REVITALISING SOCIAL SPACES a c a s e s t u d y o f L o n d o n ' s S m i t h f i e l d
M a r k e t
ARCH. XANDER LACSON [ 21.05.2018 ]
HISTORIC ENGLAND
LISTING FACT SHEET [ APRIL 2018 ]
'We are the public body that helps
f o r m e r l y
E n g l i s h
H e r i t a g e
people care for, enjoy and celebrate England's spectacular historic environment.' [ ... ] 400,000 designated heritage assets on the NHLE. 99.3% of people in England live less than a mile from a listed heritage asset
HISTORIC ENGLAND
LISTING FACT SHEET [ APRIL 2018 ]
higher level of total ROI. f o r m e r l y
E n g l i s h
H e r i t a g e inspirational places to do business in. Young people value listed buildings. Heritage attracts business.
HISTORIC ENGLAND
LISTING FACT SHEET [ APRIL 2018 ]
Listed buildings f o r m e r l y
E n g l i s h
H e r i t a g e
Scheduled monuments Registered parks & gardens Registered battlefields Protected marine wreck sites Conservation areas World Heritage Sites
HISTORIC ENGLAND
LISTING FACT SHEET [ APRIL 2018 ]
'The older a building is, the more
f o r m e r l y
E n g l i s h
H e r i t a g e
likely it is to be listed.' All buildings built before 1700 [...] [...] most of those built between 1700 and 1840 Particularly careful selection is required for buildings from the period after 1945
HISTORIC ENGLAND
LISTING FACT SHEET [ APRIL 2018 ]
Grade I buildings are of f o r m e r l y
E n g l i s h
H e r i t a g e
exceptional interest [2.5%] Grade II* buildings are particularly important buildings of more than special interest [5.8%] Grade II buildings are of special interest [91.7%]
LONDON'S SQUARE MILE the City of London / 'the City' Roman settlement - Londinium historic centre & CBD 483k employed - 9% of GL City of London Corporation
OLD BILLINGSGATE MARKET [ FISH ]
LEADENHALL MARKET [ POULTRY / OTHERS ]
OLD SPITALFIELDS MARKET [ FRUIT & VEG ]
SMITHFIELD MARKET [ MEAT / POULTRY ]
OLD BILLINGSGATE MARKET Victorian / Grade II listed building Lower Thames Street [ EC3 ] Sir Horace Jones 1872-3 / 1876 Site in use as market since 13th c. Fish market relocated to Docklands [ Canary Wharf ] in 1982
OLD BILLINGSGATE MARKET [ Sir ] Richard Rogers Partnership 1985-8 Pompidou Centre / Lloyds Building / Millenium Dome [ O2 Arena ] Rogers Stirk Harbour + Partners Financial services building Events hire venue
OLD SPITALFIELDS MARKET Victorian / Grade II listed buildings Commercial Street [ E1 ] / Tower Hamlets George Sherrin 1885 - 93 Private owner Robert Horner 1876 - 1920 Brick Lane & Fournier Street conservation Fruit & veg market relocated to Leyton1991
OLD SPITALFIELDS MARKET Ballymore Group 1999 - 2013 Foster + Partners / Jestico + Whiles A. Julian Harrap A. [ 2008 ] 'perfect antidote to the highstreet' East London character / vibe / revival Mayor of Londons Planning Awards '13/14
LEADENHALL MARKET Victorian / Grade II* listed building Gracechurch Street [ EC3 ] Sir Horace Jones 1881 Site in use as market since 13th c. originally a meat, game and poultry market Leadenhall Market conservation area
LEADENHALL MARKET poultry trade moved to Smithfield 1990-1 received dramatic restoration featured in many films / Olympic Marathon 1 of the City’s 5 principal shopping centres 'modern retail hub' / high street shops independent retailers & restaurants
Case Study
SMITHFIELD MARKET Site description West Smithfield [ EC1 ] 3 listed buildings Other structures are not listed Tube service - Farringdon & Barbican [ Circle / Hammersmith & City / Metropolitan ] Britain's largest [ 2.4 Ha ] & oldest wholesale meat & poultry market
Case Study
SMITHFIELD MARKET Brief history City of London Corporation's last remaining market in original location. Site in use as livestock market since the 12th century Site for multiple executions, jousts, and the Bartholomew Fair Survived the Great Fire Partly damaged by The Blitz
Case Study
SMITHFIELD MARKET The City of London Corporation in: 1982, relocated the fish market at Billingsgate to Canary Wharf. 1991, relocated the fruit & veg market at Spitalfields to Leyton. 1991, restored Leadenhall Market 1997, upgraded the meat market facilities at Smithfield.
