glafkos constantinides | policy lab cyprus 2015
TRANSCRIPT
Compact City Planning Instruments
Glafkos Constantinides
May 2015
EUKN Policy Lab & DTP&H
The issue we discuss has two main aspects (1) Why compact development matters in planning? Which planning objectives need to guide us? What is society gaining
(2) How do we deliver compact developmentWhich instruments ? What planning process ?
What is the big deal with Compact Development?
THE THEORY: A historic objective in planning, almost the reason why planning exists / to achieve outcomes
• Reduce uncertainty• Work within a predictable timeline • Bring needed changes• Deliver positive benefits to society, such as:
• SOCIAL Social cohesion (What the market cannot
offer, lower cost housing, etc. ) • ECONOMIC Economic efficiency and
Infrastructure utilization Integrated solutions
• ENVIRONMENTAL Avoidance of waste, Shorter trips and reduction of car dependency energy
requirement
NEW TOWNS WERE PLANNED TO ORGANIZE AND MANAGE POPULATION OVERSPILFROM LONDON, LIVERPOOL, MANCHESTER AND SCOTLAND
TO DO THE JOB DEVELOPMENT CORPORATIONS WITH APPROPRIATE POWERS WERE ESTABLISHED
REALITY To achieve the benefits of compactness we need to invest in the quality of planning process • Planning needs to be proactive• Planning needs to have resources• Planning needs to have the necessary legal powers• Planning needs to have legitimacy from society and Government
In other words Society needs to give to planning all the instruments for pursuing
positive actions / compact development Planning needs to be central to public policy on development
Consistent with Democracy and the Rule of Law, planning process needs to have: • Powers to control the location of development and the land market • Powers to restrict / regulate the exercise of development rights • Powers to raise revenues from land development • Powers to assemble land for integrated and organized development • Powers to engage all the stakeholders in development• Powers to enter into PPP
PLANNER’S (ideal) PERSPECTIVE
Planners need legal, financial and technical powers, skills and tools to achieve this
IS THIS ‘COMPACT DEVELOPMENT’ ? IF NOT WHAT IS IT?
Different cities grow in different ways….. For different reasons
• Transport • Income • Access to land • Policies • Social values
THIS IS SPRAWL
Where are the services?How is it accessible?Who pays for the infrastructure?
THIS IS SPRAWL
SOCIAL
ECONOMICENVIRONMENTAL
COMPACT DEVELOPMENT IS DESIRABLE IT LEADS TO SUSTAINABLE DEVELOPMENT
DO WE HAVE THE TOOLS TO ACHIEVE COMPACT DEVELOPMENT?
(1) DO WE HAVE WHAT IT TAKES? Preconditions for compact development:
• Powerful planning system • Robust planning tools • Financial resources for actions • Political support • Social commitment to planning
TWO SERIOUS CONCERNS
(2) IS IT ALL POSITIVE?
Cohesion / limited choices of life style Economies / diseconomies Higher densities / congestion / green
space, diversity
1 Mumbai India 14,350,000 484 29,650
10 Shanghai China 10,000,000 746 13,400
21 Cairo Egypt 12,200,000 1,295 9,400
32 Istanbul Turkey 9,000,000 1,166 7,700
40 Athens Greece 3,685,000 684 5,400
41 Ankara Turkey 3,100,000 583 5,300
42 Madrid Spain 4,900,000 945 5,200
43 London UK 8,278,000 1,623 5,100
44 Tel Aviv Israel 2,300,000 453 5,050
47 Moscow Russia 10,500,000 2,150 4,900
48 Barcelona Spain 3,900,000 803 4,850
114 New York USA 17,800,000 8,683 2,050
116 New Orleans USA 1,009,000 512 1,950
117 Copenhagen Denmark 1,525,000 816 1,850
120 Las Vegas USA 1,314,000 741 1,750
124 Antwerp Belgium 915,000 596 1,550
125 Denver USA 1,985,000 1,292 1,550
Source: http://www.citymayors.com/statistics/largest-cities-density-125.html
Rank City / Urban area Country PopulationLand area(in sqKm)
Density(people per
sqKm)
City Population Area km2
Pop / km2 Population to cover
urbanization costs /
KM2
Nicosia 225,000 225 1,000 1,000
Tel Aviv 2,300,000 453 5,400 5,400
London 8,278,000 1,623 5,100 5,100
Barcelona 3,900,000 803 4,850 4,800
URBANIZATION EXPANSION COSTS ARE IMPORTANT
WHO BEARS THE COSTS IS EVEN MORE IMPORTANT
Nicosia has a costly urban growth pattern
Compact development is about how cities grow
Two parameters:
• Growth and location
• Growth and how development is organized
NICOSIA URBAN REGION NICOSIA LOCAL PLAN AREA
COMPACT DEVELOPMENT IS NOT ONLY A MATTER OF LOCATION
WHAT MATTERS IS THE ORGANIZATION OF DEVELOPMENT
• Mixed uses• Density • Mobility• Accessibility• Services• Amenity • Open Space• Design quality• Unity AND
diversity
Organized development in an area where the rest of development Is open ended
• PPP / Land for Investment• Intensification of development • TDR / Green Corridor • Land Assembly / Exchange• EU Grant Funds /Planning vision• Betterment / Infrastructure• Accessibility P Transport /
Bicycles • Governance/Implementation Team• Higher priority for intervention
Working with an overall vision
Change from piecemeal
to a positive outcome
Tools for ‘quality’ Planning Process
Spatial instruments Non-spatial instruments Tackling fragmentation:
Land pooling / readjustment / assemblyGovernance:
Upgrading of role of planning
Tackling piecemeal development: Planned Unit DevelopmentDevelopment Companies
Legitimacy / Acceptance: Planning at the centre of government
policy
Tackling financial dependency: Betterment / compensation
Community Infrastructure Levy
Tackling mismatch between spatial and wider policy objectives:
Fiscal Policy / Tax policy
Tackling ownership issues: Transferable Development Rights
Tackling isolation: Framework for working with the private
sector for win-win results
Tackling the need to deliver outcomes: Public Private Partnership (PPP)
Tackling the need to deliver outcomes: Public Private Partnership (PPP)
Tackling dependency on details:More facilitation and strategic control
Tackling the need to ‘cost / benefit’ development: Going for growth with benefits
To sum up• Compact development remains a key objective
• There are challenges in delivering it
• To achieve it we need to empower the Planning Process
• Planning needs closer interaction with wider social and economic policy, Planning at the centre of Government’s policy on development
• What is important is to achieve Organized Development (what does ‘compact development’ mean beyond Organized Development)
• In Cyprus achievements could be greater if Society offered Planning all it needs to work (legal powers, resources, priority and support)