Dissertation: Future City Centre Living for the 'Online World'

FUTURE CITY CENTRE LIVING FOR THE ‘ONLINE WORLD’ COULD EAST PILGRIM ST PROVIDE A TEST BED?

DISSERTATION IN ARCHITECTURAL STUDIES HENRY JAMES CAHILL 150271350 TUTOR: COLIN HAYLOCK

ii

‘The English are hopeless at cities ... It’s as if we don’t want fully to commit to the idea of living together.’

David Hare, The Permanent Way, 2003

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WHAT FUTURE HOUSING DEVELOPMENT OPPORTUNITIES COULD BE IMPLEMENTED TO SUPPORT AND SUSTAIN THE CITY CENTRE FOR ‘THE ONLINE WORLD’?

COULD THE EAST PILGRIM STREET AREA OF NEWCASTLE-UPON-TYNE ACT AS A TESTING DIAGRAM FOR POTENTIAL HOUSING DEVELOPMENT OPPORTUNITIES IN OTHER CITIES IN ‘THE ONLINE WORLD’?

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

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LIST OF ILLUSTRATIONS

COVER ART, AUTHOR’S OWN (PAGE i) SATELLITE IMAGE OF EAST PILGRIM STREET IN CONTEXT, GOOGLE EARTH (PAGE vi) FIGURE 1: MAP OF EAST PILGRIM STREET IN CITY CENTRE, GOOGLE EARTH (PAGE 2) FIGURE 2: GRAPHIC SHOWING CONCENTRATION & DISTRIBUTION OF JOBS IN NEWCASTLE, CENTRE FOR CITIES, LONDON (PAGE 3) FIGURE 3: GRAPH SHOWING HOUSING TENURES IN NEWCASTLE, AUTHOR’S OWN (PAGE 8) FIGURE 4: GRAPH SHOWING WHERE PEOPLE CHOOSE TO LIVE IN LONDON, CENTRE FOR CITIES, LONDON (PAGE 20)

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CONTENTS

LIST OF ILLUSTRATIONS

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INTRODUCTION

1

CHAPTER 1

CHAPTER 2

CHAPTER 3

- BRIEF HISTORY OF CITY CENTRE LIVING

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- CURRENT HOUSING PROVISION IN NEWCASTLE-UPON-TYNE

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- HOW THE CURRENT SITUATION MAY CHANGE

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- WHO SHOULD WE BE PROVIDING FOR IN THE FUTURE OF CITY CENTRE LIVING?

15

- IMPLICATIONS FOR FUTURE LIVING TRENDS IN CITY CENTRES

18

- WHAT KIND OF HOUSING DEVELOPMENT WOULD BEST SUSTAIN THE CITY CENTRE?

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- RECOGNISED BENEFITS OF COHOUSING

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- HOW CAN COMMUNITY LIVING PREVENT SOCIAL ISOLATION?

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- COULD EAST PILGRIM STREET BECOME A TESTING MODEL FOR THE FUTURE?

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CONCLUSION

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BIBLIOGRAPHY

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FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

1

INTRODUCTION

1 Guardian: https://www. theguardian.com/business/2017/nov/18/ asos-overtakes-m-and-s-marks-spenceruk-high-street-tesla-moment

Automation could be seen as a second industrial

The world in which we now find ourselves could

revolution and poses as much of a threat now

be described as ‘The Online World’, where the

as it did to the Victorian factory worker in the

evolution of requirements has led to many spaces

landscape of the working economy. Due to

on our cities’ streets becoming redundant for

the automation of labour and the delegation

the purposes they were originally built for. With

of intellectual and organisational labour now

changing times come changing needs, there are

prevalent in companies such as Amazon and

great possibilities for regeneration of these spaces

ASOS (which has recently overtaken Marks &

for live/work opportunities. There is, in most

Spencer’s market share1), an interesting statistic

major cities, an inefficient allocation of building

considering these companies have never had a

stock and, therefore, spaces which remain

physical presence on the high street.

unused or un-let.

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Newcastle is no exception to this - in particular

Owned by the Reuben Brothers , their current

the area of East Pilgrim Street (EPS), a forty-

masterplan calls for more high-end retail and

acre site between Saville Row (adjoining

boutique shops; the one million square feet were

Northumberland Street), the Central motorway

earmarked to incorporate a new department

and the Swan House roundabout (Figure 1).

store (such as Selfridges or Harvey Nichols)3. The

2

sole benefit from this solution would be financial gain rather than something that could benefit the cultural and sociological aspects of the city’s residents themselves. However, the council’s motivations are also financial, in a context of diminishing central government support for local councils that is being replaced by retained business rates and council tax. Therefore, council proposals still focus heavily on further retail development in city centres purely because they maximise the opportunity for short term financial return. Although, would this return be FIGURE 1 MAP SHOWING THE LOCATION OF EAST PILGRIM STREET

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

2 – the richest people in the UK according to the 2016 Sunday Times Rich List (with an estimated net worth of £13.1 billion) and the 60th wealthiest people in the world according to Forbes 2016.

