An Evaluation of Tornagrain A Scottish New Urbanist Town Property Development Processes UP51005 2020/21 Cameron Duncan-Cox 120007535 F0.1 - Front Cover Graphic Personally edited from Early Tornagrain Concept Illustration[ F0.2 - Early Tornagrain Concept Illustration [https://i.pinimg.com/originals/8c/fc/3b/8cfc3b8b39cd18008fd5acff762a2791.jpg] Page Intentionally Left Blank Executive Summary Contents This report aims to evaluate the growing New Urbanist settlement 01 - Megaprojects & Contexual Framework 7 of Tornagrain, which is located in the Scottish Highlands, and 1.1 - Tornagrain as a megaproject 8 communicate an understanding of how this project was informed by 1.2 -Socioeconomic Context 10 Poundbury and in turn informs Chapelton. 1.3 - Planning Policy Context 12 Tornagrain qualifi es as a megaproject by virtue of its brief which shares characteristics of other projects with comparable scale and 02 - Critical Evaluation Framework 15 cost and through contextual framework it describes the premise for 2.1 -Evaluation Framework 16 Tornagrain’s conception. 2.2 - Front End Planning 16 2.3 - Land Ownership 17 To evaluate the development, a critical evaluation framework was 2.4 - Securing Funding 18 devised. It analyses the key components of Moray Estates Development 2.5 - Establishing Design Team 19 Company’s (MEDCO) front end planning which sought to understand 2.6 - Establishing Principles 20 it’s established counterpart in England. It utilised a charrette workshop 2.7 - Project Feasibility 21 to provide opportunity for early community engagement. From both of which a design was formulated to ensure the New Urbanist 2.8 - Project Governance 23 fundamentals within its Scottish context. 2.9 - Stakeholders 24 2.10- Design Code 26 However, the phased project is signifi cantly behind schedule. A more 2.11- Phased Delivery 27 comprehensive understanding of endogenous and exogenous risks 2.12- Community Engagement 28 will clarify the factors responsible for this delay. At this stage, the 2.13- Relation with Governance Stakeholder 29 potential for its success is evident but achieving this is dependent on 2.14- Property Marketing 30 continued risk mitigation and adherence to its design code. 2.15 -Project Impact 30 2.16- Risk Strategy 31 2.17- Endogenous Risk 32 2.18- Exogenous Risk 33 2.19- Front End Planning Evaluation 34 2.20-Tornagrain Timeline 36 2.21- Conclusion 38 03 - Bibliography & Appendix (Return on Investment) 39-47 F0.3: Tornagrain Drone Footage Jonentz, D., 2019.[image] Available at: <https://i.ytimg.com/vi/pr8Cal8JIiI/maxresdefault.jpg> [Accessed 17 December 2020]. F0.4 Poundbury Aerial Footage Poundbury, n.d. Poundbury Aerial Footage. [image] Available at: <https://ftanda.co.uk/urbanism/ queen-mother-square-poundbury-dorset/> [Accessed 17 December 2020]. 4 Main Body Word Count: ~ 4750 (Excluding contents page, Page Numbers, Footnotes references and fi gures, Tables, bibliography 5 and appendices) MEGAPROJECTS & CONTEXTUAL FRAMEWORK 01 6 7 Characteristic Relevance Explanation Characteristic Relevance Explanation Characteristic Relevance Explanation Long Duration High Tornagrain's brief is expected Pursuit of a large scale policy High Seeks to become accepted as Consistent cost High MEDCO was surprised by the to take 50-60 years to making a more effective and profitable underestimation and poor amount required investment to complete. way of implementing performance get a planning application residential developments granted. 1.1 Tornagrain as a Megaproject compared to volume house building which sticks to the status quo. Scale & Dimension High Andrew Howard (MEDCO Project delivery and High Heavy enthesis on front end As defi ned by Greiman: there are 25 recurrent characteristics Managing director) stated procurement planning. found within mega projects which distinguish themselves that in its entirety, Tornagrain from regular developments. These go beyond the scale and would cost £1.65 Billion. Type of Industry & Purpose Medium It is part of a larger framework Continuity of Management High Moray Estates are client, sole Risk Management in Complex High Implications of Brexit, COVID-19 cost of a project, looking into the complexity and management (a96 growth corridor) to which developer and land owner Projects and economic recession of of issues which frequently arise. However, each mega project £326 million is required for the which incentivises a long term 2008 and its effect on the A96 is unique and demonstrates these characteristics to varying infrastructure. Costs to be interest in management. Development. distributed through all degrees. To equate Tornagrain as a mega project the following stakeholders involved in the evaluation was conducted, indicating the relevance of each larger framework. characteristic. Design