MAIN DOCUMENTTITLE ION T ENERA G OOLBOX URBAN RE T
01 INTRODUCTION
in this section: FOREWORD – Lord Rogers of Riverside AN INTRODUCTION TO THE TOOLBOX – Timothy Battle EDITORIAL – Lee Mallett HALL OF FAME – Heroes in regeneration SOAPBOX – Practitioners speak out MOVERS AND SHAKERS – A selection of the influential ENGLISH PARTNERSHIPS – Core roles for the regeneration agency WEBLINKS – Useful sites for research DICTIONARY OF URBANISM – Pick your favourite terms Enhancing local communities through innovative retail and leisure destinations… Westfield Derby, London Road
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www.westfield.com AN INTRODUCTION TO THE TOOLBOX
URBAN REGENERATION TOOLBOX
FOREWORD LORD ROGERS
Environmental regeneration is the key
One of the objects of this book is to promote a better Nor are we spending enough on improving the understanding between the public and private sectors of environmental performance of our existing buildings, each other’s aims and objectives in urban regeneration. unlike Germany, for example, which spends much more. It is a set of ideas and opinions which point the way to We should be applying more, not less, rigorous appraisals improving the practice of urban regeneration, and the and policies to both new and existing settlements to policies which guide the improvement of our cities. improve the sustainability of our society. In November 2005 the Urban Task Force reviewed its Government and politicians have responded to these original report, Towards an Urban Renaissance, six years matters in a positive way which is welcome, but much on, and we said there had been “notable successes” in more needs to be done. Much more also needs to be addressing its 105 recommendations. These included a done in rationalising the structure of regeneration new policy focus favouring towns and cities, an increase agencies so we can deliver improved environments. in people moving back into cities, greater redevelopment We will only be able to achieve our goals of social and of brownfield land, more efficient use of land through environmental sustainability if our solutions are design- higher densities, improved local authority performance led and implemented efficiently. There should be a cull and autonomy, more private investment, a reduction in of agencies to remove confusion and a clearer emphasis energy use in buildings, and more resources to support in the leadership of the remaining organisations on “sustainable communities”. All excellent achievements. design and delivery of improved environments. We also raised issues we felt needed further attention. We have always regarded Barcelona’s design-led In particular I feel there is still a lack of emphasis on the and efficiently managed achievements in renewal “environmental” and physical in urban regeneration as the “Gold Standard”. The basis of our bid for the which is vital in resolving social problems. The term 2012 Olympics was urban regeneration and “legacy”, “environment” has been dropped from the name of the and should become the new Gold Standard for department responsible for urban policy which is now environmentally-focused regeneration. It will only focused on “communities”. But the social and physical do so if design is allowed to play its proper role. improvement of urban areas go hand in hand, and social Design and leadership feature strongly in the Toolbox policy is only half the equation. and I would like to welcome the ideas and opinions In the search for solutions some recommendations in expressed. I hope they will generate discussion and an the Task Force’s original report have been diluted. Our improved understanding of the issues, which helps to key recommendation for increased urban densities has progress and develop the vision for urban regeneration not been pursued. Yet in the year since Towards a Strong we expressed in Towards an Urban Renaissance. Urban Renaissance, our greater realisation that climate There is no more important task for Britain, or indeed change will harm mankind should have strengthened anywhere. Our survival depends on human settlements our resolve to seek sustainable solutions. We should seek being environmentally sustainable. Only those that are compact new communities that generate less car travel will also be socially sustainable. and greater use of public transport. As studies by the US Green Building Council and the US/Canadian Sierra Club have observed, “drafty old houses” in dense urban places Richard Rogers use less energy than “green” homes in suburban areas. January 2007
1 01 02 WHAT’S IN THE BOX… AN INTRODUCTION THE POLITICS TO THE TOOLBOX THE POLICIES
CHAPTER 1 5 BOOKS INTRODUCTION SUSTAINABILITY – Tim Battle and Lee Mallett introduce THE TRIPLE BOTTOM LINE the Toolbox and the Regeneration Forum RAB BENNETTS 12 CHAPTERS Sustainability is now possible GUY BATTLE 300 PAGES THE REGENERATION A brave new world HALL OF FAME PETER HALSALL 80 CONTRIBUTORS 18 figures in regeneration, from Developing on green principles “the establishment”, “local heroes”, ADRIAN WYATT “chameleons”, and “the vanguard” Changing the world THE OPINIONS OF: PAUL APPLEBY Dealing with climate change 15 PUBLIC SECTOR FIGURES SOAPBOX Practitioners speak out on issues in ALLAN JONES London leading the way regeneration they think need addressing 17 DEVELOPERS CHAPTER 2 POLITICS, POLICIES, 5 PEERS MOVERS AND SHAKERS PPP AND PROCUREMENT 60 of the top people in regeneration reveal JACKIE SADEK 6 KNIGHTS where their inspiration comes from We’re still learning LEE MALLETT AND 1 ANONYMOUS ENGLISH PARTNERSHIPS The swings and roundabouts of policy COUNCIL OFFICER EP spells out its core responsibilities – SIR MICHAEL LYONS a brief overview of the national Improving local government regeneration agency’s role JASON PRIOR Regeneration needs local leadership TIM SUNTER WEBLINKS The Brierley Hill regeneration story 90 links to some of the most useful websites, SUSAN LYNCH compiled by James Griggs of Drivers Jonas Procurement is about partnership BILL BOLER / JENNY DUNFORD – THE DICTIONARY Retail contributes to regeneration TIM DIXON OF URBANISM Learning from brownfield development 279 concise, wry, explanations and descriptions RORY BROOKE of terms, concepts, movements, thinkers, We should use facts to determine policy milestones – including observations on the fashion ticks of “male built environment CHAPTER 3 professionals”. The culture of regeneration CIVIC LEADERSHIP – is all here, thanks to Rob Cowan THE ESSENTIAL INGREDIENT SIR HOWARD BERNSTEIN More power to local government PETER BISHOP More Popes and Emperors please DERMOT FINCH Less agencies, better local power structures SANDY BRUCE-LOCKHART Let local visions bloom PATRICIA BROWN Bids are good for regeneration GORDON CAREY A new voice in Leeds CHRISTOPHER BAKER Promoting Liverpool’s business BARRA MAC RUAIRI URBAN Renaissance is about people REGENERATION TOOLBOX
2 03 04 05 IN THE PUBLIC THE DEVELOPER’S DELIVERANCE – INTEREST EQUATION MAKING IT HAPPEN
CHAPTER 4 CHAPTER 8 CHAPTER 10 PUBLIC REALM –THE THE DEVELOPER’S EQUATION LEGAL – THE RULES, GENERATOR OF VALUES THE CREATIVE BITS ROGER MADELIN GEORGE FERGUSON Developers can only provide the cayalyst KAREN ANDREWS Urbanism is where it’s at LESLEY CHALMERS Constructing a partnership ANNA MINTON Tips for would-be regenerators STEPHEN ASHWORTH Save our public realm DAVI D TAYLOR Do planning obligations have a future? VIVIEN LOVELL Improve planning; Improve regeneration TIM HELLIER Art in regeneration ANDREW OGG Planning law and compulsory acquisition LUCY MUSGRAVE The regenerative power of retail Making successful places CHAPTER 11 KEN DYTOR BIG STUFF – REMEDIATION, TIM STONOR Regeneration needs more resources Tools for designing public space TRANSPORT, UTILITIES, RICHARD POWELL INFRASTRUCTURE CHAPTER 5 Building homes that stay affordable DESIGN – A STRATEGIC GUIDE PHIL KIRBY MARK RYDER Brownfield potential is being wasted Developing a property regeneration partnership ROBIN NICHOLSON Design in regeneration STEVE WALLACE NICK JOHNSON Issues with contaminated land LEE MALLETT Appraising appraisals Architectural evolution KEN HALL IAN WALL Dealing with big issues in Dartford PETER STEWART Lessons from north of the border A tale for masterplanners SCOTT WITCHALLS STUART WALL Assessing infrastructure needs JASON PRIOR Student accommodation as a component Discover what’s already there of regeneration CHAPTER 12 JONATHAN KENDALL CHAPTER 9 MANAGING REGENERATION Urban design philosophies FINANCE – WHERE’S DEREK JOHNSON ANDY VON BRADSKY THE MONEY? Social housing is key Leadership qualities TIM EVANS CHRIS BROWN NEIL WEBSTER Getting the process right The rules of engagement Planning ahead DAVID LEONARD / SIMON COCHRANE BEN DENTON MAX HUBBARD Central design issues Understanding public and private Ten pointers for success regeneration funding ROGER HAWKINS JOHN WORTHINGTON Changing places GARY YARDLEY Delivering spaces and places ENGLISH PARTNERSHIPS Making public private sector partnership work A policy for design JAMES ALEXANDER The need for new funding mechanisms CHAPTER 6 CONSULTATION – THE ART HELEN GORDON OF COMMUNICATING Institutional investment in regeneration STEPHEN BARTER NICK KEABLE Delivering sustainable regeneration A need to improve the system CLAIRE O’SHAUGHNESSY CHARLES CAMPION Injecting logic into appraisals Participation is best ANDREW HUME STEVE MACADAM Attracting more funding to regeneration Seeking meaningful consultation PETER SCOTT SOPHIA DE SOUSA Working with communities Strategic partnering PETER MURRAY ALUN OLIVER Consultation relies on good communication Reasons to be cheerful
CHAPTER 7 PLANNING – EVERYBODY WINS!
PETER BISHOP Stronger plans and deregulations JOHN RHODES Smoothing the path to planning consent DAISY FROUD Supporting planning councillors BRIAN WATERS Planning and regeneration JAMES FENNELL Benefitting from good relations
3 URBAN REGENERATION TOOLBOX
URBAN REGENERATION TOOLBOX
Regeneration is a constant renewal of the fabric of our society
INTRODUCING THE TOOLBOX…
In 1998 John Prescott, then Deputy Prime • Insufficient thinking time given to and muses for the Toolbox having realised Minister, asked Lord Rogers to set up the identifying the issues before embarking from their daily work that there were Urban Task Force and it was the outcome of on the tasks to achieve the desired many people engaged in regeneration who their work, Towards an Urban Renaissance outcomes. were a source of profound knowledge and that has set the stage for regeneration who needed a platform to influence a in the new millennium and has provided The thoughtful contributions of the 80 wider audience. inspiration for the content of the Urban contributors experienced in regeneration And members of the Editorial Board Regeneration Toolbox. contained in the 14 chapters of the Toolbox for their guidance and good advice and In the many interviews with the provide for the first time an overview especially Lee Mallett in his role as Editor, practitioners in regeneration and who of regeneration, the complexities and Peter Murray and his team at Wordsearch subsequently became contributors, challenges that they have experienced and Sanjeev Khaira at Property Week, particular issues came up time and and overcome and so is a rich source our publishers. time again in conversation and so have of practical and hard won knowledge. Finally, my thanks to our sponsors and influenced the synopsis and the content The consultation paper dated December in particular Westfield, as without their of individual chapters. From our list of 2006 The Role of City Development contribution we could not have achieved ten issues we identified three that have Companies in English Cities and City- our objective of providing an answer to come to the fore: Regions from the Department for the question we set ourselves at the outset: Communities and Local Government is “what is it I need to know if I am to • The need for both the public and the targeted at evolving proposals for more become involved in a regeneration private sector to see mutual benefit efficient delivery of regeneration and project?” in what they do, and understand each hopefully when issued as a formal paper other’s goals and objectives will be regarded as a positive step forward building on the vision of Towards an • The inevitable outcome and result of a Urban Renaissance. lack of joined up thinking is exaggerated I would like to thank Helen Gordon of by bureaucracy and political ambition Legal and General and Jackie Sadek of Park Timothy Battle looking for short term solutions Royal Partnership who were the inspiration Managing Editor
THE EDITORIAL BOARD
Many thanks to the Toolbox’s editorial board for all their help and suggestions, and to project manager Cathryn Buckle who kept us organised, and to Julie Bartlett for sourcing pictures. HELEN GORDON JACKIE SADEK PETER MURRAY RICHARD POWELL ROGER MADELIN Legal & General Park Royal Wordsearch First Base Argent Partnership
4 AN INTRODUCTION TO THE TOOLBOX
...AND THE REGENERATION FORUM
The Urban Regeneration Toolbox is the do. It isn’t about lobbying or promoting herald for the Regeneration Forum. Why professional interest, it is purely about a “forum”? The purpose of the forum is discovering through personal interaction to be a moveable place where ideas about where the best route forward for urban regeneration can be exchanged. regeneration practice lies. It is not a professional body, it isn’t This Toolbox will be launched at two something you subscribe to, it is simply events, one in London, one in Manchester, a forum for discussion to which anybody designed to demonstrate the sort of events in regeneration is invited to contribute we hope to stage around the country and and benefit from. the kind of experience the Regeneration Battle Associates, co-publishers of the Forum will be able to offer as it becomes Toolbox with CMPI, have already enabled more established. several “Forums” based on regional market My role in helping to set up the Forum places – the Thames Valley, London, West will be an extension of editing this Toolbox & Wales, Liverpool & Manchester (and are – to locate and elicit interesting and useful planning one for Edinburgh). They provide ideas and bring them to the attention a focal point at local level for those of a wider audience, with the purpose involved in the built environment and of improving regeneration practice, real estate, to shape debate and to share by creating a place where the exchange original ideas, experiences and initiatives of those ideas can happen. If you have through a variety of formats – workshops, an idea, we want to hear about it. meetings, conferences, lunchtime and And please look out for Regeneration evening events. Forum events. You can find out more about The Regeneration Forum is an extension the Toolbox and the Forum, or let us have of this concept and the Toolbox is a your suggestions by contacting us through Lee Mallett demonstration of why such a Forum is www.theurt.com. Editor needed. We can always improve what we It’s good to share ideas. The Urban Regeneration Toolbox
ANDREW OGG CHRIS BROWN STEVEN HASSEL LIZ PEACE CATHERINE BUCKLE LEE MALLETT TIMOTHY BATTLE Leslie Jones Igloo Regeneration Westfield British Property EDAW, URT project Editor URT Managing Editor Federation manager Urban Regeneration Battle Associates Toolbox
5 01 AN INTRODUCTION TO THE TOOLBOX
Many people have contributed their ideas, observations and in Islington, and outside London in Miles Platting and experience to the Urban Regeneration Toolbox, and Ancoats in East Manchester, in Castleford, in West and the diversity and perspicacity of that wisdom Bromwich and in Rotherham, among others. I also represents more than a generation’s worth of hard-won lived on the Isle of Dogs in the 1980s. As a commentator, professional and personal insight into Britain’s most adviser, investor, developer, and as a resident in an fundamental, social, cultural and political problem Enterprise Zone (and briefly on run down council estates – how we reinvent ourselves as a post-industrial, in Hackney and Deptford when I first arrived in London) post-empire society. the most salutary part of all those engagements was to Every hamlet, village, town and city in Britain lives meet local people who were living with the “presence in the shadow of this issue. Since the late 1950s, like of the absence” of regeneration. This was particularly many baby boomers, my experience of living in Britain poignant for me in East Manchester and Castleford. has been the dramatic decline in manufacturing (from The Manchester exercise was a “planning over 30% of the economy to close on 10%) and its for real” weekend, and the Castleford Project is Channel replacement by “knowledge industries”. Politicians, 4’s ambitious venture into a makeover programme for local and national, fail to engage positively with a whole town, yet to be shown, where I helped the the need for “regeneration”, urban or otherwise community select architects for a range of projects. at their peril. In all cases, the ability of people to engage with This book looks at the subject from the physical complex “professional” ideas, to make sense side of things in the knowledge that regeneration of them, and arrive at their own robust decisions is is useless unless it provides environmental, social something I’ve seen time and again and yet people and economic solutions and generally requires some remain an enormous, barely tapped resource within public subsidy. But physical regeneration is the catalyst the planning and regeneration processes. People are for wider benefits and there are many issues, our effectively excluded because insufficiently imaginative contributors think, that need more thought so means are used to engage them. There aren’t the that can happen. resources available for local authorities to make the There is a basic, driving need for “regeneration” most of seeking out, developing and communicating arising from our instinctive desire to survive what has ideas about the places we live in. happened to us, and our new knowledge of what might Private developers meanwhile might like to consider happen to us if we don’t go about this renewal in a consultation, or rather “participation” as a means of way that mitigates climate change. As the contributors managing planning risk, rather than a box to be ticked. in the first chapter in Book 2, on sustainability, point As Roger Madelin – recently honoured for his efforts out, we need to renew our urban circumstances simply on this count – points out in his essay, local councillors to achieve a more sustainable existence – hence our need to be more representative and better paid to reflect editorial board’s agreement that this topic should lead the importance of what they do. And as Sir Michael the whole subject of regeneration. Lyons, Lord Bruce-Lockhart, Sir Howard Bernstein, I’ve been involved over the last 25 years in various Dermot Finch and others observe, the time to restore regeneration exercises in London on the Old Kent more autonomy to local interests has arrived, in the Road in Southwark, in Hammersmith, at King’s Cross emasculating aftermath of over-centralisation of political
6 London’s West India Docks (looking east) and what they became, Canary Wharf (below, looking west) – the UK’s most successful example of “regeneration”, or importunate mega- development? Absolutely necessary though for the development of the UK’s increasingly global “service” economy and a cornerstone of our current affluence. Has London’s East End benefitted as much as it could have done?
7 and fiscal control. The consensus is that the shift Above from left to of power to the centre has gone too far. But as Madelin right: Carey Jones points out, it is up to local authorities to make the most in Leeds; Alsop of what developers ignite. in Barnsley; Igloo, Also, the proliferation of regeneration quangos, is Hawkins Brown and not perceived to have been hugely successful. There Studio Egret West is a consensus that less central control, less bodies, and in Nottingham and more local, reinvigorated and incentivised control of Thomas Heatherwick regeneration might be better. in Newcastle – One problem in regeneration has certainly been architecture and the large swings in post-war Government regeneration art helping to policy which confounds investors and regeneration power regneration managers. Large scale regeneration runs to 10 to 30 year timescales, and like the economy, it needs policy stability. Regeneration requires the economic policy equivalents of low inflation and a stable economy. Perhaps there are core areas of policy that should be sacrosanct – like a focus on sorting cities, improving public transport, the enhancement of local government capabilities, The ability of local authorities to raise radical improvement of the planning system and the “ additional finance for regeneration greater involvement of people in determining the future objectives is crucial. of their own places – and perhaps most important of all, JON ROUSE, HOUSING CORPORATION” building a better meeting of minds between the public and private sectors. One core purpose of the Toolbox is to express views from both sides and to encourage better understanding If we can show there is money to be made and more co-operation between them – which also led us to formulate the idea of the Regeneration Forum, a “ then others will follow, because at the regular moveable meeting place for exchanging ideas. moment so many people think of But the consensus is that a brighter future beckons. regenereation as just working in dirty places. Our northern cities are resurgent and hungry to restore LESLEY CHALMERS, ENGLISH CITIES FUND ” their battered pride and fabric. London is booming, although some of its boroughs lack the “can do” attitude of Manchester. The creativity and experience that the privations Development is easy, but regeneration and necessities of urban regeneration engender have produced some startlingly powerful ideas. “ requires partnership. Perhaps the most powerful of these has been ROGER MADELIN, ARGENT”
8 the evolution of the Public Private Regeneration a partner for the funding of public sector activities. Partnership, and variations thereof. A bit of a dry subject, This has been difficult with PFI but seems to work more but bear with me. These have yet to be applied to the successfully within public/private sector partnerships – full range of public sector assets, but the PPP’s potential especially those based on property. as a tool for providing new capital for re-building Britain The green shoots of PPPs transformative powers can is enormous. It seems to offer the promised advantages be seen clearly in companies like ISIS. The conventional of PFI without so much of the pain. And although the marketplaces for property investment are oversubscribed, legal “technology” required to establish them has been with capital (like jumbo jets over Heathrow) stacked developed successfully in several different forms and up waiting to land. The expertise of applying capital circumstances, they have yet to be adopted by local to the development of real estate is readily transferable authorities because they carry much more sensitive to major public sector projects. Thames Gateway, or the political implications for democratically elected bodies. inner suburbs of Birmingham, will probably be major But the public sector and regeneration needs joint venture Public Private Partnerships, sanctioned by enormous amounts of new capital (about £80bn democratic engagement to ensure their “sustainability”. probably in the Thames Gateway alone). The good And this engagement will extend to the provision of news is the private sector appears to be keen to provide educational, health and infrastructure. it provided it can find the right vehicles. The merger between English Partnerships and the Much of Tower Hamlets’, Birmingham’s, or Glasgow’s Housing Corporation, which was imminent as we went public housing stock, for example, needs rebuilding. to press, will hopefully allow the development of the The value, the money, the desire – the need – are all kind of regeneration agency that Stephen Barter of there. King Sturge estimate that authorities in the north Grosvenor (one of our oldest regeneration agencies…) east enjoy a collective asset base of around £10 billion suggests we need. A partnership agency that can take that could be used to raise more capital. The City of risk and receive reward, based on the experiences Bath alone has around £1 billion without including gleaned from PPPs so far, which sorts the problems at its public sector housing stock. No private corporation the beginning of major projects and then generates would let these assets lie fallow without using them as a opportunities the private sector is interested in. Such financial resource to improve the rest of the “portfolio”. an agency would need private sector expertise inside it. The only real obstacles are lack of capital and the Finally, thanks to all of our contributors for the ability of the public sector to acknowledge and make an huge effort they have made to lend the Toolbox and its attractive package of the opportunity for the markets, readers the benefit of their experience. We hope their and of course persuade their voters. And why not try views, frankly expressed, generously given, are discussed the US idea of tax increment financing? The need to do then acted on. They should be, because as Baroness Ford something has been evident for 25 years. My prediction observes overleaf, there is so much more regeneration is that the ideas discovered in our short regeneration needed and we owe it to ourselves to get on with it. history can also be used to reinvigorate our limp local democracy, if we encourage people’s engagement. Those ideas will help revive our understanding of Lee Mallett urban society and transform the property market into Editor
9 URBAN REGENERATION TOOLBOX
THE REGENERATION HALL OF FAME The Battle of Britain is still being fought in urban regeneration, but we may have reached the “end of the beginning”. It has produced its own heroes...
