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Dan Wang: Silicon Valley Culture, London’s Building Crisis, and China’s Cultural Squeeze

April 21, 2026 Ben Yeoh

Dan Wang joins Ben Yeoh for a conversation about what different societies are good at, what they neglect, and what that reveals about culture, ambition, and power. Starting with Silicon Valley, Dan argues that tech has become thinner-skinned and less funny as harder-edged founder culture has replaced its more playful countercultural roots. That narrowing shows up beyond humour: San Francisco still has legacy cultural institutions, but newer tech wealth is often far less willing to support the arts unless it can see a direct return.

“You have to have a sense of which rules to break. If you break no rules ever in life, you will absolutely get nowhere.”

From there, the discussion opens out into a broader comparison of California, London, and China. London, in Dan’s view, is almost Silicon Valley’s opposite: culturally rich, socially sparkling, and full of serious artistic life, yet held back by pessimism and a deep inability to build.

“The UK has the housing prices of California and the per capita income of Mississippi State.”

 Ben pushes on whether Britain could reverse that decline if it fixed planning, housing, and energy bottlenecks. China, meanwhile, is presented as a place of extraordinary physical achievement but increasingly constrained cultural production, where censorship, weaker reading habits, and even food delivery systems are flattening parts of public life.

“The discussions on AI seem to have quasi-religious tones. Either this is going to be utopia or this is going to plunge us all straight into hell.”

They also explore why AI debate has taken on a quasi-religious tone in California, with utopian promises on one side and apocalyptic fears on the other, while more immediate problems such as propaganda, low-quality content, energy supply, and permitting constraints receive less attention. The second half of the episode turns more personal and literary: neurodiversity in Silicon Valley, cadet training and discipline, opera, Shakespeare, Tom Stoppard, writing craft, and the underrated practice of retyping great prose or reading plays aloud with friends.

“The immigrants are best able to appreciate what works and what works badly in every particular culture.”

It is a wide-ranging conversation about how people think, what institutions reward, and why culture matters more than technocrats often admit. 

Summary contents, transcript and podcast links below. Listen on Apple, Spotify or wherever you listen to pods. Video above or on Youtube.


Contents

  • 00:21 Why Tech Lacks Humor

  • 02:09 Silicon Valley Arts Funding

  • 05:28 London Versus California

  • 08:31 China Culture Censorship

  • 12:56 Food Culture US China

  • 18:58 AI Utopia Versus Doom

  • 23:04 UK Building Energy Bottlenecks

  • 30:58 Fixing UK Planning Housing

  • 34:28 Neurodiversity In Silicon Valley

  • 37:04 Cadets Discipline Rule Breaking

  • 39:15 Modern Opera: Mozart. Verdi Debate

  • 42:04 American Shakespeare Picks

  • 45:31 Book Tour Reflections

  • 48:09 Retyping Great Writers

  • 52:56 Reading Plays Together

  • 58:29 Playwrights And Prose

  • 01:01:38 Overrated Underrated Round

  • 01:10:21 Advice For Your Twenties

Transcript (lightly edited, transcribed by LLM AI, so mistakes are very possible)

Ben: Hey everyone, I'm super excited to be speaking to Dan Wang. Dan has written an excellent bestselling book on China and America called Breakneck.

Dan, welcome.

Dan: Great to be here.

Ben: In your recent annual letter, you suggest it's nearly as dangerous to joke about the top Silicon Valley venture capitalist, as is to joke about a Chinese CCP party leader.

Why does Silicon Valley have no humor? And did it ever?

Dan: at one point it probably had a little bit of a sense of countercultural humor. In the days of Steve Wozniak perhaps Steve Jobs, there were slightly playful act personalities back in the eighties up until the nineties.

And then these much harder core nerds took over. Does Bill Gates have much of a sense of humor? Does Mark Zuckerberg have much of a sense of humor? Perhaps so in private but certainly not in public. And so I think that there is this progressively thinner skin where every generation of founders loses a little bit of humor and funny points.

And then they also shave off a little bit more of their skin. And I think that is really well represented now by Elon Musk, who maybe it's not his fault now he's trolled to insanity three times a day before breakfast by all of these crazy people on the internet in a platform that he controls.

I think that this is also, perhaps he is a little bit funny. He certainly thinks of himself as being very funny, but I don't think that there are many sparkling personalities in the tech world such that it is pretty difficult. And I've tried this exercise going up to tech friends and asking who is the funniest founder out there?

It's a pretty thin list of names.

Ben: And they started off in the hippie world. I guess that wasn't necessarily the tech bro. So it is interesting that they do seem to have lost their sense of humor. Also Silicon Valley. And the CCPs seem to me to be less involved in cultural production.

Standup comedy would be one thing, but it also seems to be the case in art and music with some exceptions. So for instance, Patrick Collinson of Stripe fame seems to be very interested in beauty, but do you sense this too, of overall cultural production? And is this narrowness a big problem for Silicon Valley or not really?

Dan: San Francisco has a certain amount of elite culture. And so I am thinking about the art museums. I'm thinking about the opera and the ballet where the old rich, the old money in San Francisco has given fairly generously to the symphony, the opera et cetera. The arts, which makes it look quite a lot more like New York City.

And there is some new money that is also involved in some of these pretty traditional art forms. But generally speaking it seems like these. New billionaires that have been created over, let's say the past 10 years, have become significantly less interested in funding the arts.

Broadly speaking the movie theaters, the indie movie theaters have been closing down in San Francisco. Downtown is generally a mess. There's very little foot traffic. And even the art museums are not necessarily doing super well. And so when you combine all of these things and you have the fact that Silicon Valley billionaires are much more eager to fund the next generation of technology than anything else which has been one of the great factors of Silicon Valley success that you had, the semiconductor people funding, the telecom, people funding the internet, people funding.

Now the AI people. And so I think that has generally been pretty positive. But when creatives go up to billionaires and ask for money for the arts, the billionaires are often asking for a return as if arts could ever be productive. As if the arts could ever be profitable almost anywhere. And so you cannot possibly generate a real return on the arts, whereas it seems like the rich people in New York and LA are quite a lot more forgiving of the fact that if they give money to a documentary filmmaker, they'll never see a scent back of it.

Ben: I think it, Silicon Valley seems to understate that intangible return, the sort of cultural reputational value, social capital, or however you would put it. So do you think if you were to add a cultural institution in San Francisco around Silicon Valley, that would be a good idea and what would it be?

Dan: I'm not sure if I could add a new cultural center. I think it is. It's hard to figure out what the right format is. Could it be something in visual arts? Could it be something in the theater? Perhaps. But I think that something has to grow, probably out of the tech world out of something that the tech world really embraces.

And the challenge is that I don't think that many of these tech people want to go to the opera except as an affectation. Or really see very many plays because the play going audience in the US is generally fairly smaller. Even in somewhat larger cities like Boston or dc or la.

There is a scene, but it is quite a lot more difficult to find than in a place like London. So here's my case to you Ben, that if we had to find the polar opposite in terms of culture to Silicon Valley, is it not London? In Silicon Valley, you speak to a lot of engineers and they don't necessarily have many jokes to tell as I've established.

They don't have much culture that they want to go to in London. It is much easier to find to chat with people where those conversations sparkle. And the plays and the classical music and the visual arts are completely off the charts for even I think for most Americans, even perhaps for a lot of New Yorkers, the cultural scene in London is really amazing.

And whereas the weather in the Bay Area is pretty, pretty perfect the weather in London is by default, fairly gloomy. So isn't London the opposite end of the world from California?

Ben: I think it's, I think that's almost correct. So London or the UK as well, you've said you've argued it's very good at clever sounding industries.

But the offshoot of that is maybe we're overweighted in journalism, also accounting and legal, but we're also overweighted in theater arts, visual arts, music and all of that. So it makes us extremely happy. Culturally rich and actually there's a lot of soft power cultural events. So even nearby there's Glastonbury, you've got the tennis and the rowing and the sporting events and all of those kinds of things as well as that soft cultural power.

On the other hand, we don't build anymore. We've got poorer. Millionaires are still leaving us, although actually non millionaires are still wanting to come to the uk. So I think a lot of Chinese millionaires are leaving China and going all over the place, but some of them are still coming to the UK so that's interesting.

On the other hand, And it also means that I think London in some ways has a little bit like the US some fixable problems because some of the stuff which is around there is more fixable. Then it would seem, but I'm interested. So if San Francisco has maybe this cultural problem, it'd be interesting whether we think that's broadly in some spots of America, and I wonder whether China also has some of these cultural problems as well.

So I'm not sure whether you find, I think in your letter you did say Beijing and Singapore were, Beijing and San Francisco are a little bit similar in that respect, but whether you think that is also a problem of narrowness across a lot of their Chinese cities.

Dan: Yeah there's also something else that Californians have that Londoners and British people do not have, and that is optimism.

And so I think that there is a little bit of this sense. Even among Brits are the first people to say that, yeah, they're all very cynical. There's not that much hope for the future. I find it a little bit odd that there is just this self-professed pessimism gloom within the national culture.

And I think that is probably not a healthy trait when everybody kind of jokes about it. I think I am a little bit more constructive, at least in a lot of parts of culture, in the US relative to China. Chinese culture such as it is, has been very severely squeezed by the censorship apparatus.

Very few art house films anymore. Not that much by way of very popular groundbreaking fiction. That, there's a lot of really creative short form videos and they can AI slop with the best of them. I think in terms of broader culture, I think that China has not done super well, not much in terms of journalism because that has been the part that has been strangled the most.

And so maybe some people are really impressed by dancing robots on really big bridges. But I'm not sure if that is going to be the sort of culture that you and I are very much drawn to. Now, you and I are quite different, but I think that Chinese cultural production has been pretty disappointing.

And I think in general fewer and fewer people read and read books in China these days. That's my sense that the book sales are really falling. At least in the US the book sales have been holding steady over the last few years. Now a lot more people are reading. Romantic and fairy smut, which is fine and whatever.

But I think that it is still pretty striking that book sales are holding up in the US where they're falling in China. So at a first approximation, people are just reading far less in China these days.

Ben: And I think if China does end up stumbling, it will be because they've tried to engineer on the social side, all of their physical engineering, which you described very well in your book, has been so successful.

But the social political engineering has been such a disaster. And I know you're very critical of the one child policy, but reading it over, I wonder whether we understate how catastrophic that could be for the medium term in China. So it'll be interesting to see where that holds.

And I do think you're right that actually Brits in general are a little bit pessimistic for those who've been around, but those who come to London. Immigrants first, second, even third generation, actually remain optimistic. And this is the kind of interesting thing about where they've left and they think of all the great parts of London and the uk and just to really perplex that Brits don't really value that as much.

And I find this is a little bit in Americans as well, they don't quite appreciate what they have yet. The immigrants who come and say this is amazing. Why don't you, why don't you appreciate it? And I'm also immigrant

Dan: immigrants are the best people to assess. I think they're the best people to appreciate local cultures.

The left I think generally is too critical of cultures and the right are too critical of the immigrants, whereas the immigrants are best able to appreciate what works and what works badly in every particular culture. But I do find it a little bit sad.

Immigrants arrive in the UK feeling quite optimistic and maybe that effect persists. But generally the people, the culture around them is trying to drag down their mood or that just happens that most people are, have a bad mood or over the longer term, that feels a little bit sad to me.

Ben: Yeah, I completely agree. I do think London's a little bit of a special exception of, versus the rest of the uk. But I do think that is the general vibe and that it's

Dan: more optimistic or less optimistic.

Ben: It's more optimistic. But then London isn't, probably half of London even something like that has English as a second language or a co language.

It's every immigrant, either first or second generation. So perhaps it's a little bit different and it has such strong agglomeration effects in London, which you really don't see in any other cities, which actually is a real problem for the UK versus even Germany or France.

But particularly versus the us I was in Nashville not too long ago, and Nashville can just go and do their own thing. They're a, I think they were half a million people when I saw them last time, which was maybe 15 years ago. And now they're almost a million person city and growing with their own culture and vibe, and they can stand alone in that.

Whereas a place like Leeds can't even put in a tram or a metro system. And all the best people from Leeds, not quite all, but a lot of them end up in London. So that's one of the UK specific issues. On the other hand, the thing about the immigrants coming in is that means that the London food scene has got, amazingly better over the last 10, 20 years, even the last two or three. I was interested, do you think the differing food cultures coming back to the US and China have anything to explain about how similar or different the US and China are? Obviously China has got quite a monumental headstart on the US which I don't think America will ever close up.

But maybe it might, and I would be interested in what you think the most underrated US food is and whether food cultures explain anything around the US and China differences.

Dan: China has a monumental lead on food production. Perhaps the only other arrival to Chinese cuisine is Indian cuisine.

Now I still prefer Chinese over Indian because I find that there is more variety and better use of better ways to prepare vegetables than Indian cuisine. But I think that China is already at the peak of various ways to prepare, whether these are vegetables and greens or duck and rice and almost anything else.

We care to name the Chinese who have perfected it. Perhaps the only exception is alcohol. They don't integrate alcohol quite as well into the food, but. I think that the Chinese have represented some sort of perfection. On the other hand, if you are in a state of near perfection, it is really hard to grow beyond that.

And I think that there is a little bit of a sense among some foodies in China that food culture in China has gotten just a few percentage points worse over the last five, 10 years. There is just much greater emphasis on these central commissaries to produce food outside of restaurants and then ship it into restaurants for them to essentially reheat.

And that has grown because people value speed over taste. There is just much more of a takeout culture because it's super, super easy to have food delivery. There's something, there's some figures now that the number of people working in food delivery just part-time in China could be north of 200 million people is what I saw in the Wall Street Journal because the job market is so bad.

So what could be really amazing for getting food is not so good for the job market and perhaps not so good for the cuisine itself because people are just so optimized for making food work well inside a box and a container that could be delivered in 25 minutes or less. And as China's grown richer people are more interested in different varieties of foods.

But I think that there has also been quite a lot more standardization within the foods as more chains have taken off as well. And given that the US is so far behind China there's tremendous room to grow. And over the last two decades in the last few years, I think that all sorts of food in the US has grown better.

There is even more of a migration culture into the US where, you know. A lot more Nigerians settle around the Houston area. There's all sorts of different varieties of people bringing their cuisines to the US. I think that Americans are learning to eat better themselves.

They have greater demand for seafood or fruits and the US also has, the US perhaps has very good recreations of let's say a Parisian croissant or anything else. It is just a little bit hard to get to. And so I think that the US has this dynamic churn even though it might perhaps never quite converge to Chinese levels of perfection.

Ben: Yeah, I agree. And I would probably add to that, that I've seemed to sense China because of this. Influenced modern tradition I guess, and the food influencer, they are now slightly cooking to how it looks on the plate over taste. Yeah. So obviously presentation is something. And so that has also maybe taken a couple of points down because they are so good at engineering, like you say, this central planning of food delivery.

That means that maybe the speed and efficiency's gone up, but also at the cost of, at the cost of taste. I also think maybe the most underrated American food for me is barbecue. So they've got this huge barbecue tradition in lots of different ways of doing it. And that seems also to me obviously influenced, but quite quite American.

But do you have an underrated American food?

Dan: I like barbecue, but I think that the challenge with barbecue is that you really should not have it multiple times in a row. Yeah. And for me, that is one metric for thinking about food. I have no hesitation about having Indian food multiple days weeks in a row.

