Urban Design in the Real Estate Development Process E-Book

Steve Tiesdell

• Herausgeber: John Wiley & Sons
• Kategorie: Fachliteratur
• Serie: Real Estate Issues
• Sprache: Englisch

Seitenzahl: 622

Veröffentlichungsjahr: 2011

Beschreibung

Urban design enables better places to be created for people and is thus seen in Urban Design in the Real Estate Development Process as a place-making activity, rather than the application of architectural aesthetics. Urban design policy can change the 'decision environment' of developers, financiers, designers and other actors in the real estate development process to make them take place-making more seriously. This book reports diverse international experience from Europe and North America on the role and significance of urban design in the real estate development process and explores how higher quality development and better places can be achieved through public policy. The book is focused on four types of policy tool or instrument that have been deployed to promote better urban design: those that seek to shape, regulate or provide stimulus to real estate markets along with those aim to build capacity to achieve these. Urban design is therefore seen as a form of public policy that seeks to steer real estate development towards policy-shaped rather than market-led outcomes. The editors set the examples, case studies and evidence from international contributors within a substantive discussion of the impact of urban design policy tools and actions in specific development contexts. Contributions from leading urban design theorists and practitioners explore how: * Masterplanning and infrastructure provision encourage high quality design * Design codes reconcile developers' needs for certainty and flexibility * Clear policy combined with firm regulation can transform developer behaviour * Intelligent parcelisation can craft the character of successful new urban districts * Powerful real estates interests can capture regulatory initiatives * Stimulus instruments can encourage good design * Development competitions need careful management * Design review can foster developer commitment to design excellence * Speculative housebuilders respond in varied ways to the brownfield design challenge * Physical-financial models could help in assessing the benefits of design investment * Urban design can add value to the benefit of developers and cities as a whole.

Leseprobe

Contents

Preface

Acknowledgements

Contributors

1 Real Estate Development, Urban Design and the Tools Approach to Public Policy

Introduction

Real estate development

Opportunity space theory

The tools approach to public policy

Shaping instruments

Regulatory instruments

Stimulus instruments

Capacity-building instruments

Developers’ decision environments

2 Masterplanning and Infrastructure in New Communities in Europe

Introduction

Differences between the UK and Europe

Challenges for sustainable development

European success stories

Joined-up planning in the Randstad

Conclusion: lessons for the UK

3 Design Coding: Mediating the Tyrannies of Practice

Introduction

The three tyrannies

From development standards to design codes

The research findings

Conclusion

4 Proactive Engagement in Urban Design – The Case of Chelmsford

Introduction

Making the turnaround

The need for negotiation

Two examples

Reflections on the developers’ response

Conclusion

5 Plot Logic: Character-Building Through Creative Parcelisation

Introduction

Setting the rules

Parcelling and subdivision strategies

The primacy of the urban realm

The pitfalls of flexibility

Economic viability of low-scale, densely distributed buildings

Alternative models

Conclusion

6 The Business of Codes: Urban Design Regulation in an Entrepreneurial Society

Introduction

Zoning America

Developing America

Designing the American future

Conclusion

7 Good Design in the Redevelopment of Brownfield Sites

Introduction

Redeveloping and reusing brownfield sites: the policy and regulatory context

Stimulus instruments in practice

Conclusion

8 Competitions as a Component of Design-Led Development (Place) Procurement

Introduction

The place promoter

The deliverer and competition participant

The (end) place matters most

The competition

Conclusion

9 Design Review – An Effective Means of Raising Design Quality?

Introduction

Origins, emergence and critiques of design review internationally

The typology of design review in England, Scotland and Wales

National design review: the genesis of CABE’s procedures and processes

How design review can increase the opportunity space for design

The effectiveness of design review

Conclusions: design review and the quality of development control

10 ‘Business as Usual?’ – Exploring the Design Response of UK Speculative Housebuilders to the Brownfield Development Challenge

Introduction

The design debate around speculative housing development

The conventional approach to design and construction in speculative housebuilding

