CEM OCCASIONAL PAPER SERIESSuStaining cultural identity and a SenSe of place – new wine in old bottleS or old wine in new bottleS?

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An information paper by Henry Russell, Adrian Smith and Phil Leverton, The College of Estate Management

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Contents

Abstract1. Introduction2. significance3. thevalueofbuiltheritage–moderndefinitionsofvalue 3.1. Heritagevaluation

3.2. Monetaryvalue

3.3. Economicvalue

3.4. Theevaluationofsocialvalues

3.5. Otherdimensionsofvalue–embodiedenergy

4. Acontinuumofpossibilities5. ConclusionsReferences

ABstRACt

Recentliteraturehasre-emphasisedtherelevanceofa‘senseofplace’toourunderstandingand

appreciationofthehistoricenvironment,andtotheimportanceofthehistoricenvironment‘increating

placeswherepeoplewanttoliveandwork’(EnglishHeritage2009:13).Asenseofplacehasconflicting

qualities:itneedstoprovideacontinuouslinelinkingustothepastwhichgivesusouridentity,yetit

mustberelevanttothechangingperceptionsofsucceedinggenerations.Inshort,itmustrecognise

theintergenerationallegacyofthebuiltenvironment.Acontinuumofoptionsisreviewedinthispaper.

Theaimofthisistoestablishsomebroadprinciplesastohowwebothvalueandmouldthetangible

andintangibleaspectsofheritageintoasenseofplacethat(toparaphraseBrundtland1987)meetsthe

opinionsandaspirationsofthepresentwithoutcompromisingtheabilityoffuturegenerationstoadapt

ittomeettheirownaspirationsandpriorities.

SuStaInIng cultural IdentIty and a SenSe of Place – new wIne In old bottleS or old wIne In new bottleS?

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1. IntRoduCtIon

Theperceivedrelevanceofthehistoric

environmenthasmovedswiftlyinrecentyears,

fromsimplyasetoficonicstructuresselected

forprotectionbyexperts,toplacessignificant

tocommunities,wherethewiderhistoric

environmenthasaresonanceincreatingasense

ofplaceandculturalidentitywhichcontributeto

thequalityoftheenvironmentinwhichpeople

liveandwork.Thishasarguablyinitiatedamove

towardsagreaterdemocratisationofourviewof

thebuiltheritagebecauseasenseofplacemust

haveresonanceandmeaningforeachindividual.

Significancecanbetangible,inthatitrelatesto

thestructureordesignofabuilding,orintangible,

forexamplewhereplaceshavespecialreligiousor

symbolicimportance.

Placesthereforeembodyaseriesofvalueswhich

underpintheirsignificance,someofwhichcan

bemeasured,forexampleinfinancialand/or

economicterms.However,itisthoselesseasily

measuredcomponentsofvalue,forexample

culturalsignificance,whichdefyobjective

measurementinconventionaltermsandwhich

arethemostproblematic.IntheUK,anumberof

policydocumentshaveunderlinedthis,starting

withPower of Place(EnglishHeritage2000)and

Sustainable Communities(OfficeoftheDeputy

PrimeMinister(ODPM)2003).

Thispaperwillexaminethequalitiesthatcomprise

asenseofplace,usingcurrentconceptsof

significanceandvaluetounderstandwhyplaces

areimportantandhowthatimportancecanbe

categorised.

2. sIGnIFICAnCe

Itwasasrecentlyas1995thatEnglishHeritage

wrotethat:

‘theprimarypurposeofrepairistorestrain

theprocessofdecaywithoutdamaging

thecharacterofbuildingsandmonuments,

alteringthefeatureswhichgivethemtheir

historicorarchitecturalimportance,or

unnecessarilydisturbingordestroyinghistoric

fabric’.(Brereton1995:2)

JohnEarl(2003:73)quotesthiswhenhe

referstothenatureandinterestofabuilding.

Whathaschangedsince2000is,arguably,

thedemocratisationoftheheritageand,in

consequence,thetoolsusedtoassessits

significanceandthelanguageusedtoexpress

thatsignificance.

UKlegislationrequiresthatbuildingsare

conventionallylistedfortheirarchitecturaland

historicinterest,andmonumentsarescheduledfor

theirarchaeologicalinterest,butisthissufficient

todealwithmodernnotionsofsignificance?

Thedebateisnotnew,andmaybeseeninthe

respectiveworksofSirNikolausPevsnerandSir

JohnBetjeman.Pevsnerhasthereputationof

adatacollectorandcategoriser–thePenguin

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Buildings of England seriesisthetestamentto

hisvillage-by-villagedescriptionofeachcounty

inEngland.Theserieswaslatertoextendto

Scotland,WalesandNorthernIreland.Betjeman,

ontheotherhand,wantedtobringoutthespirit

andmeaningofbuildingsandplacesthroughhis

publicationsandtelevisionprogrammes.This

issomethingofanoversimplificationofamore

complexrelationshipwhichisexploredbyMowl

(2000).

Aseminalmomentinthedevelopmentofthis

democratisationofheritageintheUKwasthe

publicationofPower of Place.Theresearch

demonstratedthat‘formostpeople,thehistoric

environmentrepresentstheplaceinwhichthey

live’(EnglishHeritage2000),aswellasbeing

placeswhichtheyvisit.Thehistoricenvironment

hascometobeseenasbeingmuchwiderthan

justtheprotectedelements:peoplevaluetheir

localareasforavarietyofreasons.Placesare

valuednotjustfortheirimportancetoheritage

experts,butbecauseoftheirsignificancetoa

muchwiderrangeofthepopulationintheirsearch

forasenseofculturalidentity,includingthatwhich

canexistatapersonalisedlocallevel(CURDSet

al.2009).

Ontheinternationalcanvas,theUnitedNations

Educational,ScientificandCulturalOrganisation

(UNESCO2005)inscribesWorldHeritageSites.

Thesearerelativelysmallinnumber(679cultural

sitesworldwidein2009)andtendtobeiconic

sitesrepresentingimportantaspectsofnational

historytothestateparty.Thetestforinscription

isoutstandinguniversalvalue(OUV).According

toDenyer(2009),OUVisnotdefinedintheWorld

HeritageConvention,yetitisasimpleconcept

anditallows‘humankindtovaluenaturaland

culturalheritageinsuchawayittranscendsand

crossesinternationalboundaries’.Denyerstresses

thatOUVisnotafixedconceptbut‘willbesubject

toevolutionovertime’(Denyer2009)because

valuesystemschangeandevolve,anddefinitions

ofculturalheritagearebecomingbroader.

