Who Owns London's (Privately Owned) Public Spaces?

Privately Owned Public Spaces (POPS) and Urban Regeneration

Key Concepts:

• Privately Owned Public Spaces (POPS): Areas that appear to be public spaces but are owned and managed by private entities.
• Urban Regeneration: The process of redeveloping and improving deteriorated urban areas, often involving private investment.
• Gentrification: The process of renovating and improving a district so that it conforms to middle-class taste, often displacing lower-income residents.
• Benefit-Cost Ratio: A ratio used in cost-benefit analysis to summarize the overall value of a project or proposal.
• Gross Value Added (GVA): A measure of the value of goods and services produced in an area, industry, or sector of an economy.
• Public Charter: A document outlining the rights and responsibilities of individuals and organizations in relation to public spaces.

1. Introduction to POPS

• Anna Minton, a professor, journalist, and author, introduces the concept of Privately Owned Public Spaces (POPS) using a map of London marked with red dots indicating their locations.
• POPS are multiplying in cities worldwide, often in areas undergoing regeneration.
• While they offer pristine and safe open spaces, concerns arise about accessibility and inclusiveness.
• Minton argues that POPS are not democratic spaces because they are controlled by private owners rather than democratically elected local authorities.
• By 2050, with 2.5 billion more people expected to live in cities, the question of who controls and benefits from public spaces becomes increasingly important.

2. Characteristics and Ownership of POPS

• POPS are part of a broader trend of urban regeneration.
• The transition from publicly-owned to privately-owned land can be seamless and unnoticeable.
• POPS vary in size and are often surrounded by bollards.
• The majority of POPS are owned by property developers, followed by real estate investment trusts, sovereign wealth funds, and pension funds.
• Examples:
  • Canary Wharf: Canary Wharf Group Investment Holdings owns 128 acres, including offices, restaurants, and retail, owned by Brookfield Property Partners and Qatar Investment Authority.
  • Camden Market (Hawley Wharf): Owned by Israeli billionaire Teddy Sagi's company, LabTech, attracting 28 million visitors per year.
  • King's Cross Central: A 67-acre POP owned by King's Cross Central Limited Partnership (including developer Argent and AustralianSuper), featuring offices, shops, apartments, and a 2-acre square.

3. Historical Context and Economic Impact

• Matthew Carmona, an architect and professor at University College London, notes that many POPS are redeveloped brownfield sites (railway land, ex-industrial land, ports) that were previously inaccessible to the public.
• Urban regeneration is generally praised for its positive economic impact.
• Analysis for the U.K.’s Department for Communities and Local Government found that the benefit-cost ratio of investment in open space and public realm projects ranged between 2.7 and 0.9 to 1.
• Leah Millthorne, an economist at the Centre for Local Economic Strategies, highlights the positive impact of pedestrianized centers with shops and community facilities.
• Carmona argues that London's streets and public spaces haven't always been public, and many new spaces have been created by both the public and private sectors.

4. Regulations and Restrictions in POPS

• Unlike traditional public spaces governed by the law of the land, POPS have varying rules that are not always transparent.
• Example: Battersea Power Station prohibits commercial photography.
• Rough sleeping may be forbidden in some POPS.
• The Occupy London movement was evicted from Paternoster Square (owned by Mitsbushi Estate) in 2011.
• POPS often have private security, CCTV, and restrictions on access and behavior, creating a more sterile environment.
• Minton argues that POPS are designed for consumption (e.g., sitting in a cafe) rather than lingering and socializing.

5. Origins and Expansion of POPS

• The concept of POPS originated in the United States in the 1960s, following the re-zoning of New York City.
• Developers were allowed to increase floor area in exchange for creating publicly accessible spaces.
• This model was imported to the U.K., enabling local councils to benefit from new facilities at a lower cost and shift expenditure to other areas.
• Between 1981 and 1993, the creation of 13 Urban Development Corporations (UDCs) led to the regeneration of British landmarks.
• £1 invested by local government in these UDCs leveraged about £3.45 from the private sector.
• For the London Docklands Development Corporation, a £1.86 billion grant resulted in £7.66 billion of private investment.

6. Public Perception and Economic Considerations

• A 2019 survey by the City of London found that people are generally happy with POPS, citing their well-maintained and safe environment.
• Regeneration projects have created new skilled jobs, increased productivity (GVA), and retained graduates in city economies.
• However, the video emphasizes the importance of acknowledging the massive inequalities in city economies.

7. Case Study: Elephant Park

• Angela Brennan, project lead for Elephant Park, discusses the project's aim to create a new place for the city and wider communities.
• The development includes 3,000 new homes across affordable tenures, build-to-rent, and open market sale, along with curated ground floor retail.
• Jerry Flynn, a local campaigner and former resident of the Heygate Estate, recounts how the original promise to rehouse residents on-site was not fulfilled (only 40 out of 1,200 households received new homes on the estate).
• The open area in the new complex has been sized at 8,220 square meters – a loss of over two-thirds of the original open land (24,195 square meters).
• While 128 mature trees were retained and 1,000 new trees were planted, there has been a reduction in overall green space.
• The park's design aims to create a sense of openness and publicness, with features like water springs and a treehouse.
• The developer owns the park and recoups the upkeep costs through service charges to local residents.

8. Challenges and Alternatives

• The current model of regeneration is failing many communities, creating wealth that is often exclusive and driving up land prices.
• Local government funding has dropped significantly, leading to the sale of public assets.
• The video questions whether urban regeneration can occur without gentrification.
• Scandinavian country models are suggested as inspiration, focusing on public and community ownership, diverse housing provision, and equitable access to affordable housing and public spaces.
• Strategic partnerships with the private sector are often required to kick off urban regeneration projects.
• The public sector needs to safeguard the rights and freedoms of citizens when approving new developments with public spaces.
• The idea of a public charter of rights and responsibilities is introduced, with the Mayor of London introducing a voluntary London-wide charter.

9. Conclusion

• Safeguarding affordability for residents and delivering more wealth for communities is crucial.
• It's important to consider the quality of economic value and who benefits from it, rather than just focusing on abstract monetary value.
• The video highlights the complex interplay between private investment, public space, and community well-being in urban regeneration projects.