Responding to the challenge of brownfield development

Conclusion

11 Physical-Financial Modelling as an Aid to Developers’ Decision-Making

Introduction

Design quality and development viability

Visualisation and financial appraisal

Conclusion

12 Design Champions – Fostering a Place-Making Culture and Capacity

Introduction

The UK local government context

The design champion as change agent

Edinburgh’s design champion initiative

Conclusion

13 Value Creation Through Urban Design

Introduction

Design and development projects

Strategies for enhancing value

Coupling urban design and development

14 Connecting Urban Design to Real Estate Development

Introduction

Urban design and development economics

Opportunity space and developer–designer relations

Policy choices and policy design

Towards a research agenda

References

Index

To Joe and Pat Tiesdell (Steve’s parents); to Sylvia Adams,and in memory of Richard Adams (David’s parents)

This edition first published 2011 © 2011 Blackwell Publishing Ltd.

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Library of Congress Cataloging-in-Publication Data

Urban design in the real estate development process / edited by Steve Tiesdell, David Adams.p. cm.Includes bibliographical references and index.ISBN 978-1-4051-9219-4 (hardcover : alk. paper)1. City planning. 2. Real estate development. I. Tiesdell, Steven. II. Adams, David, 1954–HT165.5.U723 2011307.1′16–dc222010047411

A catalogue record for this book is available from the British Library.

This book is published in the following electronic formats: ePDF [9781444341157];Wiley Online Library [9781444341188]; ePub [9781444341164]; Mobi [9781444341171]

All reasonable attempts have been made to contact the owners of copyrighted material used in this book. However, if you are the copyright owner of any source used in this book which is not credited, please notify the Publisher and this will be corrected in any subsequent reprints or new editions.

The Royal Institution of Chartered Surveyors is the mark of property professionalism worldwide, promoting best practice, regulation and consumer protection for business and the community. It is the home of property related knowledge and is an impartial advisor to governments and global organisations. It is committed to the promotion of research in support of the efficient and effective operation of land and property markets worldwide.

Real Estate Issues

Series Managing Editors

Stephen Brown

Head of Research, Royal Institution of Chartered Surveyors

John Henneberry

Department of Town & Regional Planning, University of Sheffield

K.W. Chau

Chair Professor, Department of Real Estate and Construction, The University of Hong Kong

Elaine Worzala

Professor, Director of the Accelerated MSRE, Edward St. John Department of Real Estate, Johns Hopkins University

Real Estate Issues is an international book series presenting the latest thinking into how real estate markets operate. The books have a strong theoretical basis – providing the underpinning for the development of new ideas.

The books are inclusive in nature, drawing both upon established techniques for real estate market analysis and on those from other academic disciplines as appropriate. The series embraces a comparative approach, allowing theory and practice to be put forward and tested for their applicability and relevance to the understanding of new situations. It does not seek to impose solutions, but rather provides a more effective means by which solutions can be found. It will not make any presumptions as to the importance of real estate markets but will uncover and present, through the clarity of the thinking, the real significance of the operation of real estate markets.

Books in the series

Greenfields, Brownfields & Housing DevelopmentAdams & Watkins9780632063871

Planning, Public Policy & Property MarketsAdams, Watkins & White9781405124300

Housing & Welfare in Southern EuropeAllen, Barlow, Léal, Maloutas & Padovani9781405103077

Markets & Institutions in Real Estate & ConstructionBall9781405110990

Building Cycles: Growth & InstabilityBarras9781405130011

Neighbourhood Renewal & Housing Markets: Community Engagement in the US and UKBeider9781405134101

Mortgage Markets WorldwideBen-Shahar, Leung & Ong9781405132107

The Cost of Land Use Decisions: Applying Transaction Cost Economics to Planning & DevelopmentBuitelaar9781405151238

Urban Regeneration & Social Sustainability: Best Practice from European CitiesColantonio & Dixon9781405194198

Urban Regeneration in EuropeCouch, Fraser & Percy9780632058419

Urban Sprawl in Europe: Landscapes, Land-Use Change & PolicyCouch, Leontidou & Petschel-Held9781405139175

Real Estate & the New Economy: The Impact of Information and Communications TechnologyDixon, McAllister, Marston & Snow9781405117784

