Adaptive Town Centres: examining thephysical, social and economic growth andchange in London’s suburban centresPresentatio...
INTRODUCTION AND OUTLINE   • London’s suburban evolution   • London’s commercial ecology   • The importance of diversity o...
Town centres in policyThe boundaries of the towncentre have become fixedin policy makers minds,even though much activityfa...
Town centres in policyLand use is more extensiveand varied than nationalstatistics would suggest.
Not just retail, officesA significant amount ofnon-retail and office activitytakes place in smaller towncentres           ...
Shopping as by-product of other activitiesThe majority of town centre inhabitants andvisitors don’t shop. Those that do, h...
LONDON’S SUBURBAN EVOLUTION
UnderstandingLondon as anetwork ofemergentlinked centres,rather than aplannedhierarchyAbercrombie’s plan   of London, 1944
Image shows measure of  Choice 800m, which  predicts flows of movement  within a reach of 800  metres along each street  s...
Loughton c. 1890  Image shows measure of  Choice 800m, which  predicts flows of movement  within a reach of 800  metres al...
Loughton c. 1915  Image shows measure of  Choice 800m, which  predicts flows of movement  within a reach of 800  metres al...
Loughton c. 1965  Image shows measure of  Choice 800m, which  predicts flows of movement  within a reach of 800  metres al...
LONDON’S COMMERCIAL ECOLOGY
113 outer London town centres ordered by commercial floorspaceLong tail of activity                           900000      ...
Adaptability inherent in diversity of                                                      network over time              ...
LAND-USE ANDCHOICESmall-scale spatial modelreveals long-tail of activity,longevity of non-residentialpresence in the area ...
LAND-USE ANDCHOICEDistribution of uses variesacross location and scale ofpotential journey.                 Choice radius ...
LAND-USE ANDCHOICEA given street or area maybe central at a local scalebut relatively segregated ata larger scale.        ...
CONCLUSION: THE NEED FOR DIVERSITY
c.1915c.1875Built Form change and adaptation andpath dependency: from stables totrams to the motor car
Suburban adaptability - sustainability• Future of centres is same as past: not  to rely on retail alone but to encourage  ...
Mixed use taken to its extreme conclusion
Mixed use within a single business; productionreturning to the suburbs
Adaptable Suburbs Project              www.ucl.ac.uk/adaptablesuburbs              @AdaptableSuburbVictor BuchliRuthie Car...
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Adaptive Town Centres: examining the physical, social and economic growth and change in London’s suburban centres

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Adaptive Town Centres: examining the physical, social and economic growth and change in London’s suburban centres

