Unsupported browser

For a better experience please update your browser to its latest version.

Your browser appears to have cookies disabled. For the best experience of this website, please enable cookies in your browser

We'll assume we have your consent to use cookies, for example so you won't need to log in each time you visit our site.
Learn more

Patricia Brown: How London 3.0 could shake up the capital

Patrica brown  anthony coleman

For the past 20 years, Patricia Brown has acted behind the scenes to shape major developments across London. Now she’s going public to say we need a new approach to regeneration in the capital that improves everyone’s lives. Christine Murray reports

We’re in the Bridge Theatre, designed by Haworth Tompkins, a stone’s throw from City Hall in the heart of Berkeley Homes’ One Tower Bridge development, and it seems that everyone in the room knows Patricia Brown. 

Roger Madelin, head of Canada Water for British Land and former Argent chief, has just spotted her. ‘We’re having breakfast in a couple of weeks, right?’ Moments later, London Theatre Company co-director Nick Starr, former National Theatre producer, pops over to say hello.

‘I helped them out,’ says Brown of the Bridge Theatre. ‘This was the Section 106 for the project, and it almost didn’t happen. It had to be a cultural space, but they didn’t have a tenant. I introduced the developer to the theatre company and …’

London’s quality of life has to be more than public realm and a flat white

It’s a familiar story from Brown, who has been joining the dots in development for the past 20 years, first as chief executive of Central London Partnership, then as director of her own consultancy, Central.

I accuse her of being London’s invisible hand: ‘I suppose I am,’ she laughs. ‘A lot of what I do is make connections, because I know someone who would benefit from meeting somebody else. They might do the ribbon-cutting, but it’s often me whispering behind the scenes.’

If Brown’s role as strategic matchmaker sounds modest, the results are not. It was Brown who led the lobby to pedestrianise Trafalgar Square. Brown, again, who introduced Central St Martins to King’s Cross when the Granary Building was still a husk in a slum. It was also Brown who negotiated with the tree activists on the Heygate Estate, which led to the creation of the ‘urban forest’ at Elephant Park.

The bridge theatre, haworth tompkins

The bridge theatre, haworth tompkins

Source: Philip Vile

The Bridge Theatre by Haworth Tompkins

Brown was deputy chair of the Mayor’s Design Advisory Group under Boris Johnson, where she led on the Good Growth Agenda, now part of the London Plan. She revived the London Festival of Architecture as chair and appointed Tamsie Thomson as director. She is vice-chair of the British Property Federation’s Development Committee, sits on Great Western Railway’s Strategic Advisory Board and is a design adviser for HS2.

Now, after place-whispering for 20 years, Brown is going public with a vital message and a new concept: London 3.0.

‘London went through an urban renaissance but, while King’s Cross is a great success, the Land Securitisation of Victoria Street is not,’ says Brown. ‘We are often doing development and not regeneration. Lots of communities feel disenfranchised. They can’t see the benefits. There aren’t enough homes.’

The bottom line: Brown believes we need to crystallise the lessons learned from 20 years of regeneration – especially where developments failed to improve the lives of Londoners. 

‘London’s quality of life has to be more than public realm and a flat white,’ says Brown. ‘We need to create a more equitable environment. We were focused too much on physical regeneration, and not social regeneration.’

London 3.0 would feel easier to walk around, be less polluted, and the transport system would work better

Enter London 3.0, Brown’s imaginary future for London.

‘It’s a vision for how we want to live, so that we can educate political figures about what life in the capital should be like,’ explains Brown.

If it seems a bit vague, Brown says that’s because it’s a ‘brown bag lunch’ – an open-ended concept that she wants as many people as possible to feed into until it becomes a buzzword for a future London we’re all heading towards, prioritising quality of life and liveability.

Granary square, king’s cross

Granary square, king’s cross

Source: Jack Hobhouse

Granary Square, King’s Cross

‘London 3.0 would feel easier to walk around, be less polluted and congested, and the transport system would work better than it currently does. We need different kinds of housing and a range of products that deliver more affordability in housing.

‘And it would be a technology-enabled city. More than putting a digital lamp-post on the street and calling it a smart city, it’s about what [technology] can do for people to make it a place.’ Brown’s hope is that London 3.0 will become ‘a conscious controlling hand’. She says: ‘It’s about gentle education, bringing together public and private sector interests and helping people see different points of view.’

A shared vision is crucial, Brown explains, because projects such as King’s Cross take 20 years to complete and politicians rarely stick around for more than four. In addition, public consultation is rarely meaningful.

‘Quite often local authorities are frightened. They clench up and fail to engage because they feel like people are against them,’ says Brown. ‘People are far more reasonable than they think. It’s important to listen and talk.’

Asked about the controversy surrounding affordability at Elephant & Castle, Brown suggests critics of Lendlease should be lobbying government instead.

South gdns 2 tim crocker

South gdns 2 tim crocker

Source: Tim Crocker

South Gardens, Elephant Park, by Maccreanor Lavington. Brown negotiated with tree activists to smooth the path of the development

‘I’m not saying Lendlease and Southwark have the perfect scheme. I won’t go into the whys and wherefores of the financing. But there’s a question here about local authorities being pragmatic about development [to] get things done.

’We were in the grip of the recession and Southwark had failed to deliver any regeneration at Elephant & Castle, and otherwise we would still be looking at a hole at the Heygate Estate.  Why are these homes not affordable? That’s a question we need to ask the government, rather than beating up developers for developing a product.’ 

‘We don’t have a government that builds homes,’ she adds.

To realise London 3.0, Brown says, the entire development industry needs to pull together. ‘We have to take a more proactive role in the kit of parts that makes London,’ she says. ‘We have to stop working in silos. We have to enable leaders and public and private interests to work together.’

Harnessing technology is key: ‘When you think about the complexity of London, about what local authorities need to get their heads around, I’d like a [technology-enabled city] to help them, too,’ says Brown.

‘London needs to work like a well-orchestrated symphony and you need a much more hands-on – but invisible – conductor for that. 

‘I’m not the only person who thinks about these things, but I want to bring lots of pieces to the table and work out how they all fit together.’


Readers' comments (2)

  • OK, so what happens next, or will these secret hands keep pulling strings and hope good things happen? London isn’t as bad as she makes out. It does work, perhaps not perfectly, and for everyone, but it’s a damn site better than a lot of places in the world.

    And she is not perfect herself. Who is? HS2 is a mistake in it’s current shape. Heathrow Expansion is distorting the future. Local and Central Government has never been that good at housing, as some of the recent disasters show.

    Let’s have an honest discussion with cards on the table. Let’s keep talking, not a one off and goodbye. Who will organise this? The AJ? Sadiq Khan? The RIBA? Grovesnor Estates? Ms Brown herself?

    I and we look forward to the date and a venue?

    Unsuitable or offensive? Report this comment

  • First week of September. Still looking forward.

    Unsuitable or offensive? Report this comment

Have your say

You must sign in to make a comment

Please remember that the submission of any material is governed by our Terms and Conditions and by submitting material you confirm your agreement to these Terms and Conditions.

Links may be included in your comments but HTML is not permitted.

Related Jobs

AJ Jobs