The same goes for many other types of cuisines. If I eat barbecue twice in two days, I think that would be a little bit too much for me. I think that. Probably overrated is Californian cuisine. There has been so much of this emphasis on Californian cuisine, which started with Alice Waters and all sorts of other big chefs in Northern California.

To me that is not very distinctive if we wanted to look at another sort of cuisine. I haven't spent much time in l Louisiana, but I would really like to eat much more in New Orleans which seems to have a very good local cuisine. But just generally, I think what I would bet on is, immigrant cuisines in the US whether that is, the Austin food scene getting quite a lot better, whether that is the Nigerian food scene in Houston. I think that Chinese cuisine still has room to grow. In the US there's a lot of excellent Taiwanese in the, let's say the LA area.

There are all sorts of fantastic Chinese in the flushing area in Cupertino even. I'm getting better and better Chinese food, which is not too far away from where I am at Stanford University. And so I think that there is always room for growth in the US so long as we are still welcoming of people.

Ben: Yeah. Okay. I should move on from food, which we could probably, we should do a long chat just on food. I think we could do two or three hours on that. But I have to mention ai, which is all over everything. And you even mentioned it in your latest letter, and it's interesting when I hear Silicon Valley people or maybe Americans in general they all seem to either talk about existential risk of losing jobs or everything going completely wrong.

Or they talk about a tech utopia where AI solves everything from climate to poverty to manufacturing. And there doesn't seem to be a middle road discussion and maybe not even that much thinking of the kind of economic bottlenecks and things like that. What do you make of this, and do you sense this as well and do you think central planners have any edge in AI because of the energy supply chain and Americans are just too much focused on these kinds of really strange tail risks on either side.

Dan: It is a very strange thing in California. The discussions on AI seem to have quasi-religious tones. Either this is going to be utopia or this is going to plunge us all straight into hell and the machines are going to torture our minds for eternity. And you know what, if we just get a scenario in which which will be amazing in which productivity growth TFP growth goes on for 5% five percentage points for a very long time, I think that would be a pretty positive scenario.

But, when we talk about AI safety in California essentially what that means is how do we stop the machine God from torturing us for eternity rather than, oh how are people engaging with this very strange information ecosystem in which there's gonna be. A lot more slop and perhaps a more adversarial propaganda that is going to turn us all insane.

That to me feels like a very tangible sort of product, that project that we perhaps should discuss and tackle and try to solve. But this might be doing to teenagers. And, but instead, we can only talk about the antichrist. And that feels very strange to me. But tell us about the tenure of AI discussions in London.

Obviously London is one of the big AI hubs in the world. How do folks in London talk about it? Is it more the California variety or in, is it the variety of how do we control the harms and increase TFP?

Ben: I guess there's a little bit of both of that Californian variety and there's a little bit of the harm piece, particularly the bias piece and a little bit we've got a little bit of regulation or start up in terms of regulation in terms of as of now, are there biases?

Is it just gonna do utilitarian decision making? How do we incorporate other forms of thinking in that? But I would say there's another strand which kind of leans towards what I see in Asia, all to do with energy infrastructure and supply chain infrastructure, which slightly crosses over with. The climate conversation, which obviously is really diminished in America for other reasons, but there is this kind of very self-interested saying we've got a real problem if we don't have a supply chain.

If we can't build, we don't have energy infrastructure, and if this is gen, just basically a way of turning energy into some form of intelligence how do we deal with that? Which is this kind of more European wide issue of the fact that we can't build. We can definitely see that China seems to have a headstart in that and America is forming.

So that's the other part which kind of fills in London a little bit. And maybe that's because London is a little bit more connected to old world economies that I guess everyone except the US is underweighted technology versus some of these old world things. And that particularly in the last two or three months has started to come as a conversation, as people go, oh, this bottleneck seems to be these data centers and the energy.

And then they go why can't we produce the energy? And it's not that we don't have the technology as we don't seem to have the permits. We don't seem to have the regulatory things. And they're going, why is that? And why can China build like the equivalent of all of us? Domestic energy in six months or something like that.

And America had taken seven years just to build 10% of that. So those are the questions which are starting to come up, which is intersectional with that AI question. But is coming up with that on the supply chain? So maybe that's somewhere where central planners might have an edge because of all of that?

Dan: Yeah. Generally I think every year China builds about as much as one or two UK's worth of total energy every single year. And I used to collect these figures more actively, but I think that's the rough pace at which they are going. And it, it should, we expect that London can hold on to AI leadership in the longer term if it is impossible to build much more power and really difficult to build transmission lines and really difficult to build data centers because we take a look at some of these headlines around the uk.

The FT has recently written about the fact that home building in London has essentially collapsed. And I wrote this line, which is not quite right, but roughly accurate that the UK has the housing prices of California and the per capita income of Mississippi State. And the third runway for Heath Row, which has been planned for about 20 years now.

Yes. Yeah. It's supposed to cost 30 billion pounds. And so if we can't get the basics right, how can the UK really hold on to leadership for a pretty important technology?

Ben: I think on a 20 to 30 year view, unless we fix a couple of those things leadership will definitely lag. Maybe it's okay being, I think the uk depending on how you score, it's something like.

Number 10 as a kind of power, but slipped. So 10 years ago you probably could have said it was number eight or number nine. And in aggregate it's maybe slipped a place or two, it slipped less than Italy, somewhere like South Korea. Which metric are you

Dan: looking at?

Ben: Which next? You do a blend of things like soft power, GDP education and some of these things.

And if you aggregate it, there's a soft slipping of the uk. Some of it has slipped, more cultural powers probably have probably held on. And so I would see that continuing. But on the flip side, we have got some tail optionality. I wouldn't put it as too high probability, but some and maybe things will still have to get worse to look better because for instance.

If the country changes its mind on things like mini nuclear power or also particularly onshore wind. So we've got the planning for wind, not the interconnections and not the final planning. And actually we've got mini nuclear power SMR technology through British industry. So this is a thing 'cause it can come through some of our engineering, so it won't feel like, oh, we have to rely on foreign technology.

That is possible because you could put mini nukes next to smaller data centers and London could keep up. I'm not sure it will go through with this, but there's been a nuclear power review with, puts it as a possibility. So you really rely on that coming down on the cross curve. Otherwise I Do

Dan: Do you think politically and in terms of permitting people will accept having these mini nuclear reactors spread throughout the country?

Ben: I would say at the moment it's unlikely, but not zero. So we'll have to see where it goes. But there's enough places which are maybe far enough away from cities that it's possible. And also the miniaturization is getting smaller. And there's an argument for building British, there's a couple of British companies which could do that.

So I wouldn't give it a high probability, but I would definitely say it's more than, it's more than zero. I think America's own reassuring attempts are quite Trixie. And so this is where, oh, this is where China might actually have a lead if some of their other things go there.

But there are possibilities.

Dan: Tell me more about a British optimistic case about how they may be able to, instead of slipping through these ranks, how does it regain its position?

Ben: Oh, okay. I guess you would have to have some political consensus. I guess there is a technocratic consensus.

So the number one thing is I think we would need to try and unblock planning both domestically by building buildings. Which we could do. So it's just a legal policy coordination problem. It's not a technological problem. So that's the upside. But we haven't been prepared to burn our political capital to do that yet.

So we shall see. And then on the infrastructure side as well, so this would be building power, putting data centers next to things. So those two things I think are plausible. I also think we might get a one-off. Bonus in our health system because of weight loss medicines, GLP ones coming through.

So they'll be generic in 2031. And we are now seeing there's a lot of second order cost to chronic illness of which the UK isn't quite as bad as America, but it's not brilliant. And that is actually gonna be billions of both first order and second order savings. And if we can use those savings a little bit better, both in terms of making our NHS better and putting a little bit more investment within that and on blocking some of these more pro-growth elements, I think that is actually a possible fix because we've got the capabilities to build more.

And we've all got possibilities of infrastructure and we've got an agglomeration effect of London. Some of our second cities might continue to suffer. So I'm not sure on the UK side whether that is true, but as Americans tell me, the fact that Manchester's only two hours away on, on the train or two, two and a half hours, or even driving, they're like, that's just a suburb in America.

We would, we would drive there. They don't understand why Brits don't drive to like these centers of excellence in that same sort of way. So because it is solvable by political coordination I think there is. And then because there's still a lot of cultural soft power, you've still got finance here, although it's maybe not quite as great as New York or maybe equally as great as New York.

And you've got all of these things where you're second best, maybe not the very best. Biotech, some technology and the like. That still means that you're gonna be a really important non-US hub. And because you're at such a low, because of some of these regulatory issues, you can turn it around.

So that's the optimistic case.

Dan: And are you optimistic about London's agglomeration effects? If millionaires are leaving, is it still going to be a growing city that is growing in population and wealth?

Ben: I'm a little bit more neutral on this. I probably was more optimistic and that has down rated somewhat is not quite as bad as what I think the media has said.

Some are definitely living in millionaire status. But what is also happening is that although they're leaving in terms of permanent domicile, they still come here for three to six months of the year or a few weeks anyway. And particularly actually, if you are in the a hundred millionaire status, who often don't stay in one place that long, they're still passing through London somewhere between four to 12 weeks a year, which actually is enough if you're getting all of these other things going through.

So maybe they come to an auction event, maybe they go to Henley or to. Children go to Glastonbury or they do some of these other things, or they strike a deal. And then if you've got these other things right, they only have to be here a couple of days to sign some kind of check or something like that.

And we've got huge capabilities like around Cambridge, Oxford, there's lots of fields, there's lots of empty fields, which we could build on very quickly if the regulations allowed us to do that. And Cambridge is still only a 40 to 50 minute train ride from central London.

And then that literally is a suburb of the US so you could build out that whole corridor with labs and tech and all that type of thing. And you can get the flying millionaires to visit and you're still getting. The Middle East, some Russia, some China who are still doing business in London and actually in preference to America at the moment because of the politics of the situation.

So there's some hope still for London. I haven't given up my optimism,

Dan: I wanna believe Ben. But let's get building in London started first and then we can build out the corridors. Like why has it that the home building has completely collapsed in London when it is such an urgent thing that we have more homes.

Ben: So the primary reason is our planning system works on a political veto. Actually, this goes back, this is gonna get a little bit boring and technocratic, but post-war 1948 when we put in the British planning system, and you can compare this to France and Germany, which are built more in kind of similar things or even the Nordics.

Their house building is still about double R rates and have always been higher than the British rates. But essentially what happens in France, Germany, even the Netherlands, is once you've passed the planning rules and everyone's got some sort of zoning and guidance, you basically are allowed to build, no one can stop you.

So that has crept forward in all of those nations. But essentially if you pass the zoning and you meet the pattern book or whatever you can build in the uk, not only has our regulations got a little bit quite a lot worse, as has Germany and France. But even once you've passed all the technocratic, tick boxes, you can be called in either by your local politicians, or even worse, even if your local politicians don't call you in or even if they pass it, it can be pulled in by central government. And so your builders can never have a hundred percent certainty. And that is the core is the big difference between actually the British system and all the other systems which are built more.

And I think they didn't realize in 1948 this would be the case when they wrote the law. Any government who really wanted to do this could rip up that planning law and rezone much like Germany, France, or the Nordic countries. So you wouldn't have to go and do it somewhere like Brazil does it, where you wouldn't have any sort of planning and some of that and you could at least jumpstart those rates.

Then there were other issues to do with capital and we had a big fire disaster, so some of our building regulations got tighter and we didn't give it capital. But all of that is actually secondary to the fact that we've got a political veto. The only other way you could do it is you could convince the people doing political vetoes, which are essentially local residents, that it's in their best interest.

In order to do that, you could pay them off. So there are some things like street zones and things like that, where if you give them more money to allow them to build, that is also a possibility. I actually think that's a little bit harder. Some people think that would be easier, but either of those two things could get building going again.

Dan: But the law has been there for a while and there's been like a change, which is that there's basically no new homes in London. I understand that there was this disastrous fire and maybe capital is getting tougher, do you think that, let's say two years from now, that number will be quite a lot higher than it is today of new housing starts

Ben: Not in two years, not on current trajectory.

There is some stuff actually clogged up with our current government, which might pass, in which case that might unclog. I'm currently not too optimistic about that, but potentially after that, if people really sense okay, new young people really can't live where they want to live. And old people are a little bit more willing to give up the fact that they need buildings next to them and that Vata power, again, not high probability, but certainly more than zero.

That's what I would say in that. Anyway, moving on from building, perhaps I'll move on to a couple of other softer things. I have a question here. So someone we're both keen on as a mentor, Tyler Cowen, he once interviewed Temple Grandin in part on the ideas on neurodiversity. And I tend to see some neurodiverse at the head of some big US companies, arguably Microsoft, arguably Tesla, arguably Palantir and a bunch of others.

So there seems to be the silicon subculture which embraces this positive nerd culture. Do you think that explains anything about the US or Silicon Valley, maybe vis-a-vis China or anything out that, or I'm interested whether neurodiversity might be a key unlock for America.

Dan: Yeah, certainly it does feel like there is a lot of neurodiversity in Silicon Valley and not just among these people who make it to the top in terms of these companies, but also just in the rank and file. I think that many more narrow neurodiverse people manage to thrive in the San Francisco Bay area relative to a place like Washington DC or Boston or London or New York City for that matter.

So there is a little bit more of a reward for neurodiversity or at least tolerance for it. But I'm not sure whether it could constitute an unlock. Maybe this has already been unlocked, maybe there are some ways in which the people are able to, people just know that Silicon Valley is a good place for them.

On the other hand, Perhaps the reason that the neurodiverse can't necessarily make it in these East coast cities like DC or New York, is that people generally don't tolerate the neurodiverse very well. Maybe there's a reason that we call Washington, DC Hollywood for ugly people.

We don't have to focus on the ugly, it is like Hollywood, which feels like a much more popular contest from high school. So if maybe most people are intolerant of Neurodiverse, and maybe this is part of the reason that Silicon Valley just isn't very funny, then who's gonna win the neurodiverse?

Throwing their culture out into the rest of America? Or is the rest of America going to engulf Silicon Valley? I'm not sure.

Ben: Yeah, I'm not sure. I guess that's maybe more of a lever for China, not necessarily on neurodiversity, but if they could just loosen up, like embrace some more of their subcultures overall, I think that would be potentially a really big unlock for them.

Obviously that's probably the nightmare of central planners to let loose what your population actually thinks. Maybe turning to a few more personal thoughts. I was interested to pick up that you were a cadet, an army cadet and quite a successful one. So I was wondering what did being a cadet of the year teach you when you were growing up?

Dan: When I was growing up in Canada, I was part of the Royal Canadian Army Cadets and it was a tremendous fun for me. And this is essentially just a big after school program. This is not that much different with Boy Scouts, although we were handed real rifles to do target practice with.

And so that part is a little bit more interesting. And I remember having to go to these drill camps on a formal army basis to run around at 6:00 AM and do a lot of pushups. And so I think that I was definitely more fit in those days than I am today. And I think what the army Cadets Program really taught me was first, you have to have a sense of which rules to break.

If you break no rules ever in life you will absolutely get nowhere if you break the wrong rules. You might be tried for treason or whatever it is. And so you have to have a sense of which rules to break and being in that sort of a formalized system in which rank matters and hierarchy matters, but also moving ahead matters.

