Development around stations Exploring international experience and lessons for the UK

www.cbtthoughtleadership.org.uk Contents

Introduction 3 Benefits development around stations can bring 4 Raise money for Network Rail 5 Meet housing goals 6 Case study: Switzerland and Geneva 7 New and reopened stations and lines as catalysts for growth 8 Regenerate communities through improving gateways 8 Case study: Fixing the Link 9 Case study: cycling to stations in the Netherlands 10 Improve liveability 11 Improving and investing in stations 12 Case study: Inverness and Aberdeen 14 Case study: Dundee 16 Case study: Dudley Port 16 Case study: Switzerland 16 Options for institutional structures 17 In house/public sector 17 Case study: Sweden, Jernhusen AB 18 Case study: the Netherlands 20 Private sector 21 Case study: East Japan Railway 22 Mixture of the two 23 Case study: Stockholm 24 How to judge success 25 Policy recommendations 26 References 28 Acknowledgements 29 Tracks 31

2 Introduction

Several separate but related This report suggests that the themes have prompted this experience of railway administrations report: the need for more houses; in other countries shows that a a requirement for Network Rail longer-term approach has succeeded (NR) to reduce its debt; and the in addressing a variety of societal ever more urgent requirement problems as well as providing greater for developments to be genuinely revenues for the railway. sustainable. This report therefore looks at Sir Peter Hendy, NR’s chairman, ways of maximising the economic, responded to the Treasury’s social and environmental benefits pressure to reduce its debt by to be gained from treating railway planning to sell £1.8 billion worth stations as primary development of assets. Choosing this short-term hubs. It then offers a number of approach opens up a number of options for realising those benefits, questions. It can be argued that a and suggests ways in which their more considered approach could success can be measured. It lead to a higher return for NR and describes how other countries wider benefits for the railway and have addressed this and makes society at large. recommendations on ways forward.

3 Benefits development around stations can bring

Rising populations, seemingly future, uplifting architecture and inexorable urbanisation and a health the engagement of a variety of crisis caused by vehicle pollution stakeholders. Benign modes of and obesity make railway stations transport are at the heart of the one of the most critical pieces of process, and many countries and infrastructure for the functioning conurbations realise that the of cities. They therefore have huge future lies in creating attractive, value. This is widely recognised, multi-purpose and largely car-free but there is huge disparity between spaces around transport hubs. By countries in the degree to which the capturing the rising property values opportunities have been embedded in from the synergies of good place- national or local policy. making, public investment can be funded by commercial gain through Successful long-term developments such mechanisms as business need ‘place-making’ based on rate supplements and developer thorough research, imaginative contributions.1 thinking about the needs of the

4 Raise money for have been carried out for decades, better to plan a bespoke depot on Network Rail usually at the insistence of the cheaper land and realise the value Treasury. Little or no thought of the urban site. was given to future needs or the Commercial developments at possibility of the revival of rail East Japan Railway has also stations and on railway land are as transport. Much of the low-hanging adopted this approach of relocating old as railways, but in Britain there fruit has gone, so more creative lower-value activities. For instance, was a presumption against railways ways have to be found to develop a shopping centre was built at becoming property developers; what remains. Hiratsuka station on land previously London’s Metropolitan Railway had occupied by a warehouse, while the to develop 3,000 acres along its line mall at Kawagoe was built on land at arm’s length, but such restraints One of the three areas that NR freed up by building an elevated have disappeared in the quest for is focusing on in its attempt to station. At Shinagawa a train depot cash. Despite decades of sales by raise £1.8 billion is understood to was moved further out of the city British Rail Property Board, there be passenger train maintenance and running lines realigned to are still substantial amounts of depots. There is little justification release land for development.2 railway-owned land, and identifying for having such depots on urban suitable sites for development land that could be redeveloped, The benefits of developing has become a priority for NR and apart from proximity to a workforce. brownfield sites rather than Transport for London (TfL). Providing there are suitably located booking-on points and sufficient consuming more countryside has been emphasised by Swiss The historic land-hungry nature of overnight stabling and cleaning studies. As Jacques Herzog of railways in urban areas provides the facilities near stations where trains Swiss architects Herzog and de industry with a legacy that can be start their journey, the maintenance Meuron said: ‘in our urban planning turned to great advantage. Changed can be done on low-value land. research for Switzerland, which we logistics, coupled with the decline Bombardier chose rural Barton- of traditional rail freight, has freed under-Needwood for its Central conduct at the Federal Institute up land. This has most commonly Rivers TMD to maintain Voyagers of Technology in Basel, we put a been converted to station car-parks, rather than an urban site. strong focus on already developed but there are other activities that but now neglected sites: abandoned do not require a high land-value Moreover, as many trains are rail yards…rail and tram depots location, such as train maintenance. lengthened to address rising and the like. On these sites we can Equally, rising land and rental demand, or new fleets introduced, condense the construction to create values make raft developments over the current facilities are often new urban places and provide more stations increasingly feasible. inadequate and would require residential and office space without significant investment to allow consuming any more land.’ Sales of what was thought to be a whole train to be lifted, for redundant railway land in Britain example. It might therefore be

