Sex Driven Developers

There are always ways to find weaknesses in government; there is a decent chance that we find them on a daily basis. Yet, how must we react when the foundation of those making the decisions are now in a runt of enabling? What happens when the government first decides on cyber rules for the safety of all whilst opening a bordello around the corner so that those in dire need of affordable housing are getting screwed over?

This is what is on the goose feather of Julia Kollewe as she dipped it into the ink jar and gave us ‘Battersea Power Station developer slashes number of affordable homes‘ (at https://www.theguardian.com/uk-news/2017/jun/21/battersea-power-station-affordable-homes-almost-halved-by-developer). She is trying to wake up pretty much everyone with this and it should wake us all up. You see, the next decade is about the dire need of affordable housing, London is in danger of alienating the very population that is the means for its survival. You see, in my mind, greed is not a ‘technical issue‘. Greed merely is and never goes away. A technical issue is when you get the cement batter wrong in one shipment, a technical issue is when you are looking at a square and you calculated for 5 corners. When you have a £9 billion project and you have to redesign 40%, you are in my humble opinion screwing people over for your need of greed and profit whilst ‘putain‘ the 250 people now left outside in the cold (pardon my French). So as we see that someone clever from these Malaysian investors, are now trying to maximise profit by slashing the affordable housing part as we read: “The affordable home proposals amounted to 15% of the total 4,239 homes planned, which included luxury pads ranging from £800,000 for a studio atop the former power station to £4m for a four-bedroom flat (the three penthouses have yet to be priced).” there is no other option but to fight back. In this there are two options left to the government. One is to get the list of investors and they are to be banned from any other real estate investment in the UK for 5 years. The second option would be that if the apartments are uninhabited for over 40% of the time, there must be a large service surcharge to the building services. Once that these investors have to report these surcharges in the upcoming sales bill, they might have to let slip some of their expected profits. In all this, the ‘compensation‘ of mentioned “build the 386 affordable homes three years earlier than previously envisaged, which means residents will receive their keys in 2020. They will be located in apartment blocks near the power station“, is only a small band aid, because it is not just about time, it is about space and location, the space of 250 apartments is now gone! We sometimes state that no man is an island, but the UK kind of is, so that means that once the space is gone, it is definitively gone. We also get the quote “an assessment of the profits the developer expects to make. Independent adviser BNP Paribas advised the council that it is “very unlikely” that the 250 homes will materialise“. So when we see this ‘independent’ party. Have they been on this project from the very beginning? You see, if that is true than we see a feigned level of incompetence. From my point of view, BNP Paribas is not just the largest bank in France; it is one of the largest banks in the world, so when they make an £9B ‘oopsie’, something else is going on. From my speculated view is that they had made for whatever plan they could offer so that they could get the project, whilst down the track they adjusted the view to get the results their investors needed and submitted the new plans so that they end up getting what they wanted in the first place. I cannot tell how deep BNP Paribas is into this as ‘Independent adviser‘ implies that they could have been called in down the track, not initially. In support of this view the article also gives us: “Keith Garner, a local architect who has campaigned against the Battersea project for years, said: “Underlying it, the financial model is all wrong. A developer-led project to conserve, repair and bring back in to use a famous London landmark is turning in to a predictable disaster“. This now gives us two parts. The first is that this is not just coming to view and even as the lord Mayor Sadiq Khan is only now coming into view, his administration as well as the previous one, will now need to show clearly that due diligence was maintained throughout the project including the view and calculations before approval was given. This puts Boris Johnson equally on the hot chair as his team comes under scrutiny. If we are to maintain the push for affordable housing, we cannot accept screw ups of this magnitude. Because once the cashable buildings are gone, it is over and no other option remains. It is the curse of sitting on an island. Keith Garner has been vocal in the past, going back even before January 2015, yet from this point onwards we see Keybridge House in Vauxhall where only 4.5% became affordable (19 out of 419), it seems to me that when we tally that part the failure is a lot larger than most realise. Even then there was a list for the PowerStation with a setting of ‘3,444 new homes at the power station 560, or 16%, will be affordable‘, so the list got slashed before and it got slashed again. Actually, the numbers changed as 3,444 became 4239, so there has been more ‘revamping’ it seems that a project this much in flux implies that certain elements were either never set or set in a questionable way. Now, we get that things change, there are always details that need ‘alteration‘ yet when you ‘suddenly‘ add 795 apartments (which under normal conditions seem to be 2-4 additional towers, we should agree that ‘questionable‘ is very much the better word to use (without getting to rude and rely on the ‘putain’ word).

