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Enfield: Cockfosters station car park housing scheme set to progress

Plans to build over 350 new homes on the car park of Cockfosters station look set to progress having previously been controversially blocked by the now former transport secretary Grant Shapps.

Labour-run Enfield Council has announced that the Department for Levelling Up, Housing and Communities (DLUHC) “has decided not to call in” the scheme and potentially override the February 2022 decision by the council’s planning to approve the scheme, only to have it vetoed by Shapps the following month using an obscure clause of the Greater London Authority Act (1999) relating to TfL “operational land”.

Section 163 of the Act requires TfL to secure the consent of the transport secretary for any change in ownership of its land, which the executing the plans, submitted by Connected Living, a partnership between Transport for London, which owns the land, and residential developer Grainger, would entail. Shapps refused on the grounds that the homes would render parking provision at the station “inadequate”.

On London understands that following the DLUHC’s decision TfL will submit a new Section 163 application to the Department for Transport, now led by Mark Harper, in the next few weeks and is keen to take forward the consented scheme, which at the time of Shapps’s intervention required only the finalisation of Section 106 community benefits conditions with Enfield officers in order to go ahead. However, there is no set timescale for the DfT to respond.

Enfield leader Nesil Caliskan welcomed the news that DLUHC has “upheld the original decision made by local councillors in the best interests of local people,” but also expressed “regret that so much time has been wasted when more good-quality housing is desperately needed by so many of our residents”.

The 40 per cent affordable scheme, which includes four tower blocks of up to 14 storeys in height, was approved on the casting vote of the planning committee chair in line with council officers’ recommendation though in the face of strong opposition by some local residents, local Labour MP Bambos Charalambous and Conservative neighbour Theresa Villiers, the MP for Chipping Barnet, who lobbied Shapps to step in.

The DLUHC decision represents a victory for Sadiq Khan’s policy of making use of TfL-owned land, including car parks, around transport hubs for building more homes and reinforces the impression that relations between City Hall and the Conservative government have improved since Shapps was moved to a different job and Michael Gove was restored as Secretary of State for Levelling Up.

Twitter: Dave Hill and On London.

This article was updated on 6 June 2023 with the information about a new Section 106 application.

On London and its writers need your backing. Give £5 a month or £50 a year and receive in return the weekly newsletter On London Extra and (at no additional charge) invitations to events featuring eminent Londoners. Pay using any of the “donate” buttons on the site, by becoming a paid subscriber to my Substack, or directly into the company bank account. Email davehillonlondon@gmail.com for details. Thanks. Dave Hill.

Categories: News

Who will the Conservatives pick to run against Sadiq Khan and how would they beat him?

Now and again I try to imagine what a serious and honest Conservative candidate for Mayor of London could offer the capital’s electorate that stood a chance of putting him or her into City Hall.

Bear in mind that Tory fortunes in the city have been on the slide for at least ten years and that the party’s most conspicuous victories in recent times have been at the mayoral elections of 2008 and 2012, when their winner was the since-disgraced now former Prime Minister Boris Johnson.

A shortlist of, reportedly, two or three hopefuls will soon be drawn up from which Tory members in London will choose their candidate to challenge Sadiq Khan next May. What should the party be looking for? And which of the hopefuls known to have put their name forward are likely to make it on to the membership’s ballot paper?

Conservative Home has listed nine people it is sure have entered the selection contest, noting that there could be others who’ve kept it quiet.

A general lesson from the past, which does not apply only to Tories, is that some people who express and even pursue mayoral aspirations do so in the knowledge that their chances of fulfilling them are slim to non-existent and are primarily seeking publicity, touting for business, hoping for a job offer or all three. I will let readers judge if any of the Tory applicants fits that description.

What do we know about the line-up so far?

Only two have senior experience in London government and of working at City Hall: London Assembly colleagues Andrew Boff, a former leader of Hillingdon, and Susan Hall, a former leader of Harrow. London MP Paul Scully, who has represented Sutton & Cheam since 2015, can also claim hands-on knowledge of the city’s political workings, having been his party’s vice-chair for London from 2017 to 2019 and minister for London since 2020.

Boff has sought the Tory nomination five times before, offering distinctively libertarian and localist positions on everything from housing and governance to street prostitution and cannabis. His policy ideas, whether you agree them or not, possess an internal consistency and potential appeal to a centre ground he knows his party must inhabit if it is to enjoy a London revival. His Twitter profile used to quip that he was “probably more liberal than you are”. He has nicknamed himself “Boff the Builder”.

Hall is on the populist hard right of her party, as is evident from what she considers to be her “common sense” attitudes to her support for Johnson throughout “partygate” and after his removal from Number 10 by Tory MPs. Strident on Twitter, she makes no secret of her admiration for such as Suella Braverman and Lee Anderson and for fringe television channels GB News and Talk TV, on which she frequently appears. Hall is in the habit of calling Mayor Khan “a disgrace”.