THE ESTABLISHMENT BARONESS FORD
Baroness Ford doesn’t mince her words, and that is a One of Ford’s first jobs at EP was finalising the sale quality that she has applied to good effect in her present of the Millennium Dome, and since then her notable role. Since coming to chair English Partnerships four achievements have included snatching NHS Estates’ land years ago, the plain-talking Scot is credited with having portfolio from the private sector’s grasp. Last year EP transformed the regeneration agency from a typically boasted its biggest ever investment programme, worth bureaucratic quango into a more dynamic and more almost £840m. interventionist animal. Under Ford’s reign, EP has had The future direction of EP is presently in the balance the choice of government departments’ brownfield land as the government considers merging it with that disposals, and when it releases that land to the market, housing quango goliath, the Housing Corporation. it comes with strings attached setting environmental The industry consensus seems to be that the step is and architectural standards. worth taking if the government can come up with a Ford is best known for her work in the public sector, radical restructuring to create a super-agency that could which has included being director of Scotland’s national also handle housing PFI and arms length management housing agency, Scottish Homes (now Communities organisations. But as Geoff Zitron, director of Scotland), and chairing Lothian Health Board. She is housing consultancy Tribal, has said: “Unless they also a private businesswoman in her own right, heading [the government] do the full restructuring, it won’t an online publishing company. be worth the two years’ disruption.”
“It breaks my heart to see some of the estates where people have to live. I feel so strongly that will be the most rewarding work for English Partnerships.”
MOVERS & SHAKERS Influential people in urban regeneration
compiled by Jan Jones, JJ Consultancy
10 AN INTRODUCTION TO THE TOOLBOX
THE ESTABLISHMENT LORD HESELTINE
In the early 1980s large tracts of the UK’s urban “business” use class, so releasing run-down city buildings landscape were suffering post-industrial decline. for re-use. Early on in his tenure as environment In Toxteth in Liverpool, the combination of secretary, Heseltine also issued a special development unemployment, racism, poor housing, poor educational order to enable the creation of London Bridge City on opportunity, and police harassment ignited nine days a key site on the south of the Thames close to London’s of riots in the city streets. Tower Bridge. That order put an end to local authority The Toxteth riots put then-environment secretary dithering and was to signal the Conservative Heseltine in the front-line of regeneration, and he government’s intentions for Docklands. In John Major’s responded by spending three weeks in the area, government in the early 1990s Heseltine spearheaded earning him the nickname of “minister for Merseyside”. the City Challenge programme, that regenerated 31 Before the riots, Heseltine had earmarked the city Challenge areas, including Hulme in Manchester. as the location for the first of his new delivery agencies: Prime Minister Margaret Thatcher remained the urban development corporations. With their private unimpressed by her minister’s work in Liverpool. In her sector money and extensive powers, UDCs won praise memoirs Thatcher wrote: “For the most part, though, for their ability to act, but were condemned for riding his efforts had only ephemeral results.” roughshod over communities. The arrival of developers in Now in his 70s, Heseltine remains active in Docklands was greeted with the graffiti, “Yuppies out”. regeneration policy-making, returning to Liverpool Perhaps more far-reaching was Heseltine’s decision earlier this year with Conservative leader David Cameron to change the Use Classes Order in 1986 to allow a new to launch the party’s cities task force.
“Falls from grace are generally preceded by a period of self-satisfaction, a blindness to gathering realities, a decreasingly justified self-belief. In other words, just the kind of thing that happens after someone has told you that you have overtaken New York as the world’s number one deal centre.”
Paul Appleby Roy Adams OBE Bill Boler Associate director – building sustainability Director of “R@DD Group”(Radical at Design & Delivery) Director, under-served markets
Company / Practice / Organisation Company / Practice / Organisation Company/Practice/Organisation URS Corporation Ltd Laing O’Rourke Portfolio Solutions Business in The Community
Notable Projects / Experience Notable Projects / Experience Notable Projects St Asaph OpTIC Centre – Incubation Units – Expertise in strategies for and implementation of Regeneration in deprived areas and retail-led (Building Magazine Large Sustainable Building of the regeneration projects; chair of Ministerial Advisory regeneration. Year 2005); Scottish Natural Heritage HQ Inverness Panel for regeneration in North Belfast; adviser on Sources of Inspiration (Highest BREEAM for Offices score award 2006); mixed-use scheme for Brighton Marina; project director Workbook of an Unsuccessful Architect – Walbrook Square, City of London – review of facade for retail-based regeneration scheme at La Part Dieu, Harris Stone design and energy strategy for Stanhope and Sir Lyon; joint author of Laganside Concept Plan, Belfast The Power Broker: Robert Moses and the Fall Norman Foster; energy and sustainability strategies Sources of Inspiration of New York – Robert A Caro for some 20,000 dwellings in the Thames Gateway Ghirardelli Square, San Francisco; Inner Harbour, and London environs; numerous publications Death & Life of Great American Cities – Jane Jacobs Baltimore; most things designed by Jean Nouvel including CIBSE Guides on Environmental Criteria, Air The Autobiography of Malcolm X – Alex Haley conditioning and Ventilation and Legionnaires disease Invisible Cities – Italo Calvino
11 URBAN REGENERATION TOOLBOX
THE ESTABLISHMENT SIR STUART LIPTON
Sir Stuart Lipton is best known as founder of developer perceived conflicts of interest between his roles at CABE Stanhope. Stanhope created Broadgate alongside and Stanhope. London’s Liverpool Street Station, giving the city a set of Lipton has now returned to development and teamed office buildings that were perfect for the US-style boom up with old ally Elliott Bernerd to form Chelsfield markets of the 1980s, as well as shops, bars, public art, Partners. Lipton has developed some 15m sq ft of space new public spaces and even an ice rink. in more than 50 projects since the 1960s. Art, architecture and the quality of the built Following the departure of Lipton and former chief environment are close to Lipton’s heart. These factors executive Jon Rouse, CABE appears much less made him a suitable choice as first chief executive of the independent, and more just another quango. “It still Commission for Architecture and the Built Environment needs a real champion from inside government if it is to when it was formed in 1999. But the appointment of a have the broader cultural mission that was encouraged developer was controversial. Two years ago Lipton when Stuart Lipton was in charge,” wrote Amanda stepped down as chairman of CABE amid concerns over Baillieu, editor of Building Design magazine.
“I believe that everyone has the right to be educated in a well designed school, to live in a high quality home and to be cared for in an exemplary hospital where doctors and nurses feel helped by their building, not hindered.”
THE ESTABLISHMENT LORD BEST
Drugs and alcohol, poverty and deprivation: these are latter explores some of the foundation’s ideas. The RSL the tough issues that have to be addressed in tackling has developed housing schemes that innovate in tenure urban regeneration. The Joseph Rowntree Foundation and design, although not always with success. Its charity is known for taking on these issues through its experimental modular apartment scheme in Leeds had research work, and coming up with recommendations to be evacuated last year because of concerns about its that, while they may not make easy reading for people robustness, and is now under investigation. in power, are always based on evidence. Lord Best’s past roles have included serving as secretary Lord Best, director of the foundation, has become a of the Duke of Edinburgh’s Inquiry into British Housing speaker for those whose voice is seldom heard: the poor through the 1980s and chairing the Inquiry into Social and dispossessed. Best has been director of the Joseph Inclusion in Glasgow in 1998. Best was made a life peer Rowntree Foundation and its accompanying registered five years ago and continues to press his case in the social landlord, the Joseph Rowntree Housing Trust since House of Lords. 1988. While the former carries out the research, the
“There is no point in building 210,000 extra homes a year if we do not make darn sure that we secure a proportion of those for people on lower incomes.”
Andrew Bull Cathryn Buckle Chris Brown Director Architect and project manager of urban regeneration COE Igloo Regeneration Company / Practice / Organisation projects Company / Practice / Organisation LaSalle Investment Management Company / Practice / Organisation Urban Task Force; Urban Sounding Board; Notable Projects / Experience EDAW Creative Space; Home; Isis; Blueprint Gateshead Town Centre Regeneration; Kent Science Notable Projects / Experience Notable Projects / Experience Park; Felaw Street & The Maltings; Ipswich; Kirkby London 2012 Olympics – master planning; North East East Midlands Regeneration Partnership; Isis Waterside Town Centre Manchester – master planning and development; Regeneration; Northern Quarter Manchester Brunel University – site rationalisation and Sources of Inspiration infrastructure planning Life Between Buildings – Jan Gehl Sources of Inspiration Death & Life of Great American Cities – Jane Jacobs France – for its commitment to modern architecture The Gaia Theory – James Lovelock and regeneration through devolution to local communities In Praise of Shadows – Junichiro Tanizaki
12 AN INTRODUCTION TO THE TOOLBOX
THE ESTABLISHMENT LORD ROGERS
It is seven years since Lord Rogers’ Urban Task Force projects are thoughtlessly laid out groups of cheaply published Towards an Urban Renaissance. It is testament built housing… the need for short-term “numbers” is that so many in regeneration continue to cite it as a overtaking the need for long-term vision.” The task blueprint for best practice, a primer for placemaking and force was divided in this follow-up report when member a guide to urban design. Some of its recommendations, Sir Peter Hall refused to endorse its call for even higher notably the creation of a network of urban regeneration housing densities. Hall later produced his own report. companies, have been implemented, although the URCs Rogers continues to serve as adviser to London Mayor themselves have not yet proved a success. Ken Livingstone, but his time as an influencer of Other ideas have fallen by the wayside as the urban government policy appears to be over. Although he has renaissance has been overtaken by the sustainable promoted the ideal of sustainable cities, his architectural communities agenda, with its focus on housing growth practice is associated with monuments to an age of areas. This led the task force to berate the government in energy profligacy – like big office HQs and Heathrow’s its follow-up report last year, saying “Too many housing Terminal 5.
“We must get our cities right both physically and socially, so that all the Government's work on education, health, employment and crime is not undermined.”
THE ESTABLISHMENT JON ROUSE
It is not until you get half way through the list of great appointed chief executive of the Commission for and good credited on Lord Rogers’ urban task force Architecture and the Built Environment. report that you find the name of Jon Rouse. Rouse, then Rouse was a dynamic leader at CABE, and four years working for English Partnerships, served as secretary to later left to take the chief executive’s role at the Housing the task force. It was a role he was well suited to. He Corporation. He has been charged with ensuring more had worked as private secretary to then housing minister affordable homes are delivered more efficiently, but David Curry MP, had experienced the issues first-hand the corporation’s reputation for bureaucracy remains. working in a London local authority and had also worked Allowing housebuilders to bid for public subsidy, has in the Energy Saving Trust. He followed his law degree made housing associations complain their private with a master’s in urban policy. sector counterparts do not have to operate within The task force marked Rouse as a rising star. He was their restrictive framework. Some still see the corporation credited with having written the 300-page report, and as the nanny of social housing, although merger with his handling of issues was considered masterly. It was English Partnerships may change its image – a move that no surprise when, within a year of its publication, he was will not harm Rouse’s career prospects.
“American academics taught me the importance of working with the grain of community-led solutions if you want lasting results.”
Hilary Burrage Hugh Bullock Rory Brooke Consultant in regeneration & strategic public policy Partner, planning and development Managing principal, economics and development Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation Independent Consultant Gerald Eve URS Corporation Ltd Notable Projects / Experience Notable Projects / Experience Notable Projects / Experience Secured funding and delivery of the £3m Liverpool; The Greenwich Peninsula proposal submitted jointly Thames Gateway land study for LDA and GLA; Hope Street as hon. chair The Hope Street Association; by Quintain, Lend Lease, English Partnerships; Ballymore’s Leamouth Peninsula housing scheme; Enabled the future of the Daresbury Laboratory for Anschutz Entertainment Group and Wembley Kommunarka masterplan, Moscow; Leaside international excellence in science and technology. Regeneration Area. Regeneration Framework f; London Plan Housing Sources of Inspiration Sources of Inspiration Density Matrix Everyone who has a lively, positive approach to The World. Sources of Inspiration nurturing renaissance and renewal London, Birmingham
13 URBAN REGENERATION TOOLBOX
THE ESTABLISHMENT SIR PETER HALL
Whether calling for a new generation of new towns to recommendation in its second report that housing be built or arguing that Heathrow has come to the end density should be increased, and subsequently made of its useful life, Sir Peter Hall is a man of fresh and often public his own views. provocative thinking. This formidable intellect has earned There are some 40 titles on university library him the status of the country’s most respected and bookshelves bearing Hall’s name in the title, including knowledgeable urban planner. the masterwork on twentieth century urban planning, Hall has long been an influencer of government policy. Cities of Tomorrow. Hall has influenced students of He served as special adviser on strategic planning to the architecture and planning more directly through his Conservative government in the early 1990s, and had university teaching and remains professor of Planning special responsibility for the Thames Gateway, then the at the Bartlett School of Architecture and Planning, East Thames Corridor, and the Channel Tunnel Rail Link. University College London. In 1997 Hall was appointed to Lord Rogers’ Urban Task He is president of the Town and Country Planning Force, where he has sometimes been a lone voice of Association, and continues to stimulate debate dissent. Last year, he refused to endorse the task force’s through his writing.
“Whether you loved the urban development corporations… or hated them, …they proved phenomenally capable of getting on with the job. And this has conspicuously failed to happen in too many cases subsequently.”
THE ESTABLISHMENT DAVID LUNTS
The redevelopment of the notorious Hulme area progressed to Prince Charles’ newly established Prince’s of Manchester in the 1990s was a key moment in Foundation, where he was its first chief executive. regeneration. City Challenge’s partnership approach Since then Lunts has become an urban policy-maker. to regeneration produced a scheme that is often cited He is executive director for policy and partnerships at the for its good practice and served as a school for many Greater London Authority, a post he took up just over of regeneration’s leading lights. a year ago, moving from the then ODPM, where he had It was Hulme that brought Lunts into the regeneration been director of urban policy. Lunts is responsible for spotlight. As chair of Manchester council’s housing planning, regeneration, and environmental and social committee, he had the job of leading the City Challenge policy. That means bringing through such projects as the scheme. His success secured his career in regeneration, removal of pedestrian safety barriers to turn Kensington’s and he moved from Hulme to the capital to run the Exhibition Road into what will hopefully be a naturally Urban Villages Forum, a group advocating the urban safer environment. With mayor Ken Livingstone’s powers village approach to development. From there he set to increase Lunts’ portfolio is about to grow.
“Hulme taught a lot of people a lot of things about urban planning and high density housing. Hulme created a new language about regeneration.”
Sir Jeremy Beecham Tony Burton OBE Gordon Carey President of BURA Director of consultancy Chairman Vice Chairman of Local Government Association Company / Practice / Organisation Company / Practice / Organisation Notable Projects / Experience IDOX plc Carey Jones Architects Ltd Leader of Newcastle City Council 1977-1994; chairman Notable Projects / Experience Notable Projects / Experience AMA 1991-1997, LGA 1997-2004; chairman Newcastle Member of the BURA Best Practice Committee; chief Riverside Quarter, Wandsworth, London; Clarence City Challenge 1991-1997 executive the Planning Exchange; trustee of The Dock, Leeds; Central Square Newcastle Sources of Inspiration Lighthouse, Glasgow; director: Leaders Network Sources of Inspiration The Regeneration of Newcastle, preserving and in Sustainable Communities Delivery Barcelona, Paris, Sienna, Sydney, London, New York, revitalising its historic core; Graingertown and Sources of Inspiration Norman Foster, Renzo Piano, Frank Lloyd Wright, the Quayside, helping the transition to a modern Death & Life of Great American Cities – Jane Jacobs Le Corbusier, Getty Center (Los Angeles), Reichstag service-based economy after the collapse of Sir Patrick Abercrombie, RH Matthew’s 1949 Clyde (Berlin), Sydney Opera House, MoMA (New York) traditional heavy industry. Valley Regional Plan
14 AN INTRODUCTION TO THE TOOLBOX
LOCAL HEROES SIR HOWARD BERNSTEIN
Manchester has long had a reputation for its urban better than what had been there before. quality, thanks to its wealthy Victorian industrialists, who Bernstein has always had big aspirations for his home ensured the city was endowed with grand civic buildings city. He worked on the city’s bids to host the 1996 and and public spaces. More than a century and a half later, 2000 Olympics. Rarely, Manchester lost those battles but Sir Howard Bernstein has continued that tradition, and is its success in winning the 2002 Commonwealth Games a modern day city father leading what is set to become proved to be another key milestone in the city’s rising one of the country’s first city regions. fortunes. Now Bernstein is serving on the board of the Bernstein was born and raised in the city and worked 2012 Olympic Delivery Authority, and Manchester is his way up the career ladder in the town hall from junior being tipped to be one of the country’s first city regions. clerk in the legal department. When the IRA bomb tore City region status would give Manchester powers to the heart out of the city a decade ago, Bernstein was run its own budget, in areas like transport. The local deputy chief executive. He led the public-private sector government white paper, due for publication in the taskforce to regenerate the city centre, ensuring that the autumn after some delay, will pave the way for rebuilding was not only rapid, but produced something Manchester’s move.
“There's no point in me, or any of my contemporaries, developing plans and frameworks that bear no relationship to the reality of the market place.”
LOCAL HEROES GEORGE NICHOLSON
London’s Borough Market is one of the capital’s top carrying out £7m of refurbishment works, and attracting tourist attractions: with 120 food stalls, it is a feast for the specialist food retailers that today tempt visitors. the eyes and taste buds. Its winning formula is now Much of Nicholson’s life has been devoted to serving being emulated in the farmers’ markets operating in the his London community. He was a community worker many market towns across the country that have become in Southwark, a Southwark councillor and served as otherwise dominated by high street retail names. chairman of the Greater London Council’s planning George Nicholson has worked tirelessly to regenerate committee in the 1980s as the battle over Coin Street Borough Market and has become both an expert on raged. A decade later he advised Labour on retail and an ambassador for markets. Nicholson was on the planning policy. Today he is secretary of the National market’s board of trustees when, a decade ago, he Retail Planning Forum. In April of this year Borough helped put the market’s regeneration plan into action. Market’s success was sealed when it was twinned with This involved rescuing the portico of Covent Garden’s Barcelona’s famous La Boqueria, and Nicholson was Floral Hall to incorporate into the market buildings, there to celebrate the moment.
“In the mid 1980s I visited the chairs of planning in all the big cities and asked if they had thought about building houses in city centres. They thought I was mad.”
John Carleton Kelvin Campbell Stephen Catchpole Field director north, new models in financing Managing director, urban design and CEO regeneration development planning Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation Cambridgeshire Horizons Housing Corporation Urban Initiatives Notable Projects / Experience Notable Projects / Experience Notable Projects / Experience Boroughs of Wandsworth and Harringay; chief Delivery of an affordable £2bn housing programme; Dublin Docklands masterplans; Newcastle Housing executive of Stevenage; Trafalgar House Developments Opening up the Housing Corporation programme Expo 2010; Liverpool Commercial Quarter masterplan; retail property director; Cambridgeshire Learning to a mixed economy of RSL and private developers; Gorbals masterplan, Laurieston, Glasgow and Skills Council executive director; Living East Leading the northern housing challenge Sources of Inspiration board member Sources of Inspiration The New Dutch Architects; Edinburgh New Town; Sources of Inspiration The renaissance of the northern cities, Michael Hopkins’ Butler’s Wharf building; Terry Farrell’s Muhammad Ali; Martin Luther King; Stanley Kalms; John Prescott, Prof Peter Roberts, Chris Brown Comyn Ching Building Covent Garden St Paul’s Cathedral; King’s College Cambridge; Image of the City – Kevin Lynch James Clavell; John Updyke The Lord of the Rings – JRR Tolkein
15 URBAN REGENERATION TOOLBOX
CHAMELEONS DAVI D TAYLOR
Throughout his 25 year career in regeneration, which first rose to prominence in the 1980s as deputy and then began by helping preserve London’s Covent Garden, managing director of Lancashire Enterprises, a council- David Taylor has consistently been spanning divides, sponsored regeneration company. Having made a success, whether between private and public sector, north and and plenty of money, redeveloping the area’s industrial south of the country or within deprived communities. estates, Taylor crossed to the private sector to head up Look at Taylor’s portfolio of roles. He runs his own Amec Regeneration. He worked on the project that private development company, which is co-developer became the training ground for so many of of the Silvertown Quays scheme in London Docklands regeneration’s movers and shakers, Hulme in Manchester. and the proposed Canada Quays development in After four years at AMEC, Taylor became the first chief Southwark that together will provide 8,000 homes and executive of English Partnerships. other amenities. Taylor chairs the urban regeneration He also served as special advisor to John Prescott, and company Hull City Build and the housing market renewal helped to draft the white paper that paved the way for pathfinder Elevate East Lancashire. He also sits on the regional development agencies. With his appointment board of the Olympic Delivery Authority. to the board of the ODA, regeneration guru Taylor is, It is hardly surprising to find his skills in demand. He as ever, where the action is.
“A lot of what I do is interpretation. The private sector is impatient. It wants to get on with developing and can’t understand why all this bureaucracy is in the way. But if you are patient, you get the better deal.”
CHAMELEONS ALISON NIMMO
On 6 July 2005 Alison Nimmo found herself with one were still in their pilot phase, and masterminded a of the biggest jobs in the country on her hands. On successful regeneration programme for the city centre. that date London won its bid for the 2012 Olympics and A chartered surveyor and town planner by training, Nimmo found herself with the prospect of realising the Nimmo’s chameleon status in this listing is confirmed promises of the bid document, as its director of delivery. by her experience across both the private and public Working at the Olympic Delivery Authority poses some sectors, as she has also worked for KPMG, Drivers Jonas daunting challenges, but Nimmo is used to taking them and Westminster City Council. on. She was project director of Manchester Millennium, Identified just five years ago by the Guardian the partnership established to regenerate the centre of newspaper as one of a number of “rising stars” in Manchester after the IRA bombing in 1996. She led the regeneration, Nimmo has already more than justified urban regeneration company Sheffield One, when URCs her inclusion on that list.
(on the Olympics) : “We’re not looking for least cost…we are looking at quality of product, and also what delivers the best social and economic benefits. Obviously cost will come into it, but it won’t be the only consideration.”
