Dense+Green Urban Development

URBAN DEVELOPMENT

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Table of Contents

Beyond Dense and Green 8

Kees Christiaanse

Founder of KCAP Architects and Planners

Shaping Future Cities 10

Emerging Models of Integrated Urban Development

Dense+Green Dimensions

Exploring Dense and Green Urban Development 50

A Comprehensive Study of Sustainable Integrated Districts

Spatial Performance 50

Social Performance 54

Environmental Performance 57

Ecological Performance 59

Economic Performance 60

A Multi-Dimensional Approach to Research on Future Cities 63

5

Dense+Green Case Studies

One-north 68

Singapore

Master Plan: Zaha Hadid Architects






Conclusion 106

Jurong Lake District 108

Singapore

Master Plan: KCAP (Lead), SAA Architects, Arup, S333, Lekker






Conclusion 145

Punggol Digital District 148

Singapore

Master Plan: WOHA Architects






Conclusion 170

King’s Cross 172

London, United Kingdom

Master Plan: Allies and Morrison, Porphyrios Associates,

and Townshend Landscape Architects






Conclusion 198

Zuidas 200

Amsterdam, The Netherlands

Master Plan: Amsterdam Urban Planning Council and Pi de Bruijn

of de Architekten






Conclusion 227

Quayside 230

Toronto, Canada

Master Plan: Henning Larsen, Alison Brooks Architects,

and Adjaye Associates






Conclusion 247

6

Sustainable Integrated Districts in Existing Fabric

The Zurich Example 250

Sacha Menz

Case Studies Altstetten and Albisrieden

Zurich, Switzerland



Environmental and Ecological Performance 272

Governance and Planning Approaches 277

Conclusion 280

Appendix

Bibliography 296

Acknowledgements 303

Contributors 304

Index of Names 309

Subject Index 313

Illustration Credits 317

Dense+Green Outlook

Shaping the Future of Urban Development 286

7

Beyond Dense and Green

I have titled this foreword “Beyond Dense and Green” because

the focus of this third book on Dense and Green has evolved

significantly, moving into what the authors describe as “sustainable

urban districts”. The innovative aspect of this research, compared

with other works on sustainable urban neighbourhoods, lies in its

foundation: a strong emphasis on blue and green infrastructure,

combined with a data-driven approach.

I am very supportive of this focus, as blue and green elements are

crucial components of the public space network, which serves

as a catalyst of urbanity, social cohesion, and interaction. These

elements also contribute significantly to “Aufenthaltsqualität” –

a German term that is challenging to translate but closely aligns

with “placemaking quality”, a key theme in this book.

This focus is especially significant given the current shift from

“simple” urban planning to the more complex realm of integrated

urban development – an emerging discipline that combines

design with data-driven science. Unfortunately, in practice,

traditional urban planning processes often persist, with intuitive

and political decisions prevailing over those based on evidence.

This book makes an especially valuable contribution by

developing viable methodologies to address the complexity

inherent in integrated urban development processes.

Since Jane Jacobs’s groundbreaking empirical research on

diverse, mixed-use neighbourhoods – still highly relevant

65 years later, as evidenced by the many references in this book –

the validation of factors such as population density, length of stay,

and pedestrian movement in the case studies, as well as the

consideration of environmental and ecosystem dynamics, offers

an important new set of parameters for designers, researchers,

politicians, and stakeholders alike.

In other words, this book provides a clear and balanced

methodology for transitioning from the still widely practised,

Jacobs-inspired empirical approach to a digital-complexity

analysis. It does so without diminishing the value of the

former and without compromising the importance of the

design discipline.

8

As the principal investigator of two previous research projects

at the Future Cities Laboratory – the “Urban Breeding Grounds”

project, which focused on the transformation of diverse urban

neighbourhoods in Southeast Asia, and the “Grand Projet” analysis,

which explored urban megaprojects, including developments

also analysed in this publication, like King’s Cross and Jurong Lake

District – I greatly appreciate the complementarity and evolution

in research methods that this book brings.

In the Urban Breeding Grounds research, our chair focused on

urban transformation influenced by gentrification processes,

drawing clear inspiration from Jane Jacobs’s text, “The Self-

Destruction of Diversity”. In the Grand Projet investigation,

we aimed to understand the creation and impact of large urban

projects, exploring themes such as conception, design,

implementation, operation, and long-term implications. Together,

these two research projects concentrated on the dynamics

of transformation and development processes, emphasizing

historical layering as a key source of urban identity.

However, after engaging with the thorough and compelling

research presented in this book, I feel reassured and am eager to

apply these findings in practice.

Kees Christiaanse

Zurich, January 2025

Kees Christiaanse founded KCAP Architects & Planners in 1989

after working at OMA. He was a full professor of Urban Design

at TU Berlin (1996-2003) and at ETH Zurich (2003-2018),

where he also led the Future Cities Laboratory in Singapore.

He is now a distinguished affiliated professor at TU Munich

and founded the Swiss Network with Ukraine in 2022,

focusing on reconstruction efforts.

As a practising master planner of the Jurong Lake District in

Singapore, I am impressed by how the authors have successfully

translated their real-time research of built districts into the

assessment of projects that have yet to be realized. This approach

represents a significant enrichment and innovation for validating

future urban design visions.

In contrast, the book focuses on the current state of urban

environments, evaluating also “soft categories” like urban

liveliness, spatial cognition, socio-spatial integration, communitybuilding,

and urban vibrancy. This aspect of the research is

particularly innovative, as it effectively establishes a set of scientific

metrics to describe these more intangible elements. Additionally,

it takes an equally novel approach in addressing physical aspects

such as spatial networks, mobility, programmatic activity,

and environmental, ecological, and economic performance, using

a comprehensive metric-based analysis.

Given the inherent complexity of urban environments and

development processes, which under human intervention often

becomes “complicatedness”, I frequently find myself questioning,

especially when navigating the chaos of a convoluted project,

whether the sophistication of digital operation methods and

digital twins for integrated urban development might exceed our

human capacity to manage such complexity.