Scully has been portraying himself as “a doer” – a practical politician who has handled various ministerial responsibilities. Having taken his parliamentary seat from the Liberal Democrats and twice defended it, he has tasted victory in London but, through his involvement in the Tories’ 2018 borough elections campaign, has also felt Labour’s strengthening grip on the city. Conservative Home regards him as “probably the front-runner”.

Another applicant who’s made a media mark despite being a councillor outside the capital is Samuel Kasumu, who was a special adviser to PM Johnson and resigned from the role in April 2021. He later criticised some in the government for using “culture war” tactics to “exploit division”. Kasumu declared his interest in the mayoralty in autumn 2022 and has had a communications specialist working on his behalf. Barnet-born, he has won awards for setting up charities.

Far more recently, businessman Daniel Korski stepped forward, followed by Alex Challoner, founder of Cavendish Communications. The Conservative Home list is completed by former Lewisham Lib Dem councillor Duwayne Brooks, businesswoman, self-described “portfolio careerist” and former royal aide Natalie Campbell and a member of the Senedd, Natasha Asghar.

It is, then, a varied field. Opposition to the Mayor’s plan to further enlarge the Ultra-Low Emission Zone unites them, though Korski has stepped well out of line by advocating the introduction of London-wide road-user charging. A good idea few Tories can abide. He also – unlike Boff, Hall and Scully – voted Remain at the 2016 referendum. Should Korski make the shortlist those things alone would enliven the summer’s hustings, but it is hard to imagine the membership endorsing him.

With the Leicester Square branch of Greggs in mind, Korski has also said he would “roll back arbitrary restrictions” on London’s night life, though licensing decisions aren’t a London Mayor’s to make. Kasumu has since said he would publicly criticise councils that take the side of residents unhappy about late night noise and thereby “prevent the local economy from flourishing”. This looks like a pitch to younger voters that perhaps overlooks the fact that Labour took control of Westminster City Council for the first time ever last year in part by promising action against nocturnal antisocial behaviour.

There is, inevitably, a lot of talk about policing and crime, which Hall, like her favourite broadcasters, insists is “out of control”. She is promising to recruit more officers using City hall budgets and to “reverse the closures of police hubs that have happened over the last seven years”. She has yet to mention those Mayor Johnson set in train. Scully has been more aligned with the Casey Review findings, arguing that public confidence must be restored through better screening of new recruits, checks on current staff and stronger connections with communities.

The contest so far has been about getting on the shortlist (for those who stand a chance) or getting attention (for those who don’t). The two or three who are picked for it will then need to woo a Tory selectorate which might not be as right-wing as the membership nationally, but will surely respond well to crowd-pleasing noises about crime and transport. Housing is trickier: like the national government, Tories tend to want more housing built except when they don’t.

I will be voting for Khan next May – I’ll tell you why another day – but I would like to see him face a credible Conservative challenge that doesn’t, unlike previous campaigns, rely on risible scaremongering and campaign material that seeks to trick voters into believing it comes from City Hall or Transport for London.

Boff ought to get the job. As mayoral candidate he would run his own show and present a different and perhaps more testing kind of challenge to Khan than any of the others. My hunch, though – and that’s all it is – is that Scully and Hall are the two most likely to make the shortlist, and if it’s a three-horse race maybe Kasumu will get through too. Boff might be seen as having had chances before and, for all their railing against “woke” and “political correctness”, the Tories won’t want to be seen as excluding women or people who aren’t white.

Could any of them defeat Khan? The government’s imposition of the first past the post voting system will make doing so less difficult, as it will split the non-Tory vote, and there are obvious lines of attack against the Labour incumbent, who some voters will simply have grown tired of.

That said, the Tory brand is ailing in London and neither Hall nor Scully would find it easy to distance themselves from an anti-London national government they’ve served in or supported, or from their backing for Brexit, which most Londoners opposed. Both believe they can hurt Khan over ULEZ and the Met. But Khan will already know how to hurt them back.

Updated on 4 June 2023 to give more information about Natalie Campbell

Twitter: Dave Hill and On London.

On London and its writers need your backing. Give £5 a month or £50 a year and receive in return the weekly newsletter On London Extra and (at no additional charge) invitations to events featuring eminent Londoners. Pay using any of the “donate” buttons on the site, by becoming a paid subscriber to my Substack, or directly into the company bank account. Email davehillonlondon@gmail.com for details. Thanks. Dave Hill.

