The economics of skyscrapers

Why do firms pay more for space in skyscrapers? I’ve posted some answers on LSE’s Spatial Economics Research Centre blog. Drawing on new research by the SERC community, I look at the balance between agglomeration effects (people working in tall buildings are more productive) and reputation effects (managers like prestigious addresses).

The research findings suggest both effects are in play – particularly for very tall buildings like The Shard. That has important implications for planning the skyscape of London and other UK cities.

Now read on …

The secret life of Shepperton

Some new art stuff.

First up, Mat and I have finally completed our photo essay on Shepperton, where JG Ballard spent most of his adult life. We’ve combined our pictures with text from Ballard’s own novels, autobiography, interviews and other text about the town and its history. In the process we’ve shamelessly taken inspiration from Patrick Keiller, Chris Marker, Iain Sinclair and many others. We hope they, and you, like it.

A shorter version of the essay appeared in Shadows Have Shadows, a limited-run newspaper published earlier this year by the mysterious SFHAA. It’s a nice collection of pieces on street-level urbanism – spanning London, San Francisco, Caracas, fictional cities and cities of the future. The paper itself is an A4 object of beauty, produced with the help of Newspaper Club. Sadly there’s only 100 copies, but you can also read it online here.

Finally, here are my pictures of the astonishing Red Sand sea forts, which I visited with Reuben a few weeks back. More about the forts and how to reach them at the Project RedSand website.

Now, back to the PhD …

On yer Boris Bike

Who actually uses Boris Bikes? Commuters, civil servants and city types. Who doesn’t? Shoppers and posh people. That’s the story so far, as suggested by data from the London Cycle Hire Explorer – flagged in Londonist, and recycled in Wednesday’s Evening Standard.

The Explorer app is simple but powerful: it shows the 10 most and least popular docking stations across the capital. Obviously it’s early days, and usage will change (see below). And I’m just eyeballing the data – no fancy analysis here. First impressions:

1) Commuters are the main users – the most popular spots are mainly around the major stations – Waterloo (354 bikes yesterday), King’s Cross (305), London Bridge (256) and Liverpool Street (226). This is why TfL already wants to spend another £81m on new bikes and docking stations.

2) Biking to meetings and running errands also seem popular – viz heavy daytime (and lunchtime) use during the week in Covent Garden, (196) Strand (189) and Fitzrovia (187).

3) Weekend biking is on – judging by the past week at least, there’s no obvious drop-off on Saturdays or Sundays in the most popular spots. That suggests some tourists might be venturing out too.

4) There’s a bit of an East/West divide – six of the least popular docking stations are in West London, mainly Kensington (28 bikes) and Chelsea (25-29). I would have expected some use around Paddington and White City, but perhaps the Westway is putting people off. Support for scary road theory comes from other cold spots around Elephant and New Kent Road (26 each).

5) Alternatively, bike use is low in well-off neighbourhoods where residents prefer to drive, such as Kensington and Chelsea, Bayswater (27) and St John’s Wood (20). Or where serious shopping is going on (all of the above).  Obviously that’s just postcode stereotyping, but still – I bet there’s something in it.

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The open data is incredibly helpful, and not just for urbanists. At one level the bike scheme is a gigantic social experiment – give people new tools for getting around the city, step back and see what happens.

There are useful parallels here with new technologies, especially portable gear like mobile phones. The lesson from these is that technology changes us, but we change it too, and unpredictably. In the jargon, use is endogenous to the user.  Texting is the classic example of user-driven innovation for mobiles: open platforms like Android are doing something similar for smartphones.

A lot of this happens through experimenting and messing about, and this is already happening with blue bikes – via mashups like the Explorer, or Barley-ish attempts at stunt riding. More interesting stuff is bubbling up at this user forum.

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In turn, that suggests Boris Bike dynamics might look very different in a year’s time. So far, riders are currently making 19,000 journeys per day, not put off by bikes variously described as ‘like flying Ryanair’ (Jon Snow) and ‘like driving a tractor’ (anonymous friend).

