[Commuting Hell Liberation Diary]⑩ Perfect Harmony of Past and Present... Visiting London 'Kings Cross'

Model Case of Transit-Oriented Urban Regeneration Project
Transforming Existing Buildings into Apartments and Parks through Remodeling

[Asia Economy Reporter Ryu Tae-min] King's Cross Station, located in the heart of London, UK. It is a subway station where six lines crossing through the city intersect and a transportation hub where trains depart to the northeast of London. It is also well known to us as it frequently appears in the "Harry Potter" film series. On the 4th of last month (local time), the Harry Potter souvenir shop and photo zone set up inside King's Cross Station were bustling with tourists. Additionally, since the St Pancras Station connected underground allows travelers to take high-speed trains to the European continent, the area was even more crowded.

Kings Cross Station is a transportation hub where six subway lines and a train station heading to the London suburbs converge in one place. It is considered a representative case of successfully revitalizing the area around the station.
(Photo by Ryu Taemin)

On that day, walking north after leaving King's Cross Station, old buildings and newly constructed tall buildings were harmoniously mixed. Global companies such as Google and Meta have settled in the fully developed buildings, and restaurants and clothing stores lined up nearby. Thanks to the presence of London's top art university, the streets were filled with young people, and the waterside park along the Regent Canal attracted numerous people enjoying leisure activities day and night. The area has transformed into a pleasant and bustling neighborhood, with no trace of its former image as a slum. Construction sites still under active development were also visible. As Europe's largest urban regeneration project, the urban renewal has been a 'work in progress' for 26 years.

The waterfront space created along the Regent Canal. Local residents are gathering in small groups to enjoy their leisure time. (Photo by Ryu Taemin)

From a Run-down Red-Light District to 'London's Number One Street'

King's Cross Station was built in 1850 during the Industrial Revolution and served as a stop for steam locomotives transporting manufactured goods produced in the northern mines and factory areas of the UK. However, over time, as the main logistics transport shifted from trains to canals and large trucks, the area around King's Cross Station became abandoned, turning into a deteriorated district rife with drug trafficking and a thriving red-light district.

In 1994, discussions on station area redevelopment began in earnest, and King's Cross Station started its transformation. In 1996, the UK government announced plans to build an underwater high-speed rail line connecting to the European continent, selecting St Pancras Station, located adjacent to King's Cross, as the departure station. Subsequently, London & Continental Railways (LCR), the landowner, and developer Argent acquired the land and development rights around King's Cross. The area included 67 acres (approximately 270,000 square meters) of land and dilapidated buildings stretching from King's Cross Station to the Regent Canal behind it.

A 'Blank Slate Plan' Realized According to Residents' Wishes

Notably, the King's Cross urban regeneration project is famous for holding 353 meetings and involving over 30,000 citizens to produce 106 consensus items in establishing the master plan. It was a result of intense discussions and agreements among the central government, local government, developers, and local communities. Peter Bishop, a professor at the Bartlett School of Architecture, University College London, who was involved in the project, said, "The key to successful urban regeneration is continuous communication and consensus among stakeholders," adding, "To sufficiently consider connectivity not only within the project area but also with adjacent neighborhoods, it is essential to listen to opinions."

In fact, in the 2001 urban regeneration project competition, the real estate specialist developer Argent was selected as the project operator despite submitting only a one-page proposal related to the King's Cross regeneration. Argent explained, "No one can create a perfect plan for a complex, long-term project. Therefore, instead of a flashy plan, we presented the principles and processes for how to conduct the political process so that all stakeholders can agree on the project planning." They kept the possibility wide open to collaborate through communication with residents.

Over the next six years, sufficient preparation was made through public hearings, workshops, street meetings, and events. As a result, 40% of the entire regeneration area was designated as public space, 2,000 housing units were planned, with 42% of all housing to be affordable rental housing. The project incorporated 50 office buildings, 20 cultural and industrial heritage preservation buildings, 20 sidewalks and roadways, and 10 public squares and parks through public hearings. Additionally, 20% of the master plan was left unestablished to maintain flexibility to respond to changes over the long 20-year period.

The 'Gas Holder Number 8' building, which was formerly used as a gas storage facility. It has now been transformed into luxury apartments and a park through remodeling. (Photo by Ryu Taemin)

Gas Storage Converted into Luxury Apartments, Warehouse Transformed into Top Art University

King's Cross adhered to the principle of 'harmony between old and new' and began phased development from 2008. Instead of demolishing old buildings, those with historical significance were preserved and remodeled to harmonize with new structures.

A representative example is 'Gas Holder Number 8' located behind King's Cross Station. Gas Holder Number 8 was a large gas storage facility supplying gas to the surrounding area in the 1850s. However, as gas supply methods changed over time, it became a useless facility but was given new value through urban regeneration. It was transformed into apartments where residents can live and a multipurpose park.

The 'Granary Building,' built in 1852 as a goods loading and unloading facility, is another example. This building, which had significantly deteriorated over time, was designated as a preserved building and reborn through renovation and repair. Later, the Central Saint Martins campus of the University of the Arts London (UAL), the UK's top art university, relocated here, injecting vitality into the entire area.

In the King's Cross project, the roles of public and private sectors were well coordinated. The private developer Argent handled practical tasks such as negotiations with local governments, master plan establishment, and corporate attraction. The local government allowed the phased development to proceed freely without separate approval procedures regarding detailed project contents such as building and housing supply timing and changes in building locations.

At the same time, strict principles were maintained for preserving certain buildings with historical value and securing sufficient public spaces. Matthew Carmona, a professor of urban planning at University College London, explained, "Greater value can be created when historic buildings harmonize with new buildings," adding, "Areas with historical characteristics tend to be more popular when selling after development, so private developers also have incentives to preserve them."

※This project was supported by the Press Promotion Fund, funded by government advertising fees.