Thelanguageusedhasalsochanged.Instead

of‘importance’and‘interest’,thenewheritage

lexiconrefersto‘heritageassets’,‘values’and

‘significance’.Oneoftheprincipalsourcesof

thisnewlexiconistheBurraCharter(Australia

ICOMOS1999)whichintroducedtheconceptof

culturalsignificance:

‘Placesofculturalsignificanceenrich

people’slives,oftenprovidingadeep

andinspirationalsenseofconnectionto

communityandlandscape,tothepastandto

livedexperiences.Theyarehistoricalrecords,

thatareimportantastangibleexpressionsof

Australianidentityandexperience.Placesof

culturalsignificancereflectthediversityofour

communities,tellingusaboutwhoweareand

thepastthathasformedusandtheAustralian

landscape.Theyareirreplaceableand

precious....TheBurraCharteradvocatesa

cautiousapproachtochange:doasmuchas

necessarytocarefortheplaceandtomake

ituseable,butotherwisechangeitaslittle

aspossiblesothatitsculturalsignificanceis

retained.’(AustraliaICOMOS1999:1)

Article1ofthecharterdefines‘cultural

significance’as‘aesthetic,historic,scientific,

socialorspiritualvalueforpast,presentorfuture

generations’.Itreinforcesthenotionthatthe

currentgenerationisthestewardofheritagefor

futuregenerations,butexpandsthereasonsfor

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conservingbeyondtheaestheticandhistorictoa

muchwiderrangeofbothtangibleandintangible

values.

Inartandobjectconservation,thisistermed

‘value-led’conservation.AccordingtoViňas(2005:

79):

‘Thecorenotionbehindvalue-led

conservationisthatconservationdecision

makingshouldbebasedontheanalysisof

thevaluesanobjectpossessesfordifferent

peopletoreachanequilibriumamongallthe

partiesinvolved.’

IntheUK,EnglishHeritage’sConservation

Principles (2008)echoesthewiderandmore

democraticdefinitionofheritagefoundinPower

of Place: ‘[Thehistoricenvironment]gives

distinctiveness,meaningandqualitytotheplaces

inwhichwelive.…Heritagevaluesrepresenta

publicinterestinplaces,regardlessofownership.’

(EnglishHeritage2008a).EnglishHeritage

proposesasetofvalues:evidential,historical,

aestheticandcommunal.Eachofthesecategories

canbeexpandedintofurthersubsets.For

instance,evidentialvaluederivesfromtheability

oftheplacetoprovideinformation,whichmaybe

archaeological,constructional,ecological,etc.

Thissenseofplaceisdevelopedbyanearlier

document,theNara Document on Authenticity

(ICOMOS1994),whereArticle12states:‘…the

respectduetoallculturesrequiresthatheritage

propertiesmustbeconsideredandjudgedwithin

theculturalcontextstowhichtheybelong.’

Characterisationisatoolwhichisbeingused

increasinglytolookatareas,andmuchofthe

methodologyderivesfromthecharacterisationof

landscapes.Lookingatthehistoricenvironment

intermsoflandscapesreinforcesthisarea-based

viewofheritage,whichchimeswiththewider

conceptsofheritagepromotedbyPower of Place

andtheBurraCharter,forinstance.

Themethodologyforhistoricareaassessments

isdescribedinEnglishHeritage’sUnderstanding

Place – Historic Area Assessments: Principles and

Practice,whichalsosummarisesthenewrationale

forviewingheritageintermsofareas:

‘Thereiswidespreadacceptancethatthe

historicenvironmentisubiquitous,not

confinedtoaseriesofdiscrete“monuments”,

andtheGovernment’sratificationofthe

EuropeanLandscapeConventionin2007has

entrenchedthisrecognitionmorefirmlyin

Governmentpolicy.’(2010:4)

AnothertoolwhichisbeingdevelopedbyEnglish

Heritage(2008b)istheassessmentofviews.

Viewsrelatetocontextandsetting,andthe

conceptemergesfromtheprotectedviewsof

particularpartsofLondon,andisbeingdeveloped

forwiderapplication.

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3. tHeVALueoFBuILtHeRItAGe– ModeRndeFInItIonsoFVALue

3.1HeritagevaluationThecontributionsmadebyourbuiltheritagetoour

cultureandoursocietyhavelongbeenrecognised,

andhavealreadybeenmentionedinthispaper.

Atonelevel,andtoborrowBenMacIntyre’s

phrase(MacIntyre2010),‘Buildingsarewherewe

storeourmemories’,andcollectivememoryis,

ofcourse,important.Itis,however,essentially

backwardlooking,andanumberofstudies(for

example,EnglishHeritage2000;Putnam2000;

UrbanPractitioners2005;Blauget al.2006;Ela

PalmerHeritage2008;Rypkema2009a)have

concludedthatourbuiltheritageshouldalsobe

valuedinaforward-facingroleinthedevelopment

ofmodernsustainablecommunities,definedbythe

UKOfficeoftheDeputyPrimeMinisterin2003as

communitiesoffering:

• asenseofcommunityandbelonging;

• tolerance,respectandengagementwith

peoplefromdifferentcultures,backgrounds

andbeliefs;

• friendly,co-operativeandhelpfulbehaviourin

neighbourhoods;

• opportunitiesforcultural,leisure,community,

sportandotheractivities,includingfor

childrenandyoungpeople;

• lowlevelsofcrime,drugsandanti-social

behaviourwithvisible,effectiveand

community-friendlypolicing;

• socialinclusionandgoodlifechancesforall.

(ODPM2003)

Thesegoals,essentiallydevelopmentaland

societalinnature,areusuallypredicated

uponchangesinindicatorssuchasincome,

employmentstatistics,housingprovision,crime

statistics,instancesofanti-socialbehaviour,

physicalandmentalhealth,andeducational

attainment,andanumberofstudieshave

concludedthatthereisadirectlinkbetweenthese

measurableindicatorsandthe‘senseofplace’

whichanovertappreciationandinterpretationof

ourbuiltheritagecanhelptofoster(ElaPalmer

Heritage2008;ODPM2004).Othercommentators

(forexample,Putnam(2000)intheUSAandthe

OfficeofNationalStatistics(2001)intheUK)have

identifiedadditional‘socialcapital’indicatorssuch

ascommunitycohesion,socialinclusion,civic

virtue,socialbondsandcommunitynetworksas

beingequallyimportant.