9

DENSE GREEN

CASE STUDIES

One-north, Singapore

Master Plan: Zaha Hadid Architects

Landscape: ICN Design

Developer: JTC Corporation Singapore

Building Types: Research and

Development (R&D) facilities,

offices, educational institutions,

residential developments, retail and

lifestyle amenities, incubators and

start-up spaces, medical facilities,

media studios

Climate Zone: Tropical wet

Location: Queenstown, Singapore

Coordinates:

1° 17’ 56.4” N – 103° 47’ 13.2” E

Date: Ongoing (Master Plan 2003)

Site Area: Approximately 2 km 2

(200 hectares)

Vibrant, high-tech research and business

park planned and designed to foster

innovation and entrepreneurship, housing

a dynamic blend of research facilities,

business spaces, and residential areas.

Ground coverage in one-north district and its context

Grey

landscape 12.1%

Road 22.3%

Building

footprint 18.1%

Future

development 17.2%

Green

landscape 25.1%

Park 5.3%

One-north is a research and business park in Singapore that

was planned as a hub for innovation and urban technology

test-bedding. Developed by the Jurong Trade Corporation (JTC),

the 200-hectare development houses corporations, start-ups,

and emerging industries in sectors including biomedical

sciences, info-communications technology, media, science,

and engineering. The district also comprises residential

programmes in large apartment buildings as well as colonial-era

houses. Based on a master plan by Zaha Hadid Architects (ZHA)

from 2003, one-north aims to provide a vibrant work, live, play,

and learn environment.

The district includes eight distinct precincts: Biopolis, Fusionopolis,

Mediapolis, Vista, LaunchPad @ one-north, Nepal Hill,

Rochester Park, and Wessex. A linear green space, one-north

Park, connects the whole development and follows the site’s

undulating topography. The Rail Corridor – a former railway

line that is currently being converted into a vibrant urban green

connector – borders on the district in the north.

0 200 500 m

Precincts and parcels

0 100 200

500 m

P3 P4

P5

P6

P7

P11

one-north Park

Biopolis

Fusionopolis

Mediapolis

Vista

LaunchPad

Nepal Hill

Wessex

Ayer Rajah

Background

Named after its equatorial location, one-north was conceived by

the Singapore Government in 1998 under the Technopreneurship

21 (T21) programme as a technological, start-up, and science

hub. It follows the city-state’s 1991 Concept Plan that demarcated

Singapore’s Buona Vista area as a sub-regional centre and

development zone. One-north provides a north–south ‘technological

corridor’ and a connection for the adjacent districts of Holland

Village and Pasir Panjang. It also links the city centre with

the district of Jurong via the East-West and the Circle Mass

Rapid Transit (MRT) lines. Based on a work-live-play-learn

approach, the development integrates research, technology,

media, commercial, retail, and residential land uses.

A “co-location of industry and academia, public as well as

private sectors comprising multidisciplinary researchers,

technopreneurs, scientists, and venture capitalists was meant

to foster creativity and risk-taking with synergies and a culture

of collaboration. A one-north steering committee comprising

of government and industry stakeholders served to guide the

planning of one-north until 2006”. 1

The district consists of three main clusters and smaller precincts

with public parks and green spaces. The three main clusters are

Biopolis (biomedical and life sciences), Fusionopolis (infocomm

technology, media, science, and engineering), and Mediapolis

(infocomm technology and media). The smaller precincts are

68

One-north, Singapore, isometric and aerial view.

69

One-north, Singapore, aerial views.

70

Vista (mixed-use and retail), Nepal Hill (talent development),

Wessex (residential), LaunchPad (start-ups and incubators),

and Ayer Rajah (emerging industries).

Land use in one-north and its urban context

Urban Policy and Land Use Strategy

The strategic planning, design, and construction of the majority

of one-north unfolded progressively between 2001 and 2015,

laying the foundation for an integrated innovation hub. Four key

strategies – providing mixed-use programmes, connectivity,

rejuvenation, and identity – were applied in the planning of

the district in response to the prevalent isolated and largely

interiorized Singapore science and business parks of the 1980s

and 90s. The new district’s site was organized in flexible

‘white zoning’ parcels (i.e. designated for commercial, hotel,

residential, sports and recreational use, or a combination of such

uses) 2 and connected through IT, transport, pedestrian, social,

and business networks. 3 This approach to land use introduced

a more flexible, mixed-use character to land parcels, while

the intentional conservation and adaptive re-use of the existing

British colonial-era barracks and living quarters – namely,

Rochester Park, Wessex Estate, Nepal Estate, Slim Barracks,

and Colbar – served as a counterpoint to the scale and spatial

patterns of one-north’s newly planned high-density built

environment. 4

Figure 01-01 one-north masterplan, Zaha Hadid Architects

(Permission and Hi-res image to be obtained)

0 1 2 km

Park

Reserve site

Open space

Waterbody

Business park

Commercial

Educational institution

Health & medical care

Residential

White zoning

Design Competition and Master Plan

The development guidelines for one-north encouraged diverse

and creative architectural responses to a main urban morphology.

A review panel that included local and international planning and

design experts vetted all proposals.

Zaha Hadid Architects (ZHA) won the one-north master plan

design competition with a proposal that promoted a morphological

“flexibility without chaos” and was meant to create a distinct

visual identity for the district inspired by the existing undulating

topography of small knolls on the site by generating an

“artificial landscape formation” through a “spatial repertoire

and morphology of natural landscape formations”. 5 A gentle,

controlled undulation in building heights with a continuous

‘roof carpet’ provided visual coherence to different building

typologies, shapes, and sizes at the urban scale. 6 A study of the

evolution of design sketches shows that the master plan consists

of various layers: 1. a deformed grid and axial lines that were

extrapolated from existing circulation and neighbouring urban

form; 2. disparate, curved circulatory lines that intersect with one

another as well as connecting hubs within and outside of the site;

3. a green spine that flows through the entire site; and 4. land

parcels that infill the spaces between these elements.

The development served as a test bed for the flexible design of

land uses, road sizes, as well as building and planting typologies

and setbacks that deviated from the conventional planning

of similar districts in Singapore at that time. The one-north

master plan addressed spatial integration and proposed vibrant

interaction spaces with multiple unique pockets created from

alleys, thoroughfares, squares, and walkways, interspersed with

waterbodies and greenery. 7

Zaha Hadid Architects, one-north master plan, 2003.

