OPDC local plan

A further consultation stage ended on 5 July. This was made necessary because the Car Giant section of the OPDC area was ruled to be “undevelopable” for the duration of the Plan (as a result of no agreement with Car Giant) – so the quantum of development has to be shifted to the west of the area.

Our member Henry Peterson, on behalf of a coalition of local groups and civic societies, is maintaining that this should require a new Draft Plan, but the Inspector is unlikely to agree. The following is Henry’s synopsis of the case against the Plan, with any references referring to sections of the plan available here :

• With a continuing pandemic, 2021 is not the time to fix in place a Local Plan for one of the last large areas of largely undeveloped land in London.   Much is changing, in London’s population trends, commuting patterns, and the type of housing in which people want to live.
• The changes made to the 2018 version of the Local Plan are not small ones.  Entirely new locations have been earmarked for high density and high rise housing.  OPDC claim in its consultation material that ‘most of the Plan remains the same’. As a result, many local people have not caught up with the fact that proposals dating from 2018 are being substantially altered.
• New plans for Channel Gate with high density, high rise inserted into existing low rise residential areas have been inadequately consulted on and should not be introduced via a ‘modification’ at this late stage, ref MM/PS2/OPDC/P9/1
• OPDC continues to say that these locations for high density housing will be ‘well connected’.  In many cases this is not true.  With no new Overground or Underground stations, as originally proposed, these locations are poorly served by public transport – check the PTAL ratings. Extra buses on roads heavily congested are not much help. MM/PS2/OPDC/SP/25 and MM/PS2/OPDC/T/1
• The modified Plan does nothing to join up the existing residential areas on the west and east side of the Scrubs, for the next 20 years.   We are left with east-west connections through Harlesden or south of the Scrubs at Du Cane Road. Major Modification Figure/PS2/OPDC/PM2
• High density housing which is ‘car-free’ does not mean ‘vehicle free’.  This Plan does not reflect the rapid changes taking place on online sales and delivery traffic.
• High rise housing is not what many people want or need in 2021 onwards, given a cladding scandal and the risks of further future lockdowns.  Lifts and social distancing do not combine well.
• The 2018 Draft included a ‘major town centre’ at Old Oak North on the Car Giant land. This 2021 version refers at various points to ‘parts of a major town centre’.   The location of Channel Gate for ‘major town centre uses’ is not convincing.   North Acton is now largely redeveloped but attracts only fast food and chain café outlets aimed at students and a transient population. MM/PS2/OPDC/SP/19 and MM/PS2/OPDC/SP/14 6a.

More on the Old Oak Neighbourhood Forum to which Henry contributes.

Zero carbon homes are very much on-topic with the COP26 summit approaching in November, but to date rather more discussion has been around standards for newbuilds, downplaying the fact that by most measures 70-80% of the planned “net zero homes of 2050” are already built, 9-inch solid walls, warts and all.  “Decarbonising” them is now exercising government, councils, the RIBA and industry at many levels.

UK Domestic energy

You’ll probably have heard of plans to eliminate natural gas boilers by 2025 – certainly in newbuilds – but my house and yours won’t be so far behind.  Domestic energy use represents about 27% of UK energy consumption, with 85% of that apparently used for heating & hot water – as significant in climate effect as the usual suspects – cars and planes.

Brian’s home in Hammersmith

You may also be familiar with Tom Pakenham’s Passivhaus in Lena Gardens W6 from a few years ago, which sets a formidable standard for whole-house renovation with huge attention to detail to achieve the required standard.

But what if you took an existing Edwardian terraced family home in 2021, and made it zero carbon while living in it, but without gutting the interior, or adding 100+mm of hard insulation to the inside of all the external walls, ripping up the floors to insulate them, and possibly compromising or losing some of the period features we appreciate?  This is what our member Brian Thresh is doing – you may have seen him present the project at London Climate Action week in June.  He shows that it can be less intrusive than we might fear.

