W11P167

THE BARTLETT SCHOOL OF PLANNING

Earl's Court UrbanRegeneration Report Group 3: Gkiza, Antigoni Jackson, Jenny Jiang, Yingxuan Qin, Meng Song, Yaling Xu, Han

Module: BPLN0063 Case Studies in Preparing Regeneration Projects Module Coordinator: Dr Sonia Freire-Trigo Tutor: Dr Lauren Andres May 2020

Contents An Executive Summary PART 1- Site Analysis 1. Location 2. History 3. Social and Economic Analysis 4. Policy Context 5. Land Ownership and Key Stakeholder 6. Land Use 7. Transport and Accessibility 8. Public Realm and Activities 9. Environment 10. Current Development 11. SWOT Analysis PART 2- Strategy 1. Vision 2. Objectives 3. Masterplan 4. Projects 5. 3D View PART 3- Implementation 1. Phasing 2. Governance Structure 3. Financial Feasibility 4. Funding Arrangements 5. Monitoring and Evaluation Arrangement 6. Risks of the proposals and Risk Mitigation Strategies 7. Post-intervention Strategy Conclusion Reference Appendix

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An Executive Summary This report sets out a proposal for the regeneration of the Earl's Court and West Kensington Opportunity Area, as identified in the London Plan. Included is an analysis of the surrounding area, a detailed specification of regeneration projects, and an implementation strategy. The site is located across the border of the London Borough of Hammersmith and Fulham and the Royal Borough of Kensington and Chelsea. The area has gone through significant change over the years and was internationally recognised for the Earls Court Exhibition Centre before its demolition in 2014. After sitting vacant for so many years, this intervention aims to reinvigorate the area and foster a strong local identity by creating a place which enhances physical and social connections of the surrounding areas, as well as providing a derisible place to live and work for existing and future residents.

Opportunities and Challenges The site offers magnificent opportunities for regeneration. Its designation as an Opportunity Area in the London Plan means that there is pre-exisiting planning policy that reinforces the development of new housing and the creation of new jobs for the area. In addition, the extensive vacant land along the railway, which used to host the Earl’s Court Exhibition Centre, provides plenty of space for new infrastructure. The area also benefits from fantastic connections to the rest of London, with one overground and two underground stations in the immediate vicinity, making the area a desirable location to live or work.

Earls Court also faces a number of challenges. The North End ward is among the 20% most deprived areas in London and the dominance of poor-quality housing, unmaintained spaces and lack of provision for pedestrians and cyclists have augmented the physical and social deterioration of the area. In addition, the rail infrastructure constitutes a physical barrier to movement which makes creating physical connections across the area difficult. Moreover, the high presence of hotels means the area has suffered socially from the transient population which, in combination to the aforementioned factors, have resulted in the lack of a local identity.

Vision and objectives Our overall vision seeks to create an inclusive place which serves and accommodates the existing and future community. The proposal seeks to create a liveable urban environment and a diverse resilient economy. A key aspect of our vision is to enhance the pedestrian accessibility and promote sustainable mobility with vibrant open spaces. Our vision has been guided by our analysis of the strengths, weaknesses and opportunities of the area. The following three objectives have been shaped in accordance with this analysis, and the founding factors in achieving our vision for a reinvigorated Earls Court.

Objective 1: Establish sustainable connections within the area, and enhance existing connections to and from the wider area Objective 2: Deliver a range of housing and facilities to support the community and enhance its identity Objective 3: Provide opportunities for local economic growth through the creation of working spaces and attracting non-residents to the area 1

An Executive Summary Delivery The regeneration of the site will be delivered via a phased-development strategy. The project will be carried out in three phases over a twenty-year span. The first phase accounts for preconstruction activities such as stakeholder consultation and the creation of a masterplan. The following phases will see the construction of the designated four areas that make up the site.

The redevelopment will be delivered via a partnership between the two Councils, Hammersmith & Fulham and Kensington & Chelsea, and the landowners, TfL, AGP and Delancey, which will collaborate throughout the duration of the project.

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Site Analysis

1.1 Location

Figure 1.1.1: Site's location regarding important parts of London

Earl's Court is a district in the Royal Borough of Kensington and Chelsea and Hammersmith & Fulham in West London which is split between North End Ward (LBHF) and Earl’s Court Ward(RBKC). The site is also conveniently connected to the Heathrow airport through the highway A4.

Figure 1.1.2: Site's boundary and main transport stations

The boundary of the site is defined by Warwick Road to the east, North End Road to the west, West Cromwell Road (A4) to the north,and Lillie Road to the south. And there is a railway across the area and 3 tube stations nearby(West Kensington, Earls court, West Brompton).

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1.2 History

The name Earls Court derives from its governance by a manorial courthouse, which was bought by Sir Walter Cope in the 17th century who built Cope’s Castle, known today as Holland House. At the beginning of the 19 th century, Lord Kensington inherited the estate and invested in failed enterprises, such as the Kensington Canal; underestimated due to the rapid use of the train (Farrells, 2017).

The Railway boom of the 1840s influenced Lord Kensington to sell his defunct canal to rail businesses which transformed the area from market gardens to an accessible suburb. These new routes have always been the key to the evolution of the area. The profits from Prince Albert’s Great Exhibition of 1851 in Hyde Park were used to create the Albertopolis, a compl ex of mus eums , colle ge s and institutions (Farrells, 2017).

The International Exhibition was built on the newly-constructed Cromwell Road and triggered the building boom, making the area an affluent metropolitan district. During the second half of the 19th century, James and Robert Gunter developed sixty acres around Earls Court causing the spread of the development to Fulham. The rapid increase of the population introduced the railway transportation of passengers and new infrastructure of schools, hospitals and shops emerged (Farrells, 2017).

The first residents of Earls Court consisted mainly of medical professionals, businessmen from the City, actors, writers, artists and some of the most famous politicians of that era. By 1910, Earls Court was in decline and The Brompton and Kensington Electricity Company stopped generating in the 1920s (Farrells, 2017).

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1.2 History The outbreak of World War I had fundamental chan g e s not only for the exhibition center but also for the surrounding area as there was a rapid construction and renovation of derelict houses.

After the WWII, the local councils decided to build social housing on the bomb sites that surrounded Earls Court. There was an expansion of the road system due to the increased car ownership and the first wave of Polish immigrants arrived in the area (Farrells, 2017).

Due to the emergence of London as a global capital, the update of infrastructure was essential. Stamford Bridge Stadium to the south of Earls Court was rebuilt throughout the 1990s, to the north, the BBC’sWhite City One opened in 1990 and the BBC Media Village, in 2004. Earls Court is the epicenter of these developments and its regeneration of the site should meet the modern expectations of the general public. In 2014, the Mayor’s London Plan designated Earls Court as an Opportunity Area, providing a unique chance to the area to satisfy the huge demand for homes and jobs (Farrells, 2017).

Figure 1.2.1: Cromwell Place in 1908 Source: https://farrells.com/wpcontent/uploads/2017/08/Shaping-West-London.pdf

Figure 1.2.2: Residential estate The Boltons in 1879 Source: https://farrells.com/wpcontent/uploads/2017/08/Shaping-West-London.pdf

Figure 1.2.3: Conservation areas, Listed Buildings and Buildings with Certificate of Immunity in Earl's Court and in the surrounding area

Buildings with Certificate of Immunity Listed Buildings Conservation Areas Boundaries of the site Brompton Cemetery monuments

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1.3 Social and Economic Analysis Despite its location on the boundary of two of London's wealthiest boroughs, the social and

economic characteristics of the area immediately surrounding the site are not so affluent. Outlined below are statistics of the two wards (North End and Earl's Court) that the site lies between and that the regeneration project aims to join together.

The heat map below illustrates the severe reduction of property value from the East to the West of the Earl's Court site. This differentiation should be viewed as an opportunity for investors, as the site's proximity to the high property prices within Kensington & Chelsea indicate that there is room for significant growth in land value on our site.

Figure 1.3.1: Heat map of Index of Multiple Deprivation

North End Ward, Hammersmith & Fulham North End ward is located to the western side of the designated site, and is home to two social housing estates: West Kensington and Gibbs Green Estates. Collectively, they have over 2000 residents and 760 properties. The estates make up two Lower Super Output Areas which are among the 20% most deprived nationally. The neighbourhood is also within the 50% most deprived in terms of educational attainment presenting an opportunity for this regeneration project to provide construction training and jobs to local residents in the short-term, and retail and hospitality roles in the long-run.

The current housing stock in North End is characterized by a large proportion of flats and maisonnettes, mostly made up of one and two-bedroom properties. The Resident-run West Ken & Gibbs Green Community Homes Limited (WKGGCH) is an active community organisation which has created a People's Plan to maintain social housing in the area.

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3. Social and Economic Analysis • • • • •

67% of residents are employed – above average for London.

