Monthly Archives: February 2017

Fiddling with the ingredients at Battersea Power Station

When I interviewed Rob Tincknell, chief executive of the Battersea Power Station development, for my book Up In Smoke, he went to great lengths to explain why the plan would be a success, not just as a business but as a new piece of city.

Well, he actually used the words “urban village”, but let’s try not to blame him for that.

elephants

Tincknell enthused about how carefully they had worked out the exact mix of residential-commercial-leisure space in a way that would create the perfect “place” – a real destination that people wanted to visit. This was the social science of “placemaking” and the developer had published numerous reports and beautiful but boring books to explain their position.

He proudly told me the precise numbers: “57% residential. Of the remaining 43% that’s about 3.4m sq ft, 1.2m retail and restaurants, 1.7m sq ft of offices and the balance  in hotels, leisure and community space.”

These numbers, he insisted, were sacrosanct – they were the recipe that made the cake rise.

“It’s an appropriate density for the centre of the city,” he said when I questioned the scale of the residential aspect. “This level of density has been proved all round the world as a density that works. It creates a critical mass so the shops function, the public transport works, there’s a buzz and that’s what people come for. You create this mix of uses, this cocktail that you really believe in, you have to stick with it, you can’t fiddle with the ingredients.”

Guess what?

That’s right, the ingredients are now being fiddled with. According to an interview with Ticknell in the Financial Times,  the bottom has fallen out of the luxury flat market, causing problems for the power station model. But riding to the rescue are Apple, whose decision to move into the power station’s vast office space in 2021 has undoubtedly been a gigantic coup for the developers. Now, with Apple proving such an attractive hook, Tincknell is talking about turning over more of the residential aspect to offices. He told the FT that at least one planned building in the third phase of the scheme, designed by Frank Gehry and Foster + Partners, was under consideration for a change of use.

“I could easily see us adding another million square feet [of offices],” Tincknell says. “The great thing about a long-term scheme like this is we can adjust with the markets. If there’s no residential market and a very strong office market then we will build offices.”

It looks as if that perfect cocktail is being shaken not stirred.

For Up In Smoke, Tincknell promised me “that we are genuinely committed to creating a brilliant community. We feel very passionate. It will only make the place better. We have a responsibility to London. We are doing things way beyond the remit of the site so it fits in with London and genuinely improve the quality of life. If we succeed in that goal the value of the commercial and residential assets will rise and it will be a great place to live and visit. You can’t just develop it and run away, it has to work.”

On that latter promise, we’ll just have to wait and see.

 

 

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Time among the bargees

On my latest blog for the Canal & River Trust, I wrestled with the contradiction of time when living aboard a vessel geared towards slowness but where there is always something to do. You can read it on the excellent Waterfront blog, and I’ve also reproduced an edited version below.

Canals slow time. That’s the impression you get when travelling aboard a boat, or while lingering on a towpath watching boats trundle past, leaving behind the fading ghost of a wake like the dissolving grin of a Cheshire Cat. When you are around a canal, the world seems to breathe more slowly and time hangs heavy in the air. This sense of slowness is built into the very fabric of the canal system. Boats move leisurely, on water that dawdles, through canals that took decades to build, alongside towpaths where no trace of the car can be detected. Stillness is everything and it is everywhere. No wonder the passage of time seems to dwindle to a stroll.

Yet within this, there is also a glorious contradiction – one that defines other facets of the canal experience. Canals slow time but they also made the world faster. The canal is among the slowest forms of transport imaginable. The official speed limit is an ambitious 4mph – most barges would lose a race to a sugared-up toddler on a scooter – but it was also, at its inception, one of the most advanced instruments of the industrial revolution, something that brought the veneration of speed into the modern world. When the canals were built, boats could move no faster than the horses that pulled them, but they were also a drastic and sudden lurch towards the future, introducing the mass transportation and long-distance inter-connectivity that would ultimately reinvent the country by making a god of speed following the arrival of the steam engine. That’s what you’re getting with a canal. On the surface they are sluggish, but with them came vast societal changes that were rooted in an onrushing lust for ever-increasing velocity, a desperation to get beyond the present.

Speed is addictive, but so is the clock-stopping slowness of canal life. It’s partly because the slowness is all-embracing, transforming your perception of the world around you and placing you in an enveloping bubble where time doesn’t matter or exist. It’s in the placidity of the water, it’s in the pace of movement when you travel and it’s in the fact that you are segregated from roads, where the rapidity of cars brings guilt and context. On a boat, nothing happens faster than walking pace.

There’s another contradiction at play here. The boating lifestyle would seem to make a virtue of loafing, but on a boat there is always something to do. There are the tedious chores of everyday existence, from cooking and cleaning to laundry and washing up. There are those DIY tasks you never quite get round to completing but which are harder to avoid on a boat, where every inch of space is vital and every irritant multiplied accordingly. And there are the boat specific jobs, the rivets that hold it all together – the filling of water tanks and coal scuttles, the cleaning and setting of stoves, the changing of gas canisters. This is what occasional boater Jerome K Jerome was thinking about when he wrote Idle Thoughts Of An Idle Fellow. “It is impossible to enjoy idling thoroughly unless one has plenty of work to do,” he said. “There is no fun in doing nothing when you have nothing to do.”

On a boat, endless peace and eternal activity sit side by side, a paradox that reflects the dislocating but therapeutic experience that comes from living in a pre-industrial time capsule that prompted the Industrial Revolution. Some researchers feel there are genuine psychological benefits to be had in this combination of water and slowness and canal boats also relate to the concept of ‘slow travel’, which celebrates travel over arrival.

That notion is embedded into the way canals operate so when BBC 4 announced a Slow TV season it made sense for this to feature a two-hour boat trip along the Kennet & Avon Canal broadcast in real time. When screened in May 2015, the programme drew an audience that was double BBC4’s usual viewing figures. All this, for what was little more than a camera stuck to the front of a boat. There was no commentary, no cutting, no music, no presenters, no Prunella Scales and Timothy West – just the occasional box of written text to highlight points of interest along the journey. It was a restful alternative to the typical television experience and a perfect reflection of what travelling by boat is like, without the stress of having to navigate locks or steer the thing yourself. This is life on a boat. It slows time. So calm down and drift.

Purley and dementia

I wrote a piece for the Guardian about the dementia-friendly town concept, which is currently being rolled out in Purley. It is one of many initiatives being considered for towns and cities as the average age of the population continues to rise.