Blog

Regenerating the Elephant & Castle shopping centre. Will it bring ‘good growth’?

A few weeks back, in mid-December, Sadiq Khan’s administration gave Labour-run Southwark Council a final green light for the redevelopment of the Elephant & Castle shopping centre. Doing so opened the way for another large piece of the area’s ongoing regeneration programme to proceed, though not without facing some of the same sorts of opposition stirred by previous ones. As so often with such projects, there are arguments with merit on all sides. The story is also both distinctive and highly instructive about the part of London it occupies.

The shopping centre’s big problem has always been that not an awful lot of people shop there. In his book Remaking LondonBen Campkin has documented that on the day it opened in 1965 only half its units were let and that “the centre has only ever been partially occupied” – sadly, a fundamental failing that nourished its characterisation as an eyesore and a blight. Though hailed at the start as a great consumer breakthrough, the building dated rapidly and, as is the way of these things, later acquired a cult status as its bad reputation solidified. Its appearance in an episode of Luther spoke for itself.

There are other strands to this narrative, though, and these have been emphasised by opponents of the plans now approved by Southwark’s planning committee (narrowly) and City Hall. In and around the centre, including in the railway arch units round the back, a cluster of Latin American small businesses grew, breathing a bit of life into the derided retail shell. A bingo hall on the top floor serves a clientele of around 650 people a day. What will happen to these traders and to their customers, who for many years have stopped the place from dying ?

Swings. Roundabouts. Losses. Gains. Weighing competing interests. Seeking optimum outcomes for now and the years to come. Finding the finance and the know-how to deliver. These are the factors to be considered and the tasks to be addressed by planners and politicians with an obligation to create the best neighbourhoods, boroughs and city they can for the largest number of residents. But what is “best”? Who decides? Who wins from “regeneration” change who does not?

The report by City Hall officers – the GLA Stage 2 report, if we’re being official – provides the details of Southwark’s deal with developer Delancey. The shopping centre is to be replaced by a new and enlarged quantity of retail space, new offices, a new entrance for the Elephant & Castle Underground station (which forms part of the site), a new campus for the local London College of Communication, and 979 new homes. Of these, 330 are deemed to satisfy the Mayor’s definition of being “genuinely affordable”, thereby meeting his 35 percent “threshold” requirement. 116 will be for Social Rent, including 28 three-bedroom homes.

The plans underwent a number of revisions during last year in order to meet concerns of the Mayor, including an increase in the “affordable” housing provision. The GLA report says this was subjected to its own viability testing and the conclusion reached that it is “the maximum level that can be achieved within the proposed scheme at the current time”.

There is also a “relocation strategy” for existing traders. The report says that the redevelopment area contains 65 retail tenants at present, plus 18 businesses leasing office space. A “relocation fund” of £634,700 has been created, which will be allocated by an on-site business adviser, overseen by the council, to help meet various relocation costs.

Some of new retail space (10 per cent) and office space will be let at discount levels averaging 40 per cent of local market rates for a five year period and – following the GLA’s intervention – held at 75 per cent for the next ten years. There won’t be enough space to accommodate all the current traders, though the GLA report notes that Southwark has a “supply pipeline of affordable workspace” in the wider Elephant & Castle Opportunity Area.

The bingo hall will not be replaced, and the GLA report makes unhappy reading for those who go there. Nearly half of its customers are over 65 years old and nearly two-thirds of those surveyed said they are of black African or Caribbean descent. “The loss of the bingo hall would therefore likely have adverse impacts on these groups which may include experiencing a loss of social inclusion,” the report acknowledges. Delancey will give first refusal to a bingo hall operator interested in some of the new leisure space, but it wouldn’t be as big as the current hall.

There are other “mitigation measures” for other people who look set to lose out from the new scheme. But the GLA report concludes that both the “displacement of traders” and the impact on the bingo hall users would be “outweighed by the wider benefits of the scheme”.

In the eyes of Southwark and City Hall, those wider benefits are clear: the Tube station improvements; the 330 homes for Southwark households on low and middle incomes; the new home for the London College of Communications, notwithstanding the opposition of student union activists armed with “artwashing” and “social cleansing” mantras; a new shopping centre that will surely be more successful than the one that has been ailing for half a century, bringing with it new jobs and, for the council, additional income from business rates it badly needs.

Critics of the scheme contend that the new development will be a loss to local people and destroy the Elephant’s multicultural character. Will it? Or will the outcome be less straightforward? Might the more robust shopping centre businesses, such as La Bodeguita Colombian restaurant, which has been helped by Southwark to find new premises nearby, prosper in a more prosperous setting? Will the new retail landscape be eschewed by Elephant residents or will they flock to it, whatever their income, culture or ethnicity? It is sometimes claimed that Westfield in Stratford isn’t used by local people, but the shoppers who throng its aisles look pretty much like regular East Londoners. Why would the new Elephant centre not appeal to ordinary South Londoners?