71

Cluster Characteristics

Biopolis was designed as a walkable and cyclable environment

with few large roads. 8 The underlying traffic calming strategies

include non-standard road sections and honed cobblestone roads,

as well as reduced kerb heights for ease of pedestrian crossings.

Reduced setbacks and minimal green buffers allow buildings that

are closer to the street edge and shaded walkways. The addition

of narrow public spaces between high-density buildings of

various forms and volumes increased spatial complexity and

allow for community interactions, while building linkways on

elevated levels provide additional circulation.

The original design of Fusionopolis featured further distinctive

spatial elements. However, due to changes in Singapore’s

planning guidelines that responded to terrorism at that time,

many of them were not implemented. The current layout

of the site is based on a typical road grid and larger, regular plot

parcels and setbacks while mixed-use and white zoning parcels

were retained, and stepped building heights were followed.

Today, the main buildings of Fusionopolis include 1. Innovis,

Kinesis, Synthesis, 2. Solaris, 3. Nexus@one-north, 4. Sandcrawler,

and 5. Galaxis. The Mediapolis site features infocomm and

media developments, including the Infinite Studio Buildings.

Landscape Design

A main planning strategy for retaining the undulating topography

and green spaces of one-north was to encourage ‘porosity’

of circulation towards one-north Park, which weaves through

the district. It is noteworthy that prior to the construction of

one-north, the site measured on average 1°C cooler than other

sites in Singapore because of its extensive greenery. Over 300

existing trees of horticultural or visual value were therefore

conserved as ‘heritage trees’, and any tree removal was

pre-conditioned with a 1:3 indigenous tree replacement ratio.

This ratio was eventually reduced by increasing the height

level of planting, favouring vertical greening.

Eric Parry Architects/RSP Architects Planners & Engineers, Wilmar HQ, 2021, aerial views.

The landscape concept for one-north was developed by the

National Parks Board (NParks) Singapore and designed by

Henry Steed of ICN Design International. Conceptually inspired

by ZHA’s original master plan, it favoured flexibility, growth,

and flow of the green spaces. A core challenge for the landscape

designers was to allow for the continuity of the park parcels as

they were located at differing heights and separated by roads.

Ramps and approaches, as well as continuity to neighbourhoods,

buildings, and pedestrian crossings were carefully considered.

Further, an ‘evolutionary design’ approach was taken to the overall

concept including one-north Park. The evolution of the latter

happened in two phases: initially constructed only as a topography,

paths, connections, and limited facilities, the eventual increase

in users would prompt the next phase with “the addition of park

features, artworks, water features, outdoor catering and

recreation facilities, fitness installations, spaces for community

events, and commercial outlets”. 9

Building Clusters and Architecture

The three primary building clusters within one-north – Biopolis,

Fusionopolis, and Mediapolis – are dedicated hubs for bioscience,

information technology and engineering, and media broadcasting

programmes, respectively, while Vista/Rochester serves

72

as a centre for lifestyle business support. The clusters and

building names throughout the district are portmanteaus that

reflect these.

Biopolis was constructed in five phases from 2004 to 2011:

1. Nanos, Genome, Helios, Chromos, Proteos, Matrix,

and Centros; 2. Neuros and Immunos; 3. Synapse and Amnios;

4. Metropolis; and 5. Nucleus. Phase 6, the construction of

the 12-storey Elementum Building that will comprise 2,000 m 2

of laboratory spaces and 6,000 m 2 of office and retail space,

commenced in 2019. The project is anticipated to reach completion

by the year 2024.

Fusionopolis was realized from 2008 to 2014 in five phases:

1. Connexis South and North, and Symbiosis; 2A. Innovis, Kinesis

and Synthesis; 2B. Solaris; 3. Nexus@one-north; 4. Sandcrawler

and 5. Galaxis. The Vista Cluster, one-north Residences,

The Rochester, and Star Vista were completed in 2009, 2011,

and 2012; Mediapolis in 2015, and GSK Asia in 2017.

Most of the buildings in one-north fall into one of the following

two categories: ‘spatially layered’ buildings that are based on

biophilic and bioclimatic design approaches and more traditional

podium-tower blocks with interconnected atria.

Biophilic and Bioclimatic Architecture

Buildings such as GSK Asia House, Sandcrawler, Solaris,

Star Vista, and Wilmar HQ are examples of ‘spatially layered’

design, where different spaces are innovatively stacked or

overlapped to form multi-level structures. These architectural

features not only demonstrate complex spatial organization

but also address the local tropical climate. They incorporate

design elements like shaded, naturally ventilated spaces,

and biophilic gardens and terraces, blending functionality with

environmental responsiveness.

GSK Asia House

GSK Asia House by Hassell Studio is the Asian headquarters

of the international pharmaceutical company GSK. To enable

designing the building ‘inside-out’, workshops with employee

groups were conducted during the process. The building features

a steel-and-glass façade with triangular sun-shading brise-soleils

that are punctuated by terraced open-air garden spaces. It is

supported by triangular structural columns and provides a doubleheight,

shaded street-level walkway.

The cascading balcony gardens include seating areas that

complement landscaped spaces both on the ground level and

within the building that feature a total of 60,000 plants and trees.

The overall visual transparency of the building provides the

experience of a climatic biome of external greenery from floor

plates which connect to and separate from the structural skin.

The spatial definition of the building is accentuated by a naturally

lit central atrium that serves as a focal point for the U-shaped

circulation. Escalators adjacent to the atrium circulate to the

upper levels, where office spaces, also naturally lit, with more

than 800 ‘collaboration seats’ and 500 ‘ergonomic work points’

wrap around the main circulation. 10

10 Solaris

Also known as “Fusionopolis Phase 2B”, Solaris by the Malaysian

architecture firm T. R. Hamzah & Yeang was built next to one-north

Park. On the exterior, the building provides a 1.5-km-long spiral

ramp including tiered gardens that ascend all the way to the roof,

thus creating a continuous ecological infrastructure. Internally,

two tower blocks are split by a naturally lit and ventilated atrium.

A diagonal space with internal plantings in Tower A creates a

‘solar shaft’ and provides light, air, and views. Skybridges connect

the upper-level office floors. Computational fluid dynamicsbased

analyses were used to optimize the thermal conditions and

the wind speed in the atrium.

