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Thanks for the clarification over the ‘wrapping’ Iain.To clarify my own point, it is not that I was/am concerned “as to the council investigating its various titles for County Parade.” I was/am concerned that they should have investigated more closely – and if they did, then grave questions arise over the basis of their claim to land belonging to others. My concern was that they applied to extend their title by annexing land belonging to others, in the face of evidence that they certainly did not own those parcels. The Land Registry apply entirely different criteria when processing ‘government’ applications to private applications.This is apparent from the fact that Ballymore applied back in 2008 for registration as owners of the subsoil of all roads and walkways adjacent to their holdings. Their application was quite rightly rejected, as the complex historical patchwork of ownership meant the “ad medium filae” principle could not be relied upon.The County Parade title was inherited from the original Middlesex County Council title, formed by amalgamation of an assembly of various titles compulsorily purchased back in the early ‘50’s, as a prelude to the first step in the devastation of Brentford High Street.That original title shows the historic yards tinted yellow, with the observation that the title only conferred such rights over those bits as MCC could claim. Those rights were of ancient heritage. The yards were always privately owned, but with attendant easements for neighbours to have access “at all reasonable times” for the carriage of goods between the High Street and the water’s edge.Those easements over the land tinted yellow were transferred to Hounslow along with the MCC title. It is a matter of property law, let alone common sense, that you cannot have easements over your own property; the very existence of the easements noted in the MCC title suffices to establish that the rights claimable under the MCC title respecting the yellow tinted yards deny the possibility of the fee simple freehold of those portions being vested in the MCC title holder. And yet - it is that MCC title alone, that was relied upon to get title to Plough Yard and Boar's Head Yard! What was relied upon to get title to Bradshaw's yard is yet to be discovered; early indications suggest the possibility that Hounslow claimed Adverse Possession, but they are keeping resolutely stumm.As I say, all this gives rise to grave concerns over who - and on what basis - successfully persuaded the Land Registry that the Council were entitled to have these parcels added to the MCC title? “For the lawyers to resolve”? Currently, Hounslow have kept even their own out-sourced lawyers ignorant of the application/s details; the solicitor they have engaged is having to conduct his own enquiry, parallel with my own, directly with the Land Registry – who still, after months of my own persistent enquiries, claim to be unable to unearth any relevant documentation. Given that the grant and amalgamation of titles is scarcely 6 months old, that strikes me as scarcely credible; that also, gives rise to inevitable head scratching does it not?

Nigel Moore ● 3790d

"YOUR COMMENTS IN RESPECT OF BALLYMORE ARE INACCURATE."Actually Arthur, my comments ARE accurate, and derive from Ballymore sources. Of course, as such they COULD be inaccurate – but then you would have to implicitly blame Ballymore for such misinformation, and why would they be responsible for such stupidity?"YOU SEEM TO CRITICISE BALLYMORE FOR HAVING GONE THROUGH ALL OF THIS AND STILL EXIST TODAY - THAT IS VERY STRANGE LOGIC THAT I JUST CANNOT COMPREHEND."I am in no way blaming Ballymore for remaining afloat in the global circumstances, and am sensible of the massive efforts of Mr Mulryan to keep his company in the game. What I have done is not to damn Ballymore for survival, but to explain the mechanism whereby they have [very artificially] survived. My criticism of Ballymore vis-a-vis Brentford is not of their commercial acuity in survival tactics [always owe more to lenders than they can afford to write off], it is of their adamantine refusal to consider local heritage and aspirations. Were you amongst those who participated in the sham of the year’s worth of alleged ‘consultation’ over the designs? That ultimately cynical exercise made no material change to the hideous projections of architectural concepts that were presented as shining examples of the 3 architectural firms’ credentials at the commencement of the bogus exercise."AS FOR YOUR 60% PRE-SALES FIGURE, THAT IS VERY HARD TO BELIEVE."As to any difficulty in believing the pre-sales conditioning on finance, that again, is sourced from Ballymore. Had you been following the history of proposed Brentford re-development as assiduously as many of the long-term inhabitants, you would have known that this came direct from the lips of Mr Joe Swindells, at the last Brentford Chamber of Commerce sponsored public meeting at the Brentford Dock Estates.The raw fact is – and for this I do not blame you – that you simply have NOT been as closely involved as many here have been, in the whole “regeneration” saga that has been responsible for the blight on Brentford’s existence since the pre-war years. Brentford’s population have considered their own future, and foremost amongst such small townships county-wide, have actively contributed to the planning policies and aspirations, and proffered practical solutions to meet those aspirations. In light of that nationally recognised contribution to the town planning process, any criticisms as to ‘Nimbyism’ should be carefully reflected upon when venturing to publicise them.Please do continue to criticise constructively, and to promote your own new-comer vision, but it would aid acceptance of that fresh viewpoint were there any evidence of background knowledge and understanding of the area’s history, rather than your [recognised as valuable] general knowledge of large scale development mechanics.