Ms Sunny Crouch OBE Alec Dick Andy Dowding Non-executive director Director Managing director Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation Thurrock Thames Gateway Development Corporation; Tribal Consulting The Thames Gateway Forum Ltd Places for People Ltd, London First Notable Projects / Experience Notable Projects / Experience Notable Projects / Experience Local authorities, New Deal for Communities Launched The Thames Gateway Forum in March 2004. 2 million sq ft mixed development scheme programmes; SRB partnerships, Local Strategic The initiative has become a fundamental platform at Canary Wharf; London Docklands Development Partnerships; programme “rescue” and “turn-around” for information gathering, networking, policy Corporation; Development of Tourism Economy assignments. dissemination and best practice sharing across the for City of Portsmouth Sources of Inspiration Thames Gateway and has significantly enhanced the Sources of Inspiration William Morris; Charles Rennie Mackintosh; preparedness of the Thames Gateway community The whole process of regeneration – making places Antoni Gaudi; Tom Friedmen; Anthony Gormley; to roll out this significant project. better for people and offering more opportunity Stratford Station; Sienna; English Historic Carpentry; Sources of Inspiration to them Cecil A Hewett; The Arctic Monkeys; Van Morrison Lord Lockhart, David Taylor
16 AN INTRODUCTION TO THE TOOLBOX
THE ENTREPRENEURS ROGER MADELIN
Argent showed the world how to do mixed use on a stakes in a big way with his present challenge: the 67 large canvas. In 1993 the Argent chief executive Roger acres of Kings Cross railway lands. Working with London Madelin and the rest of the team took 17 acres of & Continental Railways and DHL Logistics, Argent will Birmingham city centre that others had feared was create a new London quarter around the regenerated undevelopable. Over a decade the company turned mainline stations, with 20 new streets, 10 new public it into the country’s biggest city centre mixed use open spaces, 50 new buildings, almost 2,000 homes, the development and Birmingham’s main attraction. refurbishment of 20 existing buildings… the list goes on. The £250m scheme gave the city apartments, a theatre, It has taken Madelin six years of hard work and a lot canalside restaurants and retail, and prime office space, of talking to stakeholders to win planning permission for as well as two new squares. Whatever you think of the the scheme, and that hurdle was cleared earlier this year. architecture, the scheme is innovative in creating public It will take 15 years to build the scheme, and contractor realm, exploiting canals and for its contribution to turned developer Madelin relishes the prospect of finally Birmingham’s renaissance Birmingham. building. The scheme offers huge potential, but many are With Brindleyplace Madelin proved he could gamble waiting to see whether it realizes it or if it will become on regeneration’s big risks and win. He has raised the a collection of monolithic office blocks.
“Development is easy, but regeneration requires partnership.”
THE ENTREPRENEURS CHRIS BROWN
Chris Brown plays a vital role in regeneration; he injects Waterside Regeneration that revives long neglected the private sector finance that makes things happen. canalside sites, and it has a partnership with English As director of Igloo Regeneration, Brown is managing a Partnerships and East Midlands Development Agency portfolio of projects that have a completed development to invest in and develop sites across the east Midlands. value of around £2.5bn, and a business that is known Brown is a regeneration expert in his own right, in financial circles for its socially responsible investment. and his expertise is often in demand, not least by When it was set up four years ago, Igloo was the UK’s the Government. first urban regeneration fund. It s portfolio of projects Brown is a member of the government's Urban includes Cardiff Bay’s Roath Basin, a £200m scheme to Sounding Board and a former regional design provide 1m sq ft of commercial space and 1,000 new ambassador for the Commission for Architecture and homes. Igloo is also working in partnership to foster the Built Environment. He is also a member and former regeneration activity. It has a joint venture with Amec, chair of the Royal Institution of Chartered Surveyors Brown’s former employer, appropriately named Isis Regeneration Panel.
“Regeneration, not previously regarded as a place to invest, is now seen as one of the best.”
Anthony Danaher Julian Dobson Steven Douglas Chairman, Real Estate/Regeneration Communications Co-founder and editorial director, New Start magazine Deputy CEO Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation FD Tamesis New Start and NS+ Ltd Housing Corporation Notable Projects / Experience Notable Projects / Experience Notable Projects / Experience Canary Wharf; Paddington Central; Chiswick Park; Co-founder of the UK’s first regeneration magazine; Delivery of £3.9 billion housing and regeneration Spitalfields; MIPIM editor, Inside Housing magazine. programme. Sources of Inspiration Sources of Inspiration Greenwich Peninsula, Thames Gateway, 10,000 homes. Reg Ward; Michael Heseltine; Lord Sharman Every ordinary person with the guts to make a Optima HA, Attwood Green 2.79 hectares park and Marketing Places – Kotler difference, The Eden Project, Natural History Museum, open space Oxo Tower, East London, Sheffield, Liverpool, Stanage Baltimore/Boston Harborside Development Sources of Inspiration Edge, John Pilger Sao Paulo – Inner City Regeneration Project Brindleyplace Birmingham, St Mary’s Island Chatham If This is a Man – Primo Levi Maritime, first phase Ingress Park Greenlithe Malmo – The concept of the “Big Conversation”
17 URBAN REGENERATION TOOLBOX
THE ENTREPRENEURS LESLEY CHALMERS
Like the Greater London Authority’s David Lunts, Cities Fund. The ECF was set up four years ago by English Chalmers is a graduate of the Hulme school, having Partnerships, Amec and Legal & General to break down joined the Hulme-Moss Side Partnership in 1992 and some of the barriers to institutional investment in steered it through to spectacular success. Chalmers has regeneration and show that even the most run-down always been at the heart of the inner city action; after communities can be transformed to profitable effect. working at Hulme, she came down to London to head English Cities Fund’s first phase portfolio has five the King’s Cross Partnership. schemes that together have a completed development Now she works on a broader platform, as chief value of £850m, and will produce 3m sq ft of mixed executive of the public-private venture, the English use space.
“If we can show that there is money to be made then others will follow, because at the moment so many people think of regeneration as just working in dirty places.”
THE VANGUARD DERMOT FINCH
Dermot Finch has become a familiar face on the 100 and City Growth strategies. regeneration conference circuit over the past year. The Prior to that, Finch worked in the British Embassy energetic thirty-something head of Labour think tank in Washington, where he established links with such IPPR’s new Centre for Cities has started to exert a big influential US think tanks as the Brookings Institution influence on urban thinking. Since it was founded in and the Initiative for a Competitive Inner City. Since 1995, the Centre for Cities has published three major then, figures such as Bruce Katz of Brookings have research reports, City People, City Markets and City become frequent visitors to the UK and the US Leadership and has been at the centre of debate. influence on UK regeneration policy has become Finch has long been at the centre of Labour urban policy. evident in such programmes as the Mixed Communities In the decade prior to joining Centre for Cities, he Initiative, the UK’s answer to the US’s Hope VI estates worked in the Treasury and served as private secretary regeneration. And what’s next for Finch? Well, as to Gordon Brown. At the Treasury he steered the social a city man, leadership of a city authority or ‘region’ investment task force and helped establish the Inner City might be a good destination.
“I’m suspicious of any government policy that requires every Cabinet minister to be fielded at Charlton FC or a housing estate in Oldham. If the policy is good enough to stand up on its own, why do you need all that fanfare?”
Mike Finkill Ian Henderson, CBE Maureen Holkham Regeneration director Chartered surveyor/investment Head of Service – Olympics and Thames Gateway Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation ISIS Waterside Regeneration Quintain Estates & Development PLC The Greater London Authority Notable Projects / Experience Liberty International PLC, Evans Property Group Notable Projects / Experience ISIS portfolio including Warwick Bar, Birmingham Notable Projects / Experience Co-ordinating Mayor’s input into development of and Glasgow Commonwealth War Graves commissioner; trustee Olympic Games; Leader policy development of London Sources of Inspiration of the Natural History Museum; chair of the Fabric Thames Gateway; Development of Academy for San Francisco; the poems of Philip Larkin Committee Royal Albert Hall Sustainable Communities; Managing John Prescott’s 1st Urban Summit and Green Space projects Narcissus and Goldmund – Herman Hesse Sources of Inspiration The right environment is uplifting in spirit – where we get it wrong, it’s very depressing.
18 AN INTRODUCTION TO THE TOOLBOX
THE VANGUARD NICK JOHNSON
This developer takes some of the urban environment’s Criticise Urban Splash for grabbing grant aid and unloved architectural icons and turns them into uber-cool headlines if you dare, but its brand name is enough to residential addresses. It commissions modern architects give a boost to the cities it works in. Johnson handles to design the kind of buildings that make passers-by a £150m portfolio of projects including New Islington stop and stare. It has boldly taken on the regeneration in Manchester and Sheffield’s Park Hill flats. sites no other developer would handle. The developer Johnson is not only working in Manchester, he is is Urban Splash and Nick Johnson, its deputy chief also giving back to the city. He is a trustee of CUBE executive, is at the cutting edge of regeneration. (Manchester's “Architecture Centre”), and a director He has worked with the company for more than of Castlefield Gallery – one of the city’s leading 10 years, having come into contact with it when running contemporary galleries. Earlier this year he also took his own consultancy. The chartered surveyor helped on the job of chairman of Marketing Manchester. He Urban Splash win grant funding for its first award- has also recently outed himself as an owner of a stable winning mixed use development, Concert Square, of racing whippets, and he is a keen canal boater. in Liverpool, in the early 1990s. Johnson is so cool he can get away with it.
“We believe that canal locations are ideal for greener more sustainable development. Cleaner canals and waterways help us to underline sustainability.”
THE VANGUARD CHRISTOPHE EGRET
From Peckham to Sheffield, Christophe Egret is Egret spent ten years working with Alsop, but two brightening up the urban environment with some of years ago left the practice and joined forces with Alsop the boldest designs around, notably those for developer colleague David West to form Studio Egret West. The BioRegional Quintain. The architect was design practice has already landed a string of commissions, and director at Will Alsop’s practice for ten years, where he is involved in such projects as A1 borough, an initiative masterminded the design of Peckham’s best known new by Transport for London and the London borough of landmark, its library, and is currently working on the Islington to improve the first six miles of the A1. Urban Splash-led proposed makeover of Sheffield’s A man of broad interests, Egret sits on several advisory famous Park Hill flats with Hawkins\Brown architects. boards, including the Whitechapel Gallery.
“I once asked the head of a housebuilder’s regeneration department: ‘Why are the flats so small and so expensive?’ The answer, sadly, was because there is more value in a small flat than a larger one.”
Steven D H Hassel Jim Johnsone Margaret Jackson Director Director Self-employed consultant Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation Lordland International, Westfield Shoppingtowns Tees Valley Living Amion Consulting Notable Projects / Experience Notable Projects / Experience Notable Projects / Experience Development of Mixed Use Schemes on Brownfield Tees Valley Living, Housing Market Renewal Strategy; Helped spearhead the regeneration of a deprived inner Sites; Victoria & Alfred Waterfront – Cape Town; Newcastle’s East End Action Area Plan 2000; Stockton city ward of Liverpool as one of the first ‘sustainable Gunwharf Quays – Portsmouth; Merry Hill Centre City Challenge 1992-97 communities’, the Eldonian organisation grew in nine – Brierley Hill, Dudley Sources of Inspiration years from grant dependent and employing two Sources of Inspiration Newcastle Civic Centre 1968; The coast and castles people to largely self-financing employing 100 people. David Jack- Former Chief Planner for Cape Town; of Northumberland Sources of Inspiration Faneuil Hall & Quincy Market – Boston Townscape – Gordon Cullen Tony McGann; Angus Kennedy; Tim Johnson; Port Sunlight; Eldonian Village, Liverpool The Lord of the Rings – JRR Tolkein Building Jerusalem: The Rise and Fall of the Victorian City – Tristram Hunt Better Together – Archbishop Worlock & Bishop David Shepherd
19 URBAN REGENERATION TOOLBOX
SOAPBOX
Roger Zogolovitch
Director AZ Urban Studio
I love regeneration. To be truthful lecture me about context, come with me to contrast with what is there. I want I love building. I love the physical act and look at my favorite parts of the city. to shape it to provide an aging, bursting, of making a contribution in those forgotten These are the sites where we brave bubbling, theatrical chunk of space. and unloved corners, up against the rusting developers want, or dare I say, desire, In the time-line of the city this might iron, the sweating brickwork. to build on the broken fragment, the be home, playground, dream space, bus I hate the mealy-mouthed concept forgotten memory, the tear in the city’s shelter, it will have many lives. It is part of context. I hate those words “respect the fabric. I want to explore, to measure, to of the composition of the city – it’s context”. They have come to mean make observe and to create my own particular “patina”. this place just like any other. Before you insertion. I will model the spaces, the forms, It should promise something new,
Peter James Robert L John Angus Kennedy OBE CEO Non-executive chairman CEO Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation The New Swindon Company Abros Enterprise Ltd, First Base Limited Community Regeneration Partnership; Neighbourhood Notable Projects / Experience Notable Projects / Experience Renewal Advisor for DCLG; Peterborough Urban Birmingham, Coventry, and Kettering Business Parks Strategic issues in/around London; Canary Wharf – Regeneration Company for Arlington Securities; Tees Valley Regeneration promotion of the Jubilee Line; Africa – property Notable Projects / Experience initiating development at Darlington; Middlehaven, development in a third world country; London – Lord Heseltine’s Cities Task Force; Castle Vale; Middlesbrough; North Star-Stockton; Victoria Harbour- inward investment vehicle for east London; Board member of Advantage West Midlands Regional Hartlepool. Broadgate – structuring finance. Centre of Excellence (RegenWM); member Social Sources of Inspiration Sources of Inspiration Exclusion Unit’s Policy Action Team St Christopher’s Place; Covent Garden; Brindley Place; Paul Reichmann; Sir Stuart Lipton; Godfrey Bradman; Sources of Inspiration Sheffield public realm; La Defense Sir Howard Bernstein; Lord Heseltine; Reg Ward Tom Manion; Julian Richer; John Thompson
20 AN INTRODUCTION TO THE TOOLBOX
Anthony Dunnett Ralph Luck David Cowan
Former Chief Executive, Chairman Chief Executive English Partnerships and SEEDA British Urban Regeneration Association Places for People housing group
Looking back over my eight years There are too many organisations I would like the government to experience of leading regeneration and too much bureaucracy and it recognise the important role housing schemes, the number one issue has is consuming the skills base. English and regeneration organisations been the inability of the planning Partnerships and the regional can play in delivering sustainable system to overcome short term development agencies are putting communities through a cross-subsidy electoral and NIMBY (Not In My money into a lot of schemes and you model of funding, where surpluses Back Yard) considerations. There are getting a doubling up of people are generated through commercial very often isn’t the willingness because every organisation needs activities. This could stretch public and the backbone to work with the a finance director and a chief sector investment. community in leading improvements executive. We have to cut the My second wish would be for the to the quality of the community. number of “checkers checking the redevelopment and masterplanning We have to have basic training for checkers” so we can concentrate of large-scale areas to be streamlined councillors so that they can’t go the resources where they’re needed. to make the process more efficient on planning committees without Secondly, we should concentrate and cost-effective for the public having an understanding of issues on the schemes that are going to and private sector. We would like like urban design. really make a difference, like Barking Kate Barker’s second report to make With many schemes, the master Riverside. Too much has been spent recommendations to rationalise the planner very often does not have on little schemes that don’t get planning process and support wider a continuing involvement with the people involved. The time is coming competition for masterplanning scheme over the years that it takes when we have to prioritise based on and delivery contracts. For example, to implement. We need living, the needs of the greater economy. if they are not produced correctly, breathing, five-dimensional master Thirdly, the only way we are going masterplans can hinder the process plans, the elements of which would to get more regeneration done is and reduce developers’ ability to include design quality, which means to get the private and public sectors deliver sustainable communities. the spaces as well as the buildings working together by sharing the There should be a shared long term as well as economic viability and uplift in values. When a developer vision between developers and the environmental sustainability and has made a certain level of profit, public sector from an early stage. livability. We have to recapture a percentage of that super-profit I would like the government to that five-fold approach, and the should come back to the local simplify the compulsory purchase masterplan can hold it all together. authority to do what it believes order process to encourage local needs to be done in the area. authorities to assemble areas for It would provide us with a re- redevelopment and bring about investment in the area. lasting economic and social change.
Ian Lindsay Mike Lambert Ralph David Luck OBE Head of station development (London) CEO Director of property Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation Network Rail Renaissance Southend Ltd Olympic Delivery Authority Notable Projects / Experience Notable Projects / Experience Notable Projects / Experience Twenty years’ experience in enabling complex Great Notley Garden Village – new neighbourhood Greenwich Peninsula; Chatham Maritime; mixed-use property solutions to act as a catalyst Sources of Inspiration Cutty Sark Development; Woolwich Arsenal; for the regeneration of local communities; Thames My inspiration comes from being part of a process that Tate Modern; St Paul’s; Bristol Gateway; White City; Kent Thameside; Imperial is trying to make successful places. I can be uplifted by Sources of Inspiration Wharf Fulham the imaginative use of space that brings life and vitality The desire to create better places for people Sources of Inspiration for those using it or just passing through – it’s all about to enjoy, live and work. Palermo, Broadgate, Brindleyplace, Spinningfields, creating the “feel-good factor”. Lego buildings by my daughter
21 URBAN REGENERATION TOOLBOX
David Seviour Jon Sawyer Peter Walker
Chair of Urban Vision; housing market renewal MD of Eye; adviser to Rotherham Metropolitan Former Conservative Environment Minister pathfinder for Birmingham and Sandwell Borough Council and chairman of English Partnerships
By and large, procurement in the The public and private sector still When I was Environment Secretary housing world is focused around don’t understand each other as in the early 1970s, we decided the lowest capital costs. Nobody has well as they might. The URCs problem in the country was the inner done any work on measuring the (urban regeneration companies) cities. For areas like that, which are broader outputs and what are the have helped in some locations, but often neglected by local authorities broader costs to the public sector. this mutual understanding needs to because they are safe wards, we When we were working on the exist wherever there is regeneration. should set up the equivalent of new Braunstone estate in Leicester, if we We need more conferences, events town corporations, ie outside of had used conventional procurement, and seminars with genuinely mixed council control. The objective would the savings would have been in the audiences rather than being skewed be to bring them up to the national range of eight per cent and about towards one sector or another. average. You would have an annual eight local jobs would have been Secondments between the likes of report each year and when you created. By setting up a social English Partnerships and the RDAs reached the national average, you enterprise to do the work, we were and private developers could help would hand the area back to the able to achieve 130 employment promote better understanding. local council. and training places. This meant Where the public sector is I would transfer all the housing much lower costs for the Exchequer. procuring a developer partner, in inner city areas to the existing The issue is how do we make the it needs to understand how the tenants and the rent that they are public money stick in communities private sector works and thinks currently paying, minus housing over a long period of time as a result and the certainty it looks for in allowances, would be turned into of regeneration activities. We are not deals. Private developers need to be a mortgage. From the time that you doing that systematically enough. genuinely committed to partnering became a tenant, that rent would and understand the benefits of be considered as a mortgage, the good design and community and house would be yours and the stakeholder engagement. repairs and decoration would be An example of public and private your responsibility. The people sector partnership is the website themselves and the people down we’re completing for the Rotherham the road, like bricklayers, would Westgate Demonstrator Project, carry out the work. If you had a which sets out the lessons learnt spare room, you could rent it out, by the parties in getting the which would be good for inner development under way. (see city housing problems. www.rotherhamwdp.co.uk)
Alastair Mellon Greg Macdonald Keith D Madeley Company / Practice / Organisation CEO Director Providence Developments Ltd Company / Practice / Organisation Company / Practice / Organisation Notable Projects / Experience Swale Forward (Local Regeneration Partnership) People’s Regeneration Company Limited Canary Wharf Phase I; replanning MORE London; Notable Projects / Experience Notable Projects / Experience Chiswick Park masterplan; redevelopment of South Ashford Regeneration Initiative; Thames Knowledge of the Financial Services Sector; Paternoster Square; MD Grosvenor Waterside Gateway Urban Programme; Swale Forward Chairman of the Yorkshire Society and the Duke Sources of Inspiration Regeneration Programme of York’s Community Initiative Peter Rogers; Sir Richard Rogers; Sir Peter Hall; Sources of Inspiration Sources of Inspiration Guggenheim Museum New York; Central Park Richard Fordham; Mike Evans; Des Wilson; Tim Smitt, New Media Centre, Round Foundry; Holbeck, Leeds – A Pattern language – Christopher Alexander Sacre Coeur area; Bembridge Bay; Barcelona; Combining old buildings with new technology and White Leaf Cross – Chiltons; Krakow – Market Square becoming a beacon in a former ‘no go’ area. How Buildings Learn – Stuart Brand
22 AN INTRODUCTION TO THE TOOLBOX
Lorraine Baldry Glenn Howells John Gummer MP
Chair of London Gateway Glenn Howells Architects Former Secretary of State for the Environment urban development corporation
It’s important to bear in mind that Regeneration is happening and it We need to broaden the range of the Thames Gateway is a long term has a momentum. The challenge is people in regeneration; too often it plan. If you are looking at what one to ensure that it is taken in the right is seen as something done to people. is going to do over 20 or 30 years, direction. You cannot consider the That means moving away from a it is important to take advantage physical solutions without looking stitch-up between regeneration of technology. There is the wider at the economic drivers. You have to organisations, the developer and sense of how we are going to solve have a clear vision of what you want. the local authority, all of which are problems of energy, water and It’s thinking about something that’s distinct from the local community. flooding. For me the big issue is both not only going to make a profit over We need to deal with what is left of capitalising on the technology that the next two or three years, but the local community and strengthen is coming, and how it can drive something that’s going to contribute that. These are not deserts, they are down costs, while thinking about to the city. We have been trying parts of towns and cities that have how to accommodate the numbers to get the right environment, but a history and context. and achieving delivery. looking beyond that to see if we can We need to be careful about One of the big problems in provide something that in terms of being too neat. We must be more regeneration is that you can have public realm can be flexible so that concerned with variety. Community great ideas about what you want, it can be adjusted in future. is built on the untidy bits. You but you need to have a long term It’s also a case of not just looking have to be careful to retain the plan. In some of the areas that we at the framework you are slotting working wharf; you need to have are operating in, you need to plan into, but making sure that you are the rough land. for the long term – 50, 20 years aware of emerging plans. Very often The government is determined ahead, and do the things that are you see development and there’s to control outputs, but it does it by do-able in the short term. Everybody no interface with what’s happening controlling inputs. Instead of being wants a semi-detached house with around it. If you are not careful, you prescriptive about how we deliver, a back garden, but that has a end up building offices that move we should be engaging people to certain cost. existing space users between them innovate. We can’t do it because the and don’t attract international rules are too tight. If we stripped investors to a place. Its not just about them away and established high attracting global players, but also standards, the whole community about retaining young people. If of architects could be mobilised in cities keep losing their young people, finding answers to these problems they are not to going to compete and we would live in a much more in the future. exciting world.
