Guest post | Mixing it up in Midtown Tampa

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Midtown Tampa is the kind of instant city that 20 years ago I would’ve raved about. It’s another great example of The Urban Experiment.

This is a mixed-use, walkable development that has been created out of whole cloth west of downtown, near the airport. It’s a sort of second generation version of these types of projects, and measurably better than the first generation.

Before I describe it further, though, it’s interesting to trace a brief history of apartment communities in the US.

Not long ago, not far away

In America, renting an apartment has been a choice of a minority of households since the New Deal incentivized home ownership. About 1/3 of households today are renters, though early in the twentieth century it was close to 2/3. I won’t comment on if that was good or bad policy. It’s just to note the context, note the incentives and how we’ve changed.

Apartments were most commonly rented in small buildings in that previous era. They were the Missing Middle types so often discussed, and highlighted very well by Dan Parolek of Opticos Design. Yes, there were larger buildings as well, and a wide variety of SROs, apartment hotels and boarding houses. But most of what housed people were ancillary apartments, duplexes, triple-deckers, fourplexes, etc etc. This was very common for middle-class people, virtually all over America.

As we became wealthy, single family ownership became all the rage, egged on by financing incentives and regulatory changes (zoning). At the same time, larger capital flows became more dominant in real estate, and the nature of apartment living began to change. Apartments increasingly were built in larger “complexes” of 100 or 200 units all at one time in one location. In order to make apartment living an attractive alternative to home ownership, and not just for the poor or those without choices, developers began adding “amenities” such as pools and common green spaces. Those were the sorts of things not even contemplated in the “Missing Middle” era. Back then, an apartment was just a place to live in a neighbourhood, no different than the house next door or around the corner. The “amenities” were often in public parks.

As time went on, the arms race for amenities ramped up. Soon were added fitness centres, spas, covered parking, valet services and more. Newer apartment complexes today are often touted as “luxury apartments.” In addition to the amenities, they also tout granite counter-tops, stainless steel appliances and whirlpool tubs in the units. Going after the renter by choice market has necessitated this push to go ever more upscale and out-class the competition. That’s not surprising, it’s just a certain element of markets and competition at work.

The walkability factor

Now enter the 2000s, and the slow but noticeably growing interest in urban living. In some cities, the newly thriving commercial districts, walkable to many apartments, became a new, sexy amenity. Many smaller developers smartly capitalized on this with renovations of historic buildings, loft conversions and some new urban infill. They helped create an urban market that had some of the new amenities renters (and some home owners) were looking for. Their buildings didn’t have pools or covered parking, but they had cool bars and restaurants to walk to, art galleries, lively streets and more things that appeal to a certain part of the population.

The folks who deploy big investment capital naturally noticed this change. And they didn’t want to miss out on the trend. For over a decade, every healthy market has seen an influx of large “luxury apartment” buildings of about 200 units in urban areas, complete with all the amenities they’re used to providing in suburban locations. You guessed it – the pool, the fitness center, covered parking, etc etc.

Again, I’m not passing judgment. This is simply an example of how development happens in modern America. In many cases, these larger entities deploy tens of millions of dollars to buy and upgrade buildings, build new ones and create portfolios of hundreds and hundreds of apartments. It’s very smart business. Some of the end results can be excellent, some very mediocre, but nearly all have been well received in the marketplace. Urbanist snobs like me might ask questions, but clearly the people renting the apartments are responding positively.

Enter Midtown Tampa

Midtown Tampa is simply another in the latest version of this phenomenon. It’s a brand new place, by different accounts, either 12 or 30 years in the making.

The apartments are very well appointed, the amenities are first-class. It also includes fantastic eating and drinking options, some retail, a Whole Foods and new office space. It truly is an “instant city” in the sense it has so much of what someone might need as part of a daily or weekly routine in one compact location. Despite the Florida heat, you can walk from your apartment indoors to the gym, where you can work out in perfect air conditioned comfort. This is the new, 21st century apartment complex.

Midtown has the trendiest new bar in town, and it looks like the kind of place I’d enjoy spending too much time in. It has a “signature scent.” Yes, that’s actually a thing. It’s not a cheap place at all, and not intended to be. The rents are about $3 per square foot. That’s the top of the market in Tampa, and in many similar markets in the US. You can do the math on what a simple, 900 square foot two bedroom apartment costs.

Everything in this development is impeccably managed. They do everything well that our cities do poorly. Trash and cleanliness, security, parking, and public space management are all incredibly well thought-through and executed. It gives people who advocate for privatization of city governance great ammunition.

So again, I’m not saying this is BAD. I think there’s much to admire and like. It’s just that this is another example of how we only produce this kind of development now. It’s either large single-family subdivisions on the edge of the city, or mega-investment “instant cities.” There’s nothing in between. It’s not just that the Missing Middle buildings are often zoned out of existence, it’s that the entire ecosystem of finance, acquisition, construction and more seems to make it virtually impossible to do again.

There’s no space in our system for the kind of change that gave us Chicago, or even my city. The professionalization of everything has created this predicament where the entire system pushes for bigger and more complicated projects and efforts of all kinds. This is not a “find a magic policy” problem. It’s the direct result of decades of policy, all made with good intentions and responding to constituents, but quietly damaging our systems piece by piece.

This isn’t healthy for our cities, and it’s especially not healthy for a democratic society. In this system, there seems to be little opportunity for people to build for themselves, to build wealth for themselves, and create the kinds of “messy” places that urbanists like myself most admire. The only option is to do it “sub-rosa” as Johnny Sanphillipo would say. And he’s right. That’s exactly what happens in the real world, often outside the view of the local authorities.

I have no objection to Midtown Tampa at all. In fact, it’s quite well done in many ways. But this simply cannot be the only solution to the development of our cities. We’ve got to unleash the swarm, as I like to say, or else all the current problems we fret about will only get worse.

