Having visited both Berlin and London this year, I can’t help but think about how the metropolitan centers of the world are constantly reinventing themselves and how redevelopment has become a vital ingredient in keeping these “global cities” alive and kicking!
My friend and guide to London this year, Jhilmil Kishore is a conservation architect and, knowing my interest in housing and cities, she took care to point out to me the transformations in the city. As we strolled the streets, we talked about gentrification and affordability, about the failure of public housing and the increased dependence on the private sector as a provider of services. Not far from her own neighborhood, she showed me the high-end adaptive re-use projects and redevelopments at Southwark and also took me to the fantastically glittering privately-owned and managed business district of Canary Wharf.
Since the 2012 Olympics, this part of London has been busy getting a makeover. Experts have noted that public investments have now made surrounding areas attractive for private real estate developers. For instance, the Canary Wharf Group is embarking on a new project also in the dockland areas along the River Thames. They are about to redevelop Woodwharf, currently a 16.8 acre site for light industrial use, into a mixed use area reportedly with “3.1 million sq ft of office space, 1.25 million sq ft of residential development, 200,000 sq ft of retail space, and a 200,000 sq ft hotel” as mentioned in a news report. The residential areas will come up first, to complement the financial district at Canary Wharf. And a new transit line will connect the area to central London.
It’s definitely a positive that the project pushes mixed use as the way to go, but I’m wondering what the thinking is on catering to a range of price bands on residential and rental properties. A mixed use city block really reaches its potential when entrepreneurs, start-ups and mid-size companies can hope to do just as well as big corporates. And when a mix of different kinds of people can live in close proximity to each other. Of course in a city like London, we hope transit can solve some of those issues but I wonder if we rely too heavily on that one thing!
I do accept that developments like the proposed one can benefit other parts of the city, even if not geographically connected but related through a set of networks. Of enormous concern in this case is the impact on the existing communities in these areas. Earlier privately redeveloped areas haven’t really benefited local neighborhoods much, creating very few jobs for locals and usually displacing them as the rents and property prices become unaffordable post redevelopment. This thought provoking piece in the Global Urbanist highlights this aspect and suggests that more social investments are also needed if new developments like these are not to be seen as resentful and hugely traumatic by residents. How accountable is a private developer to do the right thing and create more inclusive neighbourhoods? This is a problem area, unless the city government lays down some ground rules. Once again, I don’t know how it works in London and maybe my UK-based friends can enlighten me.
As an urban planner, I’m always amused to see how planning tools and trends become marketing mantras for the real estate sector. Walkable, transit-oriented, mixed-use, smart, sustainable…all the right catch words for now but it doesn’t always mean the developments are actually being planned that way! In the end, no matter what the current trends are, developments need to see beyond financial returns if they are to have long-term benefits for the city.
Sarojini Nagar or SN market is one of those places that evokes tremendous nostalgia in people who have lived in Delhi and especially those who went to college in this city. It’s where the middle class people in central and south Delhi gravitate for the best deals and widest variety in clothes, footwear and accessories. It’s where I now shop for veggies and fruits, usually once a fortnight or so.
I moved to Gurgaon end of 2003 and forgot the pleasures of Sarojini Nagar for a few years, especially after I was robbed of my wallet on a particularly busy Sunday in 2004 trying to find woollies for Udai, who was then an infant. I started frequenting SN market again about 15 months ago, when I needed to visit the neighboring Chanakyapuri area regularly for client meetings.
What I love most about SN is the last two lanes of the market, where all the hotch potch, chaotic shopping happens. You get the best deals, see the most interesting people and its fine to be entertained and walk through without spending a single rupee! The color, the confusion and the energy here beats the malls hollow.
In my experience, there are two distinct categories of urban experience and each has its own fan following. There is the planned development, grid sort of city that creates an ordered experience. And then there is the topsy turvy random chaos. I truly enjoy the latter. Informality turns me on and I can write ad infinitum about the benefits it brings. Its inherent mixed-use, mixed-income nature brings residents (and shoppers) choices, reduces cost of living, promoted a more interactive lifestyle. Planned areas in the Indian city are usually a disaster, where informality (and all the good stuff that goes with it) gets wiped out but short-sighted planning means that residents are denied the benefits of planned infrastructure as well!
Yes, I am romanticizing the informal, kitschy Indian development pattern and yes, it has its drawbacks (stubbornly, I will not discuss those here). Standing there in Sarojini Nagar last week and trying to shakily wield the camera of my new iphone, I was struck by how good the informality feels. What a pity it would be to lose this all, as we inevitably will if we go down the planned development path in the same manner as we have been the past several decades? Take a look!