David Taylor
Before we talk about specific projects you're involved in in London, I wondered if anything has changed in your approach to masterplanning as a result of the last weird period of pandemic conditions? Has anything markedly changed in your response to masterplanning as a principle?
Gerard Maccreanor
Yes. I would say that the catchphrase you hear a lot at the moment is the 15-minute city. That's not a particularly new concept. It was around in the 1980s, I believe, but what you've seen in this period, is that a lot of people are capable of being very productive, and working from home, and that as we come back out of that, many people are saying, ‘well, we want to keep some of that flexibility. That is just people realizing that they were spending such a large part of their life commuting. And what a waste that is! I think that, therefore, you will see what more people want, at least part time, is continuing to work at home. And you see that influence. I think that there's very interesting. In the last year in London when they had the Eat Out to Help Out, actually, it didn't really affect the centre of the city. But the edges of the city, the other town centres within London, saw a real uplift, because that's where a lot of people are living. And they were starting to use those places more locally. So I think this will lead to a much more polycentric city if I'm talking about London, and that was the direction the city was going in anyway. This is just speeding that process up.
David Taylor
…And happily so, given that you're involved in places like Old Oak Common, Meridian Water and the Old Kent road, which fit into that general principle, don't they?
Gerard Maccreanor
Yes, they do. Absolutely. But even further afield like Romford; we're doing the town centre masterplan for Romford. And again, you can see that, actually, I think the expectations of growth and success in Romford have significantly increased given these tendencies over the last year.
David Taylor
So: a big, broad question, but what makes what makes a good masterplan?
Gerard Maccreanor
Yeah. Um… A good masterplan? Yeah, that's a very broad question.!
David Taylor
Yeah!
Gerard Maccreanor
I suppose it's... what we try to instill is that there is a tendency which we see in the UK, which is that masterplans tend to deal with almost like the picturesque, and the politics of the masterplan, first. Then, once you get through that stage, everybody has a sigh of relief. And then they realize, actually, this plan doesn't work at all! And you have to start over again. That causes quite a lot of frustration. And actually, we're trying to do a much more solid piece of work that has enough flexibility in it, with enough certainty in it and it has the viability dealt with at a very early stage. I mean, I have sat in so many meetings where someone wants a land bridge over something, you know? You spend six months discussing it, and then it's just not going to happen, even though it sounds like a really nice idea. So we're being quite pragmatic, but I would say visionary and pragmatic. And actually, in a way, trying to get to the next point, rather than just solve that political question. Some of our clients see that and they like that and they prefer that approach because ultimately, they can see that you will achieve an end result quicker by taking this approach.
David Taylor
So where are we in terms of your work at the Old Kent Road?
Gerard Maccreanor
We're one of three or four practices that have been doing various pieces of masterplanning work for Colin Wilson's team. And Colin, I think, operated a very nimble, fast, clever way of dealing with the masterplanning. He kept it very fluid, he kept it all up in the air, he didn't let it grind down into long policy debates. He involved everyone and got everything put together and stood back and scratched his head and asked everybody: 'that doesn't quite look right, does it?' (laughs)
David Taylor
(laughs)
Gerard Maccreanor
'And so, let's get on and sort this out!'. It was a very inventive way, and a very fast way of doing the masterplanning and actually very dynamic. And I thought extremely successful. So I think he's achieved a lot of buy-in. Therefore we were not, in a way, commissioned to stand aside and do this piece and then hand it back to the local authority. It was very much working with Colin and his team to help him navigate and steer through this process. So that was quite exciting.
David Taylor
And you're doing an Area Action Plan there, aren't you, along with three particular schemes. Is that right?
Gerard Maccreanor
We are. We're building two schemes at the moment, which is a project in Ruby Street, which has a church. There are a lot of churches along the Old Kent Road. The church is being re-provided. It has a certain amount of workspace, over three or four floors; 20 storeys in total with residential above it. We're now just doing the construction information on that. And then there is a further one on Ilderton Road, which is about 250 units above an industrial space. And that industrial space is likely to be a last-mile delivery centre. It's an area where Colin has really been looking to bring industrial type uses and residential type uses together. And this will be one of those first projects to be built which will have that mix.
David Taylor
Ruby street is residential above a church? Wow!
Gerard Maccreanor
...and a workspace. It's a really interesting mix of uses.
You get small businesses, you get a church, a community group and you get residential above. What I'm seeing across London is that many of our projects have this complicated mix of uses. There's always residential on top of something – whether it's a school or a shopping centre, or a church. I think one of our most interesting projects is the Decathlon at Canada Water. I don't know if you've been to see that?
David Taylor
I've been to see the Decathlon a while back, yeah. It's massive!
Gerard Maccreanor
It's massive! I mean it's a Tardis!
David Taylor
It is my favourite shop!
Gerard Maccreanor
You go into this rather genteel building and just go: ‘bloody hell!’ (laughs).
David Taylor
I actually rode some bikes around it. It's amazing. You can try cycling around the store!
Gerard Maccreanor
I think Decathlon didn't quite realize what they were getting, either. We came up with this wonderful concept to, instead of just having more shelves to buy stuff, let everybody just use it. And it's been a major hit. It's full of young kids trying out skates and hockey sticks and whatever. (laughs) But that space in there, of course, you know, that's a retail type space, but it could have many other types of uses as well. It has deliveries for articulated trucks; it has a loading bay on Surrey Quays road, which everyone finds really acceptable. And a lot of people from Southwark, other boroughs, and the GLA have all been to see that as a model for industrial intensification with other uses.