King's Cross Development: Second Year Research: University of Cambridge

H I S TO RY O F T H E M A S T E R P L A N 1

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PREVIOUS MASTERPLANS W ha t C a m e B e fore ?

Since being opened in 1852, King’s Cross and the surrounding area have gone through much redevelopment. Whilst the area was undesirable to begin with, multiple extensions to the station and the area along with a dedicated commitee have seen the area thrive. Such outlying introductions such as Camley Park to the west of the site and other various interventions now make King’s Cross one of the most desirable areas in London.

Indeed, before the current development, there existed Norman Foster’s 1987 masterplan (see right) of converting the area to a large park space and preserving the historical buildings. This plan was scrapped in favour of extending St Pancras, a decision which has made the King’s Cross area a major transport hub in this country.

Left:The Original King’s Cross Plan. Middle: Camley Park. Right: Norman Foster’s Masterplan Development of 1987

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L I N E S & S PAC E S M ap pi ng R o ut e s T hro ug h t h e D eve l o p me n t This looks at the main routes through and around the development area, highlighted in grey, with the main blocks of buildings blacked out. There will however be routes through these blocks but they are not main lines for pedestrians moving through the site. The green picks out the green spaces and parks whilst the off-white blocks highlight the main urban spaces on the site.

This is useful to compare against the uses map of the area to see if these main routes correlate with the main building uses in the area.

Pedestrian Paths Through the Masterplan Site.

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THE CURRENT MASTERPLAN

A Masterplan takes a long time to develop and looking back at the 2004 plan of the site it’s easy to compare and see how priorities change as both time and the site progresses. Like previous ideas and fallen masterplans for the site, the current development shows a mix of uses and inclusion of the local residents into the decision making process.

A D eve l o p me n t

The intentions from the original plans are still clear but are more refined and the focus has been driven into the spaces at 1, 2, 3 & 5.

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M A P S A N D A N A LY S I S 6

E x is t in g Grou n d Floor L a nd U s e s

DEVELOPERS USES MAP

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E x is t in g U p p e r Floor L a nd U s e s

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Prop os e d Grou n d Floor L a nd U s e s

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Prop os e d U p p e r Floor L a nd U s e s

H I S TO R I C A L M A P

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12 1:1000

Pu b lic Sp a c e Nolli M ap

NOLLI MAP

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MASTERPLAN RESEARCH 14

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T1

N2

T2

T3

N1

P1

S1

T4

M1

I1

H1

B5

S4

B1

M2

M3

S2

B3

P2

S3

T5

L1

T6

S5

B2

B4

B6

R1

L3

R3

A1

G1

R5 R4

A4

A5

K1

K2

R2

A3

A2

W2

W1

K3

K4 29

Q1

Q2

W3

F1

J1

B2

B4

B1

A1 A2 A3 A4 A5

B6

B5

B3

F1

I1

G1

H1

J1

K4

K3

K2

K1

M1 M2 M3

L1 L3

Q1

Q2

R1

R2

R3

R4

R5

R5

W1 W2 W3

N1

N2

P2

P1

S2

S1

S4

S3

S5

T1

T1 T2 T3 T4

T5

T6

A1-5 GOOGLE KX A l l fo rd H a ll M o na g ha n Morris Google’s new one million square foot headquarters in King’s Cross is composed of a campus within a building that engages with a new yet historical piece of London. The new building is sited on a 300m2 (1000ft2) tapering plot that rises to the north and is defined by King’s Boulevard and the railway, connecting Granary Square to the north with Battle Bridge Place to the south. Sitting upon a retail plinth punctuated by three generous light-filled entrance halls, Google’s new workplace is organised around a looped three-dimensional promenade that wraps its way along, through and up the building’s six to ten office floors, connecting cycling ramps, cores, workstations, major shared amenities, terraces and a large roof garden in an easy and enjoyable journey that encourages encounter or “positive friction”.

The importance of this promenade is clearly expressed in the building’s volumes, articulating a conversation between the world within and the city beyond. A city wich the employees will have very little need to investigate.

