British Land Unveils Plans To Transform London’s Euston Tower Into A Life Sciences And Innovation Hub
The title of this post, is the same as that of this press release from British Land.
The Wikipedia entry for the Euston Tower gives this paragraph of history.
The site was developed by Joe Levy who bought properties along the north side of Euston Road to enable him to build a complex of two tower blocks with office shops and apartments. The building, which was designed by Sidney Kaye Eric Firmin & Partners in the International style and built by George Wimpey, was completed in 1970. It is 36-storeys and 124 metres (407 ft) high. Early tenants included Inmarsat and Capital Radio.
When you get to over fifty years old, various parts of your body get tired and I suspect it is the same with buildings.
These are the two bullet points of the press release.
- Euston Tower represents a major retrofit and redevelopment opportunity at the heart of London’s Knowledge Quarter
- Proposals aim to transform the building into a world-class net zero home for world-leading life science and innovation occupiers
These two paragraphs then add a bit more vision.
Leading property company British Land has unveiled plans to redevelop Euston Tower through an innovative combination of retention, re-use and an ultra-low carbon new structure. The plans would transform the building into a pioneering, modern, net zero workspace for cutting-edge businesses of all sizes, including new world-class, lab-enabled spaces at the heart of London’s Knowledge Quarter.
Currently under discussion with Camden Council and other local stakeholders, the vision for Euston Tower will lead the way in low carbon retrofit and construction techniques, using inclusive design which creates high quality workspaces and continues to support the local community and economy. The current proposals will bring forward lab-enabled spaces for start-up and scale-up innovation businesses, as well as spaces for the local community to support education and training opportunities.
These are points from the press release.
- Leading the design are award-winning Danish architecture practice 3XN.
- They are supported by London-based architecture and landscape studio DSDHA who re-designed much of Broadgate’s public realm, including Exchange Square.
- In line with British Land’s longstanding commitment to net zero development, the design’s sustainability strategy is based on retaining, re-using and re-cycling existing material, specifying low carbon and recycled materials where new is required and only using certified carbon offsets as an action of last resort.
- This multi-layered approach to net zero development aims to create a blueprint for the sustainable redevelopment of challenging, inflexible old buildings that can be used in the future.
British Land has owned and operated Regent’s Place for nearly 40 years, which means they must have a lot of knowledge about how best to develop the building and its surroundings.
They certainly seem to be applying a modern net-zero approach to a building that was iconic and modern in the 1970s.
This afternoon I walked down the Euston Road between Euston and Great Portland Street stations and took these pictures.
Note.
- Euston Station is a shadow of its former self.
- Euston Tower is the boxy tower on the North side of Euston Road.
- University College London Hospital (UCLH) is the tower on the South side of Euston Road.
- I believe the glass-fronted building opposite the hospital and Euston Tower contains a lot of BT infrastructure.
I have some thoughts.
Traffic Along The Euston Road
I took the pictures around 1400 in a Friday and they show how busy the Euston Road is most of the time.
According to the Wikipedia entry for the Euston Road, there was a plan to remove the underpass.
In the early-21st century, the Greater London Authority commissioned a plan to improve the road from the architectural firm, Terry Farrell and Partners. The original study proposed removing the underpass (which was subsequently cancelled) and providing a pedestrian crossing and removing the gyratory system connecting the Tottenham Court Road and Gower Street. The scheme was approved by the Mayor of London, Ken Livingstone as “the start of changing the Marylebone to Euston road from a highway into a series of linked public spaces.” The pedestrian crossing opened in March 2010. Livingstone’s successor, Boris Johnson, favours keeping the Euston Road underpass and declared it to be a good place to test his nerves when cycling around London.
Nothing is said about, where the traffic would have gone, if the underpass had been closed.
I walked along the South side of the Euston Road past the hospital and the air couldn’t be considered clean. As I write this, this website rates it Hazardous.
If we ignore the pollution for pedestrians and cyclists, is it really a road, that is fit for the purpose of moving traffic between King’s Cross and Baker Street, and vice-versa? I don’t think so!
The UK Needs More Lab Space
Cambridge innovators and developers were always saying they needed more lab space.
I also suspect, they are moaning in Oxford too!
So building high-quality space in London could reduce the pressure.
In Canary Wharf Boosts Its Science Ambitions, I talked about the ambitions of Canary Wharf to be a life sciences hub.