The building achieves over 100% of site landscape replacement

with more than 8,000 m 2 of landscaping that is also used for

rainwater recycling. 11 The design of the deep sun-shading louvres

of the façade is based on analyses of the local sun-paths.

Solaris exceeds Singapore’s BCA’s GreenMark Platinum rating

with a reduction of over 33% in overall energy consumption

compared with conventional buildings that were completed at

the same time. 12

Sandcrawler

Originally designed to house Lucasfilm and other media

technology companies, the design of Sandcrawler relates to

the urban context with a continuation of one-north Park into the

building. The structure provides large primary connections to

Central Exchange and smaller secondary ones externally and

internally through its site. The building ‘sandwiches’ a theatre

space at the mid-level between office floors, while its civic

courtyard connection ramps up from the ground above the retail

and lobby spaces. Multiple tiered reflection pools, landscaped

mounds, water rills, dense tropical forest-like plantings,

and raised terraces with paths and staircases are encapsulated

by the overall U-shaped plan, resulting in most spaces being

orientated towards the building’s lush central courtyard.

Wilmar HQ

The Wilmar HQ building by Eric Parry Architects and RSP

Architects Planners & Engineers features 19,500 m 2 of office

space on seven levels above ground and two below with

programmes that include a research laboratory, an auditorium,

a staff cafeteria, a café, a gym, and a jogging track on the

rooftop. The façade features protruding terracotta fins on each

level to protect the inside of the building from solar gain, glare,

and downpours while providing passive cooling. A large skylight

in the centre admits natural lighting for the office spaces.

The overall biophilic form is defined by a series of tiered terraces

with lush gardens that serve as balconies to adjacent office

spaces. A landscaped garden space on the ground level, open

24 hours as a public thoroughfare between Biopolis Road and

one-north Park, takes up almost half of the site. The landscape

design fosters biological diversity through creating ecological

habitats and biomes. Overall, the number of trees on site was

increased by 70% compared with before construction started. 13

73

GSK Asia House.

Wilmar HQ.

Solaris.

Star Vista.

Sandcrawler.

Elementum.

74

Star Vista

Star Vista is situated at the northern edge of one-north, next to

the Buona Vista MRT station, Buona Vista Park, and the Holland

and Ghim Moh residential estates. Designed by Andrew Bromberg

of Aedas, the building integrates a civic and cultural node with

food-and-beverage (F&B) and retail programmes. A 5,000-seat

auditorium on the upper levels of the building is supported

by five-storey-tall round pilotis and perched atop glassed retail

volumes that are connected by U-shaped, shaded, naturally

ventilated walkways. Steps that also serve as seating draw

pedestrian traffic down from grade into an open central atrium

on a lower level. The ‘layered’ circulation of the building connects

the atrium space including through escalators and walkways

on several levels, leading up to the upper-level civic spaces

and auditorium.

The civic layer features a four-storey continuous footpath

ramp that includes social break-out spaces and small gardens.

Star Vista’s design radically differs from that of other retail

malls in Singapore that are largely fully air-conditioned. It is

characterized by common spaces with shaded retail walkways

and atria, porosity to allow for cross-ventilation, and it features

fresh air blowers, large ceiling fans, and internal waterbodies with

greenery for evaporative cooling to respond to the tropical climate

of Singapore.

Elementum

Elementum, a 12-storey biomedical research hub, is a collaborative

architectural endeavour by Skidmore, Owings & Merrill and DCA

Architects, commissioned by Ho Bee Land. Positioned alongside

the 24-km Rail Corridor, the building is distinguished by its

U-shaped design, featuring terraced balconies with landscaping

that cascades from the upper levels, encircling a 900 m 2 garden

atop its podium. A standout feature is its naturally ventilated and

daylit atrium, which transitions into a community-centric space.

This includes a publicly accessible amphitheatre, playground, and

stepping gardens, seamlessly integrating with the Rail Corridor

and fostering a dynamic interaction between the building and its

surrounding environment.

Tower Blocks and Podiums with Interconnected Atria

The second prevalent building type in one-north are podiumtower

blocks with interconnected atria. This type mostly features

typical office windows and spandrel-glazing façades. It includes

interconnected outdoor spaces with view corridors. The urban

connecting walkways and retail malls of many of the buildings

serve as common spaces, while the towers mostly contain office

space. Skybridges connect many buildings, resulting in clusters

that allow for occupants to come together, thus fostering

collaboration. 14 Some sites had a land sales tender requirement

for sky gardens, resulting in mid-level pocket or linear break-out

spaces with greenery. Several buildings also feature naturally lit

atria, solar panels, and rainwater harvesting components.

The building phases and clusters included in our one-north case

study are: 1. Fusionopolis: Connexis North, South and Symbiosis,

and 5. Galaxis; 2A. Innovis, Kinesis, Synthesis; 3. Fusionopolis:

Nexus@one-north, Mediapolis; and 4. the Vista Cluster, including

Metropolis, one-north Residences, and One Rochester Mall,

as well as the Razer Building. The Fusionopolis clusters serve

as research test-bedding for Singapore’s Agency for Science,

Technology and Research (A*STAR), as well as other public and

private research and development companies.

Fusionopolis Phase 1 (Connexis South, North and Symbiosis)

and Phase 5 (Galaxis)

Located above the one-north MRT station and close to the

Ayer Rajah start-up and manufacturing area, Fusionopolis Phase 1

serves as a public transit node. The dense urban form, designed

by Kisho Kurokawa Architects, consists of three buildings with

a total GFA of about 120,000 m 2 . Fusionopolis Phase 5, designed

by Aedas, features two towers that are connected by a podium.

All buildings share a ground-level common plaza close to and with

spatial connections at ground and podium levels.

Connexis and Symbiosis house infocomm media technology and

research companies. The three towers range from 22 to 24 storeys.

They are connected by skybridges, a retail podium, and the

spherical volume of the Genexis Theatre at Level 5. The structural

design by architectural engineering firm Arup minimized columns

with cantilever transfer trusses and perimeter trusses to every

seven storeys. There are six basement levels with food, retail,

and car parks that connect to the one-north MRT station.