William A McKee Andrew Ogg Adrian Penfold Chairman/ COE Managing director Head of planning and environment Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation Thurrock Thames Gateway Development Corporation Leslie Jones British Land Tilfen Land, Accessible Retail BCSC Past President, Urban Task Force Notable Projects / Experience Notable Projects / Experience Notable Projects / Experience Canary Wharf; Ebbsfleet; Bluewater; Thurrock in Thames Gateway (TTGDC); Regeneration The Chimes Uxbridge; Great Northern Manchester; 201 Bishopsgate/The Broadgate Tower; 100 acres brownfield land Thamesmead Wandsworth Southside; Wembley Regeneration; Lower Don Valley masterplan (Sheffield) Sources of Inspiration Leeds Eastgate Quarter; Gravesend Heritage Quarter Sources of Inspiration Bristol Waterside; Cardiff Bay; Hammersmith (White Sources of Inspiration Sir Peter Hall; David Lock; Denis Law City); Fulham (Sands End); Stockholm Waterside; London; Paris; Barcelona; Cape Town Waterfront; The Intellectuals and the Masses – John Carey Ebenezer Howard; Robert Owen; Titus Salt Alvar Aalto; John Jerde; Sir Michael Hopkins
23 URBAN REGENERATION TOOLBOX
Jon Rouse Anonymous Tom Bloxham
Chief executive, Housing Corporation a senior regeneration officer “up north” Group Chairman of Urban Splash and chair of the IPPR’s Centre for Cities
The ability of local authorities to There is a lack of development You need a big idea to change raise additional finance to achieve experience in public funding bodies an area. Almost by definition, regeneration objectives is crucial. We and politicians. Investment planning regeneration areas are places that have had more flexibility in terms – infrastructure, schools etc – is done have failed. Because in the past it’s of borrowing over the last few years, without proper feasibility work. failed, you need that big new idea. but compared to other countries It is based on population estimates In some places like Bradford it’s we still lag behind. I would like rather than assessments of need. making a high-quality residential to mobilise tax increment finance Political goals are given ascendancy area, in other areas like Park Hill schemes (a way of raising finance, over pragmatic issues. in Sheffield, it’s reinventing a used in the US, related to predicted Politicians and the officers who 1960s building. Behind each of these increases in land value) as way of serve them would rather have the projects, there’s a very strong vision. raising bond finance. That would wrong information early than the Secondly, you need great architects be part of a general commitment right information later. There is to come up with a building of real to development. also an obsession with monitoring quality so that people are going to Secondly I would want to see projects when nothing of value come and live in, and enjoy, the area. increasing public sector land is being learned. You also want people on the other acquisition for strategic regeneration The SRB (single regeneration side, in the public sector and in local purposes on brownfield when the budget) is worked on the calendar authorities, who believe in what you market can deliver the quality and year, while [one of the regional are trying to achieve. quantity of projects that are development agencies] works on the For good quality projects that required. financial year. This variance wastes have been well designed, it should Thirdly, I would like to see a cull time and money. Appraisals are be easier to get planning permission of local delivery bodies. I would like produced in three different ways for rather than poor quality green field to see far fewer bodies responsible three different regeneration bodies. developments – the opposite of what for doing regeneration and a much It’s about process and outputs, not usually happens. cleaner and closer relationship about outcomes, a tickbox mentality A lot of land is still wasted by between local government and that is cherry-picking the wrong the public sector and there’s a belief delivery organisations on the projects in a reactive way for the that they want to sell to the highest ground. We have very limited skills wrong reasons. It means working bidder. The public sector should go and resources to undertake complex backwards to justify earlier decisions. for long-term well-being rather than projects and our tendency is to Regional rivalries also continue short-term gains. And it would be scatter. We need to achieve a to bedevil the process and introduce helpful to have VAT on new-build critical mass. irrational arguments and decisions. as well as refurbishment.
David Partridge Mark Ryder Shawn Riley Joint CEO CEO Director of enterprise and development Company / Practice / Organisation Company / Practice / Organisation Director of BURA Argent Group PLC Property regeneration nationwide Company / Practice / Organisation Notable Projects / Experience ISIS Waterside Regeneration Brierley Hill Regeneration Partnership Brindleyplace, Piccadilly Manchester, King’s Cross Notable Projects / Experience Notable Projects / Experience Sources of Inspiration Islington Wharf, Mancheser; Granary Wharf, Leeds; Retrospective integration of Merry Hill Frank Lloyd Wright; Louis Sullivan; Robert Frost; Nottingham Trent Basin; Icknield Port Loop, Shopping Centre into the adjacent town centre T S Eliot Birmingham; Glasgow Canal regeneration of Brierley Hill. Sources of Inspiration Sources of Inspiration Godfrey Bradman; Ian Pearce; Manchester; UK’s inland Jackie Sadek for her leadership ability, Robin Butler waterways of Chelsfield who encouraged local community leaders to participate in the vision for Brierley Hill Every Second Counts – Lance Armstrong If – Rudyard Kipling
24 AN INTRODUCTION TO THE TOOLBOX
Mike Hayes Tom Russell Liz Peace
Chief Executive of West Northamptonshire Chief Executive, New East Manchester urban Chief Executive Development Corporation regeneration company British Property Federation
We need planning which is In regeneration, there’s a huge We have to do something about the about vision and build on this danger that you scrap the long-term number of different bodies. If you an understanding of delivering. strategy because of day-to-day got everybody involved in every It’s about building onto a spatial pressures. You have to have clear organisation working in the Thames plan a business plan to deliver priorities. I believe that you have Gateway, they would go five times development and infrastructure, to tackle economic, social and round the area. giving the planning system stronger environmental problems at the same Politicians have to have courage purpose and focus. time. If you don’t do that, you don’t of their convictions and give enough When I first started in planning, get sustainable regeneration. You powers to a single authority in the you had planners who did the vision may get improved buildings, but Thames Gateway, or anywhere that thing, but they were not very good you still have to deal with the social needs regeneration. If you want at making it happen. We have lost problems. We do a lot of community to do something of that order, you the vision and become absorbed in engagement. It’s not about giving have to say this is the structure and processes. We are not a plan-making everybody what they want, but what accept you are going to break a authority, but a development it means is being prepared to stand few eggs. You have to consider corporation. By next year we are by decisions. local people, but you can’t wait hoping to have a spatial plan for Regeneration has become very until every single person’s objection infrastructure which will show where driven by numerous funding streams has been dealt with. the growth is going to go and how and the pots of money that are The fundamental problem of we are going to fund it, using the available. It’s not an effective way the planning system is that nobody spatial planning system as a way to do things. If there was a means is brave enough to take decisions, of realigning mainstream funding. whereby the funds were put into but somebody needs to think of a single pot, not only would it the greatest good. be more effective, it would reduce It’s got to come down to the the transaction costs, which are private sector. If there’s a chance of much higher than those in the profit, the private sector will be in private sector. there. But when you have something that the private sector won’t touch, there’s market failure. If you want to change market failure, you have to have government intervention and that has to be backed up with adequate public finance.
David Smith Jackie Sadek Mary Spence Head of marketing CEO CEO Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation Taylor Woodrow Construction Park Royal Partnership Thames Gateway South Essex Partnership Notable Projects / Experience Notable Projects / Experience Notable Projects / Experience Grand Union Village; Mackintosh Village; Twenty years’ experience in managing public/private Strategic partnership for the Essex part of the Gateway; Greenwich Millennium Village; Telford Millennium sector partnerships and urban regeneration projects; Inward investment; promotion and advocacy; green Village; Newburn Riverside; Cardiff International Community Affairs Stanhope; Paddington grid; Branding and identity; education and skills Sports Village Regeneration Partnership; Kent Thameside; Sources of Inspiration Sources of Inspiration BCO Urban Committee Hong Kong; Gertrude Jekyll; Richard Simmons Sir Howard Bernstein; Bill Dunster; Sources of Inspiration Pride and Prejudice – Jane Austen Taylor Woodrow Technology Centre; Paid up disciple of Jane Jacobs; Reg Ward; John Bleak House – Charles Dickens Tate Modern; Birmingham BullRing Sienkiewicz; Robin Butler; Stephen Jordan & Stuart Lipton; who created my career and to whom I owe it all.
25 URBAN REGENERATION TOOLBOX
Martin Crookstone David Lunts Lord Rogers
Partner, Llewellyn Davies Yeang, Mayor of London’s policy adviser Architect and former chairman former member of the Urban Task Force former member of the Urban Task Force Urban Task Force
If I was Minister for Regeneration, There should be a real crackdown We need design champions at board I would want to be in charge of on vacant and inappropriately used level in the public sector. And we transport. We need to take a public land in towns and cities where there need them to follow the guidelines sector lead to get high quality public is a pressing need for regeneration of the Greater London Authority. We transport and organise the rest of and new housing. The compulsory need design quality over the lifetime public transport system around it. purchase order is an under-used of developments. Secondly, I want to get hold of the and expensive mechanism. We also need to change the public realm. We don’t want to A better way would be to look way that transport decisions are pedestrianise everything and we at a local land taxation system to made, so that they are judged on don’t want to put road humps bear down on derelict sites where whether they can aid regeneration everywhere, but we want to get rid development could come forward, rather than just deciding that of gyratory road systems that cut ten but landowners are sitting on land it costs too much. An example is minutes off a journey but make life and waiting on schemes, often on light rail; we need to invest more difficult for a mum in a push chair. the back of investment by the in these systems. We want to give the car less priority. public sector. We need to have one delivery I would also want to be in charge There also needs to be more vehicle per regeneration area. of planning and highways encouragement and flexibility for And we need to rebalance VAT engineering. And I would crack local authorities to innovate around so that it’s the same for repair and down on business parks and retail local tax incentives to encourage renewal as it is for new build. The parks that result in many businesses regeneration. It’s still too difficult growth areas detract from urban leaving the city centre. By and large, for local authorities to do anything development, undermining the the activity that you have on specific in terms of redirecting “brownfield first” policy. business parks should be in town council tax away from areas that At the moment, cities have very centres. Large warehouse should be they want to regenerate. little if any financial powers. I am out on the roads where they belong, We should also be much more looking for a future of city and but shops and leisure should be explicit about the links between region states which Westminster heavily squeezed back into the infrastructure investment and must set out a framework for. We urban environment. transport and regeneration. There have improved over the last five should be much more freedom for years, but we have a long way to go. local and regional bodies to invest in infrastructure that might not have the same transport priority, but which may help regeneration.
Simon Smithson Andy Topley Paul Warner Director COE Research director, head of urban design Company / Practice / Organisation Company / Practice / Organisation Company / Practice / Organisation Carey Jones Architects Ltd Sheffield One, Urban Regeneration Company Reid Architecture Notable Projects / Experience Notable Projects / Experience Notable Projects / Experience Westgate Redevelopment, Wakefield; Sheffield City Centre masterplan; Battersea Power Station; Pilkington Glass St. Helens; Riverside Quarter Wandsworth, Clarence Dock, Leeds; Heart of the City/St Paul’s Place Thames Gateway 5000 Dwellings + Central Square Newcastle The New Retail Quarter. E-Campus. Meadowhall. Sources of Inspiration Sources of Inspiration Sheffield Arena, Ponds Forge, Supertram. Jane Jacobs; Jan Gehl; Richard Rogers; Christian Derix; New York; Italy; Yorkshire Dales; Lake District; Hassan Fathy; Christopher Alexander; Copenhagen; Sources of Inspiration Le Corbusier; Mies van der Rohe; Ronchamp Chapel; Buenos Aires; Chicago; Gum Moscow The Image of the City – Lewis Mumford. Chrysler Building; Travel books Genius Loci – Christian Norberg-Schulz St Paul, The Peak District, Ireland, Tuscany Space is the Machine – Bill Hillier Place – Tim Cresswell
26 AN INTRODUCTION TO THE TOOLBOX
Peter Roberts Alison Nimmo Will McKee
Chair of Academy for Sustainable Communities Planning Director of Olympic Delivery Authority Chair of Thurrock Thames Gateway and former chief executive of Sheffield One URC Development Corporation
It’s important to redefine We are very good at spending the I would sort out the Thames regeneration. We should think of big money with ministers launching Gateway by creating a mechanism it as the application of sustainable big projects and then everybody much closer to the one Michael communities’ principles in places that thinking the project’s finished. Heseltine set up so many years ago. have got problems. We have to stop One of the things that we are very It would be a single agency. It would creating problems that are going bad at is long-term management, be complicated because obviously to require regeneration. which is a false economy. We should the London Dockland Development We have to deal with the have a much stronger focus on the Corporation had only 80 hectares problems of those areas in a much whole life-cycle of a project that and the Gateway is 50 times bigger more integrated way so that we acknowledges regeneration has a than that. It might have to be a two- don’t just do housing, we don’t much longer time-scale, making sure layer body, but it would make sense just do social welfare and we that we are looking at the overall to have a strong executive body with don’t just do transport. costs of regeneration rather than just the powers to devolve to smaller We have to create real, not throwing a load of money at it. The areas like London, Essex and Kent. temporary partnerships and systems other big bug bear is the cocktail of There needs to be a re- for engaging people who live in funds that you have to put together. examination of the whole pathfinder the community. If you are going There should be an “old policy for policy in terms of the row about to apply integrated treatment, you new policy” rule so that you can’t how much is being torn down. It’s have to involve all the partners and have a new one unless you scrap important that we get down to the stakeholders, the people who live an old one first. grass roots and find out what people and function in an area. 20 yeas is not long if you look think. We really need to know at the Thames Gateway urban what people would like. Maybe development corporations, and the they would rather not be in the time and money we have got to do place they are living but out in the job, given the scale of the job. the green fields. But first of all We have got to the point where it we have to find out and give them took longer to set the latest round a realistic alternative. of development corporations up than they will have to do the job. We want to be given the time and the resources to do the job properly.
Neil Webster Charles Yates Ken Dytor Director, management consultancy Associate director/ financial advice major infrastructure Managing Director Company / Practice / Organisation projects Company/Practice/Organisation Gleeds Company / Practice / Organisation Regeninvest Notable Projects / Experience Grant Thornton Project Finance Notable Projects/Experience Estate Strategy for Sheffield City Council; Meden Valley Notable Projects / Experience Deputy Crown Estate Surveyor delivering 27 acre Making Places; privatisation and development in Czech Financial adviser to Kent Fastrack and Luton Translink site at Millbank. Working with John Ritblatt when Republic in early 1990s Sources of Inspiration British Land joined FSE 100.Groundbreaking mixed Sources of Inspiration Angel of the North; The Channel Tunnel Rail Link use projects with Urban Catalyst including Barking Father, mother and the usual Hollywood speech; which integrates the UK and particularly Kent Town Centre and Bermondsey. Past President BCO Eureka Halifax; Tate Modern; Hilton Head Island with Paris, France and with continental Europe. Sources of Inspiration Gary Player – “the more you practise the luckier John Ritblat, Pat Brown, Bob White and Will Alsop you get” Chris Beales , Elaine Griffiths, Gorton Monastery restoration, A Lot of Hard Yakka – Simon Hughes
27 URBAN REGENERATION TOOLBOX
Michael Chambers Nicholas Falk Roger Madelin
Michael Chambers Consulting Director of planning consultancy Urbed Joint Chief Executive of Argent Group former policy director of RICS
One of the things is to attract The battleground for urban As a development company, we more funding into an area from the regeneration has shifted in can’t do regeneration; it has to financial institutions. I hope there recent years. It’s no longer about be a collaboration to improve the will be a push on direct property regenerating city centres of big surrounding area. The local authority investment in real estate investment cities, it’s about small centres. The has to be thinking early on to help trusts, which I know is something increase in housing that we need the developer deliver and make that the government is interested should be used to strengthen sure they are doing what they can, in. I would like to see a push on tax these centres. because we find regeneration goes increment financing (see Jon Rouse, I would want to rebuild the much deeper than the development above), it would give regeneration capacity of local authorities to process, whether it is worklessness, a real lift. play a responsible role in leading homelessness or education. Quite City regions are a very important development. If you look at the often in terms of social stability, it area. If you look at the impact of European experience where people comes down to housing allocations a place like Leeds on the area have a higher quality of life, they that you can’t just solve with one surrounding it, you can see have local authorities that play a development. The local authority has there’s a lot of merit in a city- much stronger role in reversing that to get all its departments together. region approach. decline. It’s terribly important that The process is getting more There has been a certain amount you start with leadership, which is difficult. The opportunity to judicially of criticism of town centres that why elected mayors have a role to review schemes has blossomed. The they are becoming too heavily retail- play. A fundamental restructuring going rate for any major scheme in orientated. Creating a footfall for of local government finance is London and the south east is now retail purposes is essential but it’s not important as well. five to seven years and developers the be-all and end-all. The purpose We need to change the way have spent in excess of £20m. It’s of town centre needs to be a lot we look at public spending. It’s getting longer and more expensive. wider and there needs to be a focus important not just to devolving There’s nothing wrong with that, but on the creation of vibrant areas. power over what we have got, but development remains a speculative mobilizing much more investment business. And what the government into public realm. The planning is doing with the planning system can’t by itself achieve all gain supplement is loading on of the change that is needed. expenditure before the development starts, which is guaranteed to reduce the amount of development. It makes the risk profile worse.
Deborah Aplin Helen Gordon Anthony Bickmore Managing Director Property Director Head of Corporate Finance Property Development
Company Company/Practice/Organisation Company/Practice/Organisation Crest Nicholson Regeneration Ltd Legal & General (Life Fund) Transport for London
Notable projects/Experience Notable Projects/Experience Notable Projects/ Experience Bath Western Riverside regeneration of gasworks. Birmingham Victoria Square, Castlecourt Belfast, City Grant appraiser for over 100 projects Chartered Quay, Kingston bringing together mixed use London Docklands; John Laing PFI projects; Railtrack London’s Regent Street planning reinvestment urban living and restoring historic market place. Property Director; Board Member British Waterways. JV with RDA for south coast regeneration. Sources of Inspiration Sources of Inspiration Sources of Inspiration Roger Madelin of Argent Water – it makes regeneration sparkle and its where John Nash, Honor Chapman, Sir Terry Farrell, Greatly influenced by local history books of towns and people want to be. Rob Evans, Mark Taylor, Sir Martin Tom Bloxham, Congress of New Urbanism cities and discovering what past influences should be Laing. Venice- high density, low rise, no cars and water. Regents Park and Street, Brindley Place reflected in any future development. New York- BIDS and fresh thinking Copenhagen- bikes and sustainable transport
28 AN INTRODUCTION TO THE TOOLBOX
Richard Simmons Nigel Smith Peter Miller
CABE chief executive and former council Chair of RICS regeneration panel and consultant Development Director regeneration director Westfield
The first thing we need to see is no One of the things that I have been Any winning, long-term approach new initiatives. One of the most worried about is masterplans that to regeneration needs to start from irritating things about working in look wonderful, but have been an inclusive and visionary basis – a regeneration is the constant re- pretty impractical. The sort of statement more often ignored than inventing of the regeneration wheel. thing of thing that I have seen understood. Taking the needs of I would like to have a long-term is somebody draw a line for a one stakeholder group as a basis sustainable regeneration initiative road across a 40m river with no for shaping the whole community’s which should be run by partnerships consideration of cost. There’s the future is the wrong way. We see the involving the local authority and community-led approach to planning consequences of flawed “silo” and other key people. With a five year where the objective is to come up “solo” thinking, and the approach time scale you have just got to the with a set of aspirations that nobody is not confined to either public point where you are starting to get could possibly argue with, but where or private sectors. some success and then the tap is the result is totally impractical. The The process has to start with turned off. We have a plethora of other approach is to get a big name understanding the economic, delivery vehicles, we have urban architect, preferably somebody who environmental and physical issues. regeneration companies, housing can’t draw squares. It’s a great way While manufacturing jobs may market renewal pathfinders, growth to get PR but then somebody has have gone, the solution may areas, and that’s just for starters on to deliver it. be more complex than saying physical regeneration before you get I would like to see how many “let’s attract new factories with to economic development. masterplans have not delivered. special incentives.” One of the things that we learned There needs to be a better The key to renewal may lie in on the City Challenge initiative commissioning process. People need a reawakened sense of community, was the idea of integration. People to understand that masterplans are or a flagship to act as a focus for understand that physical change commissioned in such a way that growth. It is vital to listen carefully alone is not sufficient, that you they involve a whole range of to those who live there about what need the economic, social and professionals so that it’s realistic they want from their public places. physical to be integrated project and deliverable. Partnership is an overworked word because you are not dealing with these days, but I feel strongly that it physical or social problems, they are is tripartite: the private sector with interlinked. We have to deal with all its shareholder focus; public sector the agendas. in delivering a measurable uplift for those who live in tough environments; and, above all, the community itself.
The Regeneration Forum is looking for more movers and shakers to take part in the series of national and local events we are planning URBAN for 2007. If you would like to feature in the Forum’s future lists of REGENERATION Movers and Shakers, and to help establish the programme and TOOLBOX strategy for the Forum, please go to www.theurt.com
29 URBAN REGENERATION TOOLBOX
ENGLISH PARTNERSHIPS – RESPONSIBILITIES AND FUNCTIONS
The national regeneration agency’s merger with the Housing Corporation is not expected to alter EP’s core functions – set out briefly on these pages.
Detailed descriptions of its policies on design and appraisal of schemes are set out in chapters 6 and 11.
English Partnerships was created in its Its principle aims are to: • strategic brownfield sites or hardcore current form in May 1999 by combining brownfield land in, or adjacent to, any the Commission for the New Towns (CNT) • search out and deliver land for housing of the above priority areas or in areas with the national functions of the Urban and sustainable urban development; of housing pressure or housing Regeneration Agency (URA). abandonment. • help regenerate those places most VISION affected by abandonment and decay; EP delivers national projects and cross- EP’s overall aim is to achieve high-quality, regional initiatives which have a strong well designed, sustainable places for • help ensure the effective co-ordination national dimension, supporting the RDAs’ people to live, work and enjoy by: in the delivery of plans for key worker Regional Strategies. EP’s business aims and affordable housing within the and objectives are agreed annually with • developing its own portfolio of context of “living communities”; Ministers through its Corporate Plan. strategic sites; DCLG determines the framework within •develop its role as an agency for best which English Partnerships’ objectives and • acting as the Government’s specialist practice, regeneration and development targets are set. Each Corporate Plan is sent advisor on brownfield land; of brownfield land. to RDAs in draft for their comments and discussed with them by either the chief • ensuring that surplus public sector land EP’s priority areas are: executive or an another executive director, is used to support wider Government to ensure that English Partnerships’ objectives, especially the Sustainable • the 20 per cent most deprived wards priorities accord with the individual Communities Plan; in the country, as defined by DCLG; Regional Economic Strategies.
