National Party wants to destroy it.

The BNP stands for racism, intolerance and hatred. Its ideas echo those of Hitler’s Nazis and Oswald Mosley’s Fascist Blackshirts. Leading members of the BNP are on record publicly denying that the Holocaust happened, celebrating Hitler’s birthday, saying that women should not complain about rape, and that there is “not a great deal of point” in keeping people with disabilities alive.

There is no room for racism, hatred and division in our multi-racial, multi-cultural and multi-religious community. We call on all the voters in Fryent Ward to use their votes on Thursday May 6th, but NOT  for the Nazi BNP

If you would like to sign the statement e-mail: uafbrentandharrow@googlemail.com
  

Thursday 5 March 2009

SUSTRANS CONSULTATION CLOSES MARCH 6TH

This is your last chance to respond to the consultation for possible cycle tracks across Fryent Country Park. Consultation closes tomorrow.

Follow the title link to fill in an on-line copy of the form or paste this into your browser:
http://www.surveymonkey.com/s.aspx?sm=ARPLAq0Cxsce0uMDSLzayA%3d%3d

Tuesday 10 February 2009

SUSTRANS RESPOND ON CYCLE PATHS


I e-mailed Sustrans to try and get a more detailed map of the proposed paths on Fryent Country Park. This is part of the response:

Dear Martin,

Thank you for your email.

As you may have seen from our NW London Greenways consultation document, the idea is to promote the concept of a cycling and walking 'Greenway' network, rather than the detailed consideration of the exact alignment of particular routes. We do not have a detailed proposal for Fryent Country Park but, following site investigation, believe that it may be useful to upgrade some the existing mud tracks. To deliver this kind of improvement would require detailed local consultation and very specific plans (this process is outlined in our consultation document). We are not at this stage yet and I am aware that there is particular local interest in Fryent Country Park. Feedback from the consultation will help shape our final report on which the proposed greenway network will be developed.
Matt Winfield
Greenways Manager
Sustrans London

Sunday 8 February 2009

CYCLE TRACKS IN FRYENT COUNTRY PARK?

Sustrans is currently consulting on possible cycle routes for the North West London Greenways. Part of their proposals concern routes around Wembley.

Illustrated (in green) are possible routes in Fryent Country Park. Fryent Way is the road running from left to right down the centre of the map and the Jubilee line can also be seen. This would mean the construction of tarmac paths over meadows and grass paths.

Although, as a 'Greenie' and a member of the London Cycling Campaign I support the construction of more cycle routes and the promotion of cycling for commuting, exercise and leisure, I have reservations about these proposals because of their impact on the unique environment of the Park which includes woodland, hay meadows, wetland and many ponds. As well as being a certified organic farm the Park is also a haven for wildlife and has remained relatively unspoilt for many years. It is one of the last remaining examples of Middlesex countryside. I am also concerned that the cycle paths will disturb the peace and tranquility of the Park and will reduce the pleasure of visitors, including those primary school children who accompany me on nature walks there as part of my work with Brent School Without Walls.

Barn Hill Conservation Group, which is a voluntary organisation that helps maintain the Country Park is also concerned about the impact of the cycle paths. They are proposing that the pavements either side of Fryent Way, which are currently under-used and in poor repair, should be upgraded for use by cyclists instead. Their are also proposals for other parks and roads in Brent which can be seen on the Sustrans consultation website.

The consultation, which has received little publicity in Brent and has not been discussed in Area Forums, ends on March 6th, 2009. For documentation and to fill in a questionaire go to:
http://www.sustrans.org.uk/

Pictures and information about the park can be seen on Barnhill Conservation Group's website:
http://bhcg.btik.com/
or Brent Schools Without Walls website:
http://brentschoolwithoutwalls.btik.com/