5 Meet housing goals car-parks and many other surplus above and around Nine Elms station or underused sites. Rather than on the Northern line extension. selling land, TfL has chosen 13 The development will see the The urgent need for housing has partners, including house builders delivery of 332 new homes, 84 of led to an agreement between NR Barratt, Berkeley, Taylor Wimpey them affordable. It will also provide and the Homes and Communities and Redrow, with which to develop 5,332m2 of new office space, 902m2 Agency (HCA) to find potential sites, sites in joint ventures. Initially 75 of retail and leisure space as well reflecting the government’s wish ‘to ensure further opportunities are sites covering 300 acres are being as a new public square, pedestrian grasped to put stations at the heart worked on, of which two-thirds are and cycle connections, cycle parking of wider community regeneration’, in Zones 1 and 2. TfL’s wider plan is and disabled car-parking spaces. as former Secretary of State for to generate £3.4 billion in non-fare The development will improve local Transport Patrick McLoughlin revenue by 2023 to reinvest in facilities and provide new revenue expressed it. The National Planning the transport network through its for TfL to reinvest. Policy Framework3 looks to reduce property development framework. the need for travel and to develop TfL is fortunate to still have sites land around transport hubs, so The first sites include a long-derelict on this scale to redevelop, but the housing around stations meets such depot site at Parsons Green, plans ability to take a longer-term view policy criteria as using brownfield for 20 town houses on a strip of land is thanks to freehold ownership. land and sustainable development. close to fashionable Thurloe Square No train operating company (TOC) in South Kensington, land around has that benefit, and the principal The first fruits of the NR/HCA Southwark and Bermondsey stations attempt to overcome that handicap collaborations were announced in is earmarked for about 300 homes in Abellio’s Greater Anglia franchise April, for three sites: 2,500 homes apiece and other locations under has not been replicated in more and 100,000m2 of office space consideration are Harrow-on-the-Hill, recent franchises (it did form part are earmarked for a ‘sustainable Northwood and Kidbrooke. At Bond of the West Coast franchise until new community’ at York; a mix of Street flats are being built above that collapsed following Virgin’s offices, shops, restaurants, cinema, the new Crossrail station. Even TfL’s successful challenge). Taking over hotel and 49 homes at Taunton; Grade I listed headquarters building in February 2012, Abellio Greater and land around Swindon station at St James’s Park, designed by Anglia has stations on a 99-year has been identified for housing and Charles Holden, is being converted full repairing and insuring lease commercial development.4 into 89 apartments. But by far (FRI), designed to facilitate longer- the largest current development term and larger investments which The recent £44 million is Earl’s Court where TfL owns the would be passed on to successive modernisation of Manchester land around the exhibition centre. operators at the termination of the Victoria station, voted in 2009 A partnership with Capco will see franchise period.6 ‘the worst station in the country’, 7,500 homes built on 77 acres. is the catalyst for a £185 million This laudable idea is still mixed-use development proposal The partnership approach has handicapped by unresolved issues by NR and Muse Developments been welcomed by others. Peter over the degree of control and for an adjacent 2.5 acre site on Murray, chairman of New London rights retained by NR and by the railway land currently used as a Architecture, believes that ‘if TfL mechanism to assess the residual car-park. The development will adopts a long-term view and does value of investments made. The include 150,000 square feet of floor not sell off the family silver, it could latter is naturally complicated by space in an eight-storey office block be a boon for the whole of London, the number of stakeholders likely to and 520 new apartments in two not just for transport.’ make a financial contribution to a buildings of 20 and 25 storeys.5 station development. In theory, NR’s New sites are also being developed. interest is supposed to be passive, TfL owns 5,700 acres of land, In May TfL was given planning limited to ensuring a safe interface owns or manages 400 stations, 61 permission for a new development with railway operations. Greater 6 Case study: Switzerland and Geneva control over stations is one of the SBB Real Estate is one of the progress of CEVA and be a mix main drivers behind regional calls Switzerland’s foremost property of social housing, council flats and for devolved powers. companies with 864 employees condominiums. looking after 3,500 buildings Proposals for housing or and 3,800 railway sites across Scheduled to open in 2018, the commercial developments at the country. Part of its role is CEVA rail link is expected to carry stations should chime with the sustainable development of sites over 240,000 passengers a day Development Plans of towns and around its stations to generate living or working within 500 metres cities if they are in accord with the income for reinvestment. It is of a station. The project is expected National Planning Policy Framework currently working on about 100 to stimulate the redevelopment prescription for densification around sites, of which by far the largest of some living areas by providing transit-oriented developments. In in scale is the reconfiguring of the them with new dynamism as some cases, opening a new access railway network in Geneva by a new well as housing and commercial point to a large station, or using a link between SBB and SNCF lines. development projects around the reconstruction as an opportunity other station hubs. to improve pedestrian links, as at Designed to cope with a huge Aberdeen (see Case study), can increase in cross-border The huge scale of work in Geneva transform the prospects of a whole commuting, this project known illustrates the potential value urban area. The new pedestrian as CEVA (Cornavin-Eaux-Vives- of developments that can be southern entrance to Leeds station, Annemasse)8 will link the main unlocked by such an infrastructure opened in January 2016, was Cornavin SBB station with the improvement. There is hardly built to serve new office and hotel former French terminus of Eaux- a city or large town in Britain developments around Bridgewater Vives and Annemasse. Much of the without a closed or underused Place. The strikingly designed 16km line will be in cut-and-cover line that could be a candidate entrance to the £20 million scheme tunnel and five new stations will for revival for heavy rail or tram/ is attractively sited overlooking be built between Cornavin and trains, with new stations as hubs. a canal and is expected to relieve Annemasse, creating new hubs The kind of cross-city services pedestrian congestion at the main with great development potential. made possible by CEVA relieves entrance by giving an alternative Already the site around Lancy- pressure on main stations access point to 20 per cent of Pont-Rouge station is ranked because it reduces the number 7 station users. as one of the Geneva region’s of terminating trains and reduces biggest real estate projects. The dwell time. heart of this project focuses both on housing and five buildings for different activities. The RECOMMENDATION: Local, 120,000m2 will include office space, regional and national as well as complementary activities Government bodies should such as restaurants, cafés, small identify sites for housing along businesses, leisure activities, public existing lines, and along closed facilities and a hotel complex. The lines capable of reopening. adjoining public areas are reserved for pedestrian and bicycle traffic.