ElaPalmerHeritage,inareportpreparedfor

theAgenciesCo-ordinatingGroup(ElaPalmer

Heritage2008)presentsarangeofcasestudies

indicatingvariouswaysinwhichheritage-led

regenerationprojectshaveattempted,with

varyingdegreesofsuccess,toaddressthese

developmentalgoals;andPlimmeret al.(2008),

inaresearchreportsponsoredbytheBRETrust,

addressarangeofsimilarissuesinthecontextof

heritage-ledsocialhousingregeneration.

Theseoftenintangibleandfrequentlydifficult

toquantifyvaluesformamajorplankinthe

UKgovernment’srecentlypublishedplanning

strategyfordealingwiththehistoricenvironment

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inEngland,PlanningPolicyStatement(PPS)

5(DepartmentforCommunitiesandLocal

Government(DCLG)2010),whichstatesthat

oneofthegovernment’soverarchingaimsisto

conserveEngland’sheritagesuchthat‘…the

positivecontribution…[ofheritage]…tolocal

characterandsenseofplaceisrecognisedand

valued’(Clause7),andthat,whereproposed

developmentthreatensheritageassets,then

consentshouldberefusedunless‘…the

substantialharmtoorlossofsignificanceis

necessarytodeliversubstantialpublicbenefits

thatoutweighthatharmorloss…’or ‘…theharm

toorlossoftheheritageassetisoutweighedby

thebenefitsofbringingthesitebackintouse…’

(PolicyHE9.2).Planningauthoritiesfacedwith

suchproposalsarethereforerequiredtomakea

valuejudgementastowhetherornotthepublic

benefitsdeliveredbytheschemearegreater

orlessthanthevalueoftheheritageassets

compromisedordestroyed.

Crucially,however,PPS5includesnoguidance

whatsoeverastohow,orevenonwhatbasis,

thisvaluejudgementshouldbemade,andthe

absenceofanyworkablemethodologymustsurely

leadtothedangeroflegalchallengesinwhichthe

oldargumentsbetweenheritageconserverson

theonehandandcommercialbusinessinterests

ontheotherwillonceagainberehearsed.Almost

inevitablytherewillbesomeattempttoreducethe

argumentstosomeeasilyrecognisablemediumof

exchange,leadingtouncomfortableparallelswith

theviewsexpressedbyProfessorRandallMason

oftheUniversityofPennsylvaniain2006when,in

thecourseofadiscussiononcapturingthepublic

valueofheritagereportedverbatiminClark(2006:

62),hesuggestedthat:

‘IntheUSyouhavetoprovethatheritage

pays;thattoprotectsomethingwillbemore

profitablethanneglectingit.Butyoualsohave

torealisethatinthecaseoftheheritagevs.

Walmarttheheritagewillneverwin.’

3.2MonetaryvalueWithProfessorMason’scommentsinmind,Smith

(2010)positsthat,inrecentyears,thejustification

ofschemestopreservehistoricbuildingsby

makingthempaytheirwayand,perhapstoa

lesserextent,thedilemmafacingcentralfunders

ofhowmuchofouravailablelimitedresources

shouldbespentonwhichofabewildering

multiplicityofapparentlyworthwhileconservation

schemesisseekingfundingatanyparticularpoint

intime,hasdrivenusintoapreoccupationwith

definingthe‘value’ofheritageassetsintermsof

money,anditisthereforenecessarytoreviewthis

issueinsomedepth.

Thetrue‘monetaryvalue’ofabuildingis

notoriouslydifficulttodefineinanobjectiveway.

Forexample,aprofessionalvaluer’sopinionof

thevalueofabuildingwillbedifferentdepending

uponthepurposeforwhichthevaluationisto

bemade(forexampleavaluationforinsurance

purposesmaybeverydifferentfromavaluation

forsale,andevenavaluationforsalemayvary

dependinguponthereasonsforthesale,the

financialcircumstancesoftheseller,etc.).Scarrett

(2003)discussesindetailthestandardrealestate

valuationtechniqueswhichmaybeused,andthe

RICS Valuation Standards–theRedBook–(RICS

2010)setsouttherulesofgoodpracticewhich

governthewayinwhichsuchvaluationsshould

bemade.

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Itmightbethoughtthattheclearestindication

oftheobservable‘monetaryvalue’ofahistoric

buildingcouldbegainedfromofferingthe

buildingforsaleontheopenmarket,eitherfor

refurbishment,asanoperationalbusinessasset,

orforconversiontoanalternativeuse.Inthis

case,theobservable‘marketvalue’willbethe

priceaprospectivepurchaserispreparedto

pay,oftenatauction,buteventhismaybea

poorindicatorofthebuilding’strueworth.The

auctionpriceis,afterall,simplyarepresentation

ofthepotentialworth(theeconomicutility?)of

thebuildingtothehighestbidderatthatpointin

time,subjecttofactorslikethebehaviourofany

competingparticipatingbidders,thecostofany

otheropportunitiesavailableatthetime(inother

wordstheopportunitycostofthepurchase),and

perhapstheseller’sopinionoftheworthofthe

buildingasreflectedinanyreservepriceset.

Inlightoftheabove,itmightappearthat‘market

value’islargelyuselessinassessingthevalueof

aheritageasset,butthereareotherfacetsofthe

propertymarketwhichcanprovidesomeuseful

pointerstothepossiblevalueofbuiltheritage,at

leastincomparisonwithothertypesofproperty.

Forexample,initsseminalPower of Placestudy,

EnglishHeritagewritesthat:

‘In1998theinvestmentreturnonlistedoffice

propertywas11.9%,comparedwith11.4%

forunlistedproperty.Over18years,listedand

unlistedofficepropertyhasachievednear

identicalreturns(8.8%asagainst8.9%).The

intangiblevalueofusingwell-lovedbuildings

whichaddcharactertoanareaisdifficultto

measure,butisrecognisedbybusinessesthat

givehighprioritytoemployeeandcustomer

satisfaction.’(Section18)

Thesefiguresaresupportedbytheinvestment

analystsInvestmentPropertyDatabank(2002rev.

2006);andbypropertyconsultancy,DriversJonas,

initsHeritage WorksstudyconductedforEnglish

Heritage:

‘Inresidentialuse,well-convertedorrestored

historicbuildingsareoftenmuchmore

valuablepersquarefootthannewbuildings.