• helping to create communities where • the Coalfields; WHERE EP GET INVOLVED people can afford to live; and The Barker Review of Housing Supply • Urban Regeneration Company areas; (2004), recommended that English • supporting Urban Renaissance by Partnerships should have “a lead role improving the quality of towns and • areas of major housing growth in the in delivering development through cities. wider south east including, but going partnering with public and private beyond, the four target areas (centred sector bodies in assembling complex sites, AIMS AND OBJECTIVES on Milton Keynes and the South masterplanning, remediating land and EP is one of the key delivery agents for Midlands, the London-Stansted- developing supporting infrastructure”. implementing various programmes set Cambridge-Peterborough Corridor, The review also suggested that the out in that review as amplified by the Thames Gateway and Ashford); Government should “provide greater Sustainable Communities Plan (2003). It certainty as to the principles by which is expected to achieve this by working • Housing Market Renewal areas, English Partnerships would, or would closely with other bodies, particularly including Pathfinders; not, intervene, so as to avoid crowding the regional development agencies, the out private sector activity, or stunting Housing Corporation, local authorities and • the Northern Growth Corridor and other the development of new markets”. the regional housing and planning boards. emerging cross-regional initiatives; and EP is working closely with the
30 AN INTRODUCTION TO THE TOOLBOX
top left: Greenwich Department for Communities and Local Acting as the Government’s specialist which resulted in an estimated capacity Millennium Village, Government (successor to the Office of advisor on brownfield land for around 20,000 new homes with East London the Deputy Prime Minister (ODPM)) to The SCP identified for EP the role of around 13,500 in the South East, Eastern agree the principles on which we will help specialist advisor on brownfield land and London regions. The two largest top right: Allerton to deliver development, particularly for including the development of a National landowners on the register – Defence Bywater, North East, new housing. The fundamental aim will Brownfield Strategy, a new focus for the Estates and British Railways Board – have Yorkshire and East be to ensure that English Partnerships National Land Use database (NLUD). This the potential to provide 16,500 homes. Midlands region, adds value and does not replicate or was published in December 2006. An incomplete picture is provided by part of the Millenium crowd out the activities of the private the register as not all public bodies are Communities sector. English Partnerships will seek to Ensuring surplus public sector land is included nor is it fully utilised. EP has Programme deliver a different outcome to what the used to to support wider Government begun a study to test extending coverage private sector would deliver on its own. objectives (especially the Sustainable of the register to local authorities. Communities Plan) This will examine practical issues as well OUTPUTS/OUTCOMES Established Register of Surplus as exploring the role local authorities play English Partnerships’ core output Public Sector Land with the Office of in the disposal and re-use of surplus public performance measures reflect the aims set Government Commerce, to provide a sector land. Work is also continuing to out in the Sustainable Communities Plan single reference point for all participating promote the Register (working with DoH) and the Government’s Public Service public sector organisations on the to NHS Trusts and the Strategic Health Agreement (PSA) targets. These cover: available national supply of surplus land Authorities. The role of the Housing and helps to ensure that wider objectives, Corporation is also being explored. • brownfield land reclaimed, including housing needs, are factored into The Budget 2006 established a joint land disposal decisions. DCLG and Treasury Surplus Public Sector • housing units – starts on site, The sites originate from 40 government Land Taskforce to improve the release departments, sponsored bodies and NHS of surplus public sector land for housing, • housing units – completed; Trusts, including Defence Estates, Rail aiming to identify an estimated 3,000 Properties Ltd, NHS Estates, The Highways hectares of land that has the potential • employment floorspace created; Agency and The Coal Authority. for development or redevelopment. EP is Once the disposing agency has provided represented on the Steering Group that • private sector investment attracted. EP with details of the site for inclusion on sits under the Taskforce and is working the register, there is a 40-day window for closely with DCLG and HM Treasury on CORE BUSINESS AREAS public sector agencies and departments to the Taskforce report (expected June 2007). Developing its own portfolio identify new uses for this land. If the sites In April 2005 the Department of Health of strategic sites can be used elsewhere in the public sector and ODPM transferred a large portfolio of English Partnerships continues to extract they may be transferred at market value former NHS hospital sites transfer to EP. even greater leverage from our portfolio and brought into beneficial use. The £320m transaction provided 96 sites of strategic projects, in which we are The database now consists of 749 across England, with land totalling 1,600 playing a key role bringing forward sites covering over 4,200 hectares. EP ha. EP have a key role in determining the growth, development and regeneration conducted a desk-top review of 400 sites best future use for each of the sites in line on many diverse sites across the country. on the register of 0.4 hectares and above with the Government’s policy to create
31 URBAN REGENERATION TOOLBOX
sustainable communities and make FTBI has a target of delivering up to of a further 12 new URCs over the next best use of surplus public-sector land. 15,000 homes across England by 2010; two to three years following the success The portfolio has the potential increasing the supply of affordable of the initial pilots and there are now to deliver up to 14,000 new homes homes for first-time buyers and helping 21 URCs in operation, of which EP is nationally, of which up to 7,000 (50 per to address the current gap between a funding partner for 18. cent) will be affordable. In addition it earnings and rising house prices. This URCs are independent companies is expected to generate up to £1bn in is part of the Government’s initiative established by the relevant Local private sector investment by 2010, up to help 100,000 people into home Authority and Regional Development to 80,000 sq m of employment space ownership by 2010 through a range Agency, working alongside English and should see more than 500 ha of of public-private schemes. Partnerships and other local stakeholders brownfield land brought back into use. EP continue to support Housing Market including employers, amenity groups and Renewal Areas (including Pathfinders) and community representatives. Their principal HELPING TO CREATE COMMUNITIES have been working on the ways in which aim is to engage the private sector in a WHERE PEOPLE CAN AFFORD TO LIVE we can share experience and expertise sustainable regeneration strategy, working AND WANT TO LIVE (especially masterplanning / strategies / within the context of a wider Strategic Building new homes to meet rising area development frameworks), and also Regeneration Framework or masterplan demand, providing more opportunities strategic brownfield acquisitions, along which takes full account of the problems for home ownership and improving areas with demolition and remediation where and opportunities for the whole area. of market failure continue to be major necessary, as well as developing new EPs’ Millennium Communities Programme elements of our national programme. mechanisms to assist with delivery. In also looks at how we can improve the EP is delivering the First Time Buyers addition many of English Partnerships’ 49 quality of our towns and cities by bringing Initiative (FTBI) as part of the DCLG’s strategic projects in the North and West together new ways of planning, designing HomeBuy low cost home ownership Midlands are within Pathfinder areas. and constructing homes to enable a more initiative and is positioned to target EP also works closely with the Housing sustainable way of living. It is creating key workers and other eligible groups Corporation to bring together the skills seven inspiring places to live across the that have sufficient income to sustain and resources of both organisations. As country. home ownership but are currently part of this work The Housing Partnership The programme was initiated in 1997 prevented from entering the private initiative is focusing on bringing together with the launch of the development housing market by the prevailing EP’s landholdings with the Corporation’s competition for Greenwich Millennium demand/supply conditions. affordable housing programme in the Village. Many of the principles being The (FTBI) was announced in DCLG’s delivery of 10 joint strategic projects piloted by the Programme have become plan, Sustainable Communities: Homes across the country. an integral part of the ideas being driven for All published in January 2005. FTBI is forward by the Government's Sustainable a shared equity product offering first time SUPPORTING THE URBAN RENAISSANCE Communities Plan. buyers an affordable share (minimum 50 BY IMPROVING THE QUALITY OF OUR Millennium Communities are designed per cent) in a new home with EP retaining TOWNS AND CITIES to include different types and sizes the unsold equity. Buyers will pay a charge Helping to create vital and vibrant of home, to attract a wide range of to EP based on a percentage of the equity urban centres, by unlocking potential residents. They will all include green retained by EP. and bringing forward new development, open spaces, wildlife areas and recreation Purchasers will be encouraged to buy has been a key part of EP’s approach facilities. Good transport links, shops and more equity and move to full ownership. to delivering sustainable growth in community facilities are also a priority. 50 per cent of FTBI homes will be for key our towns and cities. Planners are asked to give as much workers with the remainder targeted The work of the Urban Regeneration thought to the needs of pedestrians at priority groups. FTBI homes will be Companies (URCs) is a clear example of and cyclists, as they do car-users. provided through three routes: EP’s commitment to improving towns and In addition EP set and promote best cities. In response to Lord Rogers’ Urban practice in urban design and construction • Portfolio leverage on public sector land Task Force (1999) which called for URCs to standards across the regeneration and in EP ownership; champion and stimulate new investment development industry. EP’s research in areas of decline EP developed the URCs programme provides closely focused • Development on other surplus public model and the first three pilot projects support to the business of the Agency sector land with public agency partners; were launched in Liverpool, East and to the wider regeneration and Manchester and Sheffield. In 2000, the development sector. • Re-profiling private sector schemes. Urban White Paper proposed the creation EP promote quality urban design and
32 AN INTRODUCTION TO THE TOOLBOX
construction through exemplar projects • Improve design quality and promote ADVISORY TEAM FOR LARGE on their own sites, programmes such good practice; APPLICATIONS (ATLAS) as Millennium Communities and ATLAS was established as a pilot project competitions such as Design For • Deliver innovation and leadership. to provide an independent advisory Manufacture. Best Practice is disseminated service to local authorities. Its advice is in publications such as the Urban The NCU acts as a coordinator of good focused on the delivery of high quality Design Compendium (2000), Carparking; practice and knowledge, passing on sustainable development and speeding up what works where (2006) and Design lessons learnt from elsewhere, ensuring the planning process in London, the South For Manufacture: Lessons Learnt (2006). duplication of effort is avoided and best East, South West and Eastern regions. There is a recognition of the need for use is made of local resources. Key objectives of the pilot phase are to: enhanced skills to deliver the step change With better resourced projects the NCU in housing and regeneration. In April offers an advocacy and translation role, • help unblock the issues holding up large 2003 the Deputy Prime Minister asked explaining new policy and guidance as applications; Sir John Egan to undertake a skills it emerges and helping to broker new review to ascertain the professional, built relationships. • increase the knowledge and expertise environment skills required to deliver the With others, the unit provides within local authorities to handle large sustainable communities plan. The final technical support and advice in specialist applications; report was published in April 2004 and fields, it also drafts and reviews project one of its main recommendations was the briefs while promoting high quality, • help local planning authorities to formation of the Academy for Sustainable innovative design and environmental develop better and more consistent Communities which has recently started standards. interaction with key stakeholders and a programme of skills development for The services are grouped as follows: agencies; regeneration professionals and local communities alongside Regional • Quality & Sustainability – Ensuring • act as a partner to local authorities Centres of Excellence. quality and sustainability are and independent reviewer of large EP has also set up the National incorporated in EP-led or applications and planning issues. Consultancy Unit (NCU) to provide supported projects; specialist advice and support to our own • advise public sector landowners on regional teams where there is a project • Public Sector Brokerage – Supporting good practice approaches to securing or programme of particular complexity. public sector landowners in planning, large housing-focussed planning Part of the Unit is the Advisory Team funding, packaging and delivering consents on their land; on Large Applications which offers best use of their surplus and planning support. operational land; • ensure the lessons learnt contribute The National Consultancy Unit (NCU) to general guidance to be disseminated was established in 2004 as English • Public Sector Consultancy – Supporting more widely to local planning Partnerships’ national centre of expertise the public sector in performing statutory authorities and the wider development in regeneration and development. It planning and delivery functions; community. offers expertise in virtually every aspect of major development and regeneration • Community Infrastructure & Services ATLAS works on cases of 500+ housing and provides advice and support to Advice – Collating and disseminating units that conform to development plan regional and national teams. Through findings of exemplars in innovative policy and have local and regional ATLAS it also offers advice and support funding and delivery of Community support. Cases must have a history of to public sector partners. Services, Buildings & Utilities; attempts to resolve issues and either The NCU aims to: ATLAS or the local authorities must have • Research and Performance Monitoring the power to influence any statutory • Facilitate efficient and effective use – Coordinating evidence/project obstacles to development. of land; based research and policy ATLAS has now been given an extended development and support/influence remit to produce a range of topic papers • Promote improvements to the quality of Government agendas; based on project experience and research of life of communities; covering specific aspects of the delivery • Stakeholder Management – Developing of large-scale housing led sustainable • Influence the development and delivery strategic influence, building alliances development, to provide a comprehensive of government agendas; and partnerships. tool-kit for major applications.
33 URBAN REGENERATION TOOLBOX
WEBLINKS A chapter by chapter guide to weblinks useful for regeneration practitioners. Compiled by James Griggs, Manager, information unit, Drivers Jonas
CHAPTER 1 – SUSTAINABILITY – London Climate Change Agency Sustainable Homes DCLG Urban Policy Unit
THE TRIPLE BOTTOM LINE Part of the London Development Agency, Based with the Hastoe Housing The key documents that shape Academy for Sustainable Communities the London Climate Change Agency has Association, this site seeks to provide government policy on urban issues: been established in partnership with a guidance for housing associations to the Urban White Paper in 2000, followed The ASC was set up by the ODPM in range of private sector partners and the implement ecological and sustainable by the Sustainable Communities Plan 2005 as an “international centre of City of London Corporation. It has been set measures or policies. It contains an – Building for the Future in 2003. excellence” aiming to improve the skills up by the Mayor to help reduce CO2 Ecodatabase of over 160 project case Since then two further plans have been needed to achieve the sustainable communities vision. It was one of the key emissions from the capital. You can also studies from around the UK, and also links introduced: Homes for All and People, recommendations from Sir John Egan’s link to the Mayor’s energy strategy from to the “Green Street” website which gives Places and Prosperity, covering the period
2004 “Skills for Sustainable Communities” this site. This seeks to reduce CO2 emissions advice on refurbishing existing stock. 2005 to 2010. All the consultation papers, review. The site is still a bit light on by 20% by 2010 – the first step to updates and case studies surrounding www.sustainablehomes.co.uk content, but it is a useful starting place achieving a 60% reduction by 2050. Lots of these documents are available here, as for those thinking of making a career useful technical information and links. well as summaries of the commissioned in this sector. research papers on urban and www.lcca.co.uk Sustrans www.ascskills.org.uk/ regeneration topics.
The UK’s leading sustainable transport www.communities.gov.uk/index.asp?id=11 charity, promoting cycling and walking as Society for the Environment 27162 Bill Dunster’s Velocity viable options for local trips. The National The newest of the professional bodies, Cycle Network may get the headlines but A view of future developments in which SocEnv received its Royal Charter to its their work on safe routes to school, transport plays a key role. Cycling in HM Treasury: Public Private Partnerships award the qualification of Chartered encouraging children to cycle more, and particular is seen as both the solution to Environmentalist in May 2004, and is “liveable neighbourhoods” that perhaps Mainly dealing with PFI contracts, this the problems of energy efficient transport now over 4,000 strong. Twelve older have more effect. The site contains advice holds guidance documents on appraising the increasing need for exercise in a institutions, such as the Institution of and guidance on each of these initiatives. and preparing PFI contracts, and the sedentary world. Bike lifts raise commuters Civil Engineers and Chartered Institute tendering process. There is also an to allow them to freewheel to their door www.sustrans.org.uk of Building, play the part of “constituent updated spreadsheet of signed contracts. in a futuristic view of London’s bodies”, helping govern the Society. The Key Documents section holds some Bishopsgate. important recent publications including www.socenv.org.uk www.zedfactory.com/velocity/velocity.html CHAPTER 2 – POLITICS, POLICIES PFI: Strengthening Long-term Partnerships, & PUBLIC/PRIVATE PARTNERSHIP the Value for Money Appraisal Guidance and a guide to Green PPPs. Sustainable Development English Partnerships Forum for the Future www.hm-treasury.gov.uk/documents/ The government’s advice centre. It’s not The national regeneration agency has public_private_partnerships/ppp_index.cfm A prominent charity now ten years old flashy, but this site packs in a lot, breaking statutory compulsory purchase powers to working with a broad range of businesses, its content down by audience type – bring derelict sites back into use. As well helping and challenging them to embrace householder, community, local government as developing sites itself, it is involved sustainable development. An extensive Joseph Rowntree Foundation etc. It has a cohesive feel, with plenty of in providing gap funding, and giving publications list is supported by links to links into government and other websites. consultancy advice to other bodies, Perhaps the best-know and most widely other resources, particularly financial including the URCs. Its website gives easy respected organisation concerned with aspects such as looking at accounting www.sustainable-development.gov.uk access to detailed information and further improving housing conditions. The for environmental costs and savings. links on each of the schemes and projects foundation commissions research on a www.forumforthefuture.org.uk it is involved in. The publications section wide range of housing issues, from design Sustainable Development Commission includes the Urban Design Compendium. of neighbourhood to parenting, and makes the results available through it The government’s independent watchdog www.englishpartnerships.co.uk website. An excellent search facility and International Institute of Sustainable aims to provoke its master into more well-designed site make finding research, Development radical action through its own reports, and related research, straightforward. responses to government policy and use of This Canadian-based think tank was BURA Many of the publications charged for independent experts. An extensive archive founded in 1988 and seeks to influence in hard copy are available free as of publications under its ten policy areas, Established as the foremost body in the governments, NGOs and other decision downloaded pdfs. including responses to the Code for UK devoted to promoting best practice in making bodies around the globe. Sustainable Homes, views on Local all aspects of regeneration. Details of its www.jrf.org.uk www.iisd.org Strategic Partnerships, and a report on extensive range of awards, events and government departments’ own efforts to conferences are available on the site, meet their sustainability targets. though the knowledge management system BuraNet is open only to members. www.sd-commission.org.uk www.bura.org.uk
34 AN INTRODUCTION TO THE TOOLBOX
Local Government Information Unit Register of Surplus Public Sector Land Excellence in Cities National BIDS Advisory Service
An independent research company A list, maintained by English Partnerships Support for schools in deprived areas. The consultancy advising on Business providing research, advice and training to for the DCLG, containing details of surplus Civic leaders need to be aware of the Improvement Districts has a local government. Some publications can sites belonging to a wide range of public importance of schools in regeneration. straightforward website built around be bought or downloaded on the site, but sector agencies. The register is updated its Good Practice Guide and updates www.standards.dfes.gov.uk/sie/eic/ the main benefits are the regular policy quarterly. on the pilot BIDs underway briefings produced by in-house experts, www.englishpartnerships.co.uk/rspsl.htm www.ukbids.org particularly here the STEER service (Skills, Training, Economy, Environment and Info4local Regeneration) Designed as a one-stop-shop for those Urban Regeneration Companies State of the English Cities Report www.lgiu.org.uk in local government to find relevant Run jointly by English Partnerships and news and publications issued by central With the population of the major cities DCLG, this contains a list of URCs, along government, but really a very good now on the increase after a period of Neighbourhood Renewal Unit with details of their aims, news and current awareness tool for all. It features decline, this comprehensive study of supporting research and documentation. an excellent tailored news email service. England's cities and towns by a team led The NRU aims to “bend the spend” of It also has a well-organised links section by Professor Michael Parkinson provides www.urcs-online.co.uk/ central government to direct it towards listing local authorities, government a ‘comprehensive audit of urban the most deprived wards around the bodies and related organisations. performance’ and assesses how well country. The jargon-heavy website takes government urban policies are working. www.info4local.gov.uk/ time to navigate, but has a good glossary. CHAPTER 3 – CIVIC LEADERSHIP It focuses on 56 major towns and cities It explains the background to Local – THE ESSENTIAL INGREDIENT in England and is divided in to five main Strategic Partnerships and lists the 88 local themes: demographics, social cohesion, Association for Town Centre Management authority areas receiving Neighbourhood IPPR Centre for Cities economic competitiveness & performance, Renewal Funding assistance. The ATCM’s membership is made up chiefly A newly established research unit looking liveability, governance & the impact of policy. www.neighbourhood.gov.uk of shopping centre owners, retailers and at the economies of urban areas. It has local government. Most of the guidance three strands to its output: City People, www.communities.gov.uk/index.asp?id=11 material on the site – on improving City Markets and City Leadership and the 27498 streetscapes, property management, New Economics Forum site gives access to reports on these as well encouraging the “evening economy” as supporting articles. The Centre arranges A “think-and-do tank” that combines and so on – is only available to members. events, such as the Northern Regeneration CHAPTER 4 – THE PUBLIC economic analysis and policy debate Conference in Sheffield. www.atcm.org with practical solutions. The site includes a REALM – GENERATOR OF www.ippr.org.uk/centreforcities range of tools for local economic renewal. VALUES www.neweconomics.org Centre for Local Economic Strategies (CLES) Groundwork Arts Toolkit Local.gov CLES provides a rounded information This site, an offshoot of the Groundwork Trust, " is designed to provide inspiration, service to subscribing organisations, The gateway to news, information, Partnerships UK ideas and practical assistance both to offering a library service, an enquiry point resources, services for local authorities Groundwork Trust staff who want to use This PPP set up by the Treasury in 2000 as and news / listing of new articles and from national local government the arts within regeneration projects and a bridge between the public and private publications. In addition advice on organisations. to artists who want to learn more about sectors on important PFI and PPP schemes particular policy points can be provided. www.local.gov.uk the way that Groundwork engages with – to speed them up and increase the value www.cles.org.ukCivic Trust the arts". Plenty of clear, practical advice they deliver. Areas it works in include is given and eight example projects education (Partnerships for Schools to described in detail. deliver the Building Schools for the Future Lyons Inquiry into Local Government Civic Trust Regeneration Unit programme) and health (Partnerships for Sir Michael Lyons’ reports have advocated www.artandregeneration.comLandscape Health for the NHS LIFT initiative). Institute This long-established body campaigns to greater local choice for local government www.partnershipsuk.org.uk raise the quality of the built environment, so that it can “manage increasing both through conservation work and new pressures on public expenditure, increase build. Links to the 850 civic societies satisfaction and build more prosperous The professional body for landscape Regional Development Agencies (RDAs) beneath its umbrella, and details of the communities”. He promotes the idea of architects. Access to the directory of capabilities and work of the Civic Trust “place-shaping” – local government taking practices and search for a practitioner The RDA secretariat site gives links to Regeneration Unit “responsibility for the well-being of an by specialism. Free selected articles the nine RDAs along with background area and its communities”. from the monthly journal; the Streets www.civictrust.org.uk information on how they function. for People paper is available in the www.lyonsinquiry.co.uk publications section. www.englandsradas.com
35 URBAN REGENERATION TOOLBOX
www.landscapeinstitute.org/ CHAPTER 5 – DESIGN: The Essex Design Initiative Urban Design Alliance
Living Streets A STRATEGIC GUIDE Home of the highly regarded Essex Championing the value of good design, CABE (Commission for Architecture & the Design Guide now with an Urban Place the UDA represents the professions A national pressure group that seeks Built Environment) Supplement, a “design framework for the involved in the built environment – to redress the imbalance in street design, delivery of compact, mixed-use sustainable architects, surveyors, highways engineers, from the car back to those on foot. Its The government’s advisor on architecture, urban development”, currently at its planners, landscape architects and so on – main guidance publication Designing urban design and public spaces; but as the consultation draft stage. A selective and promotes collaboration between Living Streets is available through the site. website says “fundamentally, CABE works “reading list” breaks down into sections them. Limited content on the site, the on behalf of the public. That’s why we’re www.livingstreets.org.uk/ on Design Guidance, Design Standards, main interest being the access to some determined to inspire people to demand Projects and Spaces guidance documents on Returning Roads more from buildings and spaces. They, to Residents; Streets for People; Better after all, are the people left behind after www.the-edi.co.uk Project for Public Spaces Places for Business etc. The Placecheck the planners and architects have moved scheme is their baby. A non-for-profit organisation in the US on.” At the core of the service are the which has worked with a large number client best practice guides on Creating Home Zones www.udal.org.uk of cities on designing successful squares, excellent buildings, masterplans, arts An excellent site by the Institute of parks, markets, civic centres etc. Although projects, schools, and open places. Highways Incorporated Engineers giving the experience is all American, a lot of the Design review is a free service offering an Urban Design Group easy access to a range of information and lessons and advice can be transported to independent expert assessment of schemes guidance on streets “where quality of A campaigning membership group the UK. The cornerstone publication How at an early stage. Other parts of the site life takes precedence over ease of traffic established in the late 70s, the UDG to Turn a Place Around is available contain a digital library of cast studies movement”. There are only a few case seeks to build collaborations between through the site. covering all building types; information studies to view yet. the various professionals that work in on courses and training; and articles and www.pps.org urban design, and to improve the skills, research supporting the central theme of www.homezones.org.uk knowledge and best practice that is promoting good design which leads to required to produce good design. safe, beautiful places to live in that are Rebuilding the Public Realm – Tessa Jowell The Source Book is a listing of also efficient to run. Resource for Urban Design Information pamphlet member practices. (RUDI) www.cabe.org.uk This pamphlet by Tessa Jowell published in www.udg.org.uk This subscription site offers a wide range April 2005 argues that “regenerating the of resources, from case studies to articles public realm must become a priority for Academy of Urbanism and best practice guidance to news and progressive governments.” Her definition events. Aimed squarely at the academic CHAPTER 6 – PUBLIC of the public realm is wide, and includes A high-level cross sector invited group of end of the design profession, there is CONSULTATION – THE ART & not just physical spaces but also buildings, 100 individuals from a wide range of even a section containing classic out-of- SCIENCE OF COMMUNICATING broadcasting, national celebrations and disciplines, brought together to champion print texts. so on . the cause of good quality urbanism in Community Matters Great Britain and Ireland. Led by past- www.rudi.net www.demos.co.uk/publications/tessajowell president of the RIBA, George Ferguson Website for the National Federation of and architect John Thompson of Community Organisations. A source of advice and support on setting up a group. John Thompson Architects, who is the RIBA Directories & Client Services RICS report: The privatisation of public Academy’s chairman. An annual awards www.communitymatters.org.uk space ceremony is held and an education Search for a details of suitable firms of architects, or individual RIBA members. Anna Minton’s report (March 2006) follows programme is being worked on. Or use the free tailored search offered the RICS’ Building Balanced Communities The Glass-House www.academyofurbanism.org.uk by RIBA Client Services to provide list from three years before. Here Minton of recommended practice for your needs. The Glass-House offers practical design warns of the dangers of exclusion posed There is also guidance for those wanting courses, and other support, to tenants, by the latest wave of large regeneration Better Places to Live By Design to run an architectural competition residents and other groups involved projects for those left behind in our in local areas undergoing change. The affluent society. She looks at the private The accompanying document to the soon www.ribafind.org programme is jointly managed by the sector’s involvement in King’s Cross, to be replaced PPG3 still retains a lot of National Communities Resource Centre Liverpool centre, Stratford City etc – which relevant guidance on the design of space with the Architecture Foundation. brings with it private sector security and inside and outside the home. In particular Secured by Design The courses range in focus from entire management. Who owns Britain? and it promotes higher density housing, neighbourhoods to single buildings. What is Public Space? are among the showing how privacy and security need An initiative to raise awareness of the Apart from running residential courses, questions discussed. not be sacrificed. It includes a dozen short design issue that can help reduce crime the group provides advice and support case studies from across the country. in urban areas, under the auspices of www.rics.org/RICSWEB/getpage.aspx?p=zd the Association of Chief Police Officers. to projects around the country, trying vKcuJrL0qj4axpNNdSTQ www.communities.gov.uk/index.asp?id=11 Includes a selection of design guides for to encourage public participation in 44788 different building types, and links to the the design process. There is a link to the Safer Places: the Planning System & Crime Creative Spaces resource, the Architecture Prevention document. Foundation’s roadshow from 1998-2000 Better Public Buildings Award which used creative arts to stimulate www.securedbydesign.com public involvement. Now in its sixth round of annual awards, this programme aims to recognise new www.theglasshouse.org.uk buildings which enhance the communities that surround them.