Let’s be honest for a moment, there are only so many builders in the world, and so many hours in the day, there is little practical chance of all the country’s millions of homes being laboriously superinsulated in the next few years – after all we’ve been talking about insulation for 40+ years already.  Brian expects to be able to demonstrate that his home is zero carbon, once the annual numbers roll in, through the combination of:

• Replacement of a gas boiler with a substantial 12kW air-source heat-pump
• 6.6kW of solar cells
• Battery storage
• A green & flexible electricity tariff, using a smartmeter

There’s an interesting tension here between expenditure on craftsmanship – a well designed and precisely executed complete refurbishment often with specialist materials – the Passivhaus – and the retrofit of a period home using modern mass-produced technology to achieve a similar net result, but with significantly less upheaval. 

It seems likely that the latter will prevail for the majority because of the numbers described above, with as much of the former as is practicable on the existing housing stock, but how do the finances and carbon footprint compare: Conversion / Running / Whole life?  Much of the public discussion is around carbon, and saving on everyday bills; rather less – a lot less – on Total Cost of Ownership, or Net Present Cost, important for those with shallower pockets. As Brian says, this stuff doesn’t come cheap at the moment.  It will be instructive to assess and compare over the years to come, particularly as technology improves, such that an optimised mix of solutions can be provided for each domestic setting.  Solar cells have already improved significantly, but you may not have owned any yet !

HS2 on Newsnight

If you saw the HS2 story on last week’s Newsnight, you might be surprised at how so much money has been spent, and how much digging done, including in this borough with parts of Wormwood Scrubs being churned up to break ground for Old Oak station, “the most connected station in the UK”, possibly without the project having been fully thought through.

HS2 Ltd has recently applied for a Compulsory Purchase Order on the area where they are doing works to divert the Sanford Brook Sewer, along the northern border of the Scrubs. 

HS2 is the most expensive high-speed railway in the world
– The Economist

The government’s own Major Projects Authority, like longstanding questioners including some of our members, seems have come to the conclusion late in the day that there could be more effective ways to spend huge amounts of capital, such as on East-West and local routes, but this isn’t news. At more than £33M a mile, the more than tripling of the original budget may have swung government thinking, but it was naïve to think this wouldn’t happen, given the expensive optioneering and some fairly obvious gold-plating, plus recent experience with projects like the almost identically overbudget 2012 Olympics – under the same leadership – and Crossrail, now over 3 years late. It is more than a little concerning that such projects continually require a somewhat childish suspension of disbelief, or more politely “optimism bias”, in order to get off the ground, only to wake up with a big government-largesse-fuelled hangover, discovering much of the budget has already been committed and/or spent – quite possibly inefficiently with questionable governance (Oakervee review conclusion 37), and perhaps not in the best place. 

In the case of the London Olympics, significant change or cancellation wasn’t an option of course, and we got new sports infrastructure and the repurposed housing via the Olympic village, plus a huge feel-good factor afterwards.  But HS2 has no medals, and fewer friends, dubbed by Sir Simon Jenkins as a “£100bn vanity project”, or more simply by The Economist “The most expensive high-speed railway in the world”.

HS2 Construction Old Oak/Scrubs [shepherdsbushw12.com]

Can an increasingly poor match with requirements now be blamed on COVID and a supposed waning of travel between cities – often a mainstay of the justification?  Not really, video conferencing has been around for decades, and the needs of ordinary people, now relabelled the levelling-up agenda, were secondary in the requirements – probably the root of the problem.  Members of the Society may have spotted the writing on the wall in the article a year ago where the gambit of high speed rail was set out using international comparators, and the reality of electric vehicles was suggested as potentially undermining its green credentials (if indeed they are as claimed, when the embodied carbon from concrete has been factored in).  We’d like to think Government read the article, but it’s unfortunate if ministers have again been captured by the allure of diggers & Hi-Viz, locally on Wormwood Scrubs, but in many other places too – Hammersmith Bridge excepted.

