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A Systems Approach to Assess the Redevelopment Options for Urban Brownfield Sites

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A SYSTEMS APPROACH TO ASSESS THE REDEVELOPMENT OPTIONS FOR
URBAN BROWNFIELD SITES

Anthony D. Leney, MEng.
Thesis submitted to The University of Nottingham for the degree of Doctor of Philosophy

June, 2008

Abstract

The problem addressed is: How can an appropriate redevelopment option for an urban brownfield site be determined?

A systems-based approach, Brownfield REMIT/RESPONSE (BRR), to assess the impact of brownfield redevelopment on the surrounding urban area has been developed. This utilises REMIT/RESPONSE combined with urban theory to develop a dynamic model of the generic impact of brownfield redevelopment that when combined with site-specific information can be used to identify and compare the impact of different redevelopment options. The development of a roadmap of the brownfield redevelopment process identified when decisions about the redevelopment option of a brownfield site were likely to be taken and was used to produce a list factors relating to the brownfield site and the surrounding urban area that could affect this decision. A review of the National Garden Festivals identified that the most important factor in delivering an appropriate redevelopment option where a site is initially redeveloped for a temporary event is the planning component of the characterisation, planning and design stage of the brownfield redevelopment process. An assessment of urban models determined that it was not possible to predict the impact of brownfield redevelopment on urban area as a means of comparing alternative redevelopment options. Therefore, it was necessary to develop a new tool to compare alternative redevelopment options.

The developed tool, BRR, provides a means to assess the redevelopment options of brownfield sites in an integrated and systematic manner that considers the social, economic and environmental aspects of the redevelopment. To demonstrate that BRR

icould be applied to assess brownfield redevelopment it was applied to develop a systematic objective-based model of the redevelopment of the Radford site. By analysing the effects of policy identified within the model it was identified that, at the Radford site, there was no policy requirement to assess the sustainability of the redevelopment option chosen and that conflicting policies delayed the redevelopment of the site. BRR was applied to assess the proposed redevelopment options at three sites. At the first two sites, a single option was assessed to determine if it was appropriate. At the Shaw and Marvin site it was shown that the redevelopment option was appropriate and at the Willoughby Garages site it was shown that whilst the redevelopment option was not inappropriate, it was likely that a more beneficial option could be identified. At the third site, Basford gasworks three redevelopment options were compared and it was determined that industrial and commercial units were the most appropriate of three options.

ii

Acknowledgements

There are a number of people I would like to thank who have been invaluable in the completion of this study.

I would like to thank Paul Nathanail of the School of the Geography at the University of Nottingham for his guidance, help and support throughout this study. I would also like to thank Gareth Thornton for his guidance, help and support in the early part of this study. Thanks also to the people I have worked with and alongside in the Land Quality Management research group for their support through out this study.

I would also like to thank Landmark Information Group and the EPSRC for their financial support of this study. On a more personal level I would like to thank Nic for her support which has been provided in far too many ways to list here and has been far more valuable than she will ever know. I would also like to thank my parents for all the help and support they have provided not just throughout this study but throughout my life in general. Finally, I would like to thank everyone else who has helped me throughout the time of this study.

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Contents

Abstract.......................................................................................................i Acknowledgements.................................................................................. iii Index of figures.........................................................................................ix

Index of tables...............................................................................................xiii

Glossary...................................................................................................xiv List of Abbreviations and Acronyms ................................................ xviii Chapter 1: Introduction ...........................................................................1

1.1 Aim and Objectives....................................................................................4 1.2 Brownfield Definitions ..............................................................................4 1.3 Structure of the Thesis ...............................................................................7

Chapter 2: Methodology...........................................................................9

2.1 Brownfield Policy ......................................................................................9 2.2 Brownfield Roadmap ...............................................................................10 2.3 National Garden Festivals........................................................................10 2.4 An Urban Simulation Approach to Assessing Brownfield Redevelopment Options.................................................................................12 2.5 A Systems Approach to Assessing Brownfield Redevelopment.............13 2.6 Applying a Systems Approach to Analyse the Impact of Policy on Brownfield Redevelopment ...........................................................................13 2.7 Applying a Systems Approach to Assess Brownfield Redevelopment Options ...........................................................................................................14

