Land, development and design

344 Pages·2010·9.383 MB·English

by  Paul M Syms

Land, Development and Design
2nd Edition
Paul Syms
Honorary Professor at the Centre for Urban Policy Studies
University of Manchester, UK
and
Fellow of the Royal Institution of Chartered Surveyors (RICS)
UK

A John Wiley & Sons, Ltd., Publication

Land, Development and Design

Land, Development and Design
2nd Edition
Paul Syms
Honorary Professor at the Centre for Urban Policy Studies
University of Manchester, UK
and
Fellow of the Royal Institution of Chartered Surveyors (RICS)
UK

A John Wiley & Sons, Ltd., Publication
This edition fi rst published 2010 Designations used by companies to distinguish their
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2121 State Avenue, Ames, Iowa 50014-8300, USA Includes bibliographical references and index.
ISBN 978-1-4051-9853-0 (alk. paper)
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Contents
Author Biography x
Preface to First Edition xi
Preface to Second Edition xiv
Part One Planning and Development 1
1 The Development Process 3
1.1 Introduction 3
1.2 The phases of redevelopment 6
Preparation 6
1.2.1 Phase 1 – Project inception 6
1.2.2 Phase 2 – Feasibility assessment 7
1.2.3 Phase 3 – Site assessment 8
Options 9
1.2.4 Phase 4 – Options assessment 9
1.2.5 Phase 5 – Working design of the preferred option 10
Design 12
1.2.6 Phase 6 – Detailed design 12
1.2.7 Phase 7 – Regulatory and planning 13
1.2.8 Phase 8 – Legal, property and funding 14
Delivery 15
1.2.9 Phase 9 – Financial appraisal 15
1.2.10 Phase 10 – Works procurement and execution 18
1.2.11 Phase 11 – Sales and marketing 19
1.3 The 2008–9 ‘credit crunch’ and its impact on

property markets 20
1.4 Summary 21
2 Planning Policies and Development 23
2.1 Introduction 23
2.2 Planning Policy Statements and Guidance Notes 24
2.3 The Urban Task Force and the Urban White Paper 27
2.4 Urban land-use policies and the National Brownfi eld
Strategy for England 30
vi Contents
2.5 The housing Green Paper and land for housing 39
2.6 The London Brownfi eld Sites Review 41
2.7 Summary 43
2.8 Checklist 44
3 Project Inception, Developers and Feasibility 45
3.1 Introduction 45
3.2 Recession and property values 46
3.3 Land for development 49
3.3.1 Residential development 51
3.3.2 Commercial development 52
3.4 Assessing the market potential 54
3.4.1 Market research 56
3.4.2 Using the tools to assess market potential 59
3.5 Forecasting rents and prices 63
3.6 Summary 64
3.7 Checklist 65
Part Two Land 73
4 Site Assembly, Investigation and Assessment 75
4.1 Introduction 75
4.2 Site assembly 78
4.3 The historical study 79
4.3.1 A practical example 82
4.3.2 Maps, scales and other sources of information 93
4.3.3 Reporting the historical study 95
4.4 Walk-over survey 96
4.5 Intrusive and other forms of site investigation 101
4.5.1 Sampling strategies 103
4.5.2 Laboratory analysis 107
4.6 The fi nal report 108
4.7 Summary 111
4.8 Checklist 111
5 Environment and Ecological Considerations 112
5.1 Introduction 112
5.2 Natural colonisation of brownfi eld land 112

5.3 Environmental assessment 115
5.4 The importance of landscape 117
5.5 Soils and substrates: the platform for development 118
5.6 Biodiversity of previously developed land 121
5.7 Policy and legislative framework for biodiversity
conservation 123
5.8 Ecological surveys and the formation of new habitats 125
5.9 Land and development in a changing climate 129
5.10 The response to climate change 131
Contents vii
5.11 Summary 135
5.12 Checklist 135
6 Heritage and Archaeology 137
6.1 Introduction 137
6.2 Conservation policies and guidance 137
6.3 Planning and the historic environment 141
6.4 Archaeology and redevelopment 143
6.5 Summary 144
6.6 Checklist 144
7 Community Involvement in Tackling Blight and Dereliction 146
7.1 Introduction 146
7.2 Economic and visual blight 146
7.3 The benefi ts of removing blight 149
7.4 Skills 158
7.5 Summary 160
7.6 Checklist 160
8 Contaminated Soil and Remediation Methods 162
8.1 Introduction 162
8.2 European Directives and UK legislation 163
8.3 Removal and containment 167
8.4 In situ and ex situ treatments 169
8.5 The costs of dealing with contamination and dereliction 173
8.6 Tackling small sites 175
8.7 Land with no development value 177
8.8 Summary 179
8.9 Checklist 179
Part Three Development 181
9 Valuation of Damaged and Restored Land 183
9.1 Introduction 183
9.2 Valuation approaches 184
9.3 ‘Stigma’ or taking account of ‘intangibles’ 188
9.4 Applying valuation theories in practice 195

9.5 Reporting contamination and other damage to land 199
9.6 Summary 200
9.7 Checklist 201
10 Urban Extensions, Infrastructure and Eco-towns 202
10.1 Introduction 202
10.2 Sustainable urban extensions 204
10.3 Infrastructure 205
10.4 Eco-towns 209
viii Contents
10.5 Summary 214
10.6 Checklist 214
11 Development Finance 215
11.1 Introduction 215
11.2 Financial appraisals 216
11.2.1 Institutional leases and investment yields 217
11.2.2 Viability of the project 218
11.3 Financing a new development 219
11.3.1 Creditworthiness 219
11.3.2 Costs of fi nance 220
11.4 Types of fi nance 221
11.4.1 Debt fi nancing 221
11.4.2 Equity fi nancing 223
11.4.3 Mezzanine fi nance 223
11.5 Joint ventures and Special Purpose Vehicles 224
11.6 Forward sales and rental guarantees 225
11.7 Public-sector fi nance 226
11.8 Summary 228
11.9 Checklist 229
Part Four Design 231
12 Public Realm and Managing Land for Public Benefi t 233
12.1 Introduction 233
12.2 Planning for quality public spaces 234
12.2.1 Design and upkeep of buildings and spaces 237
12.2.2 Green space and green infrastructure 237
12.2.3 Treatment of historic buildings and places 238
12.2.4 World-class Places – Action Plan 239
12.3 Urban and rural waterfronts as public spaces 242
12.4 The economic value of urban design 244
12.5 Summary 251
12.6 Checklist 251
13 Designing out Crime 252
13.1 Introduction 252
13.2 The basis for crime preventative design 252

13.3 The role of the local authority in promoting design-based
approaches to reducing crime 253
13.4 Advice on crime preventative design:
an outline of UK guidance 255
13.5 Case studies in crime preventative design 257
13.5.1 Wharf Close, Manchester 258
13.5.2 Residential development and car park, Sale 262
13.5.3 Comparisons between the case studies 266
13.6 New developments and crime 267