King’s Cross
Kieran Hymers Urban Design Debates MAUD 2020
Urban redevelopment & happiness.
Socio Economic Report Has the Kings Cross development succeeded in creating a place for happiness & well-being? Should other developers take observation?
Table Of Contents Introduction 3
Defining Happiness & Well-being
4
King’s Cross development
6
Urban policy & well-being
9
Well-being & placemaking
13
Conclusion 17
References 19
Introduction This report will analyse and evaluate the new development in King’s Cross, North London and its impact on public well-being and happiness. Our collective well-being is an important issue with depression being the prevailing mental health illness globally, with anxiety, schizophrenia and bipolar second and third (Vos, T et al, 2013). What impact does the city, public space and the urban environment have on these factors? Furthermore, are places being made accessible for all to enjoy? Or are these privately owned public spaces a by-product, or perhaps even a veiled attempt, of voracious vulture capitalists intent on producing spaces simply as a publicity stunt? The acquisition of prime retail and residential real estate is a game played by the land speculators in a constant power struggle with various stakeholders. Is it those with the most leverage that will come out on top; with their vision shaping our cities? More specifically what impact does urban design have on our collective well-being and the creation of place as a hub for social interaction, friendship, economic vitality and diversification. Have the developers at King’s Cross’ long awaited development found the golden ratio of designing a ‘happy city’?
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Defining Happiness & Well-being
1 GDP PER CAPITA
4 FREEDOM
Figure 1.
4
2 HEALTH
5 GENEROSITY
3 SOCIAL SUPPORT
6 PERCEPTIONS OF CORRUPTION
(World Happiness Report, 2018)
When the word ‘happiness’ is used in this report it is imperative that the parameters are set out around what it is that is meant by the adjective. Due to happiness being a subjective word with many different connotations or interpretations, it has been defined according to the 2018 World Happiness Report. The quality of people’s lives can be consistently and reasonably measured according to a set of diverse intuitive well-being measures which are also known, or defined as “happiness”. The report sets out six key variables which are used to measure a nation’s overall happiness, those being seen in figure 1.
Of course this is on a macro scale of global happiness based on and measuring countries’ well-being. However supplementary reports and research like that of The Thriving Places Index focuses on cities and more local positions on well-being. In The Thriving Places Index each area of the country is measured via three key principles; equality, local conditions and sustainability. This is a much more useful measuring system for smaller regions or areas.
Figure 2
Local Conditions 5.15
Equality 4.44
Sustainability 6.39 low
(Thriving Places Index for Camden, 2020)
<3.5
high
3.5-4.5
4.5-5.5
5.5-6.5
>6.5
5
King’s Cross Development The King’s cross partnership was formed in the mid 90’s, a collaboration between the public and private sector to restore and bring life to an abandoned, disused part of the city (London Development Agency, 2009). Argent was selected as the principal property developer of King’s Cross in 2001 and has overseen its redevelopment. Outline planning permission was granted in 2006 with infrastructure construction beginning in 2007. In 2015 the UK government sold its stake in the King’s Cross development to Australian Super (King’s Cross, 2020). Figure 1.3 shows the basic structure of the King’s Cross Limited Partnership and each company’s subsidiaries. The King’s Cross development has attracted many international conglomerates, especially those in the tech sector. This has turned this former wasteland into London’s version of Silicon Valley. They range from startups to some of the largest companies in the world. A recent publication counted as many as 27 companies in and around the King’s Cross development (Spiked, 2019). Figure 1.4 shows some of the large and predominantly tech heavy companies populating the site.
KING’S CROSS CENTRAL LIMITED PARTNERSHIP
ARGENT [property developer] £40 MILLION Revenue 2019
AUSTRALIAN SUPER
HERMES INVESTMENT MANAGEMENT RELATED
$60 BILLION assets under management
$60 BILLION portfolio
BT PENSION SCHEME $60 BILLION assets under management
AUSTRALIAN COUNCIL OF TRADE UNIONS
FEDERATED HERMES $576 BILLION assets under management
Figure 1.3
6
Figure 1.4
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The largest company to pocket a hefty amount of land in the area is Google. Google’s new headquarters is currently under construction; dubbed a ‘landscaper’ it will stand at 11 storeys and house 7,000 of the most Herculean brains in tech. The building itself will span the entire height of The Shard lengthways plus some at 330m as seen in figure 1.5. It has been designed by Bjarke Ingels Group and Heatherwick Studios (Vincent, 2017) to include a variety of employee well-being facilities which has paid off for the company. According to a University of Warwick (2009) report employee satisfaction went up by 37% with a 12% rise in productivity.