Blackheathisagoodexampleofanarea

whereolderhousesareworthalotmorethan

thenewerones,partlyonaesthetics,partly

onqualityofbuild.Itishardtothinkofmany

examplesofgoodresidentialconversions

beinglessvaluablepersquarefootthannew

buildresidential.’(DriversJonas2006:8)

Finally,itshouldbenotedthatSayceet al.

(2009)(inastudyonbehalfofRICSandHM

Treasury)proposeyetanothermethodologyfor

themonetaryvaluationofhistoricassets,this

timefromanaccountingandfinancialreporting

perspective.

Alltheaboveareindicatorsofthemonetaryvalue

ofheritageassetsinparticularcircumstances,

andare,ofcourse,usefulinthespecificcontexts

towhichtheydirectlyapply,butitisclearthat

monetaryvaluealoneisapoorindicatorofthe

holisticworthofahistoricbuilding,andthata

purelyfinancialevaluationwillnotreflectthe

truevalueoftheassetintermsofthoseother

dimensionsofsocialsignificanceoutlinedearlier.

Wearethereforeleftwiththeproblemofhowsuch

issuesmightbeobjectivelyassessed.

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3.3economicvalueAnalternative,andperhapsmoreappropriate,

approachtotheevaluationofthetrueworthofa

historicbuildingmaybetotakeawiderviewofthe

impactofthemonetarycontributionofahistoric

buildingbaseduponitscontributiontothelocalor

nationaleconomy–indeedsomecommentators

suggestthataneconomicevaluationshould

underpinanyjustificationfordevelopment

proposalsaffectingahistoricbuilding:

‘…thedesiretopreservemustultimatelybe

arationaleconomicandcommercialchoice;

problemswillarisewherebuildingsare

preservedonlyasaconsequenceoflegaland

landuseplanningcontrols’.(Tiesdellet al.

1996:11)

Awidevarietyoftechniquesforassessing

economicvaluehavebeendeveloped,including

economicimpactstudies(ListokinandLahr1997),

cost/benefitanalysis(Nas1996),andthevarious

substitutionpricingmechanisms(e.g.contingent

valuation(BatemanandTurner1995)andrevealed

preferencetechniques(Bateman1995;Bateman

et al.2002)).Thesetechniquesarereviewedin

summaryinSmith(2010);andanexcellentreview

oftheearlyliterature,togetherwithsomeworked

examples,ispresentedinAllisonet al.(1996).

Ofthese,economicimpactstudieshaveprobably

beenthemostwidelyused,mostlyemploying

surveytechniquesofonekindoranotherand

providingvaryingdegreesofdetail.Atanational

level,forexample,itwasreportedthat:

‘In2006,9.8million(30%)ofoverseas

visitorstotheUKvisitedcastles,churches,

monumentsorhistorichouses,spending

£5.4bn(34%ofalloverseasspend)while

theywereintheUK.’(DCLG/Departmentfor

CultureMediaandSport2009:30)

DriversJonasreportedthatattheMuseumof

ScienceandIndustryinManchester:

‘…forevery£1spentbyvisitorsatthe

museum,£12isspentelsewhereinthe

economy.With300,000visitorsspending

£1.5min2000,thecontributiontothe

prosperityoftheregionwas£18m.Tothis

canbeaddedthegoodsandservices

purchasedbythemuseumfromlocal

businesses,theemploymentof120people,

andtheinvestmentinnewexhibitionsand

buildingwork.’(DriversJonas2006:8),citing

commentsmadebyPatrickGreen,Directorof

theMuseum,inhisLecturetotheEuropean

MuseumForumdeliveredinGdanskin2001)

Muchmoredetailed,butessentiallylocal,

economicimpactassessmentswouldbeexpected

toformamajorplankinaprojectconservation

plan.

Anumberofresearchersinheritageconservation

havereportedstudiesusingtheeconomic

techniquesoutlinedaboveinvariouspartsofthe

world(forexample,OstandvanDroogenbroeck

1998;NavrudandReady2002;Mason2005;eftec

2005b).IntheUK,itwasreportedthat:

‘CasestudiesacrossBritainhavebeen

evaluated,andhaveprovedthatregeneration

ofalltypescanreviveareasofeconomic

slump,attractingbusinessandtourism

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andraisingpropertyvalues.Aprocesswill

thenoccurwherebyphysicalandfunctional

revitalisationleadstoeconomicrevitalisation.’

(ElaPalmerHeritage2008:4)

Examplesofsuchstudies,citedinThe Heritage

Dividend Methodology(UrbanPractitioners2005)

andbaseduponresearchcarriedoutforEnglish

Heritage,includestudiesontheeconomicimpact

ofwaterwaysrestoration(Ecotec2001and2003)

andtownscaperegeneration(GroverandReeve

2003),butUrbanPractitionersmakethepointthat

thereis,asyet,‘…noagreedmethodforreliably

transferringvaluesbetweendifferentsites’.(Urban

Practitioners2005:8)

eftec(2005a),however,inanextremelydetailed

reviewofthepotentialuseofthesetechniques

inaheritagecontext,questionstheirvalidity

and,whilestoppingshortofconcludingthat

theyarevalueless,makesthepointthatthereis

usuallyalackofsufficientreliabledatatoenable

suchappraisalstobemadewithanydegreeof

accuracy.

3.4theevaluationofsocialvaluesTheproblemsinvolvedinmeasuringthesocial

valueofthehistoricenvironmentwereconsidered

atsomelengthinaninitialstudycarriedout

bytheInstituteofFieldArchaeologists(IFA)

andAtkinsHeritagefortheNationalTrust(IFA

2004),andapreliminarysetofindicatorswhich

mightbeusedtoevidencesocialvaluewas

identified.AsubsequentstudybyElaPalmer

Heritage(2008)reviewedtheevaluationof

heritage-ledregenerationprojectsandtheir

impactonsocialcapital.Asubstantialbodyof

evidenceispresentedtoshowthat,provided

theprojectconcernedhasthebroadsupportof

thecommunity,thereisastronglikelihoodthat

successfulcompletionwilldeliversignificant

improvementsincommunitycohesionandsocial

inclusion.Conversely,itisarguedthatwherethe

builtheritagebecomesderelictorhasnoobvious

use,thenproblemsoflowcommunitycohesion

andsocialexclusionaremagnified.

