Regeneration, if it is done right can
bring real and potentially long lasting benefits to many of our hard-pressed communities.
It is important that regeneration is a process rather than an event and that is
done for people rather than to people and does not end up simply enriching the
regeneration professionals instead of our communities. The unwritten rule should be if you are going
to spend public money then you need to work the money exceptionally hard to
ensure that every possible benefit is extracted. There is a real need to ensure
that any bodies set up to spend public money are democratically accountable and
are established after a wide ranging accessible consultation process. To most people this should
all sound pretty reasonable and sensible stuff, but it has often been to easily overlooked. The danger is that many of our local authorities simply perceive ‘regeneration’
as a means to accessing additional public monies rather than bringing
meaningful beneficial change too many of our communities. Hand in hand with
this concerning trend, in recent years there has been a disturbing tendency to
effectively marginalise any real community real involvement in the regeneration
process, something that undermines the very objective of community based regeneration.
Showing posts with label regeneration. Show all posts
Showing posts with label regeneration. Show all posts
Monday, 16 June 2014
Wednesday, 14 December 2011
REGENERATION: A PROCESSES NOT AN EVENT?
There was a time when most Government’s would at least pander to the idea of taking a longer more thought out view when it comes to economic development. They would at least try to provide the best conditions and framework to enable the private sector to grow and flourish. Sadly while that concept appears to have quietly died sometime in the 1980’s as politicians concentrated on short term popularity and tax breaks and getting their noses back into the trough after each election.
Much has rightly been made of the state of our High Streets, the economic consequences of their imminent demise and the pressing need to do something about it. No doubt all the politicians will roll out the usual cliches about redevelopment and regeneration and then after having paid some lip service to the idea of reviving our high streets carry with business as usual.
This is not cynicism on my part merely a result of some twenty five years of observation on what has happened to my home town (Newport) and to the small towns of Monmouthshire and much of the Gwent valleys. We have all seen far too much talk over the years and scant action on the part of local politicians and the inhabitants of the Westminster village.
There are two key elements (amongst others) when it comes to creating economic circumstances which will favour the growth and development of small to medium sized local businesses and enterprises. Firstly there is a need to give local high street based businesses a fair and level playing field upon which to operate and secondly there is a need to give the public relatively easy and cheap (If not free) access to the high street.
More locally when it comes to development (or redevelopment for that matter) our Local Authorities need to develop a realistic and sensible long term economic view when it comes to planning policies and regeneration. Planning polices need to favour local businesses and small to medium sized enterprises – there needs to be a more thought out and more consistent approach to dealing with planning applications for in, out and edge of town retail developments.
Our Local Authorities are still far too often tempted by planning gain as developers offer includes, sweeteners and inducements to ease the passage of proposed developments. Council's fear the costs of planning applications (particularly those from larger retailers) being taken to appeal if original outline planning permission is refused. They may even be advised by Council officers of these potential costs if a development proposal involving a larger (potentially more aggressive) retail company goes to appeal - so much for local democracy!
Local Authorities also often fail to have properly researched retailing policies within their development plans. If retailing needs have not been assessed properly then it is very difficult for Local Authority planners to refuse any potentially damaging planning applications from developers, which results in local small businesses, consumers and our communities paying the price.
Since the 1980’s every Westminster Government has talked about promoting the vitality and viability of our small market towns, or at least paid a form of lip service to it. Over the last twenty five years many retail developments have consistently undermined this aim, as local authorities have effectively turned a blind eye to the consequences of out of town or edge of town retail developments on the edge of market towns in England and Wales. The economic reality has fallen well short of the verbal aspiration, a quick look at the damage that has been done to Abergavenny, Chepstow and Monmouth within Monmouth constituency and elsewhere in Wales.
Let’s at least be honest, how can we local regeneration schemes to work, when the once thriving commercial heart of our high streets has already been seriously damaged by an inability to compete with the aggressive tactics of supermarkets and larger retail chains chasing an ever larger market share. More than ever, our planners need to think about the long term economic consequences of planning decisions, to take the longer term view, rather than get fixated on short term financial gains and questionable inducements from developers.
If you live in various parts of Gwent or are intimately familiar with your home community, then over the years you will have noticed that redevelopment / regeneration comes and goes in phases, in any particular community or town regeneration schemes will have cleaned areas up, built in cycle routes, created transport plans, pedestrianised streets, reopened them to traffic, re-pedestrianised them and (as is the case in Newport and no doubt elsewhere) made certain streets shared space with both cars and pedestrians (this is not as crazy an idea as it sounds, and actually works) and so on.
Parking has been restricted, created and removed, made it free and charged for it, bus lanes have been created, removed and the hours when bus lanes operate varied. Now this is all well and good and may reflect the latest trend in regeneration and development, but at the end of the day has it made the places where we live, work and shop any better? Has the regeneration process or scheme increased or generated wealth in our communities or provided people with the opportunities to get jobs, to go into business for themselves or generate wealth?
One of the unintended features of redevelopment is that quite often it is (or is perceived as being) driven from the top down i.e. by elected bodies whether they be Town or County Councils or the National Assembly. Regeneration is a process that merely consults after the plans have been drawn up rather than before, during and after - any process run this way runs the risk of becoming deeply flawed. Local communities and towns and cities of South Wales have over the years has been the recipient of much grant aid, development and redevelopment schemes and initiatives - how can we measure success?
Measuring a regeneration schemes success should be a key factor in any regeneration scheme. This is the key question that needs to be asked - after the cement and the paint has dried, after the development / redevelopment / regeneration professionals have banked the cheque and moved on - have the various schemes made a difference. I mean beyond any immediate physical improvements to the environment, have they made a real difference when it comes to wealth generation in the area affected by the regeneration scheme?
If the end result is in reality a makeover, and the targeted community is no better off, save for being bereft of the 'regeneration funds' that have been effectively syphoned off by professional regeneration companies - is this success? How do you make regeneration projects work beyond the tick box list of the regeneration schemes managers? One key component that is often ignored or marginalised during the regeneration process is the communities greatest resource - its people.
If we truly want to build and develop strong sustainable communities then any regeneration scheme should from the start and at every stage of the process. We don’t need regeneration professionals coming into an area and engaging in a largely token consultation process. They should directly talk to local people (who are an asset to the process) and actually find out what they would like to be done, what they actually want for their community and their town.
Regeneration schemes and projects should be directed from the bottom up rather than the top down model (with a built in token consultation element) that we often seem to pursue. If you are spending public money, then you need to work it hard and squeeze out every possible benefit for the length of the project and afterwards.
We need to maximise the impact locally of the regeneration process and build in local benefits into the tendering process - whether by employing local people, using local resources and / or local skills and local input. If you are reusing or renovating old buildings (and this idea has worked very well in Poland and other places) then any regeneration scheme needs to ensure that old buildings can make a living after the regeneration scheme is finished.
If we do this rather than merely making a token gesture towards public consultation then any regeneration schemes will with hard work deliver tangible benefits for our communities. After all regeneration should be a process not merely an event.
Much has rightly been made of the state of our High Streets, the economic consequences of their imminent demise and the pressing need to do something about it. No doubt all the politicians will roll out the usual cliches about redevelopment and regeneration and then after having paid some lip service to the idea of reviving our high streets carry with business as usual.
This is not cynicism on my part merely a result of some twenty five years of observation on what has happened to my home town (Newport) and to the small towns of Monmouthshire and much of the Gwent valleys. We have all seen far too much talk over the years and scant action on the part of local politicians and the inhabitants of the Westminster village.
There are two key elements (amongst others) when it comes to creating economic circumstances which will favour the growth and development of small to medium sized local businesses and enterprises. Firstly there is a need to give local high street based businesses a fair and level playing field upon which to operate and secondly there is a need to give the public relatively easy and cheap (If not free) access to the high street.
More locally when it comes to development (or redevelopment for that matter) our Local Authorities need to develop a realistic and sensible long term economic view when it comes to planning policies and regeneration. Planning polices need to favour local businesses and small to medium sized enterprises – there needs to be a more thought out and more consistent approach to dealing with planning applications for in, out and edge of town retail developments.
Our Local Authorities are still far too often tempted by planning gain as developers offer includes, sweeteners and inducements to ease the passage of proposed developments. Council's fear the costs of planning applications (particularly those from larger retailers) being taken to appeal if original outline planning permission is refused. They may even be advised by Council officers of these potential costs if a development proposal involving a larger (potentially more aggressive) retail company goes to appeal - so much for local democracy!
Local Authorities also often fail to have properly researched retailing policies within their development plans. If retailing needs have not been assessed properly then it is very difficult for Local Authority planners to refuse any potentially damaging planning applications from developers, which results in local small businesses, consumers and our communities paying the price.
Since the 1980’s every Westminster Government has talked about promoting the vitality and viability of our small market towns, or at least paid a form of lip service to it. Over the last twenty five years many retail developments have consistently undermined this aim, as local authorities have effectively turned a blind eye to the consequences of out of town or edge of town retail developments on the edge of market towns in England and Wales. The economic reality has fallen well short of the verbal aspiration, a quick look at the damage that has been done to Abergavenny, Chepstow and Monmouth within Monmouth constituency and elsewhere in Wales.
Let’s at least be honest, how can we local regeneration schemes to work, when the once thriving commercial heart of our high streets has already been seriously damaged by an inability to compete with the aggressive tactics of supermarkets and larger retail chains chasing an ever larger market share. More than ever, our planners need to think about the long term economic consequences of planning decisions, to take the longer term view, rather than get fixated on short term financial gains and questionable inducements from developers.
If you live in various parts of Gwent or are intimately familiar with your home community, then over the years you will have noticed that redevelopment / regeneration comes and goes in phases, in any particular community or town regeneration schemes will have cleaned areas up, built in cycle routes, created transport plans, pedestrianised streets, reopened them to traffic, re-pedestrianised them and (as is the case in Newport and no doubt elsewhere) made certain streets shared space with both cars and pedestrians (this is not as crazy an idea as it sounds, and actually works) and so on.
Parking has been restricted, created and removed, made it free and charged for it, bus lanes have been created, removed and the hours when bus lanes operate varied. Now this is all well and good and may reflect the latest trend in regeneration and development, but at the end of the day has it made the places where we live, work and shop any better? Has the regeneration process or scheme increased or generated wealth in our communities or provided people with the opportunities to get jobs, to go into business for themselves or generate wealth?
One of the unintended features of redevelopment is that quite often it is (or is perceived as being) driven from the top down i.e. by elected bodies whether they be Town or County Councils or the National Assembly. Regeneration is a process that merely consults after the plans have been drawn up rather than before, during and after - any process run this way runs the risk of becoming deeply flawed. Local communities and towns and cities of South Wales have over the years has been the recipient of much grant aid, development and redevelopment schemes and initiatives - how can we measure success?
Measuring a regeneration schemes success should be a key factor in any regeneration scheme. This is the key question that needs to be asked - after the cement and the paint has dried, after the development / redevelopment / regeneration professionals have banked the cheque and moved on - have the various schemes made a difference. I mean beyond any immediate physical improvements to the environment, have they made a real difference when it comes to wealth generation in the area affected by the regeneration scheme?
If the end result is in reality a makeover, and the targeted community is no better off, save for being bereft of the 'regeneration funds' that have been effectively syphoned off by professional regeneration companies - is this success? How do you make regeneration projects work beyond the tick box list of the regeneration schemes managers? One key component that is often ignored or marginalised during the regeneration process is the communities greatest resource - its people.
If we truly want to build and develop strong sustainable communities then any regeneration scheme should from the start and at every stage of the process. We don’t need regeneration professionals coming into an area and engaging in a largely token consultation process. They should directly talk to local people (who are an asset to the process) and actually find out what they would like to be done, what they actually want for their community and their town.
Regeneration schemes and projects should be directed from the bottom up rather than the top down model (with a built in token consultation element) that we often seem to pursue. If you are spending public money, then you need to work it hard and squeeze out every possible benefit for the length of the project and afterwards.
We need to maximise the impact locally of the regeneration process and build in local benefits into the tendering process - whether by employing local people, using local resources and / or local skills and local input. If you are reusing or renovating old buildings (and this idea has worked very well in Poland and other places) then any regeneration scheme needs to ensure that old buildings can make a living after the regeneration scheme is finished.
If we do this rather than merely making a token gesture towards public consultation then any regeneration schemes will with hard work deliver tangible benefits for our communities. After all regeneration should be a process not merely an event.
Tuesday, 23 August 2011
CAN WE MAKE IT BETTER?
News that the number of people visiting high streets and shopping centres has fallen more in Wales than any other part of the UK sadly comes as no surprise. On my way to work in my home town of Newport, I walk past far too many empty or closed but partially furnished shops every day. The British Retail Consortium has revealed that footfall in Welsh towns and cities has dropped by 9.2% between April and July, the UK average footfall was down 1%.
Part of this is down to the recession, part of it down to the over reliance of local economies by chain retail stores and supermarkets, not to mention the cumulative damage that has been done since the 1980's with the growth of out of town or edge of town retail developments. Take my home town of Newport, where two Newport superstores set to open new stores barely a mile apart (within weeks of each other) and may create 650 new jobs. Morrisons in Lysaghts and redeveloped Tesco Extra in Spytty (both in the south of Newport) are due to open their doors in the autumn offering a combined 162,432 square feet of shopping space and employing up to 1,000 people.
Newport currently has 23 supermarkets, a significant number of which don't just sell food, for the record, we have:
- seven Tescos
- three Icelands
- two Asdas
- two Morrisons
- three Cooperative food stores
- one Sainsbury store
- three Lidl and
- two Aldi supermarkets.
Some of the larger supermarkets operating within the Newport area have been specifically targeting the smaller more local shopping centres. One of the consequences of excessive economic impact on local economies from the expansion of the supermarket sector is a loss of jobs as local businesses go under. Supermarket domination of the retail trade puts the local food infrastructure at risk threatening the viability of local wholesalers and small firms and the associated jobs in other businesses that offer support services i.e. banking, financial services, building work, packaging, etc.
The economic consequences of the generational failure to create a level playing field for local small businesses (not just in Newport) over the last twenty five years. This has been aggravated by a failure to redevelop Newport's commercial centre and the failure to restrict out of town developments; something that is now beginning to reap some pretty grim economic consequences.
A study by the National Retail Planning Forum in 1998 of 93 new superstores found that each one resulted in a net loss of 270 local jobs. The Federation of Small Businesses (FSB) noted that the UK is losing approximately 2,000 local shops every year and by 2015 (if this rate of loss is sustained) there there will be no independent retailers left in business.
This hits small businesses, consumers and our communities hard as they lose any real choice in the marketplace. Until fairly recently many or our smaller and larger towns, managed to retain a reasonably rich mix of local shops, small businesses and local suppliers. They have suffered in recent years as the usual suspects in the shape of “identikit” chain stores have run riot and replicated themselves across our nation's high streets.
Our Local Authorities (and here Newport is pretty typical) have been too often tempted as developers offering includes, sweeteners and inducements to ease the passage of proposed developments. They may be advised of the financial consequences of planning applications being taken to appeal if permission is refused and our elected representatives have been silenced by often dubious promises of potential jobs - so much for local democracy!
Local Authorities have failed to adequately research the implications of large scale developments on local retail needs within their development plans. If retailing needs have not been assessed then it’s pretty difficult to amend or refuse any potentially damaging planning applications from wealthy large developers, at which point local small businesses and consumers begin to pay the price.
Despite the lip service about improving the vitality and viability of our town centres, many out of town retail developments have consistently undermined this aim. Local authorities have turned a blind eye to the economic and social consequences of out of town or edge of town retail developments. The economic reality has fallen well short of the verbal aspiration, just look at the damage that has been done to Abergavenny, Chepstow, Monmouth, Newport and elsewhere.
How can local regeneration schemes ever hope to work, once the commercial heart of our high streets has already been seriously damaged. I don't have a problem with redevelopment but it's important to include an element for local retail and small businesses. Our small businesses end up being disadvantaged not just because of their inability to compete on level terms with the increasingly aggressive tactics of supermarkets and retail chains who are chasing an ever larger market share, but, because they get pushed out of the high street.
More than ever, our planners and our elected representatives at all levels need to think about the long term economic consequences of planning decisions. We need to take the longer term view, rather than get fixated on short term financial gains and questionable inducements from developers and the often hyped up promise of jobs.
Locally, in Newport, Labour ran the show from 1981 until 2004, effectively presiding over the run down of the town centre and a rapid expansion of out of town shopping centres, which to be fair even if they had opposed no doubt the Conservative run Welsh Office would have retrospectively approved. Yet even with New Labour in power in Westminster from 1997 and occasionally in Cardiff (from 1999) the local Labour run county council did little other than to sit pretty on the top of the pile.
They paid the price in 2004, being swept from office as New Labour's unpopularity grew. They lost control for the first time since 1979, but managed to run down the finances before election day. Now Labour in Newport is puring like a cat waiting for the cream, as they expect to be swept back into office, on the back of an unpopular Conservative - Lib Democrat coalition government, so they can get their noses back in the trough.
Next May, Newport goes to the polls and the election should be about more than merely throwing out the current lot out because of the record of their government in Westminster. Especially if the electorate is merely going to replace them with another lot who ran the town into the ground, when they ran the place previously. Repeating the mistakes of the past won't solve the current problems that beset our town at the moment, come May 2012 we need real change.
Monday, 25 July 2011
MORE THAN A WATCHING BRIEF?
The decision of the national assembly's enterprise and business committee to study the impact of out of town retail parks, and ask whether enough is being done to help local communities and businesses, should be welcomed. With our local retail sectors were already struggling before the triple whammy of inflation, job insecurity and public spending cuts. The economic fate of our small towns and their regeneration should be a prime focus of the national assembly.
The Federation of Small Businesses in Wales (FSB) has already called for national assembly ministers to draw up a retail strategy to support traders. They, quite rightly, want supermarket schemes to include a study on their effect on local stores and for shopping developments to subsidise space for smaller outlets.
As I have said previously we are in dire need of a new fresh approach to supporting small town and rural businesses, which are the lifeblood of our small towns and the economy across much of rural and non rural Wales. People have now recognised that economic and social problems in our communities are increasing; and the historic Government indifference to local economies and local economic needs cannot be allowed to continue.
The Federation of Small Businesses (FSB) has previously noted that the UK loses approximately 2,000 local shops every year and that of this continues then by 2015 there will be no independent retailers left in business.
Over recent years in the small towns, that once rich mix of local shops, small businesses and local suppliers have come under pressure as the usual suspects in the shape of “identikit” chain stores have replicated themselves across our nation's high streets” rapidly eliminating any real choice from our town centres.
A cynic might wonder if the London based parties close financial relationship with some of the developers (UK wide and more locally) might have had an impact? Over the last twenty five years retail developments have consistently undermined our small towns economic cohesion and vitality, local authorities have either effectively turned a blind eye to the consequences of out of town or edge of town retail developments on the edge of market towns in England and Wales, or even colluded with the developers.
Despite the mistakes of the recent past, it’s not too late, with the abolition of the business rate for small businesses, better thought out more long term economic redevelopment plans and a change in attitude towards our small businesses, local suppliers it is possible to support our small town centres which should be making a significant contribution to our economy. The first step towards fixing this problem is to stop repeating the ill-thought out mistakes of the past, especially when it comes to planning and economic redevelopment.
Every Government since the 1980’s has talked the talk about promoting the vitality and viability of our small market towns, when in even the Conservatives under Mrs. Thatcher recognised the problem, but, did next to nothing to prevent the damage being done to our towns. I and more than a few people expect better from the National Assembly and will follow the proceedings of the national assembly enterprise and business committee with a keen interest.
The Federation of Small Businesses in Wales (FSB) has already called for national assembly ministers to draw up a retail strategy to support traders. They, quite rightly, want supermarket schemes to include a study on their effect on local stores and for shopping developments to subsidise space for smaller outlets.
As I have said previously we are in dire need of a new fresh approach to supporting small town and rural businesses, which are the lifeblood of our small towns and the economy across much of rural and non rural Wales. People have now recognised that economic and social problems in our communities are increasing; and the historic Government indifference to local economies and local economic needs cannot be allowed to continue.
The Federation of Small Businesses (FSB) has previously noted that the UK loses approximately 2,000 local shops every year and that of this continues then by 2015 there will be no independent retailers left in business.
Over recent years in the small towns, that once rich mix of local shops, small businesses and local suppliers have come under pressure as the usual suspects in the shape of “identikit” chain stores have replicated themselves across our nation's high streets” rapidly eliminating any real choice from our town centres.
A cynic might wonder if the London based parties close financial relationship with some of the developers (UK wide and more locally) might have had an impact? Over the last twenty five years retail developments have consistently undermined our small towns economic cohesion and vitality, local authorities have either effectively turned a blind eye to the consequences of out of town or edge of town retail developments on the edge of market towns in England and Wales, or even colluded with the developers.
Despite the mistakes of the recent past, it’s not too late, with the abolition of the business rate for small businesses, better thought out more long term economic redevelopment plans and a change in attitude towards our small businesses, local suppliers it is possible to support our small town centres which should be making a significant contribution to our economy. The first step towards fixing this problem is to stop repeating the ill-thought out mistakes of the past, especially when it comes to planning and economic redevelopment.
Every Government since the 1980’s has talked the talk about promoting the vitality and viability of our small market towns, when in even the Conservatives under Mrs. Thatcher recognised the problem, but, did next to nothing to prevent the damage being done to our towns. I and more than a few people expect better from the National Assembly and will follow the proceedings of the national assembly enterprise and business committee with a keen interest.
Thursday, 3 March 2011
ECONOMIC REALITY AND VERBAL ASPIRATION
When it comes to economic development and regeneration providing the best conditions to enable our communities to grow and flourish, a sound planning policy is a key component. We should favour local small to medium sized enterprises and need to have much better thought out and far more consistent planning policies for in, out and edge of town retail developments, before our communities are damaged beyond repair.
Our Local Authorities have been too often tempted as developers offer includes, sweeteners and inducements to ease the passage of proposed developments. They may be advised of the financial consequences of planning applications being taken to appeal if permission is refused - so much for local democracy! Local Authorities periodically fail to have adequately researched retailing policies within their development plans. If retailing needs have not been assessed then it’s difficult to amend or refuse any potentially damaging planning applications from developers, then local small businesses and consumers pay the price.
Despite the talk (or lip service) about improving the vitality and viability of our town centres, many retail developments have consistently undermined this aim, many local authorities have turned a blind eye to the economic and social consequences of out of town or edge of town retail developments. The economic reality has fallen well short of the verbal aspiration, just look at the damage that has been done to Abergavenny, Chepstow and Monmouth within Monmouthshire and elsewhere in Wales.
How can local regeneration schemes work, when the once thriving commercial heart of our high streets has already been seriously damaged by an inability to compete on level terms with the increasingly aggressive tactics of supermarkets and retail chains who are chasing an ever larger market share. More than ever, our planners need to think about the long term economic consequences of planning decisions, to take the longer term view, rather than get fixated on short term financial gains and questionable inducements from developers.
You may have noticed that regeneration comes and goes in phases, in any particular community or town regeneration schemes will have cleaned areas up, built in cycle routes, created transport plans, pedestrianised streets, reopened them to traffic, re-pedestrianised them and made certain streets shared space with both cars and pedestrians (this is not as crazy as it sounds, and actually works) and so on.
We have restricted parking, created parking and removed parking, made it free and charged for it, created bus lanes, removed bus lanes and varied the hours when bus lanes can operate, etc - now this is all well and good and may reflect the latest trend in regeneration and development, but has it made the places where we live, work and shop any better? Has the regeneration process or scheme increased or generated wealth in our communities or provided people opportunities to get jobs, to go into business for themselves or generate wealth?
Regeneration is that often perceived (and sometimes it is) as being driven from the top down i.e. by elected bodies as a process that merely consults after the plans have been drawn up rather than before, during and after - any process run this way runs the risk of becoming deeply flawed. Our communities, towns and cities have over the years has been the recipient of much grant aid, development and redevelopment schemes and initiatives - how can we measure success?
Measuring a regeneration schemes success should be a key factor in the regeneration process. This is the question that needs to be asked - after the cement and the paint has dried, after the regeneration professionals have moved on - have the various schemes made a difference, I mean beyond any immediate physical improvements to the environment, have they made a real difference when it comes to wealth generation in the area affected by the regeneration scheme? If the end result is in reality a makeover, and the targeted community is no better off, save for being bereft of the 'regeneration funds' that have been effectively siphoned off by professional regeneration companies - is this success?
We need to think beyond the tick box list of the regeneration schemes managers? One key component that is often ignored or marginalised is the communities greatest resource - its people. So rather than regeneration and redevelopment professionals moving in and engaging in a token consultation process they should directly talk to and engage with local people and actually find out what they would like to be done, what they actually want for their community and their town.
Regeneration schemes and projects should be directed from the bottom up rather than the top down model that we often seem to pursue. When spending public money, then work it hard and squeeze out every possible benefit and maximise the impact locally of the regeneration process and build local benefits into the tendering process - whether by employing local people, using local resources, local skills and local input. If you are reusing or renovating old buildings then any regeneration scheme needs to ensure that old buildings can make a living after the regeneration scheme is finished.
If we do this rather than merely making a token gesture towards public consultation then any regeneration schemes will, with hard work really begin to deliver tangible benefits to our communities. After all regeneration should be a process rather than an event.
Our Local Authorities have been too often tempted as developers offer includes, sweeteners and inducements to ease the passage of proposed developments. They may be advised of the financial consequences of planning applications being taken to appeal if permission is refused - so much for local democracy! Local Authorities periodically fail to have adequately researched retailing policies within their development plans. If retailing needs have not been assessed then it’s difficult to amend or refuse any potentially damaging planning applications from developers, then local small businesses and consumers pay the price.
Despite the talk (or lip service) about improving the vitality and viability of our town centres, many retail developments have consistently undermined this aim, many local authorities have turned a blind eye to the economic and social consequences of out of town or edge of town retail developments. The economic reality has fallen well short of the verbal aspiration, just look at the damage that has been done to Abergavenny, Chepstow and Monmouth within Monmouthshire and elsewhere in Wales.
How can local regeneration schemes work, when the once thriving commercial heart of our high streets has already been seriously damaged by an inability to compete on level terms with the increasingly aggressive tactics of supermarkets and retail chains who are chasing an ever larger market share. More than ever, our planners need to think about the long term economic consequences of planning decisions, to take the longer term view, rather than get fixated on short term financial gains and questionable inducements from developers.
You may have noticed that regeneration comes and goes in phases, in any particular community or town regeneration schemes will have cleaned areas up, built in cycle routes, created transport plans, pedestrianised streets, reopened them to traffic, re-pedestrianised them and made certain streets shared space with both cars and pedestrians (this is not as crazy as it sounds, and actually works) and so on.
We have restricted parking, created parking and removed parking, made it free and charged for it, created bus lanes, removed bus lanes and varied the hours when bus lanes can operate, etc - now this is all well and good and may reflect the latest trend in regeneration and development, but has it made the places where we live, work and shop any better? Has the regeneration process or scheme increased or generated wealth in our communities or provided people opportunities to get jobs, to go into business for themselves or generate wealth?
Regeneration is that often perceived (and sometimes it is) as being driven from the top down i.e. by elected bodies as a process that merely consults after the plans have been drawn up rather than before, during and after - any process run this way runs the risk of becoming deeply flawed. Our communities, towns and cities have over the years has been the recipient of much grant aid, development and redevelopment schemes and initiatives - how can we measure success?
Measuring a regeneration schemes success should be a key factor in the regeneration process. This is the question that needs to be asked - after the cement and the paint has dried, after the regeneration professionals have moved on - have the various schemes made a difference, I mean beyond any immediate physical improvements to the environment, have they made a real difference when it comes to wealth generation in the area affected by the regeneration scheme? If the end result is in reality a makeover, and the targeted community is no better off, save for being bereft of the 'regeneration funds' that have been effectively siphoned off by professional regeneration companies - is this success?
We need to think beyond the tick box list of the regeneration schemes managers? One key component that is often ignored or marginalised is the communities greatest resource - its people. So rather than regeneration and redevelopment professionals moving in and engaging in a token consultation process they should directly talk to and engage with local people and actually find out what they would like to be done, what they actually want for their community and their town.
Regeneration schemes and projects should be directed from the bottom up rather than the top down model that we often seem to pursue. When spending public money, then work it hard and squeeze out every possible benefit and maximise the impact locally of the regeneration process and build local benefits into the tendering process - whether by employing local people, using local resources, local skills and local input. If you are reusing or renovating old buildings then any regeneration scheme needs to ensure that old buildings can make a living after the regeneration scheme is finished.
If we do this rather than merely making a token gesture towards public consultation then any regeneration schemes will, with hard work really begin to deliver tangible benefits to our communities. After all regeneration should be a process rather than an event.
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