Drawings 1:2000

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Google KX

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B1 W i l m o t t e & A s s o c i e s SA Wilmotte & Associés SA architectural practice has recently completed the design of a 48,800 m² office building in Central London, close to SaintPancras station. The project is currently under construction and is due to complete on site in October 2014. The building is an important component of the mixed use development in the southern part of King’s Cross Central. The scheme is currently under construction. The design team has collaborated with other Architects with regards to the building’s interface to the master plan and with Landscape Architects regarding the relationship between the building and the public realm.

The sustainability strategy was an integral part of the concept development from the inception. The building incorporates passive design features, highly efficient building services, and a low carbon energy supply.

The building lies within the King’s Cross Conservation Area alongside the Grade I listed structures of King’s Cross and Saint-Pancras stations, the Grade II listed German Gymnasium and the Stanley Building to the South.

The curtain wall system is a re-interpretation of the local load bearing masonry with its interwoven metal frames and terracotta infills. The façades are constructed from an elegant steel framework with terracotta piers that create a rich and dynamic contrast to the other glazed areas. The simple and tectonic approach of the articulated framework draws on the language of Victorian industrial architecture.

The building is currently being assessed under BREEAM 2008 “New Construction assessment” and is expected to achieve an ‘Excellent’ rating.

Drawings 1:500

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Te c hni c a l s pe c i f i c a t ion s Client: BNP Paribas Immobilier Design architect: Wilmotte & AssociĂŠs SA Executive architect: Adamson Associates Structural engineer: AKT

Services Engineer: Hoare Lea

Quantity Surveyor: Gleeds Quantity Surveyors

Health and safety consutant: Confluence

Materials: Structure: steel / Facade: terracotta, glass & aluminium

Fire Strategy Consultant: Aecom Facade access consultant: Reef Associates Facade design consultant: Buro Happold

B1

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B2 1 PA N C R A S S Q UA R E D av i d C hi ppe rf ie ld A rc h it e c t s This office building is located to the south side of the King’s Cross redevelopment, between King’s Cross and St Pancras stations. It is the first new block after leaving the station up the hill towards the heart of the site.

Design work began in February 2008 and the building was completed in November 2013.

The brief called for an office building with a narrow (20mx46m) footprint and a maximum height of 38m above street level. Situated on a new public ‘Pancras Square’, the volume is visible from all sides calling for a strong visual identity. The design expresses strong tectonic horizontal and vertical elements: concrete floorplates extend beyond the building’s envelope while 396 cast iron columns emphasise and articulate the rhythm of the facades, adding character and depth, recalling traditional trabiated structures.

The columns stand clear of the rainscreen on the south facade, defining balconies on the upper floors giving the building a clear ‘front’ towards the urban square. On the other facades, the columns are engaged and form part of the envelope on the upper floors. Cast by a foundry in Hallifax with a surface pattern of woven straps, the columns are both a reminder of the site’s industrial past and a nod to Gottfried Semper’s theory about the role of weaving in the evolution of man-made structures.

On the ground floor, the facade is recessed to form a double height colonnade defined by the freestanding iron columns, providing a sheltered public area and access to an underground tunnel (with a ‘light-wall’) which joins the network of underground walkways under the two stations - in particular London Underground. It also accomodates two commercial units.

The main entrances are on the east and west facades, leading into a double height lobby lined with Italian black marble at ground level and white polished plaster above. Each office floor measures 655m2 with a further 55m2 balcony and a generous floor to ceiling height of 3.2m. The top floor is intended as a ‘crown’ for the building, with a taller floor to ceiling height, and a plant room occupying the north end.

Drawings 1:500

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B3 5 PA N C R A S S Q UA R E B e nne t t s A s s o c ia t e s A rc hit e c t s This new BREEAM ‘Outstanding’ headquarters for the London Borough of Camden brings together council offices, council services, a library and leisure facilities in a landmark location on the King’s Cross Central masterplan.

Located on zone B of the masterplan, the 5 Pancras Square development “responds to both the emerging context of King’s Cross Central and the historic environment of St Pancras Station and the surrounding conservation areas.” It is intended to be an exemplar of an environmental building in an inner city context.

“ 5 Pancras Square is a fantastic new public services hub for Camden, as well as being one of the greenest public buildings in the UK.” Cllr Theo Blackwell Cabinet Member for Finance and Technology

The building aims for the highest standards of environmental sustainability for a major office development, using a combination of complementary passive and active design features to obtain very low carbon emissions.

