London – Page 4 – Richard Brown

You Gove to see it?

In the sense that the only thing worse than being talked about is not being talked about, Michael Gove’s big housing speech had some grains of good news for London and Sadiq Khan.

Sure, there was a slightly formulaic spot of Khan-bashing – the allegation that “the Mayor’s failure on housing, like his failure on crime and his failure on transport, undermines the vitality and attractiveness of our capital.” We are coming up to an election and presenting Khan’s mayoralty as a cautionary example of Labour’s inability to deliver was clearly just too tempting, especially in the wake of the Uxbridge & South Ruislip by-election.

But alternately attacking and ignoring London and its Mayor have been a consistent government theme in recent years. Gove’s predecessor Robert Jenrick took more than a year to agree Khan’s 2020 London Plan, describing his housing delivery as “deeply disappointing”, demanding he water down protections for the Green Belt, open spaces and industrial sites, and allow lower densities and more car parking in suburban locations. And two years ago, in articulating his “levelling up” agenda, London’s previous Mayor, the then Prime Minister Boris Johnson, spoke of the capital only as the engine for an overheated housing market and as a drain on talent in the rest of the country.

So, while Gove may have been stating the obvious when he said making the most of the capital’s potential is “critical to the nation’s success”, the statement was nonetheless welcome. What’s more, the Secretary of State committed to working with the Mayor to “unlock all the potential of London’s urban centre, while preserving the precious low-rise and richly green character of its suburbs such as Barnet and Bromley”.

There’s quite a lot going on there, both lofty principles and low politics. At one level, Gove’s was a classic urban renaissance prescription: focusing new development in highly accessible central locations, where infrastructure such as school places is already present. But there was also electoral calculation. Ever since Johnson ran for Mayor in 2008, pledging to save the suburbs from the encroachment of high-rise apartment buildings, protecting the suburbs – and London’s safest Conservative seats – from new development has been at the heart of Conservative policy.

To unlock potential, Gove proclaimed the launch of “Docklands 2.0”, invoking Michael Heseltine, the patron saint of urban renaissance (who lost the Conservative whip in 2017 as a result of his opposition to Brexit). This “mission of national importance” would see 65,000 homes built in east London’s riverside, from Beckton and Silvertown to Charlton and Thamesmead.

Such plans have a rich heritage as part of the original Heseltine vision for the East Thames Corridor, as the heart of London Thames Gateway, and as the focus for the City East scheme developed by my former colleagues in Mayor Ken Livingstone’s architecture and urbanism unit.

Current London Plan targets already suggest that 65,000 homes are achievable in these “opportunity areas”, but realising that potential has been slow. Many sites lack the infrastructure needed to develop at scale, or need investment in remediation to make them suitable for housing. In that respect, Gove’s commitment to look at the transport investments needed, and to invest government money where it can make a difference, will be welcomed.

There is a catch, though. Gove offered the carrot of working with Khan, but also issued an explicit threat in bellicose terms: “I reserve the right to step in to reshape the London Plan if necessary and consider every tool in our armoury – including development corporations.” It doesn’t sound as if these would be mayoral development corporations, such as those set up by Johnson to oversee the Olympic Park and Old Oak projects, but 1980s-style impositions from Whitehall.

Gove’s political jabs at the Mayor have been reciprocated. Tom Copley, Deputy Mayor for Housing, has defended Khan’s record and described the government’s commitments as “thin gruel”, with funding decisions for vital infrastructure lost in the long grass of Treasury tactics. London Councils housing lead Darren Rodwell, also leader of east London borough Barking & Dagenham, has called for more funding for affordable housing and a permanent relaxation of rules on using Right-to-Buy receipts.

But behind the point-scoring and alongside genuine arguments about resource allocation, the Secretary of State’s speech does seem to mark a dawning awareness that ignoring the UK’s capital when seeking to grow the nation’s economy is a dead end. If Gove can back his vision for Docklands 2.0 with funds and facilitation, and can resist the temptation to take over and micro-manage, he may find himself in an awkward alliance with Khan, even as general and mayoral elections approach.

First published by OnLondon

I love you, you fix my rent

The Renters (Reform) Bill, which had its second reading in the House of Commons last week, should be particularly good news for Londoners. Twenty-nine per cent of households – just over one million – in the capital are private renters, compared to 17 per cent in the rest of England, so the measures in the Bill, including its centrepiece abolition of “no fault” evictions, will be welcomed by many.

The legislation has been a long time coming. The reforms were first announced by Theresa May in April 2019, towards the end of her government’s lifespan. Toby Lloyd, former Head of Policy at Shelter, had been recruited as the Prime Minister’s special advisor on housing the previous year, and he helped make the case for the reform.

“There was definitely interest in the problems in the private rental sector, both moral and electoral,” Lloyd says. “Morally, there were people at Number 10 who really cared about the ‘burning injustice’ of how the housing market operated, and electorally there was growing awareness of the difficulty the Conservatives had in attracting young people. And occasionally, when the clouds cleared on Brexit, the government was keen to advance social reforms, especially if they could also wrong-foot the Labour Party, who hadn’t declared their policies at that time.”

Four years and three prime ministers later, we have the Bill. One of its central measures will be ending “Section 21 evictions”, which allow landlords to terminate a tenancy for any reason after six months. These are currently one of the driving forces behind homelessness in London: just under half of the 5,850 households at risk of homelessness at the end of last year were in that position because of the end of an assured shorthold tenancy was approaching, and in more than half of these cases the tenancy was ending simply because the landlord wished to sell up or rent the property to someone else (presumably for a higher rent).