  1. 1. Adaptive Town Centres: examining thephysical, social and economic growth andchange in London’s suburban centresPresentation to London High Street Network:Geography of EconomyCity Hall, 3 December 2012
  2. 2. INTRODUCTION AND OUTLINE • London’s suburban evolution • London’s commercial ecology • The importance of diversity of scale and use
  3. 3. Town centres in policyThe boundaries of the towncentre have become fixedin policy makers minds,even though much activityfalls outside of theboundary.
  4. 4. Town centres in policyLand use is more extensiveand varied than nationalstatistics would suggest.
  5. 5. Not just retail, officesA significant amount ofnon-retail and office activitytakes place in smaller towncentres Barnet 2008Much of this is comprisedof local businesses, as wellas regional and nationalchains Surbiton 2008
  6. 6. Shopping as by-product of other activitiesThe majority of town centre inhabitants andvisitors don’t shop. Those that do, have awide variety of other activities. What else do shoppers+ do? Business meeting Catching a train/bus/tube Coffee/tea/drink Do nothing/ hanging out Doctors/hospital/dentist Eat Univariate Bar Chart Get money Split By: activity Row exclusion: shoppers.svd Go for a w alk Gym/leisure centre/sports 25 Library 11 Live here 10 Meet family/friends 8 On school lunch break total count 6 Park/allotments/recreation ground 5 Passing through 4 Pay bills 3 Post a letter 2 Post office 1 Pub/bar Observations School/college/university Take children to/from nursery/playschool Take children to/from school Visit family/friends Wait for family/friends Walk the dog Window shop Where do shoppers+ go? Work here
  7. 7. LONDON’S SUBURBAN EVOLUTION
  8. 8. UnderstandingLondon as anetwork ofemergentlinked centres,rather than aplannedhierarchyAbercrombie’s plan of London, 1944
  9. 9. Image shows measure of Choice 800m, which predicts flows of movement within a reach of 800 metres along each street segment within the network. The warmer the colour, the higher the predicted flow. All existing buildings are coloured black.Loughton c. 1880
  10. 10. Loughton c. 1890 Image shows measure of Choice 800m, which predicts flows of movement within a reach of 800 metres along each street segment within the network. The warmer the colour, the higher the predicted flow. All existing buildings are coloured black.Loughton c. 1915
  11. 11. Loughton c. 1915 Image shows measure of Choice 800m, which predicts flows of movement within a reach of 800 metres along each street segment within the network. The warmer the colour, the higher the predicted flow. All existing buildings are coloured black.Loughton c. 1965
  12. 12. Loughton c. 1965 Image shows measure of Choice 800m, which predicts flows of movement within a reach of 800 metres along each street segment within the network. The warmer the colour, the higher the predicted flow. All existing buildings are coloured black.Loughton c. 2012
  13. 13. LONDON’S COMMERCIAL ECOLOGY
  14. 14. 113 outer London town centres ordered by commercial floorspaceLong tail of activity 900000 Croydon 800000(2008 data) 700000 600000 500000 Flr_Space_SqmApprox. top 15 centres 400000 Watfordaccount for 50% of 300000 Uxbridgecommercial floorspace; 200000approx. 100 account for 100000 0the other 50% -100000 ObservationsSmaller centrescontribute to sustainable 113 outer London town centres ordered by commercial floorspace (excluding Croydon, Kingston, Watford, Bromley and Ealing) 300000 Romfordurban life by supporting 250000socio-economic and Uxbridge 200000cultural diversity across Flr_Space_Sqm 150000a wide range of activities Brent Crossand nurturing them at 100000 Surbiton Chippingthe local scale. Essential 50000 Barnet South Norwoodlinks in the chain 0 -50000 Observations
  15. 15. Adaptability inherent in diversity of network over time Businesses in Surbiton over timePercentage of all businesses within the time period 45 40 35 30 % Community Services % Industrial Services 25 % Offices & Commerce % Retail. 20 % Businesses with Manufacture 15 % Food/drink/accommodation 10 5 0 1876 1915 1965 2012
  16. 16. LAND-USE ANDCHOICESmall-scale spatial modelreveals long-tail of activity,longevity of non-residentialpresence in the area Choice radius 400
  17. 17. LAND-USE ANDCHOICEDistribution of uses variesacross location and scale ofpotential journey. Choice radius 800
  18. 18. LAND-USE ANDCHOICEA given street or area maybe central at a local scalebut relatively segregated ata larger scale. Choice radius 1600
  19. 19. CONCLUSION: THE NEED FOR DIVERSITY
  20. 20. c.1915c.1875Built Form change and adaptation andpath dependency: from stables totrams to the motor car
  21. 21. Suburban adaptability - sustainability• Future of centres is same as past: not to rely on retail alone but to encourage greater mixing within the block or even unit• Smaller centres have the potential to provide a more targeted, genuinely sustainable growth, because of their scale and urban form: enabling local/non-local transactions alongside each other• Adaptability of the built environment relates to the ability of network to carry different movement scales• Consider ‘affordable businesses’ as much as ‘affordable housing’• Importance of diversity in business classes – a return, or a new form, of Backyard workshops in high street hinterland. Allows for diversity of users and activities small-scale manufacture?
  22. 22. Mixed use taken to its extreme conclusion
  23. 23. Mixed use within a single business; productionreturning to the suburbs
  24. 24. Adaptable Suburbs Project www.ucl.ac.uk/adaptablesuburbs @AdaptableSuburbVictor BuchliRuthie CarlisleAshley DhananiClaire EllulSam GriffithsMuki HaklayDavid JeevendrampillaiPatrick RicklesLaura Vaughan

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