Categories: Analysis

Book review: Free Spirit, by Tanya Sarne

Somewhere in my vinyl vault I have a record called Come Outside by a man called Mike Sarne, which previously belonged to my big sister. It came out in 1962 when I was four years old and growing up far from the capital. Come Outside is a comedy pop song in which Paddington-born Sarne plays the part of a cheeky cockney nagging his girlfriend – voiced by a teenage Wendy Richard – for “a bit of slap and tickle”. The song went to Number One in the singles chart and in hindsight I recognise it as one of many bits of popular culture I absorbed as child that helped to form an idea of London in my head.

I had no idea what had become of Mike Sarne until reading the opening pages of Free Spirit, the extraordinary memoir of Tanya Sarne, founder of the fashion label Ghost. Your guess is correct: Tanya, born Tanya Gordon in Southgate in 1945 to refugee parents, married Mike and took his name. They tied the knot at Chelsea Old Town Hall in January 1969, the day after Mr Sarne informed Miss Gordon, as they dined in a fashionable King’s Road restaurant, that they were to be betrothed. He had by then moved on from novelty pop to film directing. He jetted off to California straight after the ceremony to embark on a new project, taking his bewildered spouse with him.

Mike does not emerge terribly well from his now ex-wife’s story of her life, and neither do most of the other men she mentions being romantically involved with. A shining exception is musician (and much more) Andrew McGibbon, whom Tanya first met near the end of 1991 and soon after began a relationship with – one which has, thankfully, stayed strong until this day. I say thankfully because Tanya’s hurtling account of what happened during the decades after her escape from her first marriage gives the firm impression that without McGibbon she might not have lived to write it.

Free Spirit is mostly an account of the remarkable rise of Ghost from the chaos of its creator’s life to becoming one of the biggest fashion success stories of the 1980s and beyond. It also records the simultaneous growth of Sarne’s drug dependencies as Ghost and its demands on her grew. In 1986, as it took off, she moved the company into an old chapel on Kensal Road in North Kensington a stone’s throw from its previous base, where she also lived. The empire kept expanding. Sarne writes:

“I worked incredibly hard, often arriving at the Chapel early in the morning and staying late into the evening. I had never thought of myself as driven person, but that was what I had become. Ghost was my baby. Every decision had to be okayed by me and everyone depended on me. I never got enough sleep and to keep going I began fuelling myself with cocaine and alcohol in the evenings.”

In her book she describes McGibbon, who moved into the Kensal Road house with her in the mid-Nineties, as giving her “the stability and support I needed at a time when I could have buckled under the weight of the demands of running a business”. Even so, she continued to rely on alcohol and coke: “I told myself that my drink and drug habit enabled me to cope and was under control…I wasn’t willing to talk about stopping.”

It took a few more years before she checked into rehab and then attended her first meeting of Alcoholics Anonymous. When she reveals that she hasn’t touched a drop since that day and it is “now close on 20 years since I have had a drug or a drink,” it comes as a relief.

Free Spirit is a highly personal recollection of a life lived precariously, dangerously, creatively and sometimes wildly energetically, often at the same time. It crosses oceans, but also provides vivid glimpses of a part of the recent history of London which straddles its transition from post-war trauma to late-20th Century boom – elements that will be of particular interest to readers of On London.

The mother of Tanya Sarne’s one-eyed dog is described as a “Portobello Road German Shepherd” and the father as “an aristocratic Airedale Terrier from Knightsbridge” and as having been inherited from an au pair who had been given him by “a good-looking Jamaican Rastafarian and would be soul singer” from the neighbourhood.

The Kensington house where she lived in 1970 with her infant daughter was magnificent on paper – a Victorian five-storey terrace with its own lift – but in reality was an unheated, barely-furnished hovel whose cooker ran on coal that had to be ferried by scuttle from the cellar. Sarne says she stayed afloat financially by taking tea and flirting with Sir Hugh Fraser, the chairman of Harrods where the absent Mike had set up an account for her. The house, by the way, was on an 11-year lease that cost £11,000.

Sarne’s story takes us back to the lost days of Hyper Hyper at Kensington Market, and the advents of the Groucho Club – “where a woman could sit alone at a bar and not be considered a prostitute” – and the original Saatchi Gallery in St John’s Wood. And it details the sometimes mixed blessing of being friends with Swinging Sixties fashion star Ossie Clark.

Her fashion business life moved into its later stages after the shocking loss of Ghost in 2006 to investors to whom she had sold a controlling interest on seemingly co-operative terms in December 2005. The context was the shift of fashion production away from the UK to cheaper factories in China.

There were two subsequent companies, one of which, Handwritten, did pretty well. But the fashion business was changing. Stuck with too much stock, Sarne found a shop at the posh end of Portobello Road, between Elgin and Blenheim Crescents. That was a lifesaver for a while, but Handwritten’s final lines were penned in a short-term office twelve feet from the main line serving Paddington station.