Under the reforms, landlords will still be able to end tenancies if they wish to live in their property or sell it, and will have enhanced rights to evict tenants who fall behind with their rent or display “anti-social behaviour”. Otherwise, tenancies will be open-ended, with landlords allowed to raise rents annually. To avoid “eviction by rent increase”, tenants will be able to challenge any proposed rent rises above “market value” at a tribunal. This provision always existed in theory, but the risk of arbitrary eviction made it toothless: landlords could simply use the Section 21 process to boot out any truculent tenants.

Taken together, these reforms begin to sound like a version of rent control, though Lloyd’s experience of selling the measures to sometimes sceptical Conservative ministers leads him to prefers the term “rent stabilisation”. They certainly falls short of what Sadiq Khan is calling for – a two-year rent freeze and a rent control commission to set rents thereafter (not least because market rents have begun to rise sharply in recent months after a period of slower growth). However, the Bill’s measures should act as a curb on the most egregious rent rises.

Not everyone is happy, however. Landlord representatives warn that the complexity of evicting tenants under the new rules may combine with a loss of tax breaks to push landlords to sell their properties. However, Toby Lloyd is sanguine: “Landlords have been saying this since I started to work in housing, but the truth is that the sector is still growing.”

And, if landlords did quit, would it matter? They would presumably sell their property, either to another landlord or to an owner-occupier. When I asked about this on Twitter recently, several respondents made the sensible point (Twitter isn’t what it used to be) that moving property from rental to owner-occupation might support a different market. One recalled, “when we sold our rental flat in Hackney, it went from being occupied by a young Bangladeshi family to a single white guy with a taste for modernist architecture.” And, she added, landlords might be more demanding in terms of references if they felt tenants would be harder to evict, which could “effectively bar a cohort of people on the financial margins.”

One solution, of course, would be to build more social housing, so that people at the margins had other options. But there are already different private rental models. Some professionalised “build-to-rent” landlords have endorsed the abolition of Section 21 evictions: Grainger, the UK’s largest listed landlord, welcomed the reforms, saying that “many of the proposals in the Bill align with Grainger’s business model.”

And maybe there is also room for what Lloyd, Rose Grayston and Neal Hudson called in a report published earlier this year an “ethical private rented sector” in which not-for-profit providers could buy property from smaller landlords who wanted to sell up, as community-based housing associations did in the 1960s.

The transition to the new system will inevitably be bumpy, leading to particular problems in specific cases (for example, for student rentals), and Londoners still need more homes and a better choice of affordable rental flats and houses. The Renters (Reform) Bill does not solve all of London’s housing problems, but remodelling the rental market to support responsible private landlords and squeeze out those whose behaviour is little short of criminal is a good start.

First published by OnLondon

Talking to the taxman about demographics

Recent figures suggest that London may already be bouncing back from the twin shocks of Brexit and the pandemic. The figures, based on pay-as-you-earn (PAYE) tax data, suggest that the number of working people living in London increased by just over three per cent between December 2019 and December 2022, an increase of around 138,000.

Tagged as “experimental statistics” by the Office for National Statistics (ONS), they count the “payroll population” – that is, the number of people on payroll, including those on furlough or sick leave, based on their home address. Therefore, they do not show the number of jobs in London (some of these people will commute out, while others commute in) nor do they show the whole population (they exclude self-employed people and people who are not working for whatever reason).

All that said, they provide another strong indication that whatever population exodus London saw during the first year of the pandemic has since gone into reverse. The chart below shows the trajectory of this change. March 2021, the month of the 2021 Census, is at the lowest point of the dip.

The composition of London’s payroll population has changed over this period, reflecting the implementation of Brexit in 2020 and new immigration rules in 2021. London’s EU worker population has shrunk by about ten per cent (80,000 people), while its non-EU worker population grew by around 20 per cent (150,000 people). The UK national workforce fell by about five per cent during the pandemic, and is now two per cent higher than it was in late 2019. The chart below shows how the three populations have changed.

The rest of England also saw growth in its non-EU workforce. Though this growth was largest in numerical terms in London, the proportionate increase in North East and North West England was much sharper: the number of non-EU workers living in these regions increased by 65 and 47 per cent respectively (and the number of EU workers fell less). This largely accounts for faster payroll population growth rates in these regions, as shown in the chart below. London’s growth is just above the English average, but higher than its southern neighbours’.

At the moment, the rise in the number of workers from outside the EU has been spread across the country, reflecting the fact that growth has been sharpest in “nationwide” sectors such as health, construction and transport. As the economy recovers, that trend may continue or else immigration will become more concentrated in London (as suggested in a previous article).

What does this tell us? Despite their limitations, these ONS figures suggest that London has begun to adapt to and recover from the double whammy of the pandemic and Brexit. And they confirm the need for caution urged by the Greater London Authority and others over using the Census figures to argue against investing the capital’s services – 2021 was a very odd year.

First published by OnLondon

AI: reshaping the knowledge economy

Since their earliest days technology has shaped cities. The industrial revolution founded the great manufacturing centres of the 19th Century; trains fuelled London’s growth, replacing market gardens with metro-land; and global information and communication technology networks founded a network of global cities in the late 20th Century.