A range of activists, both local and otherwise, and politicians who’ve opposed the scheme or have misgivings about it say they will monitor the outcomes of the Delancey scheme closely. They have their various priorities and agendas, just as those in favour of it do, but it is absolutely right that the Elephant shopping centre project receives close and careful scrutiny as it evolves. The Mayor says he wants “good growth”. Will this latest piece of the new Elephant & Castle produce it?

 

 

 

 

 

 

Categories: Analysis

Vic Keegan’s Lost London 72: the London roots of Harvard, Smithsonian and Yale

What have some of America’s noblest institutions – Harvard University,  Yale University and the Smithsonian Institute – got in common? Answer – they were all founded by Londoners, though these stories have all become a bit lost in time. We often hear of American philanthropy in England, supporting the Peabody estates and the Wellcome Foundation to give two good examples. We hear far less of the philanthropy that has travelled in the other direction. Yet the bequests across the water of three London men were, and are, quite remarkable.  

First off the mark was John Harvard (1607-1638), who was reared in Borough High Street, then part of Surrey. His father owned a butcher’s shop there and an adjoining pub, where there is a plaque commemorating him. Harvard’s parents were rich enough to send him to Emmanuel College, Cambridge. He later emigrated to New England, and settled in Charleston, Massachusetts, where he became a church teacher and preacher.

Two years before his death – at the age of just 30 – a college was founded at what was originally called Newtowne and then had its name changed to “Cambridge”. Harvard made a deathbed bequest to it, which resulted in its name being changed again, to his.   

The second great benefactor was Elihu Yale, who was actually born in America of an ancient Welsh family but left for England at the age of three. He was educated in London before spending a long period with the (British) East India Company in India, making a lot of money, often in controversial circumstances.  Yale returned to London in 1699. the Yale family lived in Queen’s Square, London, when they were not at the family seat in Wrexham, where Elihu is buried.

In 1718, Yale was persuaded to support the fledgling Collegiate School of Connecticut, which needed funds for a new building. He gave books, goods and artefacts, which the school sold to raise the cash it needed. Yale had hoped he might benefit from regular disbursements. Those never happened, but the new building was named after him and so, eventually, was the entire school, which became Yale College. Some believe another other donor, Jeremiah Dummer, had been more generous than Yale, but the trustees of the school feared Dummer College would not be a great name for a place of learning.

The third benefactor was the most amazing of all. James Smithson (1765-1829), the Paris-born illegitimate son of the Duke of Northumberland, gave $500,000  – reckoned by some to have been the equivalent of 1/66th of the whole US budget – to found what became the Smithsonian, the biggest museum and research institution on the planet. 

And he did this without ever having set foot in America. Why? No-one knows exactly, but it was almost certainly to further education and research in this new democratic country along the lines of what the Royal Institute and the Royal Society (of which, as a scientist, Smithson he was a member) were doing in London. It remains one of the most astonishing acts of philanthropy ever recorded. Smithson is remembered by a blue plaque at his home in Bentinck Street, W1.

Thought for the day: Would Donald Trump know all this if it came up in a pub quiz?

All previous instalments of Vic Keegan’s Lost London can be found here.

 

Categories: Culture, Lost London

Changing trends in London transport use – forecasts from TfL’s business plan

As New Year tradition demands, London’s politicians are out and about, arguing about public transport fares. Sadiq Khan has been talking up his ongoing four-year freeze on “TfL fares” (that’s not all fares, of course) and London Tories have been blaming it for Transport for London’s budget pressures. Meanwhile, Labour activists have been leafleting against the latest national rail fare increases, which transport secretary Chris Grayling has been blaming on the unions.

In the capital, these somewhat ritual exchanges are taking place against an emerging new picture of transport use and demand. As TfL has candidly said, this is making it harder to deliver the Mayor’s transport strategy aims and manifesto pledges. Its annual Travel in London report has elaborated. And further enlightenment can be gleaned from its latest business plan, which was published shortly before Christmas.

The Forecasting and Trends section (pages 38-44) reprises the generally upbeat London transport story of this century: big public transport improvements, the advent of the Oyster card and “an underlying overall progressive change” away from the private motor car, encouraged by the congestion charge. But it continues:

“We are now starting to see a change in those trends. With uncertainty in some parts of the economy, and evidence of a recent slowdown in the rate of population growth in London, public transport growth has levelled off. Meanwhile, in some parts of London there have been some increases in road traffic, primarily reflecting changes to freight and distribution in the capital.

There is also accumulating evidence of an unprecedented squeeze on personal disposable incomes and that more general lifestyle changes, evident for several years, may now be more materially affecting travel demand, such as flexible working and internet shopping, become ever more widespread. All these changes have acted in combination to impact progress towards our strategic ambitions.”