It is one of the first inner-city buildings in the UK to achieve a BREEAM ‘Outstanding’ sustainability rating and is currently on course to achieve the highest ever BREEAM score.

The new building will enable the council to significantly improve its face-to-face customer service points in the King’s Cross area, and deliver new, improved public library and leisure facilities located beneath ten floors of office accommodation. This includes two swimming pools and a small ‘lagoon fun pool’ and a 100-station fitness gym. Perhaps this is a contemporary interpretation of the town hall.

Client: KCCLP/London Borough of Camden Structural Engineer: AKT II Services Engineer: Grontmij Quantity Surveyor: Davis Langdon Contractor: Kier Area: 150,000m2 over 11 floors Value: £65m (base build £55m, fit-out £10m) Completion: July 2014

Drawings 1:500

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B4 2 PA N C R A S S Q UA R E A l l i e s a nd M o rris on A rc hit e c t s Building B4 is one of three new office buildings forming part of the masterplan for King’s Cross Central. The buildings look onto two new public spaces - Pancras Square and the King’s Boulevard. It provides 130,000 sqft Grade A office space above retail and restaurant uses.

The facades are composed from a outer masonry layer of white precast stone, behind which sits a fine metal and glass inner layer. As the building rises, the masonry window surrounds become more delicate, whilst the inner glass layer recedes into the building. At the final floor it is completely absent, revealing a glimpse of sky.

Sustainability has been central to the development of the King’s Cross masterplan and, as such, Building B4 is enabled for a BREEAM 2011 rating of Outstanding.

Contract value: £35 million Completion date: 2014 Area: 15,800 sq m BREEAM target: Outstanding

Drawings 1:500

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2 Pancras Square

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B6 3 PA N C R A S S Q UA R E Po r phy r i o s A s s oc ia t e s The building is designed by Porphyrios Associates. It has stunning views across Regent’s Canal to Granary Square and the heritage buildings in the north and to St Pancras Clock Tower in the south. The building houses approximately 158,000 sq ft over 10 floors. A typical floor is 18,300 sq ft. The street level will house premier retail. Goods and services for this building will be delivered below street level via a shared access route.

As with all the office buildings at King’s Cross, the very latest technology will reduce running costs for the occupiers and minimize environmental impact. The building will meet the BREEAM standard ‘Excellent’ as a minimum and will be linked to the site-wide district heating network. This network will provide 100% of the development’s heating and hot water needs.

The building has been designed to maximize the environmental benefits of its location. Orientation, solar shading, the use of thermal mass for cooling and passive ventilation systems all contribute to its energy efficiency.

Drawings 1:500

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E1 7 PA N C R A S S Q UA R E S t ud i o D own ey A rc h it e c t s This office building is designed to wrap around an existing listed building known as the Stanley Building. It is approximately 19,700 sq ft net over 5 floors. A typical floor is 3,900 sq ft. Goods and services for this building will be delivered below street level via a shared access route.

As with all the office buildings at King’s Cross, the very latest technology will reduce running costs for the occupiers and minimise environmental impact.

The building will meet the BREEAM standard ‘Excellent’ as a minimum and will be linked to the site-wide district heating network. This network will provide 100% of the development’s heating and hot water needs. The building has been designed to maximise the environmental benefits of its location. Orientation, solar shading, the use of thermal mass for cooling and passive ventilation systems all contribute to energy efficiency.

Drawings 1:500

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GERMAN GYMNASIUM A l l i e s a nd M o rris on A rc hi t e c t s ( re nov a t ion ) The Gymnasium at St Pancras was built in 1865 for the German Gymnastics Society. The works, which are the first stage in bringing the building back into long-term use, involve revealing some aspects of its original ‘anatomy’ and character, while retaining layers of historical alterations. Allies and Morrison have created a grand space connecting the lower and upper floors; a fragment of the original vast void, which formed the “turnhalle”. This offers an immediate view up into the laminated timber roof structure from the entrance of the ground floor space. D&D (restaurant group) aim to create a complex of restaurants here. The new stair, which connects the two levels, is fabricated entirely of welded steel plate with oak trims; a reference to the timber and metal connections employed in the existing roof structure of the building. Other necessary elements such as a lift, temporary fire escapes and back of house areas have been provided on the north and east sides, leaving the south and west free to allow sunlight to fill both floors.

