Time to get educated
We recently kicked off our short series of blogs focusing on the ‘alternative’ property use types P-THREE thinks are of greatest relevance for integration into true mixed-use developments. Our article on SIS space (historically known as Life Sciences in property circles) prompted some interesting comments on how the occupier mix in urban centres is changing in a way we might not have expected even a decade ago.
They are putting theory into practice in the centre of Croydon, where they are partnering with Westfield to take over a large chunk of space at the Whitgift Centre. Originally earmarked for a traditional retail redevelopment, the property will now be reused in quite different ways. NWC is taking on around 150,000 sq ft
This is especially true when it comes to the further/higher education sector. Historically, colleges and universities have occupied their own properties, sometimes whole campuses, which have tended to be distinct from their neighbours. Over the last decade, however, there has been a shift that has seen educational users taking space in mainstream property developments, sometimes almost taking on the role of an MSU. Examples include:
King’s Cross – Central St Martins
Here East – Teesside University, Staffordshire University London, LMA, UCL, and Loughborough University London
Canada Water – TEDI-London (Co-founded by three global universities – King’s College London, Arizona State University and UNSW Sydney)
East Bank – UCL & UAL’s London College of Fashion
Brent Cross Town – Sheffield Hallam University
But, and here’s the really interesting bit, not all future educational space users will be traditional higher education establishments. One of the most innovative and exciting pitches we’ve seen in the sector comes from our friends at Adam Scott and Dave Waddell at experience masterplanner FreeState who have teamed up with start-up company New Working Class (NWC). They are putting theory into practice in the centre of Croydon, where they are partnering with Westfield to take over a large chunk of space at the Whitgift Centre. Originally earmarked for a traditional retail redevelopment, the property will now be reused in quite different ways. NWC is taking on around 150,000 sq ft on the ground and first floor to create a High Street campus that combines practical learning with real work experience.
Dave explains: “On the ground floor will be a good mix of retail and leisure uses, which will be run by students as a real-life way of getting experience in their chosen field. The first-floor space will be used for lecture/classroom space, where the students come to discuss how real-life practice compares with the theoretical examples they are being taught. For every square metre of education space there will be a square metre of work space.”
Adam notes that this model is strongly rooted in the community and has the potential create a circular local economy, a crucial element of future sustainable living and workplaces. He says: “The post-pandemic principle of anchor experience (rather than an anchor tenant!) is the driving thought here, which has in turn led the ‘first activation – then adaptive re-use - then new build’ approach, which has been adopted by Westfield.” Work on new build space is likely to start at least five years after the education campus goes live, allowing it to become well established.
One of the most compelling reasons for bringing education onto the High Street and mainstream developments is that, in addition to creating footfall, it is a relatively stable occupier. Unlike a retailer or leisure operator it is unlikely to go out of business. And the environment that is simultaneously created is potentially rich in experiences for customers and students alike – a topic that is covered in much greater depth in Adam and Dave’s enthralling and recently published The Experience Book. As Dave says: “In this experience era we value live and dynamic more than the fetishization of glamourous buildings and the property industry needs to get its head round that. We need buildings capable of learning and evolving, not endgame pieces of sculptures that win a bunch of awards and not much else.”
Surely this is the post-pandemic High Street we all want to be a part of?
Article by Hannah McNamara, Co-founder P-THREE
Photo credits: Unsplash