I think it is a good thing to have to think about which is the room for creativity. Otherwise I think that it is really good to be part of the Cadets program, just to know, learn a little bit of discipline and I'll learn how to, focus on having a long-term program and figuring out what's important.

And all of these are banal lessons which most of us should not know as an adult. But I, when I say most, there are still many of us who have never properly internalized a lot of these lessons. And so it was a major part of growing up for me to figure out what is important, how do we set priorities and how do we actually work towards them.

Ben: I think SBF should definitely have done that, maybe more effective altruists, but yeah, if SBF done, that would be in better

Dan: shape

Ben: For sure. Much better shape. What do you make of the operas of Philip Glass? Can any modern opera get close to Mozart?

Dan: I guess the only opera of Philip Glass that I've seen on video not live was which is his interpretation of.

The Egyptian Pharaoh. And I've only seen licks and selections of that particular opera. Now has Mozart been superseded? I would argue yes. And I think the peak of opera is represented by Wagner and Verdi. The German great and the Italian Great.

I would say it's mostly downhill from there. And one can identify these perfect in Mozart, but perhaps Mozart is a little bit too now. I see. And perfect. And you have these superior tones of a lot of Mozart, but. But you see a little bit more in Verdi and Wagner is just this total emotional conviction in which they, there is no doubt that the protagonists are feeling as they do, whereas there are some of these climactic scenes in Mozart, which.

Don't feel quite mature. If I'm thinking about something like the marriage of Firo in which the count of ama viva confronts the Countess over allegations of infidelity. And this is a comic opera in which the count is a fearful that the Countess has hidden the page Carino in her closet, and he is trying to identify and find that page this climactic confrontation actually sounds not that he doesn't quite have the conviction in order to not make this as apocalyptic, as it could be.

Whereas there is no doubt if this was in this opera, was in Verdi's hands, the music would be quite a lot more dramatic than faintly comical. There are some things that Mozart could have done maybe a little bit better. I note that the marriage of Figueroa is the first of his three great Italian operas.

Next came Don Giovanni and then came Cozy Tuite. I think that one of these things I wonder it would be, would've been wonderful if Mozart was able to study a little bit more the techniques of Wagner and Verdi and how would he have revised the marriage of Figueroa based on that.

And one of these tragedies is that right before Mozart died for reasons unclear he was supposed to be composing an opera based on King Lear. Imagine how wonderful it could have been to a c one of the c king Lear in the hands of Mozart.

Ben: Yeah, that would've been brilliant. And I agree, Mozart, like perhaps would've been firm or more dramatic would've been really interesting. I think you wrote in your last letter that King Lear is the most Chinese of Shakespeare plays. So I was interested in that comment, but also what do you think then is the most American of Shakespeare plays

Dan: maybe a Midsummer Night's dream speaking to you from California but to be a little bit less glib about the potential drug use there?

Ben: Yeah.

Dan: What could be a very American Shakespeare play? Have you given some thought to this? I'm curious about your review. I

Ben: put it down to two, which may be a little bit more on the nose, but. Being potentially at this point in time Julius Caesar or Corey Elis. So either you've got this tension between like singly an elite or not.

And strong man politics or not. Maybe those are on the nose, but yeah, whimsical, maybe something like Matsu Knight's Dream. I guess you could also make some sort of call for the trading part with the Merchant of Venice or something like that. But as of now, I think he would maybe go for something like Caesar.

Dan: Yeah. It is quite interesting that Steve Bannon in one of his many lives produced this. Was it a Lanis movie that starred? I am Anthony Hopkins.

Ben: I didn't realize that. I'd have to look that up.

Dan: One of these major film adaptations was produced by Steve Bannon, and I believe that he was.

Really obsessed with COIs in particular. Take a look. Take a look with this Anthony Hopkins production. Now, could it be something like McBath? Could it be something like Othello, probably not this. These are not sufficiently political. These are two people. But if we take Tyler seriously, I think that Shakespeare's peak was Henri as a unit.

Now, could that, does that have a contemporary relevance for the US today?

Ben: Yeah, I guess if you take it as a unit for sure it has, for sure. It has some, I'm not sure it's an exact mapping. But yes.

Dan: That's what, and King Lear might have some contemporary relevance for the US as well, which one of the interpretations I have of King Lear is that violence can really spiral and there is no limit to political chaos.

You can have a political figure not really be aware of what he's doing. And then a lot of other people are simply bewildered at what's going on. At least in the case of King Lear. You have these two Dukes, the Duke of cornball, who is married to Reagan. And then the duke of Albany who's married to the other sister, not Cordelia.

And the Duke of Albany seems to be the good guy. He's just bewildered about what is going on and at the very, and come to a census where he has a Cornwall is just a kind of brutal and evil and completely ruthless. And there, there is no limit to the sort of political spiraling of a collapse.

I'm not sure that describes contemporary America right now, but it might, and that's part of the scary part.

Ben: Yeah, and I guess maybe that also shows the similarity between China and America, that actually maybe kingly is also an American play. And particularly you could think about the relationships between the old and young within kingly also could apply to America and actually the politicians in America particularly getting elderly as well across the spectrum.

So it's interesting to think about it from that point of view. Okay. I was also interested in coming off all the book tours and all the many amazing podcasts that you did over last year. Having done all of that, is there anything that you might have changed your mind about in terms of what you've written in the book?

Or maybe not completely change your mind about it, but maybe overweight or underweight compared to when you first rated it?

Dan: I've learned that people can be a lot more kind than I expected, and I've learned that people can be a lot more mean than I expected. There's all of these tanky who love to roast my ass on Twitter, and I think that it is just, there's all this misreading of what I say.

There's nothing an author can do about that. People might say that. Oh, I have forgotten to say that America has been ruled by lawyers forever, but I do say that in my very first chapter that the US used to be a little bit more of an engineering state, which is why I was able to build.

But people either forget to read that part or pretend that I never wrote it. And these are one of these things that authors everywhere have to deal with. And that is just one of these taxes of being of writing that there is just a lot of malicious, creative misinterpretation of one's work.

Now, I don't feel like I have it especially bad relative to a lot of other authors. And it is fine. It doesn't bother me that much. And I also have learned that there is a lot of great interest in this topic. That there are a lot of people who are, who enjoyed this book, who tell me that they enjoyed this book and who are rooting for my success.

And I think that is also a very heartening thing to have. I am surprised that people are still asking me to do podcasts. Generally now I am happy to do podcasts only with people I already know and are friends with like you, Ben. And so all of that is quite positive.

I'm curious for your feedback on my conversation with Tyler. Do you think it worked? What, what did work and what didn't work?

Ben: I thought it was great and I thought you both really enjoyed yourselves and obviously Tyler's got a really large audience, so you did have to cover some of the topics in the book again, I guess in the first half.

But for me, the sort of second half where you both talk about more personal and perhaps esoteric things maybe like this, our conversation here today where we touch obviously on China, but not for the main thing I thought was really interesting and I loved you challenging on, I still haven't heard his list of popes in order which should be, which are the best popes or which not 'cause you could imagine, you can imagine to do that, but I thought it was a very it was a very good conversation.

And I think you mentioned in that one as well as in some of your podcasts that I think maybe you still do this, that you type out. Sentences or write out sentences for writers you admire. So actually I did this with some of your own work recently this week to see what that feels like.

And it was actually pretty good, I noticed. Sometimes you have a good, very good way of using a kind of trilon, a series of three things within your sentences and when you use it, unfortunately chat has made this something that we don't see as much anymore. But you've got a very good use of M Dash generally, and actually when you write that in the pause, it's interesting.

I actually wrote this out by hand because it's not as it's not as emphatic as a, as a.in your sentence, but it is this little dash. I always think of Emily Dickinson within it, but it does punctuate another point. Normally a few words. And then again, I did think that technique was interesting.

I last generally for poems, like writing out poems is really interesting because of where you have the slashes and ate, but I hadn't done it for essays or nonfiction, and I read plays out aloud. I think that's quite interesting. But do you still type out writers that you admire and you still think it's a good technique?

Dan: Not so much anymore, but I keep a running scrapbook of my favorite phrases. And when I sometimes pick up a very nice turn of phrase and either a book or a magazine or wherever else, I paste that in. And every so often I looked through my scrapbook and it. Find some new forms of syntax that I want to play with.

I think it is good that you picked up my tricho as I myself am a Trinitarian, so anything that goes in threes would be really good. Have you tried the exercise of trying to re type rewrite play and has that what has that exercise given you insight into?

Ben: Yes. I haven't done it.

Greatly I've done it particularly on Harold Pinta work and also for some bits of waiting for Gado. And this is because both of them are very interesting, and this is where it started. Essentially pauses and silences, which are quite hard to judge. But in the writing out, and then also when you say it, it does give you this real sense of ah within that pause and what's it be?

And it gives you a stronger sense of the rhythm of language. So writing it, in fact, I would suggest if you're doing this, you actually write it out by hand as well. It tends to be a little bit slower for people versus typing. And then also to speak it, I think for essays and other things, probably not speaking it, but for plays, which will eventually be a vocal form as well, that is quite an interesting write up.

And so you, you are writing the dialogue and then you'll speak it. And it gives you the sense of rhythm and also the pausing. And another thing that shows you both in Pinta actually and in great playwriting overall is punctuation and the use of punctuation. And actually we have some unusual punctuations which have developed over the last few decades, but we use a slash quite a lot as well as hyphens and on and on dashes.

And also this is to try and get overlapping sounds and rhythms. And you only pick that up really by trying to write it or also speak it which you don't. Even just listening or seeing it on the written page isn't quite the same. I'm not sure 'cause I don't really hear music in the same way.

Maybe some people would have the same when they can read sheet music and then also have to play it out or practice it out. But there is something within that. And I also think it's interesting 'cause a lot of art students will, they will have a phase where you just copy what old masters did you, even if you're doing life drawing, you will start out with that to just see, okay, this is what drawing a Michelangelo kind of feels like.

Even though in very modern art, obviously we don't do that, but from that roots. 'cause it does give you that, that sense of feeling. So I think it is an interesting creative practice.

Dan: Yeah, I mean I think it is still a kind of an underrated practice. The reason that I started with sheet music is because I used to be very into reading music and holding a score as I listened to a string quartet or something.

I remembered copying out, I believe it was a Mahler symphony, just like writing a page or two of that out. And you really see what the choices a composer made when you do something like that. And when you retype a story, an article, whatever it is of another writer, you really become much more hyper aware of the choices that they make of particular punctuation or adjectives or syntax.

And you have to start thinking a little bit more about what might you do in that scenario? And that is actually a really good exercise. And it doesn't, it feels surprisingly underrated of a thing to just get into the minds of other people. So this kind of inspires me to ask you.

I've never played, but I haven't really been a big part of my life, although last year I attended I think just two plays. There's a David Henry Huang play on called Yellow Face, which I saw on Broadway. I also saw this new production of Oscar Wilde's importance of being Earnest on the West End, which had this very camp production starring Stephen Fry as Rael the starches of the Victorian matrix.

And I'm thinking of getting into plays more, but is there some sort of analogy where instead of writing out a play can we scare up, let's say two, three other friends to just read out all of these parts and just read these things out and for pleasure? Do you think that is actually a good exercise or that doesn't really work?

Ben: No, it's a really good exercise. Let's do it. So particularly in pandemic times, that is actually what a lot of playwrights and actors ended up doing. So you do it across your favorite plays but it is also the one of the very earliest ways of work shopping your own work is to get people to read it out.

I do these performance lectures, so you like standup. Sometimes you just have to test it with a live audience because you've got this interaction. But certainly simply just reading it out and also reading it out as the parts of others could be can be really good. And I'm sure amongst our group we'll have some to do that.

And then you can do it also. You can go and watch the production or something like that. But yeah, it's definitely worth doing.

Dan: So let's say that I am on holiday next week with three other friends who are as interested in plays as I am. Probably Shakespeare is not the right answer.

But is there some, I don't know, stopper play or something else in which we should just read out the parts to each other? Is there a good kind of starter play if none of us are very familiar with plays to try to have this sort of fun?

Ben: Ooh, I, so with just three, it's interesting that I might start with four, four

Dan: people total.

Ben: I might start with Harold Pinter 'cause they've got really interesting pauses and they're a little bit simpler. And it's also the birth of a lot of. Where Modern Drama goes, or Samuel Beckett, I think I would do Pinter. But actually the one that you maybe do is now, and also 'cause I think it might be his greatest play, although has more characters, I don't think it really matters would be Tom Stoppard's Arcadia, maybe start with Rosen Krantz and Gilden Stern, which is his most philosophical play and actually needs less dramatization for it and has fewer characters.

Rosen Ks and Goldstein are dead, has a slight Shakespeare connotation, not really. And then do Arcadia 'cause Arcadia you get this multilayered time effect where if you are reading it out. And it's really funny and I think it will probably still prove to be as great as play. Yeah, that's why I suggest, what's

Dan: the appeal of Arcadia?

Ben: So Arcadia Whoof. I think it is just a very good reflection of humanity and thinking overall, but also has concepts of time and quantum physics, also chaos. Also maybe the complexity, and then inexplicably inexplicable, of human life. But also has overtones of this reverse of are there patterns?

Are there things which reverberate through time? Are there these narratives that we feel? And he packages up that really well. So not only touches on chaos theory, complexity and quantum ness. So the cutting edge of some science thoughts, which are not fully captured, but also has these characterizations of narrative and pattern and then puts through some of these other obscure things like the patterns of English gardens and French gardens and these other things that humans are grappling with and shows and shows some of that through time.

So I just think it's really neatly wrapped up. And obviously as he's recently died, it's probably the moment of that. So that's why I would highlight that. But it's actually quite quick to do. So Pinta plays are probably, some of them are only for an hour and a half, so you can definitely do that over an evening with some tea.

Arcadia's a little bit longer. Rosencrantz and Guildenstern [are Dead] I think is only about an hour and a half as well [Ed: actually runs 2 hours]. So you could do that quite quickly.

Dan: Let's say that the chaos and quantum and time are just a little bit too philosophical and complex for a starter group. Is there an easier stopper to play?

Ben: Rosencrantz and Guildenstern are dead. It's okay. It is philosophical. Comedic as well. So in that sense it could actually be harder than Arcadia because Stoppard  is really good at explaining these concepts of chaos theory and butterfly flaps its wings and things like that. So in that sense, I don't think you will struggle whereas Rosenstein and Gilda and have some of these more philosophical overtones.

But structurally and character wise it is simpler. So that's potentially there, but you could just flick the first chapter or two, or sorry, scene or two. And that will give you a sense

Dan:What about Leopoldstadt ?

Ben: So I think I'll have to see it again. I liked it but I wondered whether the first showing may, or may not be definitive and I think maybe we need a little bit more time as it will prove to be his last great work, whether that will prove to be greater.

I still prefer some of the concepts on Arcadia. I. Your podcast dub obviously had a little bit more of a personal connotation. So I would like to, I would like to see it again. I should reread it actually to make that sense. Maybe actually there's a really good biography of him also by Ion e Lee, so maybe putting all of that together, it would give me a more complete sense.

I think it's interesting because playwrights in general, or I guess right in general, tend to lean a more complicated left, say I know it's more complicated than that, whereas Stoppard lent a more complicated and I would say that just because he was very interested in notions of freedom and liberalism because of where he of how he grew up.