Economics & Land Use PlanningEvans9781405118613

Economics, Real Estate & the Supply of LandEvans9781405118620

Management of Privatised Housing: International Policies & PracticeGruis, Tsenkova & Nieboer9781405181884

Development & Developers: Perspectives on PropertyGuy & Henneberry9780632058426

The Right to Buy: Analysis & Evaluation of a Housing PolicyJones & Murie9781405131971

Housing Markets & Planning PolicyJones & Watkins9781405175203

Mass Appraisal Methods: An International Perspective for Property ValuersKauko & d’Amato9781405180979

Economics of the Mortgage Market: Perspectives on Household Decision MakingLeece9781405114615

Towers of Capital: Office Markets & International Financial ServicesLizieri9781405156721

Making Housing More Affordable: The Role of Intermediate TenuresMonk & Whitehead9781405147149

Global Trends in Real Estate FinanceNewell & Sieracki9781405151283

Housing Economics & Public PolicyO’Sullivan & Gibb9780632064618

International Real Estate: An Institutional ApproachSeabrooke, Kent & How9781405103084

British Housebuilders: History & AnalysisWellings9781405149181

Transforming Private LandlordsCrook & Kemp9781405184151

Urban Design in the Real Estate Development ProcessTiesdell & Adams9781405192194

Real Estate Finance in the New Economic World: Development of Deregulation and InternationalisationTiwari & White9781405158718

Office Markets & Public PolicyDunse, Jones & White9781405199766

Preface

We are not creatures of circumstance, we are the creators of circumstance.

Benjamin Disraeli (1827)

(Vivian Grey – volume II, book VI, chapter 7)

Given the development of urban design over the past 50 years and especially the past two decades, there is, at least to some degree, significant consensus about the qualities of ‘good’ urban design and of ‘better’ places. Good places are, for example, those where people want to live, work, rest, play and invest. A number of urban design policy documents also set out general qualities of good urban design – though what these mean for any specific time and place needs to be negotiated and agreed at the local level by key stakeholders and key interest groups. The contemporary challenge for policy and practice, however, is to ensure the delivery of better places. Thus, while the Urban Design Compendium (Llewelyn-Davies 2000) concentrated on what was considered good urban design in a UK context, some seven years later a second volume (Roger Evans Associates 2007) focused on delivering quality places.

Bringing together urban design, real estate development and the tools approach in public policy, this book explores the relationship between state and market with respect to design and development processes and outcomes. The overarching research question is:

How successful are particular public policy instruments in framing (and reframing) the relationship between designers and developers to the advantage of urban design (place) quality?

Subsidiary questions are:

What public policy instruments are available to facilitate better quality urban development and better places?How do particular policy instruments impact on the decision environments or opportunity space of developers and designers?In what other ways do particular policy instruments impact on design quality?Are some types of policy instruments more effective than others in facilitating higher quality development and better places?

The central research inquiry thus concerns the impact of urban design policy instruments on developers’, and thence on designers’, decision-making and, in particular, their impact on those factors – reward, risk, uncertainty, time, etc – that would make them more likely, or less likely, to provide higher quality development and to contribute to producing better places. The underlying proposition is that better quality urban design comes about when private developers decide, or are either motivated or compelled, to produce it as an integral part of their business strategies. This raises the important issue of how public policy instruments can be deployed to encourage/compel this shift.

The research questions posed in this book do not have simple and straightforward answers, and up to now relevant research has neither been consolidated nor discussed in terms of a policy instruments framework. In that context, this book seeks to advance the policy agenda in the hope that a clear focus on connecting high quality urban design to the practicalities of the real estate development process will reinforce momentum towards the creation of better places.

Steve Tiesdell and David AdamsUniversity of Glasgow

Acknowledgements

As editors, we would like to thank all our fellow contributors to the book for their wholehearted participation in this venture, and for their patience, good humour and constructive responses to our numerous requests and editorial recommendations.

We would particularly wish to acknowledge the encouragement given to us by Madeleine Metcalfe and Cat Oakley at Wiley-Blackwell both in developing the concept for the book and in helping us with all the practicalities of seeing it through to completion. We would also grateful to Maggie Reid at the University of Glasgow for her thorough and conscientious work in compiling the index.