31% of school pupils receive free meals, well the above London average of 17%.

Only 28.8% of households are owner occupiers, a reduction of 11.5% from 2001.

29% live in social housing Average property prices in the borough have increased by almost 15% over the past 5 years.

Figure 1.3.2: WKGGCH housing

Earl's Court Ward, Kensington & Chelsea To the east of the site, Earl's Court is a very densely populated area with flats making up 94% households. A lot of properties are hotels or short-term rentals, meaning that, unlike North End, the area has a fairly transient population, suggesting that there is an opportunity to attract tourists to the regeneration area.

The supply of social housing In Earl’s Court has reduced significantly in recent years. Currently, 23% of housing is socially rented, spelling out a need for new development to provide more social and affordable housing units in the area, particularly as this type of accommodation is likely to be more in demand following the COVID19 pandemic.

As is average for London, 71% of residents in Earl's Court are economically active. In general, the population are highly educated with 53% posessing a degree-level qualification (compared to the London average of 38%), indicating that there would be potential for tenants of new Grade A office space in the area to recruit locally.

Despite its relative affluence, Earl's Court is a hotspot for crime, in particular aussult and theft. This will be considered in the design of the public space for the regeneration area to enhance public safety.

Figure 1.3.3 More affluent Earls Court housing All socio-economic data is based on North End Ward Profile (Royal Borough of Hammersmith & Fulham, 2018), and Earls Court Ward Profile, Royal Borough of Kensington & Chelsea, 2013)

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1.4 Policy Context Statutory Planning National Planning Policy Framework (Published on 2012, Updated on 2019.2)

Nation

New London Plan Draft (Updated on 2019.12)

Council

Local Plan of Hammersmith & Fulham ( adopted by the Council on 2018.2)

Local Plan of Kensington and Chelsea ( adopted by the Council on 2019.9)

Neighborhood Development Plan of West Kensington and Gibbs Green Community (Neighbourhood Forum and Area Designation adoptedby2018.7)

Neighborhood

The People’s Plan

Planning Application

Earls Court planning application ( granted by council 2013.11)

Borough

The people’s Plan of West Ken Gibbs Green Community Homes Ltd (Published on2017.12)

Figure 1.4.1 Policy Context Overview, By Author

1. National Planning Policy Framework(Last updated by 2019.2) Planning policies and decisions should consider the social, economic and environmental benefits of estate regeneration. Local planning authorities should use their planning powers to help deliver estate regeneration to a high standard.

2. New London Plan Draft ( Last updated by 2019.12) Earls Court & West Kensington is defined as one of the Opportunity Areas in t. The plan stipulates the area's capacity for at least Indicative homes 6500, indicative jobs 5000. (Opportunity Areas are identified as significant locations with development capacity to accommodate new housing, commercial development and infrastructure of all types, linked to existing or potential improvements in public transport connectivity and capacity.)

Figure 1.4.2 Location of Earls court/West Kensington Opportunity Area

Source from Mayor of London

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1.4 Policy Context 3. Local plan of Hammersmith & Fulham (adpted by the Council on 2018.2) The Council of Hammersmith & Fulham (LCHF) will support the phased mixed use residential led redevelopment of the Earl’s Court and West Kensington Opportunity Area ● Provide a mix of land uses, including housing, employment, hotels, leisure and associated facilities, retail and cultural facilities. Cultural facilities should include a major arts, leisure or entertainment activity; ● Provide adequate social, physical, environmental and transport infrastructure to support the needs of the area as a whole; ● Provide for improvement to living estates, including the potential for renewal of and additions to all or parts of the estates, as part of the comprehensive approach to the regeneration of the Opportunity Area; ● Provide green corridors and public open spaces including the provision of a centrally located local park of at least 2 hectares; and recognize the substantial scope offered by the scale and location of the Opportunity Area ● Create a new sense of place and range of densities. There may be scope for tall buildings, however any tall buildings would need to be justified by a full urban design analysis. ● Provide the potential to enable the inclusion of new road links between the A4 and Lillie Road that will help improve the local highway network (in LBHF and RBKC) as well as better servicing the development. ● Providing employment uses Especially in creative industries, health services, bio-medical and other research based industries. flexible and affordable space suitable for small and medium enterprises in large developments 4. Local plan of Kensington and Chelsea (adopted by the Council on 2019.9)

● Earl’s Court will remain an important cultural destination, as well as providing offices, at least 2000 new homes within the borough and a new town centre to address local shopping deficiency within the Opportunity Area ● Establish a new identity following the closure of the exhibition centre. ● Ensure good connections between Earl’s Court Road District Centre and the new urban quarter, a new public open space, low carbon; ● travelling Improve the pedestrian and environment, alsocyclists local air quality; ● Protect the green corridor designated along the west london railway line.

Figure 1.4.3 Key Issues and Opportunities Source from Local plan of Kensington and Chelsea

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1.4 Policy Context 5.Earls Court planning application ( granted by council 2013.11) Demolition and alteration of existing buildings and structures as well as the comprehensive redevelopment of the site including new open space, vehicular and pedestrian accesses and routes and a mixed use development comprising buildings to accommodate residential use.

In total, 7500 homes could be built, including 1,500 social and affordable rent homes, with 760 of these replacing the homes of the West Ken and Gibbs Green estates 

Application 1( RBKC) :195,796 sqm of development provide 930 residential units.



Application 2( LBHF): 932,831sqm of development provide 5845 residential units



Separate planning application: 808 residential units.

Figure 1.4.4 The Earls Court planning applications information summary . Source from RBKC

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1.4 Policy Context 6. The people’s Plan (Published by West Ken Gibbs Green Community Homes Ltd 2017.12) The People‘s Plan was published in July 2016 and contains a costed set of proposals for improving the West Kensington and Gibbs Green estates including energy efficiency measures, home improvements, a new community centre and at least 250 new homes in the form of additional storeys and infill. The Plan was developed by West Ken Gibbs Green Community Homes, working with Architects for Social Housing and over one hundred residents. Its purpose is to demonstrate the potential of a community-led alternative to the planned demolition of the West Kensington and Gibbs Green estates as part of the redevelopment of Earl’sCourt. 

The plan is proposing to build 250 new homes where we have identified space. Then generate £50 million to help pay for the improvements and 70 new homes for social rent. By selling 180 of new homes

Figure 1.4.5 Home delivery proposal . Source from The people’s Plan

Proposed improvements include: better insulation and ventilation; upgraded bins and refuse systems; glazed balconies to add space to the one bedroom flats in the tower blocks; upgraded communal areas; better control of green space; better security; enhanced landscaping with a new community garden and allotments.

Figure 1.4.6 A BIRD’S EYE VIEW . Source from The people’s Plan

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1.5 Land Ownership and Key Stakeholders Land ownership • Ten years ago Hammersmith & Fulham Council unveiled ambitious plans for the redevelopment of Earls Court and north Fulham including knocking down the Earls Court exhibition centre and two adjoining council-owned housing estates to help make way for a new west London district straddling the border with Kensington & Chelsea next door.

• 2015 The site co-owned by Capco and TfL. The Earls Court exhibition centre was knocked down to be developed into housing, retail and office space across Hammersmith & Fulham, and Kensington & Chelsea.

• 11/2019 Capco sold its interest to APG and Delancey excluding Lillie Square; Transport for London’s(TfL) interests in the project remain the same; Two estates, Gibbs Green and West Kensington were back to Hammersmith and Fulham Council.

Figure 1.5.1 Land ownership (Author)

Key stakeholders Tfl will work alongside De lancey and APG to delive rthe important mixeduse developments in the exhibition centre part of the site.

Hammersmith and Fulham Council is responsible for Gibbs Green and West Kensington(760 homes and close to 2,000 residents).

Figure 1.5.2 Key stakeholsers (Author)

West Ken & Gibbs Green Community Homes consist of over two thirds of households. A Board is selected to be made up of 14 residents and 4 housing experts and meets every couple of months to progress its founding aim; to improve the neighborhood and save the estates by transferring them into community ownership under resident control.

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1.6 Land Use Land use The figure 1.6.1 illustrates that there are seven types of land use in the site. The site area mainly consists of residential, industrial & transport, and vacant land. To be specific, the ar e a is do m i n a t e d by residential land-use and the large vacant area (8 hectare) is situated in the east .

Mixed

Office

Residential

Industrial

Commerical

School

Vacant land Figure 1.6.1 Land Use (Author)

Building Height The figure 1.6.2 shows that the whole area is low-density and low-height. High buildings with 3-5 floors are almost the west of the boundary, and 3floor residential buildings locate in the inside of the area. The highest building in the south of area is 32- floors.

5 Meter 50 Meter

10 Meter 75 Meter

20 Meter 100 Meter

40 Meter

Figure 1.6.2 Building Height (Author)

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1.6 Land Use Building Use In the wider context, Earls Court is dominated by residential buildings (Figure 1.6.3). In the west fringe of the site, the retail and of f i c e b u i l di ng s th a t serve the area are located (Figure 1.6.4 ).