Another issue is seen in “Officers appreciate the level of stresses a scheme of this size and complexity has and that the main priorities of the scheme have been the conservation and redevelopment of the listed power station building, the delivery of the Northern Line extension and new underground station and the jobs to be created as part of the new town centre“, you see, as investors are always happy to sue the pants of any official, the mention of ‘delivery of the Northern Line extension and new underground station‘ is not a problem to the Malaysian investors, so if the UK government had impeded the development of an agreed project, the government get the invoice. So there is now the implied issue that there was a mere trade off and 250 affordable homes were scrapped. Is that not a view you would envision? In addition ‘jobs to be created as part of the new town centre‘ sounds nice, but how is that part of the powerhouse building project? So as this all comes to heads in “A report by the Wandsworth council planning officer recommends that the proposals be approved, ahead of a meeting of the planning committee on Thursday evening“, there is the speculated issue that the Wandsworth council made a right mess of things and they are trying to appease the situation so that they keep their jobs and possibly avoid the wrath of parliament, there was just the need to scrap housing for 250 people who desperately needed them.

So, feel free to object and oppose my way of thinking, but that is how I see it. I understand that the UK needs economy, it needs houses and it needs jobs, but when a limited resource is wasted to this degree we need to ask questions loudly and there needs to be the revision of policies to make certain that affordable housing remains at the top of the list, and remains the top priority of the list of achievements. Yet in the last 2-3 years, there is additional evidence growing that what was a desperate need is ignored by those, because it does not really impact them.

Yet the 2015 article also gives some opposition. We see this in “Tony Travers, director of the Greater London group at the London School of Economics, says: “In fairness, the developer is being required to pay for a lot of other things. The land has to be used very intensely to produce enough yield to pay for the things that the government used to pay for.”“. OK, this is fair enough. My response would be: ‘I agree, but that is the assessment of an investment opportunity. The numbers are done and in the end it is either feasible or it is not!‘ So the investor could have walked away from it. If the government had found the £9B, it has the option to do it themselves, with a very different balance, and perhaps with only one penthouse, the other 2 could have become 3 3-bedrooms apartment each. In addition, as it is now less about profit, there could have been 900 affordable houses instead of the 636 initially envisioned. As I read the articles over time and the sources given, it seems to me that orchestration might have been at the centre of things from the beginning. That feeling is gotten from ‘The land has to be used very intensely to produce enough yield to pay for the things that the government used to pay for‘, you see, like some naval projects, where voting for adjustments is often much better than being the messenger on a failed project, because those investors would sue, and the eagerness of the Wandsworth council implies to some degree that there would be a case and a court settlement of £9B might not be the best way to go forward. And as we see in the past “Many flats were sold off-plan and, still unbuilt, are back on the market at higher prices. Just before Christmas one unbuilt studio flat in the power station, which had sold for close to £1m, was back on the market for £1.4m. Last week, estate agent Chestertons was reported to have other unbuilt flats on the market for £865,000 – £150,000 more than their original asking price” implies that investors are getting rich fast, so the entire drop of 250 affordable apartments is becoming more and more of a debatable issue.

Yet the final issue not seen in the latter article is most damning on both the houses of Sadiq Khan and Boris Johnson. The quote “the lack of a master plan for the area” is damning because it implies that the area could lose its identity, and I am willing to buy either a coffee with a cream cheese bagel with Salmon if they can clearly oppose the drop of value for the loss of identity validity. Those who truly move to London want to be in an area. They want to be part of Islington, Hammersmith or Chelsea. Some will prefer Southwark because of Hay’s galleria, yet in reality they might just do it because the hookers give much better value in that borough. Whatever reason we hear the identity of the place matters. And this requires a clear master plan. to some degree when it is in the hands of foreign investors, things go into flux, yet a clear master plan is essential the prevent London of becoming an anonymous place of chaos.

In this we remain at minus 250 apartments. You see, no matter how grand it all looks, the immediate need for infrastructure is simple. When the people have to travel too far to work, the job will no longer be a feasible solution. Even as some are pointing to an extension of the Northern Line, the simple truth is that it is an additional 15 minutes, meaning that some people will travel 90 minutes each way to get to (or from) a place where they can afford to live, on top of that travel costs are rising too. So the new place ends up being a ghost town without infrastructure. How is that an interesting investment when some could go in and out of this ghost town to burglar it into heaven as they get to do that unopposed? How many paintings and electronics need to be removed before the investors seek another place to go to?

All elements that seem to have been missed, all part of a master plan not in place and all linked to investment and economic plans that might have been dubious from the beginning. As I personally see it, a lack of long term oversight, checks and balances all cast aside for the quick profit and the marketable view of mentioning, to merely look good. And now Lord Mayor Sadiq Khan has the mess on his plate and he gets to see what might be salvaged, because when I see ‘A report by the Wandsworth council planning officer recommends that the proposals be approved‘, I wonder what has not hit the light of day yet and what else has to be sacrificed (or additional costs received) in the next upcoming year. Would you not wonder (read: worry) about that very same thing?

 

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