Session on delivering large-scale change, from Future of London's 23 June conference. Speaking in this session were: * Ellen Greenberg, Director, Integrated City Planning, Arup * Roger Madelin CBE, Partner, Argent LLP * Peter O'Brien, Area Regeneration Manager, Tottenham Hale, LB Haringey * Lucinda Turner, Head of Strategy & Policy, Transport for London * Chair: Lara Kinneir, Director, Public Place Agency; Programme Manager, London Festival of Architecture 2015 www.futureoflondon.org.uk

1. CREATING RESILIENT TOWN CENTRES
TUESDAY, 23 JUNE 2015
HILTON TOWER BRIDGE, LONDON SE1 2BY

2. CREATING RESILIENT TOWN CENTRES
TUESDAY, 23 JUNE 2015
HILTON TOWER BRIDGE, LONDON SE1 2BY
#FoLTownCentres
Delivering large-scale change
Chair: Lara Kinneir, Director, Public Place Agency; Programme
Manager, London Festival of Architecture 2015
Panel: Ellen Greenberg, Director, Integrated City Planning, Arup
Roger Madelin CBE, Partner, Argent LLP
Peter O’Brien, Area Regeneration Manager, Tottenham Hale,
LB Haringey
Lucinda Turner, Head of Strategy & Policy, Transport for London

3. Delivering large-scale change
Ellen Greenberg
Director, Integrated City Planning, Arup
CREATING RESILIENT TOWN CENTRES
TUESDAY, 23 JUNE 2015
HILTON TOWER BRIDGE, LONDON SE1 2BY
#FoLTownCentres

4. Creating Resilient Town Centres:
Delivering Large Scale Change
Ellen Greenberg, FAICP
23 June 2015

5. Tech & Town: A Silicon Valley Story

6. 6
6

7. DOWNTOWN
SAN FRANCISCO
Silicon Valley
• 2.97m
people
• 1,854 sq.
miles
• 1.48m jobs
• 12.7% of
US patents REDWOOD CITY
MOUNTAIN VIEW
PALO ALTO
Source: Silicon
Valley Index 2015

8. DOWNTOWN
SAN FRANCISCO
Silicon Valley Town Centres
REDWOOD CITY
MOUNTAIN VIEW
PALO ALTO

9. DOWNTOWN
SAN FRANCISCO
Silicon Valley Anchors
SFO
REDWOOD CITY
GOOGLE
MOUNTAIN VIEW
APPLE
STANFORD
PALO ALTO
CALTRAIN
US-101
UC BERKELEY

10. 10
Accessed 17/6/15 http://appleinsider.com/articles/15/03/16/exclusive-march-aerial-tour-of-apple-incs-campus-2-shows-
spaceship-ring-tunnel-theater-progress-more
Proudly and persistently anti-urban

11. 11
Tech Priorities
• Secure workplaces
• Large numbers of employees
on unified site
• Employees’ needs met on site
• HQ that strengthens brand
• HQ that helps recruit talent
• Proximity to neighbourhoods
with community qualities
sought by workers
Tech vs. Town
Town Opportunities
• Complement campuses
• Offer accommodation for
start-ups and satellite offices
of largest firms
• Capture “stand-outs”: firms
with urban preference
• Respond to preferences of key
segments of tech workforce

12. 12
Source: http://www.mercurynews.com/michelle-quinn/ci_25912551/quinn-tech-migrates-san-francisco-silicon-valley-finds
Tech or Town ??

13. 13
• Authentic urbanism (public life, messiness, unpredictability)
• Serendipity
• High quality public realm
• Night life
• Public transport, walking and cycling
• Diversity in all aspects
• Responsive to demands and values of tech workers and
businesses
Town Opportunities: Complementing Campuses

14. 14
• Higher-density downtown buildings – new and re-used
• Large floor plates and high-powered interior spaces
• Financial and tax incentives (caution!)
• Walk-to amenities including public transport
• Urban character and quality
• Access to neighbourhoods meeting preferences of workers most
in demand
Town Opportunities: Accommodating Start-Ups,
Satellites and Stand-Outs

15. 15
Photos: Greg Tung, Freedman, Tung & Sasaki
Where It’s Working: Mountain View and
Redwood City
- Radical public realm
improvements
- Streamlined approvals
- Increased height
- Live entertainment
- Downtown civic
offices
- Parking regulation
- Transit focus