That number could rocket up when Pay as You Go rates are introduced, and the early adopters are joined by loads of tourists and casual users. We could see new hotspots around St James’ Park, Baker Street and Tower Hill. And even bike snobs like me might get round to trying the thing …

So, farewell then …

… eco-towns, by the look of it. This is a good thing. Eco-towns are largely unloved, often in the middle of nowhere, and would have little impact on overall CO2 emissions.

Dermot (and Adam Marshall) have rightly criticised eco-towns for distracting from the much bigger task of greening Britain’s cities. As I’ve explored elsewhere, that’s a job which should have both a significant impact on the UK’s carbon footprint, but also much greater economic development potential.

Eco-towns have also failed dismally at being the kind of demonstration project the Government originally envisaged. There are much better examples abroad, both self-standing cities like Masdar in Abu Dhabi, and (more realistically) urban extensions like those in Vauban, Freiburg, or Hammarby Sjostan, Stockholm.

The latter also have the benefit of localist in design and delivery. In the coming months, let’s hope the Coalition can give British cities the financial flexibilities to try something similar.

City in a box, unboxed

Excitement online and in the twittersphere about the Cisco ‘city in a box’ being built in Songdo, South Korea. There seems to be a bit of a utopian city meme at the moment – instant cities,  floating cities and Paul Romer’s Charter Cities (which I discussed a while back). Last week’s Economist even showcased a whole series of prototype ‘cities for 2030′.

As the Economist piece points out, there’s something slightly odd about these kind of exercises. Cities tend to emerge and evolve organically, even chaotically, rather than being built from scratch: and their residents and users tend to be resistant to masterplanning.

A closer look at Cisco’s instant city actually confirms all this quite neatly. First, it’s not a city, it’s a business district – albeit one that could house up to 1m people. Second, it’s neither new or self-contained. Instead, it’s a bolt-on to an existing city, Incheon, the 3rd biggest in S Korea.

This kind of CBD megaproject has been done before – in Canary Wharf, for example, which works pretty well as a financial service cluster, if not as a functioning community. (With a working population of around 90,000 people, it’s over ten times smaller than Songdo.)

I can see the potential for this kind of plug-in planning in China in particular, given the pace of urbanisation there. The developer at Songdo reckons there’s a market for at least 20 more in China and across South East Asia. That’s plausible if the demographics and national economies hold up. But ‘build it and they will come’ is an inherently risky strategy – just look at Dubai.

I’d also love to see Cisco try this in a small, highly urbanised Global North country like the UK. Our biggest urban planning challenges in years to come is going to be greening the cities and buildings we’ve got. The eco-towns initiative doesn’t tackle this, and the programme is basically marginal.

But in growing places, there’s potentially an important role for high-tech, resource-efficient urban extensions – around Greater London, Manchester, York, Cambridge or Brighton, say. The problem will be the total lack of public funds to help actual building. Perhaps Cisco can step up to the Big Society plate and donate one?

ps. I’m now finally on Twitter – find me here.

pps. We’re now on holiday for a bit. Blogging returns in July.

New stuff

A couple of new things from me. First, UCL Urban Lab and Figaropravda have just published ‘The Architecture of Financial Crisis’, papers from a recent workshop on cities, urban economics, design and the crash. Chapters from me, Peter Hall, Matthew Gandy Davida Hamilton et al.  It’s all masterminded by Louis Moreno. PDFs should be here.

Second, a new paper on cultural diversity and innovation by me and Neil Lee. We do some number-crunching on firms in London, and find a small but significant ‘diversity advantage’: firms with a richer mix of owners / staff seem to innovate more.

This paper will be coming out in January in the inaugural issue of the International Journal of Knowledge-Based Development, but you can download it here for a while.

