Urban Planning and Real Estate Development 2nd Edition (The Natural and Built Environment Series)

Book Cover......Page 1
Title......Page 4
Copyright......Page 5
Dedication......Page 6
Contents......Page 7
Part One  Introduction......Page 9
Town planning: an introduction......Page 10
A history of urban planning......Page 12
Direction of the ‘reformed’ planning system......Page 18
Part Two  Urban planning organization......Page 24
2  Policy and implementation of urban planning......Page 25
The development plan process......Page 28
The Dobry Report, 1975......Page 31
The Royal Town Planning Institute Report 1991......Page 32
Confederation of British Industry (CBI)/Royal Institution of Chartered Surveyors (RICS) (1992)......Page 33
Appraising quality within development control......Page 34
Planning Paper 2001......Page 35
‘Modernizing’ local government......Page 36
Pre-application discussions......Page 38
Outline applications (Statement of Development Principles)......Page 39
Call-in powers......Page 40
Third parties......Page 41
Consideration by planning officer......Page 42
The decision-maker’s duty—how the decision to grant or refuse is made: Section 54A......Page 43
What are material considerations?......Page 44
The need for advertisement consent......Page 47
Maladministration and town planning......Page 48
Probity......Page 49
Best value......Page 53
Conclusions......Page 56
The definition of development......Page 59
Building operations......Page 60
Engineering operations......Page 61
Demolition and operational development......Page 62
What is material?......Page 63
The General Permitted Development Order (GPDO)......Page 64
How does the GPDO function?......Page 65
The relationship between the GPDO and the UCO......Page 66
Review of the Use Classes Order......Page 67
The Carnwath Report......Page 69
Enforcement Notice......Page 70
Certificates of lawful existing use or development and proposed use or development......Page 71
Conclusions......Page 72
4  Planning appeals......Page 74
Historical background......Page 75
Who considers the appeal?......Page 76
Using past appeal decisions......Page 77
Submission of appeal......Page 79
The appeal methods......Page 80
Written representation......Page 81
Informal Hearings......Page 84
Public Inquiry......Page 86
Cases determined by the Secretary of State (recovered cases)......Page 87
Cross-examination......Page 88
The nature of evidence......Page 89
Instructing an advocate......Page 91
The award of costs......Page 92
Examples of costs......Page 94
Conclusions......Page 95
Future directions......Page 97
Introduction to alternative dispute resolution......Page 98
ADR theory......Page 99
ADR and justice......Page 101
Mediation in town planning......Page 102
The potential for ADR in planning......Page 105
(d)  Mediation is binding......Page 109
(f)  Mediation is a sovereign method of dispute resolution......Page 110
Introduction......Page 112
Human rights: general principles......Page 114
Human rights: applications to planning......Page 115
Background......Page 123
Planning obligations......Page 127
Examples of planning obligations......Page 129
Case law......Page 132
Historical background......Page 133
Betterment tax?......Page 134
Reforming planning obligations......Page 135
Impact fees......Page 136
Tariffs......Page 137
Conclusions......Page 138
Part Three  Urban planning issues......Page 140
Procedure for listing......Page 141
What kinds of buildings are listed......Page 142
What is listed?......Page 143
Grading of buildings......Page 144
Listed Buildings and the development process......Page 145
Listed Building control and future directions......Page 147
Dialogue between public and