Chapter 3: Brownfield Policy.................................................................15

3.1 What is Policy? ........................................................................................15 3.2 The History of Brownfield Redevelopment Policy .................................16

3.2.1 Derelict Land Policy ...................................................................................17 3.2.2 Contaminated Land Policy..........................................................................19 3.2.3 Urban Regeneration Policy.........................................................................22 3.2.4 Brownfields First: The Development of a Sequential Approach to the Allocation of Land for Development...................................................................24 3.2.5 Summary of Policy Objectives Related to Brownfield Redevelopment.....25

3.3 Brownfield Policy in England..................................................................26

3.3.1 Delivering the Government’s Brownfield Policy .......................................27

3.4 A National Brownfield Strategy for England ..........................................32 3.5 Measuring the Success of Brownfield Policy ..........................................33

3.5.1 Brownfield Policy in England and the A-B-C Model.................................42 3.5.2 Of Cabbages and Chocolate: Problems with the Government’s Brownfield Definition and Other Flaws in the Measurement of the Success of Brownfield Policy ...................................................................................................................44

3.6 Summary ..................................................................................................46

Chapter 4: Towards a Brownfield Redevelopment Roadmap ...........48

4.1 The Use of Roadmaps to Describe Brownfield Redevelopment .............49 4.2 The Process of Redeveloping Brownfield Sites.......................................55

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4.2.1 Overview of the Brownfield Redevelopment process ................................55 4.2.2 Initiation Stage of Brownfield Redevelopment ..........................................57 4.2.3 The Characterisation, Planning and Design Stage of Brownfield Redevelopment.....................................................................................................60 4.2.4 The Implementation Stage of Brownfield Redevelopment.........................64 4.2.5 The Completion Stage of Brownfield Redevelopment...............................65

4.3 Key Issues within Brownfield Redevelopment........................................66

4.3.1 Land Use Planning: Bringing Land Forward for Development..................67 4.3.2 The appraisal of redevelopment options for brownfield redevelopment projects.................................................................................................................67 4.3.3 Site Acquisition, Land Assembly and Brownfield Redevelopment ...........70 4.3.4 Development Control and Planning Permission.........................................71 4.3.5 Managing Land Contamination within the Brownfield Redevelopment Process .................................................................................................................75 4.3.6 Brownfield Redevelopment and Environmental Impact.............................77 4.3.7 Brownfield Redevelopment and Biodiversity.............................................79 4.3.8 Brownfield Redevelopment and Flood Risk...............................................81 4.3.9 Business Aspects of Brownfield Redevelopment .......................................83

4.4 Summary ..................................................................................................83

Chapter 5: National Garden Festivals ..................................................85

5.1 The National Garden Festivals as a Brownfield Regeneration Policy.....85 5.2 Liverpool International Garden Festival..................................................88

5.2.1 Redevelopment and the Festival .................................................................88 5.2.2 Post-Festival Redevelopment......................................................................89 5.2.3 The Site Today............................................................................................92

5.3. The National Garden Festival Stoke ‘86.................................................92

5.3.1 Redevelopment and the Festival .................................................................92 5.3.2 Post-Festival Redevelopment......................................................................93 5.3.3 Festival Park: The Site Today.....................................................................94

5.4 Glasgow Garden Festival 1988................................................................94

5.4.1 Redevelopment and the Festival .................................................................94 5.4.2 Post-Festival Redevelopment......................................................................95 5.4.3 Pacific Quay: The Site Today.....................................................................95

5.5 Blooming success or wilted and forgotten: The long-term success of the National Garden Festivals..............................................................................96

5.5.1 The Success of the National Garden Festivals............................................96 5.5.2 The National Garden Festivals and Sustainable Brownfield Regeneration100

5.5 Summary ................................................................................................103

Chapter 6: An Urban Simulation Approach to Assess Brownfield Redevelopment Options........................................................................105

6.1 Urban Simulation as an Analysis Tool ..................................................105 6.2 Criteria for a Model to Simulate the Impact of Brownfield Redevelopment on an Area..........................................................................107 6.3 Available Models ...................................................................................108

6.3.1 SimCity 4 ..................................................................................................108 6.3.2 UrbanSim 3 ...............................................................................................113