3 Evening Chronicle, 9th March 2011 (Updated 26th February 2013)

3

4

http://www.centreforcities. org/city/newcastle/

achieved alongside the continuing income of the

city centre residences in the long run? (Figure 2

rest of the city centre? Or would a more viable

shows the concentration and distribution of jobs

solution be to provide a development that could

in Newcastle)4.

help to sustain the current city centre whilst also benefitting the health of the workforce in need of

Intu, the owners of Newcastle’s Eldon Square shopping complex, when in conversation with a planning inquiry into the future of Tyneside have said that plans to turn EPS into an £800 million shopping centre – and thus making Newcastle the largest retail centre in the North of England – could fatally harm the existing retail core; sending ‘shops across the city into “a downward spiral of decline”’. A spokesperson from Intu was quoted saying that as a result of further developments in Nottingham and Stoke, where Intu have additional shopping complexes, “voids start to appear in the high streets, traders

FIGURE 2 CONCENTRATION & DISTRIBUTION OF JOBS IN NEWCASTLE

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

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not renewing ling term leases, landlords putting off investing in their units and things become less active”. Going on to say that further retail development in ‘East Pilgrim Street could lead to great uncertainty in the market.” 5 Although, these suggestions from Intu must be considered carefully as they are, of course, seeing the potential detriment that further retail provision may pose toward their own market share rather than simply the damages that local businesses may incur.

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5 Pearson, Adrian. Newcastle Chronicle, 11th June 2014

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CHAPTER 1 BRIEF HISTORY OF CITY CENTRE LIVING 6

Census 2011

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City People, city centre living in the UK (2005) What is driving city centre living in the UK? (Centre for Cities, London)

8

Couch, C (1999) ‘Housing Development in the City Centre’, Planning Practice and Research, 14:1, pp 69-86

In recent years, the growth of urbanisation

policymakers have taken great influence from

and internal migration towards British city

European cities, as well as London, whilst trying

centres has been rapid. Since the late 1980s,

to encourage city centre living in the UK’s

Manchester’s city centre population has risen

provincial cities.7

almost 18 fold.6 The idea of city centre living is not all that new; London has always had people

Restructure of Industry and population loss in

in its city core, along with major Scottish centres

many UK cities reduced city centres to just a few

such as Edinburgh and Glasgow. However,

hundred people, with expanses of disused space –

England’s conurbation populations have never

the city centre population of Manchester in 1991

compared with those we see on the continent

had reduced by 73 per cent in just 30 years.8

– such as Paris, Milan and Barcelona. British

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The repopulation and reuse of city centres

Initially, many local authorities and regeneration

has been, and is, imperative to UK economic

organisations ‘pump-primed city centre sites’,

growth, and UK governments have strived

before taking a back seat and leaving the majority

to return people to the centres since the early

of work to the private sector. Preliminary

1990s. Policymakers have ‘repackaged cities as

development schemes included public/private

post-industrial centres, culture or leisure hubs,’

partnerships; often with the inclusion of ‘social

employing the factors of ‘flats, offices, shops,

landlords and niche developers’ compared to

nightlife and public spaces as elements of city

the historic trend of exploitation of high density

centre renewal.’

slums under the provision of a single landlord – these developments were mostly targeted at

The first city centre model for modernity

owner-occupiers and small investors. However,

included avant-garde groups such as ‘creatives,

the market is now steered by investors and

gay people and others leading alternative

mainstream property players (such as the Reuben

lifestyles’. However, at present, the character of

Brothers for East Pilgrim Street) and whilst

the city centre predominantly consists of a mix

Registered Social Landlords are still active in city

of ‘committed urbanists, and a majority of short

centres, they are no longer the ‘leading players’

term stayers’.

for the development of such schemes, due to the

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9

FHP City Living / Metropolitan Housing Partnership / Nottingham University (2005): City Living Buyer Profile: Who Lives in the City? Nottingham: FHP City Living.

lucrative nature of the market.

As a result, the majority of development in city centres is now focused around the buy-to-let market; with one and two bedroom flats and studio apartments making up the majority.

‘In many city centres investors control around 70 per cent of the market’, this statistic has increased by 30 per cent in just a few years.9 Whilst institutions, such as universities; individuals and property syndicates remain operative in the market, stakeholders suggest that numerous ‘big investment houses have moved out … in the past few years.’

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CURRENT HOUSING PROVISION IN NEWCASTLE-UPON-TYNE SOCIAL RENTED

ENGLAND NEWCASTLE

The current availability of housing in the wider city of Newcastle is split between a number of different tenures; with a large percentage

PRIVATE RENTED

of Social Housing (29.7%) compared to the national average (17.7%). There is a significant

OWNER OCCUPIER

proportion of private rented accommodation at 19.1% compared to the national average of 16.8%. However, in comparison to the owner-

OTHER

occupied sector of England (63.4%), Newcastle is significantly below average at 49.5%.

FIGURE 3 GRAPH SHOWING HOUSING TENURES IN NEWCASTLE

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10

Plummer House is currently undergoing conversion into student accommodation.

Figure 3 shows the tenure distribution in

of appropriate family housing provision in the

Newcastle’s wider context, however, in terms of

current city centre housing model. Furthermore,

what is currently provided in the city centre itself

the typology of first and second floor apartment

the situation is somewhat different. The vast

accommodation above public frontages, on

majority of current housing projects underway

streets such as Grey Street, is not a suitable

in the city centre are for student homes. Whilst

model of provision for the ageing population

students spend in the city centre and support

who may struggle with stairs.

local business, the fact remains that student tenants generate no council tax in order to help sustain the council. So why is it that so many of these developments are being built?