Kevin Klinkenberg has worked as an urban designer, architect and planner. His blog – The Messy City – looks at ways to use urban design and development to make people’s lives healthier, wealthier and happier.

Further reading: more from The Knowledge Exchange blog on urban development

Grey to green: can green spaces create equity and wellbeing in post-COVID cities?

As 2021 draws to an end, much of the world is slowly emerging towards post-pandemic life. Focus is shifting from response to recovery. Governments, activists and academics are arguing for a green recovery – a one-off opportunity to truly incorporate climate change objectives, sustainability and equity into future development.

Cities served as the frontline to the pandemic and will continue to do so in efforts to transition towards a sustainable recovery. Building the cities of the future was the focus of a recent NESTA webinar in conversation with Daisy Narayanan, Senior Manager of Placemaking and Mobility at the City of Edinburgh Council. It highlighted the importance of creating urban environments that put people first for healthy, safe and sustainable communities.

Opportunities for cities

Narayanan argued that positives can be taken from COVID-19, as it inspired collaboration across sectors and communities whilst proving the responsiveness and adaptability of traditional systems. She believes that this mindset should be harnessed going forward to facilitate meaningful changes and progression within our cities for everyone.

Describing herself as a ‘relentless optimist’, she stated, “I think there is something about this moment in time where there is a real kind of desire to move forward, in a way that changes how things used to be, into what things need to be or should be. I think there is a lot of excitement around shaping that together.”

Narayanan went on to talk about the opportunities she sees for transforming our public spaces with collaboration across planning, transport and economic development. She is excited by the potential of concepts such as the ‘20-minute neighbourhood’ and its growing presence within city planning around the world and in her own city of Edinburgh.

More broadly, she is excited that citizens are recognising the importance of living well locally and that community wellbeing should be inherent to placemaking.

The inequality of green space

Whilst positives can be drawn from collaboration during the pandemic, it also magnified how divisive our cities’ environmental issues can be. Pollution, congestion and dwindling green spaces compounded the health and social challenges for many of those living in urban areas.

With most inside amenities forced to close during periods of lockdown, city dwellers turned to parks for exercise and socialising in unprecedented numbers. However, urban green spaces proved to be unequal in distribution. Socioeconomic status is the most likely determinant to green space accessibility and quality, and access is typically limited to the more scenic neighbourhoods with higher average incomes.

The benefits of urban green spaces to an individual’s health and wellbeing are well documented, with associations between the presence of green spaces, greater quality of life and decreased risk of excess mortality. There is growing research suggesting that city populations without the provision of green spaces in the UK had typically higher instances of mental health issues, such as COVID-related anxiety and isolation.

Of course, the provision of green spaces is only one of a number of factors highlighted in discussions around equalities, health and well-being in urban areas. However, the pandemic exposed the barriers to accessing the potential value provided by such spaces which could continue to reinforce inequalities.

Can a green integrated approach to transforming our cities tackle inequality and promote wellness in the post-COVID city?

Lessons from Milan’s green placemaking

During the webinar, Narayanan briefly touched upon how Milan is a commendable example of a city making really big changes to its public spaces for the benefit of its citizens.

The city has impressive commitments for using nature-based solutions to increase resilience towards future environmental and health crises, whilst stimulating an equity-based approach to tackling climate change.

The Mayor of Milan, Giuseppe Sala, committed his city to green urbanism before the pandemic and has since campaigned for efforts to be increased due to the unequal challenges created in cities.

He stated, “The green and just recovery that is needed to create more sustainable and healthier cities sees urban nature as a key element for building back better I have been clear that any recovery in my city, in Italy and for Europe, must be rooted in these principles of equity and climate action.

Sala aims to plant three million trees across Milan by 2030 to tackle climate change and to halt the trend of deteriorating air quality. At the core of this strategy is the transformation of derelict land in deprived neighbourhoods into 20 high quality urban parks.

The city government is providing for residents to have trees planted in their private gardens and upon flat rooftops, whilst greenery is being incorporated into car parks and on the sides of office blocks.

Integrating green spaces, food supply and equity, the city’s growing number of community gardens and allotments are often situated upon apartment block rooftops. Residents can grow and collect food whilst local restaurants are encouraged to use ingredients from the nearby streets. Locals have also lauded the social spaces that these gardens have become, as users can collaborate and educate each other through gardening.

Perhaps the most symbolic project in Milan’s transition is the Bosco Verticale or ‘Vertical Forest’- two residential apartment blocks which have been almost completely covered with trees, perennials and shrubbery. Designed by architect Stefano Boeri, the 80m and 112m high buildings have the equivalent vegetation of 30,000 square metres worth of woodland upon only 3,000 square metres of concrete.

Consisting of hundreds of plant species of various shapes and colours, the project is a popular, living landmark throughout the year. Not only an appealing addition to the Milan skyline, the urban vegetation has been a remarkable success – lowering temperatures, encouraging 20 new bird species into the area and absorbing 30 metric tonnes of carbon dioxide from the atmosphere each year.

The towers demonstrate the multiple benefits that can be achieved from small-scale integrated approaches to increasing green spaces. The concept is already being replicated in cities around the world.

If successful, it is believed that Milan’s vast increase in vegetation has the potential to absorb an additional five million tonnes of carbon dioxide each year, whilst significantly decreasing the presence of pollutant particles in the air associated with cancer and respiratory diseases.

Concluding thoughts

Milan’s transformation is exemplary of a city that is learning from previous vulnerabilities, using urban space to directly promote citizen wellbeing whilst tackling climate change.

As Narayanan argues, all cities now have the opportunity to put people’s needs and wellbeing at the centre of future urban spaces. Whilst citizens and authorities often both want to achieve attractive, sustainable and healthy places, she argues that citizen voices get lost in consultation.

As a step to progressing away from this, she says: “Consultations should be more like conversations. Discussions need to be done respectfully, evidence-based, data-based and using people’s stories and life as the basis for change.”


