Category Archives: Planning

August 2022 issue of SPEL Journal (Scottish Planning & Environmental Law) out now

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The Scottish planning system and planning services are in the midst of a period of significant change at the moment, both as a result of strategic reforms and the transition away from the temporary changes to planning operations which were introduced as a result of the pandemic.

The Scottish Government has completed its public consultation and parliamentary scrutiny of the Fourth National Planning Framework (NPF4) and expects to put forward a revised draft for approval to the Scottish Parliament in the autumn.

There is ongoing work to develop the arrangements for the new-style local development plans, which will sit alongside NPF4 as the statutory development plan. Recent months have also seen consultations on the Open Space Strategy and the Play Sufficiency Assessment, as well as the next phase of the review of permitted development rights. The digital transformation of planning programme has also moved into its second year.

At such a busy time within the planning sector, a key resource for planners and planning lawyers is the Scottish Planning and Environmental Law Journal. Bringing together commentary and analysis from leading professionals, lawyers and academics, the journal explores current developments and case law, and is published every two months.

August 2022 issue

The August 2022 issue has just been published and includes articles focusing on:

  • NPF4, place and the 20-minute neighbourhood concept
  • Commentary on the review of the role of incineration in the waste hierarchy
  • Natural capital in the context of Scottish land use management and the goal of a Just Transition
  • The circular economy and implications for the waste sector

Each issue of SPEL Journal includes comment on key court cases. Within the August 2022 issue these include the Court of Appeal case relating to private law actions about unauthorised sewage discharges (The Manchester Ship Canal Company Ltd v United Utilities Water Ltd).

Recent developments in environmental planning, law and policy are also covered. The proposed Land Reform Bill continues its progress, with a public consultation underway. There have also been announcements relating to the Scottish Government’s drive to increase hydrogen fuel production capacity. Planning permission was recently granted for Scotland’s first plastic-to-hydrogen facility, which will be constructed in Clydebank, and new funding has been launched to support innovation in the hydrogen fuel sector.

A long tradition of supporting the professions

SPEL Journal (Scottish Planning & Environmental Law) launched over 35 years ago and is one of the leading information sources on land use planning and environmental legislation across the country.

Written by a diverse range of subject experts, SPEL Journal includes accessible commentary on topical subjects and current issues; details of new legislation and significant court cases; expert comment on key planning appeal decisions, government circulars and guidance; as well as notes about ombudsman cases and book reviews.

SPEL Journal is read by decision makers in Scottish planning authorities, planning law practices, planning consultancies, architects, surveyors, civil engineers, environmental managers and developers across Scotland. It is also valued by many outside of Scotland who wish to keep up-to-date with developments.

SPEL Journal is published 6 times a year. An annual subscription is £170. For further details or a sample copy, please contact Heather Cameron at publications@idoxgroup.com.

Access denied: planning for the disabled-access city

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The World Health Organisation (WHO) has estimated that over 1 billion people are living with some form of disability worldwide – that’s about 15% of the world’s total population. And, with trends in life expectancy and the prevalence of chronic health conditions on the rise, the number of disabled people living in cities is expected to only increase in the coming years.

Despite this, many cities remain unfriendly and widely inaccessible to their disabled populations.

Those with physical disabilities can be presented with barriers built into the smallest details of manoeuvring around the city, which could be seen as trivial and unobtrusive to the average able-bodied commuter.

From impassable steep kerbs, to sandwich board-cluttered streets, to shops and restaurants without lifts- – the makeup of the typical streetscape is lined with potential obstacles and restrictions. Moreover, for people who are neurodivergent or learning disabled, a bustling urban environment can cause harm through sensory overload, anxiety and stress.

Transport is another everyday aspect of city living where disabled people can feel excluded.

In many big cities, the metro is the most convenient way to travel. A recent study found that only 31% of London Underground stations are accessible by wheelchair or mobility scooter from street to platform. Considering that a number of those still require staff assistance and ramps to board trains, the number of fully accessible stations is even less. Another study found that similarly poor access exists across the world’s major metro systems.

