Galliford Try grab more Willesden land

Kate Spence writes:

The site plan below shows land to be assigned for development by a partnering developer in Willesden Greeen as agreed by the Executive Committee in February 2012. This plan was drawn up in order to define the land made available in order to deliver a new Cultural Centre at zero cost. The contracted developer, Galliford Try  agreed to provide a new Centre that would add cultural benefit to the area, the public realm was to be enhanced and at the same time Council offices would be provided to provide a South of Borough presence for Brent Council. In order to deliver the project at zero cost, a master plan was agreed by Regeneration Team and the developer to provide private housing to fund the project.

I note from Andy Bates'  letter of 27th December that, almost one year on, there is now further land required for disposal to Galliford Try in order that proposed new Planning Application 12/2924 & 12/2925 can meet Planning Regulations. There has been no question of the rear line of the Cultural Centre being adjusted to allow for public provision as this would decrease the space available for private housing and therefore reduce developer profit.

The developer has also not shown any willingness to reduce profit and include a basement to house archive and museum allowing better provision for public amenity. Instead it has been agreed, behind closed doors, that yet more Public High Road, Conservation Area open space should be assigned to Galliford Try for development purposes.

In the proposed plans the developer has failed to make space for adequate on-site car parking provision, they are also unable to deliver cycle parking.  I can see that the proposed plans for Grange Road include cycle parking and therefore a cycle route.

Currently the Grange Road area is enjoyed as a safe pedestrianised walkway. Will the inclusion of a cycle route and parking enhance this area and do the proposed children's pavement interventions really sit safely alongside the cycle access? This appears to be yet another ill-conceived plan which does not offer public benefit and will not enhance the area. 

Has the post-contractual decision to give over yet further public land to achieve a large housing development with small Cultural Centre been formally authorised by the Executive? 

Clearly the allocated site was insufficient for the proposed public facility along side the private housing and therefore yet more public land has been assigned without consultation in order to achieve a positive outcome for the applications ref 12/2924 and 12/ 2925. 

The goal posts seem to have moved in order to facilitate an untenable application and the basis on which the WGCC and housing contract was signed with Galliford Try has been adjusted in order to make the unacceptable plans viable. This alteration has been agreed by a Council who claim to be impartial in their assessment of the scheme.

I do hope that when the scheme is presented to the Planning Committee that there will be a more objective approach and the developers requirement for additional public land in order to meet their objectives, will be highlighted in the Planning officers report to the Committee.

Willesden Green Regeneration: Some key questions for the Council

'Richly divererse and vibrant' Brent reflected in an exhibition

I count myself very privileged to be a resident of Willesden Green. It is a richly diverse and vibrant place. It is hard to put your finger on what makes it tick but at the heart of this extraordinary integration of cultures, religions and generations is a Library Centre that celebrates and promotes a bonded Community. A building, which claims nearly 500,000 visits per annum.

The success of the library is not necessarily the Architecture. What seems to make it tick is the location, it is a shared ground where all paths can cross.

When Brent Council published their vision for the proposed new Willesden Green Civic Centre they expressed many of my hopes for a rejuvenated space.

Brent’s Vision was as follows:

Willesden Green Cultural Centre will be a building at the heart of it’s community in every sense. Actively welcoming people in all their diversity, it will be a social space: a place full of life, energy and fun, that will support and celebrate creativity and imagination and allow knowledge and ideas to be accessed, produced and shared. Efficient to run, and easy to maintain, the Cultural Centre will be a really useful local landmark: a thing of beauty that is able to respond to changing aspirations, offering the spaces and services that it’s community needs, now and in the future. 

The Willesden green Cultural Centre will be the main Cultural hub for the Council, and its role will only grow both with its new development and the transformed library service. The priority here is therefore to support local practitioners through giving opportunities to promote work and also to grow audiences through activities like reading groups, taster sessions and community food markets.

Currently the existing space serves most of these purposes well. There is plenty of space to gather, a quiet area to learn, exhibition halls, galleries, a museum, space to play, corners for newspaper reading, a market place, a theatre space, a well-loved bookshop, a café, an historic, locally listed landmark, a shared destination etc.  The building is probably not the most efficient to run and could be reinvented for a new generation. It is very important however that in doing this, none of the qualities that engage and bond are lost. I am concerned that the ambition to finance and rebuild the Centre will inevitably result in a sacrifice of Public space. I await with interest, to see the scheme that has been chosen to replace the existing library.

For now my questions are:

• Has there been complete transparency and an open dialogue so that all agendas are understood?
• Has the Council consulted CABE/ Design Council?
• Has a traffic study been carried out?
• Will the Council’s decision support local practitioners and residents ?
• Will the partnering developers fully understand the fine balance that makes Willesden Green?
• Will all the cultural benefits of the existing library be accommodated in the new building?
• How will the development risks be managed to safeguard the development vision? 

My own personal view is that the development plans are too ambitious and short sighted. The Vision cannot possibly be met in the current financial climate without a significant loss to Willesden Green. That loss could be limited by local insight leading to good design. I hope that through careful consultation and a well lead design team, Brent Council will be able to deliver a balance and solution for us all.