The research is part a bigger piece of work I’ve been doing here at Berkeley. I’ll be presenting the new findings in April at the AAG 2010 conference in Washington DC, if any of you are around for that.

A hidden geography

Eleven weeks in, five more to go, and I’m still finding my way around this place. It’s got me thinking about the different ways we can get to know a city. How to get under the skin?

The job of geography is to explain the production of space, place and the everyday life of those places. Jane Jacobs tells us to think about cities as ‘problems in organised complexity’. We should pick an angle and work around it, pick another and connect to the first, and so on.

Why and where

This works for me. My way in is via urban economics and economic geography. The first task is to draw a line. In practice, it’s many overlapping boundaries – from satellite images, terrain maps, political units, transport networks.

We identify hubs and start linking them up. Then we can begin to fill in what happens where and why. At base, economic geography is about understanding the push and pull forces that help explain location. At the heart of successful places are increasing returns – from matching, sharing and learning. Feedback loops amplify these returns; bad luck or bad choices can run them down. Each local recipe is always slightly different.

So we start with people’s ‘demand for urbanness’. Then by looking at who gains and how, we can factor in the institutional, class and political forces shaping production.

The best geography of this kind – Jacobs, Michael Storper, Ian Gordon, David Harvey – succeeds in connecting macro to micro, megatrends to real places.  But a lot of everyday life falls between the lines – the ‘Bay Area-ness’ of the Bay Area is gone. What can bring it back?

The city as conversation

The local mediascape is more powerful than you’d think. As Jane Jacobs says, we should look less at the front pages and more at the small ads to understand what’s truly valued – or what isn’t. Dave Eggers’ San Francisco Panorama is a fantastic piece of street-level writing, if nothing else.

The city as story

Fiction helps us intuit urban experience. Each of the eight million stories in the Naked City reveals a little more of New York. The Wire does the same for Baltimore, to the point that it’s hardly a crime show at all. David Simon says it aims to be “…a show that would, with each season, slice off another piece of the American city, so that by the end of the run, a simulated Baltimore would stand in for urban America, and the fundamental problems of urbanity would be fully addressed.”

The city as you find it

Benjamin and his disciples in psychogeography show how powerful wandering, image and imagination can be for understanding urbanity. Essentially you are wiring the city into yourself, from your own impressions and resonant memories. These are Lefebvre’s ‘representational spaces’, or lived space. Yours is only one of eight million stories, but if intuition is a kind of hyperlogic, others will share it. This excellent post by Owen Hatherley on seeing Sheffield via Red Riding, brutalist architecture and Warp is a great example.

The city as game

The mobile and social web is – finally – starting to help us multiply urban possibilities. Matt Jones talks about a better kairos – more opportunity, richer knowledge – as technology tells us more about where we are, what’s happened, or who’ll be around. And one level up, we’re using the data itself. Here’s Dan Hill mapping a building from the wifi cloud. Or MIT’s Senseable City Lab using mobile phone data in real-time urban heat maps; or Mapumental linking access, price and quality of neighbourhood life. Urban Tick has masses of interesting real-time stuff.

For me, this is exciting but risky: the danger in this perspective is that urban life reduces to codeable routines or design solutions. A city can’t always be hacked.

Being there

As Benjamin says,  ‘the power of a country road is different when one is walking along it from when one is flying over it by airplane … Only he who walks the road on foot learns of the power it commands.’

The most knowledgeable people I’ve met here have simply spent a lot of time in the Bay Area. They’ve walked the roads; they know it inside out. So I leave you with A Hidden Geography, an awesome piece of spatial synthesis by UC Berkeley’s Richard Walker. As a layering of image and text, framework and dot-joining, it’s hard to beat. Enjoy it.

How green is the Valley?

In 2007, Al Gore laid down a challenge to Silicon Valley: invent the technologies to conquer climate change. The Valley has spent the past few years trying to do just that. The green economy and ‘cleantech’ are big deals here: if you believe the hype, this is what Silicon Valley 3.0 will look like.

