Beruflich Dokumente
Kultur Dokumente
stage 2
Table of contents
1 Introduction 2 3 Policy Context Land Purchase, Site Preparation and Site Assembly 3 5 15 20 22 28
8 Environmental Issues 9 Design 10 Public Realm 11 Heritage and Archaeology 12 Transport 13 Legal Agreements 14 Social Infrastructure 15 Skills, Interactions, Capacity and Consensus 16 Development Finances and Funding 17 Glossary
construction photography
1 Introduction
1.1 Foreword by the London Development Agency
As Londons Regional Development Agency it is important for the LDA to be proactively involved in bringing unused and under-utilised brownfield land back into use in ways that help to create more sustainable communities and assist wider regeneration of areas in need. We hope that the Best Practice Guidance and Sites Database provide vital intelligence to assist local authorities, government, the GLA Family and private practitioners to work more collaboratively in redeveloping brownfield sites, especially those that have remained blighted and under-utilised for long periods of time. We would like to thank the Homes and Communities Agency for its funding support and technical expertise in taking this project forward. We look forward to this collaboration continuing in terms of keeping the sites database updated as a robust planning tool and when developing action plans following this study. We would also like to extend our gratitude to the Steering Group, which has provided invaluable multi-disciplinary input into the project.
alamy
2 Policy Context
2.1 Introduction
This section provides a brief outline of the relevant strategic national and regional policy context for the reuse and redevelopment of brownfield land in London. Some of the key documents and legislation includes: E The Sustainable Communities Plan, published in 2003, provided a context for Governments wider policy aims to raise the quality of life in local communities nationwide. This includes, amongst other things: increasing prosperity; reducing inequalities; more employment; better public services; better health and education; and tackling crime and anti-social behaviour. The Sustainable Communities Plan can be accessed at www.communities.gov.uk/communities/ sustainablecommunities/sustainablecommunities/. E The Planning and Compulsory Purchase Act 2004 introduced powers that allow for the reform and speeding up of the plans system and an increase in the predictability of planning decisions, the speeding up of the handling of major infrastructure projects and the need for simplified planning zones to be identified in the strategic plan for English regions. The Act also
provides for a number of reforms to make the handling of planning applications by both central government and local authorities quicker and more efficient, and liberalise the compulsory purchase and compensation regimes. E The Local Government and Public Involvement in Health Act 2007 gave effect to the Governments proposals for reform of the local government system in England set out in the Local Government White Paper Strong and Prosperous Communities, published in October 2006 with new duties on local authorities and included the introduction of Local Area Agreements and (Sustainable) Community Strategies. E The Sustainable Communities Act 2007set out a process to allow a community panel to suggest ways in which local spending could be better used to improve local services and improve quality of life. The regulations and guidance for this process are included in the Creating Strong, Safe and Prosperous Communities: Statutory Guidance E The Planning Act 2008 created a new system of development consent for nationally significant infrastructure projects, covering certain types of energy, transport, water, waste water and waste projects. This
5. WORKING DESIGN
6. DETAILED DESIGN
9. FINANCIAL APPRAISAL
7. PLANNING ETC
Preparation: E identifying, assessing and preparing brownfield land for reuse, to ensure an adequate supply of land when it is needed; E safeguarding the environment and ensuring appropriate levels of regulatory control, to ensure the effective and efficient reuse of land; E enhancing communities through the removal of blight and by ensuring the long-term maintenance of restored land, contributing to sustainability; and E accreditation and skills, by meeting the need for appropriately qualified people and experienced brownfield practitioners, with the public, private and voluntary sectors working together to disseminate best practice. The report, including the recommendations, can be downloaded from the English Partnerships website at www.englishpartnerships.co.uk/brownfieldstrategy. htm. The Governments response document can be downloaded from www.communities.gov.uk/documents/ planningandbuilding/pdf/securingfuturebrownfield.pdf. 1. Inception this could be a developer seeking a suitable site, or the need to do something about a site or building with the overarching aim being the improved utilisation of the site. The London Brownfield Sites Database (LBSD) could be a useful tool for this, particularly with the GIS search interface. 2. Feasibility assessment this is the scoping of the site concerning potential uses and barriers to development. The LBSD contains site attribute information in relation to current and proposed uses. 3. Site assessment developing the feasibility assessment, this phase gathers knowledge of existing information about the site, especially those elements required for any designs or to support a planning application. Options: 4. Options assessment in developing the preferred use or mix of uses, a number of alternative scenarios should be considered with regard to legal and policy requirements or designations, market factors and time/ cost issues. 5. Working design or preferred option upon arriving at a preferred option, this then needs to be worked up whilst thinking about funding means, ownership considerations, physical constraints and ongoing (postdevelopment) issues.
10
11
12
2.3.2 Housing
The London Plan has set a target for the provision of a minimum of 30,500 additional homes over the Plan period (Policy 3A.1). In order to achieve these goals, a substantial amount of housing will have to be built on
13
14
alamy
New guidance on calculating the costs associated with remediating contaminated derelict brownfield land was issued by English Partnerships, and aimed to provide advice for landowners and developers, removing some of the risk to investment in brownfield land. The Best-Practice Note on Contamination and Dereliction Remediation Costs (BPN27), published by English Partnerships in 2008, acknowledged that tackling the problems caused by dereliction can be as complex and often as expensive as treating or removing contamination. Within the BPN, brownfield sites are broken down into four historic-use categories according to the complexities of redevelopment and four end-use categories public open space, residential, employment and mixed-use. High or low water risks are taken into account with regard to sites affected by the presence of contaminants.
Hope Value: How much is my land worth? The hope value is what a purchaser is prepared to pay over and above the [land] value because [the purchaser] believes that the land may have a chance of being developed at some time in the future.
www.uklanddirectory.org.uk/selling-land-faq.asp Remediation costs vary depending upon a range of factors including, for example, the size of the site, sensitivity of the planned redevelopment, site context, the duration and nature of use, and geology. Regional weightings are also a consideration when calculating costs. A high water risk contaminated site intended for residential use, for instance, could range in cost from 125,000 to 1.375m per hectare to remediate, dependent on various factors,
15
teased out in the guidance. The Best-Practice Note can be downloaded via www.englishpartnerships.co.uk/ landsupplypublications.htm. Prior to decontamination, however, consideration must be given to the historical environment, and to the potential existence of features of archaeological or historic importance. Advice should be sought from the London Region of English Heritage or from the Museum of London Archaeology service (formerly known as MoLAS). Both services can serve as a starting point for discussions, and can ideally ensure that archaeological or historic features are taken account of in the formulation of a scheme or development. Thus, high site-preparation costs and potential reduced profits can make sites unattractive and act as barriers. The value and ownership of some brownfield sites in London has meant that there has been little chance of intervention by the local planning authority (LPA), and that development is often at landowners request. For example, in the Royal Borough of Kensington and Chelsea, all brownfield land is in private ownership, and is highly valuable, which means that the borough has little power to lead the development of land. To illustrate, a few years ago the local authority hoped to
Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement
A design competition was held in 2002 to redevelop the site around the Southall Gas Works, within the London Borough of Ealing. Following the production of a masterplan by consultants Urbed, a planning application was made for a mixed-use development including 4,500 residential units, leisure, office space, a secondary school, health and community facilities and airport parking. Following the fire at the Buncefield Oil refinery in late 2005, the regulations for development around gas-holders were revised and the scheme set out in the masterplan was no longer in conformity. Southall has since been designated as one of nine priority areas for regeneration by the LDA. It is the highest-priority site to be identified within the second phase of the Mayors 100 Public Space Programme. Ealing Council is working in partnership with the GLA Planning Decisions Unit to negotiate a development brief for the Southall Gas Works site. The site and scheme serves as an example of the ways in which policy designations can assist in trying to overcome regulatory constraints. More information can be found at www.urbed.coop/ journals_show.php?J_id=49 and www.london.gov.uk/ mayor/auu/docs/100ps_phase2.pdf.