Nigel Moore ● 3813d

I respect your views as a long term resident (if not your utterly condescending tone), but who - apart from a large scale housebuilder / developer - will ever have the resources to enter into a project like the one being considered in Brentford? And I have visited the Barratt's site on more than one occasion and I agree it's soul-less but it's directly adjacent to the motorway and in no way representative of what this proposed town centre scheme will offer. My point was that Barratt's were also nearly 'bankrupt' yet they have managed to build a substantial number of new homes. Unless you are a surveyor, I'm not really interested in your opinion of the build quality, but thanks anyway!If you seriously think smaller developers will produce anything like the same scheme for the same value to local residents, you are deluded. And if you believe they are less aligned to financial services providers, you are even more out of touch. I'm sure Ballymore's plans are not perfect and were met with 'derision' by the NIMBYist local residents ardent enough to attend the meeting, but you have to accept a silent majority (if letters of support are to be believed) support the plans in some shape or form. And yes, of course a developer / financier is going to become involved in such a scheme for profit. That's business and London is the financial (and arguably real estate) capital of the world. You live 10 miles from Central London (and are very lucky to have done do for so long) - what are you expecting? Some community funded sustainable development of artisanal warehouses and council housing for local residents? Best will in the world, it's not going to happen - ever. It's a completely unrealistic expectation and one that vocal local residents seem to have a hard time accepting. Perhaps a neo-Georgian 'crescent and square' town plan? You can treble the price per square foot for residential units, thanks very much.  As a general rule, the gross development profit (that's GROSS) will be no more than 20%. And for a scheme like this? You can at least halve that given the complexities involved. So perhaps you can reconsider whether or not Ballymore or the 'bankers' etc. are the bad guys here or your own local councils, government (and to a certain extent, local community pressure groups) who have successfully blocked progress in this area for several decades, having previously approved the ugly monstrosities that currently exist all around the town. Brentford is trying to move on from the last 50 years of neglect - if you don't like it then that is your prerogative but we live in a democracy where schemes like this are debated in a public forum and voted upon by elected representatives. They have voted in favour. I was merely trying to provide some background to the actual working of a scheme such as this from a financial perspective and the developer's point of view but have been met with nothing but hostility. I have no real vested interest other than the fact I have recently bought in the area like many other young(ish) people looking for a relatively affordable place to live in and around London. I want the best for my new town - that's all.It seems 'ordinary Brentford citizens' don't include the likes of me... so i'll apologise now for having the sheer gall to consider moving into the area.

Arthur Jennings ● 3813d

I think Arthur, you should take a few hours out and go visit the 'Successful' Barratt homes development.  Have a chat with some of the residents who are actual leaseholders - there are a few. Aside from the converted older buildings, the new build parts of the development are riddled with problems, from lifts that fail endlessly, hot and cold water issues with some buildings not having had adequate hot water for over 2 years, noise issues, electrical issues, it's a long list and a service management which is well documented on this forum by some of it's residents brave enough to make a stand. Even Councillors and MPs are well aware and have struggled to get resolutions and a fair deal for the occupants.It is not good. Not something Barratts can crow about  and certainly not a utopia for a great many leaseholders and tenants.A few years ago Ballymore made a presentation to a packed audience at St. Pauls Church. A wide audience of genuine local residents and of the whole gamut of Brentford's demographic.It left a lot of people involved somewhat shaken if not stirred.The designs were universally met with derision. The local councillors who mingled with developers representatives were trying to reassure them. The local active groups ideas were not met with the support and enthusiasm they expected and the Q&A revealed less than satisfactory answers.In general, ordinary Brentford citizens gave it a huge thumbs down.The points raised by many are as valid now as they were then.Yes, almost everyone wants something done. But all wanted schools, and architecture that reflects the Best of Brentfords rich past not the worst of it.Brentfordians do not want another crass development, all spangles on balsa wood. Full of unsustainable promise and not a hint much needed amenities.It's funny, but even those few years ago, ordinary non politicised residents knew what was missing from the plans for Brentford and what was wrong.It seems the Borough are still struggling with that and have done since I was at school here in the late 1970sDevelopments thrown up by the likes of Ballymore, Galliard, Barratts et all, end up soulless, unaffordable to small businesses and expensive to live in.Big developers are just not the right option. They are too caught up with financiers, banks and investors who are interested in one thing only. Profit.The only end result is always a compromise and the losers are those stuck with the end product.