Located along the hillside of Lancy, a housing area will gradually complete the commercial development with the construction of 600 new homes, which will be completed gradually according to 7 New and reopened City Council, Northern, NR and routes are also being recognised for developer CEG which is building their contribution and targeted for stations and lines as 1,000 new homes, 300,000 square improvements.9 catalysts for growth feet of new offices and 100,000 square feet of retail, leisure and An ancillary benefit of densification Though most of the focus has been community space. of residential accommodation and on the regeneration of existing commercial activity around stations communities by enhanced gateways, Cambridge’s meteoric growth is the greater demand for bus and it is equally important that no new has engendered a new station at tram routes and better bike paths to communities are created without Cambridge North which is expected serve them. Higher footfall around a station and a good train service. to attract new businesses to locate stations and along pedestrian To build housing developments to the Science Park and St John’s routes enhances the sense of safety, that rely on road links negates any Innovation Centre. encouraging the use of train travel rational transport policy. in off-peak hours – it is all too Regenerate common to hear women say they Railway reopenings are are reluctant to use public transport often predicated on housing communities through after a certain time. developments. The business case improving gateways for rebuilding the East West Rail An advantage of both bike and between Oxford and Cambridge is The vital importance of stations pedestrian access is flexibility. This being calculated around the scope as welcoming gateways to a place is reflected in the fact that about for housing developments adjacent is now well recognised – compare 50 per cent of Dutch rail passengers to the railway. Because the trackbed the impression gained by arriving do not travel via their nearest has been built on at the eastern at King’s Cross in 1980 and 2016. station. What influences that end of the Oxford–Cambridge line, Consequently more attention is choice? It may be that they chose the optimum route east of Milton being paid to the experience of the shortest route to the nearest Keynes is being identified by those arriving by train. What is their station when the weather was poor, assessing the availability of land for first impression as they leave the but preferred a longer route through housing. station? Are they confronted by a more pleasant environment on an obstacle course of car-parking, clement days. Or they may choose Another possible reopening, as a busy roads and uninviting, even a different route to shop or access result of developer contributions, intimidating, subways? There another service. Dutch research has is the Stratford-upon-Avon– are many ways to address such shown that distance and destination Honeybourne line: one of the shortcomings (see Case study), accessibility are the dominant developers behind the planned though the most thorough ones can influences on the choice of station, construction of 5,900 new homes seldom be quick wins. followed by bike-/pedestrian- on two ex-military brownfield sites friendly design, bike shelters and near Long Marston has offered To address these issues, the Station public transport connectivity. £17 million towards the railway’s Travel Plan concept was developed reopening. As a rule of thumb, by ATOC, Campaign for Better As land values and passenger 3–4,000 houses are required Transport and Abellio and now numbers rise, the physical and to justify a new station without forms part of British rail franchise economic case for station car- revenue subsidy. commitments. Train operating parking diminishes. The space under companies are aware of the the new monumental staircase New stations on existing lines can importance of promoting and easing and escalators at Holland’s busiest be used as catalysts for housing and door-to-door journeys to encourage station, Utrecht Central, has been commercial developments. Partners greater use of their services. These used for a three-level bike park behind the new station opened at Plans have focused mainly on holding 4,200 bicycles. Using city- Kirkstall Forge in June were Leeds cycle and bus access, but walking centre land for 4,200 cars is simply 8 Case study: Fixing the Link unthinkable. Even this bike park will Research by Abellio in the Improvement Programme, cycle link be overtaken in 2016 by the world’s Netherlands showed that people funding and the Local Sustainable largest bike facility, on the east side arriving in a shopping area stayed Transport Fund. of Utrecht station, for 12,500 bikes. longer and spent more if they had Since publication of ‘Fixing the had a pleasant experience getting Link’ in 2013, many of the report’s That rise in land values has also there. By the same token, almost criticisms in Colchester have been encouraged satellite developments every pedestrianisation scheme addressed. Colchester Borough which help to reduce the numbers on shopping streets in Britain Council responded to the challenge using main stations. The largest has increased retail turnover; and worked in partnership with urban regeneration project, at conversely surveys of Leicester in Abellio, Essex County Council and Salford Quays on the site of the the early 1990s found that there Colchester in Bloom to develop a docks, relies heavily on Manchester was a statistically significant wayfinding scheme. Silhouettes of Metrolink and the bus link with correlation between streets with an elephant, echoing the town’s Salford Crescent station. Cross- high motorised traffic and high Roman past, have been used in city services, most notably those numbers of vacant shops. The Dutch conjunction with bright yellow through Birmingham, provide an evidence encouraged Nederlandse signs to waymark the route into the opportunity for a proportion of Spoorwegen (Dutch Railways) and centre. Attractive planting softens passengers to reach out-of-centre local authorities to work together the setting beside the ring road, and work-places without the need to improve walking routes between the elephant reappears at various to change. When many central stations and local high streets, points on the pavement, sometimes stations are at or near capacity, using a methodology to measure highlighting local history. developments around outer stations and assess their quality. that help to spread the traffic are The report has also been a catalyst especially valuable. In ‘Fixing the Link’,10 Abellio and for improvements elsewhere. At Campaign for Better Transport Bletchley, the growing prospect have examined ways to apply this of East West Rail has focused in a UK context with case studies attention on the station’s poor in Ipswich, Colchester and Ely. links with the town centre. Plans The four criteria evaluated using to improve them and the bus/rail the Abellio methodology are interchange were costed at £3.5 liveliness, human scale, legibility million and were implemented in and safety and comfort, within the first half of 2016. which 12 characteristics are assessed. Some improvements are simple and inexpensive such RECOMMENDATION: Encourage as signage, benches and planters; the roll-out of Station Travel others require a longer-terms Plans as part of a strategy to strategy – moving station car-parks, provide traffic-free or quiet improving crossings of busy roads, routes between all schools, encouraging more economic activity hospitals, civic buildings and along the route, and reversing the major employers, as well as planning priority given to cars. leisure routes into surrounding country, and promote ‘fixing the link’ projects at stations that act Funding for these improvements has as gateways to the communities come from local authorities and Local they serve Enterprise Partnerships, business rates, developer contributions such as Section 106, central government City Deals, the National Stations 9 Case study: cycling to stations in the Netherlands

