What’s happened this fortnight 27th May 2019

The sky in Kilburn provided a great display, on 26th May, just before the European election results from Camden and Brent.

Maryam Eslamdoust, Kilburn Camden Councillor has been appointed to Labour’s head office. Now 2 of our Councillors have very influential posts in the Labour Party. Additionally she has become the new Mayor of Camden. Will this lead to the implementation of much needed improvements to Kilburn High Road? We have started to collate a history of promises made about improvements to the Kilburn High Road. Here is the start of the story, from 2013 to 2016. Revealing read we hope! We will add more recent developments later.

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A luxury hotel In Priory Park Road?

A surprising planning application for 2 to 12 Priory Park Road.

Brent Planning Application number 19/1279.

2 to 12 Priory Park road conssit of 3 building groups.

2 to 4, an architecturally interesting building that consisted of ground floor shop units and 3 upper floors of residential accommodation. This group of buildings was sold on 9th September 2002 for £550000 and left to go into dereliction. Its ownership was transferred on 26/02/2018 as part of a bulk transfer for 2 to 12 Priory Park Road.

6 to 12 Priory Park Road are 2 Mansion Blocks that originally consisted of 16 flats each. The ownership of these buildings is not clear as the applicant company on the planning application, Priory Park Property Limited, does not exist. However a company, Top Class Investment Limited, have a valid charge registered at Company House, against these 2 Buildings. There again ownership of these buildings seems to have been transferred on 26/02/2018 together with 2 to 4 for the grand sum of £14.199.995.

6 to 12 Priory Park Road have been subject to numerous planning applications all with various caveats.

87/2087. (19/10/1988) permission granted to erect play room on condition that building is returned to full time accommodation within 3 years.

88/0094 (19/10/1988) refused permission to continue use as B&B and increase of capacity- Substandard provisions

88/0934 (17/04/1989) change of use to hotel with redevelopment granted.

91/1561 (26th February1992) permission granted to refurbish 6 to 12 priory Park Road, linking the 2 buildings and use as hotel. The link between the 2 buildings was never built and the buildings were never used as hotel but as HMO’s

91/2030 (3/03/1992) retention of playroom granted on condition that buildings are used as hostel

02/2547 (6th January 2003) change of use to HMO with linking of 2 buildings refused

11/3354 (26th March 2102) permission to demolish 2 to 12 Priory road and develop into a hostel refused.

11/4478 (14th december 2017) erection of a mansard roof on 6 to 12 priory park road to accommodate caretaker flat- refused as having a flat on top of HMO is not welcome.

18/3953 (18th December 2018) Certificate of lawfulness to use as HMO refused as HMO use had not been established for enough years.

In summary 6 to 12 Priory park road were granted a change of use to hotel in 1989. However the promised developments never materialised and there is no documentation to establish that these 2 buildings were ever used as hotels. It is evident that the buildings, when not empty were used as hostels and/or HMO. In fact these 2 buildings were operated in a scandalous way by Clearsprings to house Asylum seekers under a Government Contract. In December 2018 a fire broke out in the buildings, used as hostels.

No change of use was ever granted for 2 to 4 Priory Park Road.

All 3 buildings have been poorly maintained, if at all in the last 30 years. There is evidence of broken windows, gutters, balconies and fire damage. It is quite clear that they have been used to house the less fortunate. So is this application motivated by the fact that the Government Contract has ended and that it seems Brent are not using these buildings as short-term accommodation anymore?

So what is this new planning application about? Linking 2 to 14 Priory Park Road, adding Mansard roofs and creating a luxury hotel while retaining some of the frontages features.

While the renovation of these historic buildings is very much welcome, the hotel concept presented is less than clear. The website referred to in the application does not exist. It looks like the developers want to create a mix of short let appartments, with coffee shop provision at the back in conservatories, a gym and restaurant in 2 to 4 Priory Park Road. Slightly confusing are the floor plans showing 54 “studios”, 16 “1 bedroom” flats, 15 “2 bedrooms” flats so a total of 85 units and a total of 100 bedrooms, not the stated number of bedrooms on the application form.

