CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Welcome! Future of London is a not-for-profit urban policy network, helping to build skills, knowledge and connections across sectors and across London. We focus on the practical aspects of housing, regeneration, infrastructure and economic development, guided by our public-sector members. This event and ensuing report are part of our effort to bring practitioners from a range of disciplines and levels together. We hope you get some fresh ideas today – and meet some new people! #FoLTownCentres @futureofldn
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
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CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
AM Agenda: 09:30 – 10:35
Intro, Keynote and Plenary : Strategy (Tower B+C)
10:40 – 11:30
Delivering Large-Scale Change (Tower B+C) Coffee break
11:50 – 12:40
Working With Complex Places (Tower B+C)
12:45 – 13:30
Buffet lunch in main reception
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CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
AM Plenary: STRATEGY Keynote/Chair: Panel:
Daniel Moylan, Chair, Mayor’s Design Advisory Group, GLA
Jerome Frost OBE, Global Planning Director and Leader of Consulting (UKMEA), Arup Sue Foster OBE, Strategic Director for Delivery, LB Lambeth Victoria Hills, Chief Executive Officer, Old Oak & Park Royal Development Corporation Gerry Hughes, Senior Director and National Head of Planning, Development & Regeneration, Bilfinger GVA #FoLTownCentres
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Strategy Jerome Frost OBE Global Planning Director and Leader of Consulting (UKMEA) ARUP
Creating Resilient Town Centres Jerome Frost, Arup
Who is the Town Centre for?
Apple Watch can now be picked up from shops, but not bought there
High Street vs Internet
The Great Inversion (and other urban theory)
North West Urban Transformation Sydney, Australia
Castellanas Norte Madrid, Spain
Croydon London, UK
The Centre of your life, not the place you go to shop‌
Creating a ‘living’ Town Centre
The Town Centre is the Millennial's living room
If we designed homes like we do Cities‌
If we designed Town Centres like we do homes‌
Cafe Bar
Social Space
Shop
Market
Gym
Studio
Restauran t
Cafe
Play
Library School
Homes
Hotel
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Strategy Sue Foster, OBE Strategic Director for Delivery, London Borough of Lambeth
Resilient town centres Sue Foster, OBE Strategic Director, Delivery, LB Lambeth
Co-produced master plan Council a major land owner A stewardship role, but also a catalyst for change Opportunities BUT big challenges
Challenges
Brixton - a rapidly changing place Gentrification – a double edged sword – positive change, but displacement too… Complex challenges and solutions
Increase in land values House prices in Lambeth now 10 x average earnings (it was 4 x in 1997) Network Rail arch refurbishment plan – concerns at rent rises & lease terminations
Planning deregulation – loss of employment floor space
Protest and Challenge Reclaim: Brixton Many global issues felt locally
…but Brixton is a contested space…
Constrained & congested spaces - need to build in extra capacity through better design Resolve conflicting uses on the street (markets/shops/bus stops/refuse) New public spaces & seating, more greening
Night time economy hotspot Major economic benefits to town centre – including jobs Concern for us in relation to violence with injury Overlapped with a main transport hub and issues with gang violence in adjacent neighbourhoods Prevention agenda
Resilience of public environments – designing out crime Improving regulation of licensed other public premises
24 hour tube – will this have beneficial or adverse effect?