So can the world’s most innovative region really do it again?

It’s important to pin down what the green economy means. UC Berkeley’s Karen Chapple identifies four components: energy, building, transport and recycling. Each is very broad – e.g. energy covers tidal, wind and solar power, decentralised infrastructure (or ‘smart grids’), and installation and maintenance activity.

The South Bay has rapidly developed a presence in all of these, particularly in solar (which shares technologies with semiconductor manufacture). Joint Venture Silicon Valley recently put out a Greenprint for the Valley [pdf] setting out ‘climate prosperity’ – growing a new generation of innovative, world-beating firms and dealing with climate change on the side. For solar, the upper level jobs target is 20,000 positions by 2017.

The Valley has plenty of first-mover advantages – a big talent pool, strong industry networks, an entrepreneurial culture, lots of venture capital, eco-conscious consumers, and helpful regulation designed to boost local green industries (California recently passed AB32, a state-level cap and trade scheme, and has just passed AB920, a feed-in tariff system).

The area’s cultural diversity helps too. Kim Walesh, San Jose’s Chief Strategist points out that South Bay firms are already plugging into big markets in Chinese cities.

And yet … this may not turn out to be the world’s eco-region. As GBN analyst Olaf Groth told me, the sheer diversity of ‘the green economy’ presents challenges – much of has limited ICT crossover. Geographies of innovation, production and sales are diverse, and don’t really favour a single hot location. There are dozens of distinct cleantech clusters in the US and around the world; production is often outsourced; consumer markets are very localised. It will be hard for Valley firms to access all of these.

Government’s role is also critical. Green technologies need subsidy and regulation to be fully economic: traditional VC won’t invest on a 20 year payback schedule. But the big public contracts that helped kick start ICT 30 years ago will be harder to secure today.

So the Valley’s traditional advantages may be of limited help. And as Karen Chapple and Bill Lester argue in forthcoming research, green industry may not mean local green jobs. The South Bay already has a number of defunct semi-conductor factories, as production shifts to cheaper locations offshore.

What can we Brits learn from this? I think there’s a few key points here. First, ‘green growth’ is feasible. But UK policymakers need to get clearer on which bits can generate growth and jobs. In energy, that means wind and tidal power; and there will be significant waste, construction, transport and maintenance markets in urban areas.

Second, there is an important spatial dimension. The UK is small but highly urbanised; many of the key green markets (in waste and transport, for example) will be in and around cities. London’s Mayor already has powers to combat climate change, and is using these to leverage extra funds for business development; other big cities should get the same.

Third, national policy is hugely important – meaning regulation, planning and tax tools aimed at fostering behaviour change and stimulating green industries. As the Turner Climate Change committee argues, this requires a strong national planning system.
The Opposition stance here is unhelpful: a Cameron Government would probably abolish the Independent Planning Commission, which takes decisions on energy networks.

More broadly, the UK is still seen as a bit soft on cleantech: according to Deutsche Bank, the UK is not seen as a safe bet for international investors, who increasingly prefer China or Germany.

The Silicon Valley story tells us there is unlikely to be a single winner in the green economy. But it also suggests that the UK can do a lot more to push forward its own distinct eco-sectors, and develop greener cities (and valleys) while we’re doing it.

Sleep Walk, Sleep Talk

My friend Suki has made a new film / installation about life in the city, using footage from around London and interviews with various urbanites (including me – fame at last!). Sleep Walk, Sleep Talk is part of Free To Air, a four-year programme of commissions and events loosely organised around the idea of urban freedom.

The installation is showing at 198 Contemporary Arts in SW9 from 14 September to 19 October. There’s a private view on Monday night – email me if you’d like an invite.

The gallery says:

A London of fast-blinking lights and speeding commuters, where cars and trains leave luminous comet-trails marking their passage through the night, and where individuals reflect on freedom in the urban metropolis, or seek escape from the repetitive habits and conditions it enforces.