TBM “Florence” in the Chilterns [HS2 Ltd]

Looking at the situation more positively, and considering what has already been dug, a more appropriate project might be quite the reverse of what is mooted as a new approach – cutting off the northern legs. High Speed rail viability increases with distance up to about a 3hr journey time – the Birmingham route is right on the lower limit of accepted high-speed viability at 100 miles, more a sop to get the project off the ground at lowest(!) cost – the Oakervee Review concurs in conclusion 54.  Distraction by way of mooted “high-speed” links Leeds / Manchester, is muddle – in 36 miles, half the length of Crossrail, “high speed” wouldn’t achieved for long enough to be worthwhile.

Cllr Colin Aherne [photo: LBHF]

Councillor Colin Aherne, a long serving member of the Council’s Labour Group, has died after suffering a heart attack last month. Colin had a remarkable record of public service with LBHF: he was councillor for White City & Wormholt, and served on both the planning committee and the licensing committee for 35 years.

He was chair of governors of Wormholt Primary School for over 30 years. Born in 1944 in Tredegar, South Wales, initially opting to join the army rather than go down the mines, he was elected to the Council in 1986, soon becoming chief whip to the Labour group. His death is a great loss for the borough.

There’s a longer tribute on the council’s website, and an obituary in the Guardian.

Proposed Hammersmith parliamentary constituency boundaries 2021. New proposed boundaries shown in red, 2017 in blue

We’ve been alerted to new proposed changes to the parliamentary constituency boundaries, and there’s a distinct feeling of deja-vu.  Checking the annals, it was in 2017 when the last proposal surfaced.

At the time, Tom said that the “changes to parliamentary boundaries seem bizarre” – perhaps someone listened as they were quietly parked.  Equally bizarre this time, in an effort to even up constituency sizes to around 75,000, Hammersmith is again split from Fulham, with a nod to the old borough boundary of 1968, but the significant change is the proposed East-West merger to create a “Hammersmith and Chiswick” constituency, split between two separate councils and administrations.

The north of the existing Hammersmith constituency would move to Ealing/Acton as proposed in 2017, though the line is further north matching the northwards march of the H/F boundary.

It would radically alter our sitting MP’s constituency, meaning Hammersmith being represented by two MP’s (North / Central), with a total of 3 MP’s across H&F (North / Central / South), all of whom would have split constituencies (the other halves being Ealing / Chiswick / Chelsea) to dilute their efforts, and potentially reduce the voice of Hammersmith.  Or perhaps more is better? Make your views felt in the consultation.

The proposals shown above, despite their apparent non-political origins, could also appear to be politically motivated according to BBC analysis, as they may favour the ruling party.  The proposed new boundaries are shown in red, the 2017 version in blue.  More information can be found on the Boundary Commission website, where the consultation runs until 2nd August.

Her Majesty’s Government has decided that Gigabit broadband (FTTP) will help overcome recent economic woes, bridge the digital divide, and level up, and has declared £5 billion public funding for the first million homes and businesses. Initially, it correctly prioritises those most in need – often in rural or semi-rural locations – but at £5000 a pop, it needs to be worth it. Time to look closer to home, and see how this relates to Hammersmith – and our conservation areas – if and when it’s promoted widely here.  Some green markings have appeared adjacent to “Post Office” manholes hereabouts, so this may be sooner rather than later. 

You’ll doubtless know that so-called “fibre broadband” is already here – but what might “Fibre To The Premises” (FTTP) mean – and should you opt for it ?  Below, we look at the implications for you and the streetscape, the technologies being deployed, and, by running the numbers, show that provided you and the Telcos are doing the right thing – several of which are mentioned – your home would be hard pressed to need the virtues of FTTP for a good many years to come – if ever.

The slowest 20% get 17M, the average 56.7M, and the top 20% get 150M

Hammersmith FTTC Broadband Cabinets

Recent street markings

Currently if you have “fibre” and aren’t on Virgin, you’re unlikely to have FTTP, you probably have fibre to a green cabinet less than a few hundred metres away, known as “Fibre To The Cabinet” (FTTC). Then, most often, the familiar phone wires, but somewhat shorter than before, which, with some updated tech in the green box and your home router, yields a big speed-up.