Residential

Education

Community

Hotel

Restaurant

Office

Medical

Retail

Industrial & Transport

In the site, residential buildings, particularly affordable housing, dominate the area (figure 1.6.5). There are two institutions, namely Transport for London and Metropolitan Police in the north and south respectively.

The Fulham Boys School is a local high school in the centre of the site.

Figure 1.6.3 Building Use (Author)

Figure 1.6.4 The retial

Figure 1.6.5 Affordable housing

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1.7 Transport and Accessibility Connectivity Figure 1.7.1 shows that the area could be considered as the junction of various rail transport.

There are two underground stations, one overground and a DLR. This rail transport infrastructure facilitate the connectivity of the site with the wider London area.

Figure 1.7.1 Connectivity (Author)

Piccadilly

Overground

District

DLR

Underground Station

Overground Station

DLR Station

Rail Station

Public transport Accessibility Figure 1.7.2 illustrates that public transport accessibility generally is good with a Public Transport Accessibility Level (PTAL) of 2-5 (Webcat, 2020).

There are three underground or overground stations around the site, and many bus stops among the fringes of the west and south.

Figure 1.7.2 Public Transport Accessibility (Author)

PTAL 1

PTAL 2

Piccadilly

DLR

PTAL 3

PTAL 4

District

Overground

PTAL 5

PTAL 6

Bus Route

Bus Stop

PTAL 7

Underground Station

DLR Station

Overground Station

Rail Station 16

1.7 Transport and Accessibility Road hierarchy and Permeability A4

Primary Road Physical Barrier

Second Road X

Tertiary Road

Dead end

Figure 1.7.3 Road Hierarchy and Permeability (Author)

Figure 1.7.4 A4, Six-lane

Figure 1.7.5 Lillie Rd, Two-lane

A4 (see figure1.7.4) and Lille Rd (see figure1.7.5) are the primary roads around the site.

A4 crosses the area to the north of the site, providing the corridor which connects Heathrow Airport and the commercial centers of The City of London and The West End. The second road, North End Rd (see figure1.7.6), crosses the site from its western side and the tertiary roads dominate the area.

The figure 1.7.3 shows that there is a physical barrier, namely the railway, on the site (see figure1.7.7). This barrier totally divides the site and hinders the permeability from all of the entrances. On the west side, there are many dead ends that hamper pedestrians' usability and the movement of vehicles.

Figure 1.7.6: North End Rd

Figure 1.7.7 The railway aross the site

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1.8 Open space and Public Attractions Open Space The area surrounding the site has numerous identifiable open spaces (see figure 1.8.1). The open spaces consist of formal garden squares which are predominantly semi-private, meaning they are only accessible to those who contribute to their upkeep. However, they do contribute to public visual amenity. Communal gardens are also common in this area and are usually located between two terraces shared by the residents of the terraces.

Boundary

Brompton Cemetery

Private open spaces

Public open spaces

Semi -private open spaces Figure 1.8.1 Open spaces

Public Attractions

The Royal Albert Hall

One of the UK’s most iconic music venues, the Royal Albert Hall, is just under two miles from Earl’s Court.

The concert hall is known for hosting the Proms as well as a variety of different concerts throughout the year.

Figure 1.8.2 The Royal Albert Hall

The Design Museum

The Design Museum is just half a mile from Earl’s Court Tube Station and is set inside a Grade II listed building. There is an archive on show, library, two shops and a permanent collection to explore. A visit there will reveal product, industrial, fashion and architectural designs.

Figure 1.8.3 The Design Museum

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1.9 Environment Topographical Conditions Earl's court has really different changes in ground levels. The figure 1.9.1 shows the topographical conditions of the site. Purple area indicates 5m aod, blue area shows 6-8m aod, yellow area means 10m, pink area is 11m aod and red area is 12m aod.

5M

6-8M

11M

12M

10M

Figure 1.9.1 Topographical Conditions

Flood Risk Figure 1.9.2 shows that much of the site is located in an area of high flood risk (Flood Zone 3), while only few areas are in flood zone 2. Thus, the area is susceptible to sewer and has great threats in terms of surface water flooding.

Flood Risk Zone 2

Flood Risk Zone 2

Boundary Figure 1.9.2 Flood Risk

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1.9 Environment Air Pollution The figure 1.9.3 demonstrates that the situation of air pollution within the whole area is not very extended. However, the areas near to West Cromwell Road (A4) and Warwick Road have relatively serious air pollution.

<16 16 19 22 25 28 31 34 37 40 43 46 49 52 55 >58 Passes annual mean objective

Fails annual mean objective

Figure 1.9.3 Air Pollution Source: http://www.londonair.org.uk/london/asp/annualmaps.asp

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1.10 Current Development 4

3 2

.

Earls Court

West Kensington

SITE: EARLS COURT West Brompton Station

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Mixed-use site (Planning application approved) 1.10.1 Lillie Square The project is a mixed-use development project of 808 residential units permitted on 2013 cover 3.1 hectares. It was composed of 200 affordable units are; 8 residential blocks ranging from 4 - 16 storeys, 30 residential town houses.The total area proposed for ancillary uses including parking, servicing, plant, storage at lower ground level is 19,840sqmďź&#x152;leisure facilities 1167sqm.

Figure 1.10.1: Lillie Square

1.10.2 100 west Cromwell road The project was permitted in 2015, comprising five buildings (up to a maximum of 13 storeys in height)to provide a maximum of 278 residential units, 24398 sqm (NIA)provision of an extension to existing retail store TESCO to totally 5400sq m (NIA), 3880 sqm community and leisure facilities.

Figure 1.10.2 100 west Cromwell road

1.10.3 195 Warwick Road The site , permitted in 2015, was included as one of four sites in the Warwick Road Planning Brief which adopted on 11th January 2008 .

The predominantly residential project contains six buildings providing 224 units with 7 to 11 storeys in height. Flexible commercial/ community uses were approved at ground and lower ground floor level.

Figure 1.10.4 245 Warwick Road

Figure 1.10.3 195 Warwick Road

1.10.4 245 Warwick Road The project, permitted in 2018, is included as one of four sites in the Warwick Road Planning Brief which was adopted on 11th January 2008. The site area is 0.83 hectares and has historically been used as a car park but is currently used to store materials the current plan provide 174 market residential units and 81 affordable residential units, 481 sqm of Class A1, A2, A3 or D1 use together with open space and associated access, parking and landscaping.

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1.11 SWOT Analysis SWOT

Strengths

Opportunities

Intense presence of hotels boosts the economy.

Strong potential economic growth in va cant land(economically active populati on, cultural function and transport junc tion).

Connectivity

Strong connectivity with the rest of London.

A4 is close to the area and connects Heathrow airport and the two commercial centres of The City and the West End. Public Transport connections (bus, under ground and overground).

Create a local cycling network connected to wider London by two cycling routes (Q15 and CS9).

Policy

Single ownership assists the common planning.

Two estates, Gibbs Green and West Kensington, are back in the ownership of Hammersmith and F ulham Council, which will help the creation of a common plan.

The site is a designated Opportunity Area according to the London Plan.

Street corridors of mixed-uses Mixed-use areas along the vehicle roads maintain a sense of street vitality.

Construction of new infrastructure (ho using, community facilities) in the vacant land.

Densification of the existing 3- storey housing stock of the area.

Economy

Community

SWOT Maps

Figure 1.11.1 Strengths and Opportunities Map (Author)

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1.11 SWOT Analysis SWOT

Weaknesses

Economy

The two LSOAs within the North End ward are both in the 20% most deprived nationally.

The closure of the Earlâ&#x20AC;&#x2122;s Court Exhibition Centre caused the suffering of the local businesses.

Connectivity

Poor permeability and walkability.

Lack of interconnectivitybecause of the rail infrastructure that create barriers to movement.

Lack of cycling routes and accessibility for pedestrians.

Limited government funding.

Limited transport expansion sp ace.

Conflict between stakeholders.

Difficulties in delivering affordable housing due to relatively high land prices.

Potential time-consuming processes of negotiations betw een the two councils.

Policy

Community

Threats

Poor-quality environment leads to pollution, unsafety and lack of sense of community.

The transient population, due to the large number of hotels, decreases civic pride and sense of community.

Poor quality housing, unmaintained open spaces and lack of provision for pedestrians cause unsafety, physical and social deterioration.

Lack of public spaces for local community (parks, cultural and social infrastructure).

SWOT Maps

Figure 1.11.2 Weaknesses and Threats Map (Author)

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Strategy

2.1 Vision Earl’s Court: An "exhibition" of livability and interconnectivity

Figure 2.1.1 Vision (Author)

"Exhibition" In recognition of the loss of Earl’s Court Exhibition Centre, an integral part of our vision is to foster a sense of local identity by creating a place which will provide accessible amenities, such as cultural and economic facilities, not only for local people but also for the wider population and tourists.

