Post on 21-Jul-2015
transcript
Waterfronts as Part of Area Based Regeneration
Matt Lappin
Senior Associate
David Lock Associates
07 July 2014
Introduction
Thinking About the Opportunities and Challenges
Drawing on Examples
Some Lessons to Learn
Attractive Opportunities
• Popular destinations and attractors• Limited in number – not everywhere has a waterfront…• ….but could it?• Encourage a creative approach – opening culverted
watercourses• Resulting values – premium • Notable successes…• ….and some less notable
Thinking About the Regeneration Challenges
• Physical challenges: • Legacy of past and current uses – working places • Contamination• Flood risk and defences• Drainage infrastructure• Traffic, roads and access
Thinking About the Regeneration Challenges
• Market Challenges: • Easy in a strong market – catalyst for change • Uncertain growth and market context • Edge of centre locations – establishing new markets • Owners intentions and expectations• Coping with market failure – falling values
Case Studies
Norwich South City CentreRegeneration in an Historic City
Stalled Development Market
De-risking
Ilfracombe Southern ExtensionRegeneration through Growth
Wentworth PointQuick Perspective from Elsewhere
Challenging Existing Guidance
Maximising an Accessible Location
Norwich Project Background
•Publically funded project – NCC and HCA
•Illustrative Master Plan with Site Specific Development Briefs
•Supporting Delivery Plan: Deliverable, Viable, Ongoing…
Project Background
•Stalled Sites – viability a key issue
•Stakeholder Fatigue – “we’ve been here before”
•Some significant constraints – archaeology, ground conditions
•Fragmented land ownerships, but some key NCC holdings
Character
Character
Character
Character
Open Design Studio
Open Design Studio
What is good about South City Centre…..
Views are wonderful from
parts of the area
Historic & cultural area – with the River
• Strategic location
• Historic and quirky character
• Environmental assets – river, views, city wall, green spaces
• Successful regeneration
• Community – diverse and passionate
Close to the city centre and the
station
The trees and woodland are really valued
What is holding the area back?
St Anne’s Wharf & Howard House are an eyesore
Glut of secondary office
space – old building stock
• Economic challenges
• Blighted areas - derelict and neglected sites and buildings
• No clear definition of role
• Conflict between uses
• Uncertainty - failed projects
• Disconnection
• Out-dated building stock
Glacial progress – thought we
were buying into an up and
coming area
Anti-social behaviour spills
into the area
Options Testing
•High level viability analysis – in-house
•Identifying build costs, public realm, big ticket items
•Sensitivity testing – quantum, policy requirements
•Engaging with local agents and businesses – market testing
•Clear guidance on key requirements, flexibility elsewhere
•Identifying funding shortfalls and opportunities
•Understanding what is really achievable
•De-risking and adding certainty: ‘master plan plus’ approach
The Priorities
Principal Development Opportunities
1 St Anne’s Wharf
2 Rose Lane/Mountergate
3 Garden Street
4 Normandie Tower
5 Supporting Public Realm
St Anne’s Wharf
Mountergate
Garden Street
Normandie Tower
Ilfracombe Project Aims
Ilfracombe Southern Extension
•Landowner commission, but close relationship with local council – capacity building
•Regeneration of the town through growth
•Locally identified and supported need
•Local Plan site allocation – 1,000 dwellings
•Driven by Early Community and Stakeholder Engagement
Key Strategic Issues
• Establishing a new edge for Ilfracombe
• Maintaining a strong landscape framework
• Part of Ilfracombe but design to be ‘of its time’
• Attractive and distinctive – a gateway to the town
• Supporting the town centre – integrated regeneration strategy
• Meeting local housing needs and attracting new residents
Ilfracombe Southern Extension
• Growth of the town – meeting identified need
• Up to 750 houses to meet Local Plan allocation
• Mixed-use Hub
•Primary School, healthcare, community facilities
•Extra Care housing
•Recreation, playspace, sports pitches
• Robust landscape framework
Design Evolution
Illustrative Master Plan
Stakeholder Workshops and Public Engagement
Distinct Character Areas
Neighbourhood Hub• Building forms drawn
from the agricultural vernacular of rural Devon
• Community facilities clustered around a village green
• Employment buildings enclose a variety of activity spaces
• High quality contemporary design
• Primarily semi-detached and detached villas
• Lower density
• Majority of streets run along contours
• Larger houses with fantastic sea views
• Split-level homes could accommodate the sloping site
• Generous Gardens
High Villas
• Primarily short runs of terraced houses
• Medium density
• Split-level homes could accommodate the sloping site
• Great views from the key living spaces
• Off street parking and garages
• Generous gardens
Garden Suburb
• Clusters of houses arranged around shared green spaces
• Higher density
• Houses located in response to the complex local topography with some split-level houses
• Strong gabled roof line responds to Bowden Farm barns
The Shields
Next Steps
• Outline planning application submitted
• Considering consultation responses
• Discussions with local council
• Decision anticipated July 2014
• Detailed reserved matters applications
• On site….?
Finally, some lessons…
• Places with an immediate contact with water
• Association with water – bringing energy to the waterside
• Equally valid opportunities – thinking more widely
• Waterside places, waterside towns, waterside cities
Finally, some lessons…
• Effective partnership working
• Bringing the community with you – up front
• Clearly defined outcomes – flexibility elsewhere
• Supporting delivery framework
• Robust analysis of viability against which funding decisions and priorities can be made
• Realistic and pragmatic approach: what’s going to work, and why