So I think that makes it really interesting. And I do think playwriting is one of those things where even. If you're successful, say leftist or rightist. Most successful plays always have very strong and nuanced arguments arguing for the other side, whatever position you have. And in fact, for some of the greatest, you're not even sure within the play where the playwright's actual position might be.

So that's one of the reasons I still think performance is really interesting on that level. And reading it out you get to inhabit a character who might not think well, almost certainly doesn't think like yourself. And so though I think that is a really good way of inhabiting something else, which obviously fiction gives you performance, gives it to you in a very live manner which I think is one step up in importance.

Dan: Do playwrights tend to write distinctive pros in terms of essays? Can you tell who is a playwright based on their essays?

Ben: Oh, I don't know about that. Some playwrights have gone on to write. Quite interesting essays as well. I would have to think, my guess is maybe yes but I can't think offhand.

Maybe more interesting or equally as like some players, like Tom Stoppard famously wrote some very successful Hollywood stuff. Like I think Steven Spielberg used to ring Stop Pod up when he had a problem in his script and sometimes Stop Pod would say, I think that was fa, I can't remember what film it was some famous film and Stoppard said, no, I'm working on this small play.

And Spielberg says what? But this is a million dollar multi thingy hit. And Stoppard was like that, but I'm more interested in this. But I think that's quite interesting in some of those crossovers. But I have to think about the essay question. I'm not sure about that in terms of essayists.

Dan: I've been reading a little bit of this Auden collection of essays called The Dyer's Hand, and this is his only collected series of his essays. And I'm not sure that one can really tell that, oh, this is a poet. I don't know if when poets write essays in prose it, I'm not sure if it usually generally turns out necessarily very well.

I was also, I also read David Mamet's Was it Three Uses of the Knife? And I thought that was pretty good, but it didn't, I also didn't feel like I learned a ton from it. So maybe we should mostly stay in our lanes. But I am still curious if there is some sort of a distinctive training that they can bring into our pros Essay writing.

Ben: Yeah, I'm gonna think about that. I'm gonna, I'm gonna look at my bookshelf and see some of the essays, because I think of more of their memoirs, things like Edward Alby or something like that. But some of them have written some essays some have written quite interestingly about. Theater, although, and now I'm thinking about Peter Brooke and Empty Space, and that was a director writing about theater in general.

So I'm not, yeah, I'm not completely sure. Unanswered. Okay. Maybe we'll do a short last, final section and then some of the things that you're working on in any advice you have, but I guess in honor of Tyler Cowan, he doesn't do this so much anymore, but I thought we should do a short section of overrated, underrated in terms of the podcast.

There's some quick hits and some on some things so we can give this a go. Overrated or underrated US suburbs

Dan: correctly rated, I think correctly. I think that the suburban life, I think that this is, I recognize that this is the dream for a lot of families. Absolutely. To have a lot of space and then to be able to try a kids swimming pool. That's great. There is a lot more culinary diversity in suburbs because the rents tend to be cheaper.

And the people like Costco and those gigantic super stores. I like Costco myself. I don't mind visiting like once every two months or so to buy a lot of Kleenex tissues or something. I think that these things are quite fine. But let's not overdo our enthusiasm for them.

Ben: Yeah. Great for parents, I think. I still think they are too boring for teenagers, but Yes. I think Tyler likes the suburbs a lot though. Great. Hedge funds, overrated, underrated.

Dan: Overrated. These are compensation schemes masquerading as an asset class. And maybe you are more familiar with this data, but I remember reading a while ago that catch fund, quote unquote hedge fund performance has been pretty bad over the last couple of years.

They're not overperforming. And I think where the energy seems to be for a lot of smart people, they're going into these quant funds, and that seems to be where a lot of them are, where the action is. Hedge funds were never very well defined up until, after you moved on from long, short.

But so it feels like it's mostly a marketing category, right?

Ben: Very good for employees. Yeah. I'm not sure about it, I'm not sure about anyone else. Okay. We, I guess we briefly covered this, but I would say AI existential risk is overrated or underrated.

Dan: Maybe correctly rated may probably be overrated by all the Californians.

If we take this view that, okay maybe we will be tortured eternally in our minds by machine, God forever that seems pretty bad. I wouldn't like that. So maybe it's good that we have some people worrying about this. Maybe it is great that we have some people worrying about biotech security, but let's also worry about all of these other things, like what sorts of harms that this might be doing just to our minds every single day.

Ben: Yeah. I think that's the problem with a lot of these things. Yeah. The people really deep into it could probably do with thinking about some other things, but the people who've never thought about it at all could probably do with at least thinking about it a little bit. Okay. Overrated, underrated five year plans.

Dan: Overrated, the Chinese don't take this all that seriously anymore. Maybe the first two or three, five year plans were important. Right after the first the conclusion of the first five year plan felt that he was being excessively constrained and then he essentially did away with much of this concept.

So the gap between the first five year plan and the second five year plan, they didn't do this immediately afterwards because Mao hated them. I think that they are overrated. The Chinese have never paid that much attention to their own five year plans. I think something like this could be more centrally planned than high-speed rail?

High-speed rail arose in reaction to the global financial crisis, which was outside of the plan. So they built this enormous rail system without even planning for it. Yeah. And so that just shows, it's just this sort of aspirational marketing statement because they have to praise marks on his birthdays and sing the internationale to after the party congresses.

But this is actually not all that serious for, at least for the Chinese. Yeah. And if it's not that serious for the Communist Party, I can't imagine that being serious for anyone else.

Ben: Yeah. Mostly signaling. I think non-Chinese analysts are probably the people who read it the most. Okay.

Dan: It's worth reading.

It's an aspirational document.

Ben: Board games underrated or overrated. Yeah.

Dan: Correctly rated. I believe in the efficient market hypothesis. I think that most things are correctly rated. I

Ben: do.

Dan: And I like board games, but I have, it's been, I think, like years since it's really been part of my life.

I think a couple of board games can be great and perfect, but one doesn't need to keep learning new board games. And so in that sense it's not a very vital industry, just like opera. No, I think that it's good for some nerds. Maybe more people should hang out and play board games.

But people just should just find some way to be more social, whether that's to go to plays or to play some board games or just to go on dates more.

Ben: Yeah. I guess I mentioned it 'cause Silicon Valley doesn't have opera, but it does have more board games. But yeah, maybe correctly rated space exploration.

Underrated, overrated,

Dan: overrated. There's. Basically nothing out there within a reasonable timeframe. It's good to serve as an inspirational device. And I think that, maybe we should go find it. I think it is a scandal that there's very likely life within one of the moons of Jupiter and maybe of Saturn as well.

We're not even really trying that hard to go look for it. Now it's like right here within our solar system. What sorts of Moby Dicks lie within the moons of the Moon of Europa. So why don't we go, why don't we, why don't we go find Moby Dick?

Ben: Yeah. But then we've got a lot of problems on Earth as well, so yeah, I guess there's difficulties on that.

And last one then, venture capital. Do you think overall it's underrated or overrated?

Dan: Incorrectly rated. I think that it has definitely been a major factor in discovering the capital market ecosystem in general. What is venture capital exactly anymore? Maybe these are just marketing agencies with an insurance policy attached.

But I think that the general capital ecosystem has been pretty efficient in the US. But also people love to say that VCs don't work very hard, so maybe they also need to be working a little bit harder.

Ben: Yeah. Okay. That's very good. Yeah, I was interested in financial valuations and BC and the, in your letter you mentioned something you've talked about a little bit for looking at, for instance, the valuation of something like AppLovin, although it's actually fallen quite a lot since you wrote the letter. 

Dan: Really?

Ben: And you compare that to something like


Dan:, I hope it wasn't  because of me.

Ben: No it, there's been this whole revaluation of what software might mean, I think might even be down about 50% since you last wrote it. Wow. But it's still got a larger market cap than Xiaomi, although not by such an incredible amount or more, or something like BYD is maybe more well known for people in terms of EV makers.

But I was thinking that. When you think about it, maybe if you think about it purely in terms of capturing consumer surplus or wealth for the nation, certainly BYD and Xiaomi are doing better for their respective nations than Afin. But that's maybe what the financial shareholder equity people are looking at is that Apple vendor's better for the equity holders, but isn't adding so much more value to the United States.

And so that's part of this disconnect that we have with the financial market cap thing. And where is the actual value going? I think about this a lot in healthcare because actually within biopharma, a lot of the value actually goes into a. Into people, into patients who live longer and some value goes back to the biopharma, but not as much as you might have thought.

And certainly probably less than in, in tech companies. But that's partly because society demands that they might need to capture more of that value. And I think that's an interesting kind of tension between who, who is really getting the value from that.

What are you working on at the moment? Any current projects or any questions you are obsessed over?

Dan: There's two books on my shelf that I really want to read. One is a history of the Royal Navy, actually by a historian named NAM Rogers. It's called The Price of Victory.

This mega long history book and the Royal Navy has inspired a lot of excellent historians. Another is a novel:  Middle March. I'm deficient for being a bad California and not having read George Elliot and I'm also, I've also just picked up Dublin nurse. So I'm starting to read a little bit of the short stories of James' Choice, which are pretty charming and not as difficult as I imagined as something like Ulysses.

Ben: Great. And then the last question for a smart 20 something, deciding where to live and what to learn and what to do, what would be your advice for them?

Dan: I think that it is really important to be with ambitious people. I think that the default is to not be ambitious people. And certainly I've felt that my own ambition has ebbed as I've entered as I've crossed into the wrong side of 30.

Certainly, your ambition will get lower and lower, and so it is a good thing to have when you are younger. And this is, and it seems to me like some very ambitious people are in San Francisco as well as New York City. This is where I am a little bit more glum about London, where.

If the default national culture, it's just this cynicism and cleverness about people who are absent and then there it feels like a country in a national decline, even if London is delightful. I think that it is probably a good thing from a civilizational perspective not to be super cynical all of the time.

And so I have many friends in London. I love visiting. It is a superb city, but maybe it is also good to get some optimism and get some sun.

Ben: Yes. So raise your ambition and surround yourself with great people. I will make one further plea for London, although I do think we are a great museum like the rest of Europe.

Good to visit, but not. I think maybe so percentage wise, like we said, there is some doom and gloom here, but there are. Ambitious young people and then all were young, some are a little bit older and they are forming groups. So there's a big emergent venture cluster here. So this is Tyler Cowen’s venture philanthropy.

You've got British progress, you've got abundance for London. So you have got a cluster of young people who are there. There may be absolute numbers numbering in the hundreds and low thousands as opposed to tens of thousands and hundreds of thousands. But I still think you do have it here, partly 'cause of where the agglomeration effects are.

But I do think surrounding yourself, the people you surround yourself with, you tend to go, I think, what's the quote? If you want to run faster, you run with the antelopes. So if you want to be a fast antelope, you run with them some quote like that. That's the idea. And I think that has a lot of truth to that.

Dan: Antelopes may have to run really fast because they're being chased by lions. So I've put more emphasis on the lion rather than the herd. And having a bit more of a sense of threat is important too. And I think it is really good to prepare these lists of ambitions… just in case we have to medevac them into California at some point if the gloom pervades too deeply into their hearts.

Ben: Yes. Although the California's aren't they all going to New Zealand instead? So maybe we'll come round full circle.

Dan: Okay. That's right. Just a global tour of the angles here.

Ben: Yeah. Great. With that, Dan, thank you very much.

Dan: Thank you very much. This was a lot of fun. I'm glad that I got to hear more of your thoughts, especially on place.


In Arts, Podcast, Life, Politics, Writing Tags Dan Wang, Ben Yeoh Chats, Silicon Valley, London, China, AI, tech culture, culture, housing, planning, infrastructure, censorship, urbanism, ambition, writing, Shakespeare, opera, food culture, neurodiversity, politics

Hana Loftus: architecture, regeneration, planning, resilience, design | Podcast

January 10, 2024 Ben Yeoh

Hana Loftus is a co-founder of HAT Projects.  HAT are award winning  architects, planners and enablers for the built environment.  Projects include: London’s Science Museum Smith Centre, transformation of Trinity Works (a disused church), Ely Museum, Jerwood gallery and Jaywick Sands’ Sunspot. As well as practising planning and design, she writes on the subject and plays a great fiddle and violin.  

Architecture: Building Answers for Systemic Problems & Rethinking Urban Planning


The overall podcast discussion is around the challenges and opportunities in architecture and urban planning. The topics range from finding systemic housing solutions for poverty-stricken communities in Alabama, exploring the importance of practical real-world experiences for architecture students, 

"I think as a young architect, firstly learning how a building is actually put together; nailing bits of wood together, wiring a house, plumbing a house, pouring foundations, all of that practical stuff is critical... And anybody can do that. Anybody can get tools and learn how to build something."

and discussing the Sunspot project that addresses affordable business units in Jaywick Sands, a poor area of east England. Hana talks about the lifespan and adaptability of buildings. She highlights the critical aspect of maintaining quality in construction and the risks in cost-cutting, referencing the Grenfell tragedy.

We discuss the political challenges of the Green Belt policy, proposing a 'finger model' for development, and the importance of exploring rural domains. Hana emphasises acquiring practical experience and making a concrete impact in the world.

Transcript and summary bullet points below.

  • Building Houses and Rural Studio Experience

  • Understanding the Realities of Rural Alabama

  • The Impact of Building with Your Own Hands

  • Working with the Community: The Story of Miss Phillips

  • The Importance of the Front Porch in Southern Homes

  • Reflections on Building Experience

  • Transition from Alabama to East of England: Jaywick Sands

  • Understanding the History and Challenges of Jaywick Sands

  • The Regeneration Strategy for Jaywick Sands

  • The Complexities of Place-Based Regeneration

  • The Role of Consultation in Community Development

  • The Sunspot Project: A Case Study in Localised Economic Stimulation

  • Reflections on the Success of the Sunspot Project

  • The Balance Between Planning and Unplanning in Community Development. The role of beauty.

  • Nationwide Economic and Climate Perspective

  • Local Agency and Development Opposition, Challenges in the Planning System

  • Inequality and Climate Resilience 

  • Design Codes and Pattern Books: A Debate

  • The Aesthetics of Development and Cultural Relevance

  • The Lifespan of Buildings: 

  • The Future of Building Design and Sustainability

  • The Role of Transport in Sustainable Planning

  • The Impact of Construction Industry Structure

  • Rethinking Greenbelt Policy for Sustainable Development

  • Current and Future Projects: A Glimpse

  • Life Advice: Making a Mark in the World

Podcast wherever you get podcasts or links below. Video above or on YouTube. Transcript follows below.

PODCAST INFO

  • Apple Podcasts: https://apple.co/3gJTSuo

  • Spotify: https://sptfy.com/benyeoh

  • Anchor: https://anchor.fm/benjamin-yeoh

  • All links:  https://pod.link/1562738506

Hana Loftus and Ben Yeoh Transcript

(Only lightly edited with AI assistance, there may be errors)

Ben

Hey everyone. I'm super excited to be speaking to Hana Loftus. Hana is a co-founder of HAT Projects. They are award-winning architects, planners, and enablers for the built environment. Projects include the London Science Museum Smith Centre, a transformation of Trinity Works at disused church, Ely Museum, Jerwood Gallery, and Jaywick Sands. As well as practicing planning and design, she's a writer on the subject and plays a great fiddle and violin. Hana, welcome.