Interconnectivity We aim to address the social and physical separation within Earl’s Court through delivering a place which unites the surrounding population and transform the area through creating better walkable connections.

• • •

Connectivity Permeability Walkability Low carbon

Liveability Fundamental to our vision for the area is creating an inclusive place which serves and accommodates the existing and future community, This will be achieved through adopting the principles of a livable urban environment; accessibility and sustainable mobility, a diverse and resilient local economy, vibrant public spaces, affordability and community engagement.

• • •

Community Identity Public realm Affordability

• • •

Economy Sustainability Localisation Diversity

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2.2 Objectives Sustainable Connections Walkability Permeability

Low carbon

Affordability

Localisation

Thriving Sustainability Economy

Public realm

Diversity

Identity

Vibrant Community

Objective 1 – Sustainable Connection Establish sustainable connections within the area, and enhance existing connections to and from the wider area.

Objective 2 – Vibrant Community Deliver a range of housing and facilities to support the community and enhance its identity.

Objective 3 – Thriving Economy Provide opportunities for local economic growth through the creation of working spaces and attracting non-residents to the area.

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2.3 Masterplan

5

11 3

7 8 2

9

6

1 4

10

Figure 2.3.1 Masterplan (Author)

1

Earl' s Court Highline Park

7

Construction Training Centre

2

Green corridor

8

3

Earls court centre

4

Public corridor

9 10

Skills and Recruitment Centre

5

Primary School

11

6

Earls court square

Earls Court Multifunctional Community Centre North End Road market Office for new enterprises

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2.3 Masterplan Residential Mix-used

Building Use

There are six types of building uses identified in Institution the site (see figure 2.3.2).

CommunityThe west area is dominated by residential buildings, School schools and community facilities, which aims to improve the existing community environment.

The east area is mainly focused on the construction of office buildings to introduce new industry in the site.

Office

Figure 2.3.2 Building Use (Author)

1-Floor 2-Floor 4-Floor 5-Floor 6-Floor 7-Floor 8-Floor 9-Floor 10-Floor 12-Floor

Height Design The average floor is 10 in the site (see figure 2.3.3).

The lower-floor buildings are in the fringes of the site, and higher-floor buildings are allocated in the middle, reflecting the existing highest building in the middle (see figure 2.3.4).

13-Floor 15-Floor 32-Floor

Figure 2.3.3 Building height (Author)

The West

Figure 2.3.4 The Skyline (Author)

The East 28

2.4 Projects- The list of projects Objective 1: Establish sustainable connections within the area, and enhance existing connections to and from the wider area.

Project1 Earls Court Highline Park-establish highline from south to north over the railway Project2 Establish a green corridor from Earls Court station to North end road Project3 Create a pedestrian street from North end Rd to Lillie Rd Project4 Create better public transport access and reduction of cardependency to create a friendly and healthy street network

Objective 2: Deliver a range of housing and facilities to support the community and enhance its identity.

Project5 Meet local housing needs​ Project6 Green and Open Space Enhancement Project7 Creation of Job Centre​​ Project8 Establish Primary School Project9 Earls Court Multifunctional Community Centre

Objective 3: Provide opportunities for local economic growth through the creation of working spaces and attracting non-residents to the area.

Pr oject10 Rejuvenate the retail and cultural offering in the area to establish Earl's Court as a lively destination with a strong local identity.

Project11 Provide a range of flexible and affordable spaces for small and medium enterprises Project12 Secure additional employment and training opportunities across a range of sectors for local residents Project12 Enhance the North End Road market 29

2.4 Projects Objective 1

Establish sustainable connections within the area, and enhance existing connections to and from the wider area.

Project1: Earls Court Highline Park - establish highline from south to north over the railway Due to the railway causing a large physical barrier from the west to the east, the highline is designed to connect the two divided areas and provide high-quality open space for residents and visitors. It is inspired by the New York High line Park (figure 2.4.3) and the Barcelona railway park (figure 2.4.4), both successful cases at redeveloping railway lines as open space.

It will be 640-meter-long and be created on the abandoned overpass (figure 2.4.2) over the railway, extending from A4 to Liile Rd (figure 2.4.1). It will not only provide green spaces but reduce the noise pollution from trains. It will be a multifunctional line park providing cycling, pedestrian, meanwhile use and landscape (figure 2.4.5). As an icon of Earls court, it will become a tourist attraction and promote regeneration development in adjacent neighbourhoods.

Figure 2.4.1 The loation of the highline park (Author)

Figure 2.4.2 The abandoned overpass (Author)

Figure 2.4.3 The Newyork highline park

Figure 2.4.4 The Barcelona railway park

30

2.4 Projects

Figure 2.4.5 The Earls' court highline park

Project 2: Establish a green corridor from Earl's court Station to the North end Rd A Green corridor provides connection from the west to the east (figure 2.4.6), but it is much more than just a linear connector. It is envisioned to seamlessly change in character to respond to its adjacent uses and provide a wide range of outdoor experience.

Figure 2.4.6 The location of the green corridor

Figure 2.4.7 The inspiration for the green corridor

31

2.4 Projects Along the green corridor, the mix-used buildings will be designed to have active frontages (figure 2.4.8) that bring to the street a feeling of vitality and safety.

Figure 2.4.8 The inspiration for active frontages

In the junction of the green corridor and the highline park, there will be a multifunctional building called Earls Court Centre. It will provide retail, exhibition, restaurants, and office space (figure 2.4.9). The building is combined with the highline. People can utilize the slopes or stairs of it to access or cross the highline (figure 2.4.10). More specifically, the multifunctional building will work as a ramp connecting the two levels.

Figure 2.4.9 The inspiration for the Earl's court centre

Figure 2.4.10 The inspiration for the Earl's court centre

Project 3: Create a pedestrian street from North end Rd to Lillie Rd The pedestrian street is about 800-metreslong and will activate the vitality of the inner area. It connects two important institutions, namely Transport for London and Metropolitan Police (figure 2.4.10).

Before construction of the street, the way to access these institution is the dead end.

The corridor mainly aims to animate the street frontages by providing the mixedused ground floor (figure 2.4.11).

Figure 2.4.11 The location of the green corridor

32

2.4 Projects

Figure 2.4.12 The inspiration for the pedestrain street

Project 4: Better public transport access and reduction of cardependency to create a friendly and healthy street network The Mayorâ&#x20AC;&#x2122;s Transport Strategy sets out three l ong term ambitions for 2041 that this Plan directly supports: (1)80% per cent of journeys will be made by w alking, cycling and public transport.

(2)All Londoners will achieve 20 minutes of active travel each day.

(3)Seventy per cent of Londoners will live within 400 metres of the London- wide cycle network.

In line with the Mayor's strategy, this project aims to improve pedestrian and cycling access.

It should cover the whole area and could be finished step by step, as different areas of the site are completed.

Firstly, a cycling route system will be created (figure 2.4.13). It will connect to the existing national cycling route (Q15) and proposed cycling route (Q9) to connect to the wider area of London.

Cycling route

Bike parking

Figure 2.4.13 The cycling system

The bike parking with rental bikes is located around the site to encourage people to travel Figure 2.4.14 Bike parking sustainably throughout the area (figure 2.4.14, figure 2.4.15).

Figure2.4.15 Hiring Biking

33

2.4 Projects The project also concentrates on improving road safety. Pavement paintings (figure 2.4.16) and CCTV cameras should be placed on every single road and set up speed restriction at 30km/h for Lillie Rd and North end Rd (figure 2.4.16).

Moreover, North End road and Lilie Road are given priority to bus (figure, and construct attractive bus stop (figure 2.4.18) and underground station (figure 2.4.19)â&#x20AC;&#x2039; to encourage people to access public system.

Furthermore, the project aims to provide a more accessible area. Firstly, disabled facilities will be improved, such as lift, slope, tactile paving. Besides, there should has no detours within the area.

Speed restriction

Bus-priority Road

Figure 2.4. 16 The speed-limited and Bus-priority Road

Finally, the project will create a friendlypedestrian system (figure 2.4.20). There are three type of road. The primary pedestrian only allow the service vehicle access, encouraging walking and cycling. The second pedestrian allow private cars access, particularly giving priority to the disabled. The tertiary pedestrian is available for vehicle but give priority to pedestrian.

Figure 2.4.17 Pavements paintings

The primary pedestrian The second pedestrian The tertiary pedstrian Figure 2.4.20 Pavements paintings

Figure 2.4.18 The inspiration for the bus stop

Figure 2.4.19 The inspiration for the underground station

34

2.4 Projects Objective 2

Deliver a range of housing and facilities to support the community and enhance its identity

Project 5: Meet local housing needs

Delivery

4500 new units

50% Affordable housing + 50% market housing (30% social housing ,20% intermediate ) According to the Opportunity Area demands based by London plan , the area which has a significant opportunity for regeneration comprising estate renewal and housing growth.

