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Euston Station HS2Maximising the Opportunity
Euston Station HS2
Foreword The Euston EstateIn 2008, in conjunction with Atkins, we published our Vision Masterplan for the redevelopment of Euston Station and the surrounding area. Commissioned by the owners of The Euston Estate, the project helped us to understand the potential for a comprehensive, mixed use, over-station development scheme at Euston that reflected the aspirations of the various stakeholders as well as the constraints associated with delivering a project of that scale. However, the announcement in 2010 that Euston had been selected as the London terminus for the HS2 rail project meant that the scheme proposed in our Vision Masterplan was no longer deliverable.
We have therefore revisited the original scheme and, working again with Atkins and our new development partner, Related Corporation – the American developers behind the Hudson Rail Yards scheme in New York – have produced an updated document that sets out the principles behind a revised masterplan. This scheme is compatible with the current HS2 proposals for Euston (“Option 8”) but will also maximise the value from the site, helping to fund the station modernisation and deliver the community benefits that could otherwise be missed by adopting a less holistic approach.
I hope that the readers of this document find it helpful and of interest, and that it will promote an active discussion about the future of Euston in this once-in-a-century development opportunity. We look forward to working with our new development partner, Related Corporation, and all of the local stakeholders and interest groups, to evolve the masterplan into a proposal for Euston that is not only fitting for the gateway station to a 21st Century transport network, but creates a piece of city in its own right.
Richard Anning
Chief Executive
Sydney & London Properties
Grant Thornton House1 Eversholt Street
The Podium
Completed in 1980, the Euston Estate comprises four office buildings totalling 304,420 sq ft in front of Euston Station
The 2008 Vision Masterplan Report
eustoneuston estate vision masterplan
May 2008
euston estate vision masterplan
Paul Reynolds Atkins286 Euston RoadLondonNW1 3AT
T: 0207 121 2353F: 0207 121 2806 E: [email protected]
www.atkinsglobal.com
Richard AnningSydney & London PropertiesPark House, Greyfriars RoadCardiffCF10 3AF
T: 02920 387364F: 02920 387380E: [email protected]
www.sydneyandlondon.com
For further information please contact:
One Euston Square 1 Eversholt StreetThe Tower
Euston Station HS2
EUSTON STATION - KEY TRANSPORT ISSUES
Capacity
Passenger Experience
80m 120mPASSENGERS
YEARS +50%2037
2013
1 Connectivity
Aerial view of Euston Station looking South East, showing severance caused by existing infrastructure.
Euston Station HS2
2 THE TRANSPORTOBJECTIVES
International & National
This is an opportunity to create and invest in a high speed network and connect to a pan European rail system
City & Local Connections
Crossrail 1
Crossrail 2
HS1
HS2
2025Improving underground connectivity with link to Euston Square
2030Providing a mega rail hub at Euston where rail passengers will interchange between HS2 and Crossrail 2.
To Cheshunt
To Birmingham To Shenfield
To Epsom
To Channel Tunnel
To Reading
Euston
King’s CrossSt Pancras
Euston
Victoria
LiverpoolStreet
Paddington
King’s CrossSt. Pancras
Waterloo
Euston
Victoria
LiverpoolStreet
Paddington
King’s CrossSt. Pancras
Waterloo
Euston
Victoria
LiverpoolStreet
Paddington
King’s CrossSt. Pancras
Waterloo
EustonSquare
2013Compromised underground connectivity at Euston Station
London Metropolitan Area Map
Euston Station HS2
View Corridor
3 KEY DEVELOPMENT CONSTRAINTS
Construction Exclusion Zone Live Operational Environment
Euston Station HS2
4 HS2 PROPOSAL -OPTION 8
Euston Station HS2
5 OUR PROPOSAL
Euston Station HS2
Network Rail
The challenge of modernising Euston station presents a real opportunity to create new jobs, investment and growth.