Page 68
buy a key brownfield site in its borough the Kensal Green Gas Works in order to lead its regeneration, but the site was far too expensive. The site has not yet been developed partly due to regulatory issues with the gas works, but also land ownership issues and the LPA has been powerless to assist the development process. The authority is currently trying to bring the site forward
16
www.hounslow.gov.uk
The White City opportunity site in the London Borough of Hammersmith and Fulham is owned by six different landowners including the BBC, Marks and Spencer and Helical Bar. An outline application is expected by the end of 2008. A crucial aspect in the speed of preparation for development has been the guidance, leadership and management of the site and planning preparation process by one particular landowner Helical Bar. Where it is notoriously difficult to bring multiple landowners together, shrewd management of stakeholders and regular meetings with the LPA as a united front has meant a coordinated, amalgamated and speedy approach to bringing land forward for development. www.whitecitydevelopment.co.uk/index.asp
17
was provided through the reuse of land or buildings. This figure was even higher again in London, where 98 per cent of all new dwellings built in London were built on brownfield land. But, whilst the proportion coming forward might appear favourable, it is also important to consider development in absolute numbers compared to borough housing allocation levels. Further data and analysis is contained within the Stage 1 report (page 21 onwards). Many different factors combine to prevent or delay the reuse of derelict or vacant land and, in some instances, local authorities simply do not have sufficient supply of suitable brownfield land to meet reuse targets. In other cases, previously-developed sites may still be in use, albeit possibly under-utilised, providing employment or much-needed local services. Other barriers highlighted by research are outlined in the table below:
Physical barrier
Legacy of historic activities e.g. mining, leads to ground instability Lack of infrastructure electricity, water Poor accessibility and transport links Flood risk Contamination
Regulatory/Market
Planning policies, e.g. inappropriate land use allocation Land designated as an environmental site e.g. SSSI Multitude of stakeholders can be overwhelming Lack of market demand Land ownership issues owner aspirations for land may be too high
www.hounslow.gov.uk/regeneration
In working together with the four separate landowners across four different, interlinking sites at Warwick Road, planners at the Royal Borough of Kensington and Chelsea had to manage a multitude of stakeholders to ensure that the masterplan for all four sites was realised by all landowners. The four sites comprised an office block with high street frontage, a vacant site formerly used by the Territorial Army, a telephone exchange and a retail outlet. The sites became strategically important when the owners of two of the sites came forward with plans for redevelopment. Careful coordination of stakeholder interests was key in the development of these sites as a strategic whole. Planners at Kensington and Chelsea created a large-scale planning brief for the combined sites. The brief contained enough flexibility to allow developers freedom, while ensuring that proposals were coordinated. The brief made allowance for new residential accommodation (of which half would be affordable housing), small-scale retail outlets, and space for a new health polyclinic.
Table based on The Brownfield Guide (Chapter 1) www.englishpartnerships.co.uk/landsupplypublications.htm Developers often encounter problems in trying to assemble complex development sites due to the problems of fragmented ownerships and different interests (freehold, leasehold, licenses, etc.) in the same piece of land, as well as not wishing to be the first to develop in a previously untested area. It must be recognised that issues with brownfield land cross ownership boundaries and administrative boundaries between regulatory authorities. The abundance of stakeholders involved in land renewal can therefore be overwhelming and can hinder the process. Yet, as the examples below illustrate, teamwork and a common purpose for all stakeholders is a major step forward for the site preparation and redevelopment process.
www.rbkc.gov.uk/planningandconservation/ planningpolicy/supplementaryplanning.aspx
18
19
alamy
4 Infrastructure
4.1 Context and Issues
Developers and local authorities alike identify the provision of utilities as a key barrier to site redevelopment. Utilities such as water/wastewater treatment, gas, electricity and telecommunications and data services (including broadband, telephone and Wi-Fi) are all prerequisites for (re)developments, whether they be commercial, industrial or residential in use. Where such utilities are lacking, the need exists for their provision; this requires close working between developers, local authorities and infrastructure providers to ensure provision is met and delivered at the right time in a development.
20
Next Generation Access (NGA) will take broadband to the next level. Cutting-edge fibre technologies, including fibre optics, will provide substantially faster broadband speeds. These higher speeds could support a wide range of new services to be possible, touching everything from games and other home entertainment to education and healthcare. The leading communications providers are already beginning to invest in a next-generation access future. Virgin Media is upgrading its cable network, and BT is installing fibre technology into a major new housing development in Ebbsfleet, Kent. Not surprisingly, housebuilders regard NGA as an important selling feature, and are keen to have it as part of their developments. www.ofcom.org.uk/consult/condocs/ebbsfleet_fibre/ summary/
21
construction photography
22
23
Although not a Part 2A site, land can sometimes be covered by the Part 2A regime as the result of development operations on site (i.e. actions where there would lead to a Significant Possibility of Significant Harm SPOSH). Simply digging a hole could potentially create a pathway between contaminative substances (sources) and receptors such as groundwater or plant roots. PPS23 can be accessed via www.communities.gov.uk/ planningandbuilding/planning/planningpolicyguidance/ planningpolicystatements/planningpolicystatements/pps23/. The London Plan Policy 4A.33 of the London Plan (Bringing contaminated land into beneficial use) sets out a commitment to working with strategic partners to enhance remediation of contaminated sites and bring the land into beneficial use. The London Plan requires that, where practicable, brownfield sites including those affected by contamination, should be recycled into new uses. The London Plan can be accessed via www.london.gov.uk/ thelondonplan/thelondonplan.jsp.
Successful partnership working at Barking Riverside Bellway Homes and English Partnerships jointly invested in the site preparation of Barking Riverside, formerly the location of docks in the Thames Gateway, and the largest brownfield site in the UK (at around 200ha). Successful site-remediation, clearance and diversion of services prepared the way for an expected new community consisting of 10,800 units, community facilities and 40 per cent open space. The remediation costs were in part offset by the introduction of an on-site recycling plant, which produces aggregates from demolition waste, which can then be reused in the construction of the development.
www.englishpartnerships.co.uk/barkingriverside.htm
24
The London Borough of Richmond Upon Thames Environment Directorate: Sustainable remediation of a former Hampton Court and Teddington Gas Works site, Teddington. An application was submitted by Linden Homes for predominantly residential use (198 flats) with some commercial elements (Nursing Home, offices and crche). The applicant undertook remediation of the site using a suite of modern technologies, including bioremediation in underground piles, flow-path management, soil vapour-extraction, conductive heating, and the use of surfactants and CemOx. This allowed treatment of the majority of contaminated material (> 95 per cent) on site. The site is located in a sensitive local setting,which necessitated an intensive programme of environmentalmonitoring. This allowedseveral adjustments to the remediation to be made and mitigating measures to be taken in order to minimise environmental impacts.