Ithasalsobeenproposedbysomeobservers(see

Clark2006foragoodgeneralsummaryofviews)

thatthesenumericallyindeterminatequalities

couldbetakentorepresentthe‘publicvalue’

(Moore1995)ofheritage,butsofarthesequalities

haveprovenextremelydifficulttomeasurein

practice.ThishasledcommentatorslikeBlauget

al.toconcludethat‘publicvalueisnotastandard

unit’(2006:25).Theythereforeproposethat

‘publicvalue=publicresponsivenesstorefined

preferences’,andthataseriesofperformance

indicatorscouldperhapsbedevelopedto

providesomesortofobjectivemeasure(2006:

24).Avariationonthisapproachistheuseof

typologiestodescribedifferentaspectsofcultural

significance,atechniqueaddressedatlengthin

WorthingtonandBond(2008).

Theissueof‘culturalvalue’isalsotakenup

byeconomistDavidThrosby(Throsby2001

and2006),whoarguesthattheculturalvalue

ofheritage,definedasthesumofauthenticity,

aesthetic,spiritual,historical,symbolicandsocial

valuesintermsofasenseofidentityandplace,

maywellexceedtheireconomicorfinancialvalue,

aviewsupportedby,amongothers,Randall

Mason,whowritesthat:

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‘Thevalueofhistoricpreservationneed

notbeexpressedandanalyzedonlyin

quantitativeterms.Qualitativeexpressions

ofthevalueofpreservationoftenare

dismissedbyeconomistssimplybecause

theyarenotsusceptibletostandardeconomic

(mathematicallydriven)methodsofanalysis.

Buttheseculturalvalues–resistingeasy

quantificationandmathematicaltreatment

–areessentialtothenatureofhistoric

preservationandtheymustsomehowremain

partofthediscourseondecision-makingand

othereconomicdiscoursesonpreservation.In

otherwords,applyingstandardquantitative,

market-derivedmeasuresofhistoric

preservationwillnotsuffice–apriori–to

expressthefullvalueofpreservationas

culturalexpressionandpublicgood.’(Mason

2005:3)

HewisonandHolden(2006)alsoexploretheissue

ofculturalvalue,andpresentananalysisinwhich

itisseenascomprisingthesumof:

• theindividualintellectual,emotionaland

spiritualexperienceoftheheritage(termed

the‘intrinsicvalue’);

• theancillaryeconomiceffectssuchasurban

regenerationwhichmayderivefromtheasset

(termedthe‘instrumentalvalue’);

• thevaluewhichiscreatedinthepublicmind

bythewayinwhichtheassetispresented

(termedthe‘institutionalvalue’).

HewisonandHoldenalsoidentifythreegroups

towhomthesevaluesareimportant:thepublic,

politiciansandpolicymakers,andtheheritage

professionals.Tothesewemightalsousefullyadd

owner-occupiers.

Clark(2001)pointsoutthat,inanationaloran

internationalcontext,recognitionoftheasset

throughlistingorschedulingprovidessome

indicationofthemeasureofitsimportance,

the‘value’,butwhataboutassetswherethe

significancemaybegeographicallylocal,ormay

applyonlytosomeparticular,perhapsminority,

communitygroup?Theseissuesaremuchmore

difficulttoresolvesatisfactorily,particularly

whendifferentstakeholdersholddifferentviews

oftherelativeimportanceofanasset,eachof

whichisperhapsequallyworthyinitsownway,

yettheymayallbediametricallyopposed.Clark

alsostressesthatthe‘overallvalue’shouldbe

madeexplicitthroughconservationplansbased

uponevidence,andtheprovisionofevidenceis

animportantplankintheplanningprocessas

setoutinPPS5.Thisviewisplainlysound,but

thereisadangerthatwhere‘evidence-based’

documentationsuchasthisisusedtosupport

eithercompetitiveapplicationsforfundingor

planningapplications,thenthoseschemeswhich

willsucceedmaynotinfactbethemost‘valuable’

butthoseusingthemostpersuasiveadvocacy.

Theevaluationofsocialimpactsisplainlymuch

moredifficultand,byitsnature,moresubjective

thanfinancialoreconomicanalysis.Further,

asElaPalmerHeritage(2008)pointsout,the

dataavailableinthiscontextaregenerally

survey-based,sometimesofquestionable

quality,qualitativeandanecdotalratherthan

quantitativeandfactual.Lastingsocialchangeis

alsofrequentlyaveryslowprocess.Observable

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changesinfactorssuchascivicvirtue,community

cohesionandsocialinclusionthereforetendtobe

incrementalinnature,andfrequentlytakealong

timetobecomeobvioustoanexternalobserver.

Whilesuchdevelopmentmayeventuallygive

risetoeconomicbenefits,itislikelythatthey

maynotbemeasurableintheshortormedium

term.Theperformanceindicatorsadvocatedby

Blauget al.(2006)maythereforebebothdifficult

andtimeconsumingtoconstructandtest.While

thedevelopmentofrobusttoolstomeasure

developmentsinsocialvaluesarisingfrom

heritage-ledregenerationisplainlyapriority,there

isalsoaveryrealdangerthatthecurrentfinancial

climatewillresultinlipserviceonlybeingpaidto

theproblem–inessencetheissueisindangerof

being‘kickedintothelonggrass’.

3.5otherdimensionsofvalue– embodiedenergyTheenergyembodiedwithinexistingbuildings

(thatis,theamountofenergyinvolvedin

constructingthebuildinginthefirstplace,

includingnotonlytheenergyembodiedinthe

constructionprocessbutalsothatrequiredfor

thepreparationandmanufactureofcomponents,

transportationofmaterialstothesite,any

alterations,andrepairsandmaintenancecarried

outinitslifetime)isconsiderableandhaslong

beenchampionedbyheritageconserversasa

factorforconsiderationinthe‘renovate/adaptor

rebuild’debate,buthasusuallybeenconsidered

bydeveloperstobeofrelativelyminorimportance.

EnglishHeritage(2003:8),however,concluded

that:

‘Thetotalenergythathasalreadybeenusedin

theconstructionofatypicalVictorianterrace

isequivalenttotheamountofenergy(infuel

terms)thatcoulddriveacarfivetimesround

theearth,orhalfthedistancefromtheearthto

themoon.Retainingandreusingtheexisting

buildingstockpreventsthatenergyfrombeing

wastedandincreasesresourceproductivity.’

Moreover,currentconcernswithclimatechange

andgovernmentcommitmentstoreducefuture

‘greenhousegas’emissionshavecausedtheissue

toattainanewlevelofimportance.Significant

researchhasbeencarriedoutinthisareain

thepast(see,forexample,theHeritage Counts

studies(EnglishHeritage2003and2004)),and

anumberofresearchprojectsareknowntobe

inprogressatthetimeofwriting,buthaveyetto

publishtheirfindings.