Raymond Havelock ● 3814d

Nigel,Your comments in respect of Ballymore are inaccurate. Of course, like all major housebuilders (including the likes of Barrats - a successful builder in Brentford) they did experience financial difficulty and would have been subject to pressure from their bankers. This was largely down to the total disintegration of a competitive residential mortgage finance market between 2008-2010. If you build homes that nobody can buy, you are going to struggle. Their misfortune was not therefore totally their own fault. I know for a fact that many of the key personnel including Sean Mulryan sold vast swathes of personal assets to keep the company afloat. That is to their credit as it could have died and a new company (without liability) emerged.You reference AIB - Ballymore would have had borrowing facilities with up to 20 banks during their peak because no single bank would have accepted so much risk form a single client. I'm sorry but you are / have been misled.I don't doubt the site is now charged to AIB as first chargor as would be usual for any piece of Real Property with finance outstanding.Also, I think your are vaguely referring to NAMA (National Asset Management Agency), which was created by the Irish government in response to the financial crisis in order to recover as much value as was possible from their banking system after customers defaulted. The point of NAMA was to manage assets through the crisis and dispose when the time was right - a bit like the government bailouts here. Many UK properties were placed into NAMA having been financed by Irish banks. You seem to criticise Ballymore for having gone through all of this and still exist today - that is very strange logic that I just cannot comprehend. As for your 60% pre-sales figure, that is very hard to believe. Why would AIB insist on a measure that meant the scheme would never be built and their money never returned? The only way to get projects like these moving, is to agree a sensible commercial deal where all parties (but most importantly the bank!) can get their money back.

Arthur Jennings ● 3814d

“My sense of it is that the majority of people just want something done, after waiting for decades, and are not that exercised by the detail of what it is.” That may be true enough respecting most newcomers, as it is for the Council itself; the general feeling after all these decades is that anything would be preferable to continued stagnation.However the majority of those who have cared enough to be actively involved over the decades - of consultation over the Brentford Area Action Plan, and with the independent community research and subsequent proposals as led by Andrew Dakers, will align themselves with those described by Raymond.As to Arthur’s point (3), that is very far from reality. Ballymore went effectively bankrupt back in 2007; they were/are kept from the corporate graveyard by the Allied Irish Bank, who could not afford to let them go under – for the classic reason that they were too far in debt to them [they hold the charges on all the Geronimo property holdings in Brentford]. Worse, the AIB themselves went effectively bankrupt and were/are kept alive [for much the same reason] by the Irish Government. Who themselves went effectively bankrupt anyway, and were/are being kept afloat artificially by the UK taxpayers via Brussels.That hardly counts as coming through the financial crisis intact. As I have said earlier: Ballymore have no money of their own, and cannot move without permission of the bank that has charge on everything they ‘own’. That bank has, as Ballymore themselves admitted, assured them that NO monies will be forthcoming for development unless/until the project is 60% sold on paper.Anyone wishing to see first hand what the practical built quality and style of a Ballymore development looks like, need only travel a little further up the Grand Union to their canalside development at Hayes. It might be your ‘thing’, but certainly not that of anyone with interest in the history and character of Brentford.http://www.ballymoregroup.com/en-GB/developments/high-point-village

Nigel Moore ● 3818d

Hi allI'm shortly moving into the area so have been keeping a close eye on this redevelopment. I work in Real Estate funding and can tell you a scheme of this nature in unfathomably complex not only for the developer but also any parties involved with the financing of such a project. There will be 1000s of separate contracts being negotiated down to the smallest details so that once work starts, the project will progress as well as is possible. There will be multiple phases, both residential, commercial and other spaces with a heavy requirement for pre-lettings and pre-sales. This will involve maybe as many as 50 financial institutions unless a large investment bank is prepared to underwrite the whole lot and distribute after the event (unlikely).The key positives for local residents to hang on to:1) Planning permission has been granted and the local authority and community are supportive. Big Plus.2) Ballymore are staking their reputation on this - they are a big development company but I imagine this would be far and away their biggest scheme and most important in terms of town planning - it's a big step up from taking a derelict site in E14 and building a residential tower.3) They are a good 'credit' - they came through the financial crisis intact (unlike many other developers) and so should find it easier to find good funding. 4) The deliver quality product. Not Candy & Candy, but sensibly priced, modern homes and retail.I would also imagine that the government may be lending to them via their Large Scale Infrastructure Projects (LSIP) fund - an extension of the fund that lends into Help to Buy, New Buy etc.If so, that's a further tick in the box but I'm not involved in the funding so I can't say for sure. I'm also encouraged that hoarding has been erected and whilst it may look like nothing is going on, I would imagine the preliminaries before demolition have begun, including environmental (contamination etc.) assessments and the like. This is a complex project and it's not as simple as flattening the existing derelict buildings and starting again. A lot of it is unknown and partly explains why it has taken so long to date.As for corrupt council officials? No comment!