Conceptually, the architects defined ‘cracks’ in the building

volumes to create streets and atria on the ground level. Linkages

such as escalators and stairways have glass roofs, allowing

natural light to reach the basement levels. The development

responds to Singapore’s tropical climate and Green Mark rating

requirements with special façade glazing, permeable groundlevel

paving for water recycling, and solar panels.

Galaxis is a 17-storey office development with a GFA of

approximately 50,000 m 2 . Its massing consists of two blocks,

an east and a west tower, that are placed on top of a five-storey

podium with 34 work-live lofts ranging from 37 to 83 m 2 and

two-storey food-and-beverage as well as retail units on a total

area of approximately 4,100 m 2 . 15

Fusionopolis Phase 2A: Innovis, Synthesis, Kinesis

Fusionopolis Phase 2A consists of Innovis, Synthesis, and Kinesis

and was designed by P&T Group. It is a research facility housed

in two building clusters that are separated by a landscaped plaza,

which also provides a connection to one-north Park. Two office

towers, the 18-storey Innovis and the 11-storey Kinesis, are in the

south. Synthesis, a five-storey cleanroom block, is in the north

of the site. All buildings feature pocket sky and roof gardens.

A lifted block volume connects the tall towers and allows for the

ventilation of the plaza.

Mediapolis

The design of Mediapolis by Maki and Associates echoes the

Japanese architecture firm’s Metabolist origins. Its monumental

form is entirely clad in machined steel. With a footprint of

approximately 15,000 m 2 , the building features 12 levels above

and four below ground. It has a GFA of approximately 118,000

m 2 and is visually divided into three main functional spaces:

1. a 1,600-seat performing arts theatre, 2. a broadcast centre,

and 3. Mediacorp’s corporate offices. These spaces are clearly

defined by volumes that form a gap serving as a gateway as

well as a view corridor for a pedestrian spine and a public plaza.

75

The main staircase has 50 steps to commemorate Singapore’s

50th anniversary as an independent nation in 2015, the year

of the building’s completion. The staircase leads to a publicly

accessible park on top of the ground-level car park volume with

landscaping that conceals mechanical vents and protrusions.

Cafés, restaurants, and retail programmes are shaded by the

main building and are orientated towards the park that was

designed as a green viewing plateau. The park features multiple

staircases that lead down to the ground level. Skylights provide

natural lighting in the large atrium lobby below. 16

Metropolis

Connexis, Symbiosis.

Designed by DCA Architects and completed in 2013, Metropolis

consists of two tower blocks with a ground-level retail mall

situated near the Biopolis Cluster and the Buona Vista MRT station.

Glazed cubic towers enclose rectangular floor plates with central

lift cores that comprise an area of approximately 3,000 m 2 .

Mid-level sky gardens, resulting from a site development

requirement in the Land Sales tender, interrupt the continuity of

the façades and provide a series of break-out spaces and greenery.

Nexus@one-north

Fusionopolis Phase 3 was named “Nexus@one-north”.

The development includes office and business park spaces for

media technology, science, and engineering research and

development industries. Completed in September 2013, its two

six-storey curved blocks are linked by a central plaza and a bridge

garden. The approximately 5 m height of the first floor allows

for large, shaded walkways and ground-level cross-ventilation.

Razer SEA HQ

Galaxis.

Inspired by a computer processing unit in action, the design of the

headquarters of Singaporean gaming and lifestyle company Razer

features a grey-and-green façade, aluminium cladding, and LED

bands. A design-build joint-venture with Boustead Projects, the

seven-storey monolithic massing has a footprint of approximately

6,400 m 2 and a GFA of 19,000 m 2 , with 16,000 m 2 for a business

park and 3,000 m 2 for commercial office programmes. The roof

over the ground-level parking and drop-off serves as a landscaped

courtyard that is surrounded by the publicly accessible circulation

of the C-shaped buildings. Green Mark-measures include solar

panels and internal sensor-activated lights. The massing ‘peels’ at

ground level to provide for a shaded walkway and entrance zone

amidst a landscaped street setback. 17

The Rochester

Innovis, Synthesis, Kinesis.

Designed by Tange Associates, The Rochester comprises

a hotel as well as serviced residential and office blocks on

top of a five-storey podium with retail and car park spaces.

The development covers an area of approximately 14,000 m 2

and has a GFA of 72,000 m 2 on 38 floors and one basement.

In their design, the architects aimed to “balance technological

innovation with the natural, human element” in the master plan

concept. The hotel and the residential towers form a ‘gateway’

for the pedestrian linkage to the Buona Vista MRT station.

The lower podia on pilotis react to adjacent historic black-andwhite

bungalows and preserves sky views and park edges.

The façades of the towers feature materials that are like those of

the Biopolis Cluster. 18

76

Mediapolis.

Razer SEA HQ.

Metropolis.

The Rochester.

Nexus.

One-north Residences.

77

One-north, control cases and subsites

One-north Residences

The one-north Residences are nine-, 13-, and 15-storey residential

apartment buildings with sloped roofs and a total of 405 units.

The development bridges between existing colonial-era barracks

at the new one-north Gateway. Its massing surrounds a

landscaped courtyard with pools and waterbodies, and opens as

a view corridor towards one-north Park. Ground-level commercial

and retail units are orientated to a plaza with a linear water feature

that is publicly accessible during all hours and acts as a connector

from one-north Nepal Park.

Control Cases and Subsites

Planning subzone

Kent Ridge

District

Science Park I

Science Park II

Subsite

Science Park Ascent

Queenstown planning area

In evaluating the effectiveness of one-north as an integrated

district, we conducted comparative studies of earlier planned

developments, namely Science Park I, Science Park II,

and Kent Ridge, all situated within Singapore’s Queenstown

planning area. These control cases were selected due to their

proximity and comparable urban context, minimizing external

environmental variables.

Our study of social performance examined social integration

in one-north, utilizing Kent Ridge as a control case due to its

similar urban demographic composition and vicinity. This proximity

ensured minimal distortions caused by differing urban environments.

Both districts, being near major educational institutions like

the National University of Singapore and the Singapore Institute

of Technology, offer a unique context of young professional

demographics and high-tech industry presence.

