the 60 000
Ilana Adleson, Sharifa Alshalfan, Nicolas Palominos, Guy Trangoš, Adriana Young LSE MSc. City Design and Social Science March 2012
The City of London is ruled by private interests. its territory is shaped by efficiency and order. Its boundaries are protective and productive. ITs SYSTEMS evade democracy and public accountability. its spaces facilitate exclusion and securitised exchange.
the elevated city
123m
‘One of the more conservative planning authorities in Britain, the Corporation of the City of London, became involved after World War II in an experiment with high-level pedestrian walkways.’ Michael Hebbert, ‘The City of London Walkway Experiment,’ 1993
1708
1973
The Barbican towers are London’s tallest residential buildings emporis.com
‘Podium level is simply ground level to you.’ Barrets Solicitors’ Guide to the Barbican Estate barbicanliving.co.uk
58%
of the Barbican’s annual budget is funded by the City of London Corporation barbican.org.uk
‘An important distinction must be made between public space and a space with public access, in the latter there are no poesies, no making of public space.’ Saskia Sassen ‘Cityness in the Urban Age,’ 2005
1/2
of the City’s residents live in the Barbican Estate (Approx.) cityoflondon.gov.uk
Thirty-mile pedway network planned in 1963 ‘The City of London Walkway Experiment,’ 1993
The walkway network built by 1992 ‘The City of London Walkway Experiment,’ 1993
Public raised level as envisioned in 1941 ‘The City of London Walkway Experiment,’ 1993
the barbican and the city
SQUARE MILE MEDIEVAL PLUTOCRACY George Monbiot, The Guardian, 31.10.2011
73% of the City of London’s eligible voters are businesses.
Tribune Magazine, 12.02.2009
‘Voting would reflect the wishes not of the City’s 300 000 workers, but of corporate managements. So Goldman Sachs and the People’s Bank of China would get to vote in what is arguably Britain’s most important local election.’
1189 City gets first mayor
1200 1400 1565 Royal exchange founded
1600
1649 Charles I executed 1666 Great fire of London
1800
1835 City not reformed under 1831 municipal reform act 1894 Failure of political reformation
Nicholas Shaxson, journalist and tax transparency campaigner, as quoted in The Guardian, 31.10.2011
2011
) (
0
Business
Resident
Businesses are assigned votes according to the size of their staff quotient. Voters are chosen by corporate management.
For 900 yrs. no party representation in City
Vote To become an alderman, one must: be a Justice of the Peace, a British citizen, be over 21, have no convictions or bankruptcy, be a Freeman of the City.
Approving people for Freedom of the City and approving the formation of new livery companies.
Alderman 1/ward
Court of Alderman All aldermen
The sheriffs are elected annually by the Liverymen of the Livery Companies, and it is a requirement for the Lord Mayor of the City of London to previously have served as a Sheriff. Sheriffs have only nominal ceremonial duties now.
Common Councilman varies/ward
Court of Common Council
All aldermen & councilmen
Sheriffs
To become a common councilman, one must: be a registered voter in a City ward, own or rent land in the City, or reside in the City for the year prior to the election. Be over 21, be a Freeman of the City. Be British, Irish, Commonwealth or EU citizen. Main decision making body. Focuses on the reports of committees and members’ questions and motions.
Lord Mayor
Tribune Magazine, 12.02.2009
Livery Companies 108
The medieval companies originally developed as guilds and were responsible for the regulation of their trades, controlling, for instance, wages and labour conditions.
The Lord Mayor’s main role is, as it has been for centuries, to represent, support and promote the businesses and the people of the City of London. Today, these businesses are mainly in the financial sector and the Lord Mayor is seen as the champion of the entire UK-based financial sector regardless of ownership and location within the country.
No parliamentary control over City The Guardian, 31.10.2011
No women accepted in 50% of livery companies The Independent, 20.12.1992
‘The right of the City to run its own affairs was gradually won as concessions were gained from the Crown.’ cityoflondon.gov.uk
political boundaries
An offshore island on welfare Producing 20% of UK financial services earnings
cityoflondon.gov.uk
£4
56 bIL
nm ver Go
me Tax
UK Inco
foreign banks are located in the City of London cityoflondon.police.uk
ut
I L b L 8 I 5 O 1 N £
LION
ilo ent Ba
Standard Chartered Bank Lloyds TSB Bank PLC Chinatrust Commercial Bank Fitch Ratings Anglo Romanian Bank Deutsche Hypo NatWest Banco Popolare Di Verona E Novara Bremer Landesbank The Bank Of Italy Abbey Mitsubishi Trust & Banking Corporation Reserve Bank Of Australia FBS Banking Nacional Financiera SNC Goldman Sachs International UBS Capital Singer & Friedlander United Mizrahi Bank Barclays Global Investors MacQuarie Bank Swedbank Erste Bank HBO S Treasury Services PLC Ghana International Bank PLC Banco National Ultramarino Lombard Odier (UK) Malayan Banking Berhad Imperialbank Privee Barclays Bank PLC Bank Of Bermuda Caixa Geral Depositos S A Oversea-Chinese Banking Corporation ABC (IT) Services Royal Bank Of Canada The Co-operative Bank PLC Banca Nazionale Del Lavoro Persia International Bank PLC Gartmore Investment Management PLC Wintrust PLC Skandinaviska Enskilda Banken Reliance Bank Nova Ljubljanska Banka Rabobank International Abbey Enskilda Securities West Hill Corporate Finance Mizuho Corporate Bank Union Bank Of Nigeria PLC Commerzbank Securities Bank Of Baroda Leopold Joseph & Sons HSBC Bank PLC Barclays Bank PLC Halifax PLC Banca Popolare Di Milano Den Norske Bank A S J P Morgan The Bank Of Toyko Mitsubishi The Bank Of Yokohama Westpac Banking Corporation Noble & Co Overseas Chinese Banking Business Development Asia LLC Brown Shipley & Co ABC International Bank PLC Millennium B C P Allied Irish Bank (GB) Philippine National Bank (Europe) PLC The Royal Bank Of Scotland PLC Banco Di Napoli Standard Bank London Minories Finance The Bank Of Thailand