More from The Knowledge Exchange blog on placemaking and liveable cities:

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Celebrating success in planning research: winners of the RTPI Awards for Research Excellence 2021

The winners of the annual Royal Town Planning Institute (RTPI) Awards for research excellence were announced on 8 September at an online ceremony hosted by the RTPI. 

The RTPI Awards for Research Excellence celebrate high quality, impactful spatial planning research carried out by chartered members and accredited planning schools from around the world.

For a seventh year, The Idox Knowledge Exchange has been pleased to sponsor three of the Awards categories – the Planning Practitioner Award, the Student Award, and the Sir Peter Hall Award for Research Excellence.

The Sir Peter Hall Award for Research Excellence

Hannah Hickman MA, MSc, MPhil, MRTPI, senior research fellow at the University of West England, was announced as the winner of the Sir Peter Hall Award for Research Excellence.

Ms Hickman’s research explored the under-researched and poorly-understood area of post-consent – the journey of a development from the point of permission through to delivery and on-going management. In particular it evidenced a worrying decline in design quality occurring at this point. It identified some of the causes, and considered what local authorities might do to address this decline.

In the same category, Professor Jo Williams, of University College London, received a commendation from judges for her book ‘Circular Cities: a revolution in urban sustainability.

Early Career Research

Dr Meadhbh Maguire MRTPI PhD MSc MA, McGill University, School of Urban Planning.

This project considered the use of survey data in planners’ decision making processes. It found that survey methods ae heavily used within planning but are often influenced by political contexts.

Commended: Jianting Zhao, University of Hong Kong.

Planning Practitioner Award

Antony Rifkin BCom MCRP Dip Urban Design MRTPI FRSA, Allies and Morrison

Mr Rifkin’s ‘Complex City: London’s Changing Character’ project made the case for character-based densification and provides recommendations for local authorities and cities attempting to meet growth demands while preserving local character.

Commended: Colin Robinson, Lichfields Planning

Student Award

Nicole Collomb BA (Hons) MSc, University of Brighton, department of architecture and design

Nicole Collomb was handed the Student Award for her research into the effectiveness of green factor policies, in which she identifies a need for robust evidence base for these policies to be successful.

Commended: Samuel ‘Nepo’ Schrade, University of Brighton

Also announced at today’s ceremony were the two recipients of the two £5,000 grants from the Practitioner Research Fund.

The winners of the grants are:

  • Oscar Wong for the project: ‘Strategic legacy planning for mega-events to achieve sustainable development goals: critical lessons learnt from London Olympics 2012 and Rio 2016’
  • Timon Moss for the project: ‘Regional community wealth building in Scotland’.

An exceptionally high standard

Dr Wei Yang FRTPI, RTPI President, said: “After receiving many brilliant entries for this year’s awards, the RTPI is now delighted to announce the stand-out projects across our four categories and recipients of the Practitioner Research Fund.

“I would like to congratulate all the winners and those who were shortlisted. The quality of submissions was exceptionally high this year, and we thank all the entrants for their submissions.

The RTPI is grateful to all applicants for sharing their fresh and innovative work. The awards give us the opportunity to celebrate the best and brightest work in the sector which is vital in driving the profession forward.

I would like to extend our great appreciation to the awards sponsors, Routledge Taylor & Francis Group and Idox Knowledge Exchange.

The awards would not be possible without our excellent judges, who have volunteered their time to review all of the entries in their categories and we would like to thank you all for your continued support for the research awards.”

John McLaren, Head of Business for Grantfinder and The Knowledge Exchange at Idox said:

“Idox is very pleased to be continuing our relationship with the RTPI and supporting the RTPI Awards for Research Excellence for another year”.


Further information about the  2021 RTPI Awards for Research Excellence, including the winners, judges and sponsors are available here.

You can also read our guest blog featuring the winner of the 2016 Sir Peter Hall Award, Dr Paul Cowie from the University of Newcastle, about the impact of winning the award for the Town Meeting project, which used theatre to engage communities in planning.

Guest post: One-minute cities could put the world on your doorstep

Image: Lundberg Design

The concept of a 15-minute city, where everything you need for daily life is within a quarter of an hour walk of your front door, was already giving city planners something to think about before COVID-19 . But as neighbourhoods, and the people living in them, grappled with multiple lockdowns throughout 2020, the idea really gained traction.

Nowhere more so than in Paris, where the mayor, Anne Hidalgo, made it the centrepiece of her successful 2020 re-election campaign. Hidalgo’s aim was to create self-sufficient communities throughout the city, where everything is a short walk or bike ride away.

In Sweden, they are tightening the time frame even further. A one-minute city pilot called Street Moves aims to “reclaim the streets” from cars by creating numerous pop-up public amenities, with the overall intention of giving the public a say in what’s on their doorstep.

It is hoped the government-backed initiative will be picked up by municipalities across the whole country, but can such a hyper-local proposition really work on a national scale?

For Street Moves project manager, Daniel Byström, who works for ArkDes – the architecture and design think-tank leading the project – the pilot is trying to inspire new ways of approaching urban development rather than attempting to offer instant wholesale change.

“The ambition is to get a spread [of streets across Sweden], with different municipalities being able to make their own intervention,” says Byström. “However, I think many of the municipalities in Sweden are not ready to do it themselves, so for me the central part of the project is not the physical outcome by itself, but more to showcase an approach for how we can work with urban planning, urban development and street development.”

Image: StreetMoves / Daniel Byström

Under the plans, a kit of modular wooden street furniture has been designed, which can be slotted into an area the size of a car parking space. These kits have been designed to be flexible depending on the needs of the area – an important point in terms of scaling up the initiative, since it’s not claiming to be a one-size-fits-all solution. Rather it aims to add genuine value to an area.

Five streets have been piloted since the project’s launch last September, including three in Stockholm and one in both Helsingborg and Gothenburg, with more on the way.

So far, they have created new bench space, picnic tables, planters and e-scooter parking but Byström says this is just the beginning. In the next step, we will look for more sophisticated solutions [based] around smart cities, such as infrastructure for charging electric cars and scooters.”