and construction High A provision of 5000 homes, with Technological and procedural Medium Technology related to reducing Socioeconomic impacts High MEDCO seeks to create complexity provision of educational, complexity carbon footprint of built houses multiple jobs and commercial commercial, leisure and to net 0 by 2030. units at Inverness Airport services included. Business park. This may further remove commerce from the local city of Inverness' waning Highstreet. Sponsorship and financing High Larger framework is both Organisational Structure Medium A good mixture of different Cultural Dimension Low public and private sector stakeholder types, however funded. Tornagrain brief they are not intercontinental. requires 25% of homes to of affordable tenure. Government grants and private sponsorship was accepted. Life Cycle High Tornagrain sets to become a High Degree of regulation High Design Code created to inform Systems and Methodology small town created over all future planning applications complexity several phased additions of within development. varying density. Long Complex and Critical High The concept of Tornagrain was Multiple Stakeholder High Through conception to current Low Front End conceived in 2002, it was not stage of construction (Phase until 2013 that a planning 1B) There is over 20 identified application was approved. stakeholders High Public Profile High Given the scale of Dynamic Governance High A96 Growth Corridor brings Environmental Impact Medium Change of land use from development, multiple structures with it multiple stakeholders agricultural to build subdivisions of the government which all must be governed to environment. Also implications and private stakeholders are different degrees. of maintaining low carbon involved. footprint as part of low carbon R1.0: Greiman, V., 2013. Megaproject Management : Lessons On Risk And Project Management From The Big Dig. John Wiley & Sons, Inc., Hoboken, New Jersey, pp.12-24. initiative. F1.0 - F1.2: Personal Tables Public Scrutiny High Multiple opportunities of Ethical Dilemmas and High Given high reliance on Collaborative Contracting, Medium Multiple contractor / engagement with public were challenges engagement with community Integration and Partnering engineering stakeholders arranged over the course of to which some believe to be a involved. front end planning. marketing ploy to guarantee 8 house sales. 9 Subtitle1.2 Socioeconomic Context There are many socioeconomic factors seem a dramatic increase but, because 2002 and 2012 alone, and salaries, up to and utilised as largely vacant holiday at play that must be considered when of the scarcity of settlements within the 20% in some instances, are attributed to homes and highly profi table hotels and anticipating the development, reception, Highlands, is rather signifi cant. a surge in workforce relocation spurred B&Bs. This gentrifi cation of the inner city and premise of Tornagrain, including: by concentrated recruitment efforts by has exacerbated a housing shortage the economic growth of Inverness, the More than a quarter of the Highlands’ progressive Invernesian business owners. which the Highland Council intends composition of its population, how population lives within the periphery of to mitigate with the construction of these are expected to progress and the Inverness, an infant city that is recognised This net migration has played a key role affordable housing. Consequently, this speculative role of Tornagrain on this as its capital. It is acknowledged as the in the overall population growth of the can be expected to lead to an infl ux of car- progression. fastest growing city in Scotland, with an Highlands between 2012-2018, with an centric suburban sprawl, a matter which increase in population of 15% since 2001 estimated population increase of 715 has historically scourged the agricultural The location, bridging the Highlands and and amounting to an estimated 64,000 in exclusively within Inverness during 2015. land around the city of Inverness since the more southern cities of Scotland, has 2019. This growth extends as far as Nairn The recruitment drives responsible for the 1980s. earned Inverness the moniker of the hub of which grew to 10,710 in the same period. much of the overseas labour force moving the North. Tourists travelling between the to Inverness are naturally expected to Tornagrain’s development has to-date major cities and scenic Highlands stop to Infrastructural improvements are partly diminish with Britain’s withdrawal from weathered both the Economic Global visit various attractions such as Inverness responsible for increased tourism, which the European Union. This, in turn, is a Recession of 2008 and the duration of Castle which overlooks the namesake in turn contribute