Hana

Thank you so much, Ben. So nice to be here.

Ben (00:33):

Let's start with building houses. You spent some time in Alabama at the Rural Studio where they try and build houses for $20,000 or so, and you helped build a house. Tell me what that was like and what you learned?

Hana (00:00:48):

Well, the Rural Studio is a really unique program, and for people who might not know anything about it, it's an outreach program of the University of Auburn, which is one of the state universities in Alabama. It was founded by an extraordinary man called Sam Mockbee, nearly 30 years ago-- It'll be their 30th anniversary coming up this year. Because he felt the architecture students weren't having enough exposure to real life problems and real life communities. That they were too stuck in their studios in the world of theory and not really learning how to build things, nor in fact how to work with real people who needed buildings built for them. Alabama obviously has some of the most poverty stricken communities in the whole of the United States, and he had grown up just in the other side of the Mississippi/Alabama border in very similar situations and been working in those communities.

So he thought, "I'm going to just take a bunch of students out there and make them build things; make them actually build practical, helpful projects in the community as a way of educating them very differently." So it's a really extraordinary program, and it has been going since then. Samuel sadly died about 10 years after he founded Rural Studio, but it's actually been continued funnily enough that the director for the last many years now is actually an Englishman, a Yorkshireman named Andrew Freear. It is a really extraordinary program. Over the years, the Rural Studio has built dozens and dozens of buildings; many houses, but also some public buildings, library, fire station, park projects, lots and lots of different things in the community. The project, when I went to study there as what's known as an outreach fellow, we were tasked with trying to crack open really a systemic housing problem-- a problem of kind of failure in the housing system in the United States, which has many failures.

I think when you try and understand the context of this going to these small, very rural communities in West Alabama, it's like nothing else. To my mind when I went there, it was such a surprise even though I'd had friends who'd been there and heard obviously a lot about it to find in the richest country in the world. These communities that are living essentially in shacks and shanties; no running water sometimes, no sewage system functioning a lot of the time, in trailer homes that are often second or third hand; terrible, terrible housing conditions. And whilst in theory there is funding available to construct new affordable homes and practice the way that that funding worked, negated any practical solutions because it was essentially a low cost home ownership grant that you could get.

But if you are on the very minimum social security payments that families might be getting-- so in the States at the time, that was a disability payment of around $500 a month. The maximum loan you could get would be $20,000, and nobody would bill you a house for $20,000. So there was this problem. So my group of outreach fellows were the first fellows to be tasked with trying to crack this and say, "Well, actually as architects, as designers from a multitude of different backgrounds-- actually, the Outreach Fellows is this kind of multidisciplinary unit at the time-- Could we think more creatively about how to solve this? Our house was the first in an ongoing series. What's so fantastic about the Rural Studio is they can iterate because they've been in the same community for such a long time.

They have now iterated the $20,000 house for the last 15 years or so to learn every year the lessons of the last ones. Now, it has grown into a much bigger initiative known as the Front Porch Initiative, which is actually rolling out partnership programs that are building these very, very low cost homes across not just parts of West Alabama, but other parts of the Southern United States as well. In terms of what you learn from doing that, I think as a young architect, firstly learning how a building is actually put together; nailing bits of wood together, wiring a house, plumbing a house, pouring foundations, all of that practical stuff is critical. And I think that Samuel Mockbee, when he founded the Rural Studio thought about the disconnect in architecture education, I think sadly is still very, very true today.

Most students that come out of architectural education are often actually scared of the process of building. They find it kind of terrifying. They find it mysterious. They don't understand how a building can get put together. They feel that it's somehow beyond them. And actually, the process of building with your own physical hands in mud, in the sun, in all different weather conditions is really demystifying. You realize that a building is just a series of things that are put together in different ways. And anybody can do that. Anybody can get tools and learn how to build something. So whether that's small or big, I think that's a really important lesson.

But the second piece is obviously working in a community like those communities in West Alabama, to see how you actually communicate and work and collaborate with people from a very different background from oneself with a very different life story, with a very different set of priorities and principles. And how do you not only just design with them, but work with them as human beings. The client for our house was an extraordinary lady called Ms. Phillips. She was in her late eighties when we were trying to build this house for her. She lived in a house where the joists of the floor were so rotten. You would walk on them and you'd have to take care to not kind of fall through the floor. She was diabetic-- she had type two diabetes brought on by the kind of diet in West Alabama. She was descended from obviously an enslaved family and then a sharecropping family in that part of the world. She grew collard greens in her backyard. She loved gardening, but she lived in what can only be described as a really precarious level of poverty. But she was amazing. She would sing songs and she would kind of make some food for us sometimes.

You learn how to both be really humble in those situations. Not to step in thinking you know the answers. And also, how to see beyond someone's current situation to kind of imagine what a future might look like that is a little bit more sustainable, a bit less precarious without destroying what is sort of fundamentally important. The reason the Front Porch Initiative is called the Front Porch Initiative now at the Rural Studio, is this cultural importance of the front porch in southern homes. The front porch is where everything happens. You really cannot have a home without a porch. In fact, you might almost be better with the porch and none of the rest of the house sometimes because it is so important to have that space in the heat and the humidity. So there's a climate element, but also socially. So the house that we built for Ms. Phillips, the house itself was pretty tiny. The porch was nearly as big as the house-- the screen porch-- because actually, that extends the living area and gives that continuity in terms of how the kind of culture of family life, the culture of those communities work.

Ben (00:08:52):

What was your favorite part of building, or maybe what was perhaps most misunderstood that you came to realize, "Ooh, when you put this together, this happens?" Or you could also reflect on what was your least favorite part of building, maybe when it was raining on you. But yeah, what was your favorite part of building?

Hana (00:09:10):

I love learning how to do wiring and plumbing, actually, because I gave up science subjects relatively early after GCSE. I felt that that was something that I was never really going to understand. Actually, now I can do the wiring and the plumbing in our house, and I feel confident with all of that which to me, that was good. I'd done carpentry before because I'd worked in theater and I'd built sets. So carpentry was a sort of relatively familiar skill set and sort of allied trades to that. But I think for me, it was great to actually learn how to wire and plumb a home and that stuff. Again, it's not mysterious. It's just gravity and basic physics and being rigorous and systematic in your work and you will get there in the end.

Ben (00:09:59):

Yeah, very in demand. So I'm going to jump from Alabama, to the East of England to Jaywick Sands, because I've observed your work over the decades and I see there's a lot of interlinks. Jaywick Sands is also a relatively poor place. There's a lot to do with working in the community and what they really want. Would you maybe describe what you learned from working on Jaywick Sands and where the project stands now?

Hana (00:10:23):

Yeah, I think it's a really pertinent analogy. I remember actually saying to Andrew Freear, the director of the Rural Studio a number of years ago, probably the place that is closest to West Alabama in the UK is Jaywick. So again, for those who might not know anything about the history of Jaywick Sands, I think it's really interesting to give a little background. A hundred years ago, this community that is now over 3000 people on the Essex coast, there wasn't a single home there, there was nothing. It was just a salt marsh. But something happened in the late twenties and early thirties in the UK, in parts of Southern England, which was called the Plotlands Movement. And what this was, was at the time, there was an agricultural depression. Developers started to buy marginal agricultural land and divide it up into tiny plots and sell those tiny plots off mostly to working class or lower middle class Londoners as holiday plots where you could then build a little chalet, a heart, bring a railway carriage or something if you wanted. And in way, have your weekend escape out of the crowded city, out of what were quite often difficult conditions in the city, but enabled by the fact we now had railways. We had omni buses and things that could take you out of the city quite quickly.

You could have a little kind of slice of the English countryside to yourself because there were no real planning rules at the time in the way that we have them now. Jaywick Sands was one of those plotlands communities that was founded at that time by a developer called Frank Stedman, a land speculator, who was a sort of funny mixture of a socialist utopian and a kind of speculative investor. It grew quite quickly. Tiny, tiny plots, really glorified beach huts. You could buy a kind of prefabricated one or one out of a catalog of little patterns that he had or you could build your own. It was a fantastic holiday resort in the thirties; wonderful pictures of people enjoying themselves, splashing around on the beach, having this amazing time.

But after the Second World War, when many of those Londoners had been bombed out of their homes in East London, many of them started to think, "Well, why can't I just stay on my plot full time? Actually, I've got this little piece of land. I've got the basics of a small house there. Maybe I'm just going to stay here. Seaside is nice, have happy memories of it." So what was intended to be a holiday community without any permanent residence started to have a permanent full-time population but with no infrastructure. So Steadman had always struggled to try and get the council to make kind of water connections and sewage connections through the water boards and so forth at the time-- continued to struggle. So you've got this community growing up-- Again, very like those West Alabama communities in some senses with very, very little basic infrastructure, but people wanting to be there and starting to assert their rights as well to say, "Well, we are living here. We should be having services. We should be having our rubbish collected. We should be having water and sewage and electricity."


But really for most of the next decades, the story is one of a struggle between the local councils who really didn't want anybody to be permanently living there, and the freeholders and the residents themselves who wanted to be there. The councils really-- to simplify-- took the view that if they did not provide all of those services, people would not be there. But that eventually had proved to be an unsustainable situation and gradually over the years, some services were introduced. So it's a community with this really extraordinary story of resilience and this kind of self-made DIY ethos. It looks very unlike anywhere really in the rest of the country. There were other plotlands communities around the place. So Laindon Hills near Basildon, which was pretty much demolished when they built Basildon New Town. Down at Shoreham-by-Sea there are still some remaining plotlands-- Canvey Island, a few other places at the Thames Valley as well.

But most of them have been translated over time to what I would call a fairly normal suburbia for England. Jaywick still has a completely different pattern, a completely different look as a place. Still, very much the bones of those original tiny timber frame chalets very, very tightly plotted, much more like you would see in the states in some sort of shotgun house communities in places like Houston. Little gable fronted houses onto the street, tiny, tiny backyards very, very, very tightly packed, and everyone different. They've all been customized and adapted by their occupants over time.

So it doesn't have the sense of that kind of if you like regular housing estate with this sort of uniformity that we might expect in other places. It's got this very ad hoc nature. The residents are fiercely proud of their community and they are very, very fond of its character. But the reality is that unfortunately, Jaywick is mostly in the news for having the worst deprivation statistics for the whole of the United Kingdom, which goes across all of the indices of multiple deprivation, health, employment, access to services-- education outcomes, et cetera. So it's a community with some really big challenges. And coupled to that, it was built on a salt marsh and it's in the tidal floodplain. In the 1953 floods, 37 people were killed there. And with climate change, obviously the flood risk is increasing all the time. Now, again, even though the flood defenses were improved after 1953, but they're starting to reach the end of their lifespan again and there need to be some improvements. Sorry, that's a long piece of background, but I think it's important to kind of situate both socially and historically as well as environmentally the place.

Our practice were commissioned by Tendring District Council as the council of the area back in 2018 to try and look at a regeneration strategy for Jaywick Sands to address the housing quality issues. Because whilst some of the homeowners look after their homes really well and are very house proud, the reality is there's a lot of homes that have become part of portfolios of private rented accommodation in very, very bad condition. That in terms of housing policy and how our world works in this country at the moment, I mean, I think it's a huge, huge scandal that we have essentially allowed the outsourcing of affordable housing provision into the hands of private landlords who are being paid by the state through the benefits system.


But the consequence in a community like Jaywick is if you have parts of that community, some streets where we'll have 50, 60% private rented accommodation that has a really serious impact in terms of blight on the wider community and serious social impacts because there's no sort of support. So they wanted to look at housing quality, they wanted to look at the issue around flood defenses, and in the longer term, what is the strategy here? We did some initial research in late 2018, 2019; some initial engagement and consultation with members of the local community there. Pandemic then came along, bit of a pause during the pandemic. Although actually, one-- if you like-- sub-project of this wider strategy got picked up through stimulus funding from the pandemic. That's a building that we have now designed and built and opened earlier this year which is called Sunspot, which is 24 affordable business units there as part of the kind of economic approach.

Anyway, after the pandemic, late 21, early 22, we started back on the kind of regeneration strategy. And now, we're actually at the moment in consultation on what we think that looks like. We did a further consultation last year on some options and scenarios. This year we've kind of gone back with what we think and with the council the kind of best strategy might be. And it's really complex. It's a fascinating and complex place because-- I won't go into all the details of the strategy. Everyone can read it online. But it's a place where the issues around climate change and deprivation really intersect in a way that kind of amplifies and multiplies their effects. 

A community that had that level of climate change threat, flood risk but was more wealthy, frankly, one wouldn't worry so much about because the people who would be living there would have the resources to be able to firstly know and understand those risks. And secondly, if the bad thing happened, the financial resources as well as their own personal capacity to probably be able to cope a lot better. But when you're talking about a community which is firstly very aging now-- So the demographic skews very old although there are patches of families with very young children, so it's kind of quite a divided demographic. Secondly, has very poor health. So mobility, people with oxygen cylinders, people with diabetes-- very serious health problems in a lot of parts of community. And very low cash resources. A lot of retired people who have sold up their house in East London bought a little homey house in Jaywick Sands based off the back of their happy childhood memories of seaside holidays there and are living off the difference. They're eking out that difference in the kind of cash value of a house in London for half a million quid, and a house in Jaywick Sands for 60 to a hundred thousand.

So they've got very little resources to fall back on if a bad thing happens. This question about, "What is the duty of care of the state? What is the duty of care of us to our fellow citizens in a time of climate crisis, in a situation where people do not have those resources?" We are seeing that with the cops obviously globally in terms of small nations and so forth being threatened and saying, "Hey, there is a responsibility, but we have that right here in our own country. We have this really, really pressing question about what is the responsibility. Is it sustainable for communities to even exist in these locations? If so, what should they look like? What should they feel like? How would they be best defended against the floods and against the tidal flood risk? How is that equitably dealt with when we've got such disparities and resources across the country? How do we find a system that is fair here?" Because there are parts of Central London that are as bad a flood risk as Jaywick Sands. But the real estate there is worth billions. The owners of those parts of land and the councils and so forth are very different. How do we find some way of calibrating that? If I'm frank, I don't think at a national level we have that sorted out at all.

Ben (00:22:29):

That's really fascinating on the policy level. So perhaps we can dwell on that. And maybe you want to comment about the actual little business unit project as well because there are so many things within that. So some of what we hear in other places where you've got rural communities, I guess is as often the very naive urbanite view, which was expressed by the councilors is, "Surely they should move. Not sustainable, climate risk, why should we give them a hospital for 200 people when that or schools and services and all of that." So I'd be interested in what the responses and the kind of things that you talk about which have been in this discussion. And I guess the second one then going one level down from that is this sense of the balance on consultation that some people think, "Oh, we're doing too many consultations of the wrong sort."

Then if it's something that government doesn't like to hear, they don't follow them anyway. And if it's something that they like to hear, it feels like it was a setup. On the other hand, often a centralized or even a regionalized area or government zone doesn't really know what a local populace wants which is the whole point of consultation. Then you have this higher level-- I guess it's kind of the paternalistic versus not as does a centralized force ever really know, "Should it do it, should it just let that," which is, I guess this on the extremes between completely planned to versus unplanned and everything in the middle. It seems like Jaywick is at the center of a lot of those debates. So I'd be interesting in any reflections that you have about whether we should be abandoning communities or not, and even how you do that. And then that level down about do consultations really work or how do you get them to work-- would probably be the better question. And then maybe how you then through an economic lens seems to be one bit, which at least there's some agreement from some sides is possibly a way to work through this.