Drawings 1:500

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G1 CANALSIDE PAV I L I O N S t a n t on W i l l i a m s A rc hit e c t s This 3-storey buidling links Granary Square to the Regents Canal on the Eastern side, providing new pedestrian connections as well as a new restaurant/bar. It will aslo straddle the level change betweent Granary Square and the market canopy along the east side of the UAL.The large windows allow large amounts of natural light to flood the interior spaces, whilst the exterior materials of exposed brick, glass and steel continue the industrial feel of the surroundings.

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I1 F I S H & C OA L D av i d More ly A rc h it e c t s

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Jamie Oliver Group is the new resident in this converted office building (see history section). It will house one of his restaurants as well has his offices and studios.

K2,K3 MIDLAND GOODS SHED & WEST HANDYSIDE CANOPY B e nne t t s A s s o c ia t e s A Grade II listed building, the Shed was built by Great Northern Railway in 1850, and was a temporary passenger terminal during construction of King’s Cross station. It was then used as a goods shed and a three story annex was added to it.

The canopy was built in 1888 as a covered area to unload potatoes, with the potato market to the east. Four telegraph poles remain with the structure.

Plans for restoration and conversion, future uses include a 29,000 sq ft Waitrose “concept supermarket” or Guardian Events Venue, a 2,400 sq ft cookery school, 30,000 sq ft for an events and educational venue (e.g Annual Central St. Martin’s Fashion Show).

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K4 HANDYSIDE GARDENS & EAST CANOPY D a n Pe a r s o n St u dio To be used as a path between Art House appartments and Midlands Goods Shed, children’s play area and a place to sit and meet.

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N1 GASHOLDER TRIPLET Wilk in s on E yre A rc h it e cts This successful planning application for the re-use of three unique Grade II listed Gas Holder Guide Structures near King’s Cross provides 144 apartments which total in excess of 10,000m² of residential accommodation. The proposals form an integral part of the ongoing regeneration of the King’s Cross area, lying at the heart of the canalside Regent’s Quarter. The design retains the iconic silhouette of the original structures, which are a familiar feature of the north London skyline, and defines a new fourth ‘virtual’ cylinder - providing a private garden courtyard for residents.

Drawings 1:500

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N2 GASHOLDER N O. 8 B e l l P hi l l i ps A rc hit e c t s Gasholder No.8 is a 25m high structure that dates back to 1850. It encases a new park area designed by Bell Phillips Architects. Included in the park is a stainless steel colonnade and a central lawn. Bell Phillips architects aim to provide a space that encourages play, relaxation and contemplation.

Drawings 1:500

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P2 PLIMSOLL BUILDING D av i d M o re ly A rc hit e c t s The Plimsoll Building is a private residential building designed by David Morley Architects. The building provides 178 private apartments and 77 affordable homes. The ground and first floor house two schools (including one fo rthe deaf) with shared facilities and a small retail unit. Having begun in April 2013, construction will be completed in late 2015.

Drawings 1:500

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R1

M a k i & A s s oc ia t e s AKDN, Educational building by Maki & Associates, 59,500 sq ft.

R2

R3

Cubitt Park, Residential, 140 new homes

Q1

Be n n e t s A s s oc ia tes

A l l i e s & M o rris on

AKDN Offices by Bennets Associates, 69,800 sq ft.

Handyside Street, Offices and residential units by Allies & Morrison, 376,900 sq ft.

Q2 Leisure, 16,500 sq ft.

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The north east of the site contains many developments still in process and in the planning phase. Whilst R4 & R5 create the most northern border and have been built, the rest, although having similar purposes appear to be lagging behind the rest of the development.

As you c an see, the variety of uses is tremendous, however, the site does not work yet as a whole. And how do offices and residential interract with regards to building a social community?

S1-S2 H A N DYS I D E STREET S1: Handyside Street, Offices, 195,500 sq ft.

S2: Handyside Street, Offices, 199,500 sq ft.

S4-S5 CANAL STREET AND CUBITT PA R K S4: Cubitt Park, Office, 187,500 sq ft.

S3

Ni al l Mcl aughi n Archi tects S3: Canal Street, Residential, Niall McLaughin Architects, due 2015, 102 homes

The north east of the site contains many developments still in process and in the planning phase. The S phase of this development is still being advertised for planning and discussion. However the intended building uses have been decided and plans are underway for the surrounding areas.