Central Bank Of China HSBC Bank PLC United Overseas Bank Bank Of Ireland Woolwich PLC Northern Rock PLC Bank Tejarat (London) Bank Of Scotland Banco Totta & Acores S A Japan Bank For International Co-operation Woolwich PLC Bank Of Korea N M Rothschild & Sons KAS Bank BES Investimento Standard Chartered Bank Moscow Narodny Bank Banca March San Paolo Imi Spa Erich Keller First Commercial Bank Abbey Banco Santander Central Hispano Charterhouse Bank Fibi Bank (UK) PLC Bankers Trust Landesbank Hessen-Thueringen Ermgassen & Co Banco Espirito Santo State Street Bank & Trust Co Woolwich PLC I L X System Ceskoslovenska Obchodni Banka A S Banco Antoninia Popolare Veneta Riggs Bank Europe ING B H F-Bank AG Cebs Secretariat Credit Lyonnais (UK) Banque Nationale De Paris PLC CA IB International Markets Britannia Building Society United Trust Bank Chelsea Building Society Korea First Bank Nordea Bank Credit Agricole Indosuez Frankfurter Hypothekenbank Centralboden A G Credit Industriel Et Commercial Cheltenham & Gloucester PLC Bank Of China The Bank Of Nova Scotia UniCredito Italiano Habib Bank AG Zurich Investec Bank (UK) Sumitomo Trust Nationwide Building Society State Bank Of India Euroclear Bank European Acquisition Capital Sarasin Investment Management Banco Rural Europa Sa Mashreqbank P S C Natexis Banques Populaires U F J Bank HypoVereinsbank SMBC Capital Markets MeesPierson Derivatives Arab Bank PLC Alliance & Leicester PLC Banca Carige Commercial Bank Of Greece (S A) Hawkpoint Partners HSBC Bank PLC Commonwealth Bank Of Australia Bank Saderat PLC Cho Hung Bank Hua Nan Commerial Bank Hamburgische Landesbank Coutts & Co Sabanci Bank PLC Canara Bank Evolution Securities T C Ziraat Bankasi AS Development Bank Of Singapore European Bank Intrabank Expert Witness National Australia Insurance Services Turkiye Is Bankasi A S Secure Trust Donaldson Lufkin & Jenrette Bradford & Bingley The Royal Bank Of Scotland PLC Bank Of England Piraeus Bank Banca Dei Monte Paschi Di Siena K B C Financial Products UK D V B Bank (London) Banco Do Brasil S A Banco Santander Yorkshire Bank PLC Bayerische Landesbank Woolwich PLC Bank Julius Baer & Co Bristol & West PLC Clydesdale Bank PLC China Construction Bank Shoko Chukin Bank R Z B (Austria) Oesterreichische National Bank Wachovia Securities Nomura Landes Bank Nationwide Building Society Shanghai Commercial Bank Bank Of Ceylon Daiwa Securities SMBC Europe British Linen Advisers Lloyds TSB Bank PLC British Arab Commercial Bank Alliance & Leicester PLC Dresdner Kleinwort Wasserstein The Royal Bank Of Scotland PLC Sterling Exchange Child & Co Bank Sepah International Kleinwort Benson Unit Standard Chartered Bank Oversea-Chinese Banking Corporation Bank Of Montreal Chang Hwa Commercial
450+ City Fund Tax-based fund to meet the daily financial needs of the City of London
City Bridge Trust Supports charity in the Greater London area
City Cash Private fund built over the last eight centuries
The City of London Funds cityoflondon.gov.uk
National Audit Office UK Budget 2011, The Guardian, 23.03.2011 City of London
‘...this British offshore web provides the city with 3 things. First, the tax havens scattered across the world capture passing foreign business and channel it to London, just as a spider’s web catches insects; second, it is a storage mechanism for assets; and third it is a money laundering filter that lets the City get involved in dirty business while providing it with enough distance to maintain plausible deniability.’ Nicholas Shaxson, Treasure Islands, 2011
£1.2 trILLION daily foreign exchange turnover in London; 37% of global share. cityoflondon.gov.uk
Bank Stock Broker Insurance Company Google Maps 2011
‘Real empire moved into invisible empire’ Nicholas Shaxson, LSE Public Lecture, 01.02.2011
ECONOMIC boundaries
37, PROFESSIONAL, WHITE, MALE Average profile of a City worker cityoflondon.gov.uk
87%
Practical business impact and benefits for individuals at every level. Business education consolidates the structure of your organisation. It ensures intelligent strategic action at every level, and gives individuals the tools and awareness to hone that strategy. Build internal skills from external expertise With business education you make world-class expertise an integral part of your organisation. Instead of relying on outside support, you enhance the capabilities of your managers and leaders to address challenges. And by exposing senior people to leading edge-thinking, you ensure your business has the strategic drive to succeed. Address company challenges and individual needs To achieve your business goals, you depend on the actions and the passion of individuals. By giving your team members the scope to develop themselves, you ensure they have the ability to develop your organisation. You increase productivity, retention and satisfaction, and build a business that each of them can be proud of. The benefits of business education for...
of the City’s 312 000 workers are white all charts below: cityoflondon.gov.uk
36.0% 33.1%
36%
33%
18.1% 12.8%
13% Other
30 - 39
20 - 29
Age
40 - 49
18%
100% 100%
.
50% 50%
Other Other
Intermediate Intermediate Management
Management
Lower Lower managerial
Management
Higher Higher managerial
0% 0%
Worker Profiles
48.3%
48% 32.3%
32% 15.2%
Transport Transport
Services
Business Business Sevices
Finance Finance
'In the City as a young man you never walk but always run.'
4%
4.3%
15% Other Other
Industries
82%
82%
Worker : Resident 44 : 1
5% 5%
3% 3% foot OnOnfoot
11% 11% Other Other
‘square mile syndrome: stress-related mental health problems faced by City workers as the credit crunch chews through the financial sector’
Rail Rail
Travel to work
Bus Bus
Walter de Zoete, stockbroker (1963) cited in David Kynaston 1988 'A Changing Workscape: The City of London since the 1840s' London Journal
The Guardian, 8.10.2008
cityoflondon.gov.uk
CITY WORKERS
‘increase in urban exploration
activity at abandoned or high profile sites in the capital...’ City of London Police, Terrorism/Extremism update for the City of London Business Community 02.12.2011.
