An Anthony Gormley statue stares at its own reflection and a pavilion of light shimmers at passers-by come day or night. Children's plays are showcased in a purpose-built theatre and at last, an isolated inner city community is put back in touch with the park on its doorstep.
For two decades, property developer British Land has been working with one of London's most deprived communities to create a masterplan for 13 neglected inner-city areas that would satisfy commercial, community and environmental needs.
Public art, theatre and better access to open spaces in this busy commercial district have transformed local residents' quality of life to such an extent that British Land has won praise from a number of community leaders.
"This is an excellent partnership that will continue to grow" – Nasim Ali, leader of Camden council.
Ali, also a local councillor for Regent's Park ward, says, "British Land's genuine commitment is not just about the look and feel of Regent's Place, but the area as a whole. This has resulted in meaningful relationships, leading to real community benefits. This is an excellent partnership that will continue to grow and make a difference to the lives of local people."
Gormley's trademark human figures are arguably the most recognisable public art in this landmark redevelopment.
But the London-based architectural studio, Carmody Groarke, won a Royal Institute of British Architecture award for its commission – Regent's Place Pavilion – made of a field of steel rods that reflect sunlight and project light at night.
Art for a community
British Land has used the development to showcase other leading contemporary artists, including Julian Opie and Ben Langlands and Nikki Bell as well as Liam Gillick. In association with the Slade School of Fine Art it also ran a competition for students, won by Sion Parkinson, whose yellow wrought iron gates are on permanent display in Longford Street.
As well as a free open air gallery, west Euston residents also benefit from the state of the art 80-seat New Diorama Theatre which won the Peter Brooke award in its first year; refurbishment of the Samuel Lithgow Youth Club; and 90 more affordable homes.
In the next phase of development, there will be another 15,000 sq ft of new community space, including accommodation for Diorama Arts, the West Euston Partnership and the One Stop Shop for employment and training.
The masterplan also included a new public space – Regent's Place – that is used for performances and markets. This plaza will be doubled in size in the next phase.
Better landscaping and pedestrian links have made a marked difference to local people – there is a new east-to-west pedestrian route through the estate linking Regent's Park to Euston Station and the first new pedestrian crossing over the Euston Road in 10 years, plus 66 new cycle spaces.
When architect and urban planner Terry Farrell was commissioned to draw up the masterplan in 2003, west Euston was one of the most deprived areas in Camden, with neighbourhoods amongst the 5% most deprived in England. British Land was a founding member of the West Euston Partnership – a group of community, voluntary, public and private sector organisations.
The completed phase of the masterplan includes two new office buildings and a residential building with 62% affordable housing. In 2010, British Land began construction of the final phase, the north-east quadrant (NEQ), due to be completed in 2013.
As the relationship with Camden council shows, British Land takes its corporate responsibility seriously and this is reflected in the goals for Regent's Place. From design to construction, the project team has been expected to apply the highest standards of ISO 14001 certified sustainability brief for developments. As a consequence, all the new office buildings have Breeam "excellent" sustainability ratings.
From fit-out to property maintenance the developer has worked with occupiers and on-site teams to use natural resources efficiently, with a waste guide and sustainability brief for management – leading to 8% less like-for-like energy use since April 2010.
When the masterplan is complete, the Regent's Place estate will double in size, providing 2m sq ft of office, retail and residential space for 14,000 workers and residents. What an opportunity, then, for a showcase site with sustainability at its core.
In fact, the new buildings are up to 50% more carbon efficient than even current standards demand because of a range of measures: combined heat and power (CHP), enhanced air tightness, heat recovery, high-performance glazing, motion and daylight sensors, and electronic energy monitoring, as well as photovoltaic roof panels which will generate over 15,000 kWh of clean power each year.
The development is expected to use 2.4m litres less water through rainwater harvesting for landscaping, cutting mains water use in common parts by around 9% annually and saving £5,000.
In 2009-10, energy use was cut by 17%, saving occupiers £112,000 – an emissions cut of nearly 800 tonnes. Between April and September 2010, 99% of demolition waste was reused or recycled. On top of that, 24.6% of construction materials in 2009-10 came from recycled sources.
"The new public realm in Regent's Place is amazing, and the new artworks all top quality. It has made a real difference to the area" – Jean Hurman, secretary of the Regent's Park Tenants Association.
Ecologists Arup have focused on how the development can positively improve air quality in this traffic-clogged part of the city. Arup's solution was to plant 27,000 sq ft of green roof in 2010, with another 33,000 sq ft planned in the final phase. Re-landscaping included 182 mature trees.
Judges were impressed as much by the "measurable, positive community and environmental gains" made in Regent's Place as its impressive scale, breadth and potential for replication. They remarked: "It is a clear demonstration of British Land's commitment to embedding sustainability into its core business and we felt that this strategic integration marks the company out and underpins its proactive, sector leadership stance."
It is evident the scheme goes way beyond the basics. Consultation at every stage generated local support and there have been other prizes : the prestigious Royal Town Planning Institute's sustainable communities award in 2010 and the Lord Mayor's dragon award in 2009.
British Land is the first UK property company to use a new energy optimisation system which cuts energy use at its head office by 37%. In 2010, 15 occupiers at Regent's Place signed up to the same system.
Nearly a quarter of head office staff volunteered in Camden last year, including senior managers who continued to support local community groups such as the West Euston Partnership and the Third Age Project. Ongoing volunteering projects include providing reading support for children at Netley Primary School.
"The new public realm in Regent's Place is amazing, and the new artworks all top quality. It has made a real difference to the area," Hurman says.