In terms of urban vibrancy, we compared one-north with

Science Park I and II. The latter, developed prior to one-north,

primarily serves business functions, making them suitable

for analysing the emergence of social hotspots and land use

integration. Queenstown, characterized by a diverse mix of

residential, educational, and business land uses, provided a

comprehensive baseline for this analysis.

Our study of economic performance focused on the mobility

patterns of employees and their interaction with urban spaces

in one-north versus Science Parks I and II, which share similar

economic functions. This study utilized a methodology designed

to analyse the spatial structure of districts and to understand

the ‘living room’ effect, a concept referring to the creation of

spaces that enhance comfort and psychological well-being

for inhabitants.

For our investigation of spatial and environmental performance,

we chose Science Park I as a control case. Our studies

assessed people movement, spatial and visual experiences,

and parameters such as outdoor thermal comfort and ecological

connectivity. Given the significant scale difference between

the districts, a methodological approach was adopted that

concentrated on comparable subsites within each district.

This facilitated a focused analysis of urban characteristics and

localized phenomena, avoiding the complexities introduced

by larger scale variances. Consequently, Science Park Ascent,

a subsection of Science Park I, was chosen for comparative

analysis with corresponding subsections in one-north,

enabling a detailed evaluation of architecture, urban design,

and environmental performance.

78

We chose three subsites with a 400 m radius in one-north.

The first two, Fusionopolis and Biopolis, are compact,

high-density building clusters while the third, Mediapolis, is less

compact and of lower density.

Biopolis

Biopolis

The 14.66-hectare subsite primarily consists of biomedical

industries and offices. Its layout is characterized by ‘flowing’

building forms that are divided by the district’s network of roads

as well as a series of smaller plazas and courtyards. The subsite’s

building massing allows for cross-ventilation and view corridors.

It was planned and designed to encourage walking, with low

footpath heights and reduced building setbacks that provide

shaded streets of a comfortable scale. 19 Skybridges connect

some of the buildings at higher levels to provide additional

walking convenience.

Fusionopolis

Fusionopolis

The 14.67-hectare subsite includes retail, commerce, offices,

and the underground one-north MRT station. Important buildings

include Connexis, designed by Kisho Kurokawa; Sandcrawler,

designed by Aedas; and Solaris, designed by CPG Consultants.

The one-north MRT station can be accessed through Connexis,

which includes multiple publicly accessible commercial spaces

above and below ground. Many F&B and retail spaces can be

found near the station, including on multiple levels in Connexis.

Mediapolis

The 12.32-hectare subsite primarily houses infocomm and media,

and office spaces. An important building here is Mediacorp,

which includes one-north Park Mediapolis on top of a car park

level that is also connected to the adjacent Tanglin Trust School

via an elevated walkway. The subsite further comprises office

buildings such as Razer, Seagate, and Alice@Mediapolis.

Mediapolis

One-north subsites.

Following pages: One-north, aerial view.

79

80

81

King’s Cross, London

Master Plan: Allies and Morrison,

Porphyrios Associates, and Townshend

Landscape Architects

Landscape:

Townshend Landscape Architects

Developer: King’s Cross Central

Building Types: Offices, residential

developments, public and community

spaces, hospitality venues, educational

institutions, retail and lifestyle amenities,

leisure, and recreational facilities

Climate Zone: Temperate oceanic

Location: Central London, UK

Coordinates: 51° 31’ 54” N – 0° 7’ 22” W

Date: Ongoing (Master Plan 2001)

Site Area (redevelopment):

Approximately 0.27 km² (27 hectares)

Dynamic urban redevelopment area

revitalizing a once-industrial locale into

a vibrant, mixed-use community blending

business, leisure, residential, and cultural

spaces with expansive public squares

and parks.

Ground coverage in King’s Cross and its surrounding

urban context

0

200 400 600 1000 m

Key building locations in King’s Cross

0 50 100 200m

Grey landscape

Road

Building footprint

Future development

Green landscape

Waterbody

Park

Central Saint Martins

Coal Drops Yard

Gasholder Apartments

King’s Cross Station

St. Pancras

International Station

22 Handyside Street

Aga Khan Centre

Esperance Bridge/

Canalside green steps

Google King’s Cross

Meta Office

One St. Pancras

Square/Gridiron

Four Pancras Square

King’s Cross, also called the King’s Cross Opportunity Area,

is a vibrant urban district located in the boroughs of Camden and

Islington at the heart of London. Spanning 54 hectares overall,

it serves as a prominent international transport gateway, housing

the iconic St. Pancras and King’s Cross railway stations. 1 Distinct

from the traditional Central London ambiance, King’s Cross

features a rich mix of functions including arts, public services,

education, and digital communication, alongside bustling retail

outlets and culinary establishments. This multi-faceted character

stems from the comprehensive vision of the King’s Cross

Redevelopment Area master plan, which covers 27 hectares. 2

The area’s transformation was propelled by a design competition

in 1999, culminating in the adoption of a master plan crafted by

the architectural firms Allies and Morrison, Porphyrios Associates,

and Townshend Landscape Architects. Despite being framed

by its railway and roadway surroundings, the redevelopment

of King’s Cross has been strategically focused on enhancing its

physical, economic, and social fabric.

The mixed-use approach and well-designed public spaces have

made King’s Cross an attraction for a variety of sectors, including

technology, finance, and high-end fashion, further enriching

its urban texture. A standout feature of this regeneration is the

adaptive re-use of historic buildings, notably the conversion

of the Granary and Transit Sheds into the prestigious Central Saint

Martins art school. This integration of heritage with contemporary

urban planning and design underscores King’s Cross’s unique

position in London’s landscape. 3

Background

For over 30 years, economic factors and transport uncertainties

drove King’s Cross’s redevelopment. Once a neglected area, it was

designated an “opportunity area” in 2000, with plans to expand

workspace capacity responding to London’s growing needs.

The master plan, shaped by 2001’s “Principles for a Human City”,

a document that resulted from a two-week workshop with

development stakeholders, emphasized flexibility, sustainability,

and heritage preservation amidst economic fluctuations. The project

will ultimately offer 280,000 m² of workspace, 47,000 m² for

leisure, nearly 2,000 homes, and various educational and cultural

spaces. The transformation of the area has led to a significant

increase in office rents, surpassing the Central London average

by 19% in 2022, up from 48% below the average rent in 2010. 4

172

King’s Cross, isometric and aerial view.