The City of London has a private police force and outsources a private company to provide SMS/email security alerts to businesses and residents.
Tools of the boundary: Bollards Policemen Fountains Benches CCTV Cameras Crests The Thames
619
CCTV cameras for a resident population of 9 000 in the City of London BBC, 20.07.2009
‘The more physical and informational speed increases, the more man will need capsules.’ Lieven de Cauter, ‘The Capsule and the Network: Notes Toward a General Theory,’ The Cybercities Reader 2004
City Boundary
Ring of Steel
2000 2008 Average UK lunch break
Former London Wall
Eurest Report cited in BBC News 11.08.2008
‘[The Ring of Steel] is probably the most radical shift to the urban order of any part of London in decades, and continues to evolve almost unnoticed, shaping who uses the City of London, and for what.’ The Evening Standard, 15.10.2010
EFFICIENT CITY
‘A PROSPECT FOR CIVIC RENEWAL’ - Lord Maurice Glasman, The Guardian 28.10.2011
@tok umtorgin@s topthemachine201 1@STLOccupy@quimba nda@perversmas@OWSaugust aGA@OWSAtlanta@OccupyYork@ OccupyYEG@OccupyYakima@OccupyW V@OccupyWMPT@OccupyWallSt@OccupyVict oria@OccupyVermont@occupyvb@OccupyUtrecht@oc cupyukraine@OccupyUkiah@OccupyTulsa@occupytoulouse @OccupyToronto@occupysydneyGA@occupystpete@OccupyStock holm@occupystaugust@occupySR@OccupySLC@OccupySeattle@occupys d@OccupySB@OccupySaskatoon@OccupySarasota@OccupySanJose@occupysa nanto@OccupySacto@OccupyRockford@OccupyRoanokeVA@occupyrichmond@occu pyredlands@OccupyRaleigh@OccupyQuebec@occupyprov@occupyphoenix@OccupyPhilly @OccupyPGH@OccupyPEI@OccupyPA_WA@OccupyOmaha@OccupyOCIrvine@occupyoaklan d@OccupyNS@occupynola504@OccupyNashville@occupymuskegon@OccupyMoscowId@OccupyMode sto@OccupyMobile@OccupyMN@OccupyMissoula@OccupyMilwaukee@OccupyMIA@OccupyMerced@Occu pyMendocino@OccupyMemphis@occupymedford@OccupyMCR@OccupyMcAllen@OccupyMaui@occupymartnsbr g@OccupyMadison99@OccupyLV@OccupyLubbock@OccupyLR@OccupyLou@OccupyLongBeach@OccupyLompo c@OccupyLincoln@OccupyLI@OccupyLexKy@OccupyLehighAcr@OccupyLC@OccupyLawrence@OccupyLasCruces @occupylansing@OccupyLancaster@OccupyLakeWorth@OccupyLafayette@OccupyLaCrosse@OccupyLA@OccupyKSt @OccupyKokomo@OccupyKnoxville@OccupyKingston@OccupyKeyWest@OccupyKelowna@occupykeene@OccupyKC @OccupyKalamazoo@OccupyJoplinMo@OccupyJax@OccupyIthaca@occupyitaly@occupyisu@OccupyIowaCity@OccupyIo wa@occupyindy@OccupyHumboldt@OccupyHsv@OccupyHouston@OccupyHonolulu@OccupyHGB@OccupyHelena@Oc cupyHeerlen@OccupyHburg@OccupyHawaii@OccupyHartford@occupyharlemnow@OccupyHamptons@OccupyHamilton@O ccupyGvilleFL@OccupyGTown@occupygso@OccupyGroningen@OccupyGRmedia@OccupyGreeley@OccupyGFalls@OccupyF TCollins@Occupyfresno@OccupyFortWayne@OccupyFortMyers@OccupyFM@OccupyFlorida@OccupyFlorence@OccupyFlint@ occupyflagstaff@occupyeugene@OccupyErie@OccupyEnschede@OccupyElPaso@OccupyDurham@OccupyDetMI@OccupyDesM oines@OccupyDenver@OccupyDentonTX@OccupyDenmark@OccupyDenHaag@occupydelaware@OccupyDC@OccupyDaytona@ OccupyDayton@OccupyDavis@OccupyDameStr@OccupyDallas@OccupyCVille@occupycu@OccupyCR@OccupyCoSprings@Occupy Corvallis@OccupyCork@OccupyCOMO@OccupyColumbia@OccupyClarksvil@OccupyCincy@OccupyChucktown@OccupyChico@Oc cupyChicago@OccupyCharlotte@occupycha@OccupyCdale@OccupyCC@OccupyCarsonCty@OccupyCanton@OccupyCanonCity@Occu pyCanada@OccupyCalgary@OccupyBurque@occupybuf@OccupyBucharest@occupybrussels@Occupybruklyn@occupyBrisbane@OccupyB radenton@OccupyBOI@OccupyBkrsfld@occupyBKNY@OccupyBisman@OccupyBHgrove@OccupyBGM@OccupyBerks@OccupyBendOR @OccupyBangor@occupybaltimore@OccupyB0ulder@OccupyAustin@OccupyAuckland@occupyatlcity@OccupyAthensGA@OccupyAstoriaO R@OccupyArnhem1@OccupyAppleton@occupyanchorage@occupyamsterdam@OccupyAmarillo@OccupyAllentown@OccupyAlaska@Occupy Akron@occupyafrica1@OccupyAdelaide@OccupyAcadiana@OccupyAbilene@Occupy_Ottawa@Occupy_OKC@Occupy_Columbus@Occupy_B R@Occupy_Boston@occupy_albany@OccuponsMontrea@occpymorgantown@K8_Revolution@ftworthoccupy@EindhovenOccupy@DeeTweets@
£456 Billion
-£83 Billion Cuts
Bailout
Total public sector cuts planned by 2014-15.
UK Government’s bailout to the private financial sector in 2009
New Economics Foundation, Quid Pro Quo, September 2011 National Audit Office
most intense
least intense
City of London job density and location of Occupy Camps. cityoflondon.gov.uk 2006 occupytogether.org 2011
16 m2 = 4-5 person tent
16 m2 = 4-5 person office space
Do the unemployed have a right to the City of London?