S5: Cubitt Park, Residential, 177 Homes

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R4 RU B I C O N C O U RT P R P A rc h it e c t s Rubicon Court, a project by PRP architects provides 117 homes to the north of the site. Again situated on top of retail spaces, this along with building R4 creates a boundary for the site. Completed in 2012, the retail spaces are still to be let since the surrounding area is not yet fully developed.

The demographic for housing considering the local development and rising house prices puts these homes firmly in the hands of local office workers rather than the displaced residents surrounding the site.

Drawings 1:500

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Rubicon Court

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R5 SAXON C O U RT & RO S E B E R RY MANSIONS M a c C re a no r L av in g t on Saxon Court and Roseberry Mansions are some of the latest buildings by MacCreanor Lavington built and finished in 2012. They form part of the northen border of the site and provide vast amounts of affordable residential housing built on retail premises. Built into this complex is recreational space and the surrounding landscapes help create an entire complex for residents.

Drawings 1:500

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T1 THE ENERGY CENTRE

spanning between.

N i a l l M c L a ug h lin A rc h it e c t s The developer Argent commissioned Niall McLaughlin Architects to design the first element in their large-scale redevelopment and regeneration of the King’s Cross area as King’s Cross Central. The regeneration project is one of the most ambitious in Europe and seeks to be a showcase of sustainable development.

The building’s program is multi-use, incorporating an energy centre, a multi-use games area, a retail / café / restaurant unit, centralised car parking, open market and affordable apartments. The site sits immediately to the north of St. Pancras International, with its northern boundary running parallel to the new Channel Tunnel Rail Link as it approaches the station.

The design of building is a product of its orientation and surrounding context. A strong architectural framework allows for subtle variations which respond to the diverse program. The facades are given a sculptural quality through the articulation of deep vertical piers, with horizontal elements

Drawings 1:500

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T5 AKDN

T6 URBANEST

S t a nt o n W i llia ms A rc hit e c t s

G l enn Howel l s Archi tects

The Aga Khan University student hall block was designed by Stanton Williams Architects. It is a 12-storey building which will provide 198 student rooms and cost approximately ÂŁ20 million. It will be linked to offices a leisure / community centre all run by the AKDN - an organisation which works to improve the welfare and prospects of people in the developing world.

The Urbanest student accommodation was designed by Glenn Howells Architects. The structure consists of two interlinking buildings; a 27-storey tower and a 14 storey block. Included are 657 student bedrooms of varying specification, a ground level retail store, and a landscaped courtyard. Development has been completed and the building is currently occupied.

T5 Urbanest

Drawings 1:500

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Q2 SKIP GARDEN Use: Community site with a skip garden, a cafe, and space for other community activities such as workshops.

Created and looked after “the Generators”, they work with volunteers from Global Generation, the Guardian, and King’s Cross construction workers.

The fruit and vegetable grown are sold to local cafes and restaurants

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PERSONAL RESPONSES 43

S T PA U L’ S MEWS U r ba n Expl o r at ion s Whilst exploring the area surrounding the King’s Cross development we came across this estate to the north-west. Entering along a row of typical Islington houses, you are thrown into Brutalist architecture with winding passages and views over surrounding rooftops. Right next to a gated community, the change and variation in housing around this area is dramatic and provides an interesting place for a case study.

As well as the change between private and public housing, there is also a mix of localised retail, although mostly run down and closed, built into the structure of the community. More promisingly, the estate centres on a community centre, brightly advertised and obviously in use, suggesting that this kind of housing structure is more inclusive than the rows making up surrounding streets.

Retail and residential along the entrance to St Paul’s Mews and the surrounding estate. An example of Brutalist architecture.

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MIXED USE H ow R e s i d e nt i a l a nd I nd u s t ria l Mix Moving back towards the centre of King’s Cross with it’s development is Camley street which is bordered on one side by high density depots and on the other by high rise estates. The contrast is stark, and separated only by a road and the movement of lorries it’s hard to find the area appealing.

However, due to it bordering the north side of the site, there is room and opportunity for development which has already been seen in the plans to create a bridge over to Camley park, natural greenland bordered by the canal passing through the area.

Above, building uses, and right, house prices in that area, show that the housing in that area is low compared to the surrounding developments.

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