The Euston Tower Is Well-Connected
Consider.
- The Euston Tower is within walking distance of Euston, King’s Cross and St. Pancras stations, with all their long distance connections.
- The Euston Tower is within walking distance of Euston Square, Great Portland Street, King’s Cross St. Pancras and Warren Square stations, with all their Underground connections.
- There are buses everywhere.
But that’s not to say, that these links cannot be improved.
Euston High Speed Two Station Could Be Euston Tower’s Sister?
This Google Map shows the location of Euston Town and the proposed Euston High Speed Two station.
Note.
- Euston Tower is marked by a red arrow in the South-West corner of the map.
- The existing Euston station is in the North-East corner of the map.
- The High Speed Two station will be built along the Western side of the existing station.
With good landscaping, an excellent walking route, and perhaps a people mover Euston Tower could have superb connections to the rest of the UK.
Cycling And Walking Could Be A Possibility!
This Google Map shows the wider area around Euston Tower.
Note.
- Euston Tower is marked by the red arrow towards the bottom of the map.
- To its West lies the cycling- and walking-friendly spaces of Regents Park and Primrose Hill.
In the 1970s, I regularly walked or cycled across the park from where we lived near Primrose Hill to a client in Great Portland Street.
I also suspect other cycling and walking routes could be developed to Euston Tower from Euston, King’s Cross, St. Pancras and other stations.
Crossrail 2
Crossrail 2 would certainly help travelling to the Euston Tower, by linking Euston, King’s Cross and St.Pancras to North-East and South-West suburbs of London, with trains at frequencies of up to 30 thirty trains per hour (tph) in the central tunnel.
But.
- The new line will cost at least £31.2 billion. Who can afford it?
- The Elizabeth Line took sixteen years from approval to full opening.
- Crossrail 2 would still be a walk from Euston Tower.
So Crossrail 2 is unlikely to be any help to the redevelopment of Euston Tower.
Improving The Sub-Surface Lines
The Euston Tower is close to two stations on the sub-surface lines; Euston Square and Great Portland Street.
Services through these stations are currently as follows.
- Circle Line – 6 tph – In both directions all day.
- Hammersmith & City Line – 6 tph – In both directions all day.
- Aldgate and Amersham- 2 tph – In both directions all day.
- Aldgate and Chesham – 2 tph – In both directions all day.
- Aldgate and Uxbridge – 6 tph Peak – 8 tph – Off-Peak
- Aldgate and Watford – 4 tph – Peak
Note.
- In the Peak there are 26 tph through Great Portland Street and Euston Square stations.
- In the Off Peak there are 24 tph through Great Portland Street and Euston Square stations.
- In this article on Modern Railways,it is said that after digital signalling is installed on the sub-surface lines, the capacity on the lines, will be 32 tph in the Peak and 27 tph in the Off-Peak.
These figures give a 33 % capacity increase in the Peak and a 28 % increase in the Off Peak.
Both Great Portland Street and Euston Square stations are cramped and not fully step-free stations and could struggle with a 28 % and upwards increase in passenger numbers.
In The New Step-Free Entrance At Euston Square Station, I detailed TfL’s plans to put a new full step-free entrance South of Euston Road at Euston Square station.
This would not directly help travellers going between Euston Tower and Euston station, but hopefully, it would help to make Euston station less crowded and more passenger-friendly.
It would certainly ease walking between University College and the hospital, and the station.
This map from cartometro shows the Underground lines at Great Portland Street station.
Note.
- The yellow and mauve tracks are the sub-surface lines.
- The black tracks are the Northern Line.
- The blue tracks are the Victoria Line.
This Google Map shows the Euston Tower, Great Portland Street and Warren Street stations.
Note.
- The Euston Tower is indicated by a red arrow in the top-right corner of the map.
- Great Portland Street station is in the bottom-left corner of the map.
- Warren Street station is at the left of the map.
I wonder if the platforms were to be extended Eastwards at Great Portland Street station, that a new entrance to the station could be created perhaps fifty metres from Euston Tower.
I am convinced that the extra passenger traffic created by the life sciences and innovation hub can be handled by an augmented transport infrastructure, which would rely mainly on planned improvements to the sub-surface lines, which are approaching their final stages.
Conclusion
Converting Euston Tower into a life sciences and innovation hub is a plan that I believe can work well!