In 2015, Sarne and McGibbon – these days a radio producer with whom I have enjoyed working as a scriptwriter – got married at Chelsea Old Town Hall, the place where Sarne had acquired her surname 46 years earlier. Free Spirit ends on a note of disillusion with the fashion business, but one of warmth for family and friends and of forgiveness, including for the Come Outside man. And as well as telling the story of Ghost, it traces a few ghosts of west London.

Buy Free Spirit – A Memoir of an Extraordinary Life HERE. Photo from Hachette UK.

Twitter: Dave Hill and On London.

On London and its writers need your backing. Give £5 a month or £50 a year and receive in return the weekly newsletter On London Extra and (at no additional charge) invitations to events featuring eminent Londoners. Pay using any of the “donate” buttons on the site, by becoming a paid subscriber to my Substack, or directly into the company bank account. Email davehillonlondon@gmail.com for details. Thanks. Dave Hill.

Categories: Culture

Vic Keegan: Thomas Cromwell’s spooky Square Mile legacy

If you walk from Throgmorton Street to Old Broad Street then left along London Wall before turning down Great Winchester Street to Drapers Gardens, you will pass the locations of many typical City of London activities: banks, asset managers and financial advisers, gyms, coffee shops, pubs and so forth. There are few clues to what was in the area long before, except within the streets called Austin Friars which hint at a remarkable past.

The name Austin Friars comes from a monastery established there by hermits from Tuscany, who arrived in England in 1249. They followed the rules of St Augustine. The word Austin is a contraction of Augustine. Founded in 1260s, the friary the street’s name also indicates lasted nearly 300 years until Henry VII’s Dissolution of the Monasteries.

The Dissolution, which began in 1536, can only be described as a revolutionary event, not just because a nation had to change its religion almost overnight, but also because the whole economy of London was hit by seismic change, as church and monastic property – which accounted for an astonishing 60 per cent of land in the City – suddenly came on to the market. It was snapped up by aristocrats, Henry’s cronies and other men on the make. Sir Simon Thurley, the architectural historian, observes: “The whole topography of the City of London was transformed in a period of less than five years.”

It is less well known that the man who spearheaded this revolution for Henry actually lived in Austin Friars, literally on monastic land. For all we know, his ghost may be lurking there. Thomas Cromwell took up residence in the early 1520s, well before the Reformation was conceived. By fair means and foul he expanded his holding to make it into his principal residence and a grand mansion worthy of the King’s chief of staff. We have a record of Cromwell’s ruthlessness. John Stow, author of the groundbreaking Survey of London, recorded for posterity how Cromwell seized land from his father, without compensation, in order to expand his garden.

It was from those premises that Cromwell plotted the Dissolution, helped, would you believe, by George Brown, the Abbot of Austin Friars, whom Cromwell enlisted in 1534 as a commissioner reporting on the state of the houses of the mendicant Roman Catholic orders.

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If you wander around the land of the former monastery today – especially at weekends, when it is spookily quiet – you can’t avoid treading on Cromwell’s land and stumbling across buried memories. The frontage of his mansion, with its three turrets giving the impression of a mini-castle, is the lower of the two buildings highlighted in red on the Agas map above. Although the map doesn’t show this, it actually stretched along Throgmorton Street, which is not shown on the map but is situated between Lothbur (Lothbury) and Brode (Old Broad Street).

The mansion had over 50 rooms and three courtyards. Nick Holder, an archaeological historian who has done extensive research on Austin Friars, says Cromwell ended up with one of the largest pre-Dissolution private properties in London, owning 2⅓ acres of land including what Stow described as a 1¼-acre “greater garden” and a quarter-acre “lesser gardeyn”.

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The higher of the two building in red is the site of the old Priory church which became the Dutch church (above) when it was granted to German and Dutch religious exiles in 1550. It survived the Great Fire of 1666 only to be destroyed in the Second World War and subsequently rebuilt. The original church was famous for its spire, the shape of which is more obvious in the yellow insert on the Agas map, taken from a drawing by the Flemish artists Anton van den Wyngaerde. The Reverend Thomas Hugo, writing in 1859, described it as “one of the architectural marvels of London” and Stow said he had never seen the like.

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The present church is worth a visit in order to savour its grand stained glass window and tapestries. Several stones from the original have been preserved under glass beside the altar (photo above) to maintain a link with the past. Perkin Warbeck, a pretender to the throne of England, is buried somewhere underneath.

Beyond the church there are railings through which you can see what was almost certainly part of Cromwell’s garden. Much of it was purchased by the Drapers livery company in 1544, soon after Henry’s death, along with Cromwell’s house. Despite being called Drapers Gardens, it has been the site of large office blocks since the 1960s. Yet it is still a living reminder of a turbulent past.

This is the 20th and final article in a series by Vic Keegan about locations of historical interest in the Eastern City part of the City of London kindly supported by EC BID, which serves that area. All the previous articles are here. On London’s policy on “supported content” can be read here.