Cost saving with risk management: Teddington Secondary School (built on a site previously used as a sewage works), is being redeveloped entirely as part of Building Schools for the Future. Site investigations revealed elevated concentrations of chemicals in the soil, and an independent health-risk assessment indicated that 1m of top soil should be replaced with clean material. Early involvement by the local authoritys contaminated-land team in reviewing these findings resulted in a site-specific refinement ofthe Conceptual Site Model. Reassessing these results in light of the proposed school layout and land use resulted in financial savings, reduced soil disposal volume, reduced development timescale, and other environmental benefits from reduced lorry movements etc.
25
The London Borough of Richmonds contaminated land team has established successful interdepartmental working with the authoritys planning section, creating a shared GIS-based dataset ofbrownfield landsupplemented by inter-departmental agreements. Thishas streamlined the process for those planning referrals in need of further assessment by the contaminated-land team. A shared GIS-based data setofbrownfield land and potentially contaminated land has been created, andprovides a screening toolfor plannersto identify whichdevelopments should bereferred to the contamination team. The user-friendly system ensures that potentially contaminated sites entering the planning system can be identified right from the start, and appropriate investigations carried out early on in the planning process. This results in the minimisation of potential delays and decrease of costs later on. It also helpsthe councilto maintain a good rate of inspections of potentially contaminated land towards fulfilling its duties under Part 2A without the need to fund it directly.
Balancing commercial and community interests at a former railway goods yard, Queens Ride, Barnes was achieved following an application by Fulcher Consultants Ltd for redevelopment for residential use and public open space. Initial proposals envisaged a majority of the site would be developed for a residential end-use, with only minimal public open space. This approach was based on a generic risk-assessment of the site, whereby most of the contaminated soil would have been disposed of to landfill. Acritical review of the remediation costs was based on the contamination observed, the nature of materials, the proposed land-use, splitting the site into separate areas according to the contamination and proposed land use information. Reconsideration of the masterplan to include a greater proportion of open space for local residents also achieved a significant reduction in the initial cost estimate for remediation. Overall the new scheme resulted in a 40 per cent reduction in remediation costs and the transportation of significantly less material to landfill.
26
27
image source
6 Planning Process
6.1 Context and Issues
As previously stated, the majority of development that occurs in London is on brownfield land. Using housing as an indicator, LUCS 2007 data suggest that 95 per cent of new housing in London is on PDL. National policy and the London Plan require local planning authorities (LPAs) to maximise the reuse of brownfield land in order to protect green-belt areas, provide new housing where appropriate and deliver necessary new infrastructure to support sustainable communities, while at the same time protecting existing environmental assets (such as biodiversity).
particular vacant and derelict sites or buildings. PPS3 states: E Regional Spatial Strategies should set a target for the proportion of housing development that will be on previously developed land over the plan period E Local Development Documents should include a local PDL target and trajectory and strategies for bringing PDL into housing use. Paragraph 44 of PPS3 says: LPAs should consider a range of incentives or interventions that could help to ensure that previously developed land is developed in line with the trajectory/ies. This should include: E Planning to address obstacles to the development of vacant and derelict sites and buildings, for example, use of compulsory purchase powers where that would help resolve land ownership or assembly issues. E Considering whether sites that are currently allocated for industrial or commercial use could be more appropriately re-allocated for housing development E Encouraging innovative housing schemes that make effective use of public sector PDL.
28
George Wimpey is in the process of redeveloping a former multi-storey car park in Gants Hill District Centre, within the London Borough of Redbridge. The Bramley Crescent scheme directs growth towards the town centre, increasing residential densities close to a transport node. The two-to-seven storey scheme will increase the supply of one- and two-bedroom units in the area, meeting demand identified in the boroughs Housing Needs and Requirements Study. www.georgewimpey.co.uk/newhomes/East+London/ Invito/ The Gants Hill District Centre is the subject of an Area Action Plan submitted to the Secretary of State in July 2008. The aim of the Area Action Plan is to reverse the decline of the locality by identifying new development sites and uses in a sustainable and coordinated way, and alongside local physical improvements. These improvements include enhanced surface pedestrian-flow, traffic-flow changes, parking provision and a tapering of the streetscape skyline with distance from the centre. www.redbridge.gov.uk/cms/environment__planning/ planning_and_regeneration/planningpolicy/ldfpage.aspx
29
Boroughs have reported that local residents have opposed new developments, stating that the high-density nature of the scheme is out of keeping with the suburban character of their area. To ensure that schemes are not rejected or opposed it is important that there is full public consultation on the design of the development. High density does not always result in high-rise developments. Ensuring a quality design and pushing environmental credentials of the design can reduce opposition to a scheme that intensifies land use. Development on brownfield land can present a number of challenges. To allow local authorities sufficient time to overcome these hurdles it is essential that brownfield sites are identified in borough LDFs. This enables policy and regeneration teams to work with stakeholders to maximise site potential and ensure successful delivery in the long term. In particular, identifying factors such as environmental or historical aspects to sites at any early stages allows for better development of site proposals. Included within this categorisation of brownfield land are residential open spaces (including back gardens), with potential intensification of use, on either in-use sites or vacant buildings where the previous use is no longer considered suitable. Some boroughs have reported conflict between the local authority and the Planning Inspectorate regarding this categorisation, although local authorities believe their overall DPD policies (the documents containing the site-specific allocations for the borough LDF, which are in turn supplemented by Area Action Plans (AAPs) where necessary) provide enough protection against developments in residential spaces. Nevertheless, it has been reported that some decisions have been overturned by the Planning Inspectorate. The protection of back gardens is a policy priority of the London Mayor see www.london.gov.uk/mayor/priorities/ planning.jsp for more information.