I would recommend the following improvements to public transport.
- The planned extra step-free entrance to Euston Square station on Gordon Street is constructed.
- An extra fully step-free entrance is built at the Eastern ends of the platforms at Great Portland Street station, which would be about halfway between Euston Tower and the station.
As improvements to the signalling of the sub-surface lines will deliver an upwards of 27 % capacity on the sub-surface lines, the life sciences and innovation hub might as well take advantage.
Maverick Clean Air Candidate Who Ran For Mayor Of London Is Back In Politics
The title of this post, is the same as that, of this article on Air Quality News.
This is the sub-heading.
One of the most enthusiastic political advocates of clean air is once again throwing his hat into the electoral ring by announcing that he will stand in both the forthcoming Rutherglen and Hamilton West by-election and the Mid Bedfordshire by-election.
This is the introductory paragraph.
Prince Ankit Love, Emperor of India* may not be the best known political figure, but he’s certainly a persistent one. Representing the One Love Party, he was the youngest candidate in the 2016 London Mayoral election, where his policies focussed on London’s housing crisis and air pollution.
I didn’t know you could stand in two by-elections at the same time! What if you won both?
Justice – Texas Style
I can’t work out whether this story on NBC, which is entitled Texas Taqueria Customer Fatally Shoots Masked Robber And Returns Money To Patrons, Police Say, makes me feel carrying guns is a good or bad idea?
But at least he seems to know how to use his weapon, as he only hit one person; the robber.
Is The Truth Getting Through To The Man Or Woman On The Moscow Tram?
I ask this question, as it appears that Russian TV is parroting, the Kremlin’s lies.
In the late 1960s and early 1970s, I used to work for ICI.
A couple of times, I came across fellow engineers, who had worked on the Polyspinners project.
In this Wikipedia entry for September 1964, this is said about Polyspinners.
Edward du Cann of the British Board of Trade announced the signing of the largest trade deal in the history of British relations with the Soviet Union, with the Soviet purchasing agency Techmashimport and the British conglomerate Polyspinners, Ltd. agreeing for the supply of British textile machinery to a polyester fiber plant being constructed in Krasnoyarsk in Siberia. In all, the United Kingdom agreed to advanced $67 million of credit over a 15-year period.
It was a large project and ICI did well out of it.
My colleagues at ICI generally spoke well of the project and friends they had made in Russia and in those pre-mobile phone and internet days, they regularly sent each other cards and letters.
That was nearly sixty years ago, but human beings generally want to be friends with each other, so how many links are there between people living in Western Europe, North America, Australia and other countries and those living in Russia, which started as family, business or historic links or even casual meetings on say a holiday in the Mediterranean?
I should say that two of my best British friends in the UK, I met on holiday in St. Kitts and Moscow.
There must be millions of these links and they will surely allow the truth to get through to the man or woman on the Moscow tram.
Zopa Pulls Out Of P2P Consumer Lending As It Blames Cowboy Firms For ‘Damaging Customer Trust’
The title of this post, is the same as that of this article on City AM.
This is the first three paragraphs.
Peer-to-peer giant Zopa has started to inform customers it is closing down its P2P consumer investment division, transferring its loan portfolio to its relatively new bank unit.
In an email to customers, Natasha Wear, peer-to-peer CEO at Zopa, wrote that “after 16 years of peer-to-peer consumer investments at Zopa, we’ve taken the difficult decision to close this part of our business..
“To support this, Zopa Bank will be buying your entire loan portfolio at current face value without any of the fees you’d normally pay for a loan sale,” the email reads.
This is a very sad day.
I have been an investor in Zopa for fourteen years and it has done me well, returning four to five per cent before tax in that period. My first investment was the money, I received from the sale of C’s Porsche.
I also feel that since Giles Andrews ceased to be at the head of the company, Zopa rather lost its way.
Perhaps, their mathematical modelling wasn’t up to scratch.
But at least, I haven’t lost any money on my investment.
Manchester Arena Attack: Families ‘Disgusted’ By Memorial Trespassing
The title of this post, is the same as that of this article on the BBC.
These are the introductory paragraphs,
Families of people killed in the Manchester Arena attack have said they were “disgusted” after a memorial site for the 22 victims was trespassed on.
The Glade of Light memorial in the city centre remains a building site and does not officially open until the new year.