Brixton Rec – iconic – key to community identity But also needs major investment
Opportunities
Physical change‌ Markets and public ream Improve transport interchange 3 major redevelopment projects
Estimated 1,000 new job opportunities Construction jobs and apprenticeships could be over 1,000 each year 700 new homes - at least 40% should be affordable – many at Council rent levels New residential population estimated to spend £2.3m per year in the Brixton economy
Your New Town Hall Consolidated 14 Council offices into 2 194 homes Refurbished town hall to including community uses and enterprise space
Somerleyton Road Council is building around 300 homes Setting up a local housing co-op Ovalhouse Theatre
Brixton Central
Potential for 250 new homes Step change is amount of employment space in town Opportunity to extend indoor markets & major improvements to train station Nature of relationship with Network Rail (owns part of the site) currently being considered
About programming and better management of spaces Harnessing the power of local people Testing new ideas and uses for spaces
Developing shared aspirations & objectives with partners
The markets the heart of Brixton
Covered markets.. Saved from redevelopment, but were struggling Listed – including for their cultural importance to Black Caribbean community
Linked up owner with Space makers
17 units offered free for 3 months Now has waiting list of over 300
Street markets Largest award of High Street Fund grant
A street market strategy including future management A master plan for the market streets Major public realm improvements to Electric Avenue Working with traders & the BID Integration with indoor markets & adjacent businesses key challenge
Electric Ave Heritage Lottery Funded Townscape Heritage Initiative
ÂŁ2.6m grant based scheme to improve shop fronts and heritage assets
Testing ideas
The Impact Hub Brixton – testing out enterprise space in the town hall
Pop Brixton : Meanwhile project Focus on local employment & enterprise Test out potential future long-term uses 85% businesses from Lambeth Commitment to employ locally
10 subsidised units (retail, office & workshop) Training space (including each tenant volunteering ½ day per month) Free community use of various spaces Space for the Impact Hub Until at least October 2017
No. 6 Somerleyton Road Former mealson-wheels kitchen Community space leased for free to Brixton Green Brixton Street Gym
Brixton Works – considering setting up an agency to manage the affordable workspace we build
Supporting local creatives e.g London Design Week Raise profile of Brixton as place of work & industry
Great connectivity – but could be better – London Overground stop • Clapham Junction • Canary Wharf • Old Oak Common
Next Steps • Continue innovating • Work with partners – BID, Community Interest Companies – manage spaces in the future • Better connectivity – rail, tube, over-ground and cycling • Seek “Area of intensification” in London Plan • Housing Zone bid to help unlock development • A national policy framework to support enterprise & new business growth •
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Strategy Victoria Hills Chief Executive Officer, Old Oak & Park Royal Development Corporation
VICTORIA HILLS – CHIEF EXECUTIVE OFFICER
Old Oak and Park Royal – Creating Resilient To w n C e n t r e s 23 JUNE 2015
L O C AT I O N
HS2 CONNECTIONS
OPDC OVERVIEW THE VISION OLD OAK WILL BE A SUSTAINABLE NEW TOWN LOCATED IN THE CENTRE OF LONDON THAT IS AN EXEMPLAR IN ACCESSIBLE, HIGH QUALITY AND ‘SMART’ REGENERATION. FOCUSSED AROUND A WORLD CLASS TRANSPORT ‘SUPER-HUB’ AND SUPPORTED BY NEW SOCIAL & GREEN INFRASTRUCTURE, OLD OAK WILL DELIVER SIGNIFICANT LEVELS OF HOUSING AND EMPLOYMENT CREATION FOR LONDON. PARK ROYAL WILL BE ENHANCED WITH NEW CONNECTIONS, SERVICES AND INNOVATIVE INFRASTRUCTURE TO STRENGTHEN ITS POSITION AS THE UK’S LARGEST INDUSTRIAL PARK.
THE TREASURED WORMWOOD SCRUBS WILL BENEFIT FROM SENSITIVE ENHANCEMENTS AGREED BY THE COMMUNITY.
L L D C C O M PA R I S O N
OLD OAK – KINGS CROSS
Kings Cross 26 ha 2,000 new homes 32,000 new jobs Old Oak =105 ha (in this image red outline) 24,000 new homes 55,000 jobs
OLD OAK - VNEB
VNEB 100 ha 18,000 new homes 25,000 new jobs Old Oak =105 ha (in this image red outline) 24,000 new homes 55,000 jobs
W H AT ’ S P L A N N E D 2 0 2 T R A I N S AT P E A K TIMES 2 5 0 , 0 0 0 PA S S E N G E R S & 5 0 , 0 0 0 PA S S E N G E R S E X I T I N G T H E S TAT I O N
66%
150%
L O N D O N W AT E R L O O
8 MINUTES FROM H E AT H R O W 10 MINUTES FROM THE WEST END 38 MINUTES FROM BIRMINGHAM
90% 90% 69
W H AT ’ S P L A N N E D CANARY WHARF
55,000 NEW JOBS (2/3 OF CANARY WHARF)
24,000 NEW HOMES 52,800 NEW RESIDENTS (1.5 EBBSFLEETS)
66% EBBSFLEET
150%
£ 7 B N P E R A N N U M O F G VA T O U K E C O N O M Y ( D R A F T F I G U R E W I T H M O R E W O R K U N D E R W AY ) 70
BEFORE WILLESDEN JUNCTION
HS2 STATION SITE
WORMWOOD SCRUBS
71
AFTER WILLESDEN JUNCTION
HS2 STATION SITE
WORMWOOD SCRUBS
72
LAND USE
Opportunity Area Planning Framework: “Town centre uses should cater for the day to day needs of development and not negatively impact on nearby centres”.