The London Brownfield Sites Database (LBSD) The Brownfield Sites Review for London is an initiative jointly funding by the London Development Agency and the Homes and Communities Agency, with some funding from the Department for Communities and Local Government. In addition to the production of London-centric good-practice guidance, the Review is also producing a database of brownfield land in London. Using National Land-Use Database (NLUD) returns by individual boroughs as a starting point, the study will gather additional information on sites already identified, to ensure they are still suitable for redevelopment, classified as per the A-E typology set out in Section 1 of this document. However, the database will also go beneath the current NLUD site size threshold of 0.25 hectares, adopted in some London Boroughs, to look at sites as small as 0.1 hectares. The database will be available to boroughs and other stakeholders through a GIS-led website interface that will allow boroughs to keep their brownfield site entries up to date, and will provide a valuable and detailed resource for potential investors. Data attributes held for each site includes current and intended land-uses, as well as current and emerging planning policy designations so that site identification and investment decisions are informed by planning policy from the earliest possible stage. www.londonbrownfieldsites.org
30
London Brownfield Sites Review 7 Provision of Affordable and Sustainable MixedUse Development
7.1 Context and Issues 7.1.1 Sustainable Communities: Building for the Future
The 2003 Sustainable Communities Plan is part of the Governments wider aims to raise the quality of life in local communities throughout the country. This includes, amongst other things, increasing prosperity, reducing inequalities, more employment, better public services, better health and education, and tackling crime and antisocial behaviour. At the heart of its vision for Sustainable Communities is a social, economic and environmental development of communities that not only succeeds now, but also respects the needs of future generations. Within this context, identification and reuse of brownfield land is perceived as having an important role in meeting a number of core objectives: E Addressing current housing shortages; E Increasing the supply of affordable housing; E Recreating sustainable communities in areas of low demand and abandonment; E Reducing the amount of greenfield development; E Tackling urban sprawl; and E Enabling long-term planning for sustainable communities. The Sustainable Communities Plan can be accessed at www.communities.gov.uk/communities/ sustainablecommunities/sustainablecommunities/. land-use and serve diverse populations located in urban areas. In recent years London has been a champion of sustainable building methods that have reflected the social, economic and environmental factors of the city. There are a number of well-established brownfield schemes across the capital, which serve as exemplars for the rest of the country. It is critical that new developments on brownfield sites incorporate as many facets of sustainability as possible. In London, recognition is becoming increasingly widespread among the construction industry, developers and planners of the significant impact of developments on land-use, energy, natural resources, ecology, wastemanagement and transport. The London Plan, which contains the key vision to develop London as an exemplary sustainable world city, provides a strong lead in supporting growth led by sustainable principles. The London Plan was itself subject to sustainability appraisal (see www.london.gov.uk/mayor/ strategies/sds/docs/lon_plan_sustainability.pdf). In May 2006, former Mayor Ken Livingstone published Supplementary Planning Guidance (SPG) on Sustainable Design and Construction, which covers: E reuse of land and buildings; E maximising the use of natural systems; E conserving energy, water and other resources; E reducing noise, pollution, flooding, and microclimatic effects; E ensuring developments are comfortable and secure for users; E conserving and enhancing the natural environment and biodiversity; and E promoting sustainable waste behaviour. The SPG also included references to other good-practice and methods for undertaking sustainability appraisal. The SPG can be accessed via www.london.gov.uk/mayor/ strategies/sds/sustainable_design.jsp.
image source
31
32
See www.communities.gov.uk/publications/ planningandbuilding/codesustainabilitystandards for further information. Cost analysis consultants Cyril Sweett have examined the Code for Sustainable Homes (most recently in July 2008, following revisions to the final technical guidance on the code), with a view to creating cost benchmarks for achieving different performance levels under the Code for a range of house types. The estimated increase in costs ranged from a 1 per cent increase on 2006 Building Regulations standards for a Level 1 rating, through to a 52 per cent increase for a level 6 rating. See www.communities.gov.uk/publications/ planningandbuilding/codecostanalysis for the cost analysis.
Built on a reclaimed site of a former sewage works in Sutton, The Beddington Zero Energy Development (BedZED) is the UKs largest carbon-neutral ecocommunity. BedZED is a mixed-use, mixed-tenure development of 100 dwellings, the aim of which was to demonstrate sustainable living within the urban environment. Features include: high-density housing maintaining amenity levels, office space reducing commuting, energy efficient design with renewable energy, a transport plan for residents/businesses, and water saving and recycling measures. www.peabody.org.uk/media-centre/case-studies/bedzed.aspx
33
alamy
8 Environmental Issues
8.1 Context and Issues 8.1.1 Strategic Policy Framework
Relevant legislation and policy material includes: E European Community Directive 96/61/EC on Integrated Pollution Prevention and Control (IPPC Directive) http://ec.europa.eu/environment/air/pollutants/stationary/ ippc/index.htm E The Birds Directive (79/409/EEC 2 April 1979) http://ec.europa.eu/environment/nature/legislation/ birdsdirective/index_en.htm E The Habitats Directive (92/43/EEC 21 May 1992) http://ec.europa.eu/environment/nature/legislation/ habitatsdirective/index_en.htm E The Ramsar Convention (2 February 1971) www.ramsar.org/pdf/lib/lib_manual2006e.pdf E Pollution and Prevention and Control (England and Wales) Regulations 2000 www.opsi.gov.uk/si/si2000/20001973.htm E Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 www.opsi.gov.uk/si/si1999/19990293.htm E Wildlife and Countryside Act 1981 www.opsi.gov.uk/si/si2004/20041487.htm E Wildlife and Countryside (Service of Notices) Act 1985 www.opsi.gov.uk/RevisedStatutes/Acts/ukpga/1985/ cukpga_19850059_en_1
Environmental Characteristic
Within Flood Zone (Type 3) Site includes a Grade II Listed Building Within Protected Vista Within (or partially within) Green Belt Within Metropolitan Open Land Within Flood Zone (Type 3) Site includes a Grade II* Listed Building Site includes a Grade I Listed Building Site includes or overlaps SSSI Site includes or overlaps AONB Within 250m of known landfill Within a Special Area of Conservation
% sites covered
28% 7% 5% 4% 2.5% 2% < 1% 0.5% < 0.2% < 0.2% < 0.1% < 0.1%
34
At Barking Riverside, current plans include extensive landscaping, development of riverside garden areas, and the creation of storage ponds intended to capture excess storm water and minimise drainage issues. At Thamesmead Tripcock Point, as part of the redevelopment, hydrology and drainage studies revealed a number of site considerations, which were subsequently incorporated into the masterplan. The importance of coordinated thinking and design was emphasised in order that measures taken in one area do not impact negatively elsewhere. Strategic, local and site-based Flood Risk Assessments can provide the basis for combined mitigation of potential impacts across new development.
Despite increasing land demand in London, local communities have campaigned successfully for the protection of brownfield sites that have important community and ecological amenities. Gillespie Park in Islington is a small, 2.8-hectare ecology park supporting a remarkable diversity of habitats and species, situated within a part of London notably deficient in wildlife sites. The park consists of a mosaic of created habitats. The park extension on former rail sidings is naturally established and unusually species-rich. Several plants occur in the Park that are very rare in central London. The park also supports a surprising diversity of birds and invertebrates for its location. The park has been designated as a LNR and SMI, and won a Green Flag Award again for 2007/08.