330m 310m
One could argue that this “landscaper” is the ultimate symbol of wealth and power. Why build up into the sky when you can build across what is one of the most valuable finite resources… land? Particularly when this is in one of the most expensive cities in the world (Deutsche Bank, 2019).
The Shard
Google HQ
Figure 1.5
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• 25M SWIMMING POOL
• FOOTBALL COURT
• CAFE’S
• AUDITORIUM
• MASSAGE ROOMS
• 300M GARDEN
• BASKETBALL COURT
• 200M RUNNING TRACK
Employee well-being facilities at the new Google HQ
Urban Policy And Well-being The London Plan itself does not mention the word ‘happiness’ once. It does however use the word “well-being” in the context of design. It gives preliminary advice for boroughs on implementing growth strategies. (London Plan, p 102) This is somewhat surprising given that London continues to rank high on the list of unhappiest places to live in the UK despite being the wealthiest region in the Kingdom (ONS, 2020). From street design and accessibility, to green space and waterways the London Plan touches on these issues in terms of their impact on collective and individual well-being. Focusing in on King’s Cross, what measures have been put in place to not only maximise collective well-being, but also adhere to and meet the London Plans guidelines on well-being?
KING’S CROSS IN NUMBERS
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ACRES OF PUBLIC SPACE & PARKS
20
NEW INTERCONNECTED STREETS
7
RESTORED HERITAGE BUILDINGS
19
NEW AND REFURBISHED OFFICE BUILDINGS (King’s Cross, 2020)
9
PERMEABILITY Freedom of movement is cited in the London Plan as being a key factor in placemaking, notably for young people and children. The Plan advocates freedom to explore, play and move freely without dangerous barriers such as motor vehicles and busy roads. This ability has a direct impact on children’s well-being and development (p 213). When looking at the King’s Cross development how has the overall framework taken into account this idea of creating permeable and freedom to move spaces? King’s Cross does in fact use predominantly pedestrian walkways and is inaccessible to motor vehicles.
GREEN SPACE Meeting green infrastructure outcomes is highlighted in the London Plan for its impact on mental and physical well-being. It is stated that it needs to be incorporated not only in parks and recreation facilities, but also in small incremental spaces, thus creating a network of green space. This theory of incorporating green infrastructure into people’s lives to improve well-being is supported by Gil Penlosa, who proposes that cities require green infrastructure in a multitude of sizes, ranging from “Small to Extra Large” (Montgomery, 2013). The impact of urban green space and more importantly equitable access to said space, has a direct impact on stress reduction, therefore improving happiness and can change people’s moods and increase their overall sense of well-being (Public Health England, 2014).
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WATERWAYS The London Plan highlights the importance of London’s waterways as not only a means for transport, but also as areas of leisure, biodiversity, flood prevention and their link with historical sites and as such improve the vitality of individuals who experience them. This is backed by the Canal & River Trust who state that waterways also have the potential to make people happier through an increase in economic activity, particularly in socially deprived areas, expand the “green economy” and create a better sense of community (Canal and River Trust, 2017).
HERITAGE The preservation of historic sites and buildings within the city of London is an important factor in which the London Plan has dedicated a chapter to. Having access to heritage is of vital importance to individuals and communities in creating a sense of importance in a place, allowing a deeper connection within the historic context. Therefore having access to heritage in a historical context, in terms of place and in an urban environment can be said to improve the well-being of people (Historic England, 2018). With King’s Cross sitting on a historical site dating back to the 18th century (Christopher, 2013) many of the buildings from it’s industrial past have been retained, repurposed and updated to meet 21st century needs. In Total 20 buildings will be repurposed.