Categories: Culture, EC BID supported series

Dave Hill: Will the ULEZ row be more angry bark than electoral bite?

I hope gauging the electoral importance of Sadiq Khan’s Ultra-Low Emission Zone expansion plan is good for the soul, because it often feels like a mug’s game.

At Mayor’s Question Time (MQT) last week, Conservative London Assembly member Susan Hall quoted what she called “proper figures” about the number of vehicles in Greater London that currently don’t come up to the ULEZ anti-pollution standard.

That was a reference to the Mayor previously incorrectly stating that the cars of nine out of ten outer London households that possess one comply with ULEZ standards. TfL says that nine out of ten cars seen being driven in outer London by TfL’s automatic numberplate recognition cameras (ANPR) are ULEZ-compliant, which isn’t the same thing. That is because not every car that travels through outer London is owned by an adult Londoner – a person likely to be able to vote in next election for London Mayor, at which Khan will be seeking a third term.

Hall’s “proper figures” for ULEZ-compliance were also compiled by TfL, but derived from a different source – the Society of Motor Manufacturers and Traders (SMMT).

A previous Freedom of Information request by BBC London political editor Tim Donovan had prompted TfL to produce an analysis of and an “explanatory note” about the SMMT data. City Hall made this available to Hall and other London Assembly members on the morning of MQT (and has since then given it to me too).

Drawing on this TfL note, Hall said at MQT that in both Harrow (where she is a councillor) and in Sutton, 83 per cent of cars are compliant. She added that the 17 per cent that aren’t “represents 16,000 vehicles,” though that figure was not provided by TfL.

I understand it was arrived at by calculating what 17 per cent of the total number of cars registered in each of those two boroughs was at the end of 2021 according to Department for Transport (DfT) figures, rather than the SMMT’s for the whole of 2022 discussed in the TfL note.

How many London households have cars that fall short of ULEZ pollution standards? And how many voting Londoners are likely to turn against Khan because of his ULEZ expansion plan, due to come into effect on 29 August?

The explanatory note reiterates why TfL doesn’t use the SMMT data for measuring ULEZ-compliance and prefers what it detects through its automatic number plate recognition cameras (ANPR). In the words of the note, TfL considers this “the only data set that gives a robust and accurate picture of how many vehicles are regularly driven in London – including vehicles that travel into the city from outside the boundary” (my italics).

Indeed, the SMMT figures do not, of themselves, measure ULEZ compliance. Rather, they compile information about the locations of vehicle ownership registrations and vehicle types using, as TfL’s website puts it, statistics from the government’s Driver and Vehicle Licensing Agency (DVLA) and additional information from the motor industry.

But this information has enabled TfL to arrive at figures for how many vehicles registered in London are ULEZ-compliant, including at borough levels, as distinct from data about vehicles driven through London, which might be registered elsewhere and therefore owned by people who live – and therefore vote – elsewhere.

TfL’s explanatory note points out that the SMMT data “includes vehicles registered but not necessarily kept or driven in London”, such as company fleets. The data also doesn’t reveal how often vehicles are driven. Even so, the TfL note states that the SMMT data was “correct at the end of 2022” and it looks like a reasonable guide to the number of Londoners whose cars are ULEZ-compliant or otherwise.

Is Susan Hall’s 16,000 figure solid? There are more recent DfT figures than those she relied on, at short notice, for her calculation of what a 17 per cent (roughly one in six) non-compliance rate represents in absolute numbers.

According to those most recent DfT figures, which are specifically for the third quarter of 2022 (July-September), the total number of cars registered in Harrow at that time was 97,900.

That grand total includes private cars and company cars, diesel cars and petrol cars and also 12,500 cars powered by unspecified “other fuels”, which I’m assuming from DfT guidance mostly means electric vehicles of various kinds.

The SMMT figures are for the whole of 2022, not one particular quarter of it. But if we nonetheless apply the SMMT-derived 17 per cent non-compliance rate to that DfT quarterly total, we get 16,643 cars – comfortably above the round figure of 16,000 put forward by Hall.

We also need to consider the much smaller but still significant number of light goods vehicles – basically vans – in Harrow. The most recent DfT figure is that 5,700 were registered in the borough. The SMMT data show that only 45 per cent of them were ULEZ-compliant, according to TfL’s analysis.

The DfT’s latest figures for all cars, private and company, in all 19 outer London boroughs combined is 1,912,500 and for all vans 159,300 (figures from DfT data set VEH0105). The TfL note about the SMMT figures shows that car compliance rates across the outer boroughs is running at about 84 per cent and van rates at 51 per cent.

Screenshot 2023 05 27 at 08.48.30

What do all these figures equate to in terms of votes at the next mayoral election on 2 May, 2024?

