Adam Blacker and Ben McKenna DMWR Architects reflect on our latest half-day conference exploring local and international strategies to successfully integrate industry into the urban fabric.

Over 150 experts came together to discuss this critical issue of how London’s 9.6 million residents are served. The conference, chaired by Catherine Staniland was the perfect forum set against the back drop of the beautifully crafted NLA models of London that reinforced the context for the debate. Bringing together experts in all fields allowed the NLA community to discuss the challenges and opportunities based on the NLA’s research paper ‘Can London deliver for all’ and Frontiers 2022 report ‘The impact of logistics in the UK’. 

 

The relevance of this sector is key with 55 SIL sites under pressure, driven by the housing crisis, land values, unchanged rents and the immense growth of Industrial and Logistics since 2012. 

 

A key question is how will the city evolve to address a culture that has significantly changed over the next 10 years be it technically, economically socially and environmentally? 

 

Jorn Peters started with a great insight into the GLA’s research that set out vacancy rates that have significantly reduced over the last 10 years and sit at around 5%. This level of demand with the changes in class encourages the idea of intensification and co-location, but this must be reviewed with caution to ensure sites are fit for purpose and consider their relationship with neighbouring sites. Each must be analysed on a site-by-site basis.  

 

Lesley Males set the scene; enquiries have doubled in 2021-22 and it’s clear there is a lack of supply of buildings across London and the South-East. A demand from a diverse range of occupiers including dark kitchens, data centres, online shopping logistics and film studios are coming into the market.

 

Robin Woodbridge shared his case studies from Japan where location, location, location has shifted to size, size, size to serve cities of between 20-40m residents. This has resulted in the need to create vertical distribution centres. This is now being seriously assessed in the UK market. 

 

Society’s demands for same day deliveries has resulted in the necessity for micro hubs. People should be encouraged to pick up and collect, to reduce the need for deliveries and demand on infrastructure. Road access is key, including arterial routes like the North Circular, which was identified as a key feeder.  

 

Appropriate uses in suitable locations were discussed at length and not all sites are the same. Methods of how to do this are challenging but more and more co-locations schemes are being developed across London as seen in Tim Ward’s presentation of U+I’s Morden Wharf, where an historic SIL site has integrated with residential and other uses creating 3,500 new jobs and community space. Tim noted ‘we need to be careful to not compromise one sector for another sector.’ 

 

We are also seeing a growth of co-location being delivered at our Industrial, Residential and PBSA schemes in Lewisham and our Maker Space, Office and Industrial development at Raynes Park.   

 

Mark Brearley took us to Brussels where his team explored the spirit of the city and how to weave industrial, logistics and other uses into the fabric, with a view to retrofitting and repurposing the existing stock in scaled and site-specific manner. He cited precedent of regeneration and integration of residential with logistics and their design challenges. 

 

Francis Moss and Sarah Parsons discussed the need to look at a local level to address diverse industrial needs, increase green economy, reduce carbon emissions and create local jobs. Flexibility is key for local plans to facilitate the demands of industrial space.  

 

It was refreshing to hear Sarah Parsons talk about the inter-borough discussions focusing on strategic sites along the North circular (e.g. Leabridge Road SIL site) and their enhanced placemaking approach. 

 

Ealing and Waltham Forest are currently looking at the problem of how they deal with their heavy and light industry through a master-planning approach. This flexible and creative planning attitude involves sharing knowledge, engaging with local communities and establishing them as champions of placemaking reinforcing their aspiration to create 15-20 minute neighbourhoods.  

 

The challenges of updating existing stock and how sizes of vehicles will reduce in scale was discussed specifically in relation to the expanding ULEZ and how we integrate electric charging into buildings and the space provision required for these and other vehicles. 

 

Mike Best talked specifically about their site in Paddington, utilising the podium area which will become a micro hub serviced by cargo bikes to deliver the demands for net zero logistics which we will see becoming more prevalent in Central London. It is expected in Central London that 50% of all deliveries will be made by cargo bike in the next few years. 

 

Catriona Fraser identified guidance is required on what intensification will look like rather than shoe horning what industrial space should look like. Also discussed were the importance of where intensification should happen, making sure it is in the right place. This is being reinforced actively by the Boroughs. 

 

We hope the new London plan guidance will inform the issue of ‘not one size fits all,’ ‘how we will separate sectors in terms of use’ and ‘can industrial spaces be located outside of SIL areas.  It is important to retain and protect these essential uses within our city to bring jobs, opportunities and servicing to London’s population.