90%
400 000 300 000 200 000 100 000 0 1998
2000
2002 2004
2006
2008
2010
Levels of employment in the City Actual and predicted city-type job loss for the City of London, The Centre for Economics and Business Research, (CEBR) 10.27.2011
‘Gangs were at the heart of the protests and have been behind the coordinated attacks.’ David Cameron Prime Minister 11.08.2011
Barrets Solicitors’ Guide to the Barbican Estate barbicanliving.co.uk
of riot incidents occurred within a five minute walk of both a town centre and a post-war housing estate. Space Syntax Limited 2011
‘All I can tell you is that... none of us have got jobs, yeah I been out of work now coming up on two years... and it’s just like a depression man...’ Man, 22, London 14.12.2011
‘We are not marooned we are elevated’
‘We are targeting the people we feel have been let off or not been brought to justice - it could be bankers, politicians or companies.’
‘Increase in urban exploration... and activity at abandoned or high profile sites in the capital.’
‘We’re here to make money for ourselves, our families and our company’
Ronan McNern Occupy Protester 20.12.2011
City of London Police Security Update 2.12.2011
C., Boutique Bond Trader 20.01.2011
unequal city
a city where public good prevails over private interest. public spaces that facilitate efficiency, intensity and socio-spatial diversity. where connectivity increases productivity and inclusion. a public city accountable to all.
‘loss of customers,
talent and skills shortages, reputational risk, currency fluctuation, and changing legislation’ Top five risks identified in a survey of 500 global business CEOs and board executives. Lloyd’s Risk Index 2011
Environmental and health risk
Political, crime and security risk
?
Reputation risk
Currency fluctuation
Loss of business customers
Talent and skills shortage
Changing legislation
Natural hazard risk
Typologies of risk to global business as identified by Lloyd’s Risk Index 2011
‘There is a very strong sense of the need for the City to compete with Canary Wharf,’ Mark Field, Conservative MP for Cities of London and Westminster August 2011. ft.com
Inner London: Richest 20% earns 58%; Poorest 20% earns 3% of total income. ‘London’s Poverty Profile,’ Trust for London and New Poverty Institute, 13.07.2010
Jobless Youth, 16-24 yrs. old 50%
Spain Greece Italy UK
48% 30% 23%
‘The lack of opportunity is feeding a mounting alienation and anger among young people... from Athens to London’ ‘For London Youth, Down and Out is a Way of Life’ The New York Times, 15.02.2012
City job losses in 2011 would empty 8.3 ‘Gherkins’ of employees CEBR 2011, London’s Poverty Profile Trust for London and New Policy Institute 2011 and fosterandpartners.com
London’s unemployed could fill 270 ‘Gherkins’
threats to order
‘Lobby, swimming pool,
basketball court, bowling alley, fitness centre, children’s playground, theatre, business centre’ are amenities at Dwell 95 Wall Street, an office tower in Lower Manhattan converted to residential rentals. yoo.com /pjp25_Dwell-95
‘We’re here to make money for ourselves, our families and our company.’ - Managing Director of Client Solutions, 36 Works: Bond Trading Firm, Mayfair Lives: EC1 30 000
Residents per km2
22 500 Inner-City Density 15 000
7 500 0
Seoul
80
Shanghai Hong Kong London
63
39
Top ranking financial centres ‘likely Already top to become more significant’ ranking financial centre High density cities competing with the City of London. The Global Financial Centres Index, September 2011 and urban-age.net
London ranks 14th in quality of life, 24th in value for money of office space and 23rd in freedom from pollution. European Cities Monitor, 2010
69%
of companies leaving London cited ‘quality of life’ as their reason for relocating. The Global Financial Centres Index March 2011. zyen.com
‘If you’re surrounded by people who walk fast . . . they make you stressed out. It’s not healthy running around like an idiot.’ - Managing Director of Client Solutions, 36 Works: Bond Trading Firm, Mayfair Lives: EC1
‘Mayfair is infinitely nicer than everywhere else . . . City of London is dull. Canary is worse.’ - Structured Credit Trader, 31 Works: Bond Trading Firm, Mayfair Lives: SE1
‘If I lived in the City, I’d walk to work. And I would have everything at my fingertips: Central London, Soho, Chinatown . . .’
‘I have a coffee shop on my floor, which is perferct for working on a trading floor because I can’t leave my desk.’
- Barman, 30 Works: St. John Restaurant, Smithfield Market Lives: N60
- Trader, 33 Works: Global Financial Firm, City of London Lives: SW7
‘I’d live in the City if there was more atmosphere . . . more young people, more shops.’ - Work Experience Apprentice, 21 Works: Moss Store, City of London Lives: SE1
*Excerpts from 17 interviews with current and former City workers: 4 bankers, 2 marketing assistants, 3 food service workers, 3 Work Experience Apprentices, 3 construction workers, 1 freelancer and 1 realtor. Conducted in January and February 2012.
quality of life
60 000 residents will create a 24-7 city. An opportunity to maximise under-utilised space, intensify interaction, and increase efficiency. An incremental domestic installation for a new public realm.
zero home contribution
to affordable housing within the City of London since 1975
Avondale Estates
600 units 1920
Dron House
600
1922
rk
William Blake Estates
Tow er H amle ts
80 units
Southwark Estate
1922
368 units 1958
Lambeth
Harman Close
47 units 1964
Islington
Hackney
McAuley Close Otto Close
ham s i w Le
30 units
ha . 0 0 ,0 287 ha. 284,000 ha. a. 266,000 00 h 8,0 3 2 ha. 219,000 0 ha. 194,00
1970
Lammas Green York Way Estate
Holloway Estate
Time
1930
Middlesex Street Estate
557 units
199 units
1965
1940
1950
1975
1960
1970
1980
1990
2000
2010
Desired Density 140 u/ha to 405 u/ha
Urban Age, 2011
3 966
residents/km2 in the City Office of National Statistics, 2009
Council Housing Estates Private-market housing cityoflondon.gov.uk
32 210
additional residential units required across London annually
cityoflondon.gov.uk
400
residents/km2 in London
Policy 3.3, The London Plan, 2011
‘Development costs are very high and it is therefore expensive to develop affordable housing.’
cityoflondon.gov.uk and centreforcities.org
8 326
City of London
1920
1953
Golden Lane Estate
Lewisham
City of London
1:0.3 Resident : Worker Population
1975
300
200
100
City of London
71 units
1964
Southwark
Isleden House
100
180 units
Hackney
257 units
Tower Hamlets
1950
Islington
57 units
1925
Lambeth
104 units
Camden
Windsor House
200
1981
Tower Hamlets
300
1:44
46 units
Westmister
400
The Guardian, 11.01.2011
Kensington and Chelsea
500
‘Every two minutes someone in Britain faces eviction with no where to go.’