There’s a graph in the plan which illustrates important recent patterns of public transport use and what TfL expects to happen in the next few years.

Screen shot 2019 01 03 at 08.45.17

Note that some bits of the Elizabeth Line (Crossrail) are already working. It’s the main section that goes through Central London that’s been delayed. The projected rapid thickening of the Elizabeth Line section of the graph – the light blue bit – from 2020/21  in particular underlines how important the project is to London and to TfL and its finances.

Note also that the business plan anticipates a return to the previous upward trend in Underground and rail use. “Capacity on the Underground and rail networks will increase as a result of investment in new trains, signalling and line extensions,” the plan says. “This will enable enhanced services with more frequent trains on several lines.” Also, population growth, albeit at a slower rate than before, should produce a growth in demand.

But the biggest point to ponder is the forecast continuing fall in journeys by bus. As the graph shows, the bus remains the great workhorse of the London public transport network – look how the dark grey section dwarfs all the others, including the Tube. Yet, unlike the Tube, the bus service is set to have its capacity reduced by TfL, by seven percent.

TfL describes this a rational reconfiguration of the service, and the business plan characterises it as an opportunity created by the forthcoming advent of a full-on Elizabeth Line (page 44), which will bump up Central London rail capacity by 10 per cent. Deputy Mayor for transport Heidi Alexander has defended the changes, stressing that some extra capacity will be released for Outer London.

However, the head of London’s biggest bus provider has expressed concern about the plans, and official transport-users’ watchdog London TravelWatch is alarmed by predictions that bus speeds will continue to slow, making the service less attractive and therefore setting up a self-perpetuating cycle of decline for the most space-efficient form of road transport.

That debate and many others about the capital’s transport networks will continue through 2019. The TfL business plan provides some valuable context for it. It’s well worth a read.

Categories: Analysis

Haringey: sacked cabinet members claim council leader disliked being challenged over policies

The two Haringey councillors sacked by their leader from his cabinet in the run-up to New Year have claimed they were punished for taking issue with policy directions they had concerns about, and one has denied apparent suggestions that she leaked sensitive documents about the council’s relationship with Tottenham Hotspur Football Club to the media.

Experienced Labour members Peray Ahmet and Zena Brabazon have told fellow Labour group members that Joseph Ejiofor, who the group elected to take the helm of the council after May’s borough elections, did not give them clear reasons for their dismissals, other than saying that the cabinet was not working well and lacked cohesion.

In a statement, Ahmet, who was cabinet member for adult social care and health, says that Ejiofor’s concerns were “never raised in a one-to-one with me and I was not given any prior warning”. She says the “only reason” she can think of for Ejiofor’s decision is “that I have opposed Joe on a number of occasions within the cabinet”. Ahmet describes her time in her cabinet role as “very enjoyable and challenging” and that this was “despite the battles to prevent policies that would have seen us veer away from our manifesto pledges”.

Brabazon’s statement says that Ejiofor had phoned her with the news on New Year’s Eve and had referred to an article about to a disagreement between the council and Spurs over the costs of clearing up the streets around the club’s new stadium after matches and other events. The article, published by the Observer on 22 December, quoted “confidential memos” and an unnamed Haringey councillor. Five days later, Ejiofor emailed Labour councillor colleagues demanding an end to persistent leaking of confidential material to journalists and warning that he would shortly “take a view” on how to address the issue.

In her statement, Brabazon, says: “It seemed to me Joe was implying that I was the source of the ‘confidential leak’. I told him I had not seen or received any confidential emails about Spurs”. She documents once asking a question at a meeting about responsibility for street cleaning in the area, but asserts: “I have had no contact with journalists on this matter”.

Ahmet lists a number of areas in her former brief where she believes she made progress, including contributing to the cabinet deciding to keep open the Osborne Grove care home as a nursing facility. She claims in her statement that “Joe has been keen to close it”.

Brabazon, who was cabinet member for civic services, says she suspects the “real reason” she’s been removed from that post is because of “my recent position on the proposed funding for Fortismere school,” a foundation secondary in Muswell Hill. She claims that a “proposed allocation of £35.9 million capital was slipped into the capital budget at the last moment without any prior cabinet discussion, with only a brief background general paper. I believe this scheme could expose the council to financial risk and as such I have a responsibility to raise questions”.

Brabazon claims that a failure by Efiofor to properly build a team meant “the new cabinet has been unable to work collaboratively”. She adds: “I recognise, of course, that cabinet meetings were disagreeable and fractious. You will know that I am direct and that I ask questions. I make no apology for either of those things.”

 

Categories: News

Haringey: ‘Corbyn Council’ leader sacks cabinet members amid anger over media leaks

Haringey Council leader Joseph Ejiofor has sacked two senior members of his cabinet, saying in a message to “comrades” that the changes were needed in order to build “a cabinet team able to work closely together to deliver our manifesto”.