Here’s where this exercise resorts to the back of an envelope, though I would be surprised if London politicians and campaigners haven’t been doing the same thing.

According to my abacus, 16 per cent of 1,912,500 cars is 306,000 that weren’t ULEZ-compliant as of the end of September 2022 and 49 per cent of 159,300 vans is 78,057 that weren’t ULEZ-compliant at that time. Add those two numbers together and you get 384,057 cars and vans combined registered in outer London that didn’t meet ULEZ standards as of early last autumn.

In the subsequent six months that figure seems certain to have fallen: Khan and TfL have pointed out that the number of non-compliant vehicles seen within the area the expansion will cover has been reducing and the TfL note points out that the SMMT figures show the same general trend.

Let’s take a guess that we are by now talking about something nearer 300,000 London households or London-operating business owners with non-compliant vehicles in the outer boroughs. There will also be some households and businesses in inner London boroughs set to fall within the ULEZ for the first time because its current boundary stops at the North and South circular roads, which cuts through some boroughs.

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How many people who make use of those vehicles might feel unfairly adversely affected by the ULEZ expansion plan? In many cases, a London household with a car will comprise just one person. In others there will be two, three or more adult Londoners who will feel they are going to be hit by the policy even if they don’t actually drive the non-compliant car, because the cost of replacing it or paying a daily charge will have an impact on the entire household’s finances.

How many of those voting-age outer Londoners are feeling fed up with Sadiq Khan about the ULEZ expansion? Half a million? More?

Not all ULEZ opponents will be voters – turnout at the last mayoral election was 42 per cent – although some might be motivated by the issue to cast a ballot next year having not bothered to at previous mayoral contests. And although the number of non-compliant vehicles has been going down- some of which would have happened without the ULEZ factor – people who have already changed their cars reluctantly might still resent it. Looking Londonwide, that group could  include those who did so in advance of the previous expansion out to the North and South Circular roads in October 2021.

The total number of first preference votes successfully cast in May 2021 was 2,531,357. Of these, Sadiq Khan received 1,013,721 and his Tory rival Shaun Bailey 893,051 – a difference of 120,670. Khan pulled much further ahead once the second preference choices of other candidates were added, but the supplementary vote system is to be replaced next year by first past the post.

Assessed from such angles you can see why Conservatives and like-minded commentators are optimistic that the ULEZ issue is a big help to them with the uphill task of defeating Khan at a time when support for the Tories among Londoners has fallen very low.

Moreover, the prominence it is being given by the media and the fierce, sometimes ugly, emotions it stirs are assisting Conservatives with constructing a broader narrative against Khan, depicting him as overbearing and as hypocritically hurting some of London’s less well-off people and less secure small businesses right in the middle of a cost of living crisis.

However, there are other ways of evaluating the electoral implications of all this. Londoners for whom the ULEZ has had or could have financial implications are quite a small minority – almost half of London households don’t have a car at all, and of those who do the vast bulk have never had anything to fear from the ULEZ at any stage of its existence because their vehicles have long met its standards.

Moreover, some ULEZ opponents directly impacted by the policy will be Conservatives voters anyway. And even if we anticipate that others who would normally vote for the Labour candidate might decide not to do so at the next election, a Labour optimist can reasonably expect that not all of them will necessary swing behind the Tory candidate and point to the London element of a very recent national poll which indicated more support for ULEZ schemes in general than opposition to them and a strong alignment between backing them and backing Labour.

That Labour optimist might go on to reason that a small, sometimes noisy, minority of a small minority of London voters who might abandon Khan next May over the ULEZ will be outweighed by a quieter yet larger number – Khan himself has referred to a “silent majority” – who will welcome the latest expansion because they want cleaner air across the whole city, even if the overall improvement is small.

And what about the outcomes of council by-elections in wards the enlarged ULEZ will cover from 29 August, assuming it isn’t blocked by the courts? Three have been held this year: one in Hounslow, one in Enfield and one in Barking & Dagenham. In each campaign the Tories have gone hard on the ULEZ. But although Labour has lost ground in each contest there has been no clear evidence that hostility to Khan’s plan has really paid off

What do you think? Is the ULEZ row’s bark worse for Mayor Khan than its electoral bite will turn out to be? I think it might be, but I could be wrong. Did I mention that trying to answer that question feels like a mug’s game?

Article modestly augmented on 30th May 2023.

Twitter: Dave Hill and On London.

On London and its writers need your backing. Give £5 a month or £50 a year and receive in return the weekly newsletter On London Extra and (at no additional charge) invitations to events featuring eminent Londoners. Pay using any of the “donate” buttons on the site, by becoming a paid subscriber to my Substack, or directly into the company bank account. Email davehillonlondon@gmail.com for details. Thanks. Dave Hill.