City of London
S ou thw a
79 units
Residential Density u/ha
Borough Population (ooo)
Homes and Communities Agency, 2010
Greatest Public Transport Connectivity GLA, 2011 Office of National Statistics, 2004
housing demand
a city in evolution
City Changes Architecture in the City of London 1985-1995 Ed. Ricky Burdett, 1994.
MEDIEVAL 3
1 2
TOWER
1
Guildhall Mansion House Bank of England
St. Paul’s Cathedral London Stock Exchange
Built Fabric
Institutions of Power
Road Network
Key Open Spaces
Local
Borough
London
Social Infrastructure Basic Education
Community Centres
18
Strategic
Health
Primary Retail 117 Pubs
10 Tescos
minute average walking distance to any City destination Google Maps 2011
BLOCK
2
49 Pret a Mangers
3 Underground
Overground Train
Rail Connections
Tower Blocks 75-95m
19 Boots
100-149m
>150m
Date of buildings built in the City: dark brown pre-1945, grey 1945-1980, white 1980 onwards.
‘Of every five buildings that were standing in the City in 1855, only one remained half a century later’ The City of London, David Kynaston, 2011
Square mile morphologies
AFFORDABLE VOTING Democracy through residential installation
‘Cameron vetoes EU treaty changes to save the City.’ londonlovesbusiness.com
City more accountable to voters and parties
Government bowing to City demands
73%
‘A third UK politician described it ... cross the City, and your career starts to look risky.’ Nicholas Shaxson treasureislands.org
71%
The proposed residential increase of the City’s population inverts the power of the business vote, creating a more democratic city that represents the interests of invested residents.
City as opaque plutocracy with significant influence
Inclusive City of equality & transparency ‘It’s not the workers who decide how the votes are cast, but the bosses who “appoint” the voters. Plutocracy, pure and simple.’
Four residential wards will no longer represent the City’s residential interest, as a patchwork of residential density develops.
60 000
George Monbiot guardian.co.uk
Residential votes cannot compete with businesses
Business vote ratio affects business policy only
new residential votes by 2025
‘To clarify, every single one of our 9,000 residents can vote in the City’s local elections.’ Stuart Fraser guardian.co.uk
Business votes create blank, efficient public space
Residential votes inform the City and its spaces MUM DO
) (
1/ward
Court of Alderman All aldermen
The Company’s mission is to be recognised as an independent, transparent and inclusive agency for all of the City of London’s residents, including those housed on City of London properties beyond its political boundaries. The Worshipful Company of Residential Occupiers actively seeks to represent, protect, improve and increase City of London residents, so as to create an equal City, as diverse, inclusive and enlivened as it’s own historical precedent suggests.
60 000 member residents
Vote
Alderman
for the first time residents will have a direct say in how the city represents them.
Common Councilman varies/ward
Court of Common Council
Livery Companies
All aldermen & councilmen
EM
The Worshipful Company of Residential Occupiers
Business
Residents
IN CIVITAT
108
We do this by: Encouraging a broad balance of membership. All residents including those renting their accommodation are invited to join the Company. Only through accurate and diverse membership can the Company truly represent the needs of all residential occupiers.
New Residential Guild
Delivering high quality courses, debates and talks that serve to directly inform and involve City residents, improving their lives and lived experience. Maximising the resources of our charity in order to better improve homelessness, levels of education and skill in the City, and London in general. Developing guidelines, publications and pamphlets to assist City residents in every aspect of their daily lives. Lobbying the Corporation in order to promote the interests of City residents.
Sheriffs
Lord Mayor
new political dynamic
exceptionally affordable Exceptionally Luxurious.
The Annex
Stunning studios boasting fabulously designed space, luxurious and contemporary finishes, breathtaking views in the heart of the City. Sustainable, prestigious, efficient living our most discerning clients can now have it all.
20%
Concierge services: security, dry cleaning, housekeeping, car service, courier and messenger service, secretarial service, travel arrangements.
of scheme: 6,933 units
12%
100%
10%
turnover in 5 yrs
% Return
dio
Available to
City Workers only
pe u Ty xurio s Lu suite ion t en a fic i es c e ish n Sp 2 fi 36m spoke Be l cia rge rd e Sp ncie Ca Co eman ek we Fre r pe 0 5 £8
of scheme: 11,064 units
Modern studios with fresh interiors offer prestigious City address. Enjoy fantastic views and the convenience and efficiency of City living and proximity to rest of London.
67%
turnover in 5 yrs
Properties also boast City-wide access to private gyms, roof gardens, terraces, free breakfast and flexible boardrooms with Freeman Card. 1 year lease, renewable upon approval. Must qualify to lease * Residential Occupation compulsory * Priority reserved for employees in the City * Credit and employment check *
Available to
£34,001 - £60,000
min.
e Typ en suite io Stud ation c fi i Spec2 es 36m ard finish d Stan ial Spec an Card m Free eek* w r e p £300 ons apply *
4% 2% 5 years
10 years
Winkworth Market Analysis, Autumn 2011
8 Russia Row London EC2V 8BL
‘Socially mixed . . . populous by night as well as by day.’
ti
ric Rest
City Living Freeman Card
Lease reviewed annually
The Club +
30%
Modern studios with fresh interiors offer prestigious City address. Enjoy fantastic views and the convenience and efficiency of City living and proximity to rest of London.
of scheme: 6,638 units
76%
subsidised
Subsidised studios for City workers.
1 year lease, renewable upon approval for up to 3 years. Must qualify to lease Priority granted to applicants demonstrating greatest need * Priority reserved for employees in the City * Credit and employment check *
Available to
*
£18,000 - £34,000
min.
max. earners
Subsidy ends after 3 years
Blanca Muñoz XY003Z288 19.09.2012
David Kynaston on the City of London in 1840s
max. earners
Access to City-wide gyms, roof gardens, terraces, flexible boardrooms and free breakfast with Freeman Card.