35
E the effect of development on biodiversity and its capacity to adapt to likely climate changes; E the contribution to be made from existing and new opportunities for open space and green infrastructure to urban cooling and sustainable drainage systems, and conserving and enhancing biodiversity; and E known physical and environmental constraints on the development of land such as sea-level rises, flood risk and stability and take a precautionary approach to increases in risk that could arise as a result of likely changes to the climate. PPS9: Biodiversity and Geological Conservation PPS9 recognises the complexity of the relationship between the reuse of brownfield land and biodiversity and conservation. Whilst the reuse of brownfield land for new development reduces the use of countryside and undeveloped land, such sites often have significant biodiversity or geological importance. The relative benefits of these must be weighed up in the context of its redevelopment. PPS9 recommends that planning authorities and developers should incorporate valuable biodiversity or geological features into any new development on the site. PPS9 can be accessed via www.communities.gov.uk/ planningandbuilding/planning/planningpolicyguidance/ historicenvironment/pps9/. PPS9 also recommends the use of a non-statutory wildlife site designation system to protect important regional and local sites (i.e. below national importance), based on locally agreed criteria for evaluation. These should also include the most important sites for biodiversity. PPS9 also recommends that Regional Spatial Strategies include targets for the restoration and re-creation of priority habitats, linked to national goals. Consequently, the target for the priority habitat wasteland (broadly overlapping brownfield) included within London Plan Policy 3D.14 (biodiversity and nature conservation) is calculated as a proportion of this habitat within the London nonstatutory wildlife site system. See also www.london.gov.uk/ thelondonplan/maps-diagrams/table-3d-02.jsp. Related to PPS9 is the Natural Environment and Rural Communities Act 2006 which places a statutory duty on all public bodies to have regard to the conservation of biodiversity the Act can be accessed via www.opsi.gov. uk/acts/acts2006/ukpga_20060016_en_1. The means of discharging this duty is through having regard to Species, Habitat or Local Biodiversity Action Plans (see www.ukbap. org.uk/GenPageText.aspx?id=54). In London, Greenspace Information for Greater London (www.gigl.org.uk, formerly the London Wildlife Trusts
As well as dealing with brownfield land on a site-by-site basis, in areas with a high proportion of vacant brownfield land, approaching it from a strategic perspective can provide a more coordinated, long-term, approach. This will ensure that the need for new development land and environmental considerations can be balanced across a wider area. In this way the most appropriate use can be made of each area of brownfield land. Stratford Citys open space strategy accompanies a proposed new metropolitan centre for east London on 60 hectares of brownfield land in the Lower Lea Valley, where it is anticipated that 4,500 new homes could be built by 2015. The strategy aims to integrate the area into the Lee Valley Regional Park to extend habitats and fulfil metropolitan park functions; provide a network of continuous open spaces linked to pedestrian and cycle networks and the wider public realm; provide play facilities and recreational provision; preserve, manage and enhance principal ecological areas to provide rich and diverse ecological habitats. The open-space strategy establishes a hierarchy of open spaces, and also establishes a complementary role for private and communal spaces, exploring space typologies and how they relate to different residential densities.
The Greenwich Peninsula was originally made up of agricultural fields, marshes and even a large millpond. It became heavily industrialised from the late 1880s onwards, with gas/chemical works and a major shipbuilding yard. The Blackwall Tunnel, built in 1897, destroyed most of the remaining field and marsh. From the 1970s the Gas Works declined and marsh began to reappear on the site. The Peninsula is now one of Londons most important regeneration projects. As part of its comprehensive regeneration, the masterplan includes the restoration of parts of the riverbank and the creation of a two-hectare Ecology Park as a freshwater habitat, which forms the central focus for the Greenwich Millennium Village. A softer approach has been adopted towards flood risk: previous flood defences have been removed, and development at the edge of the Thames pulled back to create a new, terraced estuarine habitat, which both enhances the ecological and capital value of the area, while improving flood protection at a reduced outlay compared to what it would have cost to replace existing hard defences. www.englishpartnerships.co.uk/landsupplypublications.htm (Brownfield Guide, Case Study 8)
36
37
In February 2008, former Mayor Ken Livingstone published Supplementary Planning Guidance on the East London Green Grid Framework. In the context of wider regeneration efforts focused in East London, the aim of the Green Grid is to create a network of open spaces that connect with town centres, public transport nodes and the countryside in the urban fringe. The concept of the Green Grid should be defined and embedded in Local Development Frameworks (LDFs), and will in parallel be delivered through bespoke strategic projects. The SPG can be accessed via www.london.gov.uk/mayor/ strategies/sds/spg-east-lon-green-grid.jsp. London Plan Best Practice Guide 6 deals with biodiversity and offers advice for Boroughs on including policies on biodiversity within their Development Plans. It covers both development control policies specifically addressing biodiversity and also ways of addressing or having regard to biodiversity within other policy areas. See www.london. gov.uk/mayor/strategies/sds/docs/bpg_biodiversity_final.pdf.
Managing Drainage and Contamination Risks: Brookmill park, Lewisham In designing the extension of the Docklands Light Railway to Lewisham, consideration was given to routing to ensure minimal visual and development impact. The chosen route was a section of over-engineered channel as this minimised tree loss and had a relatively low visual impact. This provided the opportunity to divert the water flow from its concrete channel along a new course, converting it into a semi-natural river. The construction included lining the entire new channel with an impermeable lining to prevent contamination between the River Ravensbourne and the chalk aquifer below. Elsewhere, there is also scope to replicate but reverse this process to prevent surface water draining into contaminated aquifers.
38
39
alamy
9 Design
9.1 Context and Issues
The design of the built environment, incorporating architecture, landscape architecture and urban design, style, use of materials, context, form and massing has always been one of the most critiqued aspects of urban planning. Testament to its importance is the multitude of institutions and practitioners involved in urban design and the many documents, books, policies and journals that address the issue. The numerous organisations and public bodies championing good design include the Department for Communities and Local Government, Design for London, the Commission for Architecture and the Built Environment, the Urban Design Alliance and the Urban Design Group, the RIBA, RTPI, and RICS.
as one of the fundamental objectives of the planning system. Relevant policies at the local level often appear in local planning authorities Core Strategies, Area Action Plans, and Supplementary Planning Documents, particularly SPDs specifically addressing design. Good design is, nonetheless, largely subjective. The Planning and Compulsory Purchase Act 2004 (available at www.opsi.gov.uk/acts/acts2004/en/ ukpgaen_20040005_en_1) states that applications for planning permission must include a statement about the design principles and concepts that have been applied to the development with a statement about how issues relating to access to the development have been dealt with (Section 42, Parts 5A and 5B). Together these have become the Design and Access Statements required as a part of planning applications. The 2004 Act built upon numerous references made to design in Government policy and other influential documents, such as PPG 1 from the late 1980s and its revisions, which said that Good design can help promote sustainable development; improve the quality of the existing environment; attract business and investment; and reinforce civic pride and a sense of place. It can help to secure continued public acceptance of necessary new
40
Similarly, Argents Kings Cross Central project, redeveloping the railway lands north of Kings Cross, is taking advantage of the historic and listed buildings on the site to create a sense of place that would not exist otherwise. The development of the site has historically proved challenging: split by the Regents Canal, to the north are disused railway lands, and to the south is land in between St Pancras and Kings Cross stations containing several listed buildings. The site masterplan sees retention of a nature reserve, gas holder triplet, Great Northern Hotel and German Gymnasium, with a boulevard linking the south to a mix of uses in the north including a Sainsburys building, 2,000 homes (44 per cent affordable) and a University of the Arts London campus for up to 5,000 students. The Kings Cross Central project is also an excellent example of the private sector working together with the local planning authority to overcome long-standing challenges. www.argentkingscross.com
Greenwich Millennium Village was the first of English Partnerships Millennium Communities. The site had been a gasworks and incorporated contaminated land, was progressively remediated and redeveloped using bestpractice technology aiming to achieve high standards in sustainable design, and was the first such development in Britain to be rated Excellent under the BREEAM EcoHomes standard. It shows how high standards in design can be achieved through joint public-private working.
41
E drawing on local community views with compulsory historic and landscape value assessments; E raising density standards to a minimum of 40 dwellings per hectare; E increasing investment in green infrastructure and open spaces in growth areas; E extending the Code for Sustainable Buildings to all new housing developments; E supporting innovation in environmental infrastructure; E placing an energy efficiency obligation on developers; and E recognising the huge energy and recycling potential of existing homes. The 2005 report of the Urban Task Force, Towards a Strong Urban Renaissance, can be viewed at www. urbantaskforce.org/UTF_final_report.pdf.