In the traffic management document, the estimated increase of traffic (dead-end street) would be negligeable as apparently these buildings already operate as hotels. We doubt that would be the case as we all know these buildings were used for years to house homeless families and asylum seekers with no traffic whatsoever. The proposed turn around space for delivery vehicles in Glengall Passage is not adequate.

The planning application states that the sites are vacant. This is not true. The 2 mansions still house homeless and asylum seeking families. We witnessed numerous people going in and out.

Also does Kilburn need more short-term lets or simply long term accommodation? There are numerous short-term accommodation options in Kilburn, The Marriott Hotel, The Maitrise Hotel, The Quarters above Kilburn Library, Sanctum in Belsize Road, Black Lion B&B. However Kilburn is short on long term accommodation.

Thus we ask you to object to the change of use of 2 to 4 Priory Park Road, and ask for a return to 2 retail units and 6 flats on the 3 upper floors. We ask you to object to redevelopment of 6 to 12 Priory Park Road into short-let units. We think the proposed self contained flats should be long term accommodation, much needed in Kilburn.

Please comment on this application by 29th May.

Thank you.


History of Kilburn High Road Improvement Promises

28th February 2013 “Brent and Camden launch project to improve Kilburn High Road”

“Both councils are committed to improving road safety and accessibility through the Local Implementation Programme, especially on the corner with Quex Road and Willesden Lane which are accident hotspots, and have claimed lives.

Plans also include opening a local credit union in order to tackle illegal loan sharks operating on the road and encourage responsible lending, as well as addressing issues such as littering and anti-social behaviour”

https://www.kilburntimes.co.uk/news/environment/brent-and-camden-launch-project-to-improve-kilburn-high-road-1-1960508

19th March 2013Area action Group meeting with Camden officers “Camden was working with Brent to deliver area improvements and discussed how funding for improvements came from the Local Implementation Plan. She also said that Kilburn had been highlighted as a key area for investment. Camden would like to reduce the number of collisions and road danger and improve accessibility; Jacqueline also stressed that it was important to improve the character of the area and establish a sense of place.”

10th October 2013. Brent Highways Committee re improvements to Kilburn High Road, 20mph speed limit, removal of street clutter.

http://democracy.brent.gov.uk/documents/s19532/Kilburn High Road Proposed improvement scheme and 20mph limit.pdf

24th November and 14th December 2013 “public meetings to discuss proposed improvements to Kilburn High Road”

https://healthwatchcamden.co.uk/sites/default/files/2814.2_kilburn_rd_brent_poster_v3.pdf

https://healthwatchcamden.co.uk/resources/kilburn-high-road-development-scheme-presentation-camdenbrent-14th-dec

2nd May 2014 “Action needed now for a safer Kilburn High Road”

https://www.carolinepidgeon.org/node/1092

18th December 2015. TFL grants Brent £250000 for 2016/2107 “to re-visit the design proposals presented in the bid and to work with TfL to resolve concerns about impacts on network resilience, bus service journey times and capacity. The key requirements associated with the Major Schemes funding are set out in Appendix 1. “

http://content.tfl.gov.uk/lip-funding-confirmation-letters-16-17-brent.pdf

What’s happened this fortnight 12th May 2019

The two brothers who caused a night of chaos and no less than 3 helicopters to hover above Kilburn until the early hours of the morning have pleaded guilty in court.

And on crime…. a lot of shop windows have been smashed along the high road in the past few weeks. Those damaged in this fortnight include the new Tex Ann restaurant and Maison de la Vie.

…And there were thieves at the North London Tavern…in 1946.

The “Tin Tabernacle” will be opening its doors on 31st May for a night of music. If you’ve never been inside, please attend and discover a gem of Kilburn.

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