20 years primelondoncapitalfund.co.uk
Central London: Average rent £3 542/month Average asking sale price £903 763 Greatest demand for 1-2 bedroom flats.
Subsidy
50%
6%
0%
Market Rates Lease reviewed annually
The Club
Residential Commercial
8%
tu ss
City-wide access to gyms, roof gardens, terraces, flexible boardrooms and free breakfast with Freeman Card. 1 year lease (min. 6 month), renewable upon approval * Employment in the City compulsory * Residential occupation compulsory
Average Annual Total Returns Prime Central London Residential Property vs. Commercial (to the end of 2009)
e e Typ o en suit i Stud n atio c fi i Spec2 hes 36m ard finis d Stan ial Spec an card m * Free ek e w per £100 ions apply ct
* Restri
60%
‘Effortless living in the heart of the City’
Silk Street, London 284 residential units; private club and roof garden; 112m tall 1 year planning inquiry; 3 years construction Project duration: 7 years; £500 million budget
‘Vertical City’
32, London Bridge Street, London 23 residential units; 44 lifts; 310m tall 1 year planning inquiry; 5 years construction Project duration: 12 years; £1.5 billion budget
‘Pod Flats’
Ducane Road, London 44 residential units, fitted kitchen and balcony, 47m2 / unit £880k budget
of Londoners will rent their homes by 2025. Winkworth Market Analysis, August 2011
unit strategy
21 century finance city st
City Living: Residential Strategy Towards 2025 Vision ‘To steer the City of London towards becoming a new 21st Century world class financial centre, characterised by the harmonious marriage of unrivalled efficiency and profits and a high quality, accessible public realm, through the promotion and accommodation of a thriving resident population and urban diversity.’ I. Introduction The UK financial services sector contributed £124bn to the UK economy in 2009, 10% of that year’s national output (cityoflondon.gov.uk). Needless to say, the City of London plays an integral role in making the UK a leading provider of financial services globally (cityoflondon.gov.uk). However, firms and companies within the Square Mile are increasingly concerned about a loss of talent and heightened competition from other leading financial centres such as New York, Hong Kong, Shanghai, and Seoul. These concerns are exacerbated by the City’s mono-functionality, dearth of diverse users and a public realm primarily given over to efficiency, security and the display of power. City Living outlines a strategy to revitalise the Square Mile and its under-performing public realm by introducing 52 000 new residents by 2025, within its political boundaries. This new resident population, composed primarily of employees in the City, will succeed in transforming the Square Mile into a more public city by diversifying its socio-spatial functions/uses. This will simultaneously attract and retain greater talent to the City and address its quality of work and life concerns, thereby boosting efficiency and profits.
150 000
The City
2025
2023
2021
2019
2017
2015
2013
II. Unit By providing a range of small residential units varying in finishes and amenities, City Living aims to accommodate a wide range of residents and maximise the City’s under-utilised public spaces and business opportunity areas. 1. City Living proposes the introduction of 24 000 residential units from 2012 - 2025 to house a new resident population of 52 000 in the City of London. 2. Each unit will measure 36m2 (9 x 4m), and will capitalise C1,onC2under-utilised and low performing spaces within the City 30 000 of London in existing office buildings, plazas, rooftops, etc. All the units will have the same dimensions, but will vary in finishes 22 500and amenities. 4. The Annex -- 20% of total units with luxurious and contemporary finishes. Also includes concierge amenities. D Annex units are designed with an approximate occupancy of AB 1.5 persons/unit and an enforced maximum occupancy of 15 000 3 persons/unit. 7 500 5. The Club -- 50% of total units with standard finishes. Club units are designed with an approximate occupancy of 2 persons/unit and an enforced maximum occupancy of 3 persons/unit. 0 6. The Club + -- 30% of total units with standard finishes. Club + units are designed with an approximate occupancy of 2 persons/unit and an enforced maximum occupancy of 3 persons/unit.
9 000 000
London
112 500
6 750 000
75 000
4 500 000
37 500
2 250 000
C1, C2
30 000 22 500
Population growth per social grade
D AB
15 000
AB: High income earners C1, C2: Middle income earners D: Low income earners ons.gov.uk
2025
2023
2021
2019
2017
2015
2013
7 500 0
30%
150 000
9 000 000
112 500
6 750 000
75 000
4 500 000
37 500
2 250 000
1801 1821 1841 1861 1881 1901 1921 1941 1961 1981 2001 2021
0
visionofbritain.org.uk and london.gov.uk
0
1801 1821 1841 1861 1881 1901 1921 1941 1961 1981 2001 2021
0
Population growth 1801-2031
of the residential units will be affordable to a Pret worker.