Right now, social media are clamorous with hype about artificial intelligence (AI), and the pace of change seems dizzying. Anyone who has played with “generative” AI tools such as OpenAI’s ChatGPT, Google’s Bard, or Midjourney’s image generators will have experienced the uneasy feeling that they are dealing with something sentient, however much they know that these systems merely aggregate and recombine information.

Prompt engineering is not straightforward, as this Midjourney representation of ‘futuristic London’ illustrates.

What impact is this wave of innovation likely to have in London, and on London’s economy in particular? In recent weeks, a few academic and commercial studies considering the labour market impact of generative AI have been published. This article tries to weave together some of their threads.

One piece of positive news is that London is the leading European city for AI. A 2021 survey by the government’s Digital Catapult identified the UK as the third most important centre for it after the USA and China, with more than 70 per cent of UK AI firms and – judging by 2020 job postings – around a third of all new advertised AI jobs based in London.

London’s tech sector has grown fast and is estimated to employ around 900,000 people. But the impact of generative AI is likely to extend beyond the capital’s silicon centres and suburbs. One team of researchers, Tyna Eloundou and colleagues, have looked at detailed task descriptions for US occupations to estimate the impact that generative AI technologies could have. Overall, they estimate that 80 per cent of the USA workforce could be affected by them, with around 20 per cent being heavily affected. The impact would be greatest for higher paid jobs and those held by graduates.

The research team has not published details of its analysis, but does summarise the impact on different industries. At the top of the list, with more than 40 per cent of tasks affected, are various financial services and IT subsectors, as well as a publishing and broadcasting (non-internet), and professional, technical and scientific services.

A Goldman Sachs report reaches similar conclusions. It argues that the impact of generative AI will be greatest in advanced western and far eastern economies. In Europe, it suggests the greatest impact will be on professionals, associate professionals, clerical support workers and managers, with legal service and office administration likely to be affected most heavily.

These findings map pretty squarely onto the three categories of professional services which dominate the London economy: information and communications; finance and insurance; and professional, scientific and technical services. These sectors have grown in importance in the capital. They made up 31 per cent of jobs in London in 2022 compared to 27 per cent in 2012. They are also concentrated in the capital, accounting for almost twice the proportion of jobs as across the UK as a whole.

Saying that these “knowledge economy” sectors are those most exposed to the impact of generative AI is more or less the precise opposite to what Centre for London colleagues and I found five years ago in our report on disruption to the capital’s labour market. Based on an analysis of how “automatable” different occupations were, we argued that London’s information and communications and its professional, scientific and technical services had the lowest automation potential (finance and insurance was slightly higher).

Why the difference? Were we wrong? Are these new analyses wrong? What has changed? Without re-running our analysis, I suspect part of the difference lies in occupational mix. Many London workers undertake more specialised and knowledge intensive tasks within particular industries. Underwriting risk at Lloyds of London is very different from working in a claims call centre.

But I think our expectations have shifted too. Generative AI is a qualitative change. When we wrote the Centre for London report, we were generally talking about the scope for specialised algorithms to automate specific routine tasks. These new technologies go further: they can draw on huge databases to generate new content. They can respond to simple user requests, writing and refining algorithms on demand. They can draft summaries, presentations, poems and speeches. They are creating visualisations. They are even being deployed in therapy. This is extending their reach much further into professional services than we envisaged.

Will this change destroy jobs? The traditional response is to say, “No! Every other technology has created jobs. This will too.” I think that is certainly right in the short term. The measure of impact used by the Eloundou study is whether generative AI could theoretically speed up tasks by more than half. A recent empirical study found that AI-enabled workers took an average of a third less time to complete certain standardised tasks and produced a better graded submission at the end. Workers also expressed more job satisfaction, spending more time coming up with ideas and editing, and less time drafting.

This sounds like a potential boost to productivity for London’s service sectors – one the capital and country urgently need. Productivity gains can, of course, be realised by cuts in wage bills, but that is only part of the story. AI may also unleash supply of and demand for new products and services. Economics blogger Noah Smith has compared its impact to that of machine tools, which displaced craft manufacture but led to ever increasing demand for goods and employment in manufacturing – at least for a century or so.

London is perfectly positioned to catch this wave of opportunity, creating new software to meet new demands and launching a new wave of hybrid services, following in the path of fintech and medtech. But the impact may go deeper still. Eloundou and colleagues argue that generative AI is already showing signs of being a “general purpose technology” like printing or steam engines, characterised by “widespread proliferation, continuous improvement, and the generation of complementary innovations”. If that is the case, AI will change our world in ways that we cannot yet comprehend.

All this is wildly speculative. At the extremes, London could be left unaffected by AI, though I fear that would be the stagnation option. Or AI may destroy humanity, making predictions moot. Between these poles, job destruction is by no means certain and if AI allows more leisure time alongside more equitably shared prosperity, that might not be a bad thing. But disruption probably is. London could be in for an exciting but choppy few years.

First published by OnLondon

Working it out

Local and regional employment statistics from the 2021 Census were released this week, giving a snapshot of who is working in London and how this compares with the rest of the country. There are caveats, given that the Census was undertaken in March 2021 at the end of the last Covid 19 lockdown when some Londoners had moved out of the city. Also, these figures are about residents’ economic activity as distinct from the jobs in London’s workplaces. Nevertheless, here are four observations about how Londoners are working, from a brief review of the data.