www.betterpublicbuildings.gov.uk/
36 AN INTRODUCTION TO THE TOOLBOX
Groundwork Trust CHAPTER 7 – PLANNING – Planning Policy Statement 3 (PPS3) Manchester City Council Housing – consultation Represents local trusts – partnerships EVERYBODY WINS! Manchester has led the UK in bringing between the public, private and voluntary DCLG Planning The consultation period for PPS3 ran to forward regeneration schemes to improve sectors – working to improve build February 2006. It will replace PPG3. “The the economic status of the city as well as sustainable communities across the Core documents – Planning Policy aim is that the planning system is used to the city as a place to live. A number of the country. The site links to individual trusts. Statements and their predecessors its maximum effect to ensure the delivery area regeneration projects are described, Planning Policy Guidance Notes, along of decent homes that are well designed, along with the more over-arching policies. www.groundwork.org.uk/ with Regional Planning Guidance and make the best use of land, are energy www.manchester.gov.uk/regen/ Planning Circulars. Also links to Planning efficient, make the most of new building Guidance papers which support the PPS technologies and help to deliver Partnerships Online and PPGs, and Kate Barker’s review of sustainable development.” land use planning. Northern Way David Wilcox’s site is a mixture of personal www.communities.gov.uk/index.asp?id=11 blog and useful material from elsewhere. www.communities.gov.uk/index.asp?id=11 62075 An example of a large scale initiative, here Includes a section of guides on 43104 involving three regional development partnerships, participation and networking agencies joining together to develop ways Regen.net of boosting the economy of the whole of www.partnershipsonline.org.uk Planning Portal the north of England. The ten identified A news and library resource for ‘investment priorities’ place the creation An increasingly important one-stop professionals working in the regeneration of sustainable communities alongside Placecheck shop for local planning documents. The field, from the publisher of Regeneration the attraction of external investment, government’s site for advice aimed at & Renewal magazine. Mainly subscribers Placecheck provides the means, through job creation and retention, and more the public on planning applications and only, but the weekly list of links to topical a checklist of questions, of enabling effective transport links. building regulations. Then drill down documents is free to all, and a good means members of the public to assess the to local planning authorities’ plans and of keeping up to date. The magazine www.thenorthernway.co.uk qualities of the place where they live means of submitting, objecting to and publishes a well-researched annual A-Z – street or neighbourhood – and devise viewing planning applications. of Funding which gives details of over 100 a plan for its improvement. There is a funding streams for regeneration projects, Urban Splash detailed Knowledge Map of information www.planningportal.gov.uk but unfortunately the online version is still and resources in the public realm. Sample the delights of one of the UK’s stuck at the 2003 version. leading developers specialising in urban www.placecheck.info Neighbourhood Statistics www.regen.net regeneration. An amazing array of projects which explains the company’s Access to a wide range of statistics on local impressively influential brand. Shape East’s Consultation Toolkit areas and profiles of neighbourhoods. Renewal.net Crime, healthcare, housing, employment as www.urbansplash.co.uk “A toolkit for preparing and delivering well as population growth and movement, “Although the site has been developed by community consultation workshops about and access to services and transport. the Neighbourhood Renewal Unit, which the built environment” is part of the ODPM [now DCLG], our aim www.neighbourhood.statistics.gov.uk/ CHAPTER 9 – FINANCE. www.shape-cambridge.org.uk/ is to provide an independent, evidence WHERE’S THE MONEY? news/consultyourcommunityFV.pdf based view of what works and what doesn't in neighbourhood renewal”. A key Contaminated land remediation relief Planning in London feature of the site is a range of toolkits Part of the HM Revenue & Customs’ CIRD giving guidance on various topics Urban Forum The journal of the London Planning & Manual on tax relief and credits for Development Forum provides space for “qualifying land remediation expenditure “The aims of URBAN FORUM are to www.renewal.net longer articles. Authors are drawn from “ provide a strong voluntary sector voice awide range of sectors and specialisms on urban and regional policy and the giving a wide-ranging feel to the www.hmrc.gov.uk/manuals/cirdmanual/cird promotion of sustainable regeneration Urban Land Institute 60001.htm publication, much of which is available initiatives. We place special emphasis on to view as pdf files on the website. US based research and networking consultation and on encouraging equal organisation with a European chapter. opportunities for more marginalised www.planninginlondon.com Enhanced capital allowances The emphasis is on the value created by communities.” The main emphasis is on property development. Pricey corporate events but the site also promotes their Businesses can claim tax relief on energy style but produces worthwhile research. uuseful and clearly popular handy guides Planning Resource saving plant and machinery against profits. to the English planning system and local www.uli.org The Energy Technology List specifies the strategic partnerships. Planning magazine’s online presence. criteria that must be met, as well as a list Planning and Regeneration & of products that meet them. www.urbanforum.org.uk Renewal share a publisher and the www.eca.gov.uk/etl websites are closely connected. Like CHAPTER 8 – Regen.net, R&R’s site, you need to THE DEVELOPER’S EQUATION Write to them.com subscribe to the magazine or directly King’s Cross, London for online access to use most of the EU funding An easy way to identify your material here, but the weekly list of One of the key features of Argent’s work representatives at local, national and The main source of UK-wide funding for new documents is free. at King’s Cross has been the consultation European level, and to email messages the last two decades, the European documents it published. From Principles for to them. www.planning.haynet.com/ structural funds, are set to change from a Human City in 2001 to Framework for April 2007. Much of the cash will be www.writetothem.com Regeneration a year later, these, and the diverted to meet the needs of new east responses it received to them, paved the European member countries, areas such way for the planning application. All the as South Yorkshire and Merseyside will documents are available on the website. receive less than half their current income. www.argentkingscross.com
37 URBAN REGENERATION TOOLBOX
ec.europa.eu/regional_policy Government funding Compulsory Purchase Rules CHAPTER 11 – BIG STUFF –
One of a number of online services that Government Circular 06/04 gives guidance REMEDIATION, TRANSPORT & search for suitable grants. This one is free to local planning authorities in England INFRASTRUCTURE but is limited to funds sponsored by the making compulsory purchase orders (CPOs) British Waterways main government departments. www.communities.gov.uk/index.asp?id=11 Canal restoration is in full flood. British www.governmentfunding.org.uk 62557 Waterways published a report in 2004 listing ten priority canals it wanted to restore to use by 2025, as well as looking Development Trusts Association Igloo at some of its recent achievements.
Established in 2002, Igloo was the UK’s “Development trusts provide the vehicle www.britishwaterways.co.uk first urban regeneration fund. It invests in for communities to get active, to build mixed-use urban regeneration projects their skills, to deliver practical change and to recover their belief in themselves and and is jointly managed by Morley Fund Brownfield Briefing Management and Igloo Regeneration, led each other…They have enabled many by Chris Brown (see chapter 11). It has 23 communities to relaunch themselves on The most thorough news service on projects with a completed value of £2.5bn. a path to sustainable growth.” Practical contaminated land issues. A weekly guides on setting up a development trust, emailed newsletter supplements the www.igloo.uk.net and issues such as building an asset base monthly journal, with full archive online and transferring assets can be obtained for subscribers. Also very active in from here. organising conferences. Landfill tax exemption www.dta.org.uk www.brownfieldbriefing.com How to obtain an exemption certificate for landfill tax for waste arising from the cleaning up of contaminated land Disposal of Tangible Fixed Assets (Scottish CIRIA’s Contaminated Land.org Public Finance Manual) http://tinyurl.com/q553u A database of research and technical www.scotland.gov.uk/Topics/Government/Fi guidance. nance/spfm/disposalassets Lottery funding www.contaminated-land.org
A useful guide through the range of funds General Disposal Consent 2003 that distribute lottery money, now more CLAIRE Contaminated Land Applications important to regeneration schemes as Circular 06/03: Local Government Act 1972 in Real Environments European income falls. The Big Lottery general disposal consent (England) 2003 Fund was born out of the merger of disposal of land for less than the best Aims to show through research and the Community Fund and the New consideration that can reasonably be application the value of technologies Opportunities Fund. obtained. for reclaiming contaminated land.
www.lotteryfunding.org.uk www.communities.gov.uk/index.asp?id=11 www.claire.co.uk 44327
VAT: Reduced rate for residential National Grid Property conversions & renovation Public Contracts Regulations 2006 (EU The National Grid owns and has Procurement rules) Conversions that increase the number of remediated some of the UK’s most dwellings and the renovation of dwellings Details of the updated regulations difficult and varied contaminated sites that have been empty for three years covering the awarding of contracts over and this bit of its website provides a range or more, can attract a reduced 5% rate ?5,278,000 for works to public bodies, or of interesting examples of problems of VAT. ?137,000 for consultancy services. Other that have been tackled and the links on this page provide guidance on solutions found.s. http://customs.hmrc.gov.uk the rules and special situations. www.nationalgrid.com/property www.ogc.gov.uk/index.asp?id=1004558 CHAPTER 10 – LEGAL – THE RULES, THE CREATIVE BITS Public: Private Joint Ventures in Urban Building magazine’s Regenerate Regeneration: Keys to Success supplement Consultants BBP Regeneration This monthly magazine that comes with produced this review of what makes a Building contains a lively mix of news, successful regeneration jv in August profiles and features. But most usefully, its 2004. Much of the content is still valid, Toolkit section at the back carries excellent centred around various advantages of ‘how to” articles mainly written by leading development agreements, development practitioners. Recent issues have covered companies and limited liability mixed-use schemes, sun lighting, a project partnerships. Half the 60 pages are management primer and flats above taken up with detailed case studies of supermarkets. The website gives access four schemes. to past issues to subscribers. www.bura.org.uk/sdf/sdf_ppjv.pdf www.building.co.uk JAMES GRIGGS, Manager, JAMES GRIGGS, Manager, information unit, Drivers Jonas
38 UK Property Forum ••••• EXLOWHQYLURQPHQWDJHQGDDFURVVWKH8.
Visit www.battle-associates.co.ukk for information about the 2007 programme of conferences, dinners and exhibitions. URBAN REGENERATION TOOLBOX
THE DICTIONARY OF URBANISM An erudite, comprehensive, and occasionally irreverant, guide to the terminology of urbanism, compiled by urbanist and writer, Robert Cowan
accommodation schedule A list environment, and social and physical to faulty design or construction. of the building types, uses and floor characteristics. background building One that is areas provided (now or in future) Article 4 direction A power not a landmark or object building by a development. available under the General backland development The accommodation works Development Order 1988 (subject development of sites at the back Preliminary works on a development to the approval of the secretary of of existing development, such as site, such as diverting services. state) allowing a planning authority back gardens. to restrict permitted development additionality Benefits of a bad-neighbour use One likely rights. This extends planning control regeneration project that would to be offensive to its neighbours to certain kinds of development not have taken place without it. due to matters such as noise, smell that do not normally require address street One which premises and traffic. planning permission. Article 4 have as their address. The opposite directions are most commonly banking Apart from prostitution, is an urban ring road or a street used in conservation areas. virtually the only function of a lined by the backs of buildings. modern city, according to the asbo (anti-social behaviour order) affordable housing Housing architect Frank Lloyd Wright. An injunction served by the police or for rent set within the reach of The Dictionary of Urbanism, Robert a council on a person over 10 years Bedzed Beddington Zero Energy households with low incomes, Cowan (illustrated by Lucinda old causing harassment, alarm Development, a mixed-tenure and/or housing for sale on a shared- Rogers, with a preface by Sir Peter or distress to a household or a development of houses and ownership basis (predominantly Hall, and published by Streetwise neighbourhood. The orders are not workspaces by the Peabody Trust provided by local authorities and Press, hardback £29.95, ISBN 0- new, but the term asbo has only It was built in 2001 on the site housing associations or trusts), 9544330-0-9) and its continuously now gained general currency. A of a disused sewage works at or low cost market housing. updated online supplement Weybridge man who admitted Beddington in the London Borough (www.urbanwords.info). alleygating Installing gates to in court to using threatening of Sutton, on energy-saving The Dictionary of Urbanism close the back alleys between behaviour while drunk, despite principles. Peabody claims that it is is a comprehensive and often terraces of houses as a means being subject to an asbo, pointed the first large-scale housing scheme irreverent reference for everyone of deterring crime. out in mitigation that in error the to be carbon-neutral. whose business or passion is cities. amenity Something that order specifically stated that he was Big Dig, The The nickname of the It defines and explains almost every contributes to an area’s “prohibited from not being drunk in Boston Central Artery/Tunnel Project, word or phrase that a regeneration environmental, social, economic a public place”. He was acquitted. which rerouted Interstate Highway or built environment professional, or cultural needs. at-grade junction A road junction 93 from the elevated Central Artery councillor, developer, community at which at least one road meets highway through a tunnel. The activist or urban explorer is likely anchor A location’s main retail or another on the same level. elevated Central Artery (whose to hear or read. other attraction. construction in the 1950s had The 500-page dictionary has anywhere development atrium A covered space, usually displaced more than 20,000 been hailed as the standard Development that looks and feels several storeys high, within a residents) had marred the landscape reference on urban design, like it could be anywhere, lacking building. of Boston, Massachusetts, and planning, regeneration and the any local distinctiveness. authenticity The quality of a place cut off the city centre from its culture of cities. “That this book architectonic Relating to the where things are what they seem: waterfront for four decades. The is such a pleasure from beginning technical means of supporting where buildings that look old are new road opened in 2003, five years to end is owed to the author's a building, as distinct from old, and where the social and late and wildly over budget. knowledge and wit,” writes scenographic cultural values that the place seems The six-lane elevated highway Alan Powers in Urban Design to reflect did actually shape it. was replaced by an eight-to-ten- International. “I found it perfect architectural determinism The autonomous house One that lane underground expressway for my needs, giving information belief that human behaviour can be draws only to a small degree, if at directly beneath the existing road, that I could have spent months influenced significantly by the form all, on mains services such as water, culminating at its northern limit in a tracking down by other routes.” and configuration of buildings. heat and power. 14-lane, two-bridge crossing of the You can read the free online architectural zoo A collection Charles River. The project spanned supplement and buy the dictionary of buildings with an assortment award-winning adj. A term 7.8 miles of highway, about half of it at www.urbanwords.info. or confusion of designs. commonly used in the media in an ironic sense to describe a building in tunnels, amounting to one of the area appraisal An assessment of suffering irredeemable failure due largest and most technically difficult an area’s land uses, built and natural infrastructure projects ever 40 AN INTRODUCTION TO THE TOOLBOX
undertaken in the USA. A former and adjusting to increasing health with their infrastructure. home town. Now, the people at director of the project described and ecological hazards in order to built form Buildings and structures. Disney – itself an American family it as “doing open heart surgery on satisfy a desire for material comforts tradition – are creating a place that bulk The combined effect of the a patient who continues to work and easier living. Thomas Saunders celebrates this legacy. A place that arrangement, volume and shape and play tennis”. US Representative wrote about it in The Boiled Frog recalls the timeless traditions and of a building or group of buildings. Barney Frank commented that it Syndrome (2002). The analogy is boundless spirit that are the best Also called massing. would be cheaper to elevate the with a frog jumping into a pan of parts of who we are”. bunker architecture Buildings city than depress the artery. water that is being slowly heated. character area An area with a designed to exclude outsiders. Lubetkin, Berthold (1901-90) The The frog, apparently, adjusts its body distinct character, identified as such most talented of the modernist temperature to that of the water business park A development so that it can be protected or architects working in England in the until it is boiled alive. (See also of mainly office buildings. enhanced by planning policy. The Adrian Wyatt’s article in chapter 1930s, best-known for the penguin bylaw (also by-law and bye-law) degree of protection is less strong one, page 14). pool at London Zoo and the housing Terraced housing built, than in a conservation area. Highpoint One flats in Highgate, bollard-led development A mostly between 1880 and 1914, to charrette (also charette) An event London. He prepared plans for the pejorative term for streetscape the minimum standards specified in (ranging from a couple of hours new town of Peterlee. When they improvements that provide new local bylaws. The houses were laid to several days) that brings together were rejected, Lubetkin abandoned paving and street furniture, such out in parallel streets without trees a range of people to discuss architecture and planning, and took as bollards, but little else. or public spaces, and usually the design issues. up pig farming instead. Towards the front door opened to the pavement. brand v. To make a locality cherry-pick v. To select for end of his life he declared: ‘There distinctive in relation to places call-in The secretary of state can call development those sites which are are only four kinds of artistic with which it is competing. in for his or her own decision any easiest or most profitable, instead activity: fine art, music, poetry and brownfield Previously developed development proposal which he or of selecting more difficult sites or ornamental pastry cooking, of which land she regards as sufficiently important. developing the whole area architecture is a minor branch.” brownlining Avoiding building on capacity building Development comprehensively. bespoke development Carried out contaminated sites or brownfield work that strengthens the ability city region A city and its for a particular client, rather than land. of individuals and community hinterland. being speculative. organisations to build the structures, build quality The degree to which citycide The writer Julie Burchill’s big bang development A systems, networks and skills needed a building is well constructed, as term for a town “condemning development project of sufficient to take part effectively in managing distinct from its qualities of fulfilling itself to destruction” by seeking size to attract further development processes of change. its intended function (functionality) designation as a city. Burchill that would otherwise be unlikely to or making an impact on the senses. cappuccino culture A pejorative was commenting on Brighton’s take place in the area. term for affluent people living building envelope guidelines designation in 2000. “Frankly, big box A building designed to urban lifestyles in central areas. One or more diagrams with wanting to be a city seems to me cover a large area cheaply, usually dimensions showing the car barn Garaging for cars provided about as sensible and life-affirming with extensive car parking next to it. recommended site and massing in the central part of a housing as wanting to be a wart. While Bilbao effect The supposed of one or more buildings. block. The form reduces the degree England’s only Grade I listed pier consequence of a landmark building to which parking disrupts the continued to fall into the sea, while building line The line formed by singlehandedly bringing about continuity of the street frontage. the seagulls grew fat and fierce the frontages of buildings along the regeneration of a city. The from all the uncollected rubbish a street. carrying capacity An area’s ability Guggenheim Museum in Bilbao, left to rot in the streets, while lidos to support development or human designed by Frank Gehry, is famously built environment professional closed and Brighton comprehensive activities without unacceptable said to have had this effect, though A generic term for architects, schools became a byword for consequences, in view of its limited Gehry himself has denied it planners, urban designers, landscape bullying and underachievement, resources (such as food that can be architects, highway engineers, money was thrown ceaselessly at the bimbo architecture The analogy is grown and available energy) and surveyors and others. Denise Scott city bid. The excitement of certain with a female model at a trade other matters (such as biodiversity). Brown, being an architect, planner fair. Buildings designed to attract local politicians over the city bid was and urban designer herself, Celebration A new town built in customers but lacking architectural a revelation to behold; people who understands how different the the 1990s on new urbanist principles integrity. The term was used by had been unable to garner any various professionals sometimes by the Disney Corporation near RIBA president Maxwell Hutchinson. extra enthusiasm or cash in order are. “Put a group of urban Disney World at Orlando, Florida. He said: “Bimbo architecture has to improve such bagatelles as health designers, architects and planners in One of its early advertising a big smile and a pretty face, but or education were now wetting a sightseeing bus and watch them campaigns warbled: “There once nothing between the ears. It is “hi- themselves with righteous fervour as the cameras click,” she suggests. was a place where neighbours tech” architecture without the tech at the thought of getting new “Where do the architects click? At greeted neighbours in the quiet of and with an exclamation mark after headed notepaper.” buildings or clusters of buildings, summer twilight. Where children the “hi”.” clean purchase Buying a piece or at objects – bridges, sculptures, chased fireflies. And porch swings of land without taking on any bioclimatic design Takes account pylons. The urban designers click provided easy refuge from the care uninsured liability for risks that of local climatic conditions to ensure where things come together – of the day. The movie house showed may arise from matters such as minimum reliance on non-renewable buildings against bridges, pylons cartoons on Saturday. The grocery contamination and subsidence. energy sources. beside small houses. The planners store delivered. And there was one blob architecture Buildings that do are too busy talking to each other teacher who always knew you had coarse grain The quality of an not relate to their context or express to look out of the window.” that “special something” Remember area’s layout of building block that place? Perhaps from your and plots having large and their practical function to any great built environment The entire childhood. Or maybe just from infrequent subdivisions. degree. ensemble of buildings, stories. It held a magic all its own. boiled frog syndrome Accepting neighbourhoods and cities community forest A well-wooded The special magic of an American landscape that can include farmland,
41 URBAN REGENERATION TOOLBOX