Inspired by ideas of freedom of expression in contemporary society, Suki Chan’s new video installation is an impressionistic study of London’s diverse population … Chan’s work weaves together a series of evocative video portraits highlighting people’s different responses to the hubbub of London life. Groups of skaters, unimpeded by traffic, move freely through the twilight city, tracing an intuitive map of the metropolis. Nigerian security guards gatekeeping a deserted high-rise office block compare the ‘freedom’ of London with their rhythms and aspirations of their former life. While city commuters embody the regularity of everyday urban existence.

I’d recommend going even if I wasn’t in it – Suki’s film work is always very beautiful to look at. In the meantime, or if you’re not in town, you can watch some excerpts here.

Ground control

I’ve finally got around to reading Anna Minton’s excellent new book on space, fear and happiness in British cities.

For a self-proclaimed polemic on the urban renaissance that puts the boot into just about everybody, it’s generated an amazing amount of agreement. At the ICA recently Anna, Liz Peace (Head of the British Property Federation), Nigel Coates (RCA) and Daniel Moylan (Deputy Leader of Kensington and Chelsea Council) barely exchanged a cross word.

This is testament to the book itself. Minton takes aim at the privatisation of the urban public realm. She attacke the ‘pseudo-public space’ of big shopping centres like Liverpool One and the ‘pseudo-private space’ of Business Improvement Districts. Landlords increasingly run the public realm for profit, she claims. Instead of functioning spaces we have sterile deserts: Minton quotes one city centre manager who actually talks about ‘importing vitality’. Worse, pervasive CCTV and an obsession with safety actually make us feel less safe and more unhappy. Privatising public space ends up damaging everyday life.

What is to be done? Councils should open up ‘shared space’ at street level (as Kensington and Chelsea have done successfully), should allow flexible uses of abandoned buildings and urban places, and need to play a stronger ledership role. Meanwhile Whitehall should re-engineer our risk and litigation systems (in Sweden, if you cross the road and a car hits you it’s the driver’s fault) and review compulsory purchase rules.

Most of this is dead on target. The clue’s in the name, I think – public space can be managed like a commodity, but ultimately it belongs to us. We should have rights to it as citizens, not selective access as consumers. Private sector management of public spaces has to reflect this. Equally, shopping centres that look like streets will inevitably get treated as public property. Trying to police this out is clearly counterproductive.

I’m less convinced by some of the detail, though. Anna mainly relies on a few high-profile examples, and admits she can’t quantify the privatisation of public space. She then claims ‘a huge shift in land ownership has taken place’. But then we don’t know if this is true. And are design and space management really driving fear – rather than, say, media coverage of crime?

Does the recession allow us to rethink urban space, as Anna suggests? Perhaps. The HCA’s emerging regeneration strategy puts the public sector in the driving seat, masterplanning and – crucially – controlling land sales. But there’s almost no money: over 80 councils are competing for just 12 Accelerated Development Zone pilots and HCA budgets are tight. Fundamentally, authorities in deprived areas may have little leverage over developers – who can always walk away.

And the book is weak on the dynamics of urban change. Anna wants fluid cities which evolve and surprise. But sometimes she also wants to block change she doesn’t like. It’s hard to have it both ways.

When Liverpool One was built, the independent Quiggins Centre was demolished – sure, the building should have been saved, but the new L1 is clearly an improvement on what was there before. And is the creative core of Shoreditch really ‘under threat’ from rich incomers? Parts of the neighbourhood are changing. But the artists are simply moving up the road to Dalston and Hackney Wick. As a whole, London’s creative community is as active as ever. We do know that cheap workspace and social infrastructure – like restaurants, bars and clubs – can help support creative activity. But we can’t – and shouldn’t – be using these tools to freeze neighbourhoods in time. Cities are too rich and complex to be pinned down in this way.