Disabled people commonly report that accessibility worries can be a major deterrent to engaging in public spaces that are unfamiliar.

“I must always be thinking about accessibility in the back of my head” says Grace, in a Guardian article where readers with a disability share their experiences of city access. “The barriers start before a trip begins” adds Stef, talking about autistic-unfriendly travel.

Discussing New York, Lucy describes how accessibility barriers can make her feel excluded in her own city: “I often end up feeling like a second-class citizen who doesn’t even appear in the thoughts of city planners”.

Numerous studies have found that disabled people are less likely to work or socialise in areas with poor accessibility. Moreover, cities are losing out on economic benefits from inaccessibility-– the ‘purple pound’ (signifying the spending power of disabled tourists) was estimated to be worth around £250bn in the UK pre-pandemic.

Whilst disabled access is rising in prioritisation amongst city and transport planning, there is undoubtedly still a long way to go in many cities. But there are also some good examples of cities taking action to make their spaces accessible to all.

Opening up Chester’s ancient streets

The first British city to win the coveted European Access City Award, Chester is now regarded as the UK’s most accessible city. Famous for its Roman heritage, the city pledged to make its many tourist sites fully accessible for disabled people–a sizeable challenge, considering the city’s ancient streets and medieval walls.

Chester has implemented fully accessible, wide passageways with tactile paving and added handrails above the walls and famous Chester Rows, which were previously only accessible by steps. Narrow and secluded walkways have now been connected by 17 wheelchair access points. In addition, there are disabled access focused tours, access guides, signs and online information platforms.

Transport has been revamped, as council policy requires all public buses and licensed taxis to have wheelchair access, induction loops and colour-contrast handles. The council has also committed to including a specifically designed Changing Places toilet in all new developments, adding to the numerous facilities already deployed in busy spots.

The successful implementation of an extensive access plan has not been quick, but is rather the results of Cheshire West and Chester Council’s long-term commitment to improving disability inclusion. The council has had a designated access officer since 1991 and a disability forum of 16 organisations that actively promote accessibility in new developments – such as the multi-million pound Storyhouse arts centre that has received accolades for its standard of access.

Chester’s award has seen the city become a model to other city governments from across the world, who are now visiting the city for inspiration. “We’ve had them from Dublin to Israel, they want to see how it’s done”, says Graham Garnett, Chester’s previous access officer.

Accessible route mapping in Seattle

Primarily designed for commuters in vehicles, most online routing maps can be unhelpful for people with limited mobility, lacking detail on hills, steep kerbs and access points. Aiming to rectify this, however, is the University of Washington’s Taskar Center for Accessible Technology, who have designed the AccessMap platform for the hilly city of Seattle.

AccessMap allows users to receive tailored routes dependent on customised preferences, such as only showing sloped pavements or limiting the incline of streets. As platforms such as Google Maps currently don’t take such factors into account, AccessMap will provide the user with an alternative route that is not based upon journey time or distance, but rather on safety and ease of access.

The map even uses recent data from the Seattle Department of Transportation to accommodate for real-world conditions on pedestrian pathways, such as a construction site or potentially hazardous surface conditions. In addition, the developers are aiming to turn the platform into an open street map, where users and volunteers can create up-to-date entries about the conditions they encounter.

The research team behind the project want to use their development to provide the toolkits and instructions to create similar maps in other cities. They have identified 10 urban areas in the US with the potential to replicate successful platforms, such as New York, Boston and San Francisco.

Final thoughts

Chester’s motivation in becoming fully accessible is exemplary of a city that is leading the way in disability inclusion, ensuring that it is inherent to city government planning. Likewise, the mapping project in Seattle shows how alternative tools can enhance the experiences of disabled people.

But although these examples are encouraging, they are exceptions. As long as planners fail to acknowledge the needs of people with disabilities, most of our cities will remain, in effect, no-go areas for a substantial section of society.

