Urban asset management Evidence, value & the role of space Tim Stonor Architect & Town Planner

Urban asset management Evidence, value & the role of space Managing change in the built environment UCL, 29th June 2009 Tim Stonor Architect & Town planner

Practice Urban working principles & methodologies Knowledge Urban information Technology Urban toolsets

The challenge of practice Institutional silos have emerged to the detriment of the built outcome.

Suppressed movement economy. Enhanced movement economy. Main street, mixing global & local movement. Fast highways, separating global & local movement. Flaw #1 We have stopped building main streets

Modern planning Zoned land uses, creating longer journeys. Historic planning Mixed land uses, minimising journey lengths. Flaw #2 We have separated land uses into zones

Suppressed movement economy. Enhanced movement economy. Urban building, active frontage, street dependent. Anti-urban building, blank frontage, car dependent. Flaw #3 We have stopped building urban buildings

Main street with urban buildings, active frontages, mixing global & local movement. Enhanced movement economy. Fast highway with anti-urban buildings, blank frontages, separating global & local movement.. Suppressed movement economy. Summary We have replaced urbanism with transport

Breakthrough Identification of the role of space in urban value creation.

The space of the city is the theatre of everyday activity. The purpose of this activity is trade - social & economic. Any urban place is a trading engine – a hugely valuable asset.

Each place has a unique spatial signature.

London

Beijing

Tokyo

Area 5 Area 6 Area 3 Area 2 Spatial layout influences crime patterns

Location Linkage Layout Land use attraction Spatial layout influences retail sales patterns

St John’s Wood High Street West Hampstead Hampstead Pond Street South End Green Englands Lane Regents Park Road Swiss Cottage Belsize Village Belsize Park Fortune Green West Hampstead tube Kilburn High Street Tim Stonor The role of space in the creation of place Space Syntax © 2008 Spatial layout shapes “centrality” Since the network shapes movement and land use patterns, it also shapes patterns of centrality. This is the fundamental city creating process by which cities evolve from collections of buildings to living cities.

Space Syntax An urban planning & design tool

Spatial layout value can be created through design

Space Syntax An urban planning & design tool

Space Syntax An urban planning & design tool

Space Syntax An urban planning & design tool

Trafalgar Square The new Central Staircase

Observe Explain Forecast Deliver Trafalgar Square Evidence-based deign process

Nottingham, England Old Market Square

Elephant & Castle Southern Crossing

The London Promenade

Elephant & Castle Area layout framework

Elephant & Castle Capitalising on strategic value High Low Spatial Accessibility

الرؤية تراث تاريخي عريق Jeddah Global location

الرؤية تراث تاريخي عريق Jeddah Historic centre

51 km Rapid urban expansion Madinah Road Makkah Road

التحديات معاناة المشاة Jeddah Weaknesses sprawl decay pollution

New plan Historic Core Spatial accessibility analysis Motorway city Urban motorway

Existing New plan Former plan A car-based plan is socially & economically unsustainable

Historic Core is “choked” by unplanned settlements Al Hindawiyah As Sabil Historic Core Al Amariyah Al Kandarah An Nazlah Al Baghdadiyah Ash Sharafiyah As Sahifah

Globally important routes Connecting locally routes Realignment and extension of intermediary routes Intermediary important routes Roads Locally important routes Strategy Integrate the segregated scales of movement

Recirculate the city with “healthy” movement

The outcome Enhanced accessibility, movement & trade Existing The Jeddah Plan Jeddah Boulevard

Jeddah Old airport site

Spatial Accessibility low (0.00) high (1.00) medium (0.50) Old Airport Existing

Spatial Accessibility low (0.00) high (1.00) medium (0.50) Old Airport Option 1 Grand geometrical gesture

Spatial Accessibility low (0.00) high (1.00) medium (0.50) Old Airport Option 2 Collection of enclaves