Employment rates are high in London, but partly for demographic reasons

At first glance, London boroughs are hives of economic activity. There are 331 English and Welsh local authority districts and five of the ten with the highest employment rates were in London. Wandsworth, Lambeth and the City of London took the top three slots, with Southwark and Merton not far behind. All had 65 per cent employment rates or higher.

But these numbers are skewed. Firstly, the headline Census figures look at the entire population over 16 years old, including those above retirement age. London has a younger population than the England and Wales average, and young people tend to work more than older people.

By this measure, therefore, you would expect to find higher employment rates in London. But if you look at employment rates only for those aged 16-64, London boroughs are towards the middle or bottom of the table.

The second factor that seems to have affected London’s figures surprised me. In addition to the effect of having a younger population, older Londoners are much more likely to be working than counterparts elsewhere.

Overall, 14 per cent of people in the capital aged 65 and over are still working, and London boroughs account for eight of the ten districts with the highest employment levels nationally.

The City of London, Kensington & Chelsea, Camden and Westminster all have more than 20 per cent of their older residents in work. London is not so much the city that never sleeps as the city that never retires.

There’s a big employment gap for disabled Londoners, but fewer are economically inactive than in other regions

The employment rate for disabled people over 16 living in London is just under 30 per cent. This is higher than in other regions, though there is a stark gap between employment for disabled and non-disabled people: the employment rate for the former group is 38 per cent lower than for the latter.

There is also a relatively high proportion of disabled Londoners who do not have a job but are looking for one. However, fewer disabled Londoners are economically inactive (ie, not in work, but not seeking work either) than in other regions.

Whether this pattern is because London’s labour market can work well for disabled people, or because economic circumstances and sanctions force more of them to keep looking for work in the capital, is not clear from these figures. Trust for London and other organisations have done extensive work on the subject.

Women’s employment rates are relatively high, but the gender employment gap varies markedly across the city

The employment rate for women in London aged 16 and over was around 57 per cent. That’s higher than in any other English region. Eight inner London boroughs had rates of above 60 per cent.

At the same time, and in common with every other English and Welsh local authority district, employment rates in London boroughs were higher for men than for women. However, there is a very mixed picture across the city.

Newham, Redbridge, Tower Hamlets, Harrow and Barking & Dagenham are five of the eight English and Welsh districts with employment gender gaps of more than 12 per cent, while Hackney, Lambeth and Lewisham have gaps of five per cent or less, which are some of the lowest.

This may partly result from demographics: the boroughs with low employment gaps have many young, single (or newly-coupled) professional people, while the boroughs with wider gender gaps have some of the highest birthrates in London and include communities in which, for cultural reasons, women may be less likely to work.

Worker growth is outstripping general population growth in East London

Between 2011 and 2021 London’s working adult population aged 16 and over and its total population aged 15 and over both rose by around 8.5 per cent. But growth was very unevenly distributed (see chart below).

The east London boroughs have seen rapid increases and in most cases their working population growth has outstripped their general population growth. Other boroughs, particularly in other parts of north and west outer London, have seen their working population grow more slowly than their overall population, and a handful of west-central boroughs have seen a decline in both groups.

Taken together, these figures suggest that London continues to contain extremes of employment and worklessness. Zooming into the ONS’s detailed map, you can find blocks where 15 per cent or more of people aged over 16 are unemployed and looking for work within boroughs that have grown their workforce by 25 per cent over the past ten years.

Londoners are unquestionably working hard. More women, more older people and more disabled people are in the workforce. To what extent this is a result of making positive choices and the general industriousness of urban life, and how far it is driven by the exorbitant costs of living in the capital is another question.

Originally published by OnLondon.

Re-do the Strand

Some cities do winter merriment better than others. They have the Christmas markets, they have the gluhwein, they have the blankets and hot chocolate outside ornate cafes. London is not like that. London’s winter life is interior: it’s the “the pubs and the bookies where you spend all your day”, as the Pogues’ Shane McGowan put it. All the more kudos then to the new Strand Aldwych public space scheme, which opened to the public last month.

Aldwych’s arc marks as abrupt a transition as any in London. To the west, Covent Garden and theatreland, to the east, universities, lawyers, consultants and bankers. It has a rich history – Aldwych was at the heart of the post-Roman city of Lundenwic – and fine buildings, including Marconi House and Bush House (birthplace and nursery of the BBC) and St Mary le Strand Church. But Aldwych and its hinterland can easily be shrugged off as an interspace, between the cities of London and Westminster, rebranded as Midtown or Northbank, identified by what it is not.

It was terrifying too. The traffic tearing round the gyratory made Aldwych and Strand a glorified roundabout, where pedestrians and cyclists risked their lives darting between buses and taxis. It was no place to linger.

The Strand Aldwych project is designed to change all that. In 2014 Northbank Business Improvement District, led by Ruth Duston, appointed research and urban design specialists Publica to rethink the public spaces on their patch, and then to develop the idea of reinstating two-way traffic on Aldwych, thereby allowing around 200 metres of Strand to be pedestrianised between Bush House, King’s College and Somerset House.

Traffic plans were refined, project boards set up, stakeholders engaged, options reviewed, visions workshopped, artists involved, traffic orders drafted, “meanwhile uses” planned and consultants appointed – including LDA Design – who led the Games-time and legacy landscape design of Queen Elizabeth Olympic Park – as lead designers of the new public spaces.