Further reading: more on diversity and inclusion from The Knowledge Exchange Blog:

Breaking barriers and engaging with future planners

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A recent survey by the Royal Town Planning Institute (RTPI) in July 2021 aimed to gauge UK public awareness of the planning profession. The results suggested a significant disconnect between the public perception of planning, the scope of professions in the industry and the impact that planning has on society.

While 73% of respondents claimed to understand the job description of planners, only 32% recognised that planning can support future recovery from the COVID-19 pandemic, and only 37% believed that planning can influence the wider issues of climate change and the environment.

Victoria Hills, chief executive of the RTPI called the results ‘shocking’. However, they are perhaps the consequence of inclusivity challenges that the planning sector has failed to address for a number of decades.

Equality in the planning sector

Historically, the profession has been notorious for being dominated by middle-aged and older men. While an increasing number of younger women joined the profession in the 1990s and 2000s, recent years have seen a reversing trend away from the progress made towards gender equality in the sector.

Likewise, the number of overall students choosing to embark on planning-related degrees has remained low, despite there being a high demand for planning professionals. A town planning degree is in the top four postgraduate subjects for employability within six months of graduation and poses a respectable average starting salary, suggesting young people are being deterred for reasons beyond career motivations.

Overcoming the obstacles

So why are young people so seemingly disengaged with planning and how can barriers be broken?

Helen Hayes, a former town planner and the current Labour MP for Dulwich and West Norwood, believes one glaring issue is the urgent need for a more diverse workforce in the profession. It is not just about needing an influx of numbers; people entering the profession need to be from all sections of society.

Only an estimated 2% of UK town planning officers are under 25 and just 19% are aged 25-34. As for ethnicity, 97% of planning officers are white.

Moreover, the 2020 RTPI Women and Planning research paper found that the majority of female respondents had faced gender related barriers to professional advancement in planning, and that workplaces overwhelmingly reflect ‘masculine’ cultures and norms of behaviour.

In recent years, the RTPI has committed to a long-term strategy to address diversity issues and entered a partnership with the BAME Planners Network. Initiatives such as these are welcomed but it is argued that they need to be supported by educational measures in diverse schools and universities.

In a 2015 issue of The Planner magazine, young professionals working in the industry were asked for their views of how to successfully engage young people with the planning profession. An obvious theme was to improve young people’s understanding of planning as a known career –  teaching them to associate it with places, shaping the everyday and solving commonplace issues.

Raising awareness: not just home extensions

Those within the industry believe that there is a concerning lack of awareness of how planning as a discipline is related to a wide remit of shared issues in society, from building valued places to solving the housing crisis and tackling climate change. “Planning needs to be properly championed. Ask a young person about what planning means and they think about home extensions and dormer windows”, says Rupy Sandhu, one of the young planners featured in the issue.

Helen Hayes further emphasises the issue, saying: “The young people I speak to have an excellent grasp of local issues, and a passion to make a difference. But for the most part they have no idea that their knowledge and interest could, with training, translate into a rewarding career as a planner”.

It is perhaps evident that young people are passionate about such issues, but they need to be empowered.

Routes into planning

In The Planner’s Career Survey 2018/19, an overwhelming majority of respondents suggested offering more work experience placements and attending colleges and schools to be the most effective vehicles for engaging young people.

There is increasing attention to offering alternative routes into the planning profession outside of going to university. The RTPI currently offers a chartered town planning apprenticeship and a town planning assistant apprenticeship. Local councils are increasing the number of town planning apprenticeships at their organisations and private planning firms are also known for offering apprenticeships and work experience.

For instance, private firm Barton Willmore engaged with University of West of England Bristol students looking for new ideas through live planning challenges, leading to students later joining the firm on placements and work experience. The notion of ‘inviting in by reaching out’ is certainly a viable and rewarding route for both students and planning organisations, creating long-standing professional relationships.

The RTPI facilitates an ambassadors scheme which offers RTPI members the chance to speak at schools and universities about the planning profession, and the RTPI Trust also offers bursaries such as £2,000 of support to BAME and disabled undergraduate planning students.