Thevalueofheritagebuildingsiscertainto

becomeamuchmoresignificantelementinthe

adaptivereusedebateinthenearfuture,anditis

plainlyimportantthatclearbaselinesandarobust

andgenerallyacceptedcalculationmethodology

shouldbedevelopedasamatterofurgency.

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4. AContInuuMoFPossIBILItIes

Article2oftheCouncilofEuropeConventionon

theValueofCulturalHeritageforSociety(the‘Faro

Convention’)definesculturalheritageas:

‘agroupofresourcesinheritedfromthe

pastwhichpeopleidentify,independentlyof

ownership,asareflectionandexpression

oftheirconstantlyevolvingvalues,beliefs,

knowledgeandtraditions.Itincludesall

aspectsoftheenvironmentresultingfrom

theinteractionbetweenpeopleandplaces

throughtime.’(CouncilofEurope2005)

Thesamearticledefinesa‘heritagecommunity’

asconsistingof‘peoplewhovaluespecific

aspectsofculturalheritagewhichtheywish,

withintheframeworkofpublicaction,tosustain

andtransmittofuturegenerations’.Smith(2006)

alsohaspointedtothevalueofthe‘culturaltool’

ofheritagetoexpressacommunity’ssenseof

identity.

Thethemethatemergeshereisthesignificanceof

the‘senseofplace’anditsinterrelationshipwith

sustainability.ThepublicationbyEnglishHeritage

ofthe2009Heritage Countssurveyhasreminded

usoftherelevanceofasenseofplacetoour

understandingandappreciationofthehistoric

environment,andtotheimportanceofthehistoric

environment‘increatingplaceswherepeoplewant

toliveandwork’.ThisechoesthevisioninEnglish

Heritage’searlierstudyPower of Place(2000),

andoftheUKgovernmentinits2003Sustainable

Communitiesplan:‘Placeswherepeoplewantto

liveandwillcontinuetowanttolive’.

Asenseofplacehasconflictingqualities:itneeds

toprovideacontinuouslinelinkingustothepast

whichgivesusouridentity,yetmustberelevant

tothechangingperceptionsofsucceeding

generations.Inshort,itmustrecognisethe

intergenerationallegacyofthebuiltenvironment.

Doweneedtore-examinethesignificanceand

valuesthatcompriseculturalheritage?Wecanall

agreethatolderelementsshouldbeprotected,

butdonotnecessarilyagreeonthevalueofmore

recentheritage.IntheUK,thevirtuesof18th-

and19th-centurybuildingsbecamegenerally

recognisedonlyinthemid-tolate20thcentury.

Twentieth-centurybuildingsarestillamatter

ofdebate.Thefactthattheseperceptionsare

subjecttochangeovertimeisareminderthat

sustainabilityrequiressomehumilityonthe

partofeachindividualgenerationasweactas

thestewardsoftheheritageassetsinquestion

untilsuchtimeastheyarepassedontoour

successors.

BenMacIntyrehascommentedthat‘placeisa

portaltohistorymorepowerfulthananytextbook’.

(MacIntyre2010).However,criticssuchasMullin

(1971),Wright(1985),Hewison(1987and1989)and

Pawley(2005)havearguedovermanyyearsthat

theprotectionoftoomanyheritageassetsinhibits

therhythmofchangeinourbuiltenvironmentin

thefaceofconcernsabouteconomicevolution

andenergysecurity,anduncertaintyaboutclimate

stability.Theysuggestthatthisissymptomaticofa

viewofthepastthatisinvaryingdegreessanitised,

sentimentalisedanddistortedattheexpenseof

innovation,thuspreventingthefutureneedsofthe

populationbeingaccommodated.

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TheUKgovernment’sStatement on the Historic

Environment for England 2010recognisesthat‘no-

onewouldclaimthatretainingexistingbuildings

isautomaticallythebestchoice’(HMGovernment

2010:9). However,itgoesontostatethat:

‘thereshouldnotbeapresumptionthat

newbuildwillbebetter.Researchhas

demonstratedthatitispossibletomakecost

effectiveimprovementstohistoricbuildings

whichsaveenergywithoutdamagingtheir

appearanceandcontributiontothequalityof

thelocalenvironment.Theoptionsavailable

ineachcaseshouldbeexaminedthoroughly

andwiththefullrangeofrelevantprofessional

advice.’

Ifwearetoexaminetheseoptionsasaprelude

toconservingthetangibleassetsthatreflectour

currentviewofwhatourheritagerepresents,a

fundamentalquestionwhichwehavetoanswer

iswhethertheprotectionofourheritageis

synonymouswithmaintainingthesameuses

inthesamestructures,orwhetherweneedto

bealerttoacontinuumofpossibilitiesthatalso

embracesbothsecuringnewusesfortheold

structures(theprovisionof‘newwine’inthe‘old

bottles’ofourbuiltheritage)andhousingcultural

assetswithinnewstructures(where‘newbottles’

arebeingcreatedforthe‘oldwine’ofcultural

heritage).

Inundertakingsuchanexploration,wealready

haveagrowingbodyofevidenceofthe

preservation,reconstructionandreuseofhistoric

structureswithintheEuropeancontext.Ifwe

focusonthemid/late19thcenturyonwards,

theconversionofthebuildingsconstructed

between1830and1904occupiedbytheformer

fruit,vegetableandflowermarketatCovent

Garden,Londonintoaspecialityretailcentre

inthelate1970sisacaseinpoint.Herzogand

deMeuron’sequallywell-documentedworkin

designingtherebirthoftheformerBankside

powerstation(constructedonLondon’sSouth

Bankbetween1947and1963)asTateModernin

the1990sdemonstratesthat,asnotedpreviously,

ourattitudetowardsmoremodernstructuresis

becomingmorereceptiveasthedistanceoftime

facilitatesagrowingsenseofappreciation,andit

ispossibletoidentifyexamplesoneachpointof

thiscontinuum.

Thus,ifwecommencewiththeoptionofonly

limitedexternalorinternalchange,wecan

recognisethatthisisanambitionthathasdriven

theconservationofthemostarchitecturally,

historicallyand/orculturallysignificantexamples

ofglobalbuiltheritagestretchingbackovermany

centuries.However,evenwithinthecontextof

theprotectionoflate-19th-and20th-century

structures,afiercedebateiscurrentlybeing

wagedregardingtheproposalsbytheUKNational

HealthService(NHS)todisposeoftheGrade

IlistedFinsburyHealthCentredesignedby

BertholdLubetkininthemid-1930s.

