waterside conference - matt lappin
TRANSCRIPT
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Waterfronts as Part of Area Based Regeneration
Matt Lappin
Senior Associate
David Lock Associates
07 July 2014
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Introduction
Thinking About the Opportunities and Challenges
Drawing on Examples
Some Lessons to Learn
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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
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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
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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
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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
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Norwich Project Background
•Publically funded project – NCC and HCA
•Illustrative Master Plan with Site Specific Development Briefs
•Supporting Delivery Plan: Deliverable, Viable, Ongoing…
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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
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Character
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Character
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Character
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Character
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Open Design Studio
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Open Design Studio
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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
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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
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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
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The Priorities
Principal Development Opportunities
1 St Anne’s Wharf
2 Rose Lane/Mountergate
3 Garden Street
4 Normandie Tower
5 Supporting Public Realm
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St Anne’s Wharf
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Mountergate
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Garden Street
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Normandie Tower
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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
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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
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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
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Design Evolution
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Illustrative Master Plan
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Stakeholder Workshops and Public Engagement
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Distinct Character Areas
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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
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• 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
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• 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
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• 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
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Next Steps
• Outline planning application submitted
• Considering consultation responses
• Discussions with local council
• Decision anticipated July 2014
• Detailed reserved matters applications
• On site….?
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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
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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
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