16. 16
Source: http://www.mercurynews.com/michelle-quinn/ci_25912551/quinn-tech-
migrates-san-francisco-silicon-valley-finds
San Francisco Stands Out
- Three CAZ districts
- Re-use and purpose-built
- Compete with campuses
- Appeal to workers
- Support regeneration
- Major public investments
and some tax concessions
- Controversial

17. 1
7
17
http://online.wsj.com/article/SB1000142405
2702303362404575580551045171876.htm
l
SAN FRANCISCO BAY
AREA | NOVEMBER 4, 2010
Start-Ups Are
Drawn to Pulse
of Downtown
By PUI-WING TAM
Many Silicon Valley start-ups are
increasingly hankering for downtown,
urban offices.
http://online.wsj.com/articles/bay-areas-
widening-lifestyle-gap-1402444418
DEAL OF THE WEEK
A Valley Grows
Wider by the Bay
Tech Giants Are
Doubling Down on
Silicon Valley Campuses
ByMAX TAVES
June 10, 2014
Peaceful Coexistence or....

18. 18
Tech Campus Paradigm - Risks
• Transport demands
• Mismatch between campuses
and younger worker
preferences
• Housing cost and supply
pressure
• Community disparities
• Focus on segments of
workforce
• Community resistance to
expansion in many cases
Threats to Tech and Town
Town Paradigm - Risks
• Scale and disruption of change
unacceptable to long-term
residents in many cases
• Financial concessions to high-
value firms seen as
objectionable to many
• Displacement of businesses
and social services
• Gentrification of areas
historically available at
relatively low cost
• Maturing of tech workers

19. 19
Dimensions of change
- Growing “traditional” centre activities
- Increasing tech employment in town centres
Complementing Campuses
- Public realm
- Transport
- Planning consents
Risks
- Gentrification
- Increased community disparities
- Loss of urban quality
- Changes in demand over time
Take-Aways

20. Thank you
Ellen Greenberg, FAICP
Ellen.Greenberg@Arup.com

21. Delivering large-scale change
Roger Madelin CBE
Partner, Argent LLP
CREATING RESILIENT TOWN CENTRES
TUESDAY, 23 JUNE 2015
HILTON TOWER BRIDGE, LONDON SE1 2BY
#FoLTownCentres

22. Delivering large-scale change
Peter O’Brien
Area Regeneration Manager, Tottenham Hale, LB Haringey
CREATING RESILIENT TOWN CENTRES
TUESDAY, 23 JUNE 2015
HILTON TOWER BRIDGE, LONDON SE1 2BY
#FoLTownCentres

23. Tottenham Hale in 2025
Delivering large scale change -
Vision & Commitment

24. London’s next big growth opportunity

25. Tottenham Hale
- a new urban
centre

26. TH 2025 - Vision
• Authenticity
– Grounded in the place
– Clear messaging
• Big moves
– Address long standing issues – be brave
• Involvement
– Listen
– Engage
– Work together

27. Authenticity - Workspaces – MillCo & OIF

28. Big moves - Green Links

29. Big moves - Green Links

30. Involvement - Test projects
• RIFT
– Opportunistic – space to allow good ideas surface
– Get relaxed
– Not temporary, a test

31. TH 2025 - Commitment
• Resources
– The Mayoral Family & the Borough
– Private sector and the community
• Leadership
– Political: this won't always be popular
– Structural: JSF & Programme Delivery
• Partnerships
– Select well
– Common purpose

32. Commitment - Housing Zone
• Resource
• Leadership
• Partnerships

33. Conclusions

34. Delivering large-scale change
Lucinda Turner
Head of Strategy & Policy, Transport for London
CREATING RESILIENT TOWN CENTRES
TUESDAY, 23 JUNE 2015
HILTON TOWER BRIDGE, LONDON SE1 2BY
#FoLTownCentres

35. Delivering large-scale change
DISCUSSION
#FoLTownCentres
@futureofldn
CREATING RESILIENT TOWN CENTRES
TUESDAY, 23 JUNE 2015
HILTON TOWER BRIDGE, LONDON SE1 2BY