0
III. Tenure City Living tenure policies aim to promote a dynamic and vibrant residential population that will be invested in the City and benefit from the many opportunities that come from living here. 1. None of the 24 000 residential units shall ever be available for private purchase. 2. The City of London Corporation shall remain the sole owner and administrator of all City Living residential units. 3. When applicable, the City of London Corporation shall pay rent to the appropriate parties when leasing office space, roof space, etc. in which the residential units and programming shall be added, but shall retain ownership of the units. 4. The Annex -- 6 month minimum lease, renewable upon annual reapplication. Occupation compulsory. 5. The Club -- 1 year lease, renewable upon reapplication. Occupation compulsory. 6. The Club + -- 1 year lease that can be renewed for a maximum of 3 years. Occupation compulsory. 7. Sub-letting is strictly prohibited and subject to eviction. IV. Rental rates By providing residential accommodation at varying rental rates, City Living aims to encourage a socio-economically diverse population to reside within the Square Mile. 1. The Annex -- rental rates have been set at market value, for an estimated £850/week or £44 200/year (available to City workers only). 2. The Club -- rental rates have been set at market value, for an estimated £300/week or £15 600/year (first priority given to City workers). 3. The Club + -- rental rates reflect the City of London Corporation’s subsidy and have been set at£100/week or £5 200/year (first priority given to City workers). i. Upon expiration of a 3-year tenancy of a Club + unit, the tenant may reapply to lease the unit at market rate only as per Club leasing terms. A second lease at the subsidised rate cannot be drawn up. 4. Rental rates for Annex and Club units will reflect market fluctuations. V. Social profiles of tenants City Living aims to ensure that the City resident population is as diverse as possible. 1. The lease of Club and Club + units is contingent on qualification, in addition to background and credit checks. 2. The lease of Annex units, while not contingent on qualification, is contingent on background and credit checks. 3. Qualifying applicants for Club units must show proof of a gross annual salary, or a gross annual household salary of £34 001.00 - £60 000.00. 4. Qualifying applicants for Club + units must show proof of a gross annual salary, or a gross annual household salary of £18 000.00 - £34 000.00. 5. The City of London Corporation’s ‘Information for Key Workers’ (cityoflondon.gov.uk) and the Greater London Authority’s ‘Income and Spending At Home’ (london.gov.uk) have been consulted in determining the qualifying gross annual salaries, or gross annual household salaries, for the lease of Club and Club + units. VI. Public space City Living has aimed to increase and improve the public spaces within the Square Mile. 1. All City Living tenants will receive a Freeman Card upon the signing of their lease. 2. The Freeman Card grants City Living tenants access to gyms, roof gardens, terraces, canteens and boardrooms of participating businesses throughout the Square Mile. 3. The City of London Corporation will offer a tax incentive to firms and businesses within the Square Mile that grant City Living tenants access to their gyms, roof gardens, terraces, boardrooms, etc.. 4. Access to these amenities shall be restricted and subject to a reasonable and equitable usage agreement between the City of London Corporation and the concerned parties. VII. Building costs 1. Est. building costs for Annex units: £1 750.00/m2 for 6 933 total units, which account for 20% of total scheme. 2. Est. building costs for Club units: £1 000.00/m2 for 11 064 total units, which account for 50% of total scheme. 3. Est. building costs for Club + units: £1 000.00/m2 for 6 638.00 total units, which account for 30% of total scheme. VIII. Return on investment 1. Annex units are expected to yield 100% turnover in 5 years after they are built and leased. 2. Club units are expected to yield 67% turnover in 5 years after they are built and leased.
Club: couple working in the City, no kids. Club +: single person working in the City with one child. Flexible boardroom: used by small start-up companies and residents. Insurance brokerage with 6 employees Public lobby, cafe, news agent, free WIFI.
IX. Physical approach 1. Three different City morphologies have been identified where City Living residential units will be inserted or annexed to. These include medieval, block and tower, each type is prevalent throughout the City. 2. Intervention in the medieval morphology will be incrementally integrated into the the existing dense fabric, historic building stock and stree pattern. 3. Intervention in the block morphology aims to maximise under-utilised space, such as lobbies, rooftops and business opportunity areas. 4. Intervention in the tower morphology particularly aims to maximise available ground and air space between buildings, as well as under-utilised floor space, rooftops, lobbies and plazas. X. Livery company 1. All City Living residents will automatically become members of the livery company, The Worshipful Company of Residential Occupiers. XI. Process 1. Prior to the installation of any City Living residential units, the City of London Corporation will conduct a thorough consultation process with all City stakeholders, including current residents, employees and businesses.
Opportunity for interaction
urban strategy
mediated connectivity
Nomiya Restaurant Architect: Pascal Grosso Location: Palais de Tokyo, Paris Size: 63m2 Date: 2009-2010 Nomiya is a temporary, upmarket restaurant, built to be placed on the roof of the Palais de Tokyo, utilising the opportunity it presents for views over Paris. The restaurant was premade in two parts, which were combined on site. It offers a glimpse into the possibilities inherent in site responsive, plug-in architecture, where modular or premade components can be attached to existing infrastructure so as to create new opportunities for habitation. We imagine this type of intervention in the City’s dense and sensitive ‘medieval’ fabric.
Sensitive interventions can be installed within the denser medieval fabric, creating opportunities for residential inclusion.
‘A cosy intimate place where everybody the sweet sellers... the newspaper boys... the hot chestnut man in winter knew one another.’ C.H. Holden and W.G. Holford The City of London: A Record of Destruction and Survival, 1951 in David Kynaston (1988) ‘A Changing Workscape’ London Journal Medieval Morphology
2011
2018
2025
1
30%
Phased growth by morphology
of the City’s built form is the medieval morphology
Flexible, ad-hoc DNA Dense, architecturally diverse fabric Humane scale Labyrinthine Historical importance Easily facilitates interaction
Incremental, sensitive intervention opportunity Residential plug-in interventions can integrate better Opportunity for small, intimate public space retreats Opportunity for escape, urban retreat Interventions must be sensitive, and negotiated Little spatial manipulation is required
MEDIEVAL MORPHOLOGY
maximum occupancy
Horizontal Skyscraper Architect: Steven Holl Location: Shenzen, China Size: 120 445m2 Completed: 2010 Hosting a multiplicity of mixed-use functions, Steven Holl’s Horizontal Skyscraper distinctively removes itself from the ground plane of the site. The building treats the ground as sacred public space for its workers, residents and visitors, and while it connects to the landscape below at numerous points, the horizontal connection between building forms is prioritised in the design. The rootedness of this complex directly informs the prospect of high density residential intervention in the City. Any additions, insertions and extensions of existing buildings have to be connected and attached to surrounding infrastructure, public space and the street. This project’s landscape is the City’s existing urban fabric.
Large office blocks have expansive roofs and significant floor space into which residential programming can be inserted.
‘The City is tremendously absorptive’ 2011
2018
C.H. Holden and W.G. Holford The City of London: A Record of Destruction and Survival, 1951 in David Kynaston (1988) ‘A Changing Workscape’ London Journal
2025
3 Block Morphology
58%
Phased growth by morphology
of the City’s built form is the block morphology
Large under-used lobby spaces Significant services and infrastructure Large roof area Diverse corporate services Under-capitalised space Multiple service entries Large horizontal facades Multiple street fronts
Space for public entrance and use Greater opportunity for conversion / addition Greater opportunity for roof additions Reprogramming of functions such as boardrooms Opportunity for residential conversion Opportunity for greater permeability Ability to attach and plug units into facades Multiple access / connection opportunities
BLOCK MORPHOLOGY
unlimited INTENSITY
The Cloud Architect: MVRDV Location: Seoul, South Korea Size: 114 combined storeys Height: tower 1: 300m, tower 2: 260m Date: 2015 est. The towers planned for Seoul’s business district are connected by a cloud of pixelated units, blurring the rigidity of the towers, and a traditional sky bridge. MVRDV’s project, although set to be built in one phase, has an incremental, organic language inherent in its form. This directly informs the possibility of residential intervention in the City, as the opportunities for attaching to, bridging between, and building adjacent to tower blocks are numerous and present an opportunity to house many residents, without impeding the core functioning of the ‘host buildings.’