The country is famous for having Cycling is also ideal for planning the world’s highest modal share mobility over a mesh size of 3–5 RECOMMENDATION: Increase for cycling, at 27 per cent of all square kilometres; only in cities awareness and visibility of trips, and 31.2 per cent of people with the density of London can one Bike & Go, nextbike and other schemes, through National seeing the bike as their main mode work to a mesh as small as 1km2. Rail and other websites. Fund a of transport for daily activities. The average journey distance by national app for bike hire. Use In cities, it is even higher: 38 per bike in the Netherlands is 3km, franchise Invitations to Tender cent of trips in Amsterdam, 46 per and reflects the distance between to increase resources and cent in Zwolle. Bike facilities are urban stations. incentives for self-service bike impressive: 35,000km of bike paths hire schemes. and some of the world’s largest Though folding bikes have only 1 per bike parks. cent of the market and are rarely seen on trains, it is a different story But there are some surprises about with bike hire for regular users. The this success. First it has been OV-bicycle scheme was taken over demand- rather than supply-driven. by NS seven years ago and has The explosion of cycling over recent 10,000 bikes for rent. Most railway decades has created the high-class stations offer a hire facility, those problem of how best to provide at smaller train stations have a self- parking for thousands of bikes. Bikes service system, whereby you use a deliver about half of rail passengers special pass to take the OV-bicycle to the station of origin and 12 per out of a storage place or locker. cent of them have bikes at their There is a €10 annual subscription destination station. These volumes and the daily hire fee is €3. A major stretch the capacity of facilities and factor in the scheme’s success – it the costs of addressing them have is growing at 15 per cent per month become something of a hot potato. and doubling every year – is that it takes ten seconds to get or return a Transport analysts point to the bike by scanning a pass, and users growth projections for the next few receive an account every month. decades and argue that cycling is the only transport mode capable of This synergy between bike and train rapid scaling up at reasonable cost in the Netherlands is so strong, compared with the alternatives of partly due to being consumer- metro, light rail and bus. Moreover driven, that it has been argued a recognised benefit of bike access that the country wouldn’t have is its superior flexibility over car or the transit system it has without public transport: it offers control a bike culture and conversely it over the choice of station and wouldn’t have a cycling culture routes when wanting to combine a without the transit system. journey between station and home Nor would the country have an with errands, as compared with increasingly urban culture either. fixed public transport routes. Bike With the certainty that the 21st journeys are usually door-to-door century will be characterised by (rather than car-park which may be the continued growth of cities and some way from a destination) and greater densification, the lessons allow easy diversions or overtaking of the Netherlands can be seen as when traffic is held up. especially prescient. 10 Improve liveability bike lanes, subsidise the purchase pleasure to use date almost from of electric bikes and reduce the beginning of railways, but a automobile traffic by 20 per cent by nadir was reached in the 1960s Cities the world over are competing 2019, 30 per cent by 2030. A core and ’70s when there was an for investment and high scores in part of the strategy is ‘concentrated incomprehensible disregard for the attributes that inform the annual development of businesses, the heritage value of the railways’ Mercer Quality of Living rankings,11 dwellings and public services at the inheritance. Consequently many and similar guides to liveability. junctions of the public transport There is no doubt that time will good buildings were destroyed have to be called on the place of the network’. that could, with imagination and motor car in cities and many towns. vision, have been adapted to Population pressure and soaring It is the ability of transport hubs modern needs. The legacy of that land values are likely to combine to to address a range of problems dismal period is still visible at many make the use of urban space for the that has encouraged many city stations and a major reason why parking of cars, as well as multi-lane administrations to embrace many regions want to gain control roads, look untenable. London’s their potential. Businesses are over station development. population is expected to reach 10 recognising that traffic and million before 2030, and if only 1 in 5 pollution damage their bottom line: Recognition of the importance of people owned a car, it would require retailers in London’s West End have good design has been encouraged an area ten times the size of the demanded that traffic be halved by passengers’ response when City of London just to park them. by 2020, though the fact that they encounter it and rewarded The futility of attempts at car-based pedestrianisation almost invariably by such schemes as the Brunel mobility in megacities is writ large increases retail turnover has still Awards, the triennial competition for in the smog over Beijing, unfinished to be absorbed by some retailers international railway architecture flyovers in Los Angeles and traffic and authorities. The indirect costs and design. As the foreword to the speeds slower than a dawdling of traffic pollution are now well last competition said: ‘a sense of bicycle in almost every city. understood. A February 2016 quality is shared more and more Royal College of Physicians report throughout the world by all those This almost inevitable conclusion calculated that the cost of polluted involved in infrastructure design. The comes from analysing possible air on the NHS, business and other basic needs of individuals regarding solutions to the combination of costs in the UK came to more than their travel experience don’t differ so problems and opportunities facing £20 billion a year.12 much worldwide. Everybody wants cities throughout the world: funding to feel safe and comfortable during pressures, rapidly increasing The Foresight ‘Future of Cities’ their journey. It has been proven and urban populations and housing report by the UK Government’s widely accepted that an environment shortages, rising awareness of the Office for Science stressed that ‘the of good spatial quality shortens and costs and consequences of traffic quality of the physical environment improves the perception of waiting pollution, the time bomb of obesity, plays an important role in mental times; that a clear station layout and demands for a more pleasant well-being; among the significant guides the traveller to his destination environment. In the UK, a 57 per factors are noise and light levels, naturally; and that the station area’s cent growth in train passengers in building layouts and way finding, ambiance adds to the city’s quality ten years and a declining interest in and access to nature. The design as well as to the station’s urban car ownership among the young can of everyday products, buildings, quality and activity.’14 be added to the opportunities. transport systems and information communications devices, all The pleasure of joining or leaving The measures being taken in many contribute to levels of stress or Eurostar under the magnificently cities to create inviting places puts contentedness.’13 restored pale blue ironwork of stations centre stage. In Oslo there Barlow’s roof at St Pancras, or the are plans to ban cars from the Imaginative ways of making stations dramatic roofs created by Santiago city centre by 2019, create more an aesthetic as well as practical Calatrava at Liège-Guillemins or 11 Oriente station in Lisbon, gives train Improving and that replaced many a solid Victorian travel an uplifting quality. station building in the 1960s and investing in stations ’70s to realise how expectations The quality of stations on the have changed. As has the response, eastern extension of the Jubilee Placing railway stations at the exemplified in the outstanding line, with their cavernous, future- heart of the planning process is improvements at St Pancras and fundamental to realising the many proof proportions and striking King’s Cross at one end of the scale benefits of sustainable transport. It designs, was instrumental in making and Burnley Manchester Road or not only creates demand for train acceptable the idea of a business the eco-station at Accrington at the services and feeder public transport rate supplement to pay for public other. As NR observes ‘successful to stations, but provides both the infrastructure, and specifically stations add to the passenger revenue and business case for Crossrail. Quality design helps to experience and support the improvements to passenger and increase the size of a windfall in economic, social and environmental ancillary facilities, often creating property values around node points. benefits of rail.’ a local destination in its own right. Besides attracting more passengers, The ambience of a station can be Between the two is Wakefield better stations generate more given a different dimension with Kirkgate, once dubbed by Lord non-transport revenue, creating a the inclusion of art. SNCF’s Gares Adonis as ‘the worst medium-large virtuous circle. & Connexions Culture Programme station in Britain’, which has been introduced 60 contemporary As the President of the UIC, transformed by a £4 million scheme. artworks at 40 stations. The Besides transforming the station’s Stockholm metro system has been Jean-Pierre Loubinoux, put it, ‘[A] great challenge for the railways near-derelict appearance, it created called the world’s longest art exhibit revenue streams by incorporating because 90 of its 100 stations is to optimise the role of stations as places of convergence for units for new businesses, a café, are decorated with sculptures, a retail outlet that doubles as a mosaics, paintings and reliefs by passengers, places of activity where city dwellers spend time, ticket office, meeting rooms for over 150 artists. Kungsträdgården community and local business use, station looks like an archaeological and increasingly as their cities’ and accommodation for Groundwork excavation, incorporating the remains economic and cultural centre. Wakefield which led the project of the city’s old Makalös Palace. Stations, built and renovated with ten other partners and funding At Östermalmstorg the artist Siri in the context of increasingly sources. More bus routes now serve Derkert highlights women’s rights and well thought-out partnerships the landscaped forecourt. peace and environmental issues. between railway operators, city or regional authorities, investors Improvements have been carried out In Hong Kong ‘art in mtr’ has and all the economic stakeholders, at many stations under the National brought artworks and performances have become much more than Stations Improvement Programme into MTR stations since 1998, and a transport hub. They have with supplementary funding from the ‘art in station architecture’ become a vital feature of urban programme continues to enrich the planning which, while continuing stakeholders. Though welcome, MTR network. to meet their basic requirement these have often done little more of supplying interfaces between than improve waiting areas, lighting, modes of transport, also form part information systems and signage. RECOMMENDATION: The Rail of the city’s historical, cultural and Rather more is required to make a Delivery Group and Network economic heritage.’ significant impact. Rail should promote and bring together examples of In common with other aspects of The principal deterrent to doing high-quality design at railway the public realm, higher standards more is the lack of the ‘flexible and stations and of use of artworks are demanded of the railway long-term stewardship’ identified in and around them. station. In the UK, one has only to by RDG as a prerequisite for remember the basic bus shelters progress. The disincentive that 12 short franchises imposes is the and the urban realm around stations Nottingham) and/or car-parking reason why combined authorities – trees, shade, sitting, public charges can provide financial are so keen to take over devolved transport integration, information support to create sustainable responsibility for stations and provision). To create the bustling links such as light rail or tram/ create a structure for long-term centres of urban life which it wants train developments, as pioneered stewardship. Part of city devolution stations to be, it is focusing on: by Karlsruhe. New stations can settlements has been provision for designing stations to provide better become new hubs for housing and the new combined authorities to take connections with other modes of other development. A similar idea over responsibility for their railway transport; addressing the needs of is being developed as Swift Rail by stations in their areas – Transport local communities; making stations Reg Harman and Nicholas Falk of for Greater Manchester (TfGM) efficient and welcoming by keeping Urbed, which won the 2014 Wolfson and West Midlands Rail are keen to passengers comfortable, ensuring Economics Prize for its vision of a develop individual plans for their 97 access for all, and providing new generation of garden cities.18 and 110 stations (respectively). multimodal information in real time; and administering stations At smaller stations the work of By acting as the co-ordinator, and enhancing their value through Community Rail Partnerships is well regional and city authorities a combination of shops, public recognised for both improving the could make the prospect of multi- services, programmes and events.16 appearance of stations and injecting stakeholder station developments new life into underused buildings, much less daunting for participants The Rail Delivery Group (RDG) has with local cafés, community rooms, unfamiliar with the regulatory set out nine principles in its ‘Vision restaurants and bike hire. Such and railway environment. Ideas for Stations’ document17: services help to tie the station into for underused station buildings local communities, especially where include social enterprise café, 1 Customer-focused local facilities are sparse or where, skills centre, art gallery, start-up 2 Intelligent use of technology as at Gobowen, the station café has units and community centres. The 3 Seamless journey experience an arrangement with a local training potential for out-of-centre urban 4 Reflect local needs and centre to provide a skill to young and suburban stations has yet to be opportunities people with learning difficulties. examined in detail, but a comment 5 Safe and secure environment by the former city planner of 6 Entrepreneurial spirit Provision of a facility such as bike Vancouver, Brent Toderian, suggests 7 Flexible and long-term hire at Barnstaple station for the that this will be a litmus test of stewardship nearby Tarka Trail or Hassop for the future success: increasing densities 8 Shared industry know-how Monsal Trail can make the difference in city centres is relatively easy; 9 Optimised network to modal choice in getting there, the real challenge is how well we especially when jointly promoted. do the suburbs.15 Creating well- As station hubs are increasingly As can provision of somewhere designed satellite hubs with lower regarded as the most important to work while waiting for a train; commercial and residential rents is element in the efficient functioning the Brunel Award-winning station an opportunity still be explored, but of urban areas, it should become at Nakamura in Japan used local as property values and population progressively easier to scale cypress wood to create such a pressures increase, over station up developer contributions and pleasing waiting area that it is used developments may become feasible. finally achieve a more balanced by many more students happy to relationship between public work at its stylish wood tables while Gares&Connexions is SNCF’s arm’s investment and commercial they wait for a train. length business unit for stations benefits. and has carried out research into Tourism can shape the way a the design of a number of detailed Alternatively, business rates, a station is used. Bentham in North station features (e.g. ticketing, community infrastructure levy, Yorkshire, run by the Friends of waiting areas, children’s play areas, a workplace parking levy (as in Bentham Station, has a strong 13 Case study: Inverness and Aberdeen19