Additionally, Since a high level of deprivation, crime and a poor quality of the built environment are pressing problems of the area creates mixed and diverse livable residential neighborhoods, integrating all the existing houses into the comprehensive redevelopment project has greater benefits in expanding urban space, increasing public open space and improving connectivity.

The main strategies includes:

Figure 2.4.21: Allocation of buildings

•Demolish the current estates which area 2-3 storeys with low quality and replaced with new and high-quality housing blocks. The construction timetable is intended to ensure old units can only be demolished when new homes are built and ready to move into.

•Approximately 400 existing units will be conserved and improved , some new flats will be built on top of existing housing alongside North End Road and some will in place of unused ball.

•Live-work-units will in place of under court ground floor garages.

•All units are built to lifetime Homes standards and 10% of them must be wheelchair accessible.

•Alternative housing types catering specifically for the needs of the elderly, vulnerable groups.

New Block Existing units

Social

Intermediate

Market

ratio

units

ratio units

ratio

total units units

1-bed 10%

135

50%

450

30%

675

1260

2-bed 40%

540

35%

315

40%

900

1755

3-bed 35%

473

15%

135

25%

563

1170

4-bed 15%

203

0%

0

5%

113

315

Table 2.4.1:Housing type suggestion (Author,2020)

35

2.4 Projects Project 6: Green and Open Space Enhancement An active and welcoming public space constitutes the indicator of a thriving place and a wealthy community. The enhancement of public and open spaces at Earls Court seek to achieve much more than just high-quality spaces and physical components. They will become the cornerstone of Earls Court, the long-lasting framework of spaces which will lust in time because of their capacity to house activity, social interaction, diversity and culture.

Earls Court presents a significant lack of green infrastructure and opens spaces, which fails to provide accessible, safe and enjoyable places for people. The Earls Court Regeneration Partnership will change that. The public realm will be fascinating, robust, inclusive and safe, setting the standards not only for the development of the area but also for the wider area of Earls Court.

Figure 2.4.22: Location on the site

â&#x20AC;˘

Earls Court Square

Earls Court Square will constitute an open hub for people, where they will be able to socialize, walk and enjoy the great facilities that it will provide. It will host great bars, cafes and restaurants and provides its space for events, performances and activities to keep everyone entertained, such as food markets, concerts, festivals and family activities.

Figure 2.4.24 Stavros Niarchos Cultural Center, Greece

Figure 2.4.23: Granary Square at King's Cross

Figure 2.4.25 the Royal Botanic Gardens, Melbourne

36

2.4 Projects â&#x20AC;˘

Open space network

The proposed open space network will work collaboratively with the High Line in order to enhance the cohesion of the site with the adjacent area and facilitate the walkability, accessibility and orientation of people. It will include leafy squares, parks, playgrounds, pedestrian routes, vegetation, street furniture, water features and lots of street art and visual attractions.

These interventions will transform the character of the area, provide a new identity and promote inclusion as all the age groups will be welcome to make use of this unique public realm.

Picture 2.4.26: Chausson's Garden in Gennevilliers, France

Figure 2.4.29: Location on the site

Picture 2.4.27: Parks, street furniture, pedestrian routes Picture 2.4.28: Street art, visual attractions (lightning)

Source: www.google.com

37

2.4 Projects •

Green Buildings

The Earls Court regeneration will give great attention to the provision of green infrastructure, such as green walls and roofs to create a green neighbourhood, rich with natural life, which will deliver a wide range of economic and health benefits. They will assist wildlife, flora and fauna to flourish, reduce the risk of flooding, provide shade and enhance air quality. Beautiful to look at, ever-changing with the seasons and climate, these green planes provide opportunities for planting in areas where there is limited access to topsoil – and a much needed habitat for wildlife in a busy city.

Figure 2.4.30 Østergro – the first urban rooftop farm in Denmark.

Figure 2.4.31: The ‘greenbelly’ project, led by the architect Alex losada together with AVL studio

Figure 2.4.32: The Oliv Residential Buidling, Singapore by W Architects.

In addition, green buildings convert residual spaces into productive centers for local residents, increasing the urban green surface and improving social cohesion. With a simple scaffolding structure, residents can grow food on the various horizontal platforms along the wall, where nothing is wasted. The nutritious fuel for the garden is free inputs available to any city — sun, rain, and compost from local organic waste Producing local food and reconnecting the existing architecture with nature in big cities is a basic need for residents but also for the environment.

38

2.4 Projects

Project 7: Creation of Job Centre

•

On-site Construction Training Centre (CTC) A flagship centre will be created to provide high-quality construction training and enhance long term employment. It will possess a unique training model, which will provide work placements and employment opportunities on-site with the partner contractors and their supply chain. A range of options will be open to local residents, including construction apprenticeships, employment advice and specialist training, such as electrical installation, plumbing, carpentry etc., which will give them recognised qualifications and the skills they need to enter the workforce.

Figure 2.4.33: Location on the site

Primary School

Job Centre

• On-site Skills and Recruitment Centre (EC Recruit) EC Recruit (ECR) is a partnership between Hammersmith & Fulham Council, Kensington & Chelsea Council ang Earls Court Regeneration Partnership Ltd. Its aim is to make sure that residents enjoy the benefits that will emerge from the thriving and diverse economy on the Earls Court Regeneration by supporting local people into good quality employment and training opportunities. It will strive to build relationships with local employers in and around the Earls Court development in order to facilitate their recruitment needs and help residents of both Councils to access jobs created by the development.

Project 8: Establish Primary School Figure 2.4.34: The locations of nursery, primary and secondary education provision within the vicinity of the OA

Even though the educational provision in the vicinity of the area is currently sufficient, the redevelopment of the area would lead to an increase of the population, whose some part will consist of school age children. The development will cater for the adequate capacity of educational infrastructure, the authorities will secure the provision of floorspace and financial contributions and they will be positioned in an easily accessible location for the residents living in the wider Opportunity Area.

Source: Earl’s Court and West Kensington Opportunity Area Joint Supplementary Planning Document

39

2.4 Projects Project 9: Earls Court Multifunctional Community Centre Figure 2.4.35: Location on the site

Earls Court Multifunctional Community Centre will constitute a hub, which will be available not only for the local community but also for visitors. Local residents will be able to access the Centre without any charge.

It will host ideal facilities for practicing sports, including gym, indoor fields and swimming pool, constitute a major cultural producer as it will provide facilities for music, dance, cinema, theatre and performing arts. In addition, it will be a learning space for all, regardless of age and educational background, offering access to education and skill-building opportunities, without financial or other barriers to entry. Starting with art, architecture, nature and technology, the educational programs encourage participants to discover their potential and broaden their range of interests.

Earls Court Multifunctional Community Centre will be a focal point for the area and will stand out among the other buildings through its unique design, becoming a visual attraction in itself.

We aim to create one of the most sustainable buildings of the future and for this reason the building will be made of laminated veneer lumber (LVL), one of a new class of engineered wood products that are able to withstand high levels of stress.

Picture 2.4.36: MIT champions large-scale timber architecture with Longhouse proposal

Source: https://www.dezeen.com/2018/08/24/massachusetts-institute-technology-mit-large-scale-timberarchitecture-longhouse/

40

2.4 Projects Objective 3

Provide opportunities for local economic growth through the creation of working spaces and attracting non-residents to the area.

Project 10: Rejuvenate the retail and cultural offering in the area to establish Earl's Court as a lively destination with a strong local identity There is a series of shops, restaurants, cafes and pubs serving residents and visitors in Earl's Court Station District, which is on the east side of the site.

However after 2015, businesses in the center have suffered with the closure of the Earl’s Court Exhibition Centre. Therefore, the effective measure to increase the vitality and benefits of the area is creating a new cultural center on the site of the former exhibition center to make Earl's Court a lively cultural destination: •Provide vibrant public space to address the lack of open space and attract new residents and visitors.

•Mixed development of office and retail to create more education-related and culture-related jobs.

•Improve the surrounding roads to make streetscape more humanized and characteristic.

Project 11: Provide a range of flexible and affordable spaces for small and medium enterprises From August 2014 to August 2015, 62% of the demand for office space in Earl's Court was 93-465 square meters. It is therefore important that new business developments as well as mixed-use plans provide flexible Spaces to accommodate businesses of all types and sizes and to adapt to the changing working environment of the future in order to achieve sustainable development.

In addition the council is encouraging the development of creative industries such as television, music and arts companies and biomedical and other related companies in the scheme on the basis of Hammersmith hospital, Imperial college London and Charing cross hospital.