Local Broadband map (Thinkbroadband)

Here in Hammersmith, as one of the denser areas of London, we’re quite well served for broadband, with one or two known not-spots (the Western side of St. Peters Square being one, where our affiliate SPRA is exploring FTTP provision), but generally above London average speeds   Published stats show that the slowest 20% get 17M, the average is 56.7M, and the top 20% get 150M.  That suggests most are already on FTTC – or better.  Several companies are now offering FTTP, Openreach (BT) being just one.

Openreach fibre digging [perhaps your front garden?]

Prompting this article, your correspondent recently sat in on an IET Zoom presentation “Holes & poles : fibre to the home”, exciting stuff if you’re into that kind of thing. The clear message was that the industry has managed to wring out as much as it can from the ancient pair of copper wires that provide landline phones – now rarely used – and diggers are needed for what comes next.

There’s been a substantial discussion about the problematic last few metres from your garden wall or gate to front door. In fact the last 5-10m – never mind the last mile – is often the biggest hurdle, as we discuss later.  Logistical, cost and maintenance reasons mean wireless is ruled out, and, as the existing wires have had it, digging up the garden is likely if there are no usable ducts, followed by new holes in the front wall for a fibre “cable” and boxes on the wall.  Fortunately fibre being fibre, it’s completely safe, and the consequences of an errant garden fork are inconvenient rather than dangerous, so it need not be buried as deep as main services.

Would it be transformative locally ? 

Changing Rooms [BBC]

So-called property porn continues to make up a good percentage of the TV schedules 25 years after Changing Rooms started Building the Dream in a Location, Location, Location for The Poshest Sleepover in Millionaires’ Mansions, then over to The Great Interior Design Challenge, creating some Grand Designs, and moving on to daytime TV with rather lower budgets and more prosaic ambitions with House Doctor and Homes under the Hammer. 

More than one of these shows is approaching its silver anniversary, and you’re sure to have seen many of them – perhaps the daytime offerings too – and possibly even been addicted to one or two ?

In a roundabout way, they’re all selling the story that rising house prices are a Good Thing. The recent publication of the new London Plan ahead of the delayed Mayoral Election this week, presents a good opportunity to take the long view of the property market, and test this hypothesis in the real world.

Over the last two decades, there has been a 46% increase in the number of young people aged 20-34 living with their parents ^🔗

The evidence from first-time buyers is that spiralling prices are not such a good idea, especially post-COVID.  Excluded from markets such as our own local one, where one bedroom flats start around £250k, younger people have wondered how they’ll get on the mythical ‘property ladder’ for a while now.  Having been locked-down for much of the last year, they may be further destined to stay at home with mum’n’dad for the foreseeable, their best hope of ‘moving out’ may be to convert the garage to put a door between parents and the resultant substandard bedsit, or take a government help-to-buy mortgage – one that possibly helps stoke prices more than helps make housing affordable.  A poor show all round.

Housing Completions 2020 (MHCLG)

Classic economic theory says that rising prices stimulate the economy and increase house builder’s appetite to build.  The statistics don’t bear this out, with completions only just approaching the levels of 15-20 years ago, having been in the doldrums through periods of huge price inflation (with the real possibility of correlation), London being a particular “white spot” despite the highest price rises.  Hereabouts there are many factors at play, land availability being just one of them; the theory is too simplistic.

And what of this cash – where does it come from ?  From not spending in local shops and hospitality, or just adding to a debt mountain.  Neither are good for the real economy, locking away income for the foreseeable, and once on the ladder, the next step involves an increasing gap as prices rise, so any increased disposable income is – disposed of.  Best start saving now, or better move up quickly, perhaps by taking on an uncomfortable level of debt, before the price gets out of reach.