Final thoughts

Taking a step back from the low-level engagement of young people with the profession, there is an argument that true representation will not be achieved unless there is an agenda for the reform of the top-down nature of the planning system and its practices.

Helen Hayes suggests that there should be a removal of the “red tape and needless bureaucracy” in moving towards transparent and well-informed decision making, in which the views of diverse communities and groups should be reflected.

Perhaps genuine engagement and consultation with under-represented groups, such as young people, will help to inspire a new generation of planners to enter a progressive and equitable profession.

Image: Photo by Brandon Nelson on Unsplash

Further reading: more about the planning profession on The Knowledge Exchange Blog

Introducing the Scottish Planning and Environmental Law (SPEL) Journal

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The Knowledge Exchange publishes a bi-monthly journal covering all aspects of planning and environmental law in Scotland. SPEL Journal (Scottish Planning & Environmental Law) launched over 30 years ago and is one of the leading information sources on land use planning and environmental legislation across the country.

Recent issues of SPEL have included responses and comment on the draft NPF4 as well as articles focusing on other key policy and practice areas:

  • The failure of planning guidance to reflect the impact of noise on wildlife
  • National development planning for Scotland’s rural areas
  • The draft NPF4, energy and the move to net zero
  • The Scottish Government’s onshore wind policy review
  • Access to justice in environmental litigation, and non-compliance in Scotland’s civil justice system with the Aarhus Convention

Key court cases examined recently in the journal include:

  • R v The Environment Agency – Pollution harmful to a vulnerable child
  • Greenpeace Ltd v The Advocate General – Unsuccessful challenge to oil field exploitation consent
  • North Lowther Energy Initative Ltd v The Scottish Ministers – Wind farm approval challenge
  • Cosmopolitan Hotels Ltd v Renfrewshire Council – Procedures for challenges to the validity of proposed local development plans
  • Trees for Life v NatureScot – Quashing of beaver culling licences

A journal of record

SPEL was launched in 1980 as ‘Scottish Planning Law & Practice’, to be a journal of record of Scottish planning. When it became apparent that the emerging field of environmental law was strongly linked to land use planning, the name of our journal changed to reflect this.

Written by a wide range of subject experts, SPEL Journal includes accessible commentary on topical subjects and current issues; details of new legislation and significant court cases; expert comment on key planning appeal decisions, government circulars and guidance; as well as notes about ombudsman cases and book reviews.

A widely read and valued resource

SPEL Journal is read by decision makers in Scottish planning authorities, planning law practices, planning consultancies, architects, surveyors, civil engineers, environmental managers and developers across Scotland. It is also valued by many practitioners outside of Scotland who need to keep abreast of developments.

An annual subscription to SPEL Journal is £170. For further details or a sample copy, please contact Heather Cameron on 03330111542 or email heather.cameron@Idoxgroup.com.

NPF4: a new prioritisation of the environment through planning?

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The Scottish Government published the fourth National Planning Framework (NPF4) draft for consultation on the 10th November 2021. Titled ‘Scotland 2045’, the eagerly awaited document outlines Scotland’s strategic approach to planning and land use to 2045, coinciding with the government’s ambitious target of transitioning towards a net-zero society by the same year. Now combined with the Local Development Plans (LDPs), it is a critical publication that will inform future planning proposals for Scotland over the next quarter of a century.

A plan of four parts

NPF4 is an extensive planning framework and it is impossible to fully review the 130 page document in a short post. However, it is made up of four key parts:

  • A National Spatial Strategy which sets out the four fundamental overarching themes which future development will aim to reflect and achieve. This is a vision for the creation of sustainable, liveable, productive and distinctive places.
  • 18 National Developments of ‘national importance’ that are proposed to support the delivery of the spatial strategy across the country. These include developments such as a Central Scotland Green Network, Urban Mass/Rapid Transit Network and Island Hubs for Net-Zero
  • 35 National Planning Policies for development and land use to be applied in the preparation of development plans, local place plans and development briefs; and for the determination of planning consents.
  • Delivering the Spatial Strategy through key delivery mechanisms such as aligning resources to targeting investment and an infrastructure first approach.