We wish to thank Building Design for permission to reproduce textual material in Chapter 9 and the Carnyx Group for permission to do likewise in Chapter 12. Throughout the book, UK Parliamentary material is reproduced with the permission of the Controller of HMSO on behalf of Parliament. All other permissions to reproduce photographs, diagrams and other illustrative material are acknowledged where the relevant illustrations appear in the text.

Steve Tiesdell and David Adams

Contributors

David Adams holds the Ian Mactaggart Chair of Property and Urban Studies at the University of Glasgow. His main research interests are in state–market relations in land and property, with a particular interest in land, planning and regeneration policy. He has researched and published widely in these fields, most notably as author of Urban Planning and the Development Process (1994), co-author of Land for Industrial Development (1994) and Greenfields, Brownfields and Housing Development (2002) and as co-editor of Planning, Public Policy and Property Markets (2005).

Eran Ben-Joseph is the chair of the PhD programme in urban planning at the Massachusetts Institute of Technology. His research and teaching areas include urban and physical design, design standards and regulations, sustainable site planning technologies and urban retrofitting. He has published numerous articles, monographs and book chapters and authored or co-authored Streets and the Shaping of Towns and Cities (2003), Regulating Place (2004), The Code of the City (2005) and re:New Town (2010)

Matthew Carmona is Professor of Planning & Urban Design and Head of the Bartlett School of Planning, UCL. His research has focused on the policy context for delivering better quality built environments. His background is as an architect and a planner, and he has published widely in the areas of urban design, design policy and guidance, housing design and development, measuring quality and performance in planning, and on the management of public space.

Andrew Clarke is an associate director with Taylor Young Ltd. He is an urban designer and town planner and has been with the practice for ten years. In this time he has worked on, and led, projects producing many design guides for sites and areas, design frameworks and strategies and masterplanning projects. Andrew has experience in urban design training and research and is at the forefront of the urban design agenda. He is committed to delivering practical and deliverable design solutions which are contextually based and provide creative responses to client briefs and aspirations.

Christina Crawford is an architect and urban designer currently pursuing a PhD in architectural history and theory at Harvard University. She worked for several years at Utile, Inc., a planning and architecture firm based in Boston, and teaches architectural history and theory at Northeastern University. Her professional work includes designs for discrete architectural projects, masterplans for local municipalities and open space design for a waterfront city in Dubai, UAE. Christina received her undergraduate degree in Architecture and East European Studies from Yale University and a Masters in Architecture from the Harvard Graduate School of Design.

Nicholas Falk, the founder director of URBED (Urban and Economic Development), is an economist, urbanist and strategic planner, with over 30 years’ experience of helping towns and cities plan and deliver urban regeneration and sustainable growth. Co-author of a range of publications, including Sustainable Urban Neighbourhood: Building the 21st century home with David Rudlin, he has undertaken pioneering research into lessons to be drawn from European experience in planning new communities. He is a Visiting Professor at the University of the West of England.

Gary Hack is professor of urban design and dean emeritus in the School of Design, University of Pennsylvania. He practices urban design and is author (with others) of Local Planning (2009), Urban Design in the Global Perspective (2006), Global City Regions (2000) and Site Planning (1984), as well as many chapters and articles.

Tony Hall is a Professor within the Urban Research Program at Griffith University, Brisbane, Australia, where he is carrying out research on sustainable urban form. Until 2004, he was Professor of Town Planning at Anglia Ruskin University, Chelmsford, and had notable publications in the field of design guidance. He was also an elected member of Chelmsford Borough Council and successfully led its planning policy at the political level for seven years leading to the award to the Council by the UK Government of Beacon Status for the Quality of the Built Environment in 2003.

John Henneberry is Professor of Property Development Studies in the University of Sheffield, Department of Town and Regional Planning. His interests focus on the structure and behaviour of the property market and its relation to the wider economy and polity. He has researched and published widely in this field. John is a member of the editorial boards of the Journal of Property Research, the Journal of European Real Estate Research and Town Planning Review. He is an Editor of Regional Studies with responsibility for land, property, planning and regional development. John was recently appointed an Academician of the Social Sciences.