173

Granary Square, aerial view.

Regent’s Canal.

174

Urban Policy and Land Use Strategy

Central London, recognized globally for its diverse functions,

includes King’s Cross as a dynamic part of its urban fabric, aimed

at boosting economic and employment growth. The London

Plan, the spatial development strategy by the Greater London

Authority, envisions King’s Cross as a mixed-use area with strong

transport links and smart urban design to foster business and

community development, particularly around the railway stations

for enhanced accessibility and job opportunities. 5

Local government has adopted a flexible planning approach,

allowing for a 20% variation in the master plan’s guidelines

for building uses, dimensions, and heights, catering to the

evolving market demands and ensuring diverse usage within

the development. 6

Master Plan

The King’s Cross Redevelopment Area’s master plan revitalized

the area by blending historic elements with a new mixed-use

framework, resulting in a distinct district identity.

The redevelopment introduced 50 new buildings, preserved 30

historic structures, created 20 new pathways, and established

ten public spaces, including Granary Square at the heart of

the district.

The master plan aimed to create a cohesive public realm, integrating

the district with Central London through a network of streets

and spaces, allocating 40% of the area to public zones. Notably,

the main north–south route was designed to serve as a

significant visual and navigational axis, enhancing accessibility.

The district, bisected by Regent's Canal, combines historical

and modern elements: Pancras Square anchors the south with

notable office buildings, while the north features the Granary

Building, surrounded by a blend of old and new constructions.

The planning emphasized flexibility in building arrangements

and land use, supporting diverse developments like the

adaptive re-use of the Granary for Central Saint Martins and

the transformation of the Coal Drops Yard into retail spaces.

Heritage buildings contribute to the area’s character, hosting

innovative functions ranging from retail to dining. The plan also

integrated the canal into the public realm, enhancing connectivity

and leisure options. Additionally, green spaces like Camley Street

Natural Park were preserved, fostering a vibrant, round-the-clock

community in King’s Cross. 7

Land use in King’s Cross and its surrounding urban context

0

250 500 1000m

Site plan with key areas and buildings

0 50 100 200m

Forest

Park

Farm

Waterbody

Business park

Commercial

Industrial

Transport

Residential

White zoning

Sub-area

South of the Canal

The Canal and Granary

Public spaces in the study

Lewis Cubitt Park

Lewis Cubitt Square

Granary Square

Battle Bridge Place

King’s Cross Square

Cluster Characteristics

The master plan for King’s Cross includes detailed design guidelines

for specific “sub-areas” within the district, notably the South of

the Canal and the Canal and Granary Area.

In South of the Canal, guidelines focused on complementing the

adjacent Grade I 8 railway stations, ensuring that new developments

provide appropriate backdrops and smooth transitions in scale.

The design aimed for clear connections from the primary

interchange to other parts of the area, with streets varying in

character to maintain a human-scale environment, aligning street

openings to frame key views. 9

175

The Canal and Granary Area, central to the district, highlights

the canal and heritage buildings with an industrial flair. Design

goals here included the careful restoration of historic structures

and enhancing access to the underused canal as a public asset,

improving both physical and visual connections while respecting

the area’s unique architectural context.

Landscape Design

The landscape design of the district by Townshend Landscape

Architects aimed for inclusivity, establishing public routes and

spaces suitable for high footfall, integrating formal squares and

green spaces to create a variety of communal areas. Key spaces

include King’s Boulevard, Granary Square, Pancras Square,

Lewis Cubitt Park, Wharf Road Gardens, and Coal Drops Yard –

each with unique features and purposes.

Granary Square, spanning an area of approximately 8,000 m²

and ranking as one of Europe’s largest urban public spaces,

aligns its fountains with the iconic Granary Building, serving as

a central hub for public events. Pancras Square offers cascading

water, greenery, and seating, while Lewis Cubitt Park provides

sculpted lawns and trees as a local green retreat. Wharf Road

Gardens adds playful elements and greenery at the canal’s edge.

Coal Drops Yard combines industrial design with functional

public spaces, enhancing the shopping experience with

strategic plantings.

Building Clusters and Architecture

The buildings in King’s Cross feature a mix of large developments

along the periphery and smaller structures towards the centre

and northeast. Notably, extensive buildings such as railway

infrastructures and the Meta Office border the east, west, and

north, while the area around Regent’s Canal and Pancras Square

hosts medium-sized buildings within a courtyard block setup.

Handyside Street in the northeast transitions from commercial

and residential buildings to adjacent residential areas.

The architecture of King’s Cross blends adaptive re-use and new

constructions, maintaining a dialogue with the site’s past. Many

of the designs adopt a minimalist approach with well-proportioned

layouts, circulation, and planning, echoing the area’s industrial

history through cubic shapes, linear façades, clear level distinctions,

and traditional materials like brick, steel, and cast iron.

Adaptive Re-use and Restoration

These projects rejuvenate historical features and merge individual

buildings into cohesive units with modern social and retail spaces.

New additions such as the campus of Central Saint Martins,

Coal Drops Yard, and Gasholder Apartments complement

existing structures with prominent roof designs and glass

façades, enhancing the area of King’s Cross and St. Pancras

International stations.