Categories: Analysis

Working from home could have ‘long-term negative impacts’ on London economy, report warns

London’s ongoing hybrid working “experiment” could put the capital’s economy at risk. That’s the stark warning in a new report from the Centre for Cities think tank and Imperial College, supported by the City of London’s EC business improvement district.

An initial strong return to the office after Covid restrictions were lifted in February 2022 has seen Transport for London ridership back to 70 per cent of pre-pandemic levels, confounding predictions of a permanent “new normal” of remote working, the report, titled Office Politics: London and the Rise of Home Working, finds.

But attendance has “flatlined” this year, with central London workers coming into the office on average for just 2.3 days a week. That could bring unintended consequences for a geographically concentrated “agglomeration” economy based on innovation, face-to-face working and on-the-job learning, the report says.

“The key question is, if this is what working patterns will look like from now on, what impact will they have on productivity?” it asks. “Will a capital running on two to three days per week in the office be enough to both reverse the productivity struggles it has faced over the last thirteen years and drive up long-term prosperity?”

With the impact of hybrid working on productivity still uncertain, policy-makers should take a “precautionary” approach rather than make short-term decisions which might do longer-term harm to individual workers as well as to the wider economy, inadvertently undermining agglomeration benefits, the report concludes.

“Policy makers should be wary that we don’t passively let a public health emergency turn into a longer-term negative impact on the economy,” said Centre for Cities chief executive Andrew Carter.

“Home working has delivered many immediate benefits for workers in knowledge-based industries. But these immediate benefits must be balanced with the potential longer-term costs of lower levels of creativity and less on-the-job learning, particularly for younger workers who do an unofficial apprenticeship through learning from their older colleagues.

“London’s city centre has been an enormous success story over the last hundred years. Unless something fundamental has changed in how people generate and share ideas, the future should be at most a moderated version of the past.”

The government and the Mayor of London should now consider slashing peak fares on Fridays as part of a new “back to the office” campaign, alongside protecting existing public transport services and convening a “productivity advisory council” with business to conduct more research into the impact of hybrid working on productivity, the report recommends.

There are wider warning too. Delaying improvements to the capital’s transport system based on assumptions about permanent lower demand would be premature, the report says. And policy makers should also be wary of allowing new housing in central London to “cannibalise” office space, limiting future growth.

The centre’s latest report follows its research earlier this year which focused on the capital’s “plummeting” productivity growth over the past decade and a half, with the finger pointed at a “sharp slowdown” in the performance of the city’s “superstar” firms in finance, information and professional services sectors.

London’s growth averaged just 0.2 per cent between 2007 and 2019, down 2.9 percentage points compared to the previous decade, it found, with the capital’s sluggish  performance the “main drag” on UK productivity overall.

Read the Centre for Cities report IN FULL.

Twitter: Charles Wright and On London.

On London and its writers need your backing. Give £5 a month or £50 a year and receive in return the weekly newsletter On London Extra and (at no additional charge) invitations to events featuring eminent Londoners. Pay using any of the “donate” buttons on the site, by becoming a paid subscriber to my Substack, or directly into the company bank account. Email davehillonlondon@gmail.com for details. Thanks. Dave Hill.

Categories: News

John Vane: Fleet Street ghosts and renewals

I walked the length of Fleet Street the other sunny evening asking myself what I was looking for. Part of the answer was ghosts: ghosts of a newspaper industry long since dispersed and transformed; older ghosts of a London that formed and functioned around the River Fleet.

My excursion was prompted by the endeavours of Fleet Street Quarter (FSQ), one of London’s blossoming Business Improvement District organisations. The FSQ has the ambitious goals of putting the area “back on the map”, making it cleaner and greener and more fun to work and play in. It wants a return to office working and to attract more visitors. In this, its mission is aligned with that of the City of London – whose territory the FSQ’s falls into – and other parts of central London, as the core of the capital’s economy hauls itself from the wreckage of Covid-19.

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How do you best renew this piece of London, which stretches from below High Holborn to just short of the Thames from the steps of St Paul’s to Chancery Lane?

Its younger ghosts are still visible, inscribed on the sides of buildings and, in the case of the “black Lubyanaka” Grade II* listed art deco Daily Express building – long since abandoned by the publication that gave its name – taking firm physical shape, though even that is in the process of becoming a part of something larger and newer. As for the waterway, that still flows from its source on Hampstead Heath into the Thames by Blackfriars Bridge but is now almost entirely below the ground, including Ludgate Circus, where one end of Fleet Street begins.

There is, then, a need to explore all avenues and options, to revitalise on several fronts. Last month, FSQ announced development investment of up to £5 billion is in the pipeline. It’s run a public realm experience survey, helping it to work out how to make the streets and green space more appealing. They’d like to perk up the retail and hospitality components, getting the place to buzz a little louder.

