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Waterside conference - Matt Lappin
- 1. Waterfronts as Partof Area Based Regeneration Matt Lappin Senior Associate David Lock Associates 07 July 2014
- 2. Introduction Thinking Aboutthe Opportunities and Challenges Drawing on Examples Some Lessons to Learn
- 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 theRegeneration 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 theRegeneration 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 NorwichSouth 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 •StalledSites – 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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- 34. What is goodabout 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 holdingthe 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 •Highlevel 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 PrincipalDevelopment Opportunities 1 St Anne’s Wharf 2 Rose Lane/Mountergate 3 Garden Street 4 Normandie Tower 5 Supporting Public Realm
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- 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
- 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
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- 56. Stakeholder Workshops andPublic Engagement
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- 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
- 65. Next Steps •Outline planning application submitted • Considering consultation responses • Discussions with local council • Decision anticipated July 2014 • Detailed reserved matters applications • On site….?
- 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 MattLappin, David Lock Associates mlappin@davidlock.com