In 2020 Westminster City Council allocated funding for traffic rerouting and new public space. Works commenced in January 2021, with Strand closed to motor vehicles between Waterloo Bridge and Surrey Street from September of that year. From conception to opening the scheme took around eight years – lightning fast in London terms.

The new public space, which is (of course) “the size of a football pitch”, is divided into two by St Mary’s, an elegant early Baroque building whose vicar was enthusiastically welcoming visitors the afternoon I visited (and which has a ‘Sound and Light Installation’ explaining its history until the end of February).

Nighttime image of the public space from the east

To the east, between the King’s Strand Campus and Bush House, there are benches interspersed between flowerbeds and new street trees, and a slightly scruffy lawn in front of the church. A few cars and vans are still allowed in for servicing and for a hotel car park, with sliding bollards to control access. Watching these glide is hypnotic, though the paint scalps on their flanks suggest they have already encountered some over-confident drivers.

West of St Mary’s is a more expansive space in front of Somerset House formed of stripes and slabs of differently toned asphalts, feeling almost oversized. Tables and benches for summer carousing sit to one side – it will be interesting to see what rules will be applied – and spindly coloured chairs are bolted to the tarmac in a slightly awkward row, as if hanging around on the fringes of a teenage party. It is a stage waiting for a show and has been made big enough to accommodate temporary pavilions and installations.

But even on a grey January afternoon, with the temperature hovering close to freezing, these new spaces are busy. Students and workers sit around the church, chatting, smoking, eying phones and laptops. Cyclists weave between bollards (there has been some criticism of a lack of segregated cycle routes) and walkers saunter through the square with boulevardier relish rather than with the pace and momentum that drives most London journeys on foot.

Precise numbers are hard to come by, but I get the impression that the traffic rerouting took most of the budget. That is to say the landscaping, though well-designed, is functional rather than sumptuous. The flower beds and benches are edged by brown-painted steel, perhaps intended to look like costlier CORTEN from a distance, and most of the road surface is asphalt rather than stone paving.

This is not really a criticism. City centre spaces need to be robust and flexible rather than perfected and fragile, and Westminster City Council has already copped some criticism (including from Westminster Labour before they took over the Council in May) for spending money here rather than in needier parts of the borough. The expanses of tarmac can give these new spaces a bare look, more like the road they used to be than the public piazza they are becoming. However, the 45 new trees and 2,000 square metres of planting will soften them over time, as will more people spilling between the buildings as the days lengthen.

And I think they will come, drawn by temporary events and artworks such as Nick Ryan’s ‘The Voiceline’ – an audio installation drawing on 100 years of BBC archives – by new perspectives on previously half-glimpsed buildings and by the chance to watch the amazing gliding bollard show (or perhaps that’s just me).

The scheme creates a peaceful and breathable space, a pause on one of London’s major crosstown routes and an open-ended quadrangle for King’s College, though it is a shame that, unlike other London universities, the King’s campus remains sealed off from passers-by.

My only remaining kvetch, which has dogged me in almost every paragraph of this piece, is that there doesn’t seem to be a name for the space or spaces. ‘Strand Aldwych’ is the project, and ‘Strand’ refers to a longer road. Is this to be Strand Place, Bush House Plaza, King’s Court, St Mary’s Walk? We need a name we can complain about, adapt and eventually adopt, for this well-conceived and promising new piece of city.

First published by OnLondon.

Drifting back

After the turbulence of recent months, many Londoners will be hoping for a return to normality, albeit under the shadow of a cost-of-living crisis and a looming recession. But is the city’s office economy returning to pre-pandemic patterns of commuting and working, or have we settled into a “new normal” of hybrid working, empty office blocks and diminished city centre businesses?

London’s streets certainly seem busier, and on the days that they are running, so do London’s tube trains. This is borne out by Transport for London data: trip volumes have been increasing since the summer and now average around 80% of pre-pandemic levels. There are some spikes and dips to this trend, (such as Jubilee celebrations and bank holidays elevating usage, and strikes and heat waves reducing it), but Tube use is now just 20% below pre-pandemic levels.

There is a persistent rhythm emerging too. Weekends are still busiest, with nearly 90% of pre-pandemic trips. Monday, Tuesdays and Fridays are quieter with averages of 65-70%, and Wednesdays and Thursdays slightly busier with averages of 70-75%. However, since the beginning of September, the recovery in trip numbers has been particularly sharp around the City of London and Canary Wharf, suggesting that an increasing proportion of passengers are office workers, as opposed to leisure visitors or workers in other sectors.

Other figures confirm the impression of a gradual return to offices. Remit Consulting have been collecting data on office occupancy throughout the pandemic, based on access control systems (swipe cards and so on) from a sample of around 150 large office buildings in the UK. After advice to work from home was lifted at the end of January, office occupancy figures rose quickly to around 25% and stayed at that level throughout the summer, but since the beginning of October have climbed above 30%.

Remit estimate that “normal” office occupancy levels were 60-80 % before the pandemic, so 30% occupancy in fact equates to offices being around “half full” on the average day. Remit also have a more detailed breakdown by London office ‘submarket’ which shows West End offices back to around 42% average occupancy in October, with City and Docklands offices lagging behind.