Central Saint Martins

The development is a 40,000 m² mixed-use campus for the

University of the Arts London, housing Central Saint Martins

College of Arts and Design since 2011. Designed by Stanton

Williams, the campus emphasizes fluid circulation and

interconnectivity among departments. The project features

the restored 1851 Granary Building facing a new public square,

previously used for grain storage. The adjacent Eastern and

Western Transit Sheds, each 180 m long, have been repurposed

for workshops, shops, and bars. Two new four-storey studio

buildings, complementing the Granary, offer student housing

and frame a large courtyard, covered by a translucent ETFE roof

for exhibitions and activities, with a second, naturally lit internal

street below a glass skylight enhancing movement and light. 10

Coal Drops Yard

Coal Drops Yard, redeveloped in 2014 by Heatherwick Studio,

transforms two Victorian coal storage warehouses into a retail

and dining space. The innovative design raises and extends the

original gabled roofs using slate from the same quarry, creating

a central shaded area and an enclosed upper level under a

35-m-wide curved roof supported by 52 steel columns, merging

modernity with Victorian architecture. Surrounded by train viaducts,

the space enhances circulation with upper-level shops. The project

earned the RIBA London and National Awards in 2019. 11

Gasholder Apartments

The Gasholder Apartments, designed by WilkinsonEyre in 2018,

consist of three residential buildings set within historic 1867

cast-iron frames. The development features three cylindrical

structures of varying heights inspired by the original gasholders,

which increased or decreased depending on the gas pressure

inside. A central courtyard with a water feature connects the

buildings. The modern steel-and-glass façade contrasts with the

old iron frames, and the 145 apartments feature electronically

controlled perforated screens for privacy. 12

King’s Cross Station

King’s Cross station, redeveloped for the 2012 London Olympics,

included new constructions, re-use, and restoration, notably of

the Grade I listed façade. John McAslan + Partners redesigned

the station to highlight the original 1852 south façade by Lewis

Cubitt, playing a crucial role in the area’s regeneration. The

renovation features the prominent western concourse with its

vaulted canopy, along with upgrades to the eastern building and

both train sheds. The northern wing was restored to its original

design, enhancing pedestrian flow and ticket services. This blend

of old and new architecture has established King’s Cross as a

landmark transport hub. 13

176

St. Pancras International Station

The iconic Grade I listed Gothic Revival station, redeveloped by

Pascall + Watson, features restorations and new additions to

the original Barlow Shed. Extensions include “floating” canopies

for longer trains and new light wells enhancing views and

illuminating the retail concourse, connecting to King’s Cross

station and the London Underground. The project received the

Civic Trust Award 2009, RIBA Regional Award 2008, and was

a finalist for the RIBA Special Awards 2008 and Crown Estate

Conservation Award. 14

New Buildings

King’s Cross’s new buildings largely feature rectilinear layouts

with curtain wall glazing and additional fins as well as perforated

screens for light and privacy. Their design often references

historical architectural features with elements like plinths, bodies,

and roofs, alongside well-proportioned façades and skylights,

while the interiors embrace modernity with open plans, full-height

atria, rooftop gardens, and ground-floor areas dedicated to social

and retail activities, enhancing transparency and interaction.

Central Saint Martins.

22 Handyside Street

This three-storey building by Coffey Architects, constructed of

concrete and steel, complements its environment in scale

and volume, with a diagonal, multi-pitched roofline that reflects

the train tunnels below. The building’s glazed curtain wall façade

optimizes natural light, complemented by white perforated

aluminium panels. Inside, a central staircase with Valchromatcovered

sides stands out against the white walls, illuminated

from above by a triangular skylight. 15

Aga Khan Centre

The Aga Khan Centre, designed by Fumihiko Maki and

inaugurated in 2018, houses the Aga Khan Foundation’s offices,

research, and educational facilities. This nine-storey building

features a white Andalusian stone façade, ceramic fritted

windows, and a sharply angled glass roof. A central atrium runs

the full height of the interior, around which are arranged eight

Islamic gardens, spanning roof gardens, terraces, and multi-level

courtyards, all adorned with repeating geometric motifs on

doors, walls, glass, and ceilings. 16

Coal Drops Yard.

Esperance Bridge

The truss-form bridge, designed by Moxon Architects in 2021,

facilitates pedestrian movement from King’s Cross and

St. Pancras International stations to Granary Square and

Coal Drops Yard, as part of the shopping complex’s master plan.

Positioned atop an existing utility bridge, its curved, red-painted

carbon steel ribbons echo organic forms, offering a visually

striking river crossing complemented by canal-side green steps. 17

Google King’s Cross

The 11-storey workspace building, a collaboration between

Heatherwick Studio and BIG, opened in 2018, features a

330-m-long cascading design with terraced roof gardens above

boutique retail spaces at ground level facing the boulevard.

Its steel-glass façade, segmented into three tiers to respond to

Gasholder Apartments.

177

King’s Cross Station.

Aga Khan Centre.

St. Pancras International Station.

Esperance Bridge.

22 Handyside Street. Google King’s Cross.

178

the adjacent three-storey train shed buildings, includes horizontal

bands of angled, timber sun-shading fins interspersed with

greenery. The building offers 250 m of ground-level retail and

event spaces, enhancing the King’s Cross area’s urban appeal. 18

Meta Office

The Meta Office, an approximately 37,000 m 2 complex by

Bennetts Associates at Lewis Cubitt Square, consists of

four rectilinear structures with rooftop gardens aligned with

the site’s curved edge. Its façade features curtain wall glass

and double-layered bronze anodized aluminium panels and

louvres for shading. The design boasts high-ceilinged offices,

open corridors, and staircases leading to a central atrium

illuminated by a full-height skylight. The interior combines planter

greenery, exposed concrete, and steel fenestration, with diagonal

steel bracings nodding to the area’s industrial heritage. 19

One St. Pancras Square/Gridiron

The approximately 4,600 m 2 , eight-storey building by David

Chipperfield Architects, positioned between King’s Cross and

St. Pancras International stations, showcases classical architectural

features with horizontal concrete balconies and 396 vertical

columns in woven recycled cast iron. A double-height loggia

at ground level, adorned with Grigio Carnico marble, offers

a sheltered space with commercial outlets and an Underground

entrance. The building features climate-responsive design with a

hybrid ventilation system, active chilled beams, operable windows,

and rooftop solar panels. It has received multiple accolades,

including the Civic Trust Special Award for Sustainability 2016,

BREEAM Offices New Construction 2015, RIBA National

Award 2014, and New London Architecture Office Buildings

Award 2014. 20

Four Pancras Square

The ten-storey office building by Eric Parry Architects, featuring

two basement levels, has a distinct rust-red weathering steel grid

façade with white ceramic slab brise-soleil protecting the interior

glazing. This design pays homage to the 19th-century industrial

background, supported by a Vierendeel transfer structure for an

open-plan ground floor. The building, which earned a BREEAM

2014 Outstanding rating, boasts a moorland roof garden with

37 indigenous plant species and multiple ponds. 21

21 Meta Office.

One St. Pancras Square/Gridiron.

Following pages: Heatherwick Studio, Coal Drops Yard, 2018.

Four Pancras Square.

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