The space between tower blocks is ripe for infill. Attachments to existing buildings, converted office space, extensions to tall buildings all create significant additional residential space.
2011
2018
‘At the banks, the rule is, for the junior partner to reside on the premises; and a certain number of clerks, also live in the house.’
2025
Tower Morphology
2
12%
- D. Morier Evans Financial journalist writing on the City of London in 1845 in David Kynaston (1988) ‘A Changing Workscape’ London Journal
Phased growth by morphology
of the City’s built form is the tower morphology
High corporate density Robust infrastructure Small footprints Good vertical circulation Iconic presence Small public plazas Multiple street fronts Large space between towers
Possibility of underutilised floors for conversion Greater opportunity for conversion / addition Opportunity for greater residential density Greater opportunity for attachments and sky-bridges Increased profile for residential units Opportunity for improved public functions Multiple access / connection opportunities Greater opportunity for massing between towers
TOWER MORPHOLOGY
‘a bustling multitude’
- D. Morier Evans, financial journalist writing on the City of London in 1845
in David Kynaston (1988) ‘A Changing Workscape’ London Journal
Traffic Islands as Public Space The new street signs.
Airbnb, 19 732 cities
(Temporary Occupancy)
Space: Online platform for people to rent their flats to travellers. People set a calender of availability, pricing and other conditions, allowing seamless online booking. airbnb.com
Boardroom as Public Space
Rentadesk, London
Meetings by day, film screenings by night.
Space: Weekly or daily desk and meeting space in properties throughout London Pricing: £65/week, £20/day, £20/meet-up. rentadesk.co.uk
(Temporary Occupancy)
Dwell Yoo, New York City Stairway as Public Space Meshing home and the city.
(Urban Lifestyle Residential)
Space: Converted Wall Street office tower to rental apartments with hotel amenities, including free week-day breakfast and health centre on top floor and terrace, and conference rooms for rent. Pricing: £1 500/m for a studio (40m2), £1 875/m for a 1 bedroom (48m2) yoo.com /pjp25_Dwell-95
‘City of the Bang,’ Seoul (Temporary Occupancy)
Canteens as Public Space
Space: ‘Bang’ is a typologically flexible, multifunctional room for personal and social activities, blurring the boundaries between work and leisure, public and private. Ad-hoc subdivisions transform into compact ‘bangs’ for saunas, gaming, karaoke, offices and sleeping add a finegrain interior to towers that are constantly transforming. korean-pavilion.or.kr
Complimentary breakfast for all residents.
Citizen M, Amsterdam and Glasgow (Temporary Occupancy)
Rooftops as Public Space
Space: Prefab cabin rooms with wall-to-wall windows, Vitra furniture, global plug sockets and complimentary WiFi, and mood pad to control ambient colour lighting and climate with storable settings. Pricing: ‘Affordable luxury for the people’ Starting at £69/night (14m2). citizenm.com
Space for performance, exercise and socialising.
Megahouse, Tokyo (Temporary Occupancy)
Private Lobbies as Public Space
Space: Experimental platform to create a city-wide, location-based database for timesharing unused office spaces. Available spaces can be searched and booked in real-time by mobile phone. artcenter.edu/openhouse/pdf/megahouse
Blur the street and the office.
Shibuya Tower, Tokyo (Urban Lifestyle Residential)
‘Inhabit the entire city like one dwelling, walking from one room to the next.’
Space: Concept for a residential block for the Shibuya ward. A computer randomly generates apartment sizes and placement, resulting in people of different economic status living in close proximity to one another. Each unit is linked to a LED video facade that communicates with the city. johnszot.com
Megahouse experiment by Atelier Hiroshi Abe
public space
‘the city will remain
the world’s leading international financial and business centre... delivering growth and prosperity for its communities.’ City of London Office Evidence Paper, September 2010. cityoflondon.gov.uk
‘I don’t have to buy a monthly Oyster card
anymore. I live just an eight-minute walk to work. I put the £1 500 I saved last year in Tube fare towards a course in web design. Now I’ve got a small design business going on the side. I can book the boardroom for client meetings and I use the co-working space in the lobby so I can mingle.’ - Assistant Manager at Pret-A-Manger, 22 years old
‘My husband and I love the additional perk
of having access to some of the best roof gardens and terraces in London. They are great spaces for entertaining. Our favourite is the roof garden on top of the Unilever building. It definitely makes living in our 40 square metres more than worth it.’ - Teacher, 29 years old
‘When you work in finance in the City,
your life is very hectic. It’s even tougher when you have a toddler and you’re a single parent. Living so close to work is great because it means I don’t spend time commuting and can spend more time with my son. But the best thing about it has actually been getting to know the neighbours. My son’s babysitter lives just a few floors down from us and my neighbour and I are exploring possibilities for starting up our own financial consulting firm.’ - Market Analyst, 37 years old
‘It’s pretty handy having free access
to corporate gyms. It can actually be a good opportunity to network. People that strike up conversations with you while you’re working out tend to be pretty open and looking to meet people. And I mean, there isn’t 24 hour access to the gyms, but I can always find one that’s open everyday. There’s a weekly schedule posted on City Living’s website.’ - Realtor, 31 years old
‘I don’t live in the City, but I’ve been working
here for 8 years. I think there have been many positive changes since the formation of the Residential Occupiers’ Livery Company. They’ve played a big role in introducing more green space to the City, and I’ve been to one of their neighbourhood networking events, and it was pretty nice.’ - Insurance Broker, 42 years old
‘My favourite thing about living in the City? Oh,
I’d probably say the free breakfast. My Freeman Card gets me into a number of the canteens of the big City firms between 6-8 for free continental breakfast. It’s great! Especially since I’m an independent artist, so every little bit helps! And it’s an interesting place to people watch.’ - Artist, 33 years old
the public city
meltingcity.tumblr.com