Things to Consider
How much landscaping is there and what is the quality of it? Do you think it is important for those living, working and visiting here?
Is this a safe place to walk around late at night?
Look at the different occupiers of the retail units. Are they local, or national covenants? Do they reflect the demographics of those who will be at King’s Cross?
Consider the heights of the buildings and cladding finishes. Do you believe this works well and will stand the test of time?
Consider the connectivity of King’s Cross.What is the level of vehicular traffic in the estate itself?
Reflect on the public realm?
How does King’s Cross compare and contrast to your group’s Great Estate?
Would you want to live and/or work here?
AND REMEMBER TO TAKE PHOTOS TO INCLUDE IN YOUR GROUP PRESENTATION
AND SEND TO THE REAL ESTATE INSTAGRAM.
Background
The area is a new and exciting 67-acre mixed use neighbourhood focusing on placemakingand sustainability. Since 2000, Argent in partnership originally with London & Continental Railways Ltd and DHL, and now in partnership with AustralianSuper has been working to restore this former industrialised run-down and inaccessible area close to the heart of London. Described as the most connected transport hub in Europe, the redevelopment of St Pancras station into St Pancras International terminus for the Channel Tunnel rail link, which opened in 2007, followed by the £450 million pound refurbishment of King’s Cross station is
testimony to that.
At the heart of the development is The Regents Canal, completed in 1820 it linked London to the industrial cities of the north of England. This transport hub allowed goods to arrive in London and that soon attracted industrial uses to King’s Cross, including the Imperial Gas Light and Coke Company as well as a paint manufacturer and refuse sorting. The transport
hub was further enhanced with the arrival of trains with King’s Cross station fully opening in 1852.
Today this area is now the technology, media and telecoms district of London, underpinned by Google’s “landscraper” headquarters under development. Argent as asset managers has worked to restore the rich history of the site, repurposing the original Victorian buildings toallow them to flourish again. Alongside this sit the new buildings of King’s Cross estate.
Coals Drop Yard
London was powered by coal in Victorian times, and this was its coal store. The trains would arrive and drop the coal into the storage hoppers. When decommissioned these fine brick and cast-iron structures fell into disrepair, only being used for film sets and the biggest illegal raves in London!
Now restored it is home to Coals Drop Yard the retail heartland of Kings Cross with over 50 shops as well as an exciting food offering.
When moving around the centre look at the type of occupiers. Who is the anchor tenant/s? Are the retailers national, or local covenants? How well do you think the centre is performing?
The Gas Holder park
On leaving Coal Drops Yard heading to Lewis Cubitt Square, turn left and head for the “Siamese Triplet” Gasholders as their frames are joined by a common spine. Originally built between 1860-7, they were decommissioned in 2000. These Grade II listed structures have been restored and now house luxury residential apartments. How much do you think a studio, one bedroom, or four bed apartment will cost there?
As you continue you will see Gasholder Park, a circular park framed by Gasholder No. 8 (this may still be closed for relandscaping).
Follow the road round to the right. You will see Frank Barnes School on your right, but what use are the upper floors put to? Would you consider these to be compatible uses?
Canal Reach
On Canal Reach you will see the last of the redevelopment of King’s Cross taking place. This will be all office use, but who is the main tenant taking 415,000 sq.ft of offices there? Let’s Face it you will need to book an appointment to visit the 1-acre landscaped roof garden when it is completed.
At the end of the road, turn right into York Way and the first right by Cadence residential development scheme into Lewis Cubitt Walk.
Lewis Cubitt Park
On your right as you go down is the principal green space of King’s Cross. Designed by Townsend Landscape Architects, they took their inspiration from the London’s garden squares.
Stable Street
As you cross over Handyside Street what occupiers can you see on the left?
Moving down Stable Street you have Coal Drops Yard on your right and to your left the former Western Transit Shed, now converted to shops, restaurants and the King’s Cross visitor centre where you will have viewed the Kings Cross model. Look above and see how office space has been incorporated into the roof space via a mezzanine floor. Turn into Granary Building, entrance on your left by 4 Stable Street.
Granary Building
As the name suggests this was used to store the grain. It is now home to the world-famous art college of Central Saint Martins with some of the most creative students in the UK and the world attending here. A ready source of graduates for the office occupiers of King’s Cross. Go straight through and out into Canopy Market.
Canopy Market
Unfortunately, The Canopy Market is only open Fridays to Sundays. The canopy constructed in 1888 provided the covered area for the unloading of fish and other perishable goods from the trains to part of London. On Sundays when Billingsgate Fish Market was closed, fish was sold directly from here. This continued until 1970’s.
You will see a large Waitrose supermarket housed in the Midland Good Shed, which was the original temporary King’s Cross Terminus before the main station was completed and then it became a goods shed.
Wharf Road Gardens
Leave Canopy Market at the main entrance (with Waitrose on your left) and walk into Wharf Road Gardens and then towards Regents Canal. Can you spot the unusual bookshop? From here you will be able to see the back of King’s Cross station and the tower of St Pancras Station. You can go east towards Handyside Gardens where there are more residential blocks and a very well-known estate agents.
Turn back on yourself towards Granary Square. On your left is Regeneration House, once the main offices for handling all the freight entering the Goods Yard. Rebuilt in the 1980’s, it is now home to the Art Fund and House of Illustration.
Granary Square
This public square is at the heart of King’s Cross. Are any of the 1,000 fountains operating? You will note the steps running down to the Regents Canal, which will be packed with people in the summer.
Continue across the square and head to The Coal Office, the home of British Designer Tom Dixon where you will also find his workshop and restaurant.
Continue past The Coal Office onto Bagley Walk an elevated park, similar to The Highline, New York
Go back to The Coal Office and cross over Regents Canal into Pancras Square and King’s Boulevard.
Pancras Square/King’s Boulevard
The first phase of King’s Cross redevelopment, Pancras Square is the heart of the office district. Occupiers include Universal Music, Havas (media multinational), The Office Group (co-working space) and Google. As you go past the Google building look up and see how many employees are working out.
At the end go up King’s Boulevard. On your right is Goggle’s new London Head Quarters. Known as the “landscraper”, if you flipped it up it would be 20 metres taller than The Shard (72 storeys, 309 metres and the tallest building in Europe). The new Google HQ will comprise 11 storeys, with a roof garden, 25 metre swimming pool, an indoor basketball court and sleep pods. Look and see what material they are using to construct the floors.
Turn back on yourselves and go towards the main King’s Cross entrance. As you enter the main square, Battle Bridge Place, you will see a swing forming part of the public realm and the German Gymnasium, now a restaurant. This building is regarded as the first purpose built gym and hosted The National Olympian Association games in 1866. Part of the original entrance was demolished as part of the Channel Tunnel Rail Link works.
If you have time, look around King’s Cross Station redeveloped and opened in 2012. It boosts the longest single-span station structure in Europe. All you Harry Potter fans check out Platform 9¾.
Now make your way to the meeting point for your Great Estate tour.
School of the Built Environment Oxford Brookes 