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.

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.

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.

We reported earlier this year on plans for the Linford Christie Stadium site, which is right on the edge of Wormwood Scrubs and which, like the open space itself, is Metropolitan Open Land. Last year the Council held a consultation on the future of the stadium, which resulted – with apparently a big push from QPR supporters – in 80% of respondents supporting a possible 45,000 seat stadium. The Society has consistently supported the views of the Friends of Wormwood Scrubs, that development on that scale is not compatible with the character and development of the Scrubs.

The plan now is to invite potentially interested developers of all three levels of stadium identified as commercially viable – a large scale sports stadium or arena as for QPR; a covered entertainment arena for music gigs and events; an enhanced but smaller community sports facility perhaps managed by Imperial College which would would primarily build the facilities for its students, but also allow Kensington Dragons FC, Thames Valley Harriers and the public to hire them – to put forward their bids. They would also have to say how they would address the planning issue of overcoming the protection of Metropolitan Open Land designation for LCS, and other challenges, including protecting the hospital, the pony centre, and the current users and nature of the Scrubs. There will then be assessment of which, if any, of the proposals should be invited to try to move forward. That is when they will have to focus on planning issues including overcoming the restrictions of MOL – almost certainly leading to a public inquiry and a decision by an inspector, not just an LBHF planning department decision.

‘Hospitality in the Park’ run by Slammin’ Events in Finsbury Park

Meanwhile, festivals promoter Slammin’ Events, has approached the Council with a project to put on a music festival for “up to 10,000” people as a test event in 2021. The attractions of such revenue-generating events for the Council must be obvious, but the location – adjacent to Hammersmith hospital, poorly connected to public transport, and liable to impact for all the neighbouring residential areas is just not suitable.

The disappearing Crossrail opening date

Crossrail passes through the top of our borough at OPDC, where it joins HS2, the UK’s other high profile and eyewateringly expensive rail project. This, contrasted with failing local infrastructure such as the unfunded Hammersmith Bridge and now A40/A3220 viaduct, puts us in a rather unique position to examine the unfortunate nexus of government megaproject largesse, delays, structural failures, and an apparent absence of funds to maintain London’s essential local infrastructure.

Here we look at why UK railway construction costs spiral out of control, and how projects might be better planned and managed as has been achieved elsewhere, and ask if these projects are even the right transport solutions for the 21st century ?

Construction projects still typically employ analogue leaders in a digital age

Mega transport projects are almost always fraught with delays and cost overruns because of the often inappropriate governance and leadership.  Inappropriate leadership – really ? Surely they’re run by Captains of Industry with huge experience and many letters after their names ?  But the leadership is most often bound up with the management of high budget, and perceived high risk items, such as tunnelling with Tunnel Boring Machines (TBM) – the so called “bricks and sticks” – often 80%+ of the initial budget.

Another day at the TBM office (here for the SuperSewer)

Appointments like these often address last century’s problems, a bit like taking over a British Leyland production line, only to discover that it’s now staffed by strike-free German-made robots, seemingly little delayed by the pandemic, at least here in Hammersmith. These elements are significantly lower risk than they once were, because of such mechanisation and associated technologies, engineered processes, resulting in tighter controls and more repeatability “at the coalface”, even though still beloved of TV documentaries with some false jeopardy added to spice them up.  Still, documentaries do serve a valuable purpose in illustrating the point – the operator at the controls of the TBM deep underground is using a computer keyboard, mouse, several screens, a desk phone, with not a shovel in sight.

To re-purpose a phrase from the last decade, these projects still typically employ analogue leaders in a digital age.  It’s commonly assumed that the “backroom boys” will sort of the hidden techie stuff – keep out of the detail.  WRONG!  This is where the risks are nowadays, in signalling and other heavily software-based systems, sometimes poorly designed code, frequent legacy issues, often clunky low-performance or de-facto interfaces (sometimes as simple as on/off dry contacts, AKA electromechanical relays, or their software equivalent “control points”), logical “gotchas” and subsequent system integration problems.

The issue is peculiarly amplified in railways, where proven operational safety is expected, yet a lot of what could provide that – 100% reuse of existing proven designs, robot style, ironically more akin to a modern tunnelling process – allowing the project to focus solely on what must be changed, is in this environment, swamped by commercial, time, perceived risk, or political pressures to use this supplier or that solution. This results in yet another bespoke railway with the inelegant compromises that Heath Robinson would recognise.  Amplifying the misconception that the project is some sort of smooth production-line shown in the plans, the term “production design” is regularly misused, whereas the earlier compromises mean the endeavour has unwittingly become a “prototype design” – the approach to building a unique prototype like Crossrail or HS2 vs. a production design for 1000, or 100,000 units a year are rather different – your scribe has done all three.

Future leaders should present their software engineering credentials at the door

Old Oak development area

The Hammersmith Society decided to make a £300 donation to the costs of a legal opinion from Landmark Chambers on a new planning manoeuvre, because it looks to set a precedent and become frequent in Old Oak and elsewhere.

Henry Peterson of the Old Oak Neighbourhood Forum and Grand Union Alliance – whose planning knowledge has been invaluable to local groups such as our affiliate St. Helens R.A. in the past – spotted that developers were seeking increases in height to approved planning permissions by means, not of a new planning application, but through a technical route using Sections 96A and 73 of the Town & Country Planning Act 1990 to seek minor material amendment approval, to “optimise” a planning consent. The amendments in question are often by no means minor and should warrant a new planning application.

This route has been used in a permission for North Kensington Gate (South) on Scrubs Lane where the developers have sought to increase the approved height of the development from 19 to 22 storeys, and the housing units by 20%. The Society and others have opposed the application as the planning context has dramatically changed from the original permission, where  intensive development was envisaged on that side of the area – now no longer part of the development plan following the exclusion of the Car Giant site – and with significant public transport additions planned via a new Overground station at Hythe Road – also no longer on the agenda, partly because of the many pressures on TfL finances.

The results of the consultation on the future of Linford Christie stadium, situated on Wormwood Scrubs, have been published. The results are startling: over 80% of respondents appear to support Option 3, the 45,000 seat sports stadium and event space. Of some 8,700 responses received, 4,159 came from Greater London excluding LBHF, suggesting that the big push from QPR to encourage supporters to respond in favour of a major sports stadium was successful, QPR would then expect to relocate there.

The Hammersmith Society has supported the views of the Friends of Wormwood Scrubs that a development on this scale is simply not compatible with the character and use of the Scrubs and would place a completely unfeasible burden on local infrastructure (transport, road access, impact on neighbouring Hammersmith hospital). We understand that many people would like to see QPR stay in the Borough, but it should not be at the expense of the quality of life of local residents or the character of an open space of London-wide importance. Our response to the Council can be read here:

Hammersmith Society – response to Linford Chrtistie Stadium Proposals.pdf

The next step is for the Wormwood Scrubs Charitable Trust (of which the sole trustee is LBHF Council) to review the consultation results in detail and set up an Outline Business case to look at next steps.