Living Roofs and Walls Published in February 2008, the Technical Report on Living Roofs and Walls covers green roofs, roof terraces and roof gardens. The policy aims of green roofs are identified as helping London adapt to climate change, improving the Citys energy balance and reducing CO2 emissions, reducing the urban heat island effect, enhancing amenity value, conserving and improving biodiversity, and improving storm water run-off rates. The report includes nine case studies, and addresses perceived barriers to implementation. www.london.gov.uk/mayor/strategies/sds/docs/ living-roofs.pdf LB Barking & Dagenham: Green Roofs Planning Advice Note 1 Adopted as a Planning Advice Note and therefore active in determining planning applications the note aims to encourage developers to build green roofs. The note outlines the technology behind green roofs, and their benefits. The design advice covers both designing for amenity and for biodiversity, whilst considering issues such as run-off, maintenance, cost, and access. www.barking-dagenham.gov.uk/8-leisure-envir/planning/ pdf/green-roof-part-1.pdf
42
43
alamy
44
The More London Riverside development on the south bank of the Thames incorporates several new public squares, an upgraded riverside walk, an open-air amphitheatre, new pedestrian routes, and a number of large office buildings with retail and leisure, as well as Londons City Hall and the Unicorn Theatre for Children. More than half the development at ground level is open space; vehicular circulation is entirely through a series of tunnels, leaving the above-ground areas to pedestrians.
45
developments. Within planning, however, this approach is much more widespread through the use of planning obligations, also known as Section 106 agreements. English Heritage has been championing investment and enhancement of the public realm through the publication a series of documents including the Streets for All Guidance (see the regional manuals at www.helm.org. uk/server/show/ConWebDoc.5287) and Practical Case Studies (a search engine for case studies is available at www.helm.org.uk/server/show/nav.19730), which sets out clear guidance on how to improve the quality of Londons public ream and historic environment. Local authorities can ensure that developers incorporate better and more public realm into their proposals. Supplementary Planning Guidance for tariffs and Section 106 agreements are vital to getting public-realm improvements into designs for developments from the outset, and existing planning documents setting out the requirements for contributions to public realm give clarity and a level playing-field to developers. Formulas or tariffs can be set to leverage funds from planning gain into public realm, for example by equating the number of people who will live in a residential development to numbers of benches in nearby parks, and requiring the developer to fund increased provision. Public realm strategies and frameworks, such as those published by the London Boroughs of Southwark and Croydon, are helpful tools as well to give developers clear and useful guidance regarding expectations. And the newly-inked agreement between the Westminster City Council and Grosvenor (see www.westminster.gov.uk/ transportandstreets/strategy/grosvenor.cfm) may provide a useful guide to unlocking capital for investment in the public realm in partnership with developers. The Council has set aside part of its business rates rebated from Central Government (a windfall based on recent economic growth) to fund works to improve visual amenity, usability, character and popularity of streetscape. Grosvenor will reimburse the council in full once the schemes they are developing nearby are completed. In many cases, local authority officers have found it important to increase permeability in the urban landscape in order to open up access to parks or other open spaces adjoining brownfield sites. This has an impact on the design of the scheme but can also rehabilitate the brownfield site, as well as upgrade the nearby existing public realm or open space. One such scheme was adjacent to a small open space on the edge of a north east London town centre. It had been in use as a car park, is triangular in shape, and was virtually landlocked with only a small vehicle access. The site is coming forward for redevelopment as a primary school, which includes open space and play areas. The design
Finance can be a barrier to public realm delivery. CABEs Paying for Parks details eight funding models specifically targeted at providing urban green spaces, although many of the principles could be applied to other public realm aspects.
Stratford City redevelopment Redevelopment of the Stratford City brownfield site incorporates passive systems and design solutions where possible to provide comfortable working and living environments. The detailed master planning of Stratford City aims to create a comfortable, safe microclimate that contributes to delivering successful outdoor spaces. The developments Site-wide Strategy for Microclimate recognises the need to counteract the Urban Heat Island using, for example:
E faade materials that absorb less solar heat; E plants in open areas to provide shade; and E open water features to cool the air.
More info: www.futurestratford.com (sourced from www.tcpa.org.uk/pages/projects-policy.html (Case Study p21))
46
47
48
alamy
a challenge, PPG15 emphasises that the principles of sustainable development and conservation can complement each other historic buildings, for example, represent a valuable existing resource that be put to good and innovative use, both for business and residential occupation, thus securing their protection while facilitating social and economic prosperity in the local area. PPG15 can be accessed via www.communities.gov.uk/ planningandbuilding/planning/planningpolicyguidance/ historicenvironment/ppg15/.
The policies and procedures set out in PPG15 are reinforced in practical terms by Circular 01/01: Arrangements for Handling Heritage Applications Notifications and Directions by the Secretary of State (available via www. communities.gov.uk/publications/planningandbuilding/ circulararrangements). English Heritage is the day-to-day agent for the Secretary of State (for example, from April 2005 EH has been responsible for the listing system) and advice must be sought when proposals are being prepared that affect any statutory designation from either the borough conservation officer/team and/or from English Heritage.
49
English Heritage publishes regional profiles (www.english-heritage.org.uk/server/show/ ConWebDoc.4740 for London), and regular newsletters (www.english-heritage.org.uk/server/show/ conWebDoc.3574) entitled Changing London. Its website also includes a search facility to look up heritage elements (such as listed buildings, historic houses and gardens) across the region, which is available via www.englishheritage.org.uk/server/show/nav.8549.
The redevelopment of the area adjacent to Kings Cross railway station has been a long-running saga of failed schemes and delays. English Heritage, together with P&O Developments as the developer and other stakeholders, have successfully brought about a comprehensive redevelopment of the Regents Quarter block. The original plans involved clearance of the whole block, but, following work commissioned by English Heritage to show how refurbishment of existing buildings could create a better space, the scheme was altered and the new development combines new living and work space, shops, bars and a hotel and replaces 630,000 sq ft (about 58,500 sq m) of redundant industrial buildings. www.regentquarter.com/retail_masterplan.html
With a clear policy steer towards intensification and redevelopment across the Thames Gateway, English Heritage (along with local partners) undertook a Strategic Characterisation Survey of the entire region. This survey will provide a framework for landscapes, built heritage and buried archaeology in order to inform emerging planning policy and site-specific development proposals across the Thames Gateway region both inside and outside of London. www.english-heritage.org.uk/upload/pdf/thamesgateway_ tagged.pdf; www.english-heritage.org.uk/upload/pdf/Final_report_ textonly.pdf; and www.helm.org.uk/upload/pdf/GPp11_20.pdf.