He says the one-minute city initiative – which has been funded by Vinnova, the Swedish government’s innovation agency – is also about giving the public more ownership over their streets, with residents being involved early on in the design process.

This resident involvement is getting positive results so far, with ArkDes claiming that 70% people surveyed about the Stockholm projects were positive. They also saw a 400% increase in the movement of people on the streets around each unit.

When coupled with the aftermath of COVID-19, this offers an exciting proposition to “reactivate” Sweden’s streets and make cities more resilient and adaptable to change, Byström adds.

“One of the things that you can see, for example, with growing digitalisation and people working from everywhere, is open-air shared office space, so it could be anything and that is the beauty of this initiative.”

The flexibility of the scheme could prove crucial when considering if this could be scaled up on a national level. Cities across Sweden will be looking for ways to bounce back in new and innovative ways after the pandemic and this could play an important role in that process. One-minute cities could also prove to be a crucial pillar in the success of Sweden’s goal for 2030 that “every street in Sweden is healthy, sustainable and vibrant.”

Our thanks to RICS for permission to republish this article which first appeared in Modus in July 2021.


Further reading: more from The Knowledge Exchange blog on urban areas

Better housing for older people means better lives for all

“Sheltered Housing – MVRDV” by KJBO is licensed under CC BY-ND 2.0

Housing is at the heart of a good quality of life. This is especially true as we get older, when health and wellbeing, independence and end-of-life care can all be greatly enhanced by decent housing.

Four recent reports have underlined the importance of good housing for older people, and the wider benefits for society.

Housing with care: progress and problems

The Commission on the Role of Housing in the Future of Care and Support  (CRHFCS) was established last October by the Social Care Institute for Excellence (SCIE). The new commission aims to produce a blueprint to enable greater choice and availability of housing and support for people aged 65 and older who may find it difficult to live independently at home, or who choose to live somewhere which provides more support options. The Commission will focus on five key areas: care homes; retirement communities; retirement housing; supported living; and the Shared Lives schemes.

The first report of the CRHFCS highlights progress made since the Commission on Residential Care 2014 (CORC) reported its findings in 2014. There have been some positive developments concerning the take-up of more new technologies in care settings, such as telehealth, telecare and smart home devices to help people maintain their independence.

Progress has also been made on age- and dementia-friendly housing design. And the report commends the Housing our Ageing Population Panel for Innovation (HAPPI) reports for raising awareness of housing specifically designed for older people.

However, little progress has been made on CORC’s recommended expansion of the market to give greater choice of housing with access to care. Options remain limited, especially for those struggling to pay for accommodation.

The CRHFCS sets out some initial policy proposals. These include planning reforms to make it easier to build retirement community housing, and improved information and advice to support informed decision-making for older people seeking housing with care and support facilities.

The Commission’s final report will appear in the summer, when it will make recommendations about the future shape of housing that facilitates care and support.

Needed: a clear vision about housing for older people

The findings from the CRHFCS report are echoed in another report, published in April by the Cambridge Centre for Housing and Planning Research. The Cambridge report identifies numerous constraints to supply, investment and demand in the market for specialised housing for older people. 

One of the study’s key findings  is that retirement community development is unviable in many areas outside of London and the South East of England.

“Coupled with the fact that the majority of house moves made by older people are relatively local, this constraint to supply reduces housing options for those living elsewhere in the country, particularly home owners who do not qualify for assistance with housing costs. Unless the viability of retirement community development can be improved and the supply of mid-range retirement properties be raised, these households will have very little choice around moving in later life.”

Among the recommendations in the Cambridge report are calls for national government to provide a clear vision about housing for people as they age:

“For example, greater clarity is required around the joint priorities of ‘downsizing’ and ‘ageing in place’, and how these priorities can be best implemented at the local level.”

The report also recommends that local authorities should give priority to housing for older people, through the creation of clear strategic and local plans and guidelines for developers:

“Collaboration between local authority planning, social care, health and housing teams could allow for better planning around retirement housing. For example, retirement housing may make savings possible within health and social care budgets.”

The Cambridge report encourages housing providers to diversify the retirement housing offer, and to gain a better understanding of preferences of different older people:

“Rather than drawing on stereotypes of old age, providers face the challenge of recognising older people as a complex and heterogeneous group of consumers with diverse aspirations.”

Closing the generational divide

According to a report by the Intergenerational Foundation (IF), England now has two housing nations: the first is older, well-housed, often well-off, with space to work and self-isolate; the second nation is younger living in cramped flats or shared homes with little or no access to outside space.

The IF says that the pandemic has exacerbated housing inequalities between the young and the old, and observes that “…while younger generations have lost their jobs, their homes and even their mental health during COVID-19, older generations have stockpiled space.”

The report also highlights a rise in the number of second homes as a consequence of the pandemic.  There are now 5.5 million second homes in England – a 50% increase between 2011 and 2020 – most of them owned by older people.

Space inequality has also increased. Owner-occupied homes have a third more space on average than privately rented homes, and almost double the space as social housing.

Like the previously mentioned reports, the IF calls for market failures on retirement housing to be addressed. It recommends reform of stamp duty to encourage downsizing, and reforms to the planning system both to give a greater voice to the homeless and badly housed and to encourage developers to build more retirement homes.

Making a house a home: impacts of poor-quality housing

While some older people enjoy the benefits of good housing,  there are substantial numbers of people aged 50 and older living in poor-quality accommodation.

A report by the Centre for Ageing Better (CfAB) has found that living in cold, damp housing, or homes in a state of disrepair can increase the risk of illness and accidents. Poor housing also has wider impacts: first-year NHS treatment costs for over-55s living in the poorest quality housing are estimated at £513m.

But there are barriers preventing older people from making the improvements that would help them live healthier, more independent lives. These include a lack of finance and uncertainty about where to find trustworthy information about home improvements.

