new places, new communities
New places, new communities
The government is spearheading a new era in town-building. Ten environmentally friendly settlements of up to 10,000 homes each are already on the drawing board and, with 50 further bids for future ‘eco town’ status now submitted, that number looks set to rise, says Ben Kochan
More case studies and features from RUDI's recent publication PLACEmaking can be accessed online in pdf format, or from the case studies or features menus. For a printed copy, please order here
Many of the proposed new settlements have met with stiff local opposition, a common concern being that existing villages will be swallowed up by the new scheme. As a result efforts are being made to segregate them from new settlement. This issue has come up at Cranbrook, Northstowe, Hanham Hall and Sherford, and could lead to a lack of integration that has already affected Cambourne.
Over the past 25 years, the settlements that are the precursors of the UK’s proposed eco towns have been slowly developing. The case studies in this section highlight what we can learn from their experiences. Time to delivery: New communities take a long time to plan and build. The government expects the first five eco towns to be developed within eight years, If achieved, this would be far quicker than Sherford, Hampton and Upton, for example, which have taken almost 20 years from outline planning permission to their current incomplete state.
External connections are key: As with most schemes, there is strong recognition that external connections will be key and will be carefully planned. An innovative example is Northstowe’s location on the guided bus way route into Cambridge. In contrast, nearby Cambourne’s poor transport links have resulted in extensive car use.
Long term management: Another key issue is the need for a new kind of agency to manage the long term development of the settlement. The new towns programme of 1947 was managed by public corporations. These oversaw the land disposal for different uses, with the local authority having long term stewardship.
Design codes: There is also a danger that design codes can be over prescriptive and limit the variety of designs in a development. Clearly, some flexibility is needed.
Common development features
Segregation from existing settlements: Many of the proposed new settlements have met with stiff local opposition, a common concern being that existing villages will be swallowed up by the new scheme. As a result efforts are being made to segregate them from new settlement. This issue has come up at Cranbrook, Northstowe, Hanham Hall and Sherford, and could lead to a lack of integration that has already affected Cambourne.
Traditional high streets offering a range of stores: Part of the formula is that the high street will pick up passing trade, mainly car-borne, to help with financial viability. But, as objectors to the Brooklands settlement in Milton Keynes asked, will they be wanting to build a bypass next? The benefits of the high street are clear, but managing car use will need careful consideration.
Environmental requirements: Many of the settlements in the pipeline have had to increase their capacity to meet rising housing demands. This raises questions about the ability of infrastructure providers to meet the demands of the residents and the transport implications.
Renewable energy obligations: Settlements such as Northstowe want to remain exemplars, with plans to go beyond current levels of low carbon energy provision. At Brooklands, the developer Making Places hopes to convert the gas CHP currently proposed to biomass CHP, once supply issues are resolved. Schemes need to be ‘future proofed’ against rapidly changing mechanical and technological advances and developing supply chains.
Adaptability: The potential for long-term expansion must be built in to new settlements. Possibly, new sites above and beyond those so far proposed will be needed. This raises the issues of cost, which the promoters have to foot from the outset, underlining the importance of careful planning and the need to source a promoter with a long-term view and very deep pockets.
Emerging development models
Much of today’s land is in private ownership and private-sector models being are used to promote housing development and the provision of facilities. These are likely to include local energy companies to achieve targets for the use of renewables. A new generation of private sector developer is emerging, prepared to go beyond the traditional housebuilder role to promote a whole settlement; advancing the funds for a range of services on the basis that they will enhance the quality of their development.
The section 106 agreement for the huge Eastern Quarry development in Ebbsfleet, Dartford, envisages the developer funding and providing virtually all the services, possibly including telecoms and TV via the ‘next generation’ BT optic cabling that is being laid during the build phase to provide homeworking and communications benefits. The private company O & H Developments at Hampton has taken on the role of helping the residents settle into their homes and communities. Several developers, for example the Barratt-led team at Hanham Hall, are looking at setting up partnerships and Trusts to set up and manage renewable energy supply companies.
Some commercial developers, having gained experience of building and managing shopping centres, are now taking on mixed-use schemes. The danger of this extensive reliance on private sector delivery is that a slowdown in the housing market could affect the availability of funds and the provision of services.
The timing of service delivery will be key, and Cambourne highlights the problems if amenities and social facilities such as a pub, shops and bus services are not provided early on. Early delivery requires funds in advance of demand, before a new town has reached critical mass. Early provision has the advantage that it will help to create the habit of using local services, rather than traveling some distance, early on.