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There’s also office innovation going on as the so-called “flight to quality” continues and companies look for the most flexible and agreeable workspace. The New Street Square scheme, between Shoe Lane and Fetter Lane has existed since 2008, but it’s now adapting and upgrading. Similar evolutions are underway on Chancery Lane.

The area as a whole is an intricate weave of alleys, avenues and courtyards, with legal firms, Old Bailey, Dr Johnson’s house, Cliffords Inn, a bit of King’s College and a Vidal Sassoon academy in Ave Maria Lane all forming part of the rich mix.

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Other remnants of the newspaper age survive in the forms of St Bride’s church, where hacks meet their maker, and the El Vino wine bar. Ye Old Cheddar Cheese, a Grade II listed pub, hosted the launch of Nicholas Boys Smith’s book No Free Parking and more recently updated its yellowing roll call of monarchs.

These splendours of the past will surely be features of the future too. What else will that future hold?

On London and its writers need your backing. Give £5 a month or £50 a year and receive in return the weekly newsletter On London Extra and (at no additional charge) invitations to events featuring eminent Londoners. Pay using any of the “donate” buttons on the site, by becoming a paid subscriber to my Substack, or directly into the company bank account. Email davehillonlondon@gmail.com for details. Thanks. Dave Hill.

Categories: John Vane's London Stories

More regulation of London private renting needed, says think tank report

Increasingly unmanageable rent hikes in the private rented sector are seeing renewed calls from Sadiq Khan for the power to control costs in a sector now housing a third of Londoners. But concerns go beyond rent levels, according to a new report published today by think tank Centre for London.

Private renting is becoming the only long-term option for many low and middle-income families with no other tenure available to them, the report says. Yet almost one in five private rentals in London fail to meet basic housing standards, with more than half the city’s renters having landlords who fail to make essential repairs.

“London’s private rented sector is failing renters. Greater regulation is required to ensure that renters have decent, safe and secure homes to live in,” the report concludes. It calls for an expansion of landlord licensing across the city, and also warns that Whitehall rules governing licensing schemes are hampering councils’ efforts to tackle bad landlords.

The current “selective” licensing arrangement allows councils to set standards and conditions, both for rental properties and their landlords, before they can be operated. Licence fees fund inspections and enforcement as well as information-sharing, consultation and educational work with landlords and tenants alike.

The system been adopted in 17 London boroughs and the report highlights success stories in Newham, where more than half of residents live in the private rented sector, and Waltham Forest.

But schemes covering more than 20 per cent of a council area cannot be introduced without government permission, and must be renewed every five years, while the process of applying for or renewing a scheme is “expensive, inefficient and time-consuming” both for cash-strapped town halls and for Whitehall, the report finds.

“We believe that there is nothing to be gained by central government deciding on specific aspects of selective licensing schemes for local authorities around the country. Local authorities are best placed to design their licensing and enforcement practices, and they should be free to make decisions and tailor their schemes within a transparent set of guidelines,” it says.

The centre has welcomed the government’s new Renters (Reform) Bill, with its measures to outlaw “no fault” evictions and introduction of a national register of landlords, but argues that these new provisions should work in tandem with more powers at local level.

“Our research highlights the value of central government and councils working together to identify rogue landlords, and strengthening the enforcement capacity to deal with them,” said Jon Tabbush, report co-author and senior researcher at the centre. “With more and more Londoners having to enter the rental market to live in the city, making sure people can do so in safe and secure conditions is crucial for preserving London’s future.”

“Too many Londoners are living in unsafe and unhealthy privately rented homes,” added Khan’s housing deputy Tom Copley, responding to the report. “If we are to continue building a better London for everyone, it’s essential that we continue to stand up for and empower renters. We need the government to step up and work with us.”

More regulation is important but no “silver bullet” the report says. Rising house prices, increasingly hard-to-get mortgages, a boom in residents returning to London post-pandemic, the rise of short-term letting platforms such as Airbnb and an acute shortage of social housing are all contributing to demand for private renting becoming twice as high as it was at the turn of the century and tipping the sector into crisis,

“The underlying structural issues of London’s rental market cannot be entirely fixed by improving licensing and enforcement practices,” the report concludes. “Central to the problems of London’s rental market is the imbalance between supply and demand.”

Read the Centre for London report IN FULL. Photo from report by Kindel Media.

Twitter: Charles Wright and On London.

On London and its writers need your backing. Give £5 a month or £50 a year and receive in return the weekly newsletter On London Extra and (at no additional charge) invitations to events featuring eminent Londoners. Pay using any of the “donate” buttons on the site, by becoming a paid subscriber to my Substack, or directly into the company bank account. Email davehillonlondon@gmail.com for details. Thanks. Dave Hill.

Categories: News