50
51
52
12.2
Good-Practice Examples
Colindale is a north London suburb that has an adverse reputation as a deprived area; it is not a popular choice for those looking to relocate or visit in an otherwise affluent borough. As such, Colindale has some of the largest development opportunity sites in Barnet. One of the key physical-infrastructure requirements identified in Colindale was the replacement of two existing restrictive masonry underbridges with two modern structures to establish Aerodrome Road as the gateway access into the Colindale Development Area. The LB Barnet was successful in obtaining DCLG Growth Area funding to help with bridge works and an LDA grant paid for road-lowering. The project significantly improves public transport accessibility and permeability within the area, as well as minimising delay to local traffic movements to and from the strategic road network. Increased transport capacity will unlock a minimum of 2,400 new residential units and assist in a further delivery of 1,600 units in later phases. The new bridges were critical in creating a gateway to the area and in establishing an area identity. Movement will be improved through better transport links and the proposed introduction of bus routes previously not possible due to height restrictions, and enhancements to pedestrian and cycle travel. The use of underdeveloped brownfield sites will assist in the regeneration of the Colindale area and unlock secondary brownfield sites for further development. The scale of residential development will require local education, retail and leisure uses to be established and consolidated. The improvements to access afforded by the bridge replacements enable this additional development to be sustained. Replacing the existing bridges also brings more on-street activity to this corner of the development area and helps create a unique character. www.barnet.gov.uk/press_releases.htm?id=1642
Langdon Park is a new Docklands Light Railway Station between the existing All Saints and Devons Road DLR stations. The location of the station opens up a number of regeneration opportunities on brownfield sites in the east end of London. The location also increases access to public transport for thousands of Tower Hamlets residents and local businesses. The station is likely to act as a catalyst for regeneration in the local area by encouraging new commercial and housing developments. Langdon Park station is next to the planned Chrisp Street residential development to the west, which now connects to its surroundings via the stations pedestrian footbridge. The station is a good example of how Community Infrastructure funding can be put towards regenerating an area; the project has been funded by the Department for Communities and Local Government, Leaside Regeneration and the London Borough of Tower Hamlets in recognition of the significant benefits and opportunities it will create. www.tfl.gov.uk/corporate/media/newscentre/archive/6816.aspx
Barking Riverside is the UKs biggest brownfield regeneration site, where 10,800 new homes will be built over the next 15-20 years. Key to this new development is the new transport link provided by the Docklands Light Railway to ensure regeneration builds genuinely sustainable communities, knitted into the existing fabric of the borough and with easy access to the rest of the Thames Gateway, Canary Wharf and Central London. The London Borough of Barking recognised that a rail connection was vital to deliver the proposed density, so it lobbied both the Government and the GLA to support the extension because without the rail extension only 4,000 homes could be built. At the current time, however, the DLR extension to Dagenham Dock remains unfunded. www.barkingriverside.co.uk
53
54
55
English Partnerships, the Advisory Team for Large Applications (ATLAS) and the Housing Corporation in 2007 published a research report, Cascades: Improving Certainty in the Delivery of Affordable Housing for LargeScale Development. The report explores the extent to which mechanisms such as cascade agreements (one that includes options for varying the quantity, tenure and mix of affordable homes over the lifetime of a large scheme) can help improve the affordable housing delivery via S106 agreements. The report makes several recommendations based on detailed case-study work, including the need to optimise certainty for the local authority and flexibility for the developer in a collaborative, robust and evidence-based negotiating environment drawing upon an accurate housing-market assessment. Cascades are most appropriate in cases where affordable housing-demand cannot be met without public subsidy. One case study used is The Wixhams New Settlement in Bedfordshire, comprising 4,500 homes in four villages. Here, the affordable housing provision is governed on a village-by-village basis in a way that identifies affordable housing parcels and a release programme with four options per provision and several trigger points. For the Southern Development Area in Swindon, 4,500 homes plus other uses are being delivered in such a way that the owner is to carry out a viability study prior to each application of a staged development. As each tranche of housing is consented, so a S106 agreement controls the level and nature of affordable housing allocated. The local planning authority is still able to request units to be built to Housing Corporation standards even for non-affordable rental units to safeguard future interests. www.englishpartnerships.co.uk/cascadesreport.htm
To overcome problems around shortages of land economy skills and expertise, the London Borough of Merton has employed specialist staff to assist in calculating the uplift in land values associated with proposed developments. This has enabled S106 negotiations with developers to take place on an equal playing field, so that the authority is also able to expertly anticipate the future value of land.
In 2003, planning permission was granted for the development of a 1.1-hectare, recently vacated, industrial site at Miles Road (near Mitcham) to provide 99 flats, a doctors surgery and 2,018 sq m of B1 business space. This followed the refusal of two previous schemes that did not provide sufficient or appropriate business space. The permission was subject to a S106 agreement including amongst other things a financial contribution in partial compensation for the loss of 90 per cent of the employment site to residential use, for initiatives related to the London Borough of Mertons economic policy. Although the business element of this mixed-use scheme will be tightly hemmed by the surrounding residential development, officers were able to negotiate substantial changes to the original design to facilitate its possible future use as an Incubator Centre. The S106 funding from this scheme (and others) has been used for the fitting out of the Mitcham Business Generator, local subsidised office and business training space.
56
image source
14 Social Infrastructure
14.1 Context and Issues
London has excellent examples of social-infrastructure provision, with some of the best schools, hospitals and open spaces in the country. However, as planning policy directs growth to brownfield land, existing social infrastructure has become increasingly strained. For highdensity brownfield land development to succeed, social infrastructure must be planned for.
E A safe and healthy local environment with welldesigned public and green spaces; E Good-quality local public services, including education and training opportunities, healthcare and community facilities, especially for leisure. The SCP can be accessed via www.communities. gov.uk/communities/sustainablecommunities/ sustainablecommunities/. The London Plan (www.london.gov.uk/thelondonplan/ thelondonplan.jsp) has adopted policies to ensure sustainable development within London. In relation to social infrastructure the plan seeks to ensure that development takes account of the capacity of existing or planned infrastructure including public transport, utilities and community infrastructure, such as schools and hospitals. Policy 3A.15 of the London Plan Further Alterations states that: Policies in DPDs should assess the need for social infrastructure and community facilities in their area, and ensure that they are capable of being met wherever possible. These needs include primary healthcare facilities, childrens play and recreation facilities, services for young people, older people and disabled people, as well as
57
libraries, community halls, meeting rooms, places of worship and public toilets. Adequate provision for these facilities is particularly important in major areas of new development and regeneration. Policies should seek to ensure that appropriate facilities are provided within easy reach by walking and public transport of the population that use them. The net loss of such facilities should be resisted. At the sub-regional level, the Thames Gateway has its own Social Infrastructure Framework. The objective of the framework is to promote healthy, successful and sustainable communities across the gateway, ensuring that population and residential growth is accompanied by a supporting network of high-quality, accessible, and effective social infrastructure services and facilities.