community presence, acting as a Abellio’s success in winning At Inverness Abellio worked with tourist information centre, local bus the ScotRail franchise from the local authority, Highland Council and taxi office and an education April 2016 was partly due to its and the Highlands and Islands centre for school visits. The station plans for stations. With only two Transport Partnership (HITRANS) is branded as ‘The Gateway to the conurbations exceeding half a to develop a scheme that embraced Forest of Bowland’. million people and a background the area surrounding the station. of extensive land disposal, options The historic square in front of for substantial developments at its the station no longer forms an 355 stations are understandably impressive or welcoming gateway RECOMMENDATION: Station limited. Moreover it does not to the city; the station frontage investment plans, jointly have the advantage of its Greater is an ugly 1966–8 façade and the owned with local authorities Anglia franchise 99-year FRI forecourt is cluttered with traffic. and others, should become station leases (see page 6) The plan is to improve the three parts of franchises. The pedestrian access points to the Greater Manchester and other However, during the bid process station, from Eastgate shopping devolution and city deals that Abellio had identified five centre, the bus station and by transfer control of local rail stations which justified significant largely pedestrianising the square stations to combined authorities investment: Perth, Stirling, fronting on to Academy Street. and local transport authorities Motherwell, Inverness and should be evaluated and, subject Aberdeen. A blank canvas was A new glass frontage will provide to success, should be rolled out adopted: what does this station access to new double-height retail in future such deals. and town need? The ideas met units, and there is a scheme to with Transport Scotland’s (TS) realise a long-held ambition to approval and became part of the extend the Royal Highland Hotel negotiations, producing a commit and move the taxi pick-up point. by Abellio to invest part of the £9 Abellio is funding 30 per cent of the million earmarked for a station cost, 25 per cent is coming from fund in the projects and to source the Scottish Station Fund, some funding from others. These included from retailers and the remainder the Scottish Station Fund set up by from the Highland Council with a TS and administered by NR, with possible Railway Heritage Trust £32 million in Control Period 5. contribution to work on the square.

Detailed business cases looking In Aberdeen the city council has at the economic benefits to big aspirations in its Master Plan, the areas were developed though there is still uncertainty in Year 1 for Aberdeen and about traffic plans. The railway Inverness, involving many other station is adjacent to Union parties. The level of detail and Square shopping centre, which impressive visuals encouraged was developed by Hammerson, other stakeholders to invest. partly on railway land, within the Inverness has moved quickly, last ten years and an expansion is thanks to a growing awareness planned despite the downturn in of the importance of urban hub oil. The station has good links to stations as economic generators. the shopping centre but is rather These stakeholders had found overpowered by it. One of the main the railway difficult to deal with, objects of the plans for Aberdeen and welcomed the opportunity station is to improve the very poor to form a partnership, with pedestrian links to Union Street, Abellio dealing with NR and the city’s main street. It is currently the regulatory and planning an unpleasant and confusing processes. experience with heavy traffic and 14 Case study: Inverness and Aberdeen19

underpasses on different levels. The Master Plan wants to address this.

The station plans are in two phases. The first will improve the impressive listed concourse area with better retail facilities, moving the ticket office and first class lounge from their current tucked-away position and improve the frontage on to Union Square. A new and larger Bike & Go hub will be created and areas landscaped. Funding is coming from the Scottish Station Fund and the city council as well as Abellio.

Phase 2 is a much bigger opportunity and probably the largest potential railway land development in Scotland. The £80–90 million scheme would create a new station frontage on to Guild Street, so that it would no longer be the poor relation to the shopping centre. The space over part of the station and taxi rank would be developed to provide office accommodation and a hotel as well as more retail space. The station’s listed architectural features would be incorporated to create perhaps a restaurant. This opportunity for something transformational is being handed over to NR with continued support from Abellio. NR is also involved in the idea of a raft development over the railway to provide better walking routes, student accommodation, a hotel and some office space but this scheme is still at an early stage.

Motherwell and Stirling are next on the list. Neither has the retail opportunities offered by Inverness. A main object is better links to the town centre at Stirling where pedestrians currently have to cross seven lanes of traffic. Motherwell station has been badly neglected, and City Deal funding is available here for improvements. 15 Case study: Dundee20

Dundee waterfront is undergoing a end of 2017, the crescent-shaped remarkable £1 billion redevelopment building will become a gateway to with various flagship projects such the adjacent waterfront though it as the £76 million V&A Museum of remains surrounded by busy arterial Design. Complementing this is a new roads. The station is expected £29 million station incorporating to have a staffed ‘ambassador a 120-room hotel, a new bridge desk’, which might have touch under the station and in front of screen maps on the counter, and the station, public realm around the a point where rail users can seek station, offices, retail units, café and information about Dundee, the bike hire. Due for completion at the station and other travel modes.