settlements, leisure facilities, natural conservation officer A local movement of population from cities oversees the detailed design and areas and public open space. authority officer dealing with the to smaller towns and rural areas. construction of a building, but was community heating Centrally conservation of historic buildings. covenant An obligation on the not responsible for the initial design. heated steam or hot water conservation-officer Georgian owner of a piece of land. delivery mechanism (or structure) distributed through a network A term of derision for a style of cul-de-sac (plural culs-de-sac or cul- A means of making development of pipes to heat a large area of architecture designed to satisfy de-sacs) A street open at only one happen, through a partnership, a commercial, industrial or domestic the local authority’s requirements end, usually with a turning area at development trust or a joint venture buildings, or for industrial processes. for a new building that fits into a the other. The cul-de-sac has been a company, for example. community A grouping of people historic context. very popular form of housing layout delivery plan Sets out what with common interests. consult v. “To seek another’s in recent decades due to their a regeneration project aims to compact city An approach approval of a course already decided perceived privacy and security. The achieve and how it will achieve it. to planning based on intensive on,” according to Ambrose Bierce’s question of whether culs-de-sac tend demography The study of development within existing Devil’s Dictionary (published to have higher or lower incidences population change. 1869–1906). of burglary and personal assault urban areas, or on cities with dendritic layout A road layout remains hotly disputed. Urban relatively high densities and limits consultation fatigue An with a tree-like structure of dead designers tend to disapprove of to their growth. unwillingness of people to respond ends connected to branches. See them on the grounds that they Congress for the New Urbanism to being consulted, usually due to also city is not a tree, a fail to contribute to making a The Congress for the New Urbanism past experience of being consulted permeable network of connected densification Increasing the density was convened in 1993 (meeting in with no noticeable effect. streets, creating instead isolated, car- of an urban area, by means such Alexandria, Virginia) and drew up its context (or site and area) appraisal dependent enclaves. Large-scale as redevelopment, backland charter in 1996. The charter outlines A detailed analysis of the features planning based on culs-de-sac development or building on a set of prescriptive principles to of a site or area (including land uses, creates urban sprawl. urban greenfield sites. guide public policy, development built and natural environment, and density The mass or floorspace of practice, urban planning and design, social and physical characteristics) curtilage The site area; the area of a building or buildings in relation aimed at restoring existing urban which serves as the basis for an land attached to a building, used for to an area of land. Density can be centres and towns within coherent urban design framework, the enjoyment of a house and that expressed in terms of plot ratio (for metropolitan regions, reconfiguring development brief, design guide, in some necessary or reasonably commercial development); habitable sprawling suburbs into communities or other policy or guidance. useful way serves the purpose of rooms per hectare (for residential of real neighbourhoods and diverse the building. contextual architecture That development); site coverage plus districts, conserving natural deadweight Expenditure to which takes regard of its setting. the number of floors or a maximum environments, and preserving promote a desired regeneration cookbook engineering A building height; space standards; the built heritage. activity that would have occurred pejorative term for an approach or a combination of these. connectivity The degree to which a even without it. to highway and traffic engineering derivative plot A small plot place is connected by routes to other death by consultation based on the unthinking application created by dividing a larger one. places and to which its own parts of codes, regulations and standards. Opportunities to create successful are connected to each other. development being missed due to design advisory panel A group Coronation Street A television of people (often architects) with conservation Maintaining the most badly managed, ineffective, long- soap opera set in a fictional street specialist knowledge, which meets valued aspects of a building or place drawn-out or untimely discussions of terraced houses in Salford. It has regularly or occasionally to advise a while sensitively accommodating with interested parties. been running since 1960. The street local authority on the design merits change. deck access A means of providing was supposedly built in 1902, to of planning applications or other access to flats or maisonettes whose conservation area One designated celebrate the imminent succession design issues. by a local authority as possessing of King Edward VII. The set for doors are above ground level by design and build An arrangement special architectural or historical Coronation Street was modelled means of a corridor open to the whereby a single contractor designs interest. on the real Archie Street in Salford, air on one side. and builds a development, rather which appeared in the closing defensible space Space over which conservation area advisory than a contractor building it to the credits of the first episode. The the occupiers of adjacent buildings group design of an independent architect. first scriptwriter proposed to call can exercise effective supervision A group of people with specialist Design and build generally produces it Florizel Street. The television and control. The American knowledge, which meets regularly buildings that are relatively cheap company executives thought this commentator Oscar Newman, who or occasionally to advise a local and easy to build, using the methods too unfamiliar. The alternative titles coined the term in 1972, argued that authority on the merits of planning with which the builder is most Coronation Street and Jubilee a lack of defensible space in violent applications, or other planning and familiar. Standards of design are Street were discussed at length one areas could be remedied by, among design issues in a conservation area. often low. evening in a pub. Jubilee Street was other things, design measures conservation area consent preferred – or so all the parties to which increased overlooking, design champion A person Permission to demolish an unlisted the decision believed, apart from and encouraged a sense of personal responsible for ensuring that a building in a conservation area. the one whose job it was to inform or community ownership of space. particular organisation – a local conservation deficit The authority, regional development the TV Times of the name of the deficit financing Financing a difference between the capital costs agency, health authority or new programme. So it was listed development project on the basis of a scheme and the increase in the government department, for as Coronation Street, which it has that the cash flows in the early years value of the property, where the example – promotes high standards remained ever since. are less than the interest payable former is greater than the latter; of design throughout its work. corridor A linear feature (such as a on the debt. the difference between the cost design code A document (usually road, canal or railway) and the land deformed grid A pattern of streets of restoring a historic building and with detailed drawings or diagrams) alongside it. that intersect at irregular angles. its market value, where the former setting out with some precision the counter-urbanisation The is greater than the latter. delivery architect One who design and planning principles that
42 AN INTRODUCTION TO THE TOOLBOX
will apply to development in ownership, suitable for local authority to a housing ‘a particularly severe example of so- a particular place. It provides development. association that is taking over called statement glasses, meant developers with a template within development period The time council housing whose outstanding to confer a degree of gravitas, but which to design their schemes or taken to plan, build and let or sell repairs will cost more than the hinting all the while that he has individual buildings. The code may a development. market price. raffishly artistic leanings’ Spectacles cover a group of buildings, a street with a pronounced geometric shape development plan Prepared by a dress sense The history of male, or a whole area. were a natural style choice in a local authority in the UK planning built-environment professionals’ profession focused on structure and design quality indicator A system prior to 2004 to describe the preferences in clothing will probably form, La Ferla suggested, and they method of assessing the quality of intended use of land in an area and never be written. Its chapters were so prevalent as an insignia buildings in terms of “build quality”, provide a basis for considering would record, among other trends, of the architect’s profession that “functionality” and “impact”. It was planning applications. planners’ choice of sports jacket and developed by the Construction cavalry twill trousers in the 1960s. It ordinary people often tried to development plan document Industry Council and launched would discuss architects’ preference copy them. She quoted a New York (England and Wales) A spatial in 2002. for bow ties (said to be explained by eyewear retailer: “You never hear planning document prepared by a customers saying, “Make me look design statement A written the need to avoid a necktie dangling plan-making authority and subject like a lawyer”. It’s always “Give report, supported by illustrative over the drawing board), for to independent examination. me that architect type of look”.’ material, accompanying a planning coloured spectacles in the 1980s development rights The right of Winning the competition made application. The statement shows (sometimes with brightly coloured a landowner to develop, and to Libeskind so famous that the press how the applicant has analysed the shoes) and, along with other types reap any consequent increase in the reported that shops in New York site and its setting, and formulated of designers, for dressing entirely value of the land, was effectively were selling out of his trademark and applied design principles to in black – though not if they are nationalised by the Town and elk-skin cowboy boots. achieve good design for buildings classicists – since the 1980s. The Country Planning Act 1947. The and public spaces. history would record conservation drop lock loan A means of justification was that the betterment planners’ preference for waxed managing the interest rate on design-led development (or (the increase in land value) rightfully Barbour jackets; engineers’ a property development and regeneration) Development whose belonged to the community that preference for short-sleeved shirts; providing the developer with form is largely shaped by strong created it, although a £350 million landscape architects’ choice of predetermined sums of money design ideas. fund was provided to compensate shirts with floppy collars; and urban over an agreed period of time. desire line The shortest, most direct landowners in some cases. Increases designers’ choice of blue shirts with drowned worm A type of route between facilities or places. in land value were taxed by a 100 button-down collars in the 1990s suburban layout in which roads per cent betterment clause. The developer’s fit-out Constructing (darker blue at the end of the curve this way and that, seemingly system came into operation in 1949. an office building with suspended decade), moving towards dark grey at random, in a desperate attempt It was discontinued two years later ceilings and raised floors, but and black shirts (with collars not to create some variety. without partitions. This is a more following the defeat of Clement buttoned down) by 2002. It might edge city A place in the suburbs of advanced fit-out than shell and core. Attlee’s Labour government, though also note developers’ transition from a metropolis (particularly in the USA) development rights have remained traditional dark blue pinstripe for development Statutorily defined that has developed into a major nationalised ever since. much of the post-war period to under the Town and Country centre for office employment and development trust A community- open-necked shirts and more casual Planning Act 1990 as “the carrying shopping, taking advantage of easy led enterprise with social objectives, suits in the ’90s, to blatant smart- out of building, engineering, mining accessibility by car and low land sharing benefits within the casual designer gear for the or other operation in, on, over or values. Suburbs which housed community (mutuality), creating new generation of inner city loft under land, or the making of any people who originally commuted opportunities for local people developers, seeking cultural material change in the use of any to the city centre now provide (empowerment), and acquiring realignment with so-called building or other land”. Most forms customers and workers for new an asset base. “creatives”. An entry in the satirist of development require planning centres. Ian Martin’s fictional diary column permission. development value The difference in Building Design reads: “Friday: electrosmog Unwanted between the value of land in its development appraisal A Invited to merge with a major electromagnetic emissions from existing or past use, and its current structured assessment of the engineering and transport structures such as overhead market value for development; the characteristics of a site and an consultancy. Decline, as I refuse to electricity cables and mobile phone potential for increasing the value explanation of how they have been wear a jumper over a shirt and tie.” masts. The extent to which such of land or buildings by developing taken into account in drawing up Ruth La Ferla, writing in the New pollution is a danger to health them by means of building work development principles. York Times about the competitors is a matter of controversy. or change of use. development brief A document for the design for the World eminent domain The power dig and dump Dealing with a providing guidance on how a Trade Center site, asked: “Why do to condemn and compulsorily contaminated site by removing specific site of significant size or architects wear round, thick-framed purchase property. sensitivity should be developed the soil. glasses?” She traced the fashion empowerment Creating in line with the relevant planning doughnut (or donut) effect The back to Le Corbusier and the desire opportunities for people living in a and design policies. downtown area of a city being of architects to “trademark their particular area to become actively abandoned as people and activities faces, much as they trademark a development control The process involved in the processes of change. building”. La Ferla noted that Rafael through which a local authority move out to the suburbs, leaving a Viñoly, one of the shortlisted enabling development determines whether (and with “hole in the middle” like a ring competitors, “appeared in Commercial development whose what conditions) a proposal for doughnut. photographs wearing two pairs of profitability makes possible a related development should be granted downstream Later in the spectacles on his head – something development or restoration of social, planning permission. development process, as opposed of a fashion signature”. historic or environmental value; to upstream. development parcel A piece Competition-winner Daniel development (such as building an of land, usually under a single dowry A sum of money paid by a Libeskind’s frames, meanwhile, were access road) that is necessary for
43 URBAN REGENERATION TOOLBOX
carrying out another development. The New York Times commented: area of a building or buildings on a to check the growth of a large built- enclave A part of a town or city “Euralille looks and feels as if a site (excluding temporary buildings up area, to prevent neighbouring without significant through lunar research station has crash- and open spaces with direct external towns merging into one another, or movement; an area disconnected landed on to a small, respectable access between the wings of a to preserve the special character of from the continuous urban fabric. French market town. This is meant building); the area providing goods a town. Green belts have been one as a compliment.” and services to, and receiving waste of the most popular instruments of enclavism A pejorative term for and pollution from, a town or city. the UK planning system. The deputy designing an urban area as a series express consent Planning prime minister John Prescott said: of distinct enclaves rather than as permission expressly given (in the forward planning Preparing “The green belt is one of this continuous urban form. case of various advertisements, development plans, as opposed to notices and signs), as opposed to development control planning, government’s finest achievements, encroachment Development on being deemed to have been given which applies them. In that sense and we’re going to build on it.” land that was formerly part of through the local authority’s not it is not the tautology it seems. greenfield land That which has a street or other public space. making any objection. The phrase frontage development Buildings not previously been developed. end user A person who uses a has nothing to do with speed. whose entrances front on to a road greenwash To present an action building or place after it is newly expression The way in which a or street. as being more ecologically or built or renewed. building reveals its use, its structure gated estate (or community or environmentally sensitive than end-of-pipe activity Something or the intentions of its designer(s). development) An area of private it actually is. that is done at the end of a eyes on the street People whose housing closed off from public greenway A network of spaces regeneration process, such as presence in adjacent buildings or streets, surrounded by a high wall providing a route through an urban evaluation and monitoring. on the street make it feel safer. or fence and protected by an area for people (on foot and enforcement Councils take facilities management Managing electronically operated or guarded bicycles) and wildlife. enforcement action to ensure that buildings, structures and their gates to make the residents feel grey space A open space that is not any unauthorised development systems. more secure. green (a street or an area of paving, either gets planning permission, Gazzard’s Law of Urban Vitality for example). or is altered, removed or (if it is feng shui The ancient Chinese art The law, formulated by the an operation rather than a of placement. The architect Norman grid A network of streets Australian architect Don Gazzard, building) stopped. Foster consulted a feng shui adviser intersecting at approximately in designing the Hong Kong and states that it takes 100 Australians right angles. enquiry by design A form of Shanghai Bank in Hong Kong, and to create the same street life as urban design and planning charrette gridiron A street layout based the art became fashionable in the 10 Italians. or workshop in which stakeholders on rectangular blocks. UK in the 1990s. The London General Permitted Development in a proposed development, ground rent A sum of money Evening Standard columnist Victor Order The GPDO grants permission including local authorities, residents, (usually nominal and paid annually) Lewis-Smith has suggested that feng for certain defined classes of developers, landowners, voluntary charged by a freeholder of a is correctly translated as “sense” and development, mainly of a minor groups, employers and retailers, property to a leaseholder. shui means “more money than”. character. The most commonly used collaborate in producing a master groundscraper A building with festival marketplace A shopping class permits a wide range of small plan through a workshop that can a large floorplate. The term, with centre with public space, small extensions or alterations to dwelling last up to a week. The term was its intentional echo of skyscraper, shops, stalls and cafes, designed houses. introduced to the UK in 1999 by became current in the 1980s to as a venue for leisure as well gentrification The process of English Partnerships and the Prince’s describe banking buildings that as shopping. people with higher incomes moving Foundation, drawing on experience provided large trading floors and into a residential area and carrying from the USA and Australia. floorplate The area of a single buildings with wide and deep out improvements. envelope scheme A programme floor of a building. office floorspace. grade separation Movement directed at improving the outer floorspace Gross external guided busway A special track occupying different levels (a fabric of an area’s buildings, leaving floorspace is calculated according to which only buses can use. Buses are pedestrian deck above streets, or internal improvements to be carried the overall dimensions of a building slightly modified to use the track, roads crossing over a motorway, for out independently. or buildings, including the thickness but cars and other vehicles will not example). The opposite is movement environmental determinism of external walls. It consists of the fit it. The track enables buses to being at grade. The belief that the environment total floorspace in the development, move faster and more quietly influences behaviour, and hence excluding floors completely or grade-separated intersection A than on a normal road. mainly below ground level. It road junction at which at least one that undesirable behaviour can hardware The buildings and includes the gross floor area of road passes over another. be prevented by changing the infrastructure of a regeneration covered car parking and structures environment. grading uses Arranging a mix of programme, as opposed to the on the roof (such as lift and tank equity-sharing arrangement several different uses so that only software such as education rooms), and servicing areas and A means of sharing the financial “compatible” uses are next to each programmes and public other ancillary uses not below or interest in a property development. other. For example, offices might be relations campaigns. mainly below ground level. Gross next to housing, workshops next to essential workers Those who headline rent The level set before internal floorspace is the total floor offices, and general industrial uses provide essential services in urban any inducement is made to a area of a building, including internal next to workshops. areas but may have difficulty in walls, partitions, piers, columns, prospective tenant. green belt A special policy defining finding affordable places to live chimney breasts and stairwells. The head-turner A high-profile event an area within which only a highly with convenient reach of their work. thickness of perimeter walls and any organised as part of a regeneration restrictive schedule of changes Euralille The transport hub around floor area where the floor-to-ceiling initiative. constituting development under the TGV station in the northern height is less than 1.5 metres are the planning acts will normally be helicopter view An overall, holistic French town of Lille, masterplanned excluded from the calculation. permitted. The government defines view of a regeneration concept. by the architect Rem Koolhaas. footprint The total ground floor the purpose of a green belt as being heliotropic design Orienting
44 AN INTRODUCTION TO THE TOOLBOX
buildings taking account of the inhabited as activity moves out Garden City. Cities. Written in 1958–60 and position of the sun. to the suburbs. human scale Development is of a published in 1961, The Death heritage dividend Economic and home zone A small, highly traffic- human scale if its size, position and and Life attacked contemporary social benefits of conserving historic calmed, residential area, often with details relate to passers-by in a way planning practice and passionately buildings and places, by encouraging road and pavement integrated into that makes them feel comfortable advocated traditional, mixed-use tourism, for example. a single surface, where pedestrians rather than intimidated. neighbourhoods. Jacobs castigasted the planners and architects who she heritage mortician A pejorative and cyclists have priority over cars. iatrogenics Ameliorating a problem saw as being in thrall to utopian term for a conservationist who homogenise To make places the that was itself caused by previous ideas, who were more concerned restores a building to a state same as one another. treatment or action. Example: with what development looked like from which it will not be allowed “Some funding goes towards hot-block A street or street block than with how they worked, or who to change. iatrogenics, such as when finance to where illegal activities take place. were reshaping cities in the interests improve the public realm is provided heritagise A pejorative term for household fission Households of the car – or all three. Her criticism as a planning gain from projects making a building or place look old. shrinking in size due to such factors of the garden city pioneer Ebenezer that themselves inhibit people from heteropolis A city with a great as children setting up on their Howard was typical. ‘Howard set walking.” diversity of ethnic groups, lifestyles own sooner; separation and divorce; spinning powerful and city- and languages. and old people living independently icon A particularly significant and destroying ideas,’ she wrote. ‘He distinctive building or structure. conceived that the way to deal with high-quality public transport for longer. the city’s functions was to sort and That which is able to compete Howard, Ebenezer (Sir) in the heart of An estate agents’ sift out of the whole certain simple with private vehicles in terms (1850–1928) Founder of the garden euphemism for, according to Charles uses, and to arrange each of these of convenience, speed, price city movement. Howard is credited Jennings, “in immediate proximity in relative self-containment.’ She and reliability. The term is used as a founding father of town to the principal thoroughfare of; argued that Howard conceived of to include light rail, guided bus planning, though his real aim was girdled by a vicious one-way system; good planning as a series of static ways and particularly high-quality much more ambitious: to introduce has a branch of Woolworths at acts. “In each case the plan must bus networks. a practical means of radical social rear.” anticipate all that is needed and be and economic reform in Britain. He induced traffic Vehicle movements hing (Glasgow) To hang out of a protected, after it is built, against published his proposal in 1898 in that are a response to the building window (leaning on the window sill) any but the most minor subsequent Tomorrow: a peaceful path to real of a new road. having a leisurely conversation with changes. He conceived of planning reform (which in later editions someone in an adjacent window or information economy Economic also as essentially paternalistic, if became Garden Cities of Tomorrow). in the street below. activity based on scientific, technical not authoritarian.” From 1952 to Howard considered the large cities Hitch-hiker’s Guide to the and design-related knowledge. 1968 Jacobs was associate editor of his time to be “ulcers on the very Galaxy, The A comic science fiction interrupted grid One whose of Architectural Forum She was face of our beautiful island”. He saga by Douglas Adams, broadcast irregularity comes from buildings a member of the New York wrote in Tomorrow: “These crowded on BBC radio in 1978, published as and other structures being placed Community Planning Board, cities have done their work. They a book in 1979, and later made so as to interrupt some lines of sight. campaigning effectively to save were the best which a society largely into a television series and a film. Greenwich Village and other based on selfishness and rapacity invisible tenure Owner occupiers, The guide’s researcher is called Ford neighbourhoods, particularly from could construct, but they are in the private renters and social housing Prefect. He is an alien who chose his the expressway-building ambitions nature of things entirely unadapted tenants living indistinguishably in name thinking it would be “nicely of Robert Moses. In 1968 she, her for a society in which the social side the same development, unlike inconspicuous”, having identified architect husband and two sons of our nature is demanding a orthodox development where the cars as the dominant life form on moved to Toronto after the boys larger share of recognition.” tenure is usually easy to identify. earth. Prostetnic Vogon Jeltz of declared that they would rather go Howard dreamt of a society based iterative dialogue A process in the Galactic Hyperspace Planning to prison than accept the draft to on cooperation. His idea was to which the client and the designer Council tells the people of Earth: Vietnam She was soon a notable create “garden cities” in the develop a design by repeatedly “As you will no doubt be aware, public figure in that city, successfully countryside. People would be reviewing and improving it. the plans for development of opposing its expressway plans. She attracted from the old cities, whose the outlying regions of the Jacobs, Jane (1916-2006) Writer became a Canadian citizen in 1974. densities would decline, allowing Galaxy require the building of a and urban activist. “When we deal Jacobs pioneered approaches to them to be re-planned on garden hyperspatial express route through with cities we are dealing with life citizen participation in planning city lines. Garden cities would have a your star system, and regrettably at its most complex and intense,” that have since been widely population of no more than 32,000 your planet is one of those she wrote. It was her sense of the adopted, and her prescriptions in each. They would combine the best scheduled for demolition.” On a richness and excitement of the life The Death and Life, based on her of country life with the best of city more mundane level, the earthling of cities that made her probably the careful observations, have become life, without the disadvantages of Arthur Dent has already heard from twentieth century’s most influential orthodoxies of urban design. She either. The freehold of each garden Mr Prosser of the local planning commentator on urban affairs. further developed her thinking city would be collectively owned, so department that his own house is to Born Jane Butzner in Scranton, about cities and economies in a the rise in land values brought be demolished to make way for a Pennsylvania, she became a secretary series of remarkable books such about by the creation of the city bypass. “It’s not as if it’s a in New York after deciding not to as Cities and the Wealth of would be retained as part of the particularly nice house,” Prosser says go to university. Soon she was Nations (1989) and Systems of community’s wealth, rather than as Dent lies down in front of the writing articles inspired by her close Survival (1992). being siphoned off by developers bulldozer. Dent replies: ‘I’m sorry, observation of the life of the great and speculators. The larger urban Jerusalem of temperance Preston, but I happen to like it.’ Says Prosser: city. William H White, himself a units of the future, which Howard Lancashire, in the nineteenth “You’ll like the bypass.” brilliant observer of such matters, called “social cities”, would be century. The town was a centre of commissioned the articles that led to hollowing out The process by federated clusters of garden cities. the temperance (alcohol-avoidance) her first and most famous book, The which the centre of a town or city Howard founded the two garden movement. Death and Life of Great American becomes less densely used and cities of Letchworth and Welwyn