The main reason for the swathes of student developments we see is the focus on commercial developments driven by the profit incentives in a market economy for private developers, there is even a student development project underway in East Pilgrim Street10. There is a distinct lack

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

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HOW THE CURRENT SITUATION MAY CHANGE The provision of housing in the city centre is

diversification of housing provision could attract

very important; ideally providing well-built,

people to want to live in the city centre, whilst

reasonably price accommodation close to

retaining current residents and sustaining the

the areas in which the workforce is situated.

current urban model of the city’s core.

Therefore, we must encourage the supply of suitable residential development in the Newcastle

Situating high quality dwellings in the correct

conurbation. Moreover, there is the opportunity

locations will contribute towards labour

to accommodate for a wider demographic than

mobility and therefore accelerate local economic

the current city centre provision. There is not

growth into the future. Locating these housing

a homogeneous bracket of people living and

developments in the city centre will enhance the

working in Newcastle’s city centre. Therefore, a

city’s prospects to draw and preserve university

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11

Newcastle Housing Statement 2017-20, Newcastle City Council

graduates and professionals, whilst cultivating

However, regardless of how enticing a housing

the local skilled workforce hereafter. Hence,

development may be, families would not

some key components of future housing

be encouraged to repopulate the urban core

development offers are their location, local

without the opportunity for resident access

infrastructure and links to local and national

to ‘demonstrably good schools’. Furthermore,

transport networks11.

disapproval has been noted that current development in the city centre targets only

According to existing research, there is a

the young and wealthy; therefore, this should

suggestion that good design is proven to

be addressed and, as a model, should not be

have considerable economic advantage in

duplicated subsequently.

development and regeneration. A resulting expansion in the sustainability of local facilities

Perhaps the future of city centre developments

can be achieved through a mixing of uses (whilst

lies in redeveloping sites such as EPS into

providing opportunity for higher densities) so

‘inner “urban” suburbs’. Lessons can be taken

long as the considerations of user requirement

from the positive characteristics of areas such

and preference is taken into account.

as Heaton and Summerhill; with focus on the provision of housing for a variety of residents,

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

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without making tenure the forefront of the

for the city centre; principally regarding the

proposal. Rather, ensuring that local facilities

opportunity to reduce the necessity to travel and,

are well considered to encourage residents to the

therefore, the exhaustion of energy resources.

development; specifically encouraging families to

There is a relationship apparent between urban

reside in the city centre as part of a diverse model

density, accessibility and transportation; this

over a range of demographics. 12

relationship is manifested in several examples of forward thinking policy such as the Transit

Recognising the ‘housing aspirations of local

Orientated Development14 of North America

people’,’… the perceptions of an area as a place

and the RICS Transport Development Areas

to live; and ‘…urban design, energy use and

based on the Dutch ABC15 concept.

transport implications’13 are important factors to consider when informing ‘strategic interventions

Specific links between residential urban densities

in the housing market’.

and transportation energy usage16 have been identified in academic research according

Policy emphasis toward the regeneration of

to building energy use17 and community

brownfield sites is verified by the fact that the

infrastructure provision18 at the strategic scale19.

‘compact city’ promises to be a sustainable model

Alongside this, the links between urban densities

12 NE1 want to live here?

(Executive Summary) 13 STZ Pieda (2004) Housing Market Assessment Manual (Office of the Deputy Prime Minister, London).

14 Kunster, J.H. (1996) Home from Nowhere: Remaking Our Everyday World for the Twenty-first Century (Simon and Schuster, New York) and Gordon, P and Richardson, H.W. “Are compact cities a desirable planning goal?’.

Journal of American Planning Association 63(1) pp 95-106.

15 Ministry of Housing, Physical Planning and the Environment (1994) Report on the progress of the Dutch ABC policy (Dutch Government, The Hague).

16 Newman, PWG and Kenworthy, JR (1989) ‘Gasoline consumption and cities: a comparison of US cities with a global survey’. American Planning Association Journal 55 pp 2437.

17 Owens, Susan (1986) Energy, Planning and Urban Form (Pion, London).

18 Barton, Hugh., Davies, Geoff and Guise, Richard (1995) Sustainable Settlements: A guide for planners, designers and developers (University of the West of England and the Local Government Management Board, Luton).

19 Breheny, Michael (1996) ‘Densities in the sustainable city’.

Conference paper presented to the second meeting of The Sustainable Cities Network, University of Newcastle-uponTyne, February 7.

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20 Llewelyn-Davies (1996) The Re-use of Brownfield Land for Housing (The Joseph Rowntree Foundation, London).

21 Urban Initiatives and Chesterton (1995) Hertfordshire Dwelling Provision through Planned Regeneration (Hertfordshire County Council, Hertford).