Spatial Accessibility low (0.00) high (1.00) medium (0.50) Old Airport Option 3 Simplistic grid

Spatial Accessibility low (0.00) high (1.00) medium (0.50) Old Airport Option 4 Structured grids

Spatial Accessibility low (0.00) high (1.00) medium (0.50) Old Airport Option 5 Structured hierarchy

Old Airport Impact assessment Option 1

. Old Airport Impact assessment Option 5

Line key boulevards with major, street-facing buildings

Align new streets with the Red Sea breeze & shade them

Create a public transport system that follows main streets Shared space (pedestrians / buses) Pedestrian Priority area Secondary public transport network Primary public transport network Multi-modal transport interchange Old Airport Waterfront Al Balad Khozam

مشروع المركز المدني لجدة تحليل الموقع مكونات الخطة الرئيسية Jeddah Waterfront 500Ha masterplan

Jeddah Waterfront Corridors for transaction

استخدامات المباني Development Specifications Development guidelines Density and building height generation مؤشرات العمران – الواجهة البحرية موجهات التطوير توليد الكثافة وارتفاعات المباني

5D Visualisation Length, breadth, height, use, value

The challenge of communications

The challenge of asset valuation

i-VALUL What does i-VALUL do? Centre vitality i-VALUL makes this impact tangible, measurable and visible. £ % Street quality Property value Residential security Personal safety Urban layout i-VALUL describes the impact of urban layout on different aspects of sustainable communities.

i-VALUL Town centre vitality Economic factor Zone A Rent Spatial factor Centre – Context ratio i-VALUL shows how well laid out town centres: reduce the need for travel and promote local activity. connect businesses with customers and employees. provide inclusive places for local communities. Town centres are spatially distinguishable from non-centres. The formation process leads to different centres types (popular or selective centres). One main factor is the centre – context relationship. Sustainable town centres need a good street layout.

i-VALUL Residential property value Street prominence & global integration add value to residential properties. The impact of layout is extensive and long-lasting and good sustainable, master planned neighbourhoods can bring prosperity to a locality. i-VALUL has measured the relationship between different aspects of urban layout and residential property market values in a London borough. The method can be transferred anywhere in the UK and the findings are relevant to most urban and high density areas. <160k 200k 260k 340k 470k 620k 1.2m >1.2m Economic factor Council tax value Spatial factor Global integration £ high low

i-VALUL Residential security i-VALUL has analysed the relationship between burglary risk to households and the urban layout of the area. It found that good residential street layout design could save more than £8,000 total social cost of burglary per household over the house life-cycle. This value is derived from Home Office research about the social and economic cost of crime. Urban layout impacts significantly on burglary risk in residential areas.

i-VALUL Personal safety Well integrated street layout design can improve safety around town centres and save more than £9,000 total social cost of robbery per household over house life cycle. Integrated urban layouts reduce street robbery risk around town centres.

i-VALUL Layout value map   In order to evaluate the layout value of a particular place, a model is required that includes the wider urban context of that place. In the past, these models have taken time to produce, which has added cost and delay to the process. i-VALUL has produced a model of the entire Greater South East of England that will be available, under licence, to the public and private sectors, thus allowing layout valuation to be undertaken at all scales and by all interested parties. Greater South East Population 21,000,000 Area 40,000 sq.km Street segments 2,400,000

UrbanValue Layout valuation tools   To measure & visualise layout indicators i-VALUL has developed UrbanValue a suite of software tools that value the effects of urban layouts and social and economic outcomes including crime patterns and land values. A training programme for project partners has been undertaken and the tools are currently being tested by local authorities and community users in different contexts and at different scales across the Greater South East.

The common language of space

Space A common language Architecture Town planning Urban economics Criminology Masterplanning Transport planning Property agency PR & branding Space Location Land use Linkage Layout

  Urban FM

Tim Stonor Managing Director Space Syntax t.stonor@spacesyntax.com www.spacesyntax.com