Figure 2.4.39 UpperHills in Shenzhen

Figure 2.4.37 Shoreditch in Hackney

Figure 2.4.38 Tobacco Dock in Whitechapel

Figure 2.4.40 Projects location (Author)

41

2.4 Projects Objective 3

Provide opportunities for local economic growth through the creation of working spaces and attracting non-residents to the area.

Project 12: Secure additional employment and training opportunities across a range of sectors for local residents The new plan aims to provide low-skilled and loweducated jobs for people of all ages to meet the needs of the existing population: â&#x20AC;˘For young and middle-aged men, provide construction jobs to build their own communities and training â&#x20AC;˘Active frontages at ground floor level for young women who need to balance family activities Figure 2.4.41 Urban farming â&#x20AC;˘ Urban farming on roofs and public spaces for the elderly

Figure 2.4.42: Construction training centreFigure 2.4.43 Commercial space on ground floor Figure 2.4.44 Projects location (Author)

Project 13: Enhance the North End Road market

The road on the west side of the site will be transformed from the existing commercial base into an integrated commercial street, providing a variety of shopping and retail facilities, giving the community an urban lifestyle.

In this way the north-south connection is strengthened and the commercial units provide an active fronted space on the ground floor and the ground floor. On the other hand, while providing business services for local people, it also provides an opportunity for local people to put their skills into practice, thus creating more job opportunities for the community.

Figure 2.4.45 The inside of Smithfield market

Figure 2.4.46 Landscape of street market

Figure 2.4.47 Projects location (Author)

42

2.5 3D View

43

Implementation

3.1 Phasing A

phased-development strategy has been chosen to deliver the regeneration at Earl's Court due to the larger scale of the project and the mixed-use nature of the site. The project has been separated into three manageable components which will help to make the delivery as sinuous as possible.

In selecting a phased development strategy, previous similar regeneration projects were considered such as that of Kings Cross which ensured 'an appropriate balance of different uses, at each major phase' (Camden & Islington Councils, 2004, 15). In keeping with this, we have split the project into four geographic areas which will be delivered across three phases (see Figure 3.1.2).

This way, as each area is completed, it can be inhabited and used by the public which will allow income to be generated at the soonest possible stage.

It is expected that the regeneration of Earl's Court will be delivered over a period 20 years. Given the uncertainly of the economic climate coming out of the Covid-19 pandemic, more ample time has been designated for pre-construction activities in phase 1, particularly for securing public and private funding.

Below is a table which maps out the phased-development strategy including pre-construction activities, as well as a broad plan for the construction of the four areas.*

Activities

Phase 1 (Year 1-10)

Phase 2 (Year 11-15)

Phase 3 (Year 16-20)

Establish Steering Group Stakeholder & Community Engagement Develop Masterplan Secure Public & Private Funding Procure Contractors Construction of Area 1 Construction of Area 2 Construction of Area 3 Construction of Area 4 Figure 3.1.1: Table of Phased-development Strategy

*Due to the scale of the site, it is necessary and most cost effective to break the construction up into four separate areas. Therefore, each area will have a more detailed phasing plan of its own. Their inclusion here was deemed out-with the scope of this proposal.

45

3.1 Phasing Consideration has been given to the order in which each of the four areas will be constructed: The vacant area to the east of the site was selected as the first area to be constructed to allow for the provision of new social housing before the demolition and rebuilding of the area where West Kensington and Gibbs Green estates are currently located to the west of the site.

Area 1

Area2

Area3

Area4

Figure 3.1.2: Map of four areas (as part of phased-development strategy) Table 3.1.2 The phase of Area1 Land preparatio n

Consruct infrastruct ure and road

Construct the constructio n training centre

Construct builings, including housing and office

The highline, which will be completed by the end of phase 2, was selected as a priority project to increase attraction and footfall to the area at an early stage of the development.

The detail for the phase of each area see below the tables.

Construct Construct Construct the highline park

the Earls' court centre

the east of green corridor and open space

Year-1 Year-2 Year-3 Year-4 Year-5 Year-6 Year-7 Year-8 Year-9 Year-10 46

3.1 Phasing Table 3.1.3 The phase of Area1 Land preparatio n

Consruct infrastruct ure and road

Construct the constructio n training centre

Construct builings, including housing and office

Construct the highline park

Construct the Earls' court centre

Construct the east of green corridor and open space

Continue to construct the highline park

Construct the multifuncti onal communit y centre and the skills and recruitmen t centre

Construct the west of green corridor, and open

Year-11 Year-12 Year-13 Year-14 Year-15

Table 3.1.4 The phase of Area2 Demolish existing housing and allocate residents to area1

Land preparatio n

Consruct i nfrastruct ure and road

Construct builings, including housing and office, and repair existing housing

Year-6 Year-7 Year-8 Year-9 Year-10 Year-11 Year-12 Year-13 Year-14 Year-15 47

3.1 Phasing Table 3.1.2 The phase of Area3 Demolish existing h ousing an d allocate residents t o area2

Land prep aration

Consruct i nfrastruct ure and ro ad

Construct builings, including housing and office

Construct the pedest rian street

Construct open spac e

Construct the pedest ian street

Construct the primar y school

Year-11 Year-12 Year-13 Year-14 Year-15 Year-16 Year-17 Year-18 Year-19 Year-20

Table 3.1.2 The phase of Area4 Demolish existing housing and allocate residents to area 3

Land preparatio n

Consruct i nfrastruct ure and road

Construct builings, including housing and office, and repair existing housing

Construct open space

Year-16 Year-17 Year-18 Year-19 Year-20

48

3.2 Governance Structure Steering Group Planning regulations Land assets Ensuring housing targets are met Engaging with stakeholders

Councils

Private sector

Local Authorities Other partners Community organisations

Developers Landowners Contractors Land assets Financial investment Risk management Project financing expertise Project design delivery

Represent interests of community Land assets Financial support Project Consultation

Figure 3.2.1: Steering group

Financial institutions, regeneration investors and property developers constitute potential partners and stakeholders. When the investments are secured for the interventions there will be a specific governance structure, a steering group, which will involve all the interested partners with shared interests, and will be responsible for the management of all sectors (Figure 3.2.1).

Earl's Court is being developed by Earl's Court Regeneration Limited Partnership.

The partnership is shaped by the two Councils, Hammersmith & Fulham and Kensington & Chelsea, and the landowners, TfL, AGP and Delancey, making development and delivery easier (Figure 3.2.2.). Through this Partnership, both the Councils and the landowners will retain ownership of the land, and keep the land value contained within the two boroughs, preventing profit loss from private ownership arrangements. Many of the people working on the project have been involved from the beginning, which brings an unusual level of continuity and commitment. The partnership, also, brings together two groups: â&#x20AC;˘ â&#x20AC;˘

TfL, which constitutes one of the main landowners of the site and is the main developer of the new transport infrastructure.

Private developers, mainly property developers.

49

3.2 Governance Structure Local Authorities

Landowners TfL Delancey AGP

Hammersmith & Fulham Council & Kensington & Chelsea Council

Earl's Court Regeneration Limited Partnership (ECRLP)

Development Manager

Private Developer

TfL

Construction Contractors

Asset Manager

Housing Association

Private Developer Community Association

Figure 3.2.2: Governance structure

Figure 3.2.3: Potential stakeholders

The Development Managers, TfL and the private developer, are the designated developers for the Partnership, managing the regeneration process from design, planning and construction through to asset management. The construction contractors undertake all contraction activities. The Housing Association and the private developers are responsible for the management of the residential part while the Community Association is responsible for funding applications and the main negotiator between the developer and local residents. The Asset Manager will monitor money, stocks, shares and bonds, commodities, equities and other financial products and will maximise the return on investment so that it can ensure the financial stability of the projects.

Development and Asset Managers work in close partnership with all construction contractors and the two Councils to ensure sustainability is integrated at both construction and occupation phases.

50

3.3 Financial Feasibility Purpose of the appraisal The aims of this appraisal are: To assess the overall financial viability of the proposal.

To assess the viability of different development densities.

To determine the range of building heights that may be expected.

Methods The financial feasibility of this initial guidance for the New Cross regeneration strategy was conducted through the residual method which is adopted to estimate the Gross Residual Land Value (GRLV)，using the following equation: Gross Development Value (GDV) - Development Costs = Gross Residual Land Value (GRLV).

Sensitivity test Both London Plan (Draft) and Local Plan of HF guidance about housing mix which have been applied to our site. The ratio of tenure is based on a split of 50% market, 30% intermediate and 20% affordable across the whole site.

The estimated yield The estimated yield of our site is assumed by 3.5% according to the data analysis from CBRE and Knight:  Average yield of HF is 3.5%, Average yield of KC is 3.4% (CBRE,2019).  Average yield of outside prime central London is 3.5%-3.75% (Knight, 2019).