Councillors Zena Brabazon and Peray Ahmet were removed from their posts in the run-up to New Year. Both women were defeated by Ejiofor in the election to become the council’s new leader following the May 2018 borough elections, which saw Labour retain control of the borough but with a reduced majority.

Ejiofor’s decision follows his sending an email to Labour council colleagues, dated 27 December 2018, complaining about leaks of confidential information to media outlets, including On London. His immediate concern was an article in the Observer on 22 December, which quoted “confidential memos” about Tottenham Hotspur Football Club complaining that streets surrounding their new ground, which is nearing completion, were not being kept clean enough and included comment from an unnamed councillor.

“It is my view that it is fair to assume that the ‘anonymous councillor’ quoted in the story instigated the leaking of the documents,” Ejiofor wrote in the email, adding that the documents would have indicated “how delicate negotiations are between Spurs and the council at this time.” He asserted that “the only motive for leaking this story was to damage our Labour council,” and says that since the Observer article was published “the slow movement towards compromise his dissipated”.

Ejiofor also wrote: “Anybody who knows Tottenham Hotspur Football Club knows that Spurs don’t do ‘Shame’ and that [club chairman] Daniel Levy cannot be bullied.” This appears to refer to the Observer article making much of Tottenham’s wealth, reporting that the club had “angered locals” and that council officials believe Spurs could “easily afford” the cost of street cleaning after each home match or other event. The club itself was quoted saying that the new, larger Spurs stadium will attract higher business rates “which will more than cover increased match clean-up costs.” As well its new stadium, the football club has other land development interests in the Tottenham area, related to council regeneration programmes.

Brabazon and Ahmet were among four fellow councillors defeated by Ejiofor when members of the council’s new Labour Group made their choice of leader. However, a previous “indicative ballot” restricted to representatives of local ward branch memberships suggested that the borough’s heavily-Corbynite activist base much preferred Brabazon, who had been a prominent critic of the previous Labour administration’s extensive redevelopment plans, primarily a proposed joint venture with international property regeneration company Lendlease. Ejiofor came second in the “indicative ballot” and Ahmet third.

Brabazon was a strong opponent of the joint venture – named the Haringey Development Vehicle (HDV) – and the previous administration, along with her husband Alan Stanton, a former Haringey Labour councillor. Stanton has been a persistent public critic of Ejiofor on Twitter since he became leader, including over street cleaning. “Live in truth Joe. Try it you may like it” he wrote in a tweet four days before Christmas.

Ahmet resigned from the cabinet of the previous administration one year ago, criticising the HDV having previously supported it, though she has said she only did so because she was “toeing the cabinet line“. Responding to Ahmet’s resignation at the time, the council’s then leader Claire Kober said that Ahmet’s support for the project had been consistent until the summer of 2017 when she abstained from a Labour Group vote on the issue. “More recently, your public comments on the matter could be seen to imply your opposition has been both longstanding and principled,” Kober remarked.

Ahmet’s signalling disquiet over the HDV appeared to come in time to protect her against being ousted as a 2018 council election candidate during autumn 2017’s acrimonious re-selection process, which resulted in a string of “moderate” sitting councillors stepping down or being removed for declining to denounce the project. A local campaign by Momentum and various non-Labour groups paved the way for the formation of what has been dubbed the nation’s first “Corbyn Council” after the council elections last May. Invited by On London through Twitter to comment on why Ejiofor had sacked her, Ahmet replied: “You will have to ask Joe why I was sacked.”

Ejiofor is a member of a national body of Momentum, the pressure group formed to support the leadership of Labour by Jeremy Corbyn. However, he was Kober’s deputy leader and is regarded by many local Corbynites, including a number of Labour councillors, as insufficiently socialist. Speculation that he might face a challenge to his leadership has increased since news of the sacking of Brabazon and Ahmet began to circulate.

Ejiofor’s 27 December email concluded:

“It seems like Councillors and Cabinet members feel that it is OK to share private and/or confidential information with all and sundry. This has to stop.

There continues to be an assumption that Councillors, sometimes senior Councillors in this administration, can use their friends and contacts outside of the council to push their own agendas even when it is clear that doing this damages our Labour Council, or senior people within it. This has to stop.

I promised to include Councillors from across the Labour group in my first cabinet. That has meant that people who do not much like each other have sat around the cabinet table. This has not created the most united or cohesive governance. The reality is that most of the personal tensions that were apparent in May remain now, and in some cases have actually got worse. This situation is unsustainable.

I shall take a view over the next few days of how I can best address these issues.”

His sacking of Brabazon and Ahmet followed. Their replacements are Councillors Kaushika Amin and Sarah James.