Arthur Jennings ● 3818d

Well, it appears that none of our elected officers, whether councillors or MP, have managed to crack the closed ranks of their civil service employees. Hence my email just now to the Chief Executive, excerpt below -Dear Ms HarpleyFinal Letter Before ActionReference: Bradshaw’s Yard & Hounslow’s County Parade titleThank you for your intervention seeking to identify the officer able to answer the questions I have had.Sadly, to date I have received no response from anyone. It should be noted that I have simultaneously run the simple request - for relevant Land Registry application documents - through the public website ‘WhatDoTheyKnow’. That elicited the bald lie from the Customer Services officer that no such application had been made.Despite my gentle observation that such denial was futile, in the face of the acknowledgement by the Land Registry [on the same site] that Hounslow HAD made the application, silence has continued to reign. This has been regardless of my having  provided the names of the employees who prepared and submitted the application, with the dates and relevant title numbers.The ‘WhatDoTheyKnow’ website has emailed this morning, pointing out that by law, Hounslow should have responded by close of business yesterday. I will certainly be following this up with the standard request for internal review, before forwarding formal complaint to the Information Commissioner.I am still hoping to obtain some relevant information from other sources - but whether I get that or not, it is clear that the relevant information holders within Hounslow understand that there is something significant to be hidden at all costs.Accordingly, unless I hear shortly that the appropriate officers are willing to sit down and discuss the matter with the application documentation to hand, I shall formally effect service of the High Court claim against the Borough, by post to the appointed solicitors, without further notice.

Nigel Moore ● 3819d

“It must take extremely resilient and able officers and councillors to deal with these types and their PR spinners and I fear LBH do not have such depth.”They have the depth; they are of the same ilk, on surface appearances to date.Greed and corruption are not the sole province of developers; in this instance the Council [whether - as I said earlier - civil servants, or elected members, or both, remains to be seen] seem to be guilty of just as much.As an example of the tension between staff and councillors, the whole High Street shopping precinct blight was challenged by councillors protesting the system of pricing for the small businesses on leases of the shops. The system of free for first 6 months, followed by high rents thereafter only encouraged ‘fly-by-nighters’, whereas the genuine small businesses struggled.The only response to councillor suggestions that proportionate rates be charged from the beginning, to encourage local business, was that the corporate property department had a duty to maximise the Council’s receipts. So it does of course – but taking the long view should enter into that, and would have resulted in greater, or at least steadier income long term.Something seriously amiss is going on within that corporate property department, aided [however tacitly] by the legal department. I recently placed a FoI request for all relevant documentation relating to the extension of the Council’s County Parade title, knowing that serious illegality attended the new registration [for which the Land Registry itself was largely responsible – it could just conceivably be that the Council were unaware of the shenanigans behind the scenes].A few days ago, Mr Windsor Farquharson of the customer services department responded with a DENIAL that any such application for an extension of their title had been made, and that Ballymore were the owners of the property.This is a flat lie – or at the least [given the reliance solely on a “desktop exercise”] utterly disingenuous. The corporate property department is the one responsible for the “Hounslow Borough Council Voluntary Registration Project”, and a Mr Briggs of the Land Registry Fylde office dealt with this extension of the County Parade title, and all other elements of the project. It is purest folly to deny any knowledge of the subject in light of the publicly available facts.It is the fact that every top level member of the corporate property and in-house legal department has been made aware of this and yet kept stony silence on the subject, that gives rise to disquiet as to their involvement.As to councillors, only Theo Dennison made any communication with me, recommending that I copy in Steve Curran to an email to Mary Harpley. Checking up on the names, I see that my email to them was still saved in my ‘Drafts’ folder instead of being sent, so I have now belatedly sent that off and will see whether our elected councillors can exercise any control and/or oversight of the relevant departments.Ruth Cadbury has also promised to write requesting compliance with the requested disclosure, which is essential if legal action is to be avoided - and any potential involvement of the Serious Fraud Office.It may yet turn out that it is the Council’s own  “unscrupulous and greedy” contribution to the scenario that turns out to be a major factor in the current “regeneration” scheme [acknowledgements to Hazel’s points] ending up in scandal.

Nigel Moore ● 3830d