Two bereaved families said they were appalled to find the security fences pulled down on Sunday.
The article also said this.
Ms Curry said she found hundreds of people were walking through the area, which is supposed to be closed to the public.
She said one man stood on a memorial stone and was abusive when challenged, another woman vomited all over the area, and groups of youths were openly smoking drugs.
I can’t understand what led to this aggressive trespass.
When, I am in certain cities, there does seem to be more low life on the streets than you habitually see in London.
I do wonder, if it is partly because of London’s transport regulations and actions as laid down by the Mayor and Transport for London.
London has an extensive CCTV network and after the London bombings of July the seventh and the shooting of Jean Charles de Menezes in 2005, I’m sure it was improved.
Did the improved CCTV and the police action in the shooting the unfortunate Brazilian, deter a lot of low life from going to the centre?
Ken Livingstone or was it Boris, introduced a policy of banning alcohol on London’s transport system.
The precise details are given in this recent article on the Sun.
I have a feeling it had a positive effect, but did it mean that less drunks found their way to the centre?
In 2011, I sat next to a guy on a Manchester bus going from Piccadilly Gardens to Bury. I noticed that about a dozen youths were harassing the driver, trying to get his fare money and remarked on this to my companion.
My companion on hearing my London accent, said you don’t get that in London because of the contactless ticketing, as there is no fare money on the bus.
I was surprised at his reply and asked him to explain. It turned out he was a Trade Union Official, who looked after bus workers in Manchester. He told me his Union wanted a London-style contactless ticketing system, as it had drastically cut the number of attacks on staff in London.
Having worked with the Metropolitan Police on the analysis of data, they have also found that contactless ticketing helps in the tracing of people through London’s transport network and has solved several serious crimes.
Conclusion
I feel that terrorism and London’s reaction to it, banning of alcohol on public transport, contactless ticketing and other measures have helped keep drunks and those up to no good out of the centre.
Twenty Years On!
On the eleventh of September in 2001, I had three jobs to do in London.
- I had to visit my press cuttings client near Borough tube station to talk about something, which I have long forgotten.
- I had to deliver a thousand Al Stewart CDs to his manager, as the singer was going on tour. The handover was to be performed in Waterloo station.
- I was then going on to Soho to see a Chinese bookmaker, for whom I offered computer advice.
I parked my car on a meter and went to visit the first client at about two.
When I returned to the car, I needed to phone my wife; C about something. My phone was installed in my Discovery and it didn’t have any calling list, as I remembered numbers and just typed them in.
But for some reason I couldn’t remember her mobile phone number or the Office number at home, so I didn’t make the call.
This was very unlike me, as I’ve always had an excellent memory. Especially for numbers.
I did remember to deliver the parcel to Al Stewart’s manager and made my way to Soho, where I parked in an underground car park.
It was only when I got to the bookmakers did I realise what was going on in New York, as they had the televisions on and were watching the drama continuously.
I have a feeling, that I made my excuses and returned quickly to Suffolk.
By this time, my memory had returned and I was able to phone C.
But the worst terrorist attacks of recent memory were probably over.
Did my brain pick up the bad news or was it due to being close to the City of London, where there would have been a large amount of electronic communication to New York?
I have no idea.
But there is another incident, where I may have picked up tragic news through the ether.
On Sunday, the 31st August 1997, I woke up about five as I generally do and remarkably said to C. “Something tragic has happend! I think Tony Blair has been assassinated!”
She told me to stop being silly and I went downstairs to make a cup of tea and do some programming. It was then that I turned on the radio and heard that Princess Diana had died in the traffic accident in Paris.
London Euston Cat-Astrophe Averted For Train-Surfing Puss
The title of this post, is the same as that of this article on the BBC.
Except for the headline, the BBC resisted the urge to use more feline puns in the story.
Mon Dieu! Le Soleil A Volé Notre Titre
The Sun today has a headline of Brexit 1 – Brussels 0!
The title of this post, is possibly the reaction of the editor of the leading French newspaper; Le Figaro, that according to Andrew Marr, used the headline first.
Crash Diets Turn Lockdown’s Fat Cats Into Fit Kits
The title of this post, is the same as that of an article in The Sunday Times.
I just think it is a very good title for an article.
It’s almost the whole story in a title.
The Anonymous Widower 