Hana (00:24:35):

Well, to address that sort of question about should we be "abandoning communities," there have been some tentative moves towards what's known as managed retreat. The world of risk management and climate change is full of these wonderful euphemisms. But managed retreat essentially says, "We won't no longer maintain the flood defenses in a particular area." I grew up in the coastal floodplain-- Actually, my parents' house is in the coastal floodplain, and my father has lived there since 1947 and lived through the 1953 flood. So this was all quite sort of familiar territory to me on a personal level. Fairbourne in Wales is actually the kind of first community of homes where a decision was announced a few years ago to say the defenses would no longer be maintained and essentially that community was going to have to look to be decommissioned, which of course, the residents there were furious about.

I think there's an interesting question because this country has so far sort of said, "We won't compensate people." Sort of what they're saying is, "We'll give you warning, we'll give you kind of 20 years warning that we're no longer going to maintain your defenses. It's up to you in that time to make your own move. We're not going to give you a relocation package. We're not going to actually financially support that" which is unlike many other countries. So other countries are providing relocation packages, whether it's looking at some of the Nordic countries, whether it's looking at parts of the states even actually. They are looking at supporting people to move.

I kind of think that we have to have a bit more of a national debate about that because I think the reality of these communities, as I said, is that you can have great disparities of wealth. Where I grew up is near the Suffolk Coast, and there are communities on coasts there which have some houses in the floodplain and they're owned by very, very wealthy people. Sure, I don't think we should be subsidizing them to have to relocate. They could relatively easily fund their own support. But when you're talking about communities in these much more deprived places, the reality is that people don't have that money and people therefore won't move. So Fairbourne, from what I've heard recently, in a strange way, the property prices have actually gone up there which is very unusual and the sort of relocation decommissioning program seems to have gone quite quiet.

We need to have a national debate about this. And I think this leads to your second question around consultation. These are really hard, big, tough questions for which there are no answers that are going to make everybody happy. It is not possible to somehow make some magic consensus where everybody is going to go, "Oh, you know what? We've just found this magic bullet for this. What a brilliant idea. God, you've cracked it. Here's a perfect solution to making it fair and affordable and all the rest of it."

Ben (00:28:11):

We've discovered a magic floating islands where we can live.

Hana (00:28:13):

Yes, there are no easy solutions. So this takes leadership, but it does also take that consultation and engagement with people. There's an intergenerational aspect here. When we do consultation in Jaywick, some people are saying, "Well, frankly, I'm going to be dead. This is not my problem." That's a totally fair point for them to make. They just want to live the rest of their however many years happily and in their community with their friends with the sea view that they love. What comes after that is not their problem. At the same time as obviously there are generations to come not only in that community-- children and the younger people, but also nationally, the generations that we're going to have to pay for and look after and take care or take the actions that are needed. And how do we make that fair?

My personal view is that I don't think that there is too much consultation. I think in many cases there is too little, but I think the kind of consultation we do is very, very flawed. So we do a lot of work around community engagement, consultation, participation-- call it what you wish. I'm kind of constantly trying to shift the emphasis of that away from the sort of stereotype of, "Have your say." To me, that's a phrase I ban from our office. Never advertise a consultation with, "Have your say," because really what you're just saying is come and spout off and shoot your mouth off about what you do and don't like, and we'll just listen to it and do absolutely nothing about it. That's not the point.

For me, the point of talking to people-- and I think we've got to call this what it is. It's just talking to people. Talking to people, normal people in the street could be your neighbors, could be your friends. It is a research tool and I think we should be taking much more from the social sciences and less from the way that policy makers have often approached consultation as part of a sort of systematic process towards getting a policy agreed. We need to look at it as research. We need to look at it as insight. Understanding those very human factors that are at play, understanding how people understand their own environments, their own situations in life and being able to take that research away, analyze it quite methodically and use it to inform better decision making. 

So it's understanding that those people are the experts in their own condition and the job of ourselves as "experts, policy makers, planners," whatever you might say. Our job is to try and untangle what they tell us about their lives and their environments, and understand where the interventions can be most effective in that based on what that research is telling us. Then there's a secondary job, which is about education and capacity building. We have communities-- particularly low income communities, who the kind of failures of our education system over the last decades really fall heavily on. Their ability to understand the very complex nature of these risks-- and risk is hard for anyone to understand. We are notoriously bad as humans understanding and quantifying risk. When you are trying to talk to people about a 0.5% AEP probability of a tidal flood risk happening, that just means nothing to anybody.

We need to be able to take the time to sit with people and explain that to them in simple terms, step by step. Allow them to absorb that, allow them to cogitate on it, allow them to come back with more questions and say, "They don't understand it, or can you go through that again? Or what does that really mean? I've been thinking about what you said and this bit doesn't make sense." That can't really be achieved in a six or eight week consultation period which is this kind of process that typically has gone through. That is a much more embedded process of saying, "Well, actually, how do we allow people to make good decisions about their own lives?" So I do think that we need a bit of a rethink on this. Of course, as a role for if you like the sort of statutory consultation where you go out to your statutory consultation bodies-- Natural England, or the Environment Agency or whoever, they're professionals. They know how to respond to things within a six or eight week period and write you a very lengthy response. And you can go through it point by point.

But when you're talking to communities, it's just a bit of a crazy system. So we try to advocate with our clients for a rather different approach. As always, they're local authorities and they have to abide by certain rules. So we have mixed success with that and I think we try to carry that through. But having worked in Jaywick for nearly five years now, I think what is interesting is that at least I feel like our team has started to grow some of those relationships in a different way. It's slow, slow steps gaining trust, not being seen too much as the sort of consultants from outside who just come in to try and tell people what to do, even though we're quite local in the sense of our office is very locally based. So yeah, it has been a really interesting process and a lot of lessons for wider policy making, I think.

Ben (00:34:08):

How did you arrive at the structure that you arrived at? And I have so many other thoughts as kind of like, I'm thinking why do we not really have a Rural Studios here in England or the UK and all of these other types of things. But maybe we can see it through the lens of the actual building that you came up with and why it is how it is, and the process you got to.

Hana (00:34:31):

Yeah. So the building that my practice completed-- and I think what's fun about our practice is that we do operate across these scales. So we kind of work on these strategic projects and planning projects as well as on individual buildings and spaces. The building that we completed is 24 affordable business units for affordable rent plus a covered market, plus some public open space; community garden, bus stops, and practical things like that. It came out of the fact that when we started to talk to people in Jaywick about their issues, whilst the council was saying the focus is on flood risk and all these sort of big, naughty, wicked problems, the thing that people were saying to us in the community was jobs and services. "There are no jobs here and it's impossible to get to any work." It's a relatively isolated community. Clacton-on-Sea which is just up the road is not so far, but Clacton is also very deprived; not many jobs there. The next nearest economic center, to get there you would need to take a bus which would wind its way through villages for an hour and a half each way, and actually wouldn't ever get you to work on time and couldn't get you home. So there's this really big problem.

And by the way, around half of the households in the most deprived bits of Jaywick Sands do not have access to a car or van. So you've got a community who are totally dependent on foot, public transport, or bicycle. So people were saying, "They're no jobs here. They're also saying there's no services here." There's no kind of basic-- lack of shops to buy things in-- food, as well as in a way the things that make you feel good about your life-- hairdressers, things like that. Very little in the way of local economy. So we sort of thought, "Well, actually this is something that something can be done about more short term." We were talking to the councilors, our client about this and saying, "Maybe you should consider looking at this economic question a bit further because don't these two things go together? As in if you have more local services, there's also more jobs in the community that can also employ people." And actually, this question about how do you make an economy in these sorts of places that is kind of for the community and by the community, that keeps that spend local. It's not about trying to attract some sort of big external investor who's going to open a factory or something. But all of that money kind of disappears into the wider world. It's, "Can we look at a more localized way of simulating the economy?" 

So happily they were interested in that idea and commissioned us to do a little bit more research and market testing to see whether that was feasible. We did that market testing in a rather different way than you would normally do it, because normally if you ask someone to do a market study on making new business space or workspace somewhere, they'll bring up a bunch of estate agents and say, "How many people have you got on your books looking for an office or an industrial unit or whatever in area X?" Well, obviously nobody was going to be on the books looking for a workspace unit in Jaywick Sands because it wasn't a sort of established employment location. Didn't already have a kind of pool of businesses that people just not thinking about whether they wanted to locate there.

So we did two things. Firstly, we looked at the wider data across the area. So there was a quantitative aspect and we found that there was a shortage in the wider area which was actually in the council's own economic studies. A shortage of startup and grow on sort of small units for obvious reasons; not very viable commercially for developers of commercial space to provide that kind of space. So actually, there was a lack. So then we sort of said, "Well, that means that there's a hidden economy of people who are needing space but are not finding it. And in the meantime, they're working from home or they're working out of kind of garage, or they're working out of a sort of rather ad hoc, renting an old stable on a farm somewhere or whatever it might be, or looking to Colchester and other further afield places."

So we sort of thought, "Well, if we can go and talk to some of those tenants and we can establish whether they would see it as a barrier to come and actually locate their business in Jaywick Sands." So we went out and actually just talked to a lot of businesses. What we found was no, it was absolutely not seen as a barrier for them to come and locate in Jaywick. They weren't put off by the unfortunate stereotyped bad reputation of the community and the press. They were mostly local people, that didn't really bother them. Really, they just needed space. It was affordable, suitable-- obviously for their needs, and accessible, which if you are a business with, it's actually got fairly good road access or public transport access.

So we managed to demonstrate that we felt there was a sufficient pipeline of businesses who would be interested and take up space, and particularly at two ends. One being small retail. So this point about actually, there's few shops and services there, but you've got this beach as well, and you've got this opportunity to really trade in the summer off of visitors. And secondly, at the kind of smaller workshop through to the small end of light industrial type scale. So kind of small type manufacturing type businesses and things like that.

Ben (00:40:28):

And how many have been taken up? Is it all full already? Do people pree these?

Hana (00:40:33):

Yeah, it's full. I think they may have one or two units left, but it's full. It opened in late September and it's doing really well. I think the other bit is the market. So the market's really important both as a way of providing additional retail for the community. So being able to have food stalls and things like that. But also it's a stepping stone towards startup business. It's the cheapest way you can try out a new business idea is to rent a market store for 10 pounds or whatever a pitch, and have a go at your idea. It brings a community together as well in a way that's social. So yeah, it's exciting to see it really be busy now and bustling and a huge diverse array of businesses working out the building.

But also the building, I think from a design perspective, it's really important that it's a visible symbol of change in the community. We aren't just interested in making space for space's sake, but it's also got to say something. Buildings, spaces, environments - they have meaning-- they carry meaning, and the value and the quality of those spaces says something about how valued that community is. I think too often we are-- particularly in the public sector, I'm afraid to say at this time-- unwilling to have higher ambitions and aspirations for the sheer beauty and quality of spaces that we make for people. It's not really a cost question in my view. It's not more expensive. It's just about actually how do you procure, what kind of procurement do you have of your teams that are working on these projects, and how much do you really care about the communities that you're building them for? Don't look down on them. Don't give them sort of the dumb answer just because they might be poor or more deprived communities. Give them something that is bright and bold and exciting and is something that people can take some joy out of in their everyday life.

Ben (00:42:38):

And what do you find beautiful about the building? I've heard people note the colors-- the color palette. And also the space and the quality of materials, which actually to your point, aren't super special. You're not talking about imported granite or anything like that. But what made you think this building is of quality or of beauty?

Hana (00:43:01):

Yeah, I think it is a very economic building. It's built in a way that the technology of it is really just the technology of a normal kind of light industrial shed. But there is so much you can do with shape, firstly; just sort of subtle changes to the way that the shape of the building is designed. The fact that when you see it from the beach it has this kind of zigzag profile rather than just seeing a kind of long, monolithic, eaves profile like a sort of typical shed building might have. And color is really important. On a gray, rainy, February day, a community even on the beautiful beach that there is there right in front of the building can feel quite grim. So it was really important that the building never felt grim; that it always felt joyful, uplifting, and generous.

Color is part of that form. Also, there's things like the canopy; the canopy that shades and shelters space around the building. That's practical. It prevents the south facing units overheating in the summertime. But it's also about saying actually, it's dry. The building is kind of bigger than it would otherwise be. Things like the bus shelter which no one had really thought of, but we kind of said, "Well, there's no bus stop here, and the bus stop just down the road is literally a pole and there's not even a pavement to stand on." So we moved the bus stop and we made a bus shelter with a bench, and shade, and shelter, which sounds extremely simple, but actually makes a huge difference in a community where most of the bus stops have no bench and no shelter.

The work was put to try and say, "Well, without it costing more money, without it being impractical, using materials that are extremely robust, using profiled metal and things like that, that are typical for modern seaside buildings-- like buildings that are built on the piers or buildings that are built in seafront arcades and amusements, the similar language to that." This is not about parachuting in a design language that is alien to the place, but it's got to feel joyful and people have got to feel proud of it in the community. Something that they can actually say, "You can't miss that building. You can look out for it. It's a landmark."

Ben (00:45:43):

Does it have a nickname yet?

Hana (00:45:44):

It's called Sunspot, which is great because actually, that's the name of the old amusement arcade that used to be on the site which was pulled down when the holiday economy started to tank. So it sort of also revived that name and the kind of hopefulness of that name, which is really sweet.

Ben (00:46:03):

That sounds like just such a brilliant example of place-based regeneration done right. I guess there has been a lot of debate around it because quite a lot of place-based regeneration hasn't worked so well, and this tension between people and place. I thought for a moment, "I might go up a level in thinking about policy or some of the ideas behind that." Although reflecting on this, it seems that it's just getting a lot of detail and right on the local level. But that does seem to be one of these arguments about place and people. And I guess at this very high level in thinking about globally, there are these people who believe places or cities or towns should generally be driven by jobs; maybe put in some transport and service infrastructure, but essentially let it be unplanned or limited planning. And I guess particularly you see this in some of the non-Western countries. That's essentially how they develop.

Some of those develop really well and some of those develop into slums. So you can kind of have arguments on both sides. Or you go to the other extreme when you think, "Okay, can I completely plan this place or city?" And maybe sitting around that you have this idea of charter cities, like maybe we can just completely plan something from scratch. And actually, you have some examples of planned places which work quite well, and some examples of planned places which don't work well at all. So there's probably no real consensus on it. But I guess given that policy and maybe either reflecting globally on cities or in the UK, do you think you lean more to elements of planning or more elements of un-planning or jobs, or how do you meld the best of both of those sets of ideas?

Hana (00:47:46):

So yeah, I'm a planner as well as a designer, and I think there's a really important role for planning. But I think you touch on a really critical point, which is actually human behavior is not a plannable thing. People are going to do things that confound the expectations of economists and planners who like everything to be extremely orderly. But people just don't behave like that. And people also want to feel that they have freedom and they have choice. One of the things that's so important in Jaywick Sands and why people love it so much is-- coming back to this point-- that every house looks different. They love the fact that it's their own identity; it's stamped on their own physical environment. One of the things that they said to us through the consultation when we talked about kind of new design guidance and coding for Jaywick Sands is, "It's really important that we don't lose this sense that every house is different. You can't make them all look the same."