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PUBLIC SQUARES & GREEN SPACES
The Skip Garden
Lewis Cubitt Square
Regents Canal
Central Saint Martins
Gassholder Park
Handyside Gardens
Somers Town Bridge
Wharf Road Gardens
Camley Street Natural Park
Granary Square
St. Pancras Station
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Pancras Square
Kingâ&#x20AC;&#x2122;s Cross Station
Well-being & placemaking
Figure 1.6
ZONE 1 ZONE 2 ZONE 3 ZONE 4 ZONE 5 ZONE 6
0
300000
600000
900000
1200000 1500000
Average second-hand sale price (12 months to August 2018)
King’s Cross is nestled between two of the busiest transport hubs in London; King’s Cross and St Pancras stations, with over 69 million people entering and exiting these stations annually (Rail Record, 2018). This does make the area accessible to the wider region, however being close to a transport hub doesn’t necessarily mean that workers who utilise these transport modes are happier. A study by Umeå University in Sweden has shown that those who endure more than a 45 minute commute to work were 40% more likely to divorce (Sandow, 2013). King’s Cross/St Pancras are located in Zone One and according to Savills the average house price in this zone is £1,484,906 as seen in figure 1.6 (White, 2019). With the average monthly salary of a worker in Camden and Islington being £800.00 per week (ONS, 2019), it can be safe to assume that the majority of people working in this area are in fact commuters. Another study, from the University of Zurich in 2000, found that those who endured a commute longer than 60 minutes had to earn 40% more to be equally as satisfied as an individual who walks to work. The researchers found that trading a lengthy commute, for the ability to walk to their place of work, had such resounding implications on individuals’ levels of happiness, it was, they claimed, as powerful as falling in love (Frey & Stutzer, 2000).
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+
=
15
=
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The London Plan sets out a broad parameter as to how boroughs should go about creating vibrant, diverse and equitable communities and has put emphasis on policies which improve physical and mental well-being. Moreover when we use this policy framework and apply it to the King’s Cross development, what is shown is that the developers have paid particular attention in meeting much of the policy framework in the sense of placemaking, meeting several of the key criteria, particularly when it is concerned with individuals well-being and happiness.
However arguably this development is not an equitable space. As mentioned above King’s cross is situated almost an island between two rail lines. This puts the access to the area from its neighbouring boroughs Camden and Islington at a disadvantage. Argent have stated that “a significant proportion” of the 2000 homes constructed will be affordable housing. However the average rental for a 2 bedroom apartment in King’s cross is £2,919 per month; a 20% reduction for affordable rentals means it would still cost £2,335 to rent an affordable apartment in this area. Montgomery (2013) proposes it is simply not enough to allow the private sector and the market to determine what is enough when it comes to creating a more equitable city. Governments must do more to offer affordable housing solutions through the allocation of more social housing, housing options like cooperative schemes and controls on private rent.
20% AFFORDABLE HOUSING REDUCTION = £2,335
SOCIAL HOUSING OPTIONS
CANNOT RELY ON PRIVATE SECTOR
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OVERSEAS INVESTORS & LONDON’S NEW BUILD PROPERTY MARKET
13% OF LONDON’S FIRST TIME BUYER HOMES BOUGHT BY FOREIGN INVESTORS.
50.5% OF PROPERTIES BOUGHT BY OVERSEAS BUYERS COST LESS THAN £500,000
Harvey would argue that the King’s Cross development is part of a much larger process in the commodification of urban life. He claims the tourist, consumerist and cultural centricity are part of the urban political economy (Harvey, 2008). Therefore it would be in the interests of the developers to build according to the needs of its users, not because they care but in order to market and sell the space. Minton would concur with this theory; in her writings she puts forward the key question ‘who is London for?’ She argues it is not for ordinary working people. Instead the financialisation of land and property has created a city for international capital, institutional investors and international super rich (Minton, 2017). Does this translate into the development of Kings Cross?