Update 2 January 2018. This article originally wrongly said that Peray Ahmet had resigned from the cabinet of the previous administration prior to her re-selection as a candidate. That has been corrected and some further information about her stance on the HDV project and relationship with the previous administration added. Apologies for that error.

 

Categories: News

London New Year fireworks will ‘celebrate capital’s relationship with Europe’ says Sadiq Khan

The capital’s New Year fireworks display will “send a message of support to more than one million European Union citizens who call London their home” and “show the world that London will always be open,” Sadiq Khan has said ahead of this year’s annual event.

City Hall says that the Mayor’s sold-out, ticket-only show will feature “a soundtrack inspired by the continent” and be started by the midnight strikes of Big Ben, which has been silent throughout 2018 due to renovation works.

Eight tonnes of fireworks will be set off from 348 firing locations on barges and pontoons on the Thames and on the London Eye, and directly viewed by over 100,000 paying spectators along with a global TV audience.

The event has been incorporated by the Mayor into the “London Is Open” marketing campaign he launched in partnership with business organisations in the capital following the result of the 2016 referendum on EU membership, which saw a narrow victory for those wishing to end it but 60 per cent of Londoners voting to “remain”.

The Mayor’s move is of a piece with his strongly pro-EU stance and determination to maintain London’s reputation as a “global city”, welcoming talent, labour, financial investment and visitors from around the world.

Though recognising the result of the referendum, Mayor Khan has lobbied national government to secure a Brexit agreement that enables the capital’s employers to continue to recruit workers from other EU states as easily as possible, and in September joined calls for a “final say” second referendum. He wrote in The Observer that “this means a public vote on any deal or a vote on no-deal, alongside the option of staying in the EU”.

BBC coverage of the New Year’s fireworks display will begin at 11:00 pm. Image showing last year’s display is from the GLA website. 

Categories: News

How did Sadiq Khan do in 2018?

Bad news for haters of Sadiq Khan, of whom there are many, some of them warped beyond repair: the London Mayor has reached the end of a difficult year riding high in the esteem of Londoners and has his principal challenger for the next mayoral election lined up for a first round knock out. That is the message of the most recent YouGov findings for Queen Mary University of London. Its previous survey, held in September, had seen Khan’s approval rating plunge to a net +4 per cent – it had once stood at a dazzling +35. But the latest poll, conducted early this month, found it had recovered to +11. And Khan’s lead over Conservative candidate Shaun Bailey was, for Tories, an ominous 55 per cent to just 28 per cent in terms of Londoners’ first preference votes.

Were that position replicated in real votes come May 2020, Khan would become the first winner of a London Mayor election with no need for second preferences to be counted. Strikingly, Khan’s position is even stronger than that of his party, Labour, while Bailey’s is actually trailing that of the Tories. At this stage, Bailey’s hopes look limited to shoring up the shrinking London Tory base and salvaging what respectability he can. By contrast, Khan, to the comic puzzlement of his dimmer detractors – those crackpots convinced that he has spent his 30 months at City Hall so far transforming the capital into a criminal “war zone” full of “no-go areas” presumably in preparation for imposing Sharia Law – looks pretty much unbeatable.

But does he deserve to?

Judging the performance of London Mayors entails a number of things: knowing what their uneven and limited set of “hard” powers actually comprises and monitoring the outcomes of their deployment; recognising the wider and less precise significance of mayoral “soft” power and judging how well it has been used; appraising how effectively they articulate the collective mood of Londoners, including when seeking additional resources and autonomy from national government; tracking the delivery of manifesto promises; and pondering whether having an eye on securing future, higher political office in future is affecting what they are – and are not – doing now.

By one measure, Sadiq Khan’s 2018 has been a runaway triumph. Even his fiercest critics – in fact, particularly them – acknowledge that his political operation has continued to deliver great results, at least for Sadiq Khan. These have been secured both in the pubic mayoral arena and in the zanier London backwoods of Jeremy Corbyn’s Labour Party.

Harrumph all you like about Khan’s promiscuous posing for selfies – it works for him and, yes, it is part of his job. To be visible and accessible to Londoners, including in such ways, is integral to the task of a directly elected Mayor. And, to switch from the superficial to the deadly serious, no assessment of Khan’s conduct as a figurehead since his election in May 2016 should understate the demands placed on him by the succession of unwelcome unscheduled events that largely defined his first 18 months in charge: the EU referendum result just two months into his term; the derailment of a Tramlink train in Croydon, also in 2016; and the 2017 Westminster Bridge, London Bridge and Finsbury Park terror attacks.

Khan answered well those early calls to his leadership pulpit, providing reassertions of what we might call core London values of openness and solidarity in diversity – values Khan himself embodies. But 2018 placed different demands on his public leadership role. The September plunge in his poll ratings, notably among white, working-class and older voters, followed a summer in which the year’s violent death toll in the capital ticked up towards 100.