LB Barking & Dagenhams Social Infrastructure Needs Assessment was initiated to provide the Council with a clear strategy for the development of social infrastructure in the borough by undertaking a review of local issues relating to the supply of and future demand for social infrastructure services. The framework covers a range of issues including: E Development sites E Ethnicity, religious profile and demographics E Revenue and land-value assumptions E Build costs of social infrastructure The framework will: E help underpin a crucial element in creating sustainable communities E enable service delivery agencies to better manage uncertainties in the development and forecasting process E provide a mechanism that identifies the social infrastructure required alongside new population growth
Tower Hamlets Primary Care Trust was partner for the project to build a new Health Centre on the ground floor of a new mixed-use scheme at Ryans Yard, St Pauls Way in Poplar. The development was part of a wider masterplan to break down the barrier effect of St Pauls way, between two housing estates. (www.stpaulsway.org.uk) The new Health Centre replaced the existing Health Centre, which is too small for the growing population of the local area. The old site will be redeveloped. The new development, led by the Poplar Housing and Regeneration Community Association (HARCA, a Registered Social Landlord), will provide affordable housing (with a total housing build of 36 units). The health centre is over two floors, out of a total building height of 11 storeys, and will serve 10,500 patients. www.stpaulsway.org.uk/spw_final_brochure_ema.pdf
58
59
60
Homes and Communities Agency Graduate Development Programme The Homes and Communities Agency (HCA) is the national housing and regeneration agency helping the Government to support high-quality sustainable growth in England. Its role is to create opportunity for people to live in high-quality, sustainable places. It provides funding for affordable housing, bringing land back into productive use and improving the quality of life by raising standards for the physical and social environment. The HCA Graduate Development Programme represents good practice in professional development and the advancement of those skills needed to deliver brownfield regeneration projects. The programme structure (see flow diagram below) exposes participants, over the course of two years, to a number of public and private sector roles, in central and regional government agencies, registered social landlords and private practice consultancies. The Programme offers an excellent opportunity to gain knowledge of the regeneration sector and get hands on experience of delivering projects. It is a challenging scheme which will test participants abilities and develop the skills and knowledge necessary to succeed. www.englishpartnerships.co.uk/graduates.htm 9 months
Home Department English Partnerships Regional Team
E E
3 months
Housing Placement at a Registered Social Landlord or the Housing Corporation
E E
3 months
English Partnerships Regional Team different part of the country
E E
3 months
Regional Development Agency, Private Sector or other English Partnerships Corporate division
E E
6 months
Return to Home Department
61
The technical skills needed to return brownfield land to sustainable beneficial use are diverse, and end uses vary. As such projects require different skills-sets, there is an overriding need for strong, informed and technically aware management. Whilst generic project management skills are commonly identified as the most important skill in the delivery of a brownfield project, it is also important to ensure that project managers and other staff also have an appropriate skills-set in relation to the relevant development process and intended uses.
The draft EP/ASC Brownfield Skills Strategy is a new national strategy designed to increase the number of regeneration professionals, and improve brownfield skills levels in support of government aspirations to build three million new homes. The Brownfield Skills Strategy calls for cross-sector support and action to address a significant projected shortfall of housing and regeneration practitioners with the necessary skills to redevelop brownfield sites. www.hcaacademy.co.uk/theme/brownfield
62
16.1.3 PPP
A blend of civic and commercial interests, public-private partnerships today tend to manifest themselves in special-purpose vehicles specifically assembled on an area-by-area basis. Private capital investment is supported by the public promise of services through the Private Finance Initiative. www.local.communities.gov.uk/pfi
16.1.4 Leverage/Match-Funding
Match-funding tries to optimise the overall funding offer by promising public funds to the same (or predetermined) level based upon private sector investment. At the national level in England, most match-funding initiatives draw down upon EU Structural Funding. www.berr.gov.uk/files/file12038.pdf The Local Regeneration Fund in Wales was strongly geared towards a matched funding approach. www.elwa.org.uk/ elwaweb/elwa.aspx?pageid=1454
The UK Treasury also has a number of tax credits such as land Remediation Relief (150 per cent relief on qualifying expenditure) and Landfill Tax exemption. The current challenge for government is to make these measures
63
incentivise specific project decision-making, rather than feature as an after-thought within company annual tax returns. www.hm-treasury.gov.uk/media/6/9/consult_ brownfieldresponse141207.pdf
The Lewisham Gateway project represents a real blend of funding sources. The development is led by a consortium including Muse Developments and Taylor Wimpey, and was appointed by the London Borough of Lewisham, the LDA, TfL and London Bus Services. Funding for the project included direct funding from the LDA, SRB regeneration funding and Council funding along with private sector developer input and transport provider investment all blended towards major redevelopment of a town centre brownfield site. www.newlewisham.com
Following on from the initial LDA investment in Hackney Wick, the Olympic Delivery Authority (ODA) has received around 50m of leverage capital financing from the European Investment Bank (EIB, the longterm lending bank of the European Union). The overall scheme design, construction and funding of the Olympic International Broadcast and Media Press Centres is expected to cost several hundred million pounds. Longerterm benefits and legacy uses form part of an overall regeneration strategy, included within the planning application. www.eib.org/projects/pipeline/
64
The London Borough of Croydon and John Laing Projects and Developments combined in December 2008 to create the UKs first Local Asset Backed Vehicle (LABV). The 450m joint venture has resulted in the creation of a Limited Liability partnership with Croydon contributing from its land resource, and Laing contributing equity. Laing was chosen based on its proposals for four towncentre sites, which will eventually help to deliver around 1,250 dwellings and new council offices. Under the venture both parties will share profits equally. See www.croydon.gov.uk/democracy/councilnews and www.lgcplus.com/financeandcorporateservices/ news/2008/12/croydon_signs_pioneering_regeneration_ deal.html
65
66
LDF Local Development Framework. Brought in by the Planning and Compulsory Purchase Act 2004 as a replacement for Local Plans and Unitary Development Plans. It is intended to be not one document, but a more flexible system often described as a folder of different policies and plans. An LDF will contain Local Development Documents, which consist of both
67
68
This report was commissioned jointly by the London Development Agency (LDA) and English Partnerships (EP). Since that time, English Partnerships has become part of the newly established Homes and Communities Agency (HCA). Therefore, in this publication you may find references to both agencies. In some cases there are references to an EP publication, available via the HCA website.
The membership of the Study Steering Group included representatives from the following organisations: Buglife Campaign to Protect Rural England Communities and Local Government East Thames English Heritage Environment Agency Genesis Housing Group Government Office for London Greater London Authority Greenspace Information for Greater London Home Builders Federation Homes and Communities Agency * LHA-ASRA Group London Biodiversity Partnership London Councils London Development Agency London First London Thames Gateway Development Corporation North London Development Investment Framework Group Origin Group South East of England Regional Development Agency Tilfen Land Town and Country Planning Association Transport for London We are also grateful to the many people and organisations, particularly London Boroughs, that provided references, comments or case-study details. * Previously drawing on representatives from English Partnerships, the Housing Corporation and the Academy for Sustainable Communities.
Credits This report was prepared by Arup as part of a London-wide Review of Brownfield Land. The Arup Study team included: Project Director Christopher Tunnell Project Manager Kieron Hyams Project Team Vicky Evans, Katie Kerr, Eli Konvitz, Miriam Leathes, Jacob Willson, Matthew Wright GIS Support Damien McCloud, Andrew Egleton The Arup team reported directly to the LDA project team of: Mark Powney (Project Lead) and John Kaye Acknowledgements Arup and LDA project team are grateful to the guidance, expertise and feedback offered by the London Development Agency (LDA), Homes and Communities Agency (HCA), and the Study Steering Group. In particular, thanks go to: Richard Cohen (LDA), Dr Paul Syms (formerly EP, now University of Manchester), Tony Swindells (HCA), Geoff Leigh (HCA) and Olga McFarland (HCA).
69