22 NE1 want to live here? (2004) The brownfield challenge (Newcastle City Council, Newcastle).

and economic factors such as marketability, land

underused areas of cities in the modern world

ownership and institutional procedures and

in which we live. Although the inclusion of

limitations have been selected20 and partially

several demographics could help to boost the

quantified21 in practice orientated research. The

community whilst also giving more income to

coalescence of these aspects informs a convincing

the city centre by expanding market viability.

argument for a change from the archetype of the suburban settlement towards ‘a rejuvenation of

A space such as East Pilgrim Street informs

collective urban living’22 benefiting the diverse

a viable test bed for one such development

income demographic.

of community led housing and social spaces within the very centre of the urban domain of

I am proposing the idea of providing a new

Newcastle-upon-Tyne. Furthermore, regions

typology of housing directly into the centre of

such as EPS provide the opportunity for urban

the city. The emphasis is focused on a mixed-

and cultural oases in the city centre; spaces

use co-housing scheme that provides social

with ‘relative tranquillity’ from one another

inclusivity for a range of demographics. This

as well as the busy urban lifestyle. Moreover, a

scheme proposal could be one of many possible

development as described above would provide

solutions for the redevelopment of these

the opportunity to deliver solutions to a wide

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range of housing markets in what is currently a strange and somewhat ineffective city centre housing model.

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CHAPTER 2 WHO SHOULD WE BE PROVIDING FOR IN THE FUTURE OF CITY CENTRE LIVING In a sense, we are lucky that we have not yet

Can we, therefore, provide for a wider

wasted the opportunity of East Pilgrim Street,

demographic in one small sector of the city

by expanding the retail core at the potential

than is currently provided for in the city centre

decrement of the existing inhabited urban core.

as a whole? By bringing people together from

When an opportunity such as the redevelopment

different stages of life and social backgrounds

of EPS arises, it is important to consider many

into a mixed-use cohousing style scheme, aside

different social and lifestyle groups. People at

from the benefit a city centre location can

many different life stages can all benefit from

provide, being part of a mixed demographic

a city centre dwelling opportunity, albeit for

community can have benefits of its own.

different reasons.

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It is of course important to provide for students

in terms of its residents (and ‘a limited number

and young professionals, they are the future of

of well known developers’) and has failed to

the population and therefore some sense can

entice the opportunity for the exploration of

be seen in the provision of the ever-growing

wider demographic development from larger

number of student residences flying up around

developers.

the city centre. Historically, ‘the aspirations of young working people without children’23 to

In order to create a thriving community within

want to reside ‘in and around “lively” city centre

the city centre it is paramount to appeal to

locations’24 and, moreover, price have informed

a number of demographics. In the current

the marketability of property conversions. This

provision, there is a significant lack of availability

is why conversions of redundant properties

for family housing; in order to encourage

are still ‘predominantly flats or student

families to move back to the city centre it is

accommodation’25. The peripheral inner areas

important to provide the appropriate facilities

of cities, as well as the centres themselves,

rather than simply somewhere to live.

‘are still widely regarded as child un-friendly environments’. The region of the city centre

An ‘inner “urban” suburb’ solution could

has been inclined to become a ‘niche market’

provide for a much wider demographic than

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

23 Mulhearn, Deborah (1994) ‘Loft Living in Liverpool from a developer with a difference’ Architect’s Journal 18 August pp13-14 24 NE1 want to live here? (2004) Conversion of redundant institutional and commercial properties pp23 25 Heath, Tim and Oc, Tanner (2001) ‘Sustainability through converting buildings to residential use’. Urban Design Quarterly Winter 77 pp35-36

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the existing urban model with emphasis on the flat or apartment typology. The idea of mixing a number of different life stage groups may at first seem as though it could present issues. Placing the ageing generation in close proximity to students for example could lead to problems of noise complaints; however, if these issues could be mitigated within a tight-knit model perhaps a thriving community could become apparent.

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IMPLICATIONS FOR FUTURE LIVING TRENDS IN CITY CENTRES The most prosperous city centre economies

It is plausible to assume that successful city

have seen an increased concentration of jobs

centres with continued growth of housing

within them, specifically ‘knowledge intensive

provision will see a continued population

jobs’. The UK is expected to further pursue this

increase. There has been a boom for flats and

sector of the job market in to the future, in the

apartments in large city centres in recent times; if

uncertain times that lie ahead we must consider

the provision of housing continues in alignment

the likelihood of the loss of more and more jobs

with demand, it is reasonable to suggest that the

to automation. However, it is probable that new

return of city centre living seen in these larger

roles will be created that, as of yet, we cannot

cities of late will continue.

foresee. As a result, we can presume that the demand to live in city centres will increase.

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26

22 per cent of central London residents and 21 per cent of central Brighton residents are aged over 35 with a degree, whereas in other city centres in England and Wales this demographic only makes up for 14 per cent of the population.

27

Planning (2015) Office-toresi permitted development extends to allow demolitions and new build homes.