The Mayor pointed to rises in recorded serious violence offences across the whole country and railed repeatedly against continuing big reductions in government funding for the Metropolitan Police Service. His opponents accused him of blame-shifting, and the charge may have stuck up to a point. But the Khan operation keeps a careful eye on London public opinion. The austerity card seems to play well. Bailey, who trades on youth worker experience and being the voice of “the street”, claims cash could be redeployed by reducing “waste” but makes no criticism of the cuts. Much good that seems to have done him so far.

Meanwhile, Khan and close advisers have won a subterranean and subtler victory with Labour members and backers this year. The Mayor Khan who made that famous “power” speech to the 2016 party conference – a barely veiled rebuke to Corbyn’s leadership approach – and who backed Owen Smith’s leadership challenge of that year, has long since left the stage. In January, he announced a new pay deal for London’s bus drivers. This kept a manifesto promise, but a celebratory photo op with Unite general secretary and bedrock Corbyn-backer Len McCluskey at Merton bus garage drew cynical comment from some senior Labour borough figures, who thought – and still think – the Mayor too pre-occupied with nurturing his Labour power base to find sufficient time to help the likes of them deliver Labour policies on the ground. “This year’s defining optic,” is how one sceptic wearily described the McCluskey pic.

The immediate backdrop at that time was Khan’s natural desire to be reselected as Labour’s 2020 mayoral candidate free from any turbulence, perhaps in the form of a Momentumite challenger seeking to stir up the sort of Corbynite fervour that ousted “moderate” sitting councillors in Haringey. By the end of August it was clear he would stroll it, but tales of assiduous advance groundwork have reinforced the view of detractors – Labour as well as Conservative – that Khan’s administration is better at political management than delivering policy results.

Throughout this year, from the boroughs and elsewhere, have come complaints that while Khan is “outward-facing” in media terms he is not very accessible when you need him.  Business bosses, borough leaders and others like to feel they have the personal backing of the Mayor when taking big decisions, if not directly then from lieutenants they can be certain speak for him. He, after all, can make it harder for them to deliver, whether by intervening with formal planning powers or simply not conveying enthusiasm to other bodies whose support is needed.

But Khan’s inner circle comprises his political managers and fixers rather than his policy deputies, and that doesn’t suit everyone. The most unexpected people make unfavourable comparisons with Ken Livingstone’s time at City Hall. Livingstone’s core team comprised policy directors (they would be called deputy mayors now) who spoke directly for the Mayor himself on housing, transport, policing and so on. Though derided by enemies as “Ken’s cronies”, they were valued by insiders because they helped make things happen. “Ken wanted to get things done,” a major property developer told me earlier this year. “With Sadiq, like Boris [Johnson], you feel he’s got half an eye on his next job and doesn’t want to do anything too risky.”

Is that fair? Team Khan, of course, demurs. And there are good arguments against what Centre for London’s Richard Brown says might be termed the more “charismatic” mayoral model adopted in different ways by both Livingstone and Johnson, the former by using the profile of his office and force of his personality to schmooze, muscle and convene in pursuit of strategic goals, the latter rather more whimsically. For some, Livingstone was too hands-on and Johnson the opposite, though with capable people around him doing the hard work. Bear all of the above in mind. But other factors too that have influenced the progress of Khan’s mayoralty so far, and they’ve remained conspicuous in 2018.

Luck has been one of them. There hasn’t been too much of it about. The 2017 terror attacks probably resulted in Khan’s brand being strengthened in the eyes of supporters, but just imagine the disruption, the devouring of time and energy, the sheer, exhausting weight of responsibility. It took time to recover. Then there’s the wider national and political climate to consider, with a Brexit-swamped, subliminally anti-London national government still swinging the spending axe. “It was great under Boris,” reflected a London transport boss at a social function back in the spring. “Plenty of money and a crap Mayor.” Those days are gone and it is in transport, the policy area over which London mayors have the greatest range of powers, where good fortune has been in short supply for Mayor Khan.

A constellation of dark stars has continued to form in 2018, and the shape they make is a financial black hole. London is now the planet’s sole big international city to receive no government grant for running its daily transport systems. At the same time, its income from fares is falling. Why? Largely because demand for public transport has continued to fall following years of increases. The Mayor’s partial fares freeze has had an effect too, though its defenders will always argue that passenger numbers would have reduced even further without it. The same case is made for the hopper bus fare, which has proven very popular.

The postponement of Crossrail’s opening, announced on 31 August, was the news Khan and Transport for London (TfL) needed least of all – they were depending more and more heavily on future fares income from the service. The announcement might have felt sudden, but concerns had been made very public months before. Given this, the quarrel about whether or not Khan, who chairs TfL’s board, knew for sure what was coming at the end of July and should have said something at the time rather than a few weeks later feels a little academic, for all the recriminations and furore.