There remains a widespread assumption that existing homeowners subscribe to the benefits of rising prices.  Pragmatic Marxists might even tell you that releasing equity is a way to feedback escalating values to the proletariat (that’s your children, by the way).  But older voters (always sought after, unlike Auntie or marketers, forever chasing the young – discuss),  may soon get tired of their children still at home in their 30’s and even 40’s in London, as the direct effect of rising prices, and may start voting otherwise.  With the equivalent escalation of the average age of moving out, parents may become too old themselves, and disinclined to move at the time they might be able to release equity, and enjoy it.  Taking on what looks & feels like debt, in the form of equity release, probably having spent many years paying down a mortgage, may also be a bitter & alien pill, albeit perhaps a sensible one – for an economist.

Median London House Prices 1995-2020, sorted by 1995 price (ONS)

Hammersmith has the 5th highest median house prices in London.  It’s slipped one place since 1995, the graph adjacent is sorted by 1995 prices, when it was 4th, which may surprise you. 1995 prices are shown as the tiny blue bars.

Whatever nuances there are between H&F and anywhere else in town, property inflation has been huge in absolute terms, as shown in the second graphic, and much greater than elsewhere in the UK. H&F is middle of the range at 700%, explaining its 1 place fall in the above race, but the lowest priced boroughs in 1995, such as Hackney and Newham have seen the largest rises in a rather misplaced levelling-up exercise, many would call gentrification. Examine the demographics, and you’ll see the volume of younger people who have moved to those places on an affordability basis, if no other.  By contrast, average incomes have doubled in the same period but have been static in inflation-adjusted terms, meaning housing is 350% of the cost 25 years ago (c.f. ratios below), although interest rates are a lot lower if you’re borrowing the money. If you’d been what used to be called prudent – and saved for it – bad luck. Prudence was made homeless a while ago.

Percentage rise in London property by borough (ONS)

Our elders tell us that sky-high London property prices were ever so.  In the 50’s and 60’s, newbuilds were cheaper than period properties; in the age of the Space Race and (if only they’d known it) mid-century modernism, bright shiny and new was still less popular than ‘period’, and while affordability continued to decline, property aspirations remained as conservative and static as life’s DNA, a fact confirmed in the government’s recent Design Guide.

Michael Cartwright unveils the Capability Brown Statue

The Hammersmith Society very much regrets the recent death of Alderman Michael Cartwright, Councillor for Hammersmith Broadway ward from 1992 to 2018, Deputy Leader 2014-2018, and Mayor 2017-2018.

A diligent public servant, Mike became Deputy Leader of the Council in 2014, leading the Administration to introduce the largest number of Council-funded police in the Borough’s history. 

While chair of the Association of London Government’s Transport and Environment Committee, he was key to saving and expanding the London Freedom Pass – an invaluable benefit for older residents.

Mike was also a local magistrate for thirteen years, becoming Chair of the Bench. He was instrumental in a series of measures to support women dealing with domestic violence.

He was governor of three borough schools – Flora Gardens Primary School,  Sacred Heart School and Larmenier and Sacred Heart Primary School, chaired Mortlake Crematorium Board, and served on the Western Riverside Waste Authority.

This Society came to know him best as a longstanding member of the Council’s Planning Committee. As a Chartered Surveyor he was not only expert but trenchant and perceptive. Combined with long experience, his qualities made him a formidable force on the committee. We were honoured that he should unveil the Capability Brown Statue in one of his first Mayoral duties, in May 2017.

With grace and good humour Michael Cartwright flourished as Mayor of Hammersmith and Fulham in his final year as a Councillor. Such was his stature, in 2019 he was given the honour of Freedom of the Borough, its highest civic distinction, and was made an Alderman following a unanimous vote of thanks by all the Borough’s councillors – an honour which meant a lot to him.

A rock for colleagues, wise, witty and kind, he made a huge contribution to the wellbeing of others in a life of public service.

Open House has celebrated London’s amazing architecture for the last thirty years, starting just two years after our own Awards. There’s always been an eclectic selection of Hammersmith buildings in Open House, featuring some of our Award Winners over the years. Open House 2021 is scheduled for 4th and 5th of September.