Rental Price The project compounded sum of dwelling type and tenant mix will meet the targets. For financial viability, the following figures are site specific assessments which inform funding decisions and all output. The residential data is comprehensively collected from the London rent map by London Valuation Office Agency and integrated analysis with data from CBRE, the office data is obtained from Savills , JLL and Oktra..

Rent growth structure: A conservative approach was used by supposing zero growth in annual rents throughout the leasing period.

Type Residential Office

Average annual rental price

Monthly rent(￡) 1-bed

2-bed

3-bed

4-bed

￡1519

￡1992

￡2775

￡4365

55(￡/㎡)

300￡/㎡ 620￡/㎡

Table 3.3.1: Estimated Rental Price (Author, 2020)

51

3.3 Financial Feasibility Construction Cost Five main costs will comprise of construction: building costs for housing, office and facilities; External fees includes demolition and compensation fee; preliminaries; professional fees a; contingencies; • Building cost: Build Type According to data comprehensively collected Affordable housing from International Construction Market Survey Private housing (Turner & Townsend, 2015; Costmodelling, 2020) Office the building costs in London for the proposed Retail land use are: Public Building

cost (￡/sqm) 2100 3200 2519 2100 2360

Table 3.3.5: Estimated building costs (Author, 2020) • External cost 15% of building cost will be considered to cover external cost of demolishing existing homes to meet housing needs and the compensation for replacement of existing residents and landlord .

• Preliminaries cost The percentage as cost to cover the set-up costs of construction site is 5%, including concepts such as: site offices, approvals, scaffolding, shop drawings, site security, construction plant, power and consumables, among others (Turner & Townsend, 2015).

• Professional fee An average of 10% of the building costs (HF, 2016) is considered to cover for architects, civil engineers, mechanical and electrical engineers, quantity surveyors, lawyers and marketing staff .

• Contingency cost 5% of the total construction cost will be considered to cover for unknown risks during construction.

(Havard, 2014). Additionally, according to the Community Infrastructure Levy (CIL) Charging Schedule of Council HF and KC, the site are excluded from paying planning obligations.

Improvements cost: This section comprises the upgrade of historic walkway, construction of Highline park and community garden, improvement of open space and existing building , installment of cycle way, leisure and sports facilities. The cost of highline park is refer to the construction cost of New York‘s high line, considering the increase of construction and manpower cost in recent ten years, the suggestion is 10000 per sqm.

cost (￡/ sqm) Open space

250

Highline park

10000

Roads

180

Existing Building

1200

Table 3.3.3: Estimated improvement costs (Author, 2020)

Developer’s profit: The percentage of the scheme’s Gross Development Value as expected profit for developers is 20% (NPPF; Raco, 2018) 52

3.3 Financial Feasibility Given the positive figure of ￡1098, 040, 071 shows the regeneration proposal is feasible. Considering the available funds, which will cover cost of project to some degree, it gives more feasibility to the project. Also it is very important to recall some of the conservative assumptions that were used that could potentially increase this value: • No rent growth in time with high vacancy.

•The Covid-19's impact on the housing market is not excluded, the damage should be shortterm.(Knight,2020) • Fewer workers, higher construction costs and longer project cycles might caused by Brexit Gross Development Value (GDV, ￡)

4093417500

Net internal area (NIA, sqm)

442695

estimated annual rental value(￡)

143269613

required annual yield

3.50%

less Construction cost (￡)

2036493929

Gross external area (GEA, sqm)

574906

Building cost

1491936944

external works (Demolition, Compensation)

74596847

Preliminaries costs

223790542

Professional fees

149193694

Contingency costs

96975901

less 140200000

Improvement cost (￡) less

818683500

Developer’s Profits (￡) Equal Residual Land Value(￡)

1098040071

Table 3.3.3: Estimated Gross Residual Land Value (GRLV) Evaluation Process (Author, 2020)

53

3.4 Funding Arrangements In order to guarantee financial feasibility to deliver the earls court regeneration scheme, multiple public funding resources from different levels, namely local authority, London and nation, are accessible to this scheme.

The respective selecting committees as the community organisetions mentioned in governance (see chapter 3.2 ) are responsible for application and management of this funding.

Scheme What to fund

This scheme dose not totally rely on private sectors due to this funding, contributing to regenerate earls' court by facilitating local engagement and identity.

The following tables(table 3.4.1 ) show the specific information of this fund and the relation between each fund and this scheme.

Table 3.4.1

Accessble fund

Possible Funding

Target fundin g

How to use it

Hamsmith and Fulma

Fast Track Small Grants

To support local organization to delivery specific service and activities

£100 to £10,000, normally under £5,000 for each project

£4,900

Relate to the project 9,and support local community organization to organize the community and conducts community activities

Kensington and Chelsea

The Arts Gran ts Scheme

To produce excellent and engaging art projects from participatory arts based projects, tours, artist-based talks, research and development, theatre, dance etc.

Up to £3,000

£3,000

Relate to the project 9 and 10 to help create local culture in terms of art

City living loc al life

To enables local people, other community members and Councillors to identify local issues that matter and find practical ways to make their area a better place to live.

Fund £14,000 for two projects, and £20,000 for three projects every year

£20,000

Relate to the project 6,7, 9,and 10 to support organisations to solve local issues and create local identity 54

3.4 Funding Arrangements

London

Scheme

What to fund

Possible Funding

Target funding

How to use it

Crowdfund London

To pitch new ideas big or small for community-led projects to make your local area even better

Fund £50, 000 for each project

£50,000

Relate to project 6, 7, and 9 to fund them to improve the space quality of community and enhance the sense of community

London coinvestment fund

To invest in high growth tech, science and digital startups in London companies who operating in the Digital, Science or Technology sector and committed to creating job

Total £85m capital fund, and offer £250,000 – £1,000,000 for each project

£500,000

Relate to the project 7,11, and 12 to introduce high-tech companies to boost local economic growth and provide employment opportunities

London Together

To support projects that reduce social isolation and strengthen relationships between and within communities

£25,000 and a maximum of £150,000

£80,000

Relate to project 1, 6,7,and 9 to support them to construct high-quality space and conduct community activities

The Mayor of London’s Energy Efficiency Fund

To invest in lowcarbon projects to help London achieve the ambition of being a zero-carbon city by 2050

Total £500m

£0.5m

Relate to the project 1 and 4 to help the site create car-free system

Tudor trust

To support smaller group, embedded in their communities to encourage and develop social connections

Fund at least £10,000

£10,000

Relate to project 7 and 9 to support local community to conduct community activities

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3.4 Funding Arrangements

Nation

Scheme

What to fund

Possible Funding

Target funding

How to use it

The National Lottery Community Fund (NLCF)National Lottery Awards for all England

To support the community organisation to build strong relationship among community and improve space quality

Fund £300 to £10,000

£6,000

Relate to the project 2, 6 and 9 to improve space quality to encourage local residents to interact with each other

NLCFReaching Communities England

To support projects that work to make positive changes in their community

Fund at least £10,000

£10,000

Relate to the project 1, 2, 3, and 6 to change the environment

NLCFPartnership

To help communities to thrive - by focusing on the bigger picture, rather than just what their organisation can do on its own.

Fund at least £10,000

£10,000

Relate to the project 1, and 11 to change the image of the site

Neighbourhood Planning Support(NPS)grant funding

To help allocate sites for housing.

If the population of neighbourhood area is over 25,000, additional fund can be applied

Provide £9,000(basic fund), and £8,000 (additional fund)

£16,000

Relate to the whole regeneration project, and help the project develop successfully

NPSAffordable Housing for Sale Grant Funding

To help allocate sites for affordable housing for sale

Fund £10,000

£10,000

Relate to project 5 to help delivery affordable housing

Totally fund

£5,701,900

Overall, potential fund can be £5,701,900. However, due to covid-19, some fund (National lottery award for all England, Rearching communities England, and Partnership) gives priority for the project suffering from it. The changeable situation may lead to affect the fund application.

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3.5 Monitoring and Evaluation Arrangements Monitoring and Evaluation are important to justify the proposed interventions in the market for the regeneration of Earls Court and will be fundamental to ensure the effective long-term delivery of the project. An ongoing Monitoring and Evaluation strategy will produce valid data and outcomes regarding the progress of the scheme.

By monitoring and evaluating the regeneration project during the intervention and postintervention, we seek to: • • • •

Augment the transparency and accountability of the project to the community and the stakeholders Highlight the success of the project To assess the intended and unintended implications of the project and the externalities that occur Advocate the decision-making process

In the case of our regeneration project the responsibility for implementing the Monitoring and Evaluation will lie with the Earls Court Regeneration Limited Partnership. We suggest a disaggregated approach that will measure the success of the interventions through a multicriteria analysis by using both quantitative and qualitative methods. The sample that is going to be used for the implementation of these methods in order to be representative of the population and provide reliable outcomes will include the local residents, stakeholders, community, visitors, residents of the adjacent neighbourhoods. In addition, longitudinal surveys will be used to understand as much more accurately as possible the results of the evaluation process. These methods will be: • • • • •

Interviews Longitudinal Surveys with the local residents and entrepreneurs Community forums and boards in the new Community Centre Demographic data on employment, transport etc.