The Crossrail delay heaped higher the disappointment of Westminster Council’s ditching the Oxford Street pedestrianisation plans that it, the Mayor, TfL, the big West End retailers and local community groups had been working on, apparently productively, for two years. Khan’s manifesto goal of a “tree-lined avenue from Tottenham Court Road to Marble Arch” died in 2018. Attaining it, complemented by the core of Crossrail coming on line, would have been his flagship first term achievement.

Public sector finance analysts Moodys said in November it believed TfL can “manage the delay” using available resources and “spending flexibly”, but that its ability to cope with other reverses is now reduced. It also stressed that Crossrail remains absolutely vital to TfL’s long-term financial stability. But something new is happening across the London transport landscape. No single cause can be firmly identified, but the upshot, as TfL’s annual end of year Travel In London report set out, is a continuing fall in demand, taking in cycling, Underground and bus use alike. None of this is good for transport budgets, with fares revenues hit and questions raised about value for public money. There is considerable alarm about the future of London’s bus service, which is by far the capital’s most-used public transport mode. Plans for a seven per cent capacity cut prompted the boss of London’s biggest bus service operator to give On London a rare interview, expressing his concerns.

The Mayor has had more to celebrate on housing policy, thanks to his affordable homes investment programmes. City Hall regards the £4.82 billion it has secured from central government to allocate to housing associations and councils to be a bit of a triumph, and says this money will help to fund the starting of 116,000 new “genuinely affordable” homes by 2022. The London Assembly housing committee, which helpfully monitors the progress of affordable housebuilding, has pointed out that fewer than 5,500 affordable homes supported by the Mayor were actually completed – as opposed to merely started – in 2017/18, though it should be noted that it usually takes a couple of years to build a house and that Khan’s administration began pretty much from a standing start.

In April, City Hall was able to announce that over 12,500 new affordable homes were started (as opposed to completed) during the 2017/18 financial year, hitting the Mayor’s annual target. Most of these were low cost home ownership dwellings, aimed at Londoners on middle incomes. The following month, money was earmarked for councils to boost their house building programmes and in October £1 billion was distributed to 27 of the 32 boroughs. In this case, the vast majority of the nearly 14,000 homes are to be let at “social rent levels” (see my explainer about London affordable homes here).

A second strand of the Mayor’s home building policy concerns new homes on publicly-owned land, which effectively means TfL’s. The transport body believes over 10,000 new homes can eventually be built on land it owns, but this is a much smaller and slower programme. During 2017/18 contracts were signed to develop some 3,800 homes on TfL land, half of them “affordable”. In June, the Mayor announced that 70 “genuinely affordable” homes will be built by London Community Land Trust on two sites (one in Tower Hamlets, the other in Lambeth) and in September, TfL said it is seeking a partner to form a joint venture company to build 3,000 build-to-rent homes.

Khan’s manifesto promised to give Londoners “first dibs” on some market homes. In February, a group of commercial developers and housing associations said they would sign up to a voluntary agreement that new homes for market sale priced below £350,000 – and therefore likely to be in Outer London – would be available only to resident Londoners and people working in the capital for a one month period after they were put on the market. This wasn’t quite the “first dibs” arrangement promised, which referred to new homes built on public land, but the arrangement was made with people who might also be eligible for low cost home ownership products in mind. Khan had also sought to boost housebuilding by using his considerable power to intervene in borough planning decisions, showing willing several times to push through schemes in the face of local objections as long as the “genuinely affordable” percentage proposed reaches his 35 per cent threshold.

One of Khan’s more politically contentious moves on housing in 2018 was his change of stance on estate regeneration schemes that entail the demolition of existing social housing, such that residents have to give their support through a ballot as a condition for the scheme receiving mayoral funding. His draft guidance on the issue had rejected ballots, and his change of mind was interpreted by many – not least in Labour boroughs keen to renew some of their old housing stock – as a capitulation to the Momentum Left and others.

Certainly, the inclusion of a ballot requirement was applauded in those quarters and by the Green Party, also often in the thick of opposition to regeneration projects, as a victory for powerless communities. However, the first three ballots held under Khan’s new rules have produced resounding endorsements by residents of plans to knock down and replace their homes. All three have been in relation to small estates and these are early days. But it will be interesting to see if the trend continues. If it does, it will demonstrate an appetite for estate regeneration among estate residents themselves that activists opposed to it have long denied exists.

All these initiatives reflect pretty well on the Mayor’s Home for Londoners team. They do, however, also need to be seen in a wider context that throws into relief the limitations on the Mayor’s ability to influence housing supply in London overall. He can shape it, regulate it and add to it according to his priorities and means, but the wider market dominates the scene. London prices have fallen a little. But so, alas, has overall housing supply – which means affordable supply suffers as well. Khan’s draft new London Plan, which will begin its examination in public in the New Year, puts total demand at 66,000 new homes a year. That looks a long way from being achieved.