Open House includes public buildings that everyone knows. It encourages private owners who are proud of the architecture or design features of their homes to open-up too. The festival is a unique opportunity to visit private residences and gardens in London, usually closed to the public – there are architectural gems hidden inside people’s own houses.

Open House would be delighted if Hammersmith Society members, supporters, their friends and contacts could suggest buildings they know that would be worth visiting. Open House can make the initial contact, even better if you already know and can pass on details.

Open House can arrange for people to gather outside as appropriate. We all hope that Covid-19 guidelines should have relaxed enough later this year to allow indoor gatherings without too many restrictions. Open House will produce guidelines covering the number of guests, mask-wearing, social distancing etc. that apply as appropriate at the time. They can discuss what works best and how to make safe arrangements.

If you would like to open your home during this year’s festival or make a suggestion for another building, Open House would be delighted to hear from you.  West London Open House volunteers can provide detailed information about taking part, contacts are:

✉ Marianna Wolf, 📱 07400 568614
✉ Steve Bower,  📱 07770 558618

Hammersmith Bridge with Toll, 1827, designed by William Tierney Clark (Hammersmith & Fulham Archives)

We’re pleased to see that a ferry operator has finally been appointed, and conversely disappointed at a low proposed (peak) capacity of 800/hr. total, i.e. 400 each way, cost – not free – £1.55 proposed, though included in hopper & concessionary fares, restricted operating hours of 6am-10pm, and of course the service delay until later this year. 

But as the tale below shows, a temporary bridge was the right solution 140 years ago when the original bridge was falling down through neglect, and remains so today, on the second anniversary of bridge closure.
Accordingly, we  wrote to the Prime Minister recently.

John Dixon by Ian Pearce

Last month we were sent a copy of the lavishly illustrated hardback ‘John Dixon’ by Ian Pearce, published in 2019 (cover shown), which has a fascinating chapter illuminating the design & construction issues of the original Tierney Clark suspension bridge, and its rebuilding as the current bridge, which John Dixon’s company took over in the 1880’s, under Bazalgette and his son Edward.
Readers may order the book direct from the author at the much reduced price of £18 (including UK p&p) using this link.

Hailstone’s book

Here we also need to mention the joint endeavour by the Fulham and Hammersmith, and Barnes and Mortlake Historical Societies in recently updating Charles Hailstone’s 1987 book: A History of Hammersmith Bridge.

To say that the various accounts show history repeating itself would be rather an understatement. Included in Pearce’s book are warnings writ large for those again contemplating tolls and ferries.

A comparative list between then & now:

Hammersmith Bridge under reconstruction, showing Temporary Bridge, by John Archibald Webb
(Richmond upon Thames Borough Art Collection)

✔ A toll that irritated residents both sides of the bridge.
✔ Ownership issues preventing adequate finance & oversight.
✔ Lack of maintenance leading to near collapse.
✔ Concerns over bridge loading capacity, weight.
✔ Questionable strength of bridge chains and hangers.
✔ Roadway disintegration.
✔ Use of inappropriate materials for cost reasons.
✔ Engineers reports unheeded, or “disappeared”.
✔ Plan for a temporary ferry with low capacity & limited hours.
❌ Effect on navigation and the Boat Race.
❓ Temporary bridge, 23ft wide with a separate walkway.

It’s of note that Tierney Clark’s Széchenyi Chain Bridge in Budapest, of similar design to his one in Hammersmith and earlier in Marlow, is also currently closed – for repair and rebuilding – not for the first time,  perhaps with some familiar issues ?

During Bazalgette’s 1880’s bridge reconstruction, a temporary bridge was built both wide enough for traffic, and with spans sufficient for navigation and to allow the Boat Race to continue as shown here, in response to the inadequacies of a proposed ferry, an outcry from the residents of Castelnau (@TfL take note), and at the time, a statutory duty to maintain a crossing, needing an Act of Parliament to circumvent.  Eventually though, the rebuilding was done in just 30 months, and at a cost of £82,177 which is about £10.5M in today’s money.