Case study: Dudley Port21

This station represents many environment despite having almost of the shortcomings that West half million users a year. The mesh- Midlands Rail wants to tackle cage waiting room wouldn’t look across the region. On the line out of place in a prison, tickets are between Birmingham New Street sold from a portacabin and paint and Wolverhampton, and a former on the seats is flaking. To reach interchange with the freight-only nearby bus stops, one has to cross Stour Valley line for which there a busy road. Yet in a box-ticking are reopening plans, the station exercise listing facilities, it would is the epitome of an unwelcoming score well. Case study: Switzerland22

SBB Real Estate develops the passengers, from birthday cards company’s stations and adjoining to haircuts and chemists, often sites to create attractive service open for longer than most of the centres – sustainable development country’s shops. One of the largest that is seen as being of major current developments is beside importance to Switzerland’s future. Basel station where a futuristic Stations are more than just the building designed by Herzog & de start and end points of a trip, Meuron named SüdPark D houses especially at 59 of the country’s the Coop’s largest supermarket in larger stations, where there are the canton, the Basler Kantonalbank varied and substantial shops service centre and the SüdPark and other services of value to retirement home. 16 Options for institutional structures

Those charged with raising the providing an interchange with money to build public infrastructure Crossrail 1, Tottenham Court have long looked at the way Road will become an even more speculators have been the principal significant transport hub, as beneficiaries of the hike in property Farringdon has on Crossrail 1. values that new railways or enhanced stations generate. This is The question is, how best to exploit not a new concept: it was called the such opportunities? ‘unearned increment’ by a pioneer of garden cities, Ebenezer Howard. In house/public sector The London School of Economics found that central London office In an ideal world, the railway would properties within half a mile of undertake the development and projected Crossrail stations rose by reap the full rewards, but capital 15 per cent over and above the rising for non-railway developments price trend between 2005 and 2013. in Britain has generally been at In the five years up to 2013, 40 per cent of planning applications within a premium, and railway estate a kilometre of the central London departments are generally ill- Crossrail stations cited the new line equipped to undertake large-scale as a reason for the proposal. This projects. The vast 1929 Chiltern century 90 per cent of all London Court development of apartments office developments have been with above Baker Street station in 500 metres of a station. London was a rare exception. Even after the establishment of New transport hubs drive growth. British Rail Property Board in Even though Crossrail 2 is barely on 1970, it relied on partnerships the drawing board, priority zones with the private sector for major for entire new neighbourhoods commercial developments, most have been designated around new stations along the route. It is notably Broadgate at Liverpool expected to trigger construction Street with Rosehaugh Stanhope of 200,000 new homes and is seen Developments. as making a much more significant contribution to London’s housing It is impossible to see this situation shortage than the benefits of changing, which is regrettable Crossrail 1, which has been based when seen in the light of overseas primarily on providing faster examples where revenue streams links and much-needed capacity from property are substantial. One increases for the capital’s business successful option is to create a fully districts. In its potential to stimulate state-owned company like Jernhusen residential building on a substantial scale, Crossrail 2 is a throwback to in Sweden (see Case study). The the construction of the Metropolitan exceptional geographical necessity Railway and Metro-land. of integrating land-use planning and transport in the Netherlands has The impact on the principal influenced state retention of powers intersections will be dramatic: (see Case study). 17 Case study: Sweden, Jernhusen AB

This public limited company was Though financially independent, entail going through the planning created in 2001 as part of the Jernhusen is expected by the process and bringing in a company deregulation and liberalisation of Ministry of Finance to encourage specialising in housing to develop it. the Swedish rail market. It has a more people travel by train, partly Jernhusen has the freedom to buy single shareholder, the Swedish out of self-interest: more station land to create a better development Ministry of Finance, and is therefore users means more interest from site if its railway inheritance is entirely independent of the national retailers and therefore higher inadequate for the scale of a state-owned operator SJ. It is a revenues. It achieves this by planned development. property company and owns 38 developing infrastructure that of the larger stations, as well as promotes multimodal travel, creating Planning decisions are taken at maintenance depots and freight station areas where it is easy for municipal and local level, so the terminals in growth locations trains, buses, bicycles and cars authorities are likely to have some and important transport nodes. to meet. It provides stations that preference for a type of housing, The company develops new and function well: attractive, safe, secure, social housing or a mix of housing existing station areas, maintenance clean, with additional services that and offices. Local authorities also depots and freight terminals. It also make the choice of public transport part-fund station improvements and develops and delivers services in easier, such as a variety of shops, sometimes become the tenant of an connection with these properties. including practical services such as office building at the station on a shoe repair and chemists. 25-year lease, for example. Jernhusen bought the whole real estate portfolio at market value on Public transport has a 26 per cent Jernhusen owns and manages creation of the company and has share of motorised trips, so 74 per only 38 of the country’s 200 been managing and developing that cent are by private car, leaving a big stations because it is not seen as portfolio on a commercial basis. market to capture. That objective the best owner for the majority. A Jernhusen raises money through prompts questions such as what is small station with low footfall has bank loans or by issuing bonds on missing in this area? Do we need little potential commercially, so the financial markets. The Ministry more people in the day or the Jernhusen would not be able to of Finance expects a return on evening? Have we got the mix of invest or maintain it in the best way. sound investments because part of activity right? The recipe for success Consequently most stations are the rail infrastructure is financed is seen as making sure that the owned by over 100 municipalities through commercial operations. three key elements are all pulling and real-estate companies as well in the same direction: high-quality as private individuals who have a Besides operational railway premises, public transport; a station with the bought charming station in woods it manages land formerly linked requisite facilities and standards; and and live there, perhaps providing to the railway. It is free to make a surrounding area that is inviting. bed and breakfast on the upper its own decisions independent of Get one wrong and the scheme floor. Jernhusen is required to offer government. The board of directors is impaired. Success depends on an agreed level of facilities for approves big investment decisions getting the right balance of activities train passengers so it becomes the and it is funded by the income from to create a vibrant and welcoming tenant and manager of the waiting commercial leases to retailers and place, which in turn determines the room and other designated spaces. companies that have premises in mix of the development. The public see no change. its real estate, and through station fees that train operating companies This leads to decisions about Naturally Jernhusen has to provide and bus operators pay for such how surrounding railway land is rail facilities for passenger and freight shared services as waiting rooms and developed. If more people are train operators and is in constant concourses. Fees are also received needed during the day, Jernhusen dialogue with them to provide, for per passenger on a scale that would create office space for example, a cost-efficient maintenance distinguishes their useage (bus, long- leasing; in the evening, more depot for particular rolling stock. It distance rail, etc.). housing or a hotel. This may cannot close strategic sites.23 18 RECOMMENDATION Improve the quality of place-making at large schemes by holding competitions between developers, following consultation with residents.