Eckart Lange is Professor and Head of the Department of Landscape at the University of Sheffield. His research focuses on how landscape and environmental planning can influence anthropogenic landscape change, and how landscape visualisation and modelling can be used to explore human reaction to these changes. He holds a PhD and Habilitation from ETH Zurich, a Master in Design Studies from Harvard University and a Dipl.-Ing. in Landscape Planning from TU Berlin. He is a member of the scientific committee of the European Environment Agency, as the scientific advisor in the area of Spatial Planning and Management of Natural Resources.

Tim Love is the founding principal of Utile, an architecture and urban design firm located in Boston. He is also a tenured associate professor at the Northeastern University School of Architecture where he teaches housing, urban design and architectural theory. In the spring of 2009, Tim coordinated and taught the required urban design studio at Yale University; and from 1997 until 2003, he gave weekly lectures on design tactics to first-year students at the Harvard Graduate School of Design. Tim is also a frequent contributor to the Harvard Design Magazine and a Contributing Editor of Places/Design Observer. He writes about urban design and market-driven building types, among other issues, for both publications.

Nicholas J. Marantz is a PhD student in MIT’s Department of Urban Studies & Planning. He holds a JD from Harvard Law School and a Master in Urban Planning from the Harvard Graduate School of Design. He is an MIT Presidential Fellow and a National Science Foundation Graduate Research Fellow. His research analyses the regulation of the built environment and, more generally, the political economy of local decision-making.

Sarah Moore is a researcher on the Urban River Corridors and Sustainable Living Agendas (URSULA) project at the University of Sheffield. Funded by EPSRC, URSULA is a four-year, interdisciplinary project with the working hypothesis that there are significant social, economic and environmental gains to be made with innovative, integrated interventions within river corridors. Originally a biologist, Sarah now undertakes research in two main areas of urban regeneration: the impact of design – in terms of building function and development layout – on the financial viability of development schemes, and storm water disconnection to improve water quality, quantity and amenity values of urban areas.

Ed Morgan is a computer scientist with special interest in landscape visualisation. He is a part-time researcher on the EPSRC-funded Urban River Corridors and Sustainable Living Agendas (URSULA) project at the University of Sheffield, exploring the use of real-time 3D visualisation software to produce virtual models of future design scenarios in various riverside areas of Sheffield. This involves utilisation of various software (including Simmetry 3d), which he has developed and continues to develop commercially.

Sarah Payne is a Research Associate in the Centre for Urban Policy Studies at the University of Manchester. Her PhD, undertaken at the University of Glasgow, assessed the impact of the brownfield development policy agenda on the structure and workings of the UK speculative housebuilding industry. After her doctoral studies, Sarah completed two years’ work in the private sector as a land buyer for a major housing developer. Her current research interests include brownfield development, the residential development process and the UK speculative housebuilding industry.

John Punter is Professor of Urban Design in the School of City and Regional Planning at Cardiff University, and previously taught at Strathclyde, Reading and York (Toronto) universities. He is a chartered town planner and a member of the Urban Design Group. His books include Design Control in Bristol (1990), The Design Dimension of Planning (1997), Design Guidelines in American Cities (1999), The Vancouver Achievement (2003) Capital Cardiff 1975–2020 (2006) and Urban Design and the British Urban Renaissance (2009). He is a Director of the Design Commission for Wales and was Founder-Chair, now Co-Chair, of its Design Review Panel.

Lynne B. Sagalyn is Earle W. Kazis and Benjamin Schore Professor of Real Estate and Director of the Paul Milstein Center for Real Estate in the Columbia Business School. She is the author of Times Square Roulette (2001), Cases in Real Estate Finance and Investment Strategy (1999), and co-author of Downtown Inc. (1989) as well as several other books and many chapters and articles.