Harlesden
Ealing
Shepherd’s Bush
LAND USE - Adjacent to Old Oak - District town centre - mixed retail Harlesden
Ealing
Shepherd’s Bush
LAND USE
Harlesden
-
5 minutes on Crossrail Metropolitan town centre 125,000sqm floorspace (2012) Mid-range retail Ealing
Shepherd’s Bush
LAND USE
Harlesden
Ealing
- 5 minutes on West London Line - Metropolitan town centre - 200,000sqm floorspace (2012) - Mid/high end retail Shepherd’s Bush
OLD OAK MASTERPLAN
Harlesden
Willesden Junction
Hythe Road Old Oak Common Lane Old Oak Common North Acton
Old Oak High Street
Old Oak Common Lane Station (London Overground)
Old Oak Common Station (HS2/Crossrail and National Rail
Grand Union Canal
Old Oak High Street
Retail and Leisure Needs Study - OPDC have commissioned Peter Brett Associates - Investigates quantity, location and phasing of retail and leisure that could be provided without impacting on existing centres - Qualitative recommendations (affordable retail, meanwhile uses, opportunities and challenges for nearby centres) - Will inform OPDC’s Local Plan policy. Initial findings due August 2015
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Strategy Gerry Hughes Senior Director and National Head of Planning, Development & Regeneration, Bilfinger GVA
Setting a Strategy for a Successful Town Centre June 2015
Gerry Hughes National Head of Planning, Development & Regeneration Bilfinger GVA
gva.co.uk
The town centre is not dead – it is rapidly changing and we need an adaptive, flexible response
Short presentation title here / November 2010
The importance of our Town Centres/High Streets as illustrated in London
2/3 of all Londoners live within 5 minutes walk
2/3 of London’s developable land is within 200m of High street/town centre
54% of all jobs in London outside CAZ on high street/town centre
It is about more than shopping
Short presentation title here / November 2010
47% of all businesses outside CAZ on a high street/town centre
•
Understand the change
•
Develop bespoke response to the change
•
Apply creative management & stewardship
Short presentation title here / November 2010
Understanding the local forces of change Medium Term • • •
Short Term
Planning Policy Local Institutional support Alternative trading formats
• • •
Declining spending power Market confidence Economic distribution
Town Centres High Streets
Longer Term ‘Slow Burns’
•
Demographic Change • • • •
Aging Ethnic diversity Polarisation Leisure Demands
Source: Economic and Social Research Council Short presentation
•
Digitisation • • •
Internet Sales Networking Social Media
title here / November 2010
•
Convenience Culture • • • •
Ease of access Instant availability Move away from one stop shop Localised convenience
Responding to this change A viable Town Centre needs to be multi - functional Shopping
Cultural / Arts
Commercial / Offices / Industrial
Private / community services
Town Centre
Leisure / Entertainment
Residential
Public Services
Our obsession with coffee……… ▪ 36% of adults visit coffee shops in a typical week ▪ 51% prefer to shop in an area with more than several coffee shops ▪ 52% of these people will stay longer ▪ A boost of 2-4% for surrounding businesses …but illustrates the importance of functional diversity
Short presentation title here / November 2010 Source: ESRC
Response: Setting Strategy 3 Stages -
Robust diagnosis – the Place
-
A holistic response – solution that is feasible and viable
-
Delivery – actions, responsibilities, timescales, stewardship
Public sector as enabler/facilitator
Short presentation title here / November 2010
Principal Considerations •
Role & function
•
Catchment – users, stakeholders & their needs
•
Potential / capacity
•
The right cocktail – a blended response
•
Shopping, having fun, working, living, accessing services
•
Getting there easily
•
Making a visit an enjoyable experience – a pleasant place
•
Directly address problems / issues. Short presentation title here / November 2010
Principal Considerations •
Introduce activity – markets, ‘meanwhile uses’
•
Address conflicts
•
Create sense of community ownership
•
Public / private role – deploy assets
•
Ensure affordable, viable & deliverable
•
Build in management / stewardship
•
Use planning as a positive tool – not just a ‘control mechanism’
•
Define responsibility and accountability Short presentation title here / November 2010
Stewardship: Managing the Experience Ensure Availability & Convenience
Information
Management
Influence journeys / movement / connections
A Coordinated Offer
Innovation
Ensure a high quality experience
Communication Increase dwell time and spend
Short presentation title here / November 2010
Nunhead Village, Southwark
Several of our current town centre projects in London
Several of our current town centre projects in London
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
DISCUSSION #FoLTownCentres