Observation and surveillance

These methods will be implemented through various means to achieve the highest responses from all the stakeholders that are involved. These means will include: • • •

Printed media Digital media (email, project website, social media) Interpersonal communication

Due to the unprecedented situation arising from the COVID-19 pandemic, we will prioritize the safety and health of the community and people. This implies that until the situation remains unstable, we will focus primarily on using remote methods and means of Monitoring and Evaluation, such as using digital media. Moreover, it is extremely important to clearly state the objectives, the Key Performance Indicators and the targets, which are identified in the following table (Table 3.5.1). These indicators of success should be agreed upon by all stakeholders at an early stage of development process to ensure that all actors are working together towards a common goal.

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3.5 Monitoring and Evaluation Arrangements Objective 1: Establish sustainable connections within the area, and enhance existing connections to and from the wider area

Objective 2: Deliver a range of housing and facilities to support the community and enhance its identity

Objective 3: Provide opportunities for local economic growth through the creation of working spaces and attracting non-residents to the area

Figure 3.5.1: Objectives of the project

No

Key Performance Indicators

Relevant Objective

Target Offer employment the local residents

for

1

Create Jobs

2

Improve the income of local residents

3

Increase housing

4

Creation of more open space

Improve public social interaction

5

Improve interconnectivity

Improve the permeability of the site and create a range of inner routes

6

Protect and improve local facilities amenities

7

Creation of sustainable movement routes

Promote a healthy lifestyle

8

Increase the supply of new housing

Provide around 2000 flats

Enhance local entrepreneurship

Increase total area of commercial, retail and businesses buildings

9

the

provision

of

3

At least 30% increase of local residents

affordable

and

2, 3

Provide around 2000 affordable housing realm

2

and

1, 2 1, 2

Provide space for social interaction and attract visitors sustainable

1, 2, 3

and

1 2 2, 3

Table 3.5.1: Evaluation and Monitoring â&#x20AC;&#x201C; Key Performance Indicators

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3.6 Risks of the proposals and Risk Mitigation Strategies In order to ensure the smooth progress of the project, risks are assessed and early warning is conducted according to the possibility and impact of risks. At the same time, appropriate mitigation measures are put forward to avoid the negative impact of the risk.

Specific can be divided into the following four aspects： 1) Political 2) Economic 3) Social 4) Environment.

Dimension

Political

Economic

Social

Likelihoo d

Impact

Changes in local​ government

Possible

Major

Lack of coordination between​ Hammersmith and Kensington

Rare​

Moderate

Low​

Establish good governance structure and hold regular meetings for supervision and communication.

Changes in policy guidelines and planning delay

Possible

Moderate

Low​

Develop, implement and adjust plans in stages to improve flexibility and stability of the programme.​

Risk

Changes in rental market​

Likely

Minor

Lack of funding

Rare​

Major

Rating

Joint stakeholders report on progress Medium regularly to ensure continued support for the regeneration programme.​

To respond to the changingmarket environment by pre-selling and phased Medium development so as to make timely adjustments.

Low​

Rising interest rates, falling profits and construction delay

Possible

Minor

Low​

Opposition from local community

Possible

Major

High​

Disputes over land ownership​

Possible

Moderate

Medium

Flooding

Environment Safety construction​ Pollution​

Mitigation

Phase in the construction while actively competing for different funding.

Take the interest rate increase into consideration of the upfront cost to improve the ability of the project to deal with risks.

Partnership with existing tenants to provide reasonable compensation to those whose homes have been demolished.

The government needs to take forceful measures to coordinate when necessary.

Rare​

Minor

Low​

Experts provide effective drainage systems and green space solutions to reduce risk.

Rare​

Major

Low​

Pay attention to the safety inspection of construction link.

Possible

Major

Low​

Strictly stipulate the construction time and actively adopt environmental protection measures.

Table 3.6.1: Risks of the proposals and Risk Mitigation Strategies (Author)

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3.7 Post-intervention Strategy The post-intervention strategy aims to define the management issues after the project runs to ensure that the benefits and objectives of the post-project regeneration strategy are strongly maintained and achieved.

Therefore, the main stakeholders of management are as follows: 1) Transport for London (TFL) 2) Hammersmith & Fulham Council & Kensington & Chelsea Council 3)West Ken & Gibbs Green Community Homes (WKGGCH) as a community group for new and existing residents 4) A business group for new and existing enterprises Projects

Management

Explanation

Hammersmith & Fulham Council, Kensington & Chelsea Council and TFL

They are responsible for the maintenance of the public domain, including all sidewalks and bike paths, public spaces and lighting, by receiving dividends from longterm leases. There will be a maintenance policy in place to ensure that this maintenance is adequate.

WKGGCH

West Ken & Gibbs Green Community Homes consist of over two thirds of households. On the one hand, residents can elect volunteers to supervise the maintenance of public areas. On the other hand, informal residents group meetings are held regularly to discuss important issues in the community, such as housing and community activities, so as to establish a good feedback mechanism.

WKGGCH & TFL

The community group and Tfl will work together to provide job training. TFL provides site and technical support and community groups act as a link between TFL and residents to help them develop their skills and quickly master construction work.

A business group

A new group will be appointed to mediate the interests of new and exsiting enterprises.The group will have the right to hold quarterly meetings to discuss matters relating to and affecting the unimpeded operation of its business and organize regional business events.

Project 1 Earl' s Court Highline Project 2 A green corridor Project 3 A public corridor Project 4 Public transport access Project 5 New housing Project 9 Earls Court Multifunctional Community Centre Project 8 Primary School Project 12 North End Road market

Project 7&12 Job training center

Project 10&11 New retail and working space

Table 3.7.1: Post-intervention Strategy (Author)

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Conclusion This report presents a unique opportunity for an urban regeneration project of a substantial scale on the edges of deprived neighbourhood of central London. For too long this site has remained vacant, depriving the area of developing character and life. The proposal seeks to upgrade the whole area by creating a place which enhances physical and social connections across two neighbourhoods, and borough boundaries.

Based on the needs of both existing and future residents, the three key objectives; provision of sustainable connections, creation of a vibrant community and reinforcement of the local economy are each essential components which will contribute to the long-term success of this project.

Our strategy addresses the area's problems with poor quality provision of housing, and a lack of interconnectivity. It seeks to create an exceptional quality mixed-use environment, providing a range of retail, cultural and essential amenities, as well as training and employment opportunities tailored to local residents. The highline and the surrounding pedestrian and cycle routes be crucial in helping to transform the lifestyle of residents as well as the overall image of Earls Court as a green and accessible area.

Overall, this proposal provides a sure route forward for Earls Court in highlighting its lost identity, and allowing it to stand out as one of the most sustainable, thriving and resilient neighbourhoods of London.

1

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Appendix Funding source Fast Track Small Grants https://www.lbhf.gov.uk/community/information-voluntary-sector/funding/fast-track-small-grants-guidance-notes The Arts Grants Scheme https://www.rbkc.gov.uk/voluntary-and-partnerships/voluntary-and-community/funding-opportunities/arts-grantsscheme City living local life https://www.rbkc.gov.uk/voluntary-and-partnerships/voluntary-and-community/funding-opportunities/city-livinglocal-life Crowdfund London https://www.london.gov.uk/what-we-do/regeneration/funding-opportunities/crowdfund-london London co-investment fund https://www.london.gov.uk/what-we-do/regeneration/funding-opportunities/london-co-investment-fund-lcif London Together https://sobus.org.uk/2020/01/london-together-fund/ The Mayor of Londonâ&#x20AC;&#x2122;sEnergy Efficiency Fund https://www.amberinfrastructure.com/our-funds/the-mayor-of-londons-energy-efficiency-fund/ Tudor trust https://www.trustforlondon.org.uk/funding/apply-grant/?gclid=Cj0KCQjwhtT1BRCiARIsAGlY51Kd_HBokFdrqLMI_k9dFEOz10r9m_byZ8pQ4dUL4iqsEh5_-abzXYaAowDEALw_wcB The National Lottery Community Fund (NLCF)-National Lottery Awards for all England https://www.tnlcommunityfund.org.uk/funding/programmes/national-lottery-awards-for-all-england NLCF-Reaching Communities England https://www.tnlcommunityfund.org.uk/funding/programmes/reaching-communities-england NLCF-Partnership https://www.tnlcommunityfund.org.uk/funding/programmes/partnerships-england Neighbourhood Planning Support(NPS)-grant funding https://neighbourhoodplanning.org/about/grant-funding/ NPS-Affordable Housing for Sale Grant Funding https://neighbourhoodplanning.org/about/grant-funding/

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