Planning, 13 October 2015. http://www. planningresource.co.uk/article/1368187/ office-to-resi-permitted-developmentextends-allow-demolitions-new-buildhomes

Although, should successful city centres not

demand for housing in the city centre. However,

increase their housing demand accordingly, it is

as a result, competition over land use for offices

safe to assume that it will become less affordable

and living will also gain momentum. According

to live in such places. This trend has already

to current policy for Permitted Development

been foreshadowed in the likes of London and

Rights (allowing the development of office

Brighton; where demand has massively outgrown

space for residential use without full planning

the supply. This has not solely affected the

permission27) there is an incentive for developers

expansion of their city centre populations but

to convert existing office space in situations

has also altered the demographic of the areas26;

where greater demand for housing occurs. This

the older demographic of these two city centre

creates a conflict of interest and could have a

locations indicate that ‘younger people have been

detrimental effect on ‘the future of office spaces

priced out’. Should this lack of expansion of the

in the cities where demand from knowledge-

housing market be repeated elsewhere, a similar

based businesses for employment space is likely

pattern could occur.

to increase, and could threaten the growth of city centre economies.’

The increased centralisation of jobs into the urban core in the future will also lead to a greater

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This could lead to the economies of cities as a

effected. For example, in London, the provision

whole being sent into turmoil if appropriate

of public transport links has been a much more

business premises cannot be acquired. Alongside

validating reason when choosing somewhere to

this, with one of the key factors for the attraction

live than in other areas of Britain. (Figure 4).

to city centre living being proximity to the workplace, there is the potential of undermining the demand for housing in the urban centre as a whole.

Expanding the focus of city centre working makes commuting via one’s personal mode of transport ever less suitable. For example, in London – where 30 per cent of the job market is based at the urban core28 - 90 per cent of the city centre workforce travel to work via public transport, on foot or by bicycle. As a result, the reason for where people choose to live has been

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

28 ONS (2013) Business Structure Database

21

FIGURE 4 GRAPH SHOWING WHERE PEOPLE CHOOSE TO LIVE IN LONDON

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There is an infrastructural discrepancy, between

centre population growth. The ability to support

the North East and London; with London

a growing workforce in the city centres of

projected to receive 875 per cent of that in

such locations will have more of an effect on

the North East per capita in future transport

the future of city centre housing rather than

investment.29 Should other UK cities follow the

focusing on the city as a whole. At present,

trends recently seen in London, it is clear that

there is the attraction to live in the centre due

the provision of public transport will become a

to the availability of cheap housing. Although,

key detail for people to consider when looking

in quickly expanding city centres, the focus for

for a place to live. The expansion of public

population growth tend to be subject to access

transport networks has already been seen in other

to work, ‘as well as their recreational and cultural

cities in the UK, including the Metrolink tram

offer, the types of housing available, and the

network of Manchester30 as well as the extended

quality of the built environment’. The city centre

Nottingham Express Transit31.

populations of small and medium sized cities are less likely to advance without the application

Taking the example of Swindon, which similar

of strategies for regeneration focusing on the

to other small and medium sized cities, has

geography of the economy. 32

experienced a more slow-moving rate of city

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

29 IPPR North analysis of HM Treasury and the Infrastructure and Projects Authority (2016) 30 Transport for Greater Manchester (2015). Future Metrolink. http://www.metrolink.co.uk/ futuremetrolink 31 Nottingham Express Transit (2015). Phase Two. http://www.thetram. net/phasetwo.aspx 32 Urban Demographics: Why People live where they do (2015). Centre for Cities, London.

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CHAPTER 3 WHAT KIND OF HOUSING DEVELOPMENT WOULD BEST SUSTAIN THE CITY CENTRE? The proposal I am suggesting for East Pilgrim

provide council tax income. Furthermore, these

Street is specifically for a community led housing

developments seem to have a lack of community;

project. At the moment, the main developments

I am therefore interested in researching the

to provide city centre living are to provide

possibilities of community led housing schemes

student accommodation and whilst students are

as a future use of the city centre as there will

an important feature of successful cities and can

always be the need for housing even in a world

support the economy of the city region, they also

where many sectors are migrating online.

contribute towards certain issues, for example noise for neighbouring areas. Moreover, there

One example of a cohousing model that I have

is a lack of benefit to the council as they do not

looked into is in Copper Lane, London. This

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scheme was designed by Henley Halebrown

agreed components. Their variation is derived in

Rorrison Architects (HHbR) and consists of 6

response to their differing location in relation to

homes; albeit a small development it manages to

their immediate and surrounding neighbours.”33

successfully replace a disused children’s nursery on a 1000m2 site behind residential streets. The

A further model I have studied is ‘New Ground

scheme incorporates a ‘cluster’ model, placing

Cohousing, London’. This is a scheme developed

the houses around a central courtyard above the

by Pollard Thomas Edwards in conjunction

communal facilities.

with Hanover Housing for the Older Women’s Cohousing group (OWCH). This development

This allows for perimeter communal gardens and

consists of 25 private apartments around shared

is based around the idea of developing a build

facilities; including a large garden and a laundry

type to manifest ‘communality’. Ken Rorrison

room. It is the first purpose built co-living

(HHbR) said of the scheme, “This project is

development for older people in the UK. The

not about creating ideal bespoke houses for

scheme involves a purposely wide age range

six individual clients, but making a collective

(currently spanning ages 50-87), which allows

whole that is bigger than the sum of its parts.

for the possibility of shared care. The scheme

Generally, the houses are all made from the same

is two thirds owner occupied and one third

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33 Henley Halebrown Rorrison Architects, Copper Lane.

