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Research June 2016 The Hub and the Place An international study of the processes and stimulants of large transport hubs and the effects on urban developments in the UK, China and India GLOBAL/JUNE 2016/DML/21316/RESEARCH GLOBAL/JUNE rics.org/research The Hub and the Place An international study of the processes and stimulants of large transport hubs and the effects on urban developments in the UK, China and India 2 © RICS Research 2016 rics.org/research Report for Royal Institution of Chartered Surveyors Report written by: Dr Stephen Pryke The Bartlett School of Construction and Project Management University College London [email protected] Dr Sulafa Badi The Bartlett School of Construction and Project Management University College London [email protected] Research team: Dr Illona Kusuma University College London Dr Mark Page University College London Miss Supriya Thyagarajan Perkins Eastman, Mumbai, India Miss Chhavi Lal Perkins Eastman, Mumbai, India RICS Research team Dr. Clare Eriksson FRICS Director of Global Research & Policy [email protected] Amanprit Arnold Global Research and Policy Manager [email protected] Published by the Royal Institution of Chartered Surveyors (RICS) RICS, Parliament Square, London SW1P 3AD www.rics.org The views expressed by the authors are not necessarily those of RICS nor any body connected with RICS. Neither the authors, nor RICS accept any liability arising from the use of this publication. All rights reserved. No part of this publication may be reproduced or transmitted in any form or by any means, electronic or mechanical, including photocopy, recording, or any information storage and retrieval system, without permission in writing from the publisher. Copyright RICS 2016 Front cover image: Professional photography / Shutterstock.com © RICS Research 2016 3 The Hub and the Place Contents Executive Summary ............................................................................................... 6 1.0 Introduction .................................................................................................... 9 2.0 Case Study 1: King’s Cross St Pancras Station and the development of King’s Cross Central, London, UK .....................................................................................................11 2.1 Introduction ........................................................................................11 2.2 About King’s Cross, London .............................................................12 2.3 State and regulatory institutions in the development of King’s Cross St Pancras Station ................................................13 2.4 Decision making in the planning and implementation of King’s Cross St Pancras Station ................................................14 2.5 Financing King’s Cross St Pancras Station ..................................16 2.6 The development of land adjacent to the transport hub ...........16 2.6.1 Main actors ..........................................................................................16 2.6.2 The variable land and property requirements .............................18 2.6.3 Financing and ownership of King’s Cross Central ......................21 2.6.4 Decision making in the implementation of Kings Cross Central ..................................................................................................21 2.7 Learning from King’s Cross St Pancras—United Kingdom .......25 3.0 Case Study 2: Guangzhou Railway Station (GRS) and the development of the Pearl River Delta (PRD) transport hubs, China .............................................................................26 3.1 Introduction ........................................................................................26 3.2 About the Pearl River Delta, China .................................................29 3.3 State and regulatory institutions in the development of PRD hubs .........................................................................................33 3.4 Decision making in the planning and implementation of the PRD hubs .......................................................................................35 3.5 Financing the PRD hubs’ development..........................................40 3.6 The development of land adjacent to the PRD transport hubs ..42 3.6.1 The land market in China ..................................................................42 3.6.2 Variable land and property requirements and built forms which comprise the hub development ..........................................45 3.6.3 Impact on real-estate developments and land value ................46 3.6.4 Impacts on environment ..................................................................46 3.7 Learning from Guangzhou Railway Station (GRS), Pearl River Delta (PRD) transport hubs, China ............................47 4 © RICS Research 2016 The Hub and the Place rics.org/research 4.0 Case Study 3: Karkardooma Metro Station, the Delhi Metro, and Transit-Oriented Development (TOD), Delhi, India .....................................................................................................48 4.1 Introduction ........................................................................................48 4.2 About Delhi ..........................................................................................50 4.3 State and regulatory institutions in the development of the Delhi Metro and the TOD policy ............................................50 4.4 Decision making in the planning and implementation of the Delhi Metro ...............................................................................51 4.5 Financing the Delhi Metro ................................................................53 4.6 The development of land adjacent to the Delhi Metro transport hubs ....................................................................................56 4.6.1 Inception of transit-oriented development (TOD) in Delhi .......56 4.6.2 The case of Karkardooma Metro Station and TOD ......................58 4.7 Learning from Karkardooma Metro Station, Delhi, India ..........62 5.0 Conclusion .....................................................................................................63 5.1 Cross-case findings ..........................................................................63 5.2 Recommendations ............................................................................66 6.0 References.....................................................................................................68 7.0 Acknowledgements ..................................................................................71 © RICS Research 2016 5 The Hub and the Place Executive Summary Image source: Daniel Prudek - Shutterstock.com This international study examined the decision making behalf of the landowners. In the PRD, the monopolistic in the planning and delivery of mega rail infrastructure powers of state institutions such as the Ministry of projects in the UK, China and India with a focus on Railways (MOR) cannot be overlooked. In India, the role railway transport hub development and their surrounding of the state is evident as the main actor on the Delhi environments. We predominantly explored how these metro megaproject. The role of the Delhi Metro Rail projects are conceptualised and implemented and the Corporation (DMRC) was also highlighted as a powerful rationale for their development. The study involved three parastatal government agency with the absolute power mega rail infrastructure hubs: King’s Cross St Pancras for the metro construction and operation. Railway Station (London, UK), Guangzhou Railway 2. The structure of decision making which is framed Station (Guangzhou, Pearl River Delta (PDR), China) and through the organization of economic and political Karkardooma Railway Station (Delhi, India). activity and of values about land, property, buildings Above all, the study findings underlined the importance and environments. Relationships between project of developing an explicit approach to the relationship actors across the three megaprojects were found to between two elements in the analysis of development be mostly dynamic and multi-scaler in that they exist processes: across multiple levels (central, regional, local and megaproject level) with power struggles to influence the 1. The actors (or agents) involved in the development project outcomes. Inter-actor relationships took several process and their strategies, interests and actions. forms across the case study projects: ‘communicative’ In particular, a distinctive set of actors was identified in King’s Cross, ‘fragmented authoritarianism’ in the in each setting that were paramount in driving the Pearl River Delta and Delhi. In addition, the timelines development process of both the transport hub (the of decision making at multiple, interdependent, node) and the surrounding area (the place). With and interwoven levels was critical in driving the diverse objectives (social, political, environmental development of the three transport hubs. For example, and economic), the strategies and actions of those the development at King’s Cross Central was facilitated actors, e.g. investors, developers, landowners, public by timely decision making at the intersection between agency planning officers, politicians and community land-use planning and the wider infrastructure system groups and their active involvement were critical in planning. In the case of Guangzhou Railway Station and making the search for solutions to the

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