Case Study
SMITHFIELD MARKET Central Market [ East & West Building ] Victorian / Grade II* listed Sir Horace Jones 1868
Poultry Market Reinforced concrete / Grade II listed T P Bennett & Son / Ove Arup + P. 1961-3
General Market & Fish Market Not recommended for listing
Case Study
SMITHFIELD MARKET Analysis & Methodology Adaptive Reuse Potential Model Theory of Obsolescence Literature review
Why and how does built heritage become obsolete? Is Smithfield undergoing a process of obsolescence? Is it ultimately, obsolete?
What is obsolescence?
Case Study
SMITHFIELD MARKET Adaptive Reuse Potential Model Langston et al. [ 2007; 2008; 2011; 2014 ] propose that a building’s usefulness over time & useful-life expectancy is determined by the collective effect of seven obsolescence. Are Langston's [ et al.] seven types of obsolescence complete? Are Langston's [et al.] evaluation criteria for each type precise, accurate, conclusive?
Case Study
SMITHFIELD MARKET Formulae Useful life Decay curve Increasing adaptive reuse potential Decreasing adaptive reuse potential
Analysis 2069 - optimal time for adaptive reuse 2018 - 51 years left before optimal time 1942 - optimal time (full obsolescence)
Case Study
SMITHFIELD MARKET Further analysis a change in the estimation of physical life [Lp] skews models results 2002 - optimal time for adaptive reuse 2018 - 16 years after optimal time
Suggested improvements Improve precision for Lp Re-evaluate obsolescence criteria Explore correlation of ARP vs. reusability
Case Study
SMITHFIELD MARKET Building Obsolescence Process of becoming obsolete [ outmoded ] End of useful life End-of-life phase Function of human action / usefulness / time Fourth Dimension [ L x W x H x T ] Impetus for adaptive reuse Literature reveal multiple types.
Case Study
SMITHFIELD MARKET Building Obsolescence Physical Economic Functional Technological Social Legal Political Environmental
Case Study
SMITHFIELD MARKET Functional / Technological / Legal Obsolescence major ÂŁ70 m refurbishment in the 1990s to modernise the market upgraded to meet EU Regulations outfitted with automated meat rail system, temperature controlled and sealed environment full approval from the Food Standards Agency adhering to the European Union regulations
Case Study
SMITHFIELD MARKET Politcal Obsolescence contentious mixed-use commercial redevelopment at Smithfield in recent years vehemently opposed
Environmental Obsolescence possible constraints with future developments due to the risk of flooding below ground 2016 Energy Efficiency Directive of the European Commission - 30% efficiency by 2030
Case Study
SMITHFIELD MARKET Social / Economic Obsolescence East & West Market in full occupancy Poultry Market with some vacancies closure of pubs associated with Smithfield due to drink/drive laws reduced trading day / trade volume despite increased population density or foot-fall to the area reduced income / increasing charges or rents rising demand for other land use sectors
ADAPTIVE REUSE CONSIDERATIONS
DECISION MAKING BULLEN AND LOVE (2011)
CAPITAL INVESTMENT
BENEFITS | CHALLENGES SHIPLEY, UTZ AND PARSONS (2006) RETURN ON
RISK IN
INVESTMENT
PROFITABILITY
SPECIAL
DESIGN
CHARACTER
REQUIREMENTS
SITE
BUILDING
LOCATION &
CODE
ASSET CONDITION REGULATION / POLICY
ADVANTAGES LACK OF GOVERNMENT
SKILLED
INCENTIVES
PROFESSIONALS ENERGY EFFICIENCY DYSON, MATTHEWS, AND LOVE (2016)
CRITICAL SUCCESS FACTORS DYSON, MATTHEWS, AND LOVE (2016)
RESEARCH [ DUE DILIGENCE] MATCHING FUNCTIONS DESIGN MINIMAL CHANGE
Case Study
SMITHFIELD MARKET In conclusion: 8 types of obsolescence and their revised criteria were considered comprehensive for assessing the case study. Different types of obsolescence affect heritage buildings in varying degrees. Obsolescence types can merge into each other due to the interrelationship of variables. Further research is suggested to explore social obsolescence and environmental obsolescence .
