KINGS CROSS CASE STUDY

Location of King’s Cross

• district in north-central London, within the boroughs of Camden and islington

• Primarily defined by the King’s Cross railway station - hub for both national and international (HS1) train routes

History of King’s Cross

• railway built in mid 1800s transformed KX into an important industrial and transport hub

• Went into decline after WW2 making it full of derelict buildings, contaminated land and empty warehouses

• Problems of crime, unemployment, poor environmental quality and prostitution undermined the area

What regeneration has taken place?

• £3 billion spent

• Regeneration began in 2008 (during an economic crisis making it risky)

• Key private developer - Argent

  • Project had a large focus on art, culture and heritage

  • Argent focus on high quality and inclusive designs, with diversity and engagement

  • Partnered with charities

• other stakeholders:

  • London and continental Railways (built and operate HS1)

  • DHL

  • Dft (govt. Department for transport - provided financial assistance as well as developmental rights for LCR)

  • KX development forum (local residents)

  • Camden and Islington councils (provided overarching framework to guide investment and regeneration)

• 900 new homes built - 325 being affordable (50% of the affordable housing is protected against market increases)

What are the benefits of regeneration in King’s Cross

• Placemaking has been successful - KX transformed from a former industrial wasteland to a new urban hub

• 65% increase in knowledge income (compared to 22% in overall London)

• Improvements to local roads, improving drainage and storm-water runoff systems, enhanced local electricity capacity

• By 2020, was estimated to have 50,000 people studying, living and working in KX

• Commercial space is thriving, with occupants such as google, meta, BNP bringing more people and value into the area

• Final google site will be estimated to be worth 1 billion with 7,000 employees occupying it

What are the costs of the regeneration in King’s Cross

• “Losers”:

  • Original residents who had been displaced due to increased property vales and costs of living

  • Smaller businesses who struggle to compete with larger, more established companies

• loss of public spaces for communities

• Widening gap between the wealthy and poor, exacerbating inequalities

“What is the purpose of your visit to King’s Cross today”

• 46% - work

• 29% - day trip

• 13% - shopping

“How did you get here today?”

• 53% London Underground

• 41% overground train

• 14% on foot

Describing King’s Cross in words question

• 28 respondents said busy

• Followed by words such as vibrant, modern, interesting

Age groups in King’s Cross questionnaire

• 40% 18-30

• 43% 31-64

Three most important changes question

• 7 shops

• 4 station

• Others include jobs, spaces, safety, restaurants

“If you were in charge of King’s Cross regeneration”

• 7 green spaces

• 5 shops

• Mentions of homelessness, expensive, accessibility

Perception survey

• evidence of successful regeneration:

  • Gas holders scored +2 for signs of regeneration, wealth, design

• Exacerbated inequalities:

  • Perception survey score of 14 at gas holders, whereas -17 at Bemerton estate

• evidence of placemaking

  • Gas holders scored +2 for friendly/welcoming

Land use mapping in King’s Cross

• lots of commercial areas in the King’s Cross area as well as open space

• Food spots and shops in granary square and coal drops yard

• Businesses/offices prominent in Pancras square eg google

• Residential areas, especially flats, were evident at gas holders and bemerton estate

Pedestrian observation in King’s Cross

• no clear pattern in the types of people in various areas of King’s Cross, which may suggest how regeneration has attracted a variety of people/demographics to the area

Rephotograhy - King’s Cross station

• from 1970 - 2025

• Original architecture of building kept which helps placemaking

• Improved walkways and seating areas

• More greenery

• Running market stalls

Rephotography - German gymnasium

• 1990 - 2025

• Original architecture and name of building kept but has been modernised into a restaurant

  • Helps placemaking but also fits nicely into the improved surrounding areas

• better public area with improved pathways, seating areas and green areas

• More densely fitted buildings in surrounding areas

Rephotography - granary square

• 1852 - 2025

• Original architecture kept

• More open and public spaces with seating areas and water feature

• Promotions of cultural community events

Rephotography - coal drops yard

• 1990-2025

• More open and green spaces

• Improved pathways

• Original architecture kept and turned into shops and restaurants

Rephotography - gasholders

• modernised and cleaner area

• Lots of green and open spaces

• Incorporated original architecture into modern flats, helps placemaking