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The Seed in the Cityscape The Seed in the Cityscape The property development mechanism and its influence on the growth of cities Jonathan Drane A thesis in fulfilment of the requirements for the degree of Doctor of Philosophy Faculty of the Built Environment December 2014 The Seed in The Cityscape - Jonathan Drane THE UNIVERSITY OF NEW SOUTH WALES Thesis/Dissertation Sheet Surname or Family name: Drane First name: Jonathan Other name/s: Ridgway Abbreviation for degree as given in the University calendar: PhD School: Faculty of the Built Environment Faculty: Faculty of the Built Environment Title: The Seed in the Cityscape: The property development mechanism and its influence on the growth of cities. Abstract 350 words maximum: (PLEASE TYPE) Despite extensive studies by urban theorists into the growth and development of cities, little within these accounts explains the role and influence of property development as a catalyst for such growth. The most recent accounts of property development in this context were made in the early 1990s by Healey, Gore and Nicholson, and such accounts not only focussed on a process-based view but were made predominantly through the eyes of economists, political economists, planners and social theorists with few property developer protagonists. Looking through the eyes of the property developer, and assisted by the author’s related history as a builder and developer, a new model emerges which is based on: a theoretical analysis; three case studies of cityscapes in Australia- in Townsville, the Palmer and Railway Precincts (Queensland) and in Newcastle, the Honeysuckle Precinct (New South Wales); further case examples and auto-ethnographic reflection. A model is built which articulates the nature of constituent land parcels within cityscapes, the conditions for their transition and resultant creation of new developments, which impact on the growth of cityscapes. The mercurial and transient nature of the property developer and the mechanistic nature of property development are revealed, which goes beyond traditional process-based views. Developer protagonists which are often seen to be the root cause of unwanted growth are revealed to be subject to a greater mechanistic force that relies on alignments and windows of operation. A new and missing lens is provided to the existent body of research into the growth of cities through the eyes of the property developer which informs researchers, planners and policy- makers. The often high level, morphological view of planners and policy makers is balanced by a model which is built from the ground up, revealing the mechanism of property development and its key forces and protagonists. Declaration relating to disposition of project thesis/dissertation I hereby grant to the University of New South Wales or its agents the right to archive and to make available my thesis or dissertation in whole or in part in the University libraries in all forms of media, now or here after known, subject to the provisions of the Copyright Act 1968. I retain all property rights, such as patent rights. I also retain the right to use in future works (such as articles or books) all or part of this thesis or dissertation. I also authorise University Microfilms to use the 350 word abstract of my thesis in Dissertation Abstracts International (this is applicable to doctoral theses only). 30 March 2015 ……………………………………… ………………………............. ……….……………………...……. Signature Witness Date The University recognises that there may be exceptional circumstances requiring restrictions on copying or conditions on use. Requests for restriction for a period of up to 2 years must be made in writing. Requests for a longer period of restriction may be considered in exceptional circumstances and require the approval of the Dean of Graduate Research FOR OFFICE USE ONLY Date of completion of requirements for Award i The Seed in The Cityscape - Jonathan Drane Originality Statement ‘I hereby declare that this submission is my own work and to the best of my knowledge it contains no materials previously published or written by another person, or substantial proportions of material which have been accepted for the award of any other degree or diploma at UNSW or any other educational institution, except where due acknowledgement is made in the thesis. Any contribution made to the research by others, with whom I have worked at UNSW or elsewhere, is explicitly acknowledged in the thesis. I also declare that the intellectual content of this thesis is the product of my own work, except to the extent that assistance from others in the project's design and conception or in style, presentation and linguistic expression is acknowledged.’ Signed....................................... Date.........30 March 2015.......... ii The Seed in the Cityscape- Jonathan Drane COPYRIGHT STATEMENT ‘I hereby grant the University of New South Wales or its agents the right to archive and to make available my thesis or dissertation in whole or part in the University libraries in all forms of media, now or here after known, subject to the provisions of the Copyright Act 1968. I retain all proprietary rights, such as patent rights. I also retain the right to use in future works (such as articles or books) all or part of this thesis or dissertation. I also authorise University Microfilms to use the 350 word abstract of my thesis in Dissertation Abstract International (this is applicable to doctoral theses only). I have either used no substantial portions of copyright material in my thesis or I have obtained permission to use copyright material; where permission has not been granted I have applied/will apply for a partial restriction of the digital copy of my thesis or dissertation.' Signed ……………………………………………........................... Date …………30 March 2015…………………………………........................... AUTHENTICITY STATEMENT ‘I certify that the Library deposit digital copy is a direct equivalent of the final officially approved version of my thesis. No emendation of content has occurred and if there are any minor variations in formatting, they are the result of the conversion to digital format.’ Signed ……………………………………………........................... Date …………30 March 2015……………………........................... The Seed in The Cityscape - Jonathan Drane Abstract Despite extensive studies by urban theorists into the growth and development of cities, little within these accounts explains the role and influence of property development as a catalyst for such growth. The most recent accounts of property development in this context were made in the early 1990s by Healey, Gore and Nicholson, and such accounts not only focussed on a process-based view but were made predominantly through the eyes of economists, political economists, planners and social theorists with few property developer protagonists. Looking through the eyes of the property developer, and assisted by the author’s related history as a builder and developer, a new model emerges which is based on: a theoretical analysis; three case studies of cityscapes in Australia- in Townsville, the Palmer and Railway Precincts (Queensland) and in Newcastle, the Honeysuckle Precinct (New South Wales); further case examples and auto-ethnographic reflection. A model is built which articulates the nature of constituent land parcels within cityscapes, the conditions for their transition and resultant creation of new developments, which impact on the growth of cityscapes. The mercurial and transient nature of the property developer and the mechanistic nature of property development are revealed, which goes beyond traditional process-based views. Developer protagonists which are often seen to be the root cause of unwanted growth are revealed to be subject to a greater mechanistic force that relies on alignments and windows of operation. A new and missing lens is provided to the existent body of research into the growth of cities through the eyes of the property developer which informs researchers, planners and policy- makers. The often high level, morphological view of planners and policy makers is balanced by a model which is built from the ground up, revealing the mechanism of property development and its key forces and protagonists. iii The Seed in The Cityscape - Jonathan Drane Acknowledgements The making of a thesis is a clarifying and intense journey into the realms of both literary and intellectual discipline, as well as personal development. Even if one does not expect all three! There are many to thank and of course at the top of the list is my darling wife Penny, who has sat through both the excitement and many lesser moments, when grips were lost and deadlines reviled. Next are my wonderful supervisors. Nancy Marshall has served as a mentor, time keeper, reality checker and her editing clarity is second to none. Ian Burnley has been a great mentor to me also. His quiet excitement and interest in my work provided a beacon which has kept me going when doubts crept in. At student level, I wish to thank my peers who formed a community group with me in our cohort which provided the support so necessary for this journey. This includes Laura Crommelin, Wenjie Cai, Eveline Mussi, Andrea Wechsler, Xian Lee, Prajakta Sane and many more. At faculty level I would like to thank Christine Steinmetz and Suzie Scandurra for their support and guidance with the community group. Out in the field, my colleagues and contacts in Townsville deserve special mention. This includes Phil Dance, Geoff Plante, Martin Brooke and the interviewees. All went beyond the call of duty, and bent over backwards to help, even in busy times. Similarly in Newcastle on the Honeysuckle front I am particularly grateful to Angus Dawson, Deborah Stevenson and David Le Marchant who along with the interviewees provided a local knowledge of Newcastle, and a balance of views of the incredible story of the Honeysuckle Precinct. Finally I would like to thank my late father John Ridgway Drane whom I found with some surprise and delight, through the course of creating the thesis had actually inspired it in the first place.
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