19 Case study: the Netherlands

The Netherlands is a highly railway built in the 1980s between major retailers such as the AH To Go urbanised country and has a Weesp and Lelystad, and there are concept of convenience stores with policy focused on strong cities six stations within Almere. The ready-to-eat products or using its using a holistic, cross-sectoral population is expected to reach own brands. Since the beginning of approach. Land is scarce, reflected 350,000 by 2030. 2016 the policy has been for NS to in Multi-annual Programmes for stay in charge of commercial outlets Infrastructure, Spatial Development Success in concentrating but only to operate small kiosks. and Transport to co-ordinate employment and housing around However, NS will retain a say in the and optimise land use and station hubs is reflected in a quality and quantity of units and infrastructure. This scarcity forced comparison between the number of both specify the mix and encourage the country into adopting integrated stations on the similar lengths of local retailers rather than chains to planning much earlier than most the Dutch and Belgium networks: add distinctiveness to stations. NS other European countries: urban 381 on the 3,223km network in the wants local communities to feel a development has been concentrated Netherlands; 550 on 3,592km in sense of identity with the station around new stations since the 1960s Belgium. as a consequence, something that and ’70s when it became apparent has been picked up from NS’s that increasing car use was Though all shares in NS are owned relationship and exchanges with incompatible with ‘liveable’ cities. by the Ministry of Finance, the East Japan Railway and which Huge opposition to arterial roads board of directors is independent Abellio is looking to develop in being built into cities encouraged and has tried to become even Scotland. a policy of creating ‘soft’ green more involved in planning to take cores in towns and cities that are advantage of railway-owned lands In the Netherlands it is done by accessible only to cyclists and around stations such as goods and NS offering the basic operational pedestrians. marshalling yards. NS Stations features for local independent business unit retained freehold businesses (they call them ‘local This coincided with a revival of ownership until 2012/13 when heroes’) and it is up to the tenants/ both cycling and public transport. pressure from national government concessionaires to make the most of the station as they see fit. Tenants Dutch Railways (NS) developed led to a focus on the core business may also have some operational a strong sense of the need to of running trains and the sale of responsibilities, such as looking examine and improve the journey properties and land to raise money after the toilets. Part of a station to the station and to have a voice for investment in the railway. might be used as a showroom by a in the development of local and All main stations were rebuilt or furniture designer, and sometimes regional plans. NS had and still refurbished, such as Utrecht and a regional dialect is used to give has a spatial planning department Rotterdam where the dramatic standard national signage a local though it is now smaller because station won a Brunel Award in flavour.24 the railway infrastructure has 2014 for acting as ‘a catalyst for been managed since 2003 by new urban developments’. It was ProRail, a government organisation also part of a policy of giving RECOMMENDATION Increase comparable with NR. NS is involved local councils more say in local regional input into station with national five-year spatial plans developments, but in return NS retailing. and still provides advice to ProRail, joined project teams to develop representing the TOC point of view. railway land sites in partnership with property development This includes the development companies. of new cities planned around infrastructure such as Almere, Commercial activity at stations now the seventh largest city in was retained, though that is now the country with almost 200,000 changing. NS used to run all retail inhabitants. The city is on a station units in co-operation with 20 Private sector

This option requires either the freehold disposal of railway land or the complete privatisation of the railway network. The former is a one-off, short-term gain of the kind which appears to be proposed by Network Rail. The latter can only happen where urban densities and population are so high that train services run at a profit (ignoring freight-based exceptions such as the US).

Examples of profitable, private railways are found most commonly in South East Asia, and they have taken the synergy between railway and property development to a new level. An exemplar is MTR Corporation in Hong Kong where the potential for ‘value capture’ around stations is exceptionally high and there has been a long-term practice of doing this.

21 Case study: East Japan Railway

East Japan Railway (JRE) operates and lease or sale of houses By 2010 two new brands had been 7,457km of railway in the eastern and condominiums, primarily created: Familio, themed around part of Honshu and is used by 6.218 in the Tokyo metropolitan area. sports and outside activities; and billion passengers a year. This These developments meet three Folkloro which seeks to emulate a private railway company has taken objectives: linking developments French-style auberge, using produce property development far beyond with railway operations; supplying from an adjacent vegetable garden. any equivalent in Europe, behaving high-quality housing by co- JRE currently has 45 hotels with more like a pre-nationalisation operating with the development 6,690 rooms. British railway company when they plans of local government and owned hotels, restaurants, housing, others; and creating communities JRE has developed Dila, atré, ecute, shops and warehouses. that are pleasant places to live and S-PAL and LUMINE as brands for its kind to the environment. shopping centres, each matched to JRE has adopted a policy of the characteristics of their location. commercial development that There is a wide variety of ownership In 2002 JRE was operating 110 would generate both revenue and arrangements, from 100 per cent shopping centres where tenants are passengers by providing a wide to shared ownership, including a carefully chosen to provide a broad range of retail, residential, health, percentage of a building or even by mix and reflect local demographics lifestyle and cultural amenities floors, as is the case at JR Tokyu and needs. For example, child-care around a transport hub. It regards Meguro Building. Some of its own facilities at stations enhance the its stations as the group’s biggest residential developments are on a convenience of commuting by train. business resource, with the goal of huge scale. A condominium tower Today it operates 154 shopping maximising the synergies between beside Saitama-Shintoshin station, centres with over 2 million square railway operations and non- 29km from Tokyo, has 31 storeys metres of floor space. transport businesses. and 260 units with offices and restaurants in the lower storeys. Besides operating its own Levels of investment are determined Office buildings provide a steady, convenience stores, JRE also forms by passenger numbers. Stations long-term income and JRE currently alliances with other companies between 30,000–200,000 people operates 280,000 square metres of where tie-ups will accelerate a day have had their operational leasable office space. development and address customer requirements partially reviewed needs outside JRE’s competence. to see if space could be released In the early 2000s it developed JRE also operates sophisticated for commercial activities requiring two brands of hotel: full-service vending machines at its stations, minimal investment and short Metropolitan Hotels, of which the stocked with top-selling lines from construction schedules. Stations flagship is the 815-room example a variety of makers. By means with over 200,000 passengers have in Tokyo; and Hotel Mets, which of a 47-inch touch screen, it can had a full-scale review of the layout are smaller-scale urban hotels determine the gender, age and other and existing facilities in order to to the same standard but with characteristics of the customer; create better or additional space, fewer facilities. A third brand these, as well as the time of day including construction of artificial was added in 2004 with Hotel and the temperature, prompt the ground for air-space development. Dream Gate Maihama, offering machine to switch menu displays. For example, at Shinjyuku station, 80 rooms aimed at families and a commercial building and bus tourist groups. Its construction It is worth noting that though Japan terminal were built on artificial underneath an elevated railway may lack large numbers of the kind ground above the railway station, line was made possible by new of flagship historic stations valued providing government-encouraged construction techniques which by passengers in Britain for their improvements in connectivity. not only overcame the obvious character, such as St Pancras, King’s drawbacks of noise and vibration Cross and Newcastle, JRE adopts a Residential developments are a mix but incorporated a seismic isolation sensitive approach where a historic of site sales and the development system. structure survives. The Marunouchi 22 (western) side of Tokyo station This is the most common approach In Sweden, an unusual was completed in 1914 and was and the one most likely to suit arrangement has seen MTR take returned to its original state during the majority of national railway over operation of Stockholm’s a five-year renovation finished in structures. No two models are Metro and suburban networks in 2012. The second to fourth floors likely to be the same, since separate deals, but the record of this Important Cultural Property they will reflect the needs and of MTR in property development of Japan have been turned into circumstances of the country, the in Hong Kong was a factor in its a 150-bedroom, European-styled attitude of government towards success, as well as its ability hotel, and the open square in front public-/private-sector co-operation, to run trains efficiently (see of it has been landscaped. and the commercial potential. Case study). Mixture of the two

RECOMMENDATION Examine the needs of station users in choosing tenants for retail and amenity outlets.