To achieve this, we need to create a station that transcends its basic transport functions and emerges as a destination in its own right capable of reinforcing and supporting the surrounding community.
6 OUR PROPOSAL - MAXIMISING THE OPPORTUNITY
HS2 Option 8
Our Master Plan BoundaryThe maximised opportunity
Euston Station HS2
Proposed
We have addressed the challenges of boundaries and permeability by having clear zones for public and private access and maximising the routes through the building.
Existing
The station is a physical barrier in the Camden townscape. It is a socially excluding site characterised by restricted permeability and deteriorating public spaces.
Regents Park Estate
Somerstown
Somerstown
AmpthillEstate
Bloomsbury
Euston Station
Regents Park Estate
AmpthillEstate
Bloomsbury
7 ZONING & COMMUNITY
Public Park with daylight provided to station below
Station entrance as new focal point to rejuvenated square
Pedestrian routes following ‘desire lines’
Active edges to station
1
2
3
4
“The challenge... is to secure an exceptional, world-class environment at ground level, which raises the profile of Euston and creates a place people want to live and work in and visit.”
Boris Johnson, Mayor of London
Our Proposed Public Realm Strategy
Key1 Focal Point2 Daylight / Public Park3 East-West Links4 Developed Edges
Euston Station HS2
View Corridor Height Restriction
Construction Exclusion Zone
Live Operational Environment
=+ +
Develop Edges
8 DEVELOPMENT POTENTIAL
Commercial Residential Retail Park
Euston Station HS2
9 A NEW, CONNECTED TRANSPORT INFRASTRUCTURE
Euston Station HS2
Office Floor Space286,239 m²
Residential Floor Space337,983 m²
Retail58,028 m²
Leisure56,901 m²
Community Uses 5,821 m²
Services 6,953 m²
Concourse / Mall43,802 m²
Typical Floor
Area SummaryUse allocation by floor
Second Floor
First Floor
Ground Floor
Basement Floor
10 AREAS +VALUES
Residential Floor SpaceOffice Floor SpaceRetailConcourse / MallServicesCommunity Uses
Total
Public open spacePlus
340,000 m2
285,000 m2
58,000 m2
44,000 m2
7,000 m2
6,000 m2
740,000 m2
57,000 m2
Total OSD Build Cost:
Total Value:
Surplus to Share:
£ 2.27 bn
£ 5.3 bn
£ 3.03 bn
+ Gross value added c. £ 1.8 bn
“Realising the commercial potential of a station can … result in a ‘win win’
alignment of social, economic and commercial objectives, helping to ensure
the deliverability and success of a station investment scheme.”
Network Rail, 2011
All values are high level estimates, subject to review. Finance costs not included.
Euston Station HS2
Homes Jobs Open spaceAppropriate mix
of uses Strategic RailPlanning for future
public transportNew/improved
local connections Sustainability Design excellenceSocial/Community
inclusion
Department for Transport
London Borough of Camden
Greater London Authority
Transport for London
Network Rail
11 EVALUATION
Compatibility with Policy Objectives
Not Relevant
Exceeds requirements
Full Compatibility
Significant Compatibility
Limited/No Compatibility
Euston Station HS2
Current project being delivered by our Euston partner, Related.
12 CASE STUDY This 10 hectare site is the single largest piece of undeveloped property in Manhattan. Hudson Yards is a mixed-use
development that will include office, retail, residential, parks, open space, culture and entertainment.
Hudson Yards DevelopmentNew York
Euston HS2 footprint
Hudson Yards footprint
Paul Reynolds Atkins286 Euston RoadLondonNW1 3AT
T: 0207 121 2353F: 0207 121 2806 E: [email protected]
www.atkinsglobal.com
Richard AnningSydney & London PropertiesPark House, Greyfriars RoadCardiffCF10 3AF
T: 02920 387364F: 02920 387380E: [email protected]
www.sydneyandlondon.com
For further information please contact:
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