People do want to feel that they have agency and have capacity to make choices. So whilst I think the economic planning-- and I think strategic spatial planning is really important. It's something that we have completely lost in the UK, I'm afraid over the last 15 years. We used to have regional spatial plans and strategies. We no longer have them. So it's a very, very disjointed approach to planning that we have and I think that does urgently need to be addressed. We cannot look at this country from an economic or a climate perspective and not look nationwide. We're not that big of a country. We really do need to be looking across the whole country and having a joined up economic and spatial strategy.

But I also strongly believe that we need more ability at the local level for people to feel that they do have some agency. That's a really difficult one because the reality is that the person who moves into a new build house on a new build housing estate, practically the day they move in, they become opposed to any more development in their local area. That is a known fact that just happens. They've been the beneficiary of housing development. But as soon as they're in that house, they want to be the last house that was ever built in the area and never see anything change again. So trying to find a way to say there are some tough messages here that actually, "You know what? Maybe you can't be that selfish always. You're going to need to see change." But also, there's a quid pro quo there that actually you might have more ability to change your own house, to be able to extend or adapt your own building.

People get so frustrated when they see their own back extension or not being able to do simple things get held up in the planning system at the same time as it appears that major housing developments-- thousands of homes get sort of waved through. I know behind the scenes those are not waved through. Those big schemes go through a tortuous and very time consuming and very rigorous process, not always with the right outcomes, but they do go through a process. However, to the person on the local level who doesn't see any of that, they see a system that is not working for them. They see a system where they can't add a conservatory or change the color of their front door sometimes in some cases, or put solar panels on their roof or whatever it might be. We've got to look at what the quid pro quo is in the planning.

But to come to your wider point, to the wider scale of unplanned development and some development and so forth, it's really problematic. Obviously, I think we are very far in this country from going down that route. But globally, when we're talking about inequality and we're talking about resilience to climate as well, you look at some of those very precarious slum communities and they do tend to also cluster to the parts of the land, whether it's favelas in Rio that are on the very steep mountain sides, very vulnerable to things like lands slips and landslides and heavy rain, through to development in India and places in flood plains along rivers. The poorest people often end up in the most physically vulnerable places. So I think there is a real obligation on city authorities and regional authorities to be more strategic about that, to take more of a grip on it, and to actually help provide for citizens in a way that isn't going to endanger them.

Ben (00:52:39):

One last thought on policy before turning to perhaps another project or two. So there has been a little bit of talk around design codes or use of pattern books, which actually, I think it was a conversation we had either on email or X Twitter or something like that about the fact that they've gone back in time. I think that Dutch had quite a few of these in the 16 or 17 hundreds as a kind of way forward. Critics might say you get these very identical, no identity, but perhaps also poorer quality poor materials particularly on the edge of towns and suburbs where you're going, "This is not housing which makes anyone filled with joy." On the other hand, proponents are talking about-- I guess they say gentle densification in urban areas where you've got stuck in this planning or can you do extensions or things like that. I picked up that it seems that some architects seem to be a little bit tentative or not particularly involving themselves in the pattern or patterning decision or this debate, which perhaps surprised me, but I'm not particularly hooked into the system. So maybe there is more debate. But do you think design codes or pattern books are one way of some sort of compromise unlock on here and do you think that's an interesting policy idea?

Hana (00:54:01):

Yeah, so we work on some design codes, and I guess that shows that we do think that there's some value in them. I think we've gotten into a kind of rather curious situation at the minute with regards to the aesthetics of development, the style of development with some odd politics, if I'm perfectly honest. I think around what's seen as kind of good, "attractive," "beautiful," "development," stemming from things like Building Better Building Beautiful Commission, which was chaired by Roger Scruton until he died and things like that, which are seen by many as quite backward looking, sort of everything needs to look like a Georgian or a Victorian street or terrace. And not maybe acknowledging some of the ways that culturally we need to be building for today and for today's communities.

Obviously, the Georgian and the Victorian and the Edwardian stock that we have is in many ways wonderful and in many ways synonymous with England. But I think when you cast a look at the economic systems that they derived out of and the social systems that they derived out of also, and question what are the lessons that we take from them from today and what are the lessons that maybe are not relevant. It's an area that I think we are treading carefully around at the minute because I think that there's a real, real value to having more of a pattern book approach. But I think it's got to be much more genuinely based on how is the functionality of these buildings working on a number of levels, not just a technical functionality.

So building regulations and so forth obviously should be taken for granted. But things like climate-- so overheating is a huge, huge problem. We must be designing and if we are having new pattern books, they must be including things like external shading for south and west facing windows. Really basic stuff, but really important. And other climate adaptation measures actually as much as mitigation because the reality is we are in a very different world. And secondly, that I think this focus on aesthetics needs to focus on the different communities that we have now. There's a question around the meaning that's attached. I suppose this is where sometimes I'm a little bit surprised because the kind of gentle density proponents-- and I think it's a well-chosen phrase because you can't really disagree with it. We all want to see that.

But when I see the buildings of Whitehall be held up as kind of an example of how everything should be built now and why don't we build new office buildings like the Foreign  and Commonwealth Office was built in the early 20th century. I think one also has to say, "What are those buildings really--? What are the meanings that they're embodying for a more diverse society with very different backgrounds and cultures?" They're quite problematic buildings. They are loaded with meaning around imperialism, around their references back to ancient Greece and Rome, of course, through their kind of neoclassicism. There's a lot going on there. And I think it behooves us to unpick a little bit more around this question of style that's not just, "Isn't it pretty? Isn't it attractive to the eyes" of whoever it is who's making that statement? I think beauty comes in many forms. I think we could be a little bit more generous in finding beauty in different forms. But also I think we absolutely need to push back on the lowest common denominator meanness of design that one sees from a lot of the commercial development sector.

Ben (00:58:32):

Yeah. That's really nuanced. So obviously there has been ongoing debates on form and function and this unspoken-- well sometimes spoken as we know humans give meaning to any big endeavors, building places, art, all of this, spaces porch, all the way back to what seems like simple structures and the like. That's before you consider that buildings designed 17, 18 hundreds or even 50 years ago, are not designed for technology, sustainability, climate, all of the things of today. I've been in some of those Whitehall-- in fact, I've even worked in things like Corbusier buildings and the like which are just very poorly considered in terms of heating and all of that because it wasn't a challenge of the time, it wasn't of their consideration.

Hana (00:59:22):

Or it wasn't even a priority. Sometimes those buildings function badly from the outset.

Ben (00:59:27):

They did.

Hana (00:59:29):

I think what is wonderful about us as humans is that we are really able to adapt things. And I think we shouldn't be demolishing all of these buildings-- their embodied carbon, their structures. But actually, the ability to adapt them over time, adapt them to be quite radical about how we adapt and change them, and then learn from that as well. This is where I think we can afford to relax a little bit more. To say, "Well, actually, the most important thing is that we kind of build well, as in the structures that aren't going to be needing to be pulled down in 20 or 30 years’ time. The buildings that actually can endure and have that ability to change and adapt as we learn, as our technology changes." We are working on all sorts of ages of buildings at the moment and that kind of robustness to be able to say, "Well, yeah, it can take a bit of a bashing and it take a bit of a change" I think it's really important.

Ben (01:00:28):

Yeah. And that begs the question of how long should a building or structure last? Because if you do carbon analysis and you're assuming the building is going to last a hundred, 200, we have buildings which are 500, arguably a thousand years old. It's a very different calculation to 10, 20, 30, 40. Perhaps that's one to consider about the age of buildings and that in public space. But maybe you could do it through the lens of just choosing another project that you'd like to talk about. Could be one of yours, could be something else, but obviously you've done a lot of this public space as sort of museum and gallery work which I guess we would assume is going to last a long time as well as some private space work. You could also comment on other projects or things that you see in the world. But yeah, any other project you'd like to pick on and maybe picking up on the themes of how long building should last for-- I guess we've done aesthetics a little bit and sustainability a little bit. So any project you like.

Hana (01:01:30):

Yeah, I think that time dimension is something that we're really interested in and that spans across all of the kind of planning projects as well, where we're talking about 20, 30 plus year strategies. I mean, a hundred years is what we're planning for in terms of flood defenses in Jaywick Sands. Who knows what the world is going to look like in a hundred years and what kind of homes, but the flood defenses need to look at that time horizon. We do work with quite a lot of existing buildings. For some reason we've worked on quite a few town halls actually, which came from the late Victorian period, kind of great municipal flowering of all of these big municipal structures that were built for a very particular point in time as a very particular expression of civic pride. Fast forward another 120 years, and the way our civic bureaucracies work is really different. So a lot of those structures have fallen into new uses or into no use at all, and a lot of the time we're charged at bringing them back into use. I think they are fascinating. So we've worked on a number of them. We worked a little bit on Shoreditch Town Hall a very long time ago, early days of its conversion into kind of arts and cultural use. We've worked on Redbridge Town Hall which is in Ilford town centre, and that also was working with Space Studios to make artists workspace and gallery space there.

We are currently working on Lowestoft town hall up on the East coast in Suffolk which is a quite a major project to bring this civic building back into use. This question of robustness and what you keep and what you have to adapt is really pertinent to them because ultimately it's the kind of basic structure as well as the external materials of wall and to a degree roof, that matter. If those are starting to fall apart, you've got a really big problem. So long as those kind of basic elements remain in fairly good shape, it's an onion. You can replace other layers in and around that. It's quite easy to replace a roof covering and renew that over time; much easier actually than replacing walling to a lot of degrees. Part of that is also about the aesthetics. You can replace wiring, obviously plumbing, floors, wall finishes. You can make partitions or take partitions out that are non-structural. You can kind of rethink a lot of things around the building, but still, there's something of that physical essence of it that is remaining. And I think that continuity is really important for communities as well, that these buildings are landmarks within your mental map of your community. You want to have that continuity at the same time as, "Look what you could explore, this kind of very different way of using that building into the future."

We do talk a lot about the age of buildings. We've worked on some buildings much, much older. So back to 13th, 14th century bones of a building. They're these remarkably enduring things. And I think it's wonderful to observe the completely unpredictable ways that these buildings have been used. Someone who built a church in-- I mean, we're doing some public realm around a church that was built in 938 or something. A Saxon Church Tower which then was much adapted in the medieval period. They couldn't possibly imagine the environment that this now sits in, the kind of world that that sits in. But it sits there as this kind of artifact. It's like a sort of sentinel observing this really long time scale of change. I think that's kind of remarkable and wonderful, and I would love us to take and to be able to persuade our clients to take more of that approach to new buildings that are built now.

We often talk about trying to create the heritage of tomorrow or the next generation; the buildings that are going to be those much loved, really enduring buildings that do stand the test of time. I wrote a piece recently that was sort of talking about this a little bit and noting that a little bit like children, when a building is first finished, actually it's the start of its life. The completion of the physical building is the beginning of its life as a thing in the world. And like a newborn baby, everyone kind of goes, "It's so beautiful and it's so great and cute." Looking and can't get enough of the pictures of it, and it's all shiny and perfect. Then they do tend to go through a period which is like the sort of awkward teenage years where everything just seems to go wrong. They're starting to look a bit shabby. Things are starting to age. Even wiring and plumbing and all those sorts of things don't have a very long lifespan. They do need to be renewed on a relatively quick timescale.

Maybe the original owners or clients for the building have moved on and you've got new management who maybe don't really understand it so well, or don't love it so much, or are stretched on their budgets and they can't afford to maintain it that well. There's a common misperception that new buildings don't need any maintenance. They still need a lot of maintenance. You need to invest in your maintenance from day one. So they go through this sort of awkward period. And then also their aesthetics tend to go out of date. So people start to not find them that attractive. This is a danger point because at that point people can go, "Let's pull it down. It's just too expensive to maintain. It's not working, kind of ugly." We've seen this with Victorian buildings.

The great campaign to pull down loads of Victorian buildings in the kind of mid-20th century, seen as overly ornamented and too gawdy and too this and too that. "God, we just don't need them. They're just so out of date." Now, we see it with brutalist 1960s and 1970s buildings. People saying, "Oh God, they're just big lumps of concrete. Let's pull them down." But if you get beyond that, actually people start to love them again. They start to have this kind of different life again. So I would almost like to see a rule that you couldn't pull down a building, that you were forced to look after it, that you had to look after it for at least a hundred years and see what happens over that span of three or four generations. What new things come out of that? There are some wonderful examples of buildings that have been completely reimagined. I mean, you could go to the Palais de Tokyo in Paris, which is an amazing art center and this kind of old grand palace; very radical. You could go the other extreme and look at-- There's a car park in mid Wales which has been transformed in an art center and a market. It's a very ordinary concrete car park structure. There's so many amazing examples. I think we need to be a little bit less quick to judge on the successful failure of a building before it had time to grow up into its adulthood.


Ben (01:09:01):

That's a really insightful way of thinking about buildings which I hadn't really come across. And it reflects on a couple of things around this idea that buildings can also have a part of humanities or art in them. They are still, in some cases, a kind of vector for ideas that has meaning. And actually, there are so many parts of humanities which are no longer so much vectors for ideas because of the way that things have gone. Arguably, even economists are now dealing in the micro of business, whereas a hundred to 200 years ago, they were dealing with socialism, capitalism, what systems that they were vectors for ideas which broadly speaking, they are no longer. And I think about this in terms of theater, because plays, still are, although again, perhaps fewer, but they are vectors for ideas as well about how maybe we should aspire to be on a big scale or little scale.

Actually, they sometimes go through a similar lifecycle. Sometimes the beginning, the really good ones are great and then you don't hear about them again. And then maybe they reemerge with a lot of arts practice. which is perhaps a good segue to your very early life where you did have some theater practice actually, both in helping design theater buildings, but also as a theater and opera director. You worked a little bit with Peter Brook who was one of my most famed theater and opera directors, but also found and I guess light touch rejuvenated a theater space in France, Gare du Nord, which you worked in and which I've seen work in.

So I guess this is a multi-part thought question, which you can handle which was why did you lean into architecture and design when you could have lent into theater? So the roots of your own thing. And what did you learn perhaps from Peter Brook, or that theater or that space, or your work within design? I kind of think when I reflect on looking at your wider work that because you've been so sensitive to humanities-- I think your music playing is great. You've done theater work and things. There's something about your places and your design, which reflects this humanities. Yes, you've done the consultation and that. But actually, you have got an eye or an ear out for not to channel Marie Kondo too much, but the kind of a spark of joy, something other, something to aspire to, which are what humanities and arts have as a question. So anyway, bringing it down theater, Peter Brook, design, why architecture?

Hana (01:11:52):

Oh, gosh, great question. And maybe if I was to speak to my 20-year-old self from today's perspective, I might tell them to just stick with the theater. The thing with architecture, the built environment or the environment more generally is it's kind of inescapable for everybody. Theater and the arts by and large, the audience makes a choice to go and engage with that. But actually, you walk down the street or you drive around the city or the countryside, wherever you might be. Whether or not you want to be affected by the environment, you are affected by the environment. And I think that felt to me really important that one was trying to influence that process to the best possible degree. I think it was a really interesting time and maybe we're going to come full circle with this in a bit because it was kind of early 2000s when I graduated and I was sort of working in the various different things and as you say, in the theater and thinking about what to do.