What does NPF4 include on climate change?

The transition towards a net-zero society through sustainable development is a cornerstone of the draft NPF4. In fact, the wider issues of climate change, decarbonisation, biodiversity loss and nature-based solutions are firmly rooted throughout many of the strategy’s policies.

Policy 2 is dedicated to climate change. It lays out a new requirement for all development proposals to give “significant weight“ to the Global Climate Emergency as planning authorities are to carefully consider every development’s future implications for the climate.

It states that all developments should be designed to minimise emissions in alignment with the national decarbonisation targets and that proposals that do generate significant emissions should not be supported, unless the applicant provides evidence that the level of emissions is the minimum that can be achieved.

Tom Arthur, Minister for Public Finance, Planning and Community Wealth, has highlighted the requirement of giving ‘significant weight’ to climate emissions as a crucial feature within the framework for facilitating future sustainable development.

There is an undoubted sense of prioritisation of the climate emergency within the draft NPF4, as well as recognition of the planning authorities’ role in reducing emissions that was not so evident in previous iterations.

However, the draft concept of ‘significant weight’ remains a loose term that could become open to uncertainty – especially with the wide variety of developments it will apply to in practice. Despite the draft NPF4 illustrating that evidence of minimum emissions is required in certain instances – such as carbon intensive proposals – it remains unclear what this translates to in more typical housing developments, for example.

A host of other policies are also relevant to climate. Policy 19 on green energy states that local development plans should “ensure that an area’s full potential for electricity and heat from renewable sources is achieved”, whilst all forms of renewable energy and low-carbon solutions should also be supported. This includes support for the extension and creation of new wind farms.

Another marked difference from previous iterations of the NPF is the inclusion of ‘20 minute neighbourhoods’ as a viable approach to low-carbon urban living. A key principle of Policy 7 on local living, it is mentioned 18 times throughout NPF4 – making it one of the most prominently used phrases in the document.

Nature and biodiversity loss

As well as acknowledging the climate emergency, the draft NPF4 is clear in its identification of a ‘nature crisis’ in Scotland that is being aggravated by urbanisation:

“Our approach to planning and development will also play a critical role in supporting nature restoration and recovery. Global declines in biodiversity are mirrored here in Scotland with urbanisation recognised as a key pressure. We will need to invest in nature-based solutions to mitigate climate change whilst also addressing biodiversity loss, so we can safeguard the natural systems on which our economy, health and wellbeing depend.“

Policy 3 is dedicated to promoting nature recovery, and again there is a heightened focus on this issue now compared to previous strategies. It states that development proposals should “facilitate biodiversity enhancement, nature recovery and nature restoration“, whilst the potential adverse impacts of development should be minimised as a priority.

Likewise, major development proposals or those where an Environmental Impact Assessment (EIA) is needed should only be approved where it is concluded that the proposal “will conserve and enhance biodiversity, including nature networks within and adjacent to the site, so that they are in a demonstrably better state than without intervention”.

Further areas of importance with regard to nature preservation include the use of ‘nature-based solutions’, which is used in accordance with the spatial strategies, several of the national developments and planning policies.

In some instances, specific examples of nature-based solutions are provided – such as the impressive Central Scotland Green Network national development, which includes a nature-network approach to water management with sustainable drainage solutions in Glasgow and Edinburgh. However, it could be argued that the draft lacks an abundance of smaller scale examples of nature-based solutions, in the practicalities of more routine planning developments.

Moreover, Policy 33 on soils aims to give peatlands greater protection and restoration. The draft states that development upon peatland and carbon rich soils should not be supported unless for meeting essential criteria, whilst “local development plans should actively protect locally, regionally, nationally and internationally valued soils“.

What’s next for NPF4?