(Wallace, Rhodes & Webber, 2017)
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Sidewalk Labs To further this report a future case study for analysis and examination is Sidewalk Labs Toronto. This is a unique and controversial development in Toronto, Ontario, Canada where Alphabet, Google’s parent company, has acquired a large piece of land similar to that of King’s Cross in a disused part of the city near the waterfront. Toronto Waterfront Board which is a subsidiary set up by the council to oversee the redevelopment of the area, has given Google the first green light to proceed with building what they call a ‘smart city’. It is however vastly controversial with Google initially wanting to develop 190 acres of land but have been given permission for 12 (BBC, 2019). This redevelopment is similar to the development at King’s Cross, where a large private company works in conjunction with the state. Redeveloping an area or deindustrial zone is becoming a more common occurrence. Sidewalk Labs plans to construct thousands of homes along the waterfront with 40% being affordable (CityLab, 2019). The plan to create a mixed use, walkable, transit friendly and carbon neutral neighbourhood is something many a developer strives for, however given this is a private venture controversies around cost and hidden agendas arise. Alphabet in return for the development wanted a share of the regions property taxes, development fees and the increase in the value of land. Is this once again the speculative game all stakeholders in property seek? According to Sadovski (2017) this development like many is a result of an ever globalised financialised and competing world where cities are pitted against one another for resources and capital, in this never ending perpetual strive for everlasting growth. This requires more public private partnerships and city officials curtailing the beck and call of venture capitalists in return for their never ending surplus of cash. The report into King’s Cross development has highlighted that the well-being of people who use and live in these spaces is taken into account. However the Sidewalks Labs development is far more complex as according to the tech company the acquisition of data of the city’s users will be used to make their lives better. This is a controversial issue which has come about in the past decade of how people’s data is used. Dubai is another example where a city is embracing the technological revolution. The crown prince HH Sheikh Mohammed bin Rashid Al Maktoum said he wants to “make Dubai the hap16
piest city on earth,” (HappinessAgenda 2020). Many worry about the state’s technological hold given the United Arab Emirates dubious record on human rights. Sidewalk Labs have laid out their commitment to communal well-being through the designation of social infrastructure. A communal health facility with the sole purpose of improving well-being and health is proposed along with a civic centre located opposite . Rather controversially Sidewalks Lab has stated that their development proposals are currently unattainable unless city officials revoke or amend questionable zoning by laws which prohibit certain types of development particularly on affordability and economic development (Sidewalk Labs 2019).
Conclusion When looking at the evidence presented in the context of happiness and well-being, have the developers at Kings Cross created a space which allows individualsâ&#x20AC;&#x2122; well-being to thrive and to feel happy? Yes. It would be very easy for developers to acquire land and not consider the needs of the community who will inhabit that space after development, building faceless glass structures which stand idly next to one another like lost souls very similar to the types of generic city Rem Koolhaas talks about. It is all too common in many competing global cities. However Argent have not only taken much time in understanding the local community with the CEO interviewing members of the local area, but also in the way the space has been designed. Adhering to many policies set out which encourage and allow individuals well-being to thrive through their use of ample green and public space, a mixture of building uses, building the element of social trust with existing residents and a walkable mostly car free neighbourhood. Unfortunately this has been done not for the benefit of many but for a select few. The space has attracted as mentioned earlier in the report, many a large conglomerate and multinational corporation, Google being the firebrand. Kingâ&#x20AC;&#x2122;s Cross will be their HQ and as such they require not only an architectural anomaly but the urban space too. Putting into perspective the average salary of a Google employee is ÂŁ93,000 (PayScale 2019) there is no doubt that on hot summer days Granary Square will be enveloped by Google employees like ants on a dropped ice cream with burgeoning queue of middle class millennials waiting for their soya iced caramel frappuccinos from the bourgeoisie boutique cafes of Coal Drops Yard. Happiness and well-being is now too a commodity, something to be marketed and sold. Something which is now an immutable right of the wealthy.
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Reid, J. Nicol, C. Allen, H. 2019. Deutsche Bank Research: Mapping the World’s Prices 2019. Available at: https://www.dbresearch.com/PROD/RPS_EN-PROD/ PROD0000000000494405.pdf Accessed: 04/04/2020 Sadowski J, 2017. Google wants to run cities without being elected. Don’t let it. The Guardian. 24 October. Available at: https://www.theguardian.com/commentisfree/2017/oct/24/ google-alphabet-sidewalk-labs-toronto Accessed on: 07/04/2020 Sandow, E. 2013, Til Work Do Us Part: The Social Fallacy of Long-distance Commuting. Sage Journals Vol 51, Issue 3. 526-543. 10.1177/0042098013498280
King’s Cross LTD. 2020. King’s Cross, Available at: https://www.kingscross.co.uk/ Accessed on: 15/03/2020
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