Further west, in the SW1 corridors of power, offices are busier. When Jacob Rees-Mogg told civil servants to return to their desks in April, there was an immediate, but amusingly short-lived, effect on behaviour. Office occupancy leapt up from a departmental average of less than 50% of capacity, hitting 65% in mid-May, but had fallen back again by the end of that month.

Jubilee celebrations, summer holidays and industrial action kept numbers low over the summer, but occupancy has been back above 65% since the beginning of October. This is not far off pre-pandemic levels – though to be fair there have been an awful lot of ministers to clap in and out of Whitehall offices over the past few weeks.

While the higher levels of civil service return may reflect a tougher line from ministers, it seems that the return to offices has in fact gathered pace just as politicians and newspapers stopped demanding it. But it remains a trickle rather than a surge. Where do we go from here?

Many workers welcomed more flexible working, and are keen to retain its benefits. The survey commissioned by Kings College London this spring as part of their Work/Place project (on which I worked) found London workers embracing hybrid working patterns enthusiastically: 61% reported hybrid working, defined as working from home at least one day a week (compared to less than 20% before the pandemic). A further 13% worked only from home.

Workers expected the changes to stick too: 75% said they were “never going back” to a five-day week in the workplace, with three days a week at home the most popular option. The results of a second phase of the King’s survey (undertaken in the summer) are due to be launched at a joint event with Central London Forward next week, so we will have some idea of whether these views have shifted over time.

But there is a big difference between these workers’ expectations and those of employers. The UK-wide Business Insights and Conditions Survey found that the proportion of employers (weighted by employee numbers) planning to use home-working as a permanent part of their business model rose from 16% in October 2021 to 24% in May 2022. It was much higher in the ‘office-based’ sectors (professional, scientific and technical services, and information and communications) that account for around one in five London jobs.

However, in the latest wave of the survey (August 2022) that proportion appears to have started to fall across the board, suggesting that bosses may be becoming cooler about long-term home-working (a finding which seems to be mirrored in trends tracked by the WFH Project, a consortium of north American universities).

This gap between employer and employee expectations suggests that we have not yet reached equilibrium. Hybrid working certainly poses challenges – both for planned communication within and between organisations, and the “watercooler moments” of serendipity and casual interaction that form the foundations for corporate culture. Mixing digital and real-life interaction is tougher in many ways than the world of universal home-working during the pandemic.

Over time, new ways of working may diminish or overcome these challenges – through enhanced technology, or changes in culture or behaviour. Managers may tighten rules to ensure that teams can meet effectively and to prevent working from home becoming a perk for those with the privilege of controlling their own workflow (at the moment, it is overwhelmingly concentrated in more senior managerial and professional roles), or conversely to prevent a culture of office attendance and preferential treatment for those (mainly male) workers without caring responsibilities.

But as the recession bites, employers may feel emboldened to push for more presence in the office. There are already stories of companies such as Meta (formerly known as Facebook) retreating from the highly permissive approach they took during the pandemic, and some bosses may share Elon Musk’s views about home-working if not his cack-handed approach to employee relations. Even if returning to the office is not mandated, the threat of redundancy may boost presenteeism although, alternatively, tighter economic times may push employers to seek savings on property costs.

There may also be some polarisation: primarily remote working may become the norm in some sectors or companies, while being in the office becomes more established in others. The King’s College research showed that the biggest increase in home-working was among those who were already working from home at least one day a week before the pandemic.

Where more people are in the office, “fear of missing out” – on advancement, on collaboration, on gossip – may draw even more people in. Conversely, where online meeting and collaboration tools are the norm (perhaps augmented by periodic spells of intense in-person collaboration), employees will respond accordingly – not just in their daily habits, but in long-term decisions about where they live.

London’s office economy has not yet returned to its pre-pandemic state, but nor do I think it has settled into a “new normal”. Huge challenges for the real estate sector and the ecosystem of city-serving businesses remain, and some of these will be discussed at the King’s College/CLF event next week. But the future looks less bleak than it did during the pandemic, and any case for stripping back transport seems much weaker than it might have done even a few months ago. The debate about Crossrail 2 even seems to have restarted. Reports of London’s demise look to have been premature at best.

Originally published by OnLondon.

Pod people

The wonderful Tim Williams, who I have known for about 25 years, invited me to be on the podcast that he presents for Grimshaw. We had a great chat. Here it is.

https://shows.acast.com/the-grimshaw-podcast/episodes/about-building-london

Housing risks are multiplying

Fiscal, political and financial events are coming at us pretty fast right now, so it is easy to feel disorientated. But as the screech of U-turns fades and the smoke of burning policies clears, we already seem to be in a world that has fundamentally shifted from the stability of more than a decade of low interest rates.

Bank of England base rates, which have been below 1% for nearly 15 years, are already above 2% and some forecast they will rise as high as 6% next year (though expectations may be starting to fall, following the Chancellor’s latest statement). Mortgage rates have shot up too, with fixed-rate offers already jumping from 2% to more than 6%.

It is true that interest rate rises were already expected, but the chaos following the previous Chancellor’s “fiscal event” in late September means rises have been faster and sharper than most anticipated. What does this mean for the capital?

There’s not much good news, I’m afraid. Firstly, according to the Resolution Foundation, costs will rise sharply for those households whose fixed rate deals come to an end soon. A total of 5.1 million households nationwide – around 60% of all households with mortgages – have deals that run out before the end of 2024.