23 Case study: Stockholm

A central objective in handing services until 2026. The chairman over operation of the whole of of the Stockholm transport authority, the Swedish capital’s metro and Kristoffer Tamsons, describes the commuter rail networks to a private- object: ‘Our model is to let in new sector operator was co-responsibility ideas and new eyes. You need to lose for property development and some control to gain innovation.’ building in, around and above MTR has even acquired 100 per stations. The city’s choice of MTR cent ownership of the rolling-stock reflects the Hong Kong-based maintenance facilities on company’s expertise in property Stockholm’s Metro. development; profits from property outstrip those from fares even Approval for the first project of homes, though its rapid transit farebox shops and cafés at an undeveloped recovery ratio is a high 186 per cent. station, with construction group Developments at 39 of MTR’s HK Skanska as partner, is expected stations have created over 100,000 to form a conceptual approach housing units and over 2 million m2 that is being adapted for Sweden. of commercial space. By developing shared income streams from property, the need for MTR is looking to apply its government transport subsidies will experience to the commercial and be reduced. residential potential of existing stations and the creation of new Perhaps the approach being adopted communities on extensions to in Wales, where bidders for the Stockholm’s two networks. MTR new franchise are teaming up with has a concession to run the Metro contractors to carry out infrastructure until 2023, and successfully bid for work, could be extended to property the contract to run suburban rail developments at stations.

24 How to judge success

Among the ways to assess the success of the initiatives described in this report are:

1 The increase in population density around a station hub. 2 The number of housing units built. 3 Modal share of journeys. 4 The increase in rental values around the development. 5 Air quality measurements. 6 Footfall through station retail areas. 7 Demand for station bike parking/bike hire. 8 Trees planted/landscaped areas. 9 Public art. 10 Crime statistics.

25 Policy recommendations

Throughout the world, city planners and transport professionals broadly agree the direction of travel because urban areas share the same problems of pollution, congestion, noise, rising population, poor design, declining resilience in the face of climate change. Many urban spaces are far from uplifting places.

Problems create opportunities, and the need for more housing and funding for rail and related sustainable transport improvements is an example. Development around stations tackles a number of problems simultaneously and establishes or reinforces good practice in an area. This requires:

1 Choice of model suited to the circumstances and objectives. 2 Involvement of local authorities and other stakeholders. 3 Consultation with local amenity groups and residents. 4 Incentives for all parties to deliver a high-quality development. 5 Clear planning and transport frameworks. 6 Incorporation and restoration of valued historic structures where feasible. 7 A balanced approach to place-making in the proportion of space devoted to different activities. 8 An agreed percentage of the budget to be devoted to landscaping/public art.

26 The specific recommendations in this report are summarised below: a Local, regional and national Government bodies should identify sites for housing along existing lines, and along closed lines capable of reopening. b Encourage the roll-out of Station Travel Plans as part of a strategy to provide traffic-free or quiet routes between all schools, hospitals, civic buildings and major employers, as well as leisure routes into surrounding country, and promote ‘fixing the link’ projects at stations that act as gateways to the communities they serve c Increase awareness and visibility of Bike & Go, nextbike and other schemes, through National Rail and other websites. Fund a national app for bike hire. Use franchise Invitations to Tender to increase resources and incentives for self-service bike hire schemes. d The Rail Delivery Group and Network Rail should promote and bring together examples of high-quality design at railway stations and of use of artworks in and around them. e Station investment plans, jointly owned with local authorities and others, should become parts of franchises. The Greater Manchester and other devolution and city deals that transfer control of local rail stations to combined authorities and local transport authorities should be evaluated and, subject to success, should be rolled out in future such deals. f Improve the quality of place-making at large schemes by holding competitions between developers, following consultation with residents. g Increase regional input into station retailing. h Examine the needs of station users in choosing tenants for retail and amenity outlets.

27 References

1 Funding and Financing Public Transport Infrastructure, Steer Davies Gleave and Campaign for Better Transport, April 2016, www.cbtthoughtleadership.org.uk/SDGFundingAndFinancingReport.pdf 2 East Japan Railway Annual Review 2015 and www.jreast.co.jp/e/press/2015/pdf/20150801.pdf 3 National Planning Policy Framework, Department for Communities and Local Government, March 2012. 4 www.gov.uk/government/news/regeneration-of-stations-set-to-deliver-thousands-of-new- properties-and-jobs 5 www.entirelyproperty.com/news/northwest/manchester/muse-and-network-rail-submit- detailed-plans-for-185-milllion-manchester-scheme7655 6 www.railpro.co.uk/railpro-magazine/march-2016/unlocking-the-opportunities 7 www.bbc.co.uk/news/uk-england-leeds-35221910 8 www.railway-technology.com/projects/cornavin-eaux-vives-annemasse-ceva-rail-link/ 9 www.atoc.org/download/clientfiles/files/STP-Toolkit-low-res-web.pdf 10 www.bettertransport.org.uk/sites/default/files/research-files/13.11.04.fixing-the-link.pdf 11 www.imercer.com/content/mobility/quality-of-living-city-rankings.html 12 www.rcplondon.ac.uk/news/doctors-say-40000-deaths-year-linked-air-pollution 13 www.gov.uk/government/collections/future-of-cities 14 www.watford-group.org/brunel-award/ 15 www.ideasfestival.co.uk/events/festival-of-the-future-city-launch-event/ 16 www.gares-sncf.com/sites/default/files/field_files/2015-02/ra2011_va.pdf 17 www.raildeliverygroup.com/files/Publications/2015-10_vision_for_stations.pdf 18 www.tandfonline.com/doi/abs/10.1080/09540962.2016.1206759 19 Interview: O’Connell, P. and Lambert, A. 2016 20 Interview: O’Connell, P. and Lambert, A. 2016 21 Interview: Holmes, M. and Lambert, A. 2016 22 www.sbb.ch/en/group/the-company/organisation/real-estate.html 23 Interview: Van Doninck, P. and Lambert, A. 2016 24 Interview: Kager, R. and Lambert, A. 2016 25 East Japan Railway Annual Reports, 2001–2016, www.jreast.co.jp/e/investor/ar/index.html

28 Acknowledgements

Many thanks are due to: John Dietz, Programme Manager, NS Reizigers Paul Van Doninck, Business Development/Strategy, Stations, Jernhusen AB Sonja Heller, SBB AG Roland Kager, Analist of mobility & land-use, University of Amsterdam & Studio Bereikbaar Kiyokata Kume, East Japan Railway Peter O’Connell, ScotRail

29 30 Tracks

Tracks is a dynamic Thought Leadership programme that reacts to contemporary issues in the transport sector. The annual programme comprises four themes, linked to current and evolving challenges. Development around stations is one theme within the 2016-17 programme.

Author: Anthony Lambert

Anthony Lambert has written over a dozen books on railways and transport articles for European Railway Review, Geographical, Japan Railway & Transport Review, Local Government Executive, The Times, Modern Railways, New Statesman, Rail, Rail Review and Railway Gazette International. He produced the business magazine for British Rail Property Board and other companies in the industry. Prepared for:

Tracks, Campaign for Better Transport’s Thought Leadership Programme In partnership with:

Published: October 2016

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