Advanced Urban Design Remaking the Urban Waterfront Bonni
Advanced Urban Design Remaking the Urban Waterfront Bonni Fischer et al. 2004 Chapter 5/6 Mathes Frederik Schwebe mathesschwebe@snu. ac. kr SNU-ID: 2015 -82618 1
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 2
Advanced Urban Design Table of Content II Chapter 6: Case Studies • • • • Belfast, Northern Ireland Birmingham, England Boston, Massachusetts, USA Brisbane, Queensland, Australia Charleston, South Carolina, USA Dublin, Ireland Portland, Oregon, USA Providence, Rhode Island, USA Rotterdam, Netherlands Suisun City, California, USA Sydney, New South Wales, Australia Toronto, Ontario, Canada Vancouver, British Columbia, Canada 3
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 4
Advanced Urban Design Implementing Urban Waterfront Redevelopment Why is Implementing a big topic? Waterfront projects are long-term affairs: Startup Phase ~ 10 a, Redevelopment ~ 10 -15 a. Thus they need: • • Good startup process Good long-term management of • Politics • Finance • Urban Design 5
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 6
Advanced Urban Design Startup Politics Requirements for starting a urban waterfront development project • • Money Available Land Power Vision Due to the requirements the control of a project goes to the government that focuses the most political will and money on it Anyway, considering the long-term characteristics there is a need to separate the management of such a project from the unsteady local politics. 7
Advanced Urban Design Startup Politics Possibilities to manage a redevelopment project: • Waterfront development councils • Simple but struggle in redeveloping waterfronts with multiple shareholders and without own land ownership • Special private, for profit development corporations • Good when the municipality has little expertise, when it comes to big projects a master developer comes in handy • Public/private development ventures • More say for the public sector than private development corporation, good for single waterfront project with a limited number of phases • Port authorities • Especially when waterfront projects straddle state boundaries interjurisdictional port authorities can act as managers for waterfront projects even though they are more focused on shipping concerns 8
Advanced Urban Design Startup Politics Possibilities to manage a redevelopment project II • Quasi-public development corporations • Proven Vehicle for the implementation of waterfront redevelopment projects but following objectives should be secured by the sponsoring government at the start of a project: • • • Ownership of land Powerful and independent board of directors Streamlined development approval process Startup Capital Freedom of restrictive government personnel and budget policies 9
Advanced Urban Design Startup Politics Additional Informations • Startup time (time till the waterfront redeveloping plan was approved) depends strongly on the complexity of the political surrounding, not so much on the size of the project • The absence of the privat sector can lead to the failure of the planning as happened in London 1976 where the strategic plan included unrealistic development objectives 10
Advanced Urban Design Startup Politics Example: Charlestown Navy Yard, Boston, Massachusetts • Area of old Navy Yard given to the city from the US Navy • The Boston Redevelopment Authority (BAR) was in control of the site and considered the most powerful public redevelopment agency in the country (=Quasi-public development corporations) • Powerful political allies where supporting the plan • Even political heavyweights cannot prevent delays due to multiple federal bureaucracies • The powerful but large BAR wasn‘t able to react quickly and so development opportunities where left out 11
Advanced Urban Design Startup Politics Example: Suisun City Waterfront, Suisun City, California • Small town which faced immense population grow and had no space to grow but the waterfront • A 13 -member public city council was in charge of the redevelopment project (=Waterfront development council) • That required a huge amount of time, skill and patience • The city acted as its own developer and had maximum control over the result • Breaking the project up into small pieces 12
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 13
Advanced Urban Design Managing Political Change over the Long Term Because of waterfront redevelopment projects have a longer lifetime than most election periods these projects can be delayed due to political change. Therefor the agency should obtain a good relationship with the government. Political management cooperative strategies include: • • • Recruiting local staff for key agency positions Retaining trusted local consultants Appointing local elected officials to the agency board Offering public benefits and development charges Maintaining good relations with local residents 14
Advanced Urban Design Managing Political Change over the Long Term Example: Waterplace Park, Providence, Rhode Island • Providence Waterfront was bypassed and neglected • Urban redevelopment project was started • Governor was not reelected after the project start -up • After the election both public and private partners where flexible enough to renegotiate their agreement 15
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 16
Advanced Urban Design Startup Financial Strategy • Large and early investments are required • Challenging to get private investors • Therefor significant government grants are required Private investors do not make major deals until the redevelopment agency has proven credibility through changes to the image of the waterfront Moreover the project should be started in positive point in the real estate market cycle 17
Advanced Urban Design Startup Financial Strategy Example: Laganside, Belfast, Northern Ireland • After being a industrial center in 19 th-century a depression and civil war lead to decline of the city • Laganside Corporation was formed to revitalize the urban waterfront of Laganside • A weir had to be build to make the river tidal free and so free of exposed foul-smelling mudflats • Private founding wasn’t available • The EU provided £ 20 of the total £ 30 million for building the weir and for site improvement • The rest was provided by the Department of the Environment in Northern Ireland 18
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 19
Advanced Urban Design Managing a Changing Financial Environment To be capable of adapting a changing financial environment, plans for long-term projects should be planned flexible • Being able to place different uses in the same type of building • Otherwise a delay in the startup process can lead to the failure of a project when the local economy goes to recession in the meantime 20