6.4 Evaluation of the Models against the Criteria........................................117 6.5 Summary ................................................................................................118

v

Chapter 7: Brownfield REMIT/RESPONSE: A Systems Approach to Analysing Urban Brownfield Redevelopment ...............................120

  • 7.1
  • Applying a Systems Approach to Urban Areas................................121

7.1.1 Urban Systems ..........................................................................................121 7.1.2 Systems Approaches That May Be Applicable To Brownfield Redevelopment...................................................................................................122

7.2 7.3
REMIT/RESPONSE.........................................................................125 The Operation of REMIT/RESPONSE ............................................126

7.3.1 Establishing the Objectives....................................................................127 7.3.2 The Interaction Matrix ...........................................................................128 7.3.3 Identifying the Leading Diagonals.........................................................130 7.3.4 Analytically Modelling the Generic System..........................................133 7.3.5 Analytically Modelling the Site Specific System ..................................134 7.3.6 Establishing the Viability of Different Options .....................................138 7.3.7 Designing the Detail of the Project Procedures .....................................138

  • 7.4
  • The applicability of REMIT/RESPONSE to Brownfield

Redevelopment.............................................................................................138

  • 7.5
  • Brownfield REMIT/RESPONSE: A Systems Approach to Modelling

Brownfield Redevelopment Projects ...........................................................141

7.5.1 Translating REMIT/RESPONSE to Brownfield Redevelopment ............142 7.5.2 Describing the Site and the Urban Area....................................................143 7.5.3 Assessing Brownfield Redevelopment using REMIT/RESPONSE .........143

7.6 Summary ................................................................................................146

Chapter 8: Applying Brownfield REMIT/RESPONSE to Brownfield Redevelopment ......................................................................................147

8.1 The Radford Site ....................................................................................147 8.2 Description of the Radford Area............................................................154 8.3 Redevelopment of the Radford Site.......................................................155

8.3.1 Initiation of the Redevelopment of the Radford Site ................................155 8.3.2 Characterisation, Planning and Design of the Redevelopment of the Radford Site .......................................................................................................157 8.3.3 Implementation of the redevelopment of the Radford site .......................158 8.3.4 Completion of the redevelopment of the Radford site..............................159

8.4 Applying Brownfield REMIT/RESPONSE to the Radford Site............159

8.4.1 The Objectives of Redeveloping the Radford Site....................................159 8.4.2 Identifying the Main Components of the Urban System at the Radford Site162 8.4.3 The Generic Interaction Matrix.................................................................167 8.4.4 The Site Specific Matrix for the Radford Site ..........................................169

8.5 The Impact of Policy on the Redevelopment of the Radford Site.........176

8.5.1 The ‘Creation’ of the Radford Site and Initiation of the redevelopment of the site ................................................................................................................176 8.5.2 The Impact of Local Planning Policies on the Redevelopment of the Radford Site .......................................................................................................177 8.5.3 Impact of the Development Brief on the Redevelopment of the Radford Site .....................................................................................................................181 8.5.4 The Environment Agency, Flood Risk and the Redevelopment of the Radford Site .......................................................................................................182

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8.5.5 The Impact of Development Control on the Site Characterisation at the Radford Site .......................................................................................................183

8.6 Summary ................................................................................................184

Chapter 9: Assessing Brownfield Redevelopment Options with Brownfield REMIT/RESPONSE.........................................................185

9.1 The Generic Interaction Matrix..............................................................185 9.2 Shaw and Marvin Site, Beeston.............................................................189

9.2.1 Conceptual Model of the Shaw and Marvin Site ......................................189 9.2.2 Description of Beeston Town Centre........................................................191 9.2.3 Redevelopment Proposal for the Shaw and Marvin Site ..........................192 9.2.4 Assessment of the Redevelopment Proposals for the Shaw and Marvin Site Using Brownfield REMIT/RESPONSE ............................................................193

9.3 Willoughby Garages Site, Beeston ........................................................196

9.3.1 Conceptual Model of the Willoughby Garages Site .................................197 9.3.2 Description of Beeston Town Centre........................................................198 9.3.3 Redevelopment Proposal for the Willoughby Garages Site......................198 9.3.4 Assessment of the Redevelopment Proposals for the Willoughby Garages Site Using Brownfield REMIT/RESPONSE .....................................................199