We'd come out of obviously a period of quite difficult time and there was a huge amount of energy going into regeneration and urban development; a lot of ideas, as you say, a lot of really big ideas about what that might look like. It was a time of people like Richard Rogers writing ‘Towards an urban renaissance’ and advising government at the highest level. I don't think we've ever had an architect since him have that actual influence in government saying, "This is a picture of how our society and our cities could look really different." So it was a sort of interesting time to be moving into the built environment. But I think what I've taken from theater and from working with Peter, which was a huge privilege and an amazing thing to be able to do, was this idea that it's the human activity that is the center. The kind of job of the person shaping the environment is to make the conditions for that human activity to be as meaningful and as joyful and as fulfilling as it could be.

That way that as when you put a play on the stage, the focus is the actors. The focus shouldn't be the set or the lighting. If the set and the lighting is wrong, you notice it. If you go to a play and you are noticing too much about the set and the lighting, it's probably a problem. If it forms the perfect setting for the human drama, that's when it's really working. You almost don't remark on it because it's just working so brilliantly. Peter took that to an extreme where he had barely any sets for anything; a prop here or a bench or a curtain or something, but almost nothing. He was really paring back to the idea that you just needed a space and a group of people watching.

I think there's something about that to say, "Well, actually, what is the least one can do?" It's not about putting your own ego on the stage as an architect or as a designer or as a placemaker. It's what is the least you can do and what is the most strategic and clever way you can do those things that they have the greatest impact. Just subtle placement of elements and space or subtle sequence of spaces that can be made. Then what are the moments where you do need drama, surprise, joy. Those are the things when you turn a corner in a building or down a street and you see something that you weren't expecting and it makes you kind of amazed or surprised or maybe shocked as well. It's important sometimes. 

These are sort of human emotions that are really important. The built environment can only not just be about things that you could have love. And coming back to our earlier point, not everybody loves the same thing. Some people will find a building or a space amazing, and other people will absolutely hate it. Doesn't mean either of them are right. But I do think it's important that we try and actually engage with those emotions and create some response a little bit from people. We're not trying to make everything kind of gray mush just because it's a path of least resistance, but actually, sometimes you need to do something that is really surprising,

Ben (01:16:27):

That seems to be a call to arms to designers, planners and architects everywhere. Great. So I have a short section on underrated, overrated, and then wrap up. So if that's good for you. So you could pass, you could just quick overrated, underrated, some semi-random things here. So overrated or underrated, concrete.

Hana (01:16:50):

That's an interesting one. So I actually think that concrete currently, at least if you talk to those who are sort of talking about embodied and energy and so forth, is actually underrated. There's this great push to get rid of concrete out of buildings which is entirely understandable for many, many reasons. However, done right, it is an extremely durable building material to this point of longevity. You can look at the past and you can look at all these Roman buildings built with concrete thousands of years ago. I think we need to be much more discriminating about where we use it. But used selectively, carefully, smartly, it is a hugely important material. I think that we just have to be clever about where we choose to use it. There's a huge wastage of concrete, for instance, I mean, road construction. Let's forget about buildings. Road construction is the single biggest use of concrete. The amount of concrete that goes into our infrastructure is hideous and I think we should do something about that. But in buildings, I think it's actually quite an important material to use still.

Ben (01:18:04):

Yeah. And I think, as we said, if you take a two or 300 year view, not as bad. I've been announced to a couple of sites. There's one outside Copenhagen, whereas at Brownfield they managed to use a process of recycling the concrete and the studies for that showed it was pretty good in terms of carbon. Okay. Second one, heat pumps.

Hana (01:18:25):

Oh, heat pumps, definitely underrated. Heat pumps are great. Heat pumps should be everywhere. We should be making this really easy.

Ben (01:18:35):

And planning means it's kind of not easy sometimes.

Hana (01:18:38):

I think it's a little bit of a misconception actually.

Ben (01:18:42):

Is it just heritage areas?


Hana (01:18:43):

Yeah. And not even that. This is an area where I think codes should be used because I think we just need much clearer rules.

Ben (01:18:49):

Yeah. And you should be able to pattern code.

Hana (01:18:51):

Yeah. Really simple, really clear rules. Can be quite challenging actually with the retrofit of historic buildings because they need air and they need to be out in the open. They can't be hidden in a basement boiler room like an old boiler. But they are good. I think the other thing that is good about them is essentially they are a kind of plug and play system. So what I mean by that is this technology is going to continue to change and evolve and maybe in 20 years, everyone would be like, "Heat pumps, what was everybody thinking back in 2020s? What a daft idea. We've now got whatever-- some next generation." But actually, they still work off-- broadly speaking, pipe work and so forth that you could cut that heat pump off and put something else in and make it work. So I think that they are an important one. Making space for them in development, making enough space and making it easy to actually change that technology later down the line is really important.

Ben (01:19:53):

But the infrastructure of heat pumps or say heating networks and the likes could well last for a very long time. The physics of it aren't going to change because it's built on a fundamental physics principle.

Hana (01:20:06):

Yeah. They heat water and water runs in pipes and that's pretty straightforward.

Ben (01:20:12):

And that's likely to remain.

Hana (01:20:13):

And the fact that they're electrically driven and we obviously are decarbonizing our electricity grid pretty successfully so that kind of all works.

Ben (01:20:22):

Sure. Underrated, overrated, self building?

Hana (01:20:27):

Well, a little bit of a mixture actually of underrated and overrated. I think it is hard for people to build a home themselves. And when we say self building in this country-- and this obviously doesn't apply to Africa or parts of the subcontinent that are seeing shanty towns and things. That's a totally different thing. But if we're talking about-- broadly speaking-- developed economies. When we talk about self building, we're not actually talking about building one's own self with one's owns arms. One's talking about employing a small contractor, a small builder to build a house that you have gone and gotten planning for that has been drawn by somebody. You are paying for a small scale construction industry to take place on your plot. I'd love to see more of it, but we have a big skills gap. 

I think we are not confronting the skills gap here in terms of the technical knowledge and skills within the construction industry. Actually, it's bad at all scales. It's bad at the big company scale as well if you go onto job sites and see what people are doing. But if we're trying to build energy efficient buildings and we're trying to build durable buildings that are going to last and not need to be pulled down or have terrible failures in the future, we need to have a far better sense of training and system and value really for construction trades as things. We slightly do need to get back to the idea of a master mason and people who were the most valued members of society at the time because it's difficult to build well. You need to care, you need to have an understanding of physics, you need to have an understanding of technology, and you need to have pride in your work. The conditions in a lot of job sites aren't that at the small or the big scale. So I'd like to see more self building, I'd like to see our system set up better for that. But I don't want to see it if what it really means is poor quality construction, poor quality design coming through.

Ben (01:22:44):

And is that an education and training challenge or like you say, a value in society challenge. Arguably, we have a similar issue with teachers and nurses. Or is it a money problem as in, "We're not paying them enough in the value." I guess all of that is a little bit interlinked. But would you put equal weight on all three or do you weight one of them a little bit more as a priority to try and invest in?

Hana (01:23:11):

Two things I think are a problem. Firstly, I think there's an issue around the structure of the construction industry, the economic way it works, which is essentially a system of subcontracting and subcontracting down to the individual. So if you are a very large construction firm building however many hundred homes, you are essentially just a layer of managers. You then subcontract the brick work, or the concrete, or the timber, or the plaster boarding, or the electrics or whatever. Let's just take one of those as an example. You're brick laying so you'll employ a brick laying subcontractor and you'll say to them, "Please do all of brick work for these 300 homes." They actually then end up subcontracting that again and again and again down to the individual so that actually that individual brick layer who's on the site will be a self-employed brick layer. They're not within a structure that is valuing or sustaining or helping them grow their skills. It is a system that rewards, "Get it done as quickly as possible, get my day rate--" which is actually there are good day rates in the industry. I don't think the problem is necessarily money. "Get my day rate and go off and never be seen again." Then if there's a problem with it down the line, it's like everyone has sort of vaporized into thin air.

Ben (01:24:44):

Yeah. And the risk doesn't sit at the proper level, if it sits anywhere because it's essentially being atomized away in legal contracts which is fine on paper, but doesn't address the practicalities of, "Do these people know how to build whatever they're building? Are they aware of the right materials and design to use regardless of what's told to them from above?" Because they can look and go, "Well, this isn't the right sort of material. This is going to be flammable. I don't kind of care what something said. It's just not right because I know this." Yeah, I think that's a very good point.

Hana (01:25:15):

So I think it's a really big problem. And when you get to the individual workmen on the site, they're not bad people. They're not necessarily even that ignorant, but they're being incentivized all the time to cut corners. We haven't mentioned Grenfell, which we should really because that is absolutely-- That's laid bare in that project and that terrible tragedy. It's really disappointing for me as an architect to walk onto a job site, to inspect work on site and talk to operatives and see things being done wrong and be told, "Well we were just told to get on and do it like that because we needed to get off site and get it done in this amount of time." There's just no custodianship of quality. With some honorable exceptions, very little custodianship of quality in the process.

Ben (01:26:10):

Yeah. And we don't seem to have learned-- Actually, I did a recent podcast with Lucy Easthope, who's a disaster planner specialist, and that's a similar theme coming through from that. We're currently recording in a studio which is in the shadow of Grenfell, so it's definitely something on the mind. And that's it. You've got the causal problem, fire and cladding. But actually, those are the surface elements of the structure and system whether you want to think about how we do social housing and things that we touched upon, or the nature of contracting and subcontracting and risk and how it's all thought about which could do with a real strong rethink. 

Okay. Last one on the overrated, underrated and the wrap up would be green belt land.

Hana (01:27:00):

Well, I'm not sure how you can either overrate or underrate it. I suppose the land itself is just land. The concept of the green belt, I suppose is maybe what you mean as a planning construct.


Ben (01:27:09):

Yes, I guess as a planning construct. So I guess to unpack it a little bit, people seem to think there is actually good parts of the green belt and bad parts of the green belt. And because of the construct of the green belt, we can't at the moment develop anything on what probably geographers and planners and people would say, "Oh, these are bad bits." And then because of the politics of the matter, it's very log jammed. But people accept that there are good bits and bad bits. So that's why it's kind of interesting to see whether net it's an underrated or overrated concept or neutral.

Hana (01:27:45):

Overrated, I'm afraid. I'm not a big fan of green belt policy. I understand politically why it arose, but it's like so many parts of our system-- politics and this applies in many different fields and subject areas. Sometimes something that was kind of put in for short term pragmatic political reasons to try and get a bigger picture question pass through ends up being so enduring. One can think of, for instance, the decision to allow GP practices to continue to be essentially self-contained businesses. It was sort of seen as just really necessary at the time to get the NHS over that hurdle. But boy has it created problems for us. And I think likewise, the green belt was seen as a sort of necessary adjunct to other forms of planning that were coming out in the post-war period to allow people to feel like, "Oh, this is just not going to be uncontrolled sprawl."

But it has really provided a problem for us ever since. I'm a strong proponent that we need to be transport led with our planning in terms of where we plan for additional development. From a sustainability perspective, it is really imperative that we stop having to use our cars so much. Electric cars are not the answer here. EVs are great, of course. They are part of the decarbonization process, but it is completely unsustainable and insane, frankly, how much land and resource we give over to road infrastructure and how much time as well. So I am a strong proponent that we need to look at planning along transport corridors. What that means in practice is more of a finger model of development than a kind of donut ring form of development.

I would like to see more of a green finger approach than a green belt approach which says, "Let's protect and enhance the green spaces that sit between these transport corridors. How do we make them work best for not just agriculture, but also for nature and biodiversity, and also for people to enjoy? Let's refocus our strategic planning along those transport corridors rail mainly and rapid bus and tram and so forth so that we can intensify those communities as huge amount of wasted space. I did my dissertation for my architecture part two, a billion and one years ago on exactly this, looking at a rural rail line and the tiny amount of land that was actually available for the development around it because of all of the various restrictions and how completely mad that was, which still 20 years on or more, this hasn't being addressed


Ben (01:30:43):

Very clear. Great. So would you like to comment on any current projects or future projects that you've got in the works, either in terms of writing projects or design and planning projects?

Hana (01:30:54):

Well, we've got lots of really fun projects in the studio at the moment. Mentioned this kind of project up in Lowestoft Town Hall taking up a lot of our time at the moment, but really interesting and hopefully quite impactful. Also, more sort of policy space projects and things like that as well. We're really interested in rural questions. So London and the big cities, loads of great architects and thinkers and people sort of constantly pouring over them. The rural space is relatively unexamined so I think we feel that there's a need for more thought and interesting approaches to be looked at in the rural domain. On a more sort of personal level, a few projects sort of developing. One little project that I don't know where it's going to go in the new year, but I'm actually going to be doing a little bit of recording work with someone who runs an amazing apple farm near us.

He knows more about that land and that climate than really anybody I've ever met intimately. And I think it might be a really interesting lens to talk about climate change as well. I'm very interested in these kind of long-term futures and how we go and look beyond the sort of immediate short-term generation that we live in. I guess a tree and an orchard is a kind of good vector for that in terms of those wider processes of renewal and change. So yeah, looking forward to talking with him and recording him and hopefully doing something with that in the future.

Ben (01:32:43):

That sounds really exciting. And would you like to end on any life advice or thoughts that you have either about someone wanting to have a career in design and architecture, or someone wanting to make their mark in the world in terms of sustainability or arts or just anything you've observed. We haven't touched upon actually, your music which is also something which you perform really highly at. So any life advice or thoughts.

Hana (01:33:15):

I mean, I always hesitate to give too much life advice because it always just sounds like an old person being kind of patronizing to young people to a degree. You and I, I think we were actually very lucky in the generation that we grew up in, in terms of the way that the world opened up for us more than generations before, and in many degrees, more than the generation that's coming up behind us. So I do feel that we were very, very lucky to be able to broaden our perspectives; still have a pretty good education at low cost or no cost. 

I would say the thing I think is really important is to actually do things in the real world. Do projects that get your hands dirty, practical things, and probably not just things that exist online. Maybe they could be online, but I would tend towards saying make something. Like run a market stall or make some furniture and try and sell it. Or try and design some clothes and see how that process works, or take a disused space in your community. You walk past a derelict lot and you think that could be amazing community garden or something. Try and make something practical happen in the world because what you learn from that is firstly, you can actually make things happen. You don't need to be scared of it. Really, it just takes someone with some persistence and energy to make things happen and then it can happen. 

But also, you learn an awful lot about the nature of bureaucracies and about the barriers that exist systemically as well as about how to talk to communities, how to work and collaborate with other sorts of people. I think getting out from behind the screen and into that space where you're having to negotiate and work with often frustrating things, but also with real people, learn to communicate, not be shy, just get out there I think is really important. I would definitely encourage anyone certainly coming up into my field, but I think more generally, it's wonderfully liberating to find out how much you can actually make happen if you just sort of dare and go out there and aren't afraid to break things and get a bit messy and dirty in the process.

Ben (01:35:49):

That sounds like excellent advice. Be a builder, be a maker. So on that note, Hana, thank you very much.

Hana (01:35:54):

Thank you Ben. Lovely to be here.



In Arts, Podcast, Life Tags hana loftus, Architecture, planning, design, urban, climate, jaywick sands
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