FINSBURyHEALTHCENTRE

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Thisbuildinghasbeendescribedbythearchitect

currentlyundertakingafeasibilitystudyforits

repairas‘stillavitalanddeeply-lovedresourcefor

itslocalcommunity–manyofthecurrentpatients

arechildrenorgrandchildrenoftheoriginalones’

(Williams2010).TheNHSPrimaryCareTrust,

whileacknowledgingitsresponsibilityforfinding

anappropriatefutureuse,hascommentedthat

‘ourjobistoprovidequalityhealthcareservicesin

modernandsuitablepremisesthatareaccessible

toalllocalresidents.We’renotheretolookafter

historicbuildings’(Williams2010).AsaGrade

Ilistedstructure,theHealthCentreisregarded

asbeingofthehighestarchitecturalquality,but

clearlyinthisinstancethebalancebetweenthe

socialandeconomicdimensionsofasustainable

futureisprovingelusive.

Ifwemovealongthecontinuumalittletoconsider

anexampleofhowwemightintroducesome

‘newwine’intoan‘oldbottle’,therestorationand

conversionoftheMidlandHotelatMorecambe,

Lancashiredemonstrateshowsustainablereuse

canbesecured.ContemporarywiththeFinsbury

HealthCentre,thisGradeII*listedartdeco

buildingwasaniconicexampleofflamboyant

interwarseasideresortconstruction,buthadfallen

intoeconomicandphysicaldeclinebytheend

ofthe20thcentury.Thedevelopmentcompany,

UrbanSplash,acquiredthepropertyin2003and

undertookaschemecombiningrestorationand

theintroductionofnewelementsintotheinternal

andexternalfabricwiththehotelbusinessin2008

(EnglishHeritage2009).

However,inthisinstancethecontributionof

thebuildingtothelocalsenseofplacemay

beaffectedbyproposalsfornewmixed-use

developmentonadjacentland;weshouldnot

losesightofthefactthatsustainableconservation

mayneedtobebalancedbyfinanciallymore

productive,enablingdevelopment.

MIDLANDHOTEL,MORECAMBE

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Anexampleofmoreradicalchangeisthe

conversionandrestorationofthelistedlate-19th-

centuryMarinePoliceHeadquartersinHong

Kong.Thissuperbgroupofbuildings(pictured

before1907,topright),wasconstructedin1884

andisscheduledasamonument.Itoccupiesa

prominentpositionatopasmallhillinTsimSha

Tsuiandwasoneofthefouroldestsurviving

governmentbuildingsinHongKong.Thegroup

comprisesthemainbuildingwiththestableblock

totherear,andtheRoundHouse,HongKong’s

originaltime-balltower,seenontheextremeright

ofthepicture.Thecomplexalsoincludesanow

redundantGradeIIIlistedfirestationbuilding

datingfromthe1920s,situatedatthesouth-

easterncornerofthesite.

Thecomplexbecameredundantin1996,and

wassubsequentlysoldbygovernmenttenderfor

conversionasaboutiquehotel.Thecompleted

scheme(picturedrightcentre)hasmetwithmixed

reviews!

Asafinalexample,whatifthesignificance

associatedwithaplaceliesnotinbuildingsbut

intheassociationofthatlocationwithparticular

figuresorsomeotherculturallegacy?Here,

opportunitiesexistforsustainingthevalue

ofthe‘oldwine’ofculturalheritagewithina

‘newbottle’representedbyanentirelymodern

(andsometimesradicallydesigned)building.

StructuresintheUKsuchastheTateGallery,

StIves,Cornwall;theLowryinSalford,Greater

Manchester;theRocketHouseinCromer,Norfolk;

andtheproposedTurnerCentreinMargate,Kent

capitaliseuponsignificantculturalconnectionsto

provideastimulusfortheregenerationoffading

localeconomies.

MARINEPOLICEHEADQUARTERS,KOWLOON

MARINEPOLICEHEADQUARTERS,KOWLOON

THELOWRy,SALFORD

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Notallstructureslendthemselvestoready

solutionsiftheirconfigurationprovidesaserious

challengetosecuringchange,astheongoing

attemptstoimplementaviableconversion

schemefortheGradeII*listedBatterseapower

stationdemonstrate.DesignedbyGilesGilbert

Scott(whoalsowasresponsibleforBankside

powerstation)andbuiltinphasesbetween1929

andthemid-1950s,electricitygenerationceased

in1983.Sincethen,aseriesofmajorproposals,

primarilyorientatedtowardsleisureandretailuses,

havesofarfailedtomakesufficientprogress,

despiteEnglishHeritagehavingnoobjectionin

principletotheredevelopmentofthesiteorthe

conversionandreuseoftheexistingbuilding

(Donatantonio2010).

Nonetheless,thefactthatabuildingmaybe

unusualdoesnotautomaticallyrenderitincapable

ofviablereuse;theTateModernscheme

mentionedaboveisonesuchexample;another

istheconversionoftheformerOxfordprisoninto

modernhotelaccommodationfortheMalmaison

chain,aspartofawider-rangingscheme

associatedwiththemedievalcastlesiteinthe

cityundertakenbyTrevorOsbourneandOxford

CastleLtdwithaconsortiumoffundingpartners.

The19th-centuryprisonstructureislinkedtonew

buildingsaspartofamixed-usescheme(see

Dowden2006)thatreceivedtheRICSProjectof

theyearawardin2007.

Similarly,‘newwine’intheformofentirelymodern

structures(whetherfree-standingorextensions

toexistingbuildings)designedtohousenew

functionsinhighlysensitivesurroundingsto

complementestablishedusescanbeconsistent

withthewishtorespectthesenseofplace.