In June of 2007, a report prepared by URS Corporation Limited for the Greater London Authority forecast a 20 year projection wherein Smithfield Meat Market is to be consolidated and relocated to either New Spitalfields in Leyton or New Covent Garden in Nine Elms.
Henderson Global Investors (long-term lease holders on the property from the freeholders – City of London Corporation) had proposed a contentious mixed-use commercial redevelopment at Smithfield in recent years (Moore, 2014). This was vehemently opposed by locals through a 5000-signature petition (Lichtenstein, 2013), a public enquiry into the matter ensued.
In 2015/6, the abandoned buildings at Smithfield were selected to be the new location for the Museum of London (Moore, 2016; Greater London Authority, 2015a). In 2017, this project was granted funding by the Greater London Authority and the City of London Corporation (Greater London Authority, 2017).
Smithfield Meat Market continues to operate in its original location to this day. It will now share its home with the Museum of London, for now.
To quote Bollack (2013, p. 9), “An old building is not an obstacle but rather a foundation for continued action.�
Acknowledgements Liliane 'Tats' Manahan and the Heritage Conservation Society Arch. Miko Liwanag and ICOMOS Philippines Dr. Kalliopi Fouseki / Dr. Katherine Curran and UCL Institute for Sustainable Heritage Nicola Duncan-Finn and English Heritage Aidan Misselbrook and Historic England Many thanks to David and James who gave me permission to use their stunning photographs of Smithfield Market for this presentation. Please support their work and follow them through these links. David Bank [ www.david-bank.com ] IG: @david_bank_photography James Burns [ www.londonfromtherooftops.com ] IG: @londonfromtherooftops
8°C
A CASE STUDY OF SMITHFIELD MARKET
[ LONDON EC1A 9PS ]
INVESTIGATING THE OBSOLESCENCE OF HERITAGE PROPERTY THROUGH THE ADAPTIVE REUSE POTENTIAL MODEL
ARCH. XANDER LACSON // UCL MSc Sustainable Heritage Dissertation 2016 – 2017 Presented to the Heritage Conservation Society 21 May 2018 at Manila House
Photography Credits SLIDES 1-6 www.canva.com [ free image ] SLIDES 7-8 Fitzgerald, P. (2009). Central London tube map. [image] Available at: https://upload.wikimedia.org/wikipedia/commons/a/a4/Central_London_tube_map.png [Accessed 20 May 2018]. SLIDE 9 Wikimedia Commons [ Dronepicr ] (2017). London Tower Bridge 22. [image] Available at: https://commons.wikimedia.org/wiki/File:London_Tower_Bridge_22.jpg [Accessed 20 May 2018]. SLIDE 10 Cameron, S. (2007). In and around London. [image] Available at: https://upload.wikimedia.org/wikipedia/commons/e/e4/454SFEC_LONDON-20070917.JPG [Accessed 20 May 2018]. Clifton, D. (2018). Dr Neil Clifton / Spitalfields Market, Commercial Street, East London / CC BY-SA 2.0. [image] Available at: https://commons.wikimedia.org/wiki File:Spitalfields_Market,_Commercial_Street,_East_London_-_geograph.org.uk_-_642536.jpg [Accessed 20 May 2018]. Delso, D. (2014). Mercado Leadenhall, Londres, Inglaterra. [image] Available at: https://commons.wikimedia.org/wiki/File:Mercado_Leadenhall,_Londres,_Inglaterra,_2014-08-07,_DD_047.JPG [Accessed 20 May 2018]. Wikimedia Commons [ Nevillay ] (2008). Smithfield Meat Market from the