(2009-14) accessed online at: http:// henleyhalebrown.com/works/copper-lane/

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34

Pollard Thomas Edwards Architects, New Ground Cohousing.

(2010-16) accessed online at: http:// pollardthomasedwards.co.uk/project/ owch/

social housing and provides a communal house containing a meeting room along with kitchens and dining areas.34

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RECOGNISED BENEFITS OF COHOUSING There are a number of benefits that can be

achieved from the shared use of many household

seen from employing a cohousing model. For

appliances and functions according to residents

example, recent post-occupancy studies of such

of existing cohousing models.

community schemes have suggested that new social practices, technical processes and collective

The provision of shared facilities alongside

learning solutions can help towards reducing

individual dwellings can lead to a heightening of

energy usages and improving the performance

‘social and physical resilience’ for residents and

of housing. Moreover, the cost of living can be

the wider community. Leading on from this,

made more affordable; in terms of spending on

there are also benefits that are somewhat less

food, utilities, goods and services; as a result of

tangible. These benefits include ‘an enhanced

collaboration. These reductions if cost can be

sense of place, increased self-awareness,

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27

35

Cohousing: Shared Futures (2016), ESRC Collaborative Housing and Community Resilience, School of Geography, Politics and Sociology, Newcastle University

compassionate caring and shared community knowledge.’ However, these advantages are usually ‘better captured through devices such as story-telling than through traditional metrics.’35

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28

HOW CAN COMMUNITY LIVING PREVENT SOCIAL ISOLATION? Professor of Public Policy and Epidemiology

isolation.

at Harvard University, Lisa Berkman, suggests that the cohousing typology ‘harkens back to

At Saettedammen, which began 46 years ago and

the kinds of communities that used to naturally

is identified as the first cohousing community

dominate our societies.’ In a series of interviews

in the world, communal meals are one of the

from residents of two community housing

principle factors of the community. These

programmes, Saettedammen and Rocky Hill

provide an opportunity for interaction between

Cohousing located in Copenhagen, Denmark

the wide-ranging demographic of ‘singles,

and Northampton, Massachusetts respectively,

couples, retirees and families with children.’ The

Saskia de Melker discovers the benefits of a

hub of the development is the common house,

cohousing collaborative to help combat social

where monthly meetings are led by a small group

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

29

of families on a rota basis. Residents are tasked

are disconnected, have a mortality rate that’s

with cleaning the shared spaces as well as tending

three times as high. That is, they’re about three

to the gardens. Stig Brinck, an architect, lives

times more likely to die over maybe a decade, as

on the development with his wife, an artist, and

people who have many, many more ties.’

their two daughters who have been brought up within the community. Brinck says of the

Jytte Helle, a 70-year-old resident of

development, ‘You live in kind of a small, small

Saettedammen has lived within the community

village. You know everybody around you, and

development for 30 years. Helle claims that,

you share as much as possible. So you are very

for her in particular, it is important to live in

close neighbours, and you are kind of depending

‘a mixed group, not only with older people,

on each other, but you’re not obligated to any

because then we would just talk about our

strict rules.’

diseases and aches and pains. Older people can’t give the same energy as younger people can.’

Berkman implies that ‘cohousing can reduce

Leading on from this, 14-year-old Ella Poulsen

social isolation and the detrimental health effects

(who has lived in the scheme for her entire life)

associated with it.’ Qualifying this statement,

says, ‘It’s kind of like everyone’s a parent, and

Berkman says ‘People who are very isolated, who

everybody will take care of the kid if there’s

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30

something wrong and the parents aren’t there. I

build a community.’

think it’s just very safe.’

Berkman states that cohousing provides the Rocky Hill Cohousing follows a similar financial

opportunity for people to age in their own

model to that of Saettedammen, with a variety

homes, saying that ‘with the ageing population

of communal amenities but was established only

and the increasing frailty that people will

12 years ago. An estimation by the Cohousing

experience as they age, at some point everyone

Association of America suggests there are around

needs a little help.’ Going on to say that as

150 community development schemes in the

a result of living in such a large country,

US. One resident of Rocky Hill, who has lived

‘Americans are especially vulnerable to social

there since its conception, is Carol Rinehart – a

isolation’ putting this statement down to factors

72-year-old who has recently retired from a

such as the value placed on independence and

position as a hospice coordinator. Her view on

mobility. Furthermore, Berkman says that it is

the importance of community is clear, saying,

not only the older generations who struggle with

‘You don’t get up some day in the morning and

social isolation, saying also that ‘young families

say, “You know, I think this is the day I’m going

can struggle to maintain social networks as they

to have a community.” You know, you have to

juggle work and family.’