The CfAB report calls for a  wider range of financing options, including government grants and loans, to help older people adapt their homes. It also recommends clear signposting and advice to support informed decisions about home improvements, as well as initiatives to raise awareness about the impact of poor quality homes on health and wellbeing.

Final thoughts

The number of people aged 65 and over is set to rise from 12 million to more than 20 million by 2030. While poor quality housing presents risks for older people, age-appropriate housing can keep them healthy, help them to live independently and reduce the need for social care.

These reports highlight important issues that must be addressed not only to support older people, but to advance the radical changes needed to fix Britain’s broken housing market. Better housing for older people is better for us all.


The reports highlighted in this blog post have recently been added to The Knowledge Exchange (TKE) database. Subscribers to TKE information service have direct access to all of the abstracts on our database, with most also providing the full text of journal articles and reports. To find out more about our services, please visit our website: https://www.theknowledgeexchange.co.uk/

Further reading: more on housing for older people on The Knowledge Exchange blog

Britain’s town centres: down, but not out

Image: Mayfield development, Manchester (U+I plc)

Town centres have taken a battering in the past year, with many shops and services forced to close during lockdowns and growing numbers of stores going out of business.

But even before Covid-19, UK high streets were already under pressure. Economic recessions, rising business rates, higher rents, the growth of online shopping and development out-of-town retail parks have left Britain’s town centres struggling to survive.

Last month, Planning magazine brought together a panel of experts to discuss the future of town centres. Among the issues considered were trends affecting town centres, how demand for town centre property is changing post-pandemic and how developers are responding to changes in market demand and planning laws.

The bigger picture: online shopping and working from home

Jennet Siebrits, head of CBRE UK’s research team, gave a helpful overview of two key trends affecting town centres.

In the past decade, e-commerce has seen a dramatic increase in activity. Since 2011, the value of online shopping has mushroomed from £23 billion to £58 billion –a 158% increase. But in 2020, even that figure was eclipsed, with the value of e-commerce rising to £84 billion – a 44% increase in just one year. The evidence from the first national lockdown suggests that this step change is here to stay.

The impact of this, along with the Covid-19 restrictions, has been grim for town centre stores. Over 11,000 shops closed in 2020, and while not all of those closures were due to online shopping, it’s clear that e-commerce has been a real driver of this.

Jennet suggested that, as the restrictions ease, it’s likely that supermarkets, along with in-store health and beauty and DIY stores will continue to attract customers. But other sectors will have to come up with innovative ways to lure consumers off their iPads.

Jennet also highlighted the increased move towards home working. Once people return to their workplaces, it’s likely that many will ask to continue working from home, at least for part of the working week.

The rise in home working may also affect demand for residential property, with more people moving further away from city centres. This could have a knock-on effect for ancillary services like coffee kiosks and sandwich bars, with local town centres capitalising on the losses experienced by city centres.

The legal perspective: changes to planning laws

David Mathias, a specialist planning solicitor at Shoosmiths law firm described some recent planning law changes that have particular relevance to town centres.

Since the demise of Woolworths in 2008, more and more UK department stores have been closing down, leaving big gaps on the high street. In future, it’s likely that many property developers will want to convert from retail to residential.

Until recently, permitted development rights for conversion to residential only applied in a limited set of commercial uses. But the UK government has announced new permitted development rights in England enabling greater flexibility on conversions without the need for planning permission. These will go ahead in August, subject to certain conditions.

In addition, further legislation on expansion of permitted development rights introduced last summer allows the construction of an additional storey on freestanding blocks and buildings on a terrace to create additional housing, and the demolition of buildings built before 1990 and construction of new dwellings in their place.

The government has argued that these changes will help to revive town centres, although others believe easing planning rules for developers will have the opposite effect. 

The developer’s perspective: re-imagining Manchester

Martyn Evans from the U+I Group offered his view of how developers are responding to changes in market demand and planning. He did so using U+I’s development at Mayfield in Manchester.

Located next to Piccadilly railway station, in the centre of the city, this 24 acre-site is being redeveloped from derelict railway land. A consortium of Manchester City Council, Transport for Greater Manchester and London & Continental Railways (LCR), along with U+I, has been working to regenerate the area, with the first buildings due for completion next year.

Right from the start, the consortium focused on the importance of creating a place where people want to live, work, rest and relax. One important feature of the development is a seven-acre park. Although it was planned into the scheme years ago, this green space has become all the more significant in the past year.

Image: Mayfield development, Manchester (U+I plc)

The pandemic has demonstrated the importance of green space as a vital part of city living, both for physical health and mental wellbeing. Such spaces not only attract workers, residents and visitors, they also increase the value of developments. And because decisions about commercial property are increasingly being taken by HR teams rather than finance departments, the wellbeing benefits of workers’ surroundings are being taken more seriously. In short, understanding quality of place gives developers more of a competitive edge. 

The local authority perspective: managing change

To conclude, Michael Kiely from the Planning Officers Society looked at what local planning authorities can do to help sustain town centres.

Michael described some of the planning tools local authorities can use, including strategic planning, masterplanning and local plans. But with recent changes in planning laws, including the use classes order, Michael argued that policies such as Town Centre First may be ineffective.

However, local authorities can still make a difference, through partnerships with other stakeholders, such as land owners and Business Improvement Districts (BIDS), and the use of intervention and compulsory purchase powers.

In closing, Michael suggested the need for a licensing or permitting regime to manage and curate activities so that they do not cause harm and town centres can thrive.

Future perspectives: rethinking town centres

A £150m project to revamp London’s Oxford Street signals that high streets are already re-imagining themselves as leisure-focused and “experiential shopping” centres. And the Mayfield site in Manchester has the potential to transform a part of the city centre that has been underused for decades.

These are just two examples of the planning community working together to help sustain town centres. Britain’s high streets face substantial challenges, but this interesting discussion suggested there are good reasons to optimistic about the future.

A recording of The Future of Our Town Centres discussion is available to watch on-demand at the Planning magazine website.


