12. 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
13. 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
14. 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
15. Case Studies
Norwich South City Centre
Regeneration in an Historic City
Stalled Development Market
De-risking
Ilfracombe Southern Extension
Regeneration through Growth
Wentworth Point
Quick Perspective from Elsewhere
Challenging Existing Guidance
Maximising an Accessible Location
16. Norwich Project Background
•Publically funded project – NCC and HCA
•Illustrative Master Plan with Site Specific
Development Briefs
•Supporting Delivery Plan: Deliverable, Viable,
Ongoing…
17. 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
34. 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
35. What is holding the area back?
St Anne’s Wharf
& Howard
House are an
eyesore
Glut of
• Economic challenges
• Blighted areas - derelict and neglected
secondary office
space – old
building stock
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
36. 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
37. The Priorities
Principal Development Opportunities
1 St Anne’s Wharf
2 Rose Lane/Mountergate
3 Garden Street
4 Normandie Tower
5 Supporting Public Realm
44. 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
45.
46.
47.
48.
49.
50.
51.
52. 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
53. 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
58. 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
59. High Villas
• 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
60. Garden Suburb
• 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
61. The Shields
• 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
62.
63.
64.
65. Next Steps
• Outline planning application submitted
• Considering consultation responses
• Discussions with local council
• Decision anticipated July 2014
• Detailed reserved matters applications
• On site….?
66.
67.
68.
69.
70.
71.
72. 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
73. 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
74. Thank you
Matt Lappin, David Lock Associates
mlappin@davidlock.com