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

31

Another resident at Rocky Hill, Gary Felder, is

their ageing members, ‘including ride sharing

a college professor living with his wife and two

and connecting residents with financial and

young children. He claims that his family’s ‘social

medical services.’ Rinehart makes the suggestion

life is built in, unlike other families who don’t

for a dedicated area of ‘the common house for

live in a cohousing arrangement.’ Moreover,

somebody who lives in and is a licensed practical

he states the importance of the cohousing

nurse’… who could provide care for, ‘several

community model for the development of his

different families who may be in that area of

children, saying ‘they have regular interactions

need.’

with elders’… and are, as a result, ‘very aware of the whole process of people getting older

However, at Saettedammen it is becoming

and retiring and having physical problems and

increasingly difficult for them to maintain their

dying.’

intergenerational dynamic. Over 50 per cent of the residents now exceed the age of 65 and the

Furthermore, the residents of Rocky Hill

‘community is encouraging younger families

have realised the existing growth of the ageing

to move in when homes become available.’

population (and that it is likely to continue)

Although, many of the community’s long-

and as a result are creating new guidelines for

standing residents, such as Jytte Helle, are keen

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

32

to remain amongst their ‘social support network’.

Helle says, ‘We’ve been a part of creating this, and want to feel the benefits that come with getting old in a cohousing community like this.’

She qualifies her point by saying ‘I’m convinced that if I lived exclusively with elderly people, I would degenerate. So, the fact that I’m living with younger people is a gift on a daily basis.’36

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

36 Learn How Two Communities Prevent Social Isolation. (2017). PBS NewsHour.

33

COULD EAST PILGRIM STREET BECOME A MODEL FOR SCHEMES TO HELP SUSTAIN AND IMPROVE THE CITY CENTRE? Cultural activity already exists on the north-

One proposal I have studied is for the

eastern fringes of East Pilgrim Street, examples of

development of 4 units of urban housing within

this include the City Library and the Laing Art

the Science Central development. This proposal

Gallery. Furthermore, there is the provision of a

is part of the ‘Future Homes’ project currently

small public square known as ‘The Blue Carpet’

underway under the leadership of Rose Gilroy

by Thomas Heatherwick. These civic amenities

at Newcastle University. The project is working

could provide a mitigating factor between the

to challenge the existing housing offer, whilst

existing urban core of the city of Newcastle

trying ‘to show what is possible in the fusion

and the future community housing model I am

of demographic ageing, embracing digital

proposing to implement in East Pilgrim Street.

innovation and urban sustainability.’

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34

Some parallels I have drawn between the

communities I have studied, I believe that East

‘Future Homes’ project and my own proposal

Pilgrim Street provides the perfect test bed for

are for the exploration of possible ‘new building

a model scheme that could help to sustain and

materials, energy systems and the integration of

improve the city centre as it stands.

these with renewables’. One of the ideas behind this is to ‘protect occupants from energy price

A further impediment to improved

fluctuation and from power insecurity.’ The

housebuilding highlighted by Gilroy is the

dwellings proposed in the project led by Gilroy

‘skill shortage in the industry’. As a result, the

are intended to create a model allowing residents

‘demonstrator homes’ within the ‘Future Homes’

at different life course stages to live together as

project are proposed to utilise new building

neighbours. Moreover, these houses are suggested

methods with the aim towards putting the

to be lifetime homes for the future age, with

area of ‘Newcastle/Gateshead on the map as a

the capability of reconfiguration to meet the

region with skilled tradespeople and a centre

changing needs of residents over time.

for skills training.’ Implementing these skill sets into the model I am proposing for East Pilgrim

Taking inspiration from the ‘Future Homes’

Street would further cement the jobs market

project and the case studies of cohousing

in the city centre, whilst assisting the build

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

37 Gilroy, R. (2016) Future Homes, Newcastle University unpublished document

35

and implementation of required technological

future city centre living.

strategies into the development.37 In the ever-expanding sector of knowledge-based The successes drawn from existing cohousing

employment in the city centre, it is clear we must

models in the UK are clear, predominantly the

think of the best possible solution to sustaining

development of a community is key. However,

this market. Furthermore, we should strive to

the schemes I have looked at in the UK (Copper

make it easier for people to get to and from

Lane and New Ground Cohousing) do not

work. A city centre housing development scheme

explore the opportunities of mixing a wide

would tick all these boxes, and at the same time

demographic. Whereas, developments elsewhere

sustain the current urban retail core.

in the world (such as Saettedammen and Rocky Hill) highlight the benefits that can be drawn

Although the scheme I am proposing for East

from living within an expansive demographic.

Pilgrim Street may be sub-optimal to the Reuben

The triumph of these schemes alongside the

Brothers, who as market actors and producers

increasing city centre population, and therefore

are simply looking to maximise profits, there

demand for city centre housing, make the perfect

is evidence to support that city centre housing

case for East Pilgrim Street as a test bed for

provision could be the very best way to sustain

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

36

job markets into the future. The quality of the

informed as a result of having residents in urban

urban environment is improved by residential

centres.

development. There have been developments that have informed public spaces for people to

For the moment, the provision of such

enjoy spending their time and socialising, whilst

community schemes is rare. Furthermore, private

also succeeding in creating places to live.

sector housebuilders and housing associations are unlikely to create such developments in the

The character of the city centre can be improved

future without encouragement from some pilot

by having residents located within it, for example

schemes such as the ‘Future Homes’ project.

the safety of urban zones can be raised by ‘simply

Perhaps, this is why the development of East

having people in the city centre.’ This example

Pilgrim for collaborative housing could act as a

can be seen in cities such as Dundee, where the

test bed for the future. In the meantime, there

City manager was quoted as saying, ‘Without

would be benefits to the city centre of Newcastle,

city centre living, there would have been real

with minimal disruption to the existing model.

