Sustainable Brownfield Regeneration: CABERNET Network Report

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Sustainable Brownfield Regeneration:CABERNET Network Report5Regenerating Brownfields:The Current Agenda5.4.1 Recommendation 3: Using and Adopting Traditional Planning ToolsAlong with strategic plans and area-based action programs, traditional planningtools can still play an important role in brownfield regeneration. Implementation ofstrategic goals drawn up in the city plan of the municipality should include the finetuningof traditional planning tools such as land-use planning and local plans. In mostEuropean countries, land-use plans define the boundaries of development areas.Unwanted greenfield developments in the outskirts of the city can be discouragedor prevented through planning regulations, and some of the developments can bechannelled towards urban brownfield sites.Developers often criticise the planning process, claiming it is too complicated, itinvolves too many crossroads and therefore it is difficult to forecast the time-scaleand outcome of the planning application. Different levels of planning authorities canhave a completely different approach to regeneration. Even within the same localgovernment, different departments do not share the same approach. On the whole, amore flexible planning system is needed for promote this type of regeneration as siteshave a different set of conditions or nature to greenfield sites (for example in terms ofredevelopment time, technical restrictions, changing market conditions, etc). Localplans should take this into account as in some cases a greater flexibility is needed³⁹.Recommendation 4: The Need for Information Systems forBrownfield SitesIn all stages of brownfield regeneration, decisions need to be based on up-todate,detailed information. A number of public and private sector organisations arebuilding databases of known and potential contamination, but these databases areoften isolated from other GIS data such as the existing land-use categories and urbanplanning regulations. Establishing links with the different types of data can help tofind the best possible route to regeneration. It would be helpful for most brownfieldregeneration schemes if the different threads of investigation and study could bebrought together and an efficient, quick analysis could be carried out at an early stageof the project⁴⁰.Making good use of existing data rather than setting up elaborate systems of compilingdetailed data sets might be a good first step when information about brownfield sitesis needed. It is arguable whether new data should be collected on the local or nationallevel⁴¹. Collecting data based in an agreed common structure at the lowest possiblelevel is a good option, although compiling an information system with accurate and³⁹ See details of the Danish planning system.⁴⁰ A good example of how this can be done is through the use of decision support software NORISC. See cabernet.org.ukfor details⁴¹ A good example of a brownfield and land use database is the NLUD – National Land Use Database of the UK.81
5.4.1 relevant information may take a considerable amount of time. A local level databasecould also serve as a model for a nationwide system.Adequate information on brownfield sites could serve as a marketing tool for attractinginvestors, for example a type of ‘Sellers’ Pack’ that includes information both about thedevelopment potential of the site.Careful assessment of data on brownfield regeneration schemes is vital also becauseit might be difficult to judge whether a particular development was really a qualitydevelopment or merely another acre of redeveloped land. However informationsystems should be comprehensive and include all land use, not just brownfields.Recommendation 5: Prioritisation of Brownfield SitesThe dynamics of demand and supply determine the ‘value’ of a brownfield site.Intervention for brownfield sites can only be justified when the subsidies, and/ormeasures to be taken, will benefit the wider community instead of just improving theposition of certain properties. Public action needs to be steered by policy objectivesand priorities, not just on a case-by-case basis. In addition to exercising developmentcontrol, city planning authorities are called upon to initiate urban regeneration projectsand policies and to establish a “ranking system“. Local government professionals (urbanplanners, environmentalists, etc.), argue that some kind of priority list is necessarywhen defining areas in need of assistance⁴². Local governments’ budgets are tight,and public money spent on regeneration schemes has to be well justified. Authoritiesmust make sure that the money is being spent where it is most needed (that is, Band C sites), not where redevelopment can be done based on the potential of thesite (A sites). However, planners need to be very careful about formally categorisingsites (i.e the categorises A, B, or C), since an unfavourable categorisation can blight theproperty. Landowners and developers are wary of categorisation⁴³, because owning apiece of land which is registered (or rather, stigmatised) might result in a considerabledrop in the value of the site.Interim uses considering the time-scale of brownfield regeneration schemesAn outline plan should have built-in time scales for the completion of the various stagesthat can be adjusted accordingly if the outline conditions change. A step-by-stepapproach can be useful, because brownfield regeneration is a lengthy process. Interimuses can be crucial for the long-term success of the regeneration scheme. Interim usescan provide a smooth continuation from the traditional (industrial) use into the futureuse of the area. Instead of decay and dereliction, the short-term tenant/leaseholder/occupant can do the necessary maintenance work, which makes the buildings and thesite safer and livelier. It also helps to demonstrate the potential of the area.⁴² In the UK, an index of multiple degradation is being used, that combines health, unemployment etc. data, and the worst20% of degraded areas get some kind of funding.⁴³ A site – low remediation costs, high potential value, no intervention needed. B site – remediation costs arecounterbalanced by the potential of the site, some intervention might be necessary. C site – high remediation costs thatoutweigh the potential of the site, regeneration without public intervention is unlikely. See other CABERNET documentsfor details.82
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Sustainable Brownfield Regeneration
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Chapter 1: Summary Message• Land
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There is no standard definition for
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Page 91 and 92: 5.4.2 RecommendationsIt is essentia
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134CABERNETwww.cabernet.org.uk
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