45 URBAN REGENERATION TOOLBOX
joke town One whose name alone meaning “the crowlike one”, was a would be laid down by technical Radieuse was just landscape.” is used to raise a laugh. UK examples name adopted from his maternal experts on the basis of “truth”, not Learning from Las Vegas An include the new city of Milton grandfather. At 13 he was “opinion”, and realised through the influential book by Robert Venturi, Keynes (possibly in reaction to its apprenticed to a watchcase government’s absolute authority. Denise Scott Brown and S Izenour, lavish, bucolic and smug self- engraver, following his father’s craft. Le Corbusier wrote in The City of published in 1972. It celebrates the promotion in the early years); the He soon turned to architecture. He Tomorrow in 1924: “I was assisting richness of unplanned urban form north London suburb of Neasden studied in Paris with Auguste Perret, at the titanic reawakening of a and helped lay the foundations for (satirised in the magazine Private the engineer, architect and pioneer comparatively new phenomenon... postmodern design. The authors Eye); the south London suburbs of of reinforced concrete. In 1914 traffic. Motors in all directions, argued that the pop architecture Penge (probably due to the sound Jeanneret designed a system for going at all speeds. I was of Las Vegas strip development of the word) and Surbiton (possibly building what he called the Dom-ino overwhelmed, an enthusiastic was a vernacular that could inspire because it sounds like suburb-town); house. The English garden city rapture filled me... the rapture of a new, popularly accessible the town of Slough (not helped by approach to housing layout and its power. The simple and ingenious architecture. ‘If you ignore signs as Bunyan’s Slough of Despond, and cooperative ideas (rather than its pleasure of being in the centre of “visual pollution”, you are lost,” later condemned in John Betjeman’s decentralisation proposals) were an so much power, so much speed. We they write. “If you look for “spaces 1937 poem “Slough”: “Come early inspiration. He moved to Paris are a part of it... we have confidence between buildings” in Las Vegas, friendly bombs, and fall on Slough!/ permanently in 1916. His Plan for in this new society... Its power is you are lost. If you see the buildings It isn’t fit for humans now”; and the a Contemporary City, published in like a torrent swollen by storms; of urban sprawl as forms making town’s image suffered further from 1922, was intended to demonstrate a destructive fury. The city is space, they are pathetic – mere its portrayal in Ricky Gervais’ 2002 the principles of urbanism. Land uses crumbling, it can not last much pimples in an amorphous landscape. television comedy series The Office); (offices, housing, industry and longer; its time is past. It is too old. As architecture, urban sprawl is and Pratt’s Bottom (due to what the so on) were strictly zoned, and The torrent can no longer keep to a failure; as space, it is nothing. name evokes – though it refers to a accommodated on a symmetrical its bed.” The Radiant City was his It is when you see the buildings as valley bottom). Whether in any of grid of roads. The centre of the city vision of how the syndicalist society symbols in space, not forms in space, these cases the ribaldry is justified would be a multi-level transport would be realised in urban form. that the landscape takes on quality by a notable lack of distinction is interchange, surrounded by 24 Although the scheme was libertarian and meaning. And when you see no a matter of opinion. 60-storey office skyscrapers. at its most local level, every aspect buildings at all, at night when kine slice (North Staffordshire) The buildings, all of them mass- of production was organised from virtually only the illuminated signs Supposedly the local pronunciation produced, were set in parks. The the top. The plan would be devised are visible, you see the Strip in its of council house. Contemporary City would depend by technical experts, confident in pure state.” on centralised authority exercised the rightness of their own values kiss and ride One spouse driving lease and leaseback A landowner by an elite through large and detached from the political another to a station to take the (often a local authority) leasing a organisations. All the housing would process. In 1950 he was appointed train to work. An alternative to property to a developer, who leases be cooperatively owned and run by architectural adviser for Chandigarh, park and ride. it back to the landowner on a its residents. Le Corbusier presented the new capital of Punjab There he shorter lease. The guaranteed rent Lake Wobegon The fictional his next vision in the Plan Voisin built the beginnings of the city of enables the developer to finance small Minnesota town featured in (named after its sponsor and his dreams, without giving close the development project. Garrison Keillor’s radio broadcasts happening to be the French for attention to its social and economic and subsequent book Lake neighbour) for Paris in 1925. The setting. Later he developed ideas for legibility The quality of a place Wobegon Days “It is a quiet town, business district on the Right Bank linear cities. Le Corbusier died at the being welcoming, understood easily where much of the day you could would be demolished and replaced age of 77 after suffering a heart by its users, easy for visitors to orient stand in the middle of Main Street by skyscrapers, open spaces and attack while swimming. Jane Jacobs themselves in, and presenting a clear and not be in anyone’s way – not motorways. Motor traffic would be commented in 1961 on what she image to the wider world. forever, but for as long as a person at ground level, with pedestrians on saw as Le Corbusier’s disastrous life-cycle costing Assessing the would want to stand in the middle three upper levels. “Imagine all this influence. “Le Corbusier’s dream city total cost of a building over its of a street”. junk,” he wrote of historic Paris in has had an immense impact on our operating life, including the land bank A series of sites, owned Urbanisme in 1925, “which till now cities. It was hailed deliriously by construction, maintenance and by a developer, house builder or has lain spread out over the soil like architects, and has gradually been running costs. a dry crust, cleaned off and carted embodied in scores of projects, housing associations, being held lifetime home Designed to be away.” Le Corbusier became a leader ranging from low-income public for future development. adaptable to meet a household’s of ciam, the International Congress housing to office building projects… Le Corbusier (Charles-Edouard changing needs, and to be accessible of Modern Architecture. Around His city was like a wonderful Jeanneret) (1887–1965) Swiss-born and safe for people to live in at all 1930 he embraced syndicalism, mechanical toy… his conception, architect, town planner, visionary stages of their life. the ideology based on the idea as an architectural work, had a and painter. One of the greatest of independent groups of workers dazzling clarity, simplicity and link wilt The weakening of working architects and most influential town owning and managing the means harmony. It was so orderly, so visible, relationships between organisations planners of his time, he helped of production. In 1930 he formally so easy to understand. It said involved in urban regeneration. give a generation of architects and adopted his pseudonym, Le everything in a flash, like a good local development document planners the confidence to demolish Corbusier, and became a French advertisement… But as to how the (England and Wales) A statutory large parts of cities and rebuild citizen. Le Corbusier’s next urban city works, it tells… nothing but development plan document or them according to modernist vision was of the Radiant City (La lies.” Thomas Deckker has written: a non-statutory supplementary principles, seeing themselves as Ville Radieuse). At its centre would “Le Corbusier’s vision was of the planning document contained in visionaries whose time had come. be high-rise blocks of flats called solitary observer of a well-ordered a local development framework. “Corb’s was a vision that took,” unités Each would house 2,700 urban life: it contained no view on Michael Sorkin writes, “and it local development framework people and provide leisure facilities, what constituted urban culture continues to be the default for (England and Wales) A portfolio of workshops, meeting rooms, a school, nor on how it was formed or large-scale housing around the local development documents that a laundry and a food shop. The plan transmitted; the centre of the Ville world.” Le Corbusier, a pseudonym together provide a framework for
46 AN INTRODUCTION TO THE TOOLBOX
delivering the spatial planning and planning officer, he planned the where everyone is on drugs and e) The public should participate in strategy for an area. Local “concrete collar” of the inner ring drives slowly anyway.” the design process. f) The human development frameworks replaced road that so disastrously carved up natural surveillance The scale should be preferred over that the structure plans, local plans and the centre of the city in the 1960s. discouragement to wrong-doing of the car. g) Any street should be unitary development plans of the “I’m not interested in small by the presence of passers-by or the part of a street network. h) Street pre-2004 planning system. solutions, only big ones,” he said. ability of people to see out of blocks should be square, rectangular local development scheme Colin Ward notes that Manzoni windows. or irregular, with sides preferably “was not an ignorant technocrat between 250 and 600ft. i) Lobbies, (England and Wales) Sets out a local negative space That which is spiralling up the local authority major ground-floor interior spaces authority’s programme for preparing poorly defined, hardly enclosed, and promotion circuit. He was a and public gardens should be local development documents. difficult to make sense of. cultivated and dedicated public regarded as an extension of the local distinctiveness The positive servant devoted to his city and using neo-traditional planning A name city’s public space. j) Cars are best features of a place and its the best wisdom of the period to used around 1990 for what was later accommodated in the middle of communities which contribute to its solve its traffic problems. In called new urbanism, with which it blocks or underground. k) The special character and sense of place. retrospect, we could cynically is now used interchangeably. ground floors of multi-storey car Lubetkin, Berthold (1901-90) The conclude that more fortunate cities neo-vernacular A new parks fronting pavements should be most talented of the modernist had an engineer who was lazy, close interpretation of a vernacular style occupied by pedestrian-related uses. architects working in England in the to retirement or addicted to golf, of building. l) Multi-storey car parks should have 1930s, best-known for the penguin as traffic would then have been significant public faces. m) Multi- net density The number of people, pool at London Zoo and the managed through one-way systems, storey car parks should be designed rooms or housing units on an actual Highpoint One flats in Highgate, park-and-ride provision or neglect, with future conversion to a different housing area, including local streets London. He prepared plans for the and the physical fabric of the city use in mind. n) Surface car parks but excluding open space, public new town of Peterlee. When they would have remained intact.” should double up as significant buildings or other uses. were rejected, Lubetkin abandoned match funding The balance of public gardens. o) Street blocks architecture and planning, and took net internal floor area Measured funding required to implement a should be lined with regularly up pig farming instead. Towards the between the internal faces of regeneration project over and above planted trees. p) There are two end of his life he declared: “There external walls, and excluding that contributed by a major funder. kinds of buildings: fabric and are only four kinds of artistic common parts and services. monumental. Fabric buildings mongoose architecture A activity: fine art, music, poetry and net present value The present should conform to all street and pejorative term for a series of ornamental pastry cooking, of which value of benefits minus the present block-related rules and be consistent buildings that all face in the same architecture is a minor branch.” value of costs. NPV is used as a in their form with all other buildings direction (overlooking a river, for magazine architecture Designed measure for assessing the economic of their kind; monumental buildings example) instead of contributing primarily to look good in viability of road schemes. should be free of all formal to a more thoughtful piece of photographs in glossy constraints. q) Regionally proven urban design. net site housing density A methods of building should be used majority minority city One in measurement of housing density music Many shops and other semi- wherever possible. r) Easily available which ethnic minorities collectively that includes only those areas that public places use music to attract or local and recyclable materials should account for a majority of the will be developed for housing and relax customers, or to repel visitors be used wherever possible. population. directly associated uses. deemed undesirable. A shopping s) Labour-intensive building make no little plans “Make no mall near Sydney, Australia, for never trust air you can’t see An processes should be used where little plans, they have no magic to example, was reported in 2000 to unknown New Yorker explaining his economically possible. t) Low-energy stir men’s blood” is often quoted as have found a new role for piped dislike of the countryside. consumption and pollution-free a saying of the US planner Daniel music. “We started playing Bing new urbanism The approach to operations should be pursued Burnham, though Joseph Rykwert Crosby’s records through the mall’s town planning and urban design wherever possible. u) Buildings notes that the remark is now PA system as an experiment,” a advocated by the Congress for the should be designed and built with a considered apocryphal. spokesman said, “and quickly found New Urbanism and the Council for view to renovation and reuse over a mallification The progressive that teenagers who normally hang European Urbanism, emphasising long period. v) Specific street, block replacement of open, public streets around causing trouble couldn’t the physical characteristics that and building design rules for public and places by private covered, stand the music or lyrics, and soon traditionally have made successful and private developments should be enclosed spaces. moved on. One song in particular, neighbourhoods, and the need for designed and presented in the form “My Heart is Taking Lessons”, drove smart growth. Elizabeth Moule and of a code. Mammon The false god of wordly them up the wall, and even though Stefanos Polyzoides set out some of riches. The author and journalist noisy architecture A pejorative most of the shopkeepers hate it too, the movement’s physical conventions Simon Jenkins once described his term for buildings that overwhelm that’s a small price to pay for for creating new development on home city of Birmingham as “a city their neighbours by their size or improved security.” traditional patterns at the scale of that sold its soul to Mammon and design. naked street One without (or with the building, block and street: a) lost the receipt”. He later conceded non-conforming use A land use minimal) signs and road markings. Buildings, blocks and streets are that it had recognised its error. that does not comply with the Advocates for naked streets argue interdependent. b) The totality of man on the Clapham omnibus, current rules, regulations or policies that they tend to make places safer the street, block and building should the An ordinary person. The phrase for that site. by encouraging street users to keep be shaped through design, not dates from when “man” was used to a careful eye on other users. This policy planning. c) Urban design non-recourse finance Loans on refer to people of both sexes. In fact radical idea provoked from the should express the cultural variety property that are not supported by twice as many women as men use Sun a rare editorial on highway inherent in climatic, social, economic collateral unrelated to that property. public transport. engineering. “Have you ever, in your and technical difference. d) Urban opportunity cost The value of the Manzoni, Herbert (Sir) City whole life, heard of anything more design should be an integration and most valuable alternative use of a engineer of Birmingham from 1935 stupid?” the Sun asked. “Apparently collaboration of all architectural, building or piece of land. to 1969. As Birmingham’s engineer engineering and design disciplines. the idea was conceived in Holland, orchard bourgeoisie Relatively
47 URBAN REGENERATION TOOLBOX
wealthy people whose primary Léon Krier, Poundbury has been planning obligations. More often urban marker A feature that acts home is in the country, but whose the leading UK example of they are known by the informal as a landmark in the streetscene. livelihood is mainly urban and who new urbanism. term planning gain urban morphology The study of get no closer to agriculture than profit erosion An agreement sequential test Examining a urban form. tending some fruit trees. between a developer and funder planning proposal to determine if urban renaissance The phrase parcelisation (also parcellation) specifying that the developer there are preferable alternative sites adopted by Tony Blair’s first Labour Bringing together sites in different will take a reduced profit if (brownfield rather than greenfield, government for what had previously ownership for development. the development fails to let closer to the centre of town, or been called urban regeneration park and ride An arrangement by well enough. offering better pedestrian or (around 1995–1998), and before which people who park at a public realm The parts of a village, vehicular access, for example) that that, urban renewal (common until specified location (or locations) town or city (whether publicly or should be developed first. 1995). Promoters of urban change outside a town or city centre are privately owned) that are available, sex The writer Angela Carter rebrand their activities from time provided with public transport without charge, for everyone to see, suggested that “cities have sexes: to time to distance themselves into the centre. use and enjoy, including streets, London is a man, Paris a woman and from previous calamities. Urban park and sweat A building squares and parks; all land to which NewYork a well-adjustedtranssexual” regeneration emerged as the containing a car park and fitness everyone has ready, free and legal sizzle n. Features that supposedly preferred phrase of the private centre. Driving to a place where access 24 hours a day. make something easy to sell. sector, conveying a suggestion of one exercises is a characteristically quantity surveyor One who Example: “Liverpool is the sizzle that rebirth engendered by market modern activity. measures the amount and costs sells the sausage, which is the rest forces. Urban renaissance, in its turn, was heralded by Lord Rogers’ Urban park-once environment of materials to be used in a of Merseyside” (from a discussion Task Force in 1999. The phrase and Development that makes it construction project, and who advises in 2003 of regional promotional its historical overtones hinted at a convenient to park once and visit a on the costs and economics of campaigns). The term is used design-led approach which would number of nearby locations on foot. building. particularly to describe superficial design features on a house that inspire an upsurge of creativity a pastiche A composition (in quarter A distinct district of a city. have no purpose other than to rediscovery of urban life. architecture, for example) drawing Radburn layout A type of housing help attract a buyer. urbanist One who studies or seeks on parts of other works or elements layout segregating traffic and to influence the processes of change of various styles. The word is used pedestrians. Culs-de-sac for vehicles slurbia Suburban development at in human settlements. both with and without pejorative serve one side of a line of houses, the urban fringe oozing out into intent. and footpaths serve the other side. the countryside beyond. vernacular The way in which ordinary (rather than monumental) pedestrian guardrail A fence The layout, used widely in the 1950s social capital An area’s social buildings were (or are) built in a erected at the edge of a pavement and ’60s, was often unsuccessful. In assets, principally intangible like particular place before local styles, to prevent pedestrians crossing many cases Radburn estates have voluntary associations, community techniques and materials were (or wherever they want. Designed been modified to provide combined networks, social stability and other have been) superseded by imports. to promote pedestrian safety vehicle and pedestrian access from “feelgood factors”, butalso including and to prevent pedestrians from one side, and the culs-de-sac have concrete elements such as the range wow factor A feature or aspect of obstructing traffic, they make a been linked to create connected and quality of housing, schools, a building or place that surprises at major contribution to destroying routes. The name derives from the hospitals, shops and other facilities. first sight. A character in Thomas the informality of shopping streets estate that pioneered it in the 1920s sustainable Likely to have a Love Peacock’s satirical 1816 novel and to making people on foot at Radburn, New York. positive impact on the social, Headlong Hall, a landscape gardener subservient to those in vehicles. region An area between the size economic and environmental of the picturesque school, explains that he aims to give his layouts the pedshed The area within a 10- of a city and a nation. conditions of people in the future character of unexpectedness. His minute walk band around a train reserved matters Aspects of a and/or in other places. companion asks in reply: “Pray, sir, station. development proposal, not covered Urban Decay A range of cosmetics by what name do you distinguish by an outline planning permission, launched in 2001, apparently aimed permeable Allowing through this character, when a person walks that will be the subject of a at the young and streetwise. The movement; capable of being passed round the grounds for the second subsequent detailed planning brand logo is in the style of a through. time?” The same question can be application. graffito, hastily applied with an planning aid Planners making their asked of the wow factor. section 106 agreement An overloaded paintbrush. The eye services available without charge to x-list To designate a building as agreement or instrument entered shadow goes by the name of Oil individuals or groups involved in the detrimental to the appearance and into by a person with an interest in Slick. planning process. character of a conservation area. a piece of land, either with the local urban fringe The zone where town postmodern (also post-modern) planning authority or unilaterally, and countryside meet. zoning A system of allocating land architecture An approach drawing for different uses and/or densities. normally before the grant of urban grain The pattern of the on a wide range of styles, symbols Zoning is common throughout the planning permission. The agreement arrangement and size of buildings and imagery intended to appeal to world (but is not used in the UK) as may restrict the development or use and plots in a settlement; and the a broad public. the basis for controlling land use. of the land in a specified way; degree to which an area’s pattern of Poundbury A planned extension The aim of zoning is the protection require specific operations or street-blocks and street junctions is to the town of Dorchester, Dorset, of property rights by excluding uses activities to be carried out in, on, respectively small and frequent, or begun in 1993 following a decision considered undesirable. In the UK under or over the land; require the large and infrequent. by the local planning authority to land to be used in a specified way; the term zoning is sometimes used urban grid A network of expand the town westwards on land or provide for a specific payment to in a non-technical (and usually intersecting streets. owned by the Duchy of Cornwall the local authority or other public pejorative) sense to refer to plans and controlled by the Prince of body to secure benefits to the urban heat island An area of allocating land for particular uses, Wales in his capacity as Duke community. The legal term for such warmer temperatures associated but technically UK planning is not a of Cornwall. Masterplanned by restrictions or requirements is with urban development. system of zoning.
48 A new place for new ideas in regeneration...
“The public and private sectors still don’t understand each other as well as they might...” “I would like to mobilise tax increment finance schemes...” “Political goals are given ascendancy over pragmatic issues...”
If you need regeneration inspiration, come to the Regeneration Forum. We’ll be running a series of events throughout 2007
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