difficulty overcoming perceptions that the city centre was a dangerous place.’ Furthermore, a

There are further reasons other than the job

‘more diverse and attractive atmosphere’ can be

market that would encourage people to want

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

37

to live in Newcastle’s city centre. The city is

Furthermore, there is a through route to the

famous for its night life and this could be one

Theatre Royal on Grey Street. This again could

reason why students and young adults could

appeal to families and the ageing population and

be intrigued by the prospect of living in East

provide a cultural link whilst mitigating between

Pilgrim Street.

the community atmosphere I am proposing for the future of city centre living in Newcastle and

However, the city of Newcastle has far more to

the hectic city centre nightlife.

offer than just its nightlife. Directly to the west of East Pilgrim Street there are opportunities

Regulated zoning within the proposed scheme

to interact with culture and the arts. This could

could be easily implemented in order to mitigate

gain the interest of a far wider demographic

issues between differing demographics and

than perhaps the nightlife. For example, the

requirements from the city centre. For example,

Tyneside Cinema fronts onto Pilgrim Street and

the location of young people’s housing nearer

has a strong cultural and arts base. This would

to the nightlife to the west of East Pilgrim

be more likely to appeal to the family and ageing

Street could provide a buffering solution to

demographic than the busy nightlife.

problems that may otherwise occur from noise pollution toward living arrangements for the

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

38

ageing population and young families. The future is, however, tied to unforeseeable needs and provisions in line with complicated forms of efficiency. Therefore, any model that may seem a viable solution to the issues of today must consider the needs and wants of the uncertain future.

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

39

CONCLUSION

The National Community Land Trust Network

meaning they can provide for all future occupiers

consists of a number of Community Land Trusts.

of their developments.

These provide opportunities for communityled housing projects run by ordinary people in

The Mayor of London, Sadiq Kahn, has recently

order to develop and manage homes along with

announced plans for a Community Housing

other prospects such as enterprises, agriculture

Hub to support community-led housing in

and workspaces. One important aspect of the

London. The Hub is to provide community

Community Land Trust Network is the fact that

housing groups with advice and technical

they strive to create genuinely affordable homes

support regarding the access to funding and

matching the local affordability of housing

land. St. Clements is one such development, it

based around local earnings and social provision,

will be the first urban Community Land Trust

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

40

project in the UK . Providing 200 new homes

in order to ensure that policy initiatives aimed

in the Bow, East London; near to the financial

at ‘doubling custom – and self-build activity

district, Canary Wharf and the Olympic Park.

by 2020’ will, in fact, help to enhance funding

33

access for collaborative housing projects.

In order to actually move forward with a model similar to what I am proposing there

In order for local government to provide the

are few issues that must be addressed. In terms

greatest assistance that they can towards the

of central government policy, it is important

possibility for cohousing schemes they should

that the political and cultural frameworks

do what they can to make more land available;

currently in place regarding the provision of

particularly in urban areas. Examples of this

housing for people be reassessed to ‘enable

can be seen in Germany, where state and

people to do it themselves’. Furthermore, the

local authority can provide privileged access

legal procedures enabling, safeguarding and

to public land for ‘baugruppen’ (cohousing

developing of the shared ownership of goods

communities and self-builders) at a set price.

ought to be improved. Cohousing initiatives

In some cases, municipalities will also provide

and the Community Housing movement should

‘sustainable infrastructure beforehand to create

see more involvement from the Government

serviced plots.’34 Furthermore, the formation

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

36 Previous Mayor of London, Boris Johnson 37 Cohousing: Shared Futures (2016), ESRC Collaborative Housing and Community Resilience, School of Geography, Politics and Sociology, Newcastle University.

41

of intentional community groups should be

but rather the wider benefits that could come

better facilitated and assisted with the challenges

about as a result of improving the health of the

associated with building and designing

sociological and cultural aspects of the economy.

cohousing schemes. Lastly, local government should look more closely at the issues of quality

Help from developers, both social and

of life and inclusive decision making when

private, could be in the form of the provision

composing future planning policy.

of communal spaces in every new building development whilst encouraging the integration

It is important to question the failure to

of cohousing schemes into their funding

understand benefits beyond yield maximisation;

structures.

as, in the future, the market conditions may have altered. This could be as a result of artificial

If lenders can work together with these

intelligence being capable of understanding

organisations to enhance the financial

wider elements of the economy than currently

opportunities for community housing projects

possible. For example, the benefits resulting from

alongside sharing their knowledge regarding

the provision of more than just short term yield,

the conversations between the groups and the

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42

lenders themselves perhaps the progression of these schemes can be hastened.

Finally, the cohousing groups themselves need to consider the demographic scopes they include in their communities from the point of formation and throughout. Procurement decisions must be made inclusively alongside the embodiment of sustainable technologies throughout the design, construction and operation phases of future development schemes.35

FUTURE CITY CENTRE LIVING FOR ‘THE ONLINE WORLD’

38 Cohousing: Shared Futures (2016), ‘Key Asks’, ESRC Collaborative Housing and Community Resilience, School of Geography, Politics and Sociology, Newcastle University.

43

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