OxFORDCASTLE

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AnimportantinfluencehereisBS7913,Guide

to the Principles of the Conservation of Historic

Buildings,whichsetsoutcriteriaforadditions

andfornewbuildingsinhistoricsettings.The

documentobserves:‘Inmuchthesamewaythat

successfulartistshaveregardtothesettingsin

whichtheirworksaretobeplacedandrespond

positivelytotheconstraintswhichthesecontexts

impose,sogoodbuildingsinhistoricsettings

dependultimatelyontheknowledge,abilityand

intellectualambitionofthearchitect.’(British

StandardsInstitute1998:13).Examplesthatmay

besaidtoreflectthisadviceareatrioofsignificant

projectsconstructedinNorwich.Thesecomprise

CastleMall(designedbyLambertScottInnes

nexttothe11th-centurycastleandwinnerofthe

RTPISilverJubileeCupforPlanningAchievement

in1994);andtwoschemesdesignedbyHopkins

Architects–theForum(2001)adjacenttothe

marketplace:theGradeIlistedStPeterMancroft

churchandtheGradeIIlistedCityHall;andthe

refectoryatNorwichCathedral(2004),bothof

whichhavewonRIBAawardsforarchitecture.

Thevarietyoftheseexamplessupports

Thèrond’sassertion(2010:32)thattheframework

representedbytheFaroConventionisnota

straitjacketforitssignatorystates,butratherthat

‘itisalong-termprocesspromptingafreshviewof

heritageinordertomakethemostofitspotential

notonlyintermsofshort-termcommercial

benefitsbutalsointermsofimprovedqualityof

lifeforcommunities.’

THEFORUM,NORWICH

CASTLEMALL,NORWICH

THEREFECTORy,NORWICHCATHEDRAL

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5. ConCLusIons

Ifconservationisregardedas‘thecareful

managementofchange’,inreviewingthis

continuumofopportunitieswesuggesttwokey

principlesareembeddedinourapproachto

securingthemostappropriateandsustainable

outcomeforanyproject.

First,inseekingtosecureaviableoutcome,all

stakeholdersmustbeclearattheoutsetasto

thevalueandsignificanceoftheheritageassets

withwhichtheyaredealing.Thiswillinfluencethe

necessaryattentiontodetailindesign,careand

skillinthechoiceofmaterialsandfinishesandin

theirapplicationandawarenessoftheconstraints

presentedtobothprojectandpost-completion

management.

Secondly,wemustappreciatethevalueof

compromise–thespiritofhumilityreferredto

earlier.Wehavetorecognisethatthereisabalance

betweenwhatwemightloseandwhatwemight

gainfromundertakingtheschemeandtosatisfy

ourselvesthatwhatemergeswillbeworththat

compromise.

TheAmericaneconomistDonovanRypkema

haswrittenextensivelyinrecentyearsabout

theroleofheritageconservationinsustainable

development(Rypkema2005,2008,2009aand

2009b).Hesuggeststhat‘ifwegobacktothe

graphicrepresentationofsustainabledevelopment

…heritageconservationis,infact,theonly

strategythatissimultaneouslyenvironmental

responsibility,economicresponsibilityandsocial/

culturalresponsibility’(2009b:4).Thechallenge

wefaceishowtomouldboththetangibleand

intangibleaspectsofheritageintoasenseofplace

that(toparaphraseBrundtland1987)meetsthe

opinionsandaspirationsofthepresentwithout

compromisingtheabilityoffuturegenerationsto

adaptittomeettheirownaspirationsandpriorities.

ThisoccasionalpaperisanextendedversionofapaperpresentedbytheauthorsattheGreenLinesInstituteconference‘HeritageandSustainableDevelopment’,heldatEvora,PortugalinJune2010(andpublishedinvol.2oftheproceedingsatpp.1159–1168).Theco-operationoftheGreenLinesInstituteisacknowledged.

PHotoGRAPHs–ACknowLedGeMentsFinsburyHealthCentre(Source:PhilLeverton)

MidlandHotel,Morecambe(Source:UrbanSplash)

MarinePoliceHeadquarters,Kowloon(Source:AdrianSmith)

MarinePoliceHeadquarters,Kowloon(Source:unknown)

TheLowry,Salford(Source:PhilLeverton)

OxfordCastle(Source:WilliamRussell)

CastleMall,Norwich(Source:PhilLeverton)

TheForum,Norwich(Source:PhilLeverton)

TheRefectory,NorwichCathedral(Source:PhilLeverton)

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IP 1/11

March 2011

23

CuRRentReseARCHPRoPosALsCeM’sproposed2011researchprogrammeconsistsoffourprojectscoveringtheareasofRegeneration,Publicsectorknowledgetransference,technologyandRealestate,andsustainableHousing.

BONFIREOFTHERDAS:

PHOENIxFROMTHEASHES?

DELIVERINGTHECODEFOR

SUSTAINABLEHOMES

THEVALUEOFTHEVIRTUALESTATE

WHATFUTUREFORTHEURBAN

DEVELOPMENTCORPORATION?

Foreachoftheseproposals,theCollegeisseekingindustry-basedsupportthroughfunding

partnershipsorsponsorship-pleaseseebelowtodownloadthefullspecificationdocumentforeach

subject,whichillustratestheopportunitiesandbenefitsavailabletoparticipatingpartners.

Individualresearchproposalsareavailabletodownloadfromwww.cem.ac.uk/ourresearch,orforaninformaldiscussionpleasecall01189214688oremailresearch@cem.ac.uk.

IP 1/11

Sustaining cultural identity and a sense of place – new wine in old bottles or old wine in new bottles?

24

RePoRtsAndPuBLICAtIonsReflectingthenatureofCeM’scoursesandtheinterestsofouracademicstaff,ourresearchencompassesawiderangeofsubjectareasinthecommercialandresidentialrealestateandconstructionmarketsacrosstheukandeurope.

youcanfindourmostrecentresearchreportsatwww.cem.ac.uk/ourresearch

Previousreportsinclude:

INCLUSIVEACCESS,

SUSTAINABILITyAND

THEBUILTENVIRONMENT

ETHICALISSUESINSURVEyING

FIRMS-DOESSIzEMATTER?

THEFUTUREOFRDAS

BesPokeReseARCHoutsouRCInG

Ourresearchoutsourcingfacilitieshaveastrongtrackrecordforinnovationanddelivery,having

successfullycompletedarangeofresearchprojectsforclientsinboththeprivateandpublicsectors.

Weofferacompetitiveandefficientresearchservice,utilisingthecoreskillsofbothourresearchteam

andthewiderCEMcommunityofindustrypractitionersandacademics.

todiscussbespokecommissionspleasecall01189214688oremailresearch@cem.ac.uk

THEVALUEOFBUILTHERITAGE

BENCHMARKING–ENSURING

SUCCESSWHENPLANNING

FORTHEDEVELOPMENTOF

SHOPPINGCENTRESINPOLAND

TAxINCREMENTALFINANCING

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