We’ll end on violent crime because its victims should be remembered and because fear of it and even the thought of its presence in our midst corrodes this city’s soul. A week before Christmas, the BBC compiled a list of all the murder, manslaughter and self-defence killing victims in London during 2018. There are lots of reasons for questioning crime statistics, but dead bodies tend to speak for themselves. The London homicide total as of 28 December was 132. Spend some time with that bleak inventory. The variety of the victims and the brief stories of their deaths surprised me a little. The list also prompted reflection on which cases have been solved and which apparently have not; which I recall receiving media coverage and which I don’t; and which ones better police intelligence or more police resources might have prevented.

We can only speculate on that last point, but it is hard to see how the year-on-year paring down of police personnel numbers can have made no difference at all. During Boris Johnson’s mayoralty City Hall politicians quarrelled endlessly about exactly how many warranted officers the Met employed at any given time. The disputed figure was always somewhere above 30,000. The current Mayor’s Office for Policing and Crime is now projecting a fall to well below that figure and the Mayor has said that there are now 3.3 police officers for every 1,000 Londoners compared with 4.1 in 2010.

He raised his share of council tax this year by 5.1 percent – an average of 27 pence per week – in order to put an additional £49 million into the Met, and looks set to repeat the exercise in 2019. A further £55 million raised from business rate income was allocated to the service too. Mayor Khan says the proportion of the Met’s budget provided through City Hall is now 23 per cent compared with 18 per cent in 2010. He, like many other London government leaders, favours more autonomy. But this looks very like the phenomenon disparaged in local government circles as “devolve and leave”.

Arguments about government funding in all the main policy areas of mayoral power and control – transport, housing and policing – seem unlikely to dissipate in 2019, especially as pre-election political flurries intensify. They will take place as that festival of barminess and brinkmanship we call Brexit continues towards its unknown conclusion and as the emerging outline of a nation likely to depend more heavily on London’s economic power than ever takes its uncertain shape. Mayor Khan may find it harder to fulfil some of his policy pledges, but the former lawyer will have a persuasive case for his own defence – and, of course, the political skills with which to make it.

Categories: Analysis, Intelligence, Sadiq’s Progress 2016-20

Vic Keegan’s Lost London 71: Chelsea Physic Garden

This is the nearest you will ever get to a Paradise garden – well, at least in your lifetime. It is as if Noah had called in his favourite plants and trees from around the world and hidden them in a secluded few acres in Chelsea. The Chelsea Physic Garden is not exactly lost, but it is assuredly hidden and still unknown to millions of Londoners. 

The garden’s high, prison-like walls help to create a genuine microclimate, which seduces you as soon as you walk through a tiny entrance in Swan Walk among dangling pomegranates. Turn right and you will pass a banana tree and an olive tree (the oldest flowering one, it is claimed), the most northerly grapefruit tree and even – strictly come legal – proud looking cannabis plants. From there you are on your own to stumble across the secrets of this intoxicating place, including a Grade II listed rockery, complete with clamshells from Captain Cook’s Endeavour and Icelandic larva brought to the Garden in 1772 by the great plant adventurer Sir Joseph Banks (pictured in his rockery below).

Banks

 

In its day its day the Garden was the central seed market for the British Empire. For instance, in 1733 it sent a packet of long strand cotton seeds to the new colony of Georgia, the first to be grown in America. By the Garden’s account, this small packet, “Became the parent of the subsequent great American cotton crops; a mainstay of the economy ever since”. Cotton was also, as the Garden freely admits, intimately linked to the slave trade, with all that that entails. 

These are but some of the plants and trees ranging from mulberries to ginkgos and even a row of manicured grape vines that assault the eye as you wander around – and all of them serve a purpose, whether medicinal, environmental, historic or economic. 

The Garden owes its existence to the philanthropy of Sir Hans Sloane – he of Sloane Square – who bequeathed it in perpetuity for a peppercorn rent of £5 a year on condition it was maintained as a physic garden. He also bequeathed artefacts which helped to found the British Museum. They don’t make philanthropists like that any more. 

But, sadly, as with so many philanthropists, there is also a side story here as Sir Hans was well aware of the slave trade from his visits to the West Indies. In 1695, in London, Sloane married Elizabeth Rose, widow of Dr Fulke Rose, a leading slave owner and became a beneficiary of her 33 per cent share of the profits from her husband’s estates.

On the brighter side there is a fine café at the Garden, serving snacks and very good lunches with tables spilling onto the lawns in summertime. It is difficult to think of a nicer place in London to have lunch and a glass of wine on a sunny day.

All previous instalments of Vic Keegan’s Lost London series can be found here.

Categories: Culture, Lost London