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Kingston future town_centres_vaughan_final


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Kingston future town_centres_vaughan_final

  1. 1. 9/19/2012 Suburban Adaptability: how can the past inform the future of town centres in London? Presentation for conference on – The Future of Town Centres: Death or Evolution? Professor Laura Vaughan, UCL© UCL Adaptable Suburbs project Outline • What do we mean by success and what do we mean by sustainability? • The nature of adaptability over time and how we can design and plan for such adaptability • The importance of diversity of scale and use Surbiton, Claremont Road. Image c1914. Courtesy claremont-road-c1914.html. Contemporary image © Google. 1
  2. 2. 9/19/2012© UCL Adaptable Suburbs projectPART ONE: TOWN CENTRE ANALYSIS© UCL Adaptable Suburbs projectCities are very complex systems, but they grow from a simple idea: they arelarge dense aggregates of buildings linked by space. The space takes the formof a linear network, which we call a town plan or street network. 2
  3. 3. 9/19/2012© UCL Adaptable Suburbs project• Transforming the grid to a network© UCL Adaptable Suburbs project Spatial Integration HIGH LOW It is nearly thirty years since space syntax suggested that the street network itself might help shape how cities worked. The fundamental purpose of cities is to manage the relationship between people and activities within them. 3
  4. 4. 9/19/2012© UCL Adaptable Suburbs project Spatial Integration HIGH LOW Holloway Road Stoke Newington Road Oxford Street King’s Road Street network model of ‘to movement’ for all London© UCL Adaptable Suburbs project Kingston Town Centre today Surbiton Town Centre today c.1820 4
  5. 5. 9/19/2012© UCL Adaptable Suburbs projectc.1875© UCL Adaptable Suburbs projectc.1915 5
  6. 6. 9/19/2012© UCL Adaptable Suburbs projectc.1965© UCL Adaptable Suburbs project2011 6
  7. 7. 9/19/2012© UCL Adaptable Suburbs projectPART TWO: TOWN CENTRE DIVERSITY© UCL Adaptable Suburbs projectUnderstandingLondon as anetwork ofemergentlinkedcentres, ratherthan a plannedhierarchy KingstonAbercrombie’s plan of London, 1944 7
  8. 8. 9/19/2012© UCL Adaptable Suburbs project 113 outer London town centres ordered by commercial floorspace Long tail of activity 900000 Croydon (2008 data) 800000 700000 600000 500000 Flr_Space_Sqm Approx. top 15 centres 400000 Watford account for 50% of 300000 Uxbridge commercial floorspace; 200000 100000 approx. 100 account for 0 the other 50% -100000 Observations Smaller centres contribute to sustainable 113 outer London town centres ordered by commercial floorspace (excluding Croydon, Kingston, Watford, Bromley and Ealing) 300000 Romford urban life by supporting 250000 socio-economic and Uxbridge 200000 cultural diversity across Flr_Space_Sqm 150000 a wide range of activities 100000 Brent Cross and nurturing them at Surbiton Chipping the local scale. Essential 50000 Barnet South Norwood links in the chain 0 -50000 Observations© UCL Adaptable Suburbs project Adaptability inherent in diversity of network over time "Third Space" (cafes, takeaways, pubs etc.* “Third Place”120% Offices & Commerce (e.g. Offices and Commerce solicitors, hairdressers, photographers Industry (workshops, storage, builders‟ merch. etc. Industry100% Community Services Community (Education, Health, Religious, Leisure) Retail (shops, shop+production, banks etc Retail 80% 120% 60% 100% 80% 40% 60% 40% 20% 20% 0% 1869 1915 1956 2012 0% 1876 1915 1956 2012 n= 190 n= 165 n= 196 n= 240 * Oldenberg (1999) The Great Good Place. The importance of informal public gathering places. 8
  9. 9. 9/19/2012© UCL Adaptable Suburbs project LAND-USE AND CHOICE Small-scale spatial model reveals long-tail of activity, longevity of non- residential presence in the area Choice radius 400© UCL Adaptable Suburbs project LAND-USE AND CHOICE Distribution of uses varies across location and scale of potential journey. Choice radius 800 9
  10. 10. 9/19/2012© UCL Adaptable Suburbs project LAND-USE AND CHOICE A given street or area may be central at a local scale but relatively segregated at a larger scale. Choice radius 1600© UCL Adaptable Suburbs project PART THREE: TOWN CENTRE DESIGN 10
  11. 11. 9/19/2012© UCL Adaptable Suburbs project c.1915 Built Form change and adaptation c.1875© UCL Adaptable Suburbs project Suburban adaptability - sustainability From Cinema to Bingo Hall to Pub Backyard workshops in high street interland. The Coronation Hall, Surbiton (1911) © projectkevp. Allows for diversity of users and activities • 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 flexibility of use classes and ability of network to carry different movement scales • Consider „affordable businesses‟ as much as „affordable housing‟ 11
  12. 12. 9/19/2012© UCL Adaptable Suburbs project Mixed use taken to its extreme conclusion© UCL Adaptable Suburbs project The boutique café: example of new form of use diversity? 12
  13. 13. 9/19/2012© UCL Adaptable Suburbs project The „hidden gem‟: taking advantage of the internet to increase physical footfall© UCL Adaptable Suburbs project Adaptable Suburbs Project @AdaptableSuburb Victor Buchli Ruthie Carlisle Ashley Dhanani Claire Ellul Sam Griffiths Muki Haklay David Jeevendrampillai Patrick Rickles Laura Vaughan 13