Paul Syms is a chartered planning and development surveyor, who has spent most of the last 35 years working as a consultant, advising on the redevelopment and reuse of brownfield land. Between 2004 and 2008 he was a director at English Partnerships, responsible for the National Brownfield Strategy for England. He is now an Honorary Professor at the University of Manchester and Chair of the RICS Education Trust, the surveying profession’s leading research grant awarding body. His publications include Contaminated Land: The practice and economics of redevelopment (1997), Previously Developed Land: Industrial activities and contamination (2004) and Land, Development & Design (2010, second edition).

Steve Tiesdell is Senior Lecturer in Public Policy at the Department of Urban Studies, University of Glasgow. He is an architect and town planner, with research interests in urban design, urban regeneration, public policy and state–market relations in land and property development. He is author (with others) of Public Places – Urban Spaces: The Dimensions of Urban Design (2010) and editor (with Matthew Carmona) of the Urban Design Reader (2006), as well as many chapters and articles.

Steven Tolson is a chartered surveyor specialising in property valuation and development work for the public and private sectors. His postgraduate urban design studies developed a niche interest in the value and facilitation of good place-making. His work on masterplans includes such projects as Crown Street, PARC URC, Glasgow’s Homes for the Future and The Drum, Bo’ness. He is currently a Director of Ogilvie Group Developments, engaged in property regeneration. Steven lectures in urban design and development at a number of Scottish Universities and is a member of RICS Scotland Planning and Development Board, and chairs the RICS Scotland Regeneration Forum.

Ning Zhao obtained her first degree in Urban Planning in Zhejiang University in 2006. As one of the top two undergraduate students in the department, she was recommended directly as a PhD student of architecture at the university without further examination. In 2008, she was awarded a state scholarship to study in the University of Sheffield as a visiting researcher on the URSULA project, where she has worked with John Henneberry on physical-financial modelling. Ning’s research focuses on urban redevelopment and financial analysis of physical development. Four of her papers have been published in Chinese core periodicals.

1

Real Estate Development, Urban Design and the Tools Approach to Public Policy

Steve Tiesdell and David Adams

Introduction

Urban design and place-making involves two key challenges – the first involves recognising what makes ‘good’ urban design and what constitutes ‘better’ places. The second involves delivering good urban design and creating better places on the ground. The first challenge involves, inter alia, developing and reflecting on normative theory about what constitutes a ‘good’ place. The second challenge typically requires close engagement with the real estate development process. This book deliberately focuses on the role and significance of design in the real estate development process, on the decision-making of key development actors and on the relationship between developers and designers. Its overarching object is to explore how higher quality development and better places can be achieved in practice through public policy (i.e. by state actions). It does not, however, interrogate the meaning of higher quality development, or of better places, which have both been addressed at length elsewhere. Instead, for the purpose of analysis, we intend to set aside these issues and focus clearly on delivery. We therefore make the assumption that, in any particular circumstance, ‘higher quality’ and ‘better’ can be defined and agreed and, in turn, made the object of public policy and design processes.1 If we know – or think we know – what better places are, it then becomes essential to understand how best to achieve them.

Urban design can be considered a process of enabling better places for people than would otherwise be created – this is becoming more commonly referred to as ‘place-making’. In this study, the primary concern is with urban design as public policy (Barnett 1974; 1982), reflecting its increasing prominence as a policy area in the UK and in many other countries. Although, in the narrowest sense, public policy on urban design might be equated to a planning or zoning system, we see it as a much wider activity, encompassing a fuller spectrum of state activities.

Urban design can be understood as a direct design and as an indirect design activity. George (1997) termed these design activities first-order and second-order design. In first-order design, the urban designer is a direct designer or ‘author’ of the built environment or a component of it – that is, the designer of a building, a public space, a floorscape, street furniture, an urban event or festival etc – in other words, a relatively discrete ‘project’ of some sort. In second-order design, urban designers design the decision environments within which other development actors – developers, funders, sundry designers, surveyors etc – necessarily operate. Decision environments are typically designed by means of plans, strategies, frameworks etc, but also by deployment and modulation of incentives and disincentives, such as financial subsidies, discounted land or infrastructure provision. Generally (though not exclusively) undertaken by the public sector, second-order design is similar to planning and to governance.