9.4 Basford Gasworks site ...........................................................................200

9.4.1 Conceptual Model of the Basford Gasworks Site.....................................201 9.4.2 Description of the Area Surrounding the Basford Gasworks ...................202 9.4.3 Redevelopment Objectives for the Basford Gasworks Site......................204 9.4.4 Redevelopment Options for the Basford Gasworks Site ..........................204 9.4.5 Assessment of the Redevelopment Options for the Basford Gasworks Site Using Brownfield REMIT/RESPONSE ............................................................207

9.5 Summary ................................................................................................217

Chapter 10: Discussion .........................................................................218

10.1 Event Based Regeneration: Past, Present and Future ..........................218 10.2 An Urban Simulation Approach to Selecting Brownfield Redevelopment Options...............................................................................221 10.3 A Systems Approach to Selecting Brownfield Redevelopment Options222

10.3.1 Methodological Difficulties in Applying REMIT/RESPONSE to Brownfield Redevelopment ...............................................................................227 10.3.2 The Radford Site .....................................................................................229 10.3.3 The Generic Interaction Matrix and the Assessment of Brownfield Redevelopment Options Using Brownfield REMIT/RESPONSE.....................234 10.3.4 The Shaw and Marvin Site and the Willoughby Garages Site................235 10.3.5 Basford Gasworks...................................................................................236

10.4 The revised Brownfield REMIT/RESPONSE methodology...............237

Chapter 11: Conclusions and Further Work .....................................241

11.1 Main Findings ......................................................................................241 11.2 Suggestions for Further Work..............................................................247

11.2.1 Analysis of regional and local policy impacts on redevelopment rates..247 11.2.2 Develop an Urban Model That Could be Used to Forecast the Impact of Brownfield Redevelopment ...............................................................................247 11.2.3 Explore the application of Brownfield REMIT/RESPONSE to design brownfield site investigations and to identify barriers to redevelopment..........248

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11.2.4 Asses the Sustainability of the Redevelopment Option Chosen for the Radford Site .......................................................................................................249 11.2.5 Develop a Range of Generic Brownfield Redevelopment Matrices.......249 11.2.6 Apply Brownfield REMIT/RESPONSE to the London 2012 Olympics 250

11.3 Summary ..............................................................................................250

References ..............................................................................................252 Appendices.............................................................................................273

Appendix A – Justifications for the matrix coding at the Radford site .......274 Appendix B – Justifications for the matrix coding at the Shaw and Marvin site ................................................................................................................284 Appendix C – Justifications for the matrix coding at the Willoughby Garages site ..................................................................................................289 Appendix D – Justifications for the matrix coding at the Basford Gasworks Site................................................................................................................294

