CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Delivering large-scale change Chair: Panel:
Lara Kinneir, Director, Public Place Agency; Programme Manager, London Festival of Architecture 2015 Ellen Greenberg, Director, Integrated City Planning, Arup Roger Madelin CBE, Partner, Argent LLP Peter O’Brien, Area Regeneration Manager, Tottenham Hale, LB Haringey Lucinda Turner, Head of Strategy & Policy, Transport for London
#FoLTownCentres
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Delivering large-scale change Ellen Greenberg Director, Integrated City Planning, Arup
#FoLTownCentres
Creating Resilient Town Centres: Delivering Large Scale Change
Ellen Greenberg, FAICP 23 June 2015
Tech & Town: A Silicon Valley Story
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Silicon Valley
• 2.97m people • 1,854 sq. miles • 1.48m jobs • 12.7% of US patents Source: Silicon Valley Index 2015
DOWNTOWN SAN FRANCISCO
REDWOOD CITY PALO ALTO
MOUNTAIN VIEW
Silicon Valley Town Centres DOWNTOWN SAN FRANCISCO
REDWOOD CITY PALO ALTO
MOUNTAIN VIEW
Silicon Valley Anchors UC BERKELEY DOWNTOWN SAN FRANCISCO
CALTRAIN
SFO
US-101 REDWOOD CITY PALO ALTO STANFORD
GOOGLE MOUNTAIN VIEW
APPLE
Proudly and persistently anti-urban
Accessed 17/6/15 http://appleinsider.com/articles/15/03/16/exclusive-march-aerial-tour-of-apple-incs-campus-2-showsspaceship-ring-tunnel-theater-progress-more
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Tech vs. Town Tech Priorities
Town Opportunities
• Secure workplaces
• Complement campuses
• Large numbers of employees • Offer accommodation for on unified site start-ups and satellite offices of largest firms • Employees’ needs met on site • HQ that strengthens brand • HQ that helps recruit talent
• Capture “stand-outs”: firms with urban preference
• Respond to preferences of key • Proximity to neighbourhoods segments of tech workforce with community qualities sought by workers
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Tech or Town ??
Source: http://www.mercurynews.com/michelle-quinn/ci_25912551/quinn-tech-migrates-san-francisco-silicon-valley-finds
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Town Opportunities: Complementing Campuses
• Authentic urbanism (public life, messiness, unpredictability)
• Serendipity • High quality public realm • Night life
• Public transport, walking and cycling • Diversity in all aspects • Responsive to demands and values of tech workers and businesses
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Town Opportunities: Accommodating Start-Ups, Satellites and Stand-Outs • Higher-density downtown buildings – new and re-used
• Large floor plates and high-powered interior spaces • Financial and tax incentives (caution!) • Walk-to amenities including public transport
• Urban character and quality • Access to neighbourhoods meeting preferences of workers most in demand
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Where It’s Working: Mountain View and Redwood City - Radical public realm improvements - Streamlined approvals - Increased height - Live entertainment - Downtown civic offices - Parking regulation - Transit focus Photos: Greg Tung, Freedman, Tung & Sasaki
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San Francisco Stands Out -
Three CAZ districts Re-use and purpose-built Compete with campuses Appeal to workers Support regeneration
- Major public investments and some tax concessions - Controversial
Source: http://www.mercurynews.com/michelle-quinn/ci_25912551/quinn-techmigrates-san-francisco-silicon-valley-finds
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Peaceful Coexistence or.... http://online.wsj.com/article/SB1000142405 http://online.wsj.com/articles/bay-areas2702303362404575580551045171876.htm widening-lifestyle-gap-1402444418 l
SAN FRANCISCO BAY AREA | 1NOVEMBER 4, 2010
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Start-Ups Are Drawn to Pulse of Downtown By PUI-WING TAM Many Silicon Valley start-ups are increasingly hankering for downtown, urban offices. 17
DEAL OF THE WEEK
A Valley Grows Wider by the Bay Tech Giants Are Doubling Down on Silicon Valley Campuses By MAX TAVES
June 10, 2014
Threats to Tech and Town Tech Campus Paradigm - Risks
Town Paradigm - Risks
• Transport demands
• Scale and disruption of change unacceptable to long-term residents in many cases
• Mismatch between campuses and younger worker preferences
• Housing cost and supply pressure • Community disparities
• Focus on segments of workforce • Community resistance to expansion in many cases 18
• Financial concessions to highvalue firms seen as objectionable to many • Displacement of businesses and social services • Gentrification of areas historically available at relatively low cost
• Maturing of tech workers
Take-Aways Dimensions of change - Growing “traditional� centre activities - Increasing tech employment in town centres Complementing Campuses - Public realm - Transport - Planning consents Risks - Gentrification - Increased community disparities - Loss of urban quality - Changes in demand over time 19
Thank you
Ellen Greenberg, FAICP Ellen.Greenberg@Arup.com
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Delivering large-scale change Roger Madelin CBE Partner, Argent LLP
#FoLTownCentres
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Delivering large-scale change Peter O’Brien Area Regeneration Manager, Tottenham Hale, LB Haringey
#FoLTownCentres
Tottenham Hale in 2025 Delivering large scale change Vision & Commitment
London’s next big growth opportunity
Tottenham Hale - a new urban centre
TH 2025 - Vision • Authenticity – Grounded in the place – Clear messaging • Big moves – Address long standing issues – be brave • Involvement – Listen – Engage – Work together
Authenticity - Workspaces – MillCo & OIF
Big moves - Green Links
Big moves - Green Links
Involvement - Test projects • RIFT – Opportunistic – space to allow good ideas surface – Get relaxed – Not temporary, a test
TH 2025 - Commitment • Resources – The Mayoral Family & the Borough – Private sector and the community • Leadership – Political: this won't always be popular – Structural: JSF & Programme Delivery • Partnerships – Select well – Common purpose
Commitment - Housing Zone
• Resource • Leadership • Partnerships
Conclusions
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Delivering large-scale change Lucinda Turner Head of Strategy & Policy, Transport for London
#FoLTownCentres
CREATING RESILIENT TOWN CENTRES TUESDAY, 23 JUNE 2015 HILTON TOWER BRIDGE, LONDON SE1 2BY
Delivering large-scale change DISCUSSION #FoLTownCentres @futureofldn