The consultation period for NPF4 is well underway, with the Scottish Government inviting feedback and scrutiny on the document until 31st March 2022. The draft is subject to several parliamentary committees engaging with planning stakeholders and the general public.

Committees are encouraging demographic groups who do not typically engage with planning matters – such as young people and the elderly – to take part in NPF4, underlining the desire for more inclusive involvement in planning decision-making.

Following the declaration of a national climate emergency, the announcement of world-leading decarbonisation targets and the hosting of COP26 in Glasgow last November, NPF4 certainly provides a starting vision for how environmental targets will translate into action through planning.

Further reading: more on planning and the environment from The Knowledge Exchange blog:

Follow us on Twitter to find out what topic areas are interesting our research team

Geographical Information Systems: mapping our ever-changing world

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Location data in today’s economy is as important as coal and iron were during the industrial revolution. Using location data – information about the location and movement of people collected from mobile and wearable devices – the essential relationships between geography and consumer experiences, products and services can be identified. This can open up many new business opportunities.

So it’s not surprising that geographical information systems (GIS) – the technology that helps visualise and interrogate location data is experiencing rapid growth. It’s estimated that the UK market for location information products and services is over £2,000 million, while the global market size for GIS is expected to reach $25.6 billion by 2030. Recognising this trend, Idox (the parent company of The Knowledge Exchange) recently acquired two GIS businesses: thinkWhere and exeGesIS Spatial Data Management Ltd.

The power of GIS

As the name suggests, geography is at the heart of GIS. From variations in our landscape to changes in our climate, covering areas of life as varied as crime, health and pollution, GIS can help visualise trends that affect all of us. GIS can also help us to adapt to our ever-changing world. For example, GIS maps that display which areas are prone to flooding can be invaluable when planning new housing developments.

Some of the factors driving the increasing application of GIS include its use in urban planning, disaster management, transport management and the development of smart cities. The coronavirus pandemic has also accelerated the rapid growth of GIS. Governments around the world have adopted the technology to map the spread of the disease and evaluate measures to limit its advance.

GIS in action

Idox’s two new acquisitions have considerable experience of real-world GIS applications.

Working with land and property information firm Millar & Bryce, thinkWhere developed a customised version of its flagship groundMapper platform. The solution enabled Millar & Bryce to bundle all documentation pertinent to a project and publish it to a web viewer, reducing a one week process to 48 hours. Because they can make more informed decisions faster, Millar & Bryce have now made groundMapper the centerpiece of its new Site Assembly Solutions service, giving the company a distinctive selling point in a competitive market for land referencing.

thinkWhere has also applied its expertise to help Bucchleuch Estates easily capture, maintain and communicate their land and property assets and associated information such as documents, photos, drawings and reports. And when constructing a new bypass around the city of Aberdeen, Balfour Beatty was significantly helped by thinkWhere, which provided universal access to mapping and environmental data for all stakeholders — not just on the construction side, but also in legal firms, the government and transport authorities.

Similarly, exeGesIS has developed a strong reputation for its range of GIS focused software products, particularly in the field of environmental data.  Among its success stories, exeGesIS has built a web platform for the National Street Gazetteer, which provides essential information for local government, highway authorities and contractors on more than a million streets in England and Wales. The company has also developed a GIS to help local authorities in Scotland monitor litter and fly-tipping incidents, and worked with JNCC – which advises government on nature conservation – to create a new mapping system to display marine spatial data. In addition, exeGesIS  has worked with numerous local authorities, universities and charities to help them visualise and interrogate important information in interactive and imaginative ways.

Dynamic data for an ever-changing world

By uncovering patterns and relationships, GIS is providing organisations in almost every field of activity with the support to gain deeper insight into data, solve complex problems and make smarter decisions. Both thinkwhere and exeGesIS will continue helping to explain how our world works, and identifying ways to make it work better.

Image: thinkwhere

Further reading: more on digital technologies from The Knowledge Exchange blog

Follow us on Twitter to see which topics are interesting our research team this week.

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?

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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.”

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