South. [image] Available at: https://commons.wikimedia.org/wiki/File:Smithfield-meatmarket-large.jpg [Accessed 20 May 2018]. SLIDE 11 Cameron, S. (2007). In and around London. [image] Available at: https://upload.wikimedia.org/wikipedia/commons/e/e4/454SFEC_LONDON-20070917.JPG [Accessed 20 May 2018]. SLIDE 12 Heisenberg Media [ Dan Taylor ] (2014). NOAH Conference - London 2013 - Dan Taylor - Heisenberg Media-85. [image] Available at: https://www.flickr.com/photos/heisenbergmedia/10922245296 [Accessed 20 May 2018]. SLIDE 13 Clifton, D. (2018). Dr Neil Clifton / Spitalfields Market, Commercial Street, East London / CC BY-SA 2.0. [image] Available at: https://commons.wikimedia.org/wiki File:Spitalfields_Market,_Commercial_Street,_East_London_-_geograph.org.uk_-_642536.jpg [Accessed 20 May 2018]. SLIDE 14 Gloria, P. (2017). Old Spitalfields Market Revamp. [image] Available at: https://commons.wikimedia.org/wiki/File:Old_Spitafilds_Market.jpg [Accessed 20 May 2018]. SLIDE 15 Delso, D. (2014). Mercado Leadenhall, Londres, Inglaterra. [image] Available at: https://commons.wikimedia.org/wiki/File:Mercado_Leadenhall,_Londres,_Inglaterra,_2014-08-07,_DD_047.JPG [Accessed 20 May 2018]. SLIDE 16 Iliff, D. (2018). Leadenhall Market In London - Feb 2006.jpg [Photo by DAVID ILIFF. License: CC-BY-SA 3.0]. [image] Available at: https://commons.wikimedia.org/wiki/File:Leadenhall_Market_In_London_-_Feb_2006_rotated.jpg [Accessed 20 May 2018]. SLIDE 18 Historic England (2018). EAST BUILDING OF CENTRAL MARKET. [ebook] London. Available at: http://mapservices.historicengland.org.uk/printwebservicehle/StatutoryPrint.svc/259911/HLE_A4L_Grade|HLE_A3L_Grade.pdf [Accessed 20 May 2018]. SLIDES 17, 19, 20, 22, 26, 27, 30, 31, 33, 34-37, 38 Bank, D. (2008). London Smithfield. [image] Available at: http://www.david-bank.com or https://www.flickr.com/photos/david-bank/ [Received via email 18 May 2018]. Bank, D. (2010). London Smithfield. [image] Available at: http://www.david-bank.com or https://www.flickr.com/photos/david-bank/ [Received via email 18 May 2018]. Bank, D. (2011). London Smithfield. [image] Available at: http://www.david-bank.com or https://www.flickr.com/photos/david-bank/ [Received via email 18 May 2018]. Bank, D. (2014). London Smithfield. [image] Available at: http://www.david-bank.com or https://www.flickr.com/photos/david-bank/ [Received via email 18 May 2018]. Bank, D. (2015). London Smithfield. [image] Available at: http://www.david-bank.com or https://www.flickr.com/photos/david-bank/ [Received via email 18 May 2018]. Bank, D. (2017). London Smithfield. [image] Available at: http://www.david-bank.com or https://www.flickr.com/photos/david-bank/ [Received via email 18 May 2018]. SLIDE 21 Burns, J. (2017). Smithfield Market Aerial View. [image] Available at: http://londonfromtherooftops.com [Received via email 16 May 2018]. SLIDE 28 Royan, J. (2010). Smithfield Meat Market, London, UK. [image] Available at: https://commons.wikimedia.org/wiki/File:London_-_Smithfield_Market_-_3670.jpg [Accessed 20 May 2018]. SLIDE 29 Royan, J. (2010). Smithfield Meat Market, London, UK. [image] Available at: https://commons.wikimedia.org/wiki/File:London_-_Smithfield_Market_-_3751.jpg [Accessed 20 May 2018].
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