Londoners in this group will face the steepest rises, with average annual costs rising by £8,000. The capital has the lowest proportion of households with mortgages in England, but even so, there were around 1,000,000 mortgaged households in London in 2020, so around 600,000 of those could be facing a huge hike in the costs of their mortgages, assuming exit from fixed rate deals mirrors the national pattern. The impact will be selective but brutal.

At the same time, house prices are widely expected to fall – and to fall faster in London than elsewhere – as rising mortgage costs delay purchases or even force some sales. The top of the market is still booming, but there are dark clouds on the horizon. Some analysts have predicted London prices falling by as much as 12% by the end of 2024.

At first sight, this looks like it could be good news – at least for first-time-buyers, who paid an average of £440,000 for London properties last year. If those predictions of a 12% price drop were borne out across the market, this figure would fall to £387,000 by the end of 2024 and imply a (10%) deposit of £39,000 rather than £44,000. Together with the impact of Stamp Duty reductions announced in the ill-fated “mini-budget” – still standing at the time of writing, but anything could happen – this would reduce cash move-in costs by around £10,000.

But the impact of this possible saving would be rapidly wiped out by higher mortgage costs. The monthly cost of a 90% mortgage on a £440,000 property is around £1,777 on the basis of a 2.5% interest rate. If and when rates rise to 5%, even a £387,000 property would cost £2,036 per month – £250 more than now, and around two thirds of take-home pay for someone earning £50,000 a year.

For those buyers lacking the family wealth or savings to afford a deposit, falling prices and stamp duty cuts may help a first tentative foot onto the ladder. But the burden of those higher mortgage costs will soon wipe out those savings. Behind every silver lining, another cloud.

With a sharp fall in property values comes the threat of “negative equity”, a thoroughly unwelcome revival from the tail end of the last century. Negative equity – a term to describe when the value of a home is lower than the mortgage secured against it – was estimated to have hit around 40% of properties in London in the early 1990s.

A recent report by property analyst Neal Hudson suggests that a 20% fall in property prices would put 10% of London mortgages in the red. Again, the figure is higher than for other regions because prices in the capital have grown relatively slowly over the past five years, meaning recent buyers have had less chance to build up a buffer of equity.

Although negative equity is unpleasant and unsettling, it only becomes an acute issue if you are seeking to sell or remortgage a property. However, rising mortgage costs could force some sellers’ hands, particularly London’s newest buyers, who are those most stretched in terms of affordability and least cushioned by historically rising prices.

Private sector renters have it tough as well: rents are surging as landlords seek to pass on rising borrowing costs and as competition for properties intensifies, partly driven by a post-pandemic bounce. Some central London letting agencies already report more than 80 enquiries for each rental property, up from 16 in September 2019. As people delay purchases or – in a worst case scenario – see mortgaged properties repossessed, demand for rentals is likely to increase.

Something, you feel, will have to give. There will come a point when landlords will be unable to pass rising costs on to tenants or tenants will simply be unable to pay. Landlords may be forced to sell, as will some first-time buyers, which could feed a spiral of declining property values. Again, this has its attractions but raises the question of who will be able to buy when interest rates remain high?

London property prices may be overdue a correction (that is, a fall), but while interest rates continue to rise, it will be London’s private renters and first time buyers who will be most at risk of losing their home. Sadiq Khan has already renewed calls for rent controls and more funding for affordable housing as market supply stalls.

After the 2008/09 financial crisis a “mortgage rescue scheme”, administered in London by the previous Mayor, allowed housing associations to take a stake in properties to avoid repossessions. It had limited take-up in London and was closed early. But in a city that already has four times the national rate of homelessness, government action may again be needed to soften the blow.

Originally published by OnLondon.

There may be trouble ahead…

One of the grimmer expectations as sizzling summer gives way to apprehensive autumn is that we seem to be heading into a recession. But what sort of recession will it be? To paraphrase Tolstoy, even if all economic booms are alike, every recession is unhappy in its own way. How did London fare in recent recessions, and what could that tell us about the city’s prospects over the next couple of years?

1990-92 – from negative equity to currency speculation

The early 1990s recession technically ran from autumn 1990 to autumn 1991, though it cast a long shadow. It was triggered by rising inflation in the late 1980s, leading the government to put the Bank of England base rate up from around 8% in summer 1988 to nearly 15% in summer 1989 – nearly ten times its level today. Though the base rate came down steeply in the following years, it was still 10% in late 1991.

By this stage, the UK housing market was in freefall. Prices dropped by about 20% nationwide, and the fall was particularly sharp in London and the wider south east – around 30% between late 1988 and early 1993. A similarly sharp crash hit commercial real estate. The 1992 bankruptcy of Olympia & York, developers of Canary Wharf, was one of the most prominent collapses, throwing the planned Jubilee Line extension into doubt in the process.

The late eighties had seen a residential property boom, fuelled by right-to-buy, tax relief on mortgages and pretty lax lending criteria from banks. As prices plunged and mortgage costs rose, many new homeowners ended up with “negative equity” – property worth less than the debt secured on it. A study by economic geographer Danny Dorling estimated that around 40% of Londoners who bought homes in the late 1980s found themselves in this position – the highest rate in the UK. In some parts of east London, the proportion was more than 60%.