Advanced Urban Design Managing a Changing Financial Environment Example: Kop van Zuid, Rotterdam, Netherlands • Former port and industrial area but after WW II it gets isolated • Get reconnected by a public driven revitalizing project • Due to the long time process, market conditions for the planed office buildings getting worse • The City officials learned the plans had to be flexible • They were able to modify plans by shifting from the planed office buildings to high-quality housing which had a high demand 21
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 22
Advanced Urban Design and Planning for Implementation Characteristics a long-term implementation plan should have: • Small development increments • Tight phasing • Simple infrastructure • Adaptive use of existing infrastructure and buildings • Continuous public access 23
Advanced Urban Design and Planning for Implementation The first task to implement redevelopment waterfront projects is to change the image of the waterfront Mostly done through two strategies: • Historic Preservation • Improved public access 24
Advanced Urban Design and Planning for Implementation Example: Battery Park City, New York • Former plan from 1969 shows a mega structure like an appendix moored to the waterfront • No implementation, separation • The new 1979 plan shows an adaptive use of the existing infrastructure because the Manhattan street grid is continued on the site • Good implementation because of a good connection 25
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 26
Advanced Urban Design Planning for Change Planning should include: • Establishing public space as early as possible • Proper phasing of the development to reduce costs and to improve the image of the site through minimizing the ‘construction site’ effect 27
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 28
Advanced Urban Design Risks of Waterfront Redevelopment Potential Risks of Waterfront Redevelopment • Redevelopment of a Waterfront is a long-term project and politicians should not expect results in their (one) electoral circle • Government should not expect a financial benefit. Even though Waterfront redevelopment can generate some private revenues, it does not really aggregates money for the government and it’s recommended to incorporate “off the sheet” financial techniques into the decisionmaking process. • Redevelopment does not solve Waterfront Unemployment Problems. Due to the long startup period new jobs would not be there in time for displaced workers and will have other requirements for employment. • Risk of Environmental Damage. Due to previously usage of the areas considerably by heavy industry the soil and groundwater is often contaminated. When new areas going to be used, environmental laws have to be considered. 29
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 30
Advanced Urban Design Rewards of Waterfront Redevolopment • Expanding Downtown • Parks and Public Access improving popularity of the are and providing democratic benefit because they are open to all • New Housing • Symbolic Transformation which sends a positive message for renewal of the inner city 31
Advanced Urban Design Table of Content I Chapter 5: Implementing Urban Waterfront Redevolopment 1. 2. 3. 4. 5. 6. 7. 8. 9. Startup Politics Managing Political Change over the Long Term Startup Financial Strategy Managing a Changing Financial Environment Urban Design and Planning for Implementation Planning for Change Risks of Waterfront Redevelopment Rewards of Waterfront Redevelopment Conclusions: Lessons for Faster Implementation 32
Advanced Urban Design Conclusions: Lessons for Faster Implementation • Political characteristics and policies Good relation with, and no surprise for, the sponsoring government Boards of directors whose members are well connected to all levels of government Strong links to local government at staff and board levels Good relations with local residents The ability to link private development with public benefits, especially waterfront parks • • • Financial characteristics and policies • • • Land ownership Access to long-term funding for infrastructure A streamlined process for the selection of developers A streamlined municipal approval process Plans for recessions, including infrastructure and social housing Planning and urban design • • • Small development increments Tight phasing plans Simple infrastructure that can be phased The adoption of existing infrastructure and buildings for other uses A plan that calls for continuous public access to the water‘s edge 33
Advanced Urban Design Table of Content II Chapter 6: Case Studies • • • • Belfast, Northern Ireland (*) Birmingham, England Boston, Massachusetts, USA (*) Brisbane, Queensland, Australia Charleston, South Carolina, USA Dublin, Ireland Portland, Oregon, USA Providence, Rhode Island, USA (*) Rotterdam, Netherlands (*) Suisun City, California, USA (*) Sydney, New South Wales, Australia Toronto, Ontario, Canada Vancouver, British Columbia, Canada 34
Advanced Urban Design Case Studies Example: Brindleyplace, Birmingham, England • An example that the smallest waterfront can be a major development asset • Flexible Master plan helped to face changing financial environment 35
Advanced Urban Design Case Studies Example: South Bank, Brisbane, Queensland, Australia • Successful redevelopment of an expo site • Now Master plan allows changes in nature and extent demand of development • Extending the original street pattern into the site improved access 36
Advanced Urban Design Case Studies Example: Charleston Waterfront Park, Charleston, South Carolina • The Mayors commitment was the key for the success • Revitalization don’t need a entertainment or commercial focus • The iron railings, light fixtures, benches and other furniture only need routine maintenance - attention to detail and high quality materials safe costs 37
Advanced Urban Design Case Studies Example: International Financial Service Center, Dublin, Ireland • New paths and waterfront attractions have increased the awareness of the waterfront • While the site continuous to grow traffic on the main roads become a problem 38
Advanced Urban Design Case Studies Example: Toronto, Ontario, Canada • Economic cycle moves on while planning - developers must be able to adjust the phasing of development • Keeping the public well informed, stay tuned to public opinion and avoid surprises • Finding appropriate balance between objectives is key for the management challenge • Every city has its own culture and history and waterfront with its special challenges and opportunities 39
Advanced Urban Design Case Studies Example: Concord Pacific Place, Vancouver, British Columbia, Canada • Mix use and a measure of density allowed the creation of a truly urban, pedestrianorientated community 40
Advanced Urban Design Case Studies Example: Circular Quay, Sydney, New South Wales, Australia • A central well-connected location • Easy access to a multitude of transportation systems • Broad access to a variety of income groups in a range of activities • Proximity to major tourist attractions • Preservation of authenticity 41
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