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    Merseyside Fire & Rescue Authority Equality, Diversity & Inclusion Annual Report April 2020 to March 2021 1 2 Alternative Formats We are committed to ensuring that all our information is fully accessible for all communities across Merseyside, we have included this document on our website which can be accessed from our Webpage http://www.merseyfire.gov.uk/equality & diversity If you would like a copy in Arabic, Bengali, Chinese, French or Somali please contact us at Diversity Team, Merseyside Fire & Rescue Service Headquarters, Bridle Road, Bootle, Liverpool L30 4YD.Telephone 0151 296 4422 or email [email protected]. Arabic ﺑﻨﺎ ﺍﻻﺗﺼﺎﻝ ﻳﺮﺟﻰ ﺍﻟﺼﻮﻣﺎﻟﻴﺔ، ﺃﻭ ﺍﻟﻔﺮﻧﺴﻴﺔ، ﺃﻭ ﺍﻟﺼﻴﻨﻴﺔ، ﺃﻭ ﺍﻟﺒﻨﻐﺎﻟﻴﺔ، ﺃﻭ ﺍﻟﻌﺮﺑﻴﺔ، ﺑﺎﻟﻠﻐﺔ ﻧﺴﺨﺔ ﺃﺭﺩﺕ ﺇﺫﺍ :Diversity ﻋﻠﻰ Team, MF&RS Headquarters, Bridle Road, Bootle, Liverpool, L30 4YD. ﻭﺍﻟﻤﻴﻨﻴﻜﻮﻡ ﺍﻟﻬﺎﺗﻒ 0151 296 4422 ﺍﻹﻟﻜﺘﺮﻭﻧﻲ ﺍﻟﺒﺮﻳﺪ ﺃﻭ [email protected] 4422 .ﻛﺒﻴﺮﺓ ﻃﺒﺎﻋﻴﺔ ﺑﺤﺮﻭﻑ ﺃﻳﻀًﺎ ﻣﺘﻮﻓﺮ Bengali ংংংং ংংংং, ংংংংং ংংংং ংংং ংংং, ংংংং, ংংংংং ংং ংংংংংংং ংংংং ংংংংংংংংং ংংংংংংংংংং ংং ংংংংংং, MF & ংংংং ংংং, ংংংংং ংংংং, Bootle, ংংংংংংংং L30 4YD. ংংংংংংংং ংংং ংংংংংং 0151 296 4422 ংং ংংংংং [email protected].ংংংংংংং ংংংংংং ংংংংংংং ংংংংংং. Chinese 如果你想复制的阿拉伯语，孟加拉语，中国，法国或索马里，请联系 我们多元化的团 队，MF＆RS总部，马勒路，布特尔，利物浦L30 4YD。 电话和小型机0151 296 4422 或电邮[email protected]。在较大的打印也可以。 3 French Si vous souhaitez obtenir une copie en arabe, bengali, chinois, contactez s'il vous plaît français ou en Somalie nous à la diversité équipe, siège de MF & RS, Bridle Road, Bootle, Liverpool L30 4YD. Téléphone et minicom 0151 296 4422 ou par courriel [email protected] disponible en gros caractères. Somali Haddii aad rabtid nuqul Carabi, Bangaali, Shinees, Faransiis ama Soomaali fadlan la xiriir kooxda Diversity, Merseyside Fire & Rescue Service, Headquarters Service Bridle Road, Bootle Liverpool L30 4YD.
  • (Public Pack)Agenda Document for Community Safety and Protection Committee, 02/09/2021 13:00

    (Public Pack)Agenda Document for Community Safety and Protection Committee, 02/09/2021 13:00

    Public Document Pack To: All Members of the Community Safety and Protection Committee (and any other Members who may wish to attend) The Protocol and Procedure for visitors attending meetings R. Groves of Merseyside Fire and Rescue Authority can be found by Monitoring Officer clicking here or on the Authority’s website: http://www.merseyfire.gov.uk - About Us > Fire Authority. Tel: 0151 296 4000 Extn: 4230 Gemma Sung Your ref: Our ref GS/RG Date: 24 August 2021 Dear Sir/Madam, You are invited to attend a meeting of the COMMUNITY SAFETY AND PROTECTION COMMITTEE to be held at 1.00 pm on THURSDAY, 2ND SEPTEMBER, 2021 in the Liverpool Suite - Fire Service Headquarters at Merseyside Fire and Rescue Service Headquarters, Bridle Road, Bootle. There are 10 socially distanced available seats in the Sefton Suite for the public to attend the meeting. These seats are available on a first come first serve basis, so please contact [email protected] with your details if you require one. The meeting will be available to watch via YouTube on the following link: https://youtu.be/B4uqLmspTAg Yours faithfully, PP – G. Sung Monitoring Officer Encl. Merseyside Fire & Rescue Service Headquarters, Bridle Road, Bootle, Merseyside L30 4YD Fax: 0151 296 4144 Legal Services 0151 296 4122, Democratic Services: 0151 296 4112 This page is intentionally left blank MERSEYSIDE FIRE AND RESCUE AUTHORITY COMMUNITY SAFETY AND PROTECTION COMMITTEE 2 SEPTEMBER 2021 AGENDA Members Lynnie Hinnigan Pam Thomas Kathy Hodson Brian Kenny (Chair) Paul Tweed Janet Grace Linda Maloney Lynne Thompson Edna Finneran 1. Preliminary matters The Authority is requested to consider the identification of: a) declarations of interest by individual Members in relation to any item of business on the Agenda b) any additional items of business which the Chair has determined should be considered as matters of urgency; and c) items of business which may require the exclusion of the press and public during consideration thereof because of the possibility of the disclosure of exempt information.