London’s workforce also suffered badly. In 1990 the unemployment rate in London was around 6.5%, the same as in Britain as a whole, but by 1994 it had doubled to 13% compared to 10% nationwide. Rates converged slightly in the following years, but London’s unemployment rate has stayed above the national level ever since. One analysis has suggested that factors driving higher unemployment in the capital included employers moving out of the city, high rates of closure in the manufacturing sector, and an increasing tendency for specialised sectors to recruit workers from outside the M25.

A curious turning point in London’s economic fortunes was reached in September 1992, when the UK was forced to leave the exchange rate mechanism (ERM), a precursor to the European single currency, which had required the government to use interest rates to maintain sterling’s value against other European currencies.

As speculation against the pound intensified, the government tried to compete with the speculators by buying sterling and by temporarily putting interest rates back up to 15%, before throwing up their collective hands and leaving the ERM. The value of sterling and interest rates then fell quickly, with the latter reaching 6% by the end of the year, and staying between 3% and 8% until 2008. With relatively low interest and exchange rates, the UK in general and London in particular suddenly looked like a great destination for overseas investment. The stage was set for the 15-year boom that followed.

2008-09 – from credit crunch to quantitative easing

The 2008-09 recession was very different in character and impact. The main trigger for the recession was the “credit crunch” – a sharp reduction in banks’ willingness to lend as they realised that many of them had bought high-risk subprime mortgages, which were starting to default. Because of the way these mortgages had been bundled up the banks didn’t even know how exposed they were. This screeching halt to a lending boom hit the housing market, with knock-on effects on consumer spending and confidence.

As concerns about unidentified “nasties” sent bank shares plunging (dragging the rest of the stock market with them), the government stepped in with a £500 billion programme of loans and guarantees to keep the money moving in the UK banking system. Interest rates – by this time set by the Bank of England – were also reduced sharply to try to return liquidity to lending, falling from 5% in April 2008 to 0.5% a year later. And, like other central banks around the world, the Bank of England also began to buy up government bonds, thereby injecting more cash into the economy for lending and investment (“quantitative easing”).

The immediate impact of the financial crisis was highly visible in London, and commentators expected this “white collar recession”, which had its roots in irresponsible lending by the financial sector, to hit London hardest. In September 2008, the collapse of US bank Lehman Brothers provided schadenfreude-fodder TV footage of stunned-looking bankers leaving their Canary Wharf offices with cardboard boxes of belongings. Immediate job losses in banking were substantial: GLA analysis identifies a net reduction of 30,000 in financial services in 2008-09.

But London proved resilient: overall job numbers in the capital fell faster than in the rest of the country, but also recovered more quickly. Unemployment peaked at 10%, but that was much lower than in 1993. House prices also dipped sharply, falling 15 per cent in London in the year to May 2009, but had recovered to their 2007 level by 2011, three years sooner than that happened in the UK as a whole. Asking “How did London get away with it?”, Professor Ian Gordon of the London School of Economics has observed that the recession affected different classes in different ways: lower-paid administrative and manufacturing workers took a heavy hit, while professionals and people working in service sector jobs supporting them saw much lower job losses over time.

One reason for this, Gordon suggests, is that the package of support provided by the government helped to revive professional services, particularly through diverting investment from bonds into property and shares. In addition, while London’s construction sector took a hit, both the London 2012 Olympic and Paralympic Games and Crossrail were major programmes of public works that sustained demand. It is, of course, arguable whether London’s rapid recovery from 2010, closely tied as it was to soaring property costs, was good for the city as a whole or has acted as a brake on productivity and equity – but that is probably for another day.

2022-?? – prospects for the capital

So, does the coming recession look more like 1991-92 or 2008-09? Worryingly for London, it may resemble the former more that the latter: interest rates and inflation are rising rather than falling (and GLA research suggests that Londoners face particularly high inflation). Private renters are already facing steep rises according to some reports, and London’s owner-occupiers may struggle when fixed-rate deals come to an end: average mortgage debt in London was about 60% higher than across the UK according to a 2017 survey, and the capital has many more borrowers with high loan-to-income ratios. Meanwhile, after a boom in demand for higher quality office space, rising interest rates and energy costs, alongside persistently high levels of home-working, are chilling the commercial real estate sector.

Furthermore, it is hard to see where new money will come from to reignite London’s economy. Quantitative easing has ended (indeed, the Bank of England is contemplating reversing the process), new transparency rules may make London a less favourable destination for (shady) foreign investors, and Transport for London is haggling with government to sustain services rather than gearing up to deliver new infrastructure.

However, for the moment, the economy still seems relatively buoyant. The number of jobs in the capital grew by around 100,000 between March and June this year, and unemployment is falling (even if, intriguingly, more people are dropping out the labour market than entering work). And London continues to top league tables of popular cities for business, from finance to tech (ironically, the sector that powered remote work seems particularly focused on office location).

London’s resilience can emerge from surprising places, as it did in the 1990s when recovery took root in places such as Hoxton and Shoreditch that had been been laid low by recession. There may even be shafts of sunlight behind the clouds. Nobody wants to see a return to negative equity, but a medium-term correction to commercial and residential property values might actually make London more accessible as a place to live and work.

There may be trouble ahead, but London still has the diversity of people and place, the heritage and culture, the transport connections and restaurants, that make it one of the world’s greatest cities. It may be politically and economically difficult to commit major investment in the capital, but the government should at least avoid damaging the social, housing and transport infrastructure that will enable London to lead national recovery after the recession.

First published by OnLondon.