Further reading: more on town centres from The Knowledge Exchange blog

Idox supports RTPI Awards for Research Excellence 2021

Idox is pleased once again to be supporting the RTPI Awards for Research Excellence for 2021.

These awards recognise and promote high quality, impactful spatial planning research from RTPI accredited planning schools and planning practitioners in the UK, the Republic of Ireland and internationally.

The 2021 Awards competition is now open and there is still plenty of time to enter – the deadline for entries is 17 May 2021.

About the Awards

The RTPI Awards for Research Excellence are intended to:

  • recognise the best spatial planning research from RTPI accredited planning schools;
  • highlight the implications of academic research for policy and practice;
  • recognise the valuable contribution of planning consultancies to planning research; and
  • promote planning research generally.

The award categories are:

  • Early Career Researcher Award, aimed at researchers at the beginning phase of their academic careers;
  • Student Award, for students who are working towards or have recently completed a non-research university degree;
  • Sir Peter Hall Award for Wider Engagement, which recognises high-quality research that is likely to make an immediate impact beyond academia;
  • Planning Practitioner Award, open to non-academic planning practitioners and organisations conducting valuable research with the potential to inform planning policy and/or practice.

Idox: supporting the planning profession

As the UK’s leading provider of planning and building control solutions to local authorities, Idox actively engages with issues affecting the planning profession. And here at the Knowledge Exchange, we see our core mission as improving decision making in public policy by improving access to research and evidence.

This is the seventh time that Idox has given its support to the RTPI Awards for Research Excellence, and we will once again be sponsoring the Planning Practitioner Award, the Student Award, and the Sir Peter Hall Award for Research Excellence.

Winners in 2020

In 2020, the Sir Peter Hall Award for Research Excellence was awarded to Professor Anthony Crook from the University of Sheffield and Professor Christine Whitehead from the London School of Economics for their research looking at how far ‘unearned increments’, particularly those arising with planning permission, should be taxed for the public good.

Jacob George of Newcastle University won the Student Award for his research into the much-debated permitted development right for office-to-residential conversions, focusing uniquely on its social impacts in a city in northern England.

The Planning Practitioner Award for 2020 went to Lucia Cerrada Morato and Becky Mumford of the Place Shaping Team at the London Borough of Tower Hamlets for their research exploring the lives of residents living in high density and tall buildings.

The Early Career Researcher category was won by Dr Hannah Budnitz from the University of Birmingham,  with Professor Lee Chapman, also from the University of Birmingham, and Dr Emmanouil Tranos from the University of Bristol. Their research found that by proactively addressing the accessibility of non-work destinations, planners can help telecommuters travel more sustainably.


Further details on the award categories, application guidance and entry forms, are available from the RTPI here. The closing date for applications to the awards is 5pm on Monday 17 May 2021.

The winners of the RTPI Awards for Research Excellence 2021 will be announced at an awards ceremony, to be held virtually by Newcastle University on the afternoon of Wednesday 8 September 2021.

15 minutes to change the world: people-friendly neighbourhoods for a post-lockdown recovery

Photo by Tom Podmore on Unsplash

What kinds of cities do we want to live in? It’s a question that has taken on increased urgency in the past year. But even before the global pandemic, there was growing concern about how to address the challenges facing the world’s cities, especially the threat of climate change.

Tackling traffic congestion, reducing air pollution, improving sustainable mobility and ensuring easy access to green space and essential services are all significant factors that can advance the quality of life in our urban areas. The lockdowns and other restrictions imposed by governments to contain the spread of the coronavirus (COVID-19) have thrown these issues into sharper focus.

An alternative vision

There is now a growing consensus that a new road map is needed for the development of liveable cities. This means changing lifestyles so that sociability, sustainability and wellbeing are prioritised – in short, the common good should drive decisions about urban planning.

One of the ideas for promoting this approach is the 15 minute neighbourhood, in which home, education, work, healthcare and other essential services are all within a 15 minute reach by walking or cycling. This is the vision of Professor Carlos Moreno, scientific director of entrepreneurship and innovation at the Sorbonne University in Paris.

In a recent webinar, organised by Solace and Catapult Connected Places, Professor Moreno outlined his concept, where the six functions for city life –  living, working, supplying, caring, learning and enjoying – are all within easy reach, making neighbourhoods not just convenient places to stay, but satisfying places to live.

The concept of the 15-minute neighbourhood contradicts urban planning ideas that have predominated for more than a century, where residential areas have been separated from business, retail, industry and entertainment. Professor Moreno stressed that the new approach requires careful planning and implementation, political will and financial support from local and national authorities, and – essentially – the engagement of citizens.

A rapid, radical transformation

The first wave of lockdowns in 2020 showed that it is possible for radical change in our cities to happen far quicker than we might have ever imagined. In a matter of days, millions of people changed their lifestyles, with many working from home and travelling only locally for essential provisions. Soaring numbers of visitors to parks demonstrated the importance of local green spaces for physical and mental health. And in some UK cities, reduced levels of traffic led to improvements in air quality.

Of course, keeping large sections of the population confined to home has had many negative effects, and lockdowns are not part of the 15-minute neighbourhoods concept. Instead, the opportunity has arisen for an equitable and sustainable recovery from the COVID-19 restrictions by rethinking the way cities work.

Paris: the 15-minute city

As special envoy for smart cities to the mayor of Paris, Carlos Moreno has been influential in the city’s decision to turn miles of roads in the French capital into cycle lanes. Reducing traffic is a key component of the concept, and can help cities achieve their targets for lowering the emissions that every year cause millions of premature deaths and countless more health impacts. In addition, Professor Moreno envisions greater use of remote working to reduce commuting times, as well as opening schools for community activities at weekends. With less time spent travelling to work, shops and healthcare services, people can enjoy a slower pace of life, devoting more time to families, friends and leisure, which in turn can bring multiple health and wellbeing benefits.

Paris’s advanced participatory budgeting scheme is a critical element for ensuring the 15-minute city concept thrives. 10% of the city’s spending is determined by participatory budgeting processes at neighbourhood level, meaning residents have the opportunity to participate in the design and selection of projects to be implemented in their own local area.

A growing interest in living locally

Paris is not alone in attempting to realise the 15 minute neighbourhood vision. Barcelona, Detroit, London, Melbourne, Milan and Portland are all exploring this approach, and it has also been endorsed by the C40 network of cities that are committed to addressing climate change.

In Melbourne, the city’s plan for growth over the next 35 years is guided by the principle of living locally. Its 20-minute neighbourhood plan was launched in 2018, and is being delivered in two stages to test the practicalities of delivering the concept across the city.

Closer to home, the Scottish Government’s Programme for Government has a strong focus on localism, and in a recent webinar, Scotland’s Chief Architect highlighted a 20-minute neighbourhood project in Edinburgh. The city council’s local place plan includes many elements that will be familiar to the proponents of 15 minute neighbourhoods, including new opportunities for cycle routes, food growing and green spaces.

A lifeline or a threat?

Encouraging residents to work, shop and enjoy their leisure time locally will be music to the ears of smaller town centres. Even before the pandemic many local businesses were struggling to adjust to the changing habits of their customers. A resurgence of neighbourhood life could be the lifeline they need.

At the same time, a move towards more localised living could pose a threat to high streets in bigger cities. A recent paper in Covid Economics found evidence that higher levels of home-working has led to the relocation of economic activity from a few densely populated city centres to the suburbs. A further study by Centre for Cities found that in the UK’s 11 largest city centres, spending did not recover last summer when restrictions were eased after the first national lockdown.

Policymakers and planners will be watching these developments with great interest, as they have significant implications for economic activity in towns and cities. If the mass adoption of remote working hardens into a permanent feature, the cafes, restaurants, bars and shops that once depended on a steady stream of office workers could go out of business. Once-bustling city centres in Edinburgh, Glasgow, Birmingham, Manchester and London could turn into ghost towns. But if workers return to their offices in large numbers, the momentum for 15-minute neighbourhoods could be lost.

Final thoughts

The coronavirus pandemic has affected almost every aspect of our lives, but it has also presented the opportunity to rebalance our thinking about how and where we want to live, learn, work and play. The 15-minute neighbourhood is part of that process. As Carlos Moreno has observed:

 “The pandemic has caused us to think about how to move differently, to consume differently, to live differently. We are discovering that by working differently we have more spare time, to have more time to be with our families or friends. We are discovering and appreciating our neighbourhoods much more. This will make us all more engaged inhabitants.”


More from The Knowledge Exchange blog on liveable cities:

Guest post: Sustainable cities after COVID-19: are Barcelona-style green zones the answer?

Photo by Kaspars Upmanis on Unsplash

Guest post by Anupam Nanda, University of Manchester

The lockdowns and restrictions introduced to control the spread of COVID-19 have resulted in huge changes to urban life. Previously bustling city centres remain empty, shunned in favour of suburban or rural areas where social distancing is easier and connections to the outdoors are abundant.

The roll out of vaccines provides hope for a partial restoration of normality in cities. However, the impact of COVID-19 could last much longer.

In particular, the pandemic has shown how damaging congestion, pollution and lack of green space can be – including how these factors have contributed to the severity of suffering for city dwellers. We have an opportunity to change city living for the better.

Barcelona offers an example of how city areas can be transformed to reduce pollution and increase access to green space.

The city pioneered the concept of superblocks, first introduced in 2016, as part of green urban planning. Superblocks are neighbourhoods of nine blocks. Traffic is restricted to major roads around the superblocks, leaving the streets inside for pedestrians and cyclists.

Recently, further plans have been announced to expand green zones in the city’s central district, Eixample. This is a major expansion of low-traffic zones, giving priority to pedestrians and cyclists to reduce pollution and provide green spaces.

The new plan will cover 21 streets and have space for 21 new pedestrian plazas at intersections. At least 80% of each street is to be shaded by trees in summer and 20% unpaved. A public competition in May 2021 will decide the final design.

The purpose of the plan is to ensure that no resident will be more than 200 metres from a green space.

There are many benefits to creating urban green spaces like these. They include an improvement in air quality and noise levels on the car-free streets, and a reduction in levels of nitrogen dioxide (NO₂) from road traffic. Exposure to high level of NO₂ can lead to a range of respiratory problems.

Green spaces have been shown to improve mental health, as well as lead to a reduction in risk of obesity and diabetes – conditions which significantly increase vulnerability to COVID-19.

COVID-19 has made the case for green urban planning even more compelling. However, these plans can come at a cost.

Barriers to green cities

A particular negative impact of green zones could be a high demand for housing, leading to subsequent rises in property prices. This can lead to gentrification and displacement of local residents and businesses. Care must be taken to make sure that homes remain affordable and urban green zones do not become rich enclaves.

The COVID-19 lockdowns highlighted the difference in living conditions faced by city dwellers. Green initiatives must work for all socio-economic groups, and must not exacerbate existing inequalities.

In addition, while city centres are the usual focus areas for greening initiatives, suburbs and other peripheral areas also need attention. The goal is to reduce carbon dependence in total – not shift it from one area to another, or one sector to another.

The plan should also include steps to make private and public transport completely green. This could include replacing carbon-producing transport system with zero-emission vehicles and providing ample infrastructure such as dedicated lanes and charging stations for electric vehicles.

Cities differ hugely in how they look, shape and operate. One size will not fit all. If other cities choose to follow Barcelona’s model, local issues must be carefully considered. Superblocks work really well in a neat grid system such as in central Barcelona. But many cities do not have a well-designed grid system.

However, the principles of green, environmentally friendly, car-free or restricted-traffic neighbourhoods can be adopted in any city. Examples of schemes include low-traffic neighbourhoods in London, the 15-minute city initiative in Paris, or Manchester’s plans for a zero-carbon city centre.

While adopting such interventions, it is important to keep citizens’ daily needs in mind to avoid adding extra burdens on them. If motor traffic is to be limited, the availability of public transport must be considered, safe infrastructure for walking and cycling as well as adequate road structure for essential services or deliveries.

Significant capital investment is needed to support these plans. The Barcelona plan is projected to cost €38 million (£34 million). Much more will be required if it is to roll out to more areas. Cities in the developing world and poorer countries cannot afford such huge sums. Moreover, COVID-19 has left several cities laden with a huge amount of debt.

Green city initiatives need to be long-term – and created with the support of local people. Recognition of the benefits of green living and informed support of developments will result in positive behaviour changes by the citizens.

Anupam Nanda, Professor of Urban Economics & Real Estate, University of Manchester

This article is republished from The Conversation under a Creative Commons license. Read the original article.


Further reading: more from our blog on tackling air pollution in cities:

 

The year of living differently: reviewing The Knowledge Exchange blog in 2020

2020 has been a year like no other. A microscopic virus – 10,000 times smaller than the width of a human hair – has dominated, disrupted and redefined the way we live and work.

Although the pandemic is primarily a public health emergency, its effects have been felt in all areas of public and social policy, from economic development and employment to transport and the environment. Throughout this year, our blog has reflected on the impacts of the coronavirus and the restrictions introduced to prevent its spread.

The COVID-19 knock-on

While the coronavirus pandemic has dominated the news headlines, it has also obscured the knock-on effects on the NHS. In October, we reported on the impacts of delays to preventative healthcare measures, such as screening and routine medical care in the form of pre-planned operations for long-term chronic and non-urgent conditions.

As the blog post noted, the impacts have been wide-ranging, including not only delays in care for case of physical ill health, but also for those seeking treatment for mental health conditions:

“Research suggests that incidence of mental illness during the coronavirus pandemic increased. However, the numbers of people accessing services and being referred for treatment have not increased proportionate to this.”

The ‘hidden epidemic’

Long before the coronavirus pandemic, domestic violence had become known as a ‘hidden epidemic’ in the UK. In September, our blog highlighted the unintended consequences of quarantine for domestic abuse victims.

After the UK entered lockdown in March, calls and online enquiries to the UK’s National Domestic Abuse line increased by 25%. Three-quarters of victims told a BBC investigation that lockdown had made it harder for them to escape their abusers and in many cases had intensified the abuse they received.

Despite additional government funding, the local authorities and charities which support victims of domestic violence have been struggling with the financial fallout from the pandemic. Even so,  important partnerships have been formed between local government, educational institutions and third sector bodies to provide safe spaces for women and their children fleeing violence. Among these was an initiative at the University of Cambridge:

St Catherine’s College formed a partnership with Cambridge Women’s Aid to provide over 1000 nights of secure supported accommodation during the lockdown period.

‘Same storm, different boats’

As the recent Marmot review has stressed, the coronavirus pandemic has exposed and deepened many of the deep-rooted inequalities in our society, including gender, ethnicity and income.  It has also shone a light on more recent inequalities, such as the growth of precarious employment among sections of the population.

In July, we looked at the uneven economic impact of the pandemic, focusing on the heavy price being paid by young people, women, disabled people and Black and Minority Ethnic (BAME) communities.

Women often work in the frontline of care services and have had to juggle childcare during lockdown. BAME communities are over-represented in key-worker jobs, and so were particularly vulnerable to coronavirus.

And although there has been much talk about ‘building back better’, our blog post drew attention to the observations of Dr Sally Witcher, CEO of Inclusion Scotland during a Poverty Alliance webinar:

“She asks whether indeed we should want to build back, when the old normal didn’t work for a large proportion of people, particularly those with disabilities. Dr Witcher also questions ‘who’ is doing the building, and whether the people designing this new future will have the knowledge and lived experience of what really needs to change.”

The impacts of a pandemic

Many other aspects of the impact of COVID-19 have been covered in our blog:

  • How housing providers have embraced the fluidity of an emergency situation, including tackling homelessness, engaging effectively with tenants and addressing mental ill health.
  • Digital healthcare solutions for those with coronavirus and for the continuity of care and day-to-day running of the NHS.
  • Creating and managing a COVID-secure workplace.
  • How COVID-19 is changing public transport, including an acceleration towards contactless payment and mobile ticketing.
  • The additional challenges of the pandemic facing autistic children and young people.
  • The impact of the coronavirus restrictions on the arts.
  • The role of green new deals in tackling climate change and economic inequality as part of the post-Covid recovery.

Beyond the virus

Although the pandemic has been at the forefront of all our minds this year, The Knowledge Exchange blog has also taken the time to focus on other important issues in public and social policy:

We’ve also taken advantage of the ‘new normal’ experience of remote working to join a number of webinars, and to report back on the observations and ideas emerging from them. Most recently, our blogs have focused on a series of webinars organised by Partners in Planning, which included contributions on how the planning system can help address climate change.

Final thoughts

The health, economic and social impacts of the pandemic are likely to be long-lasting – restrictions on travel, work and socialising will continue into the spring, and insolvencies and unemployment numbers are likely to rise. And the continuing uncertainty over the UK’s new trading relationship with the European Union will generate additional challenges.   

But, as a frequently difficult, often challenging and sometimes distressing year draws to a close, there is cause for optimism about 2021. Vaccines to prevent the spread of the virus have been developed with lightning speed. Across the UK people are already being vaccinated, with greater numbers set to receive the jab in the coming months.

Here at The Knowledge Exchange, we’ll continue to highlight the key issues facing public and social policy and practice as we move towards the post-Covid era.

Season’s greetings

It’s with even greater meaning than ever before that we wish all our readers a happy Christmas, and a healthy, prosperous and happy new year.

Best wishes from everyone at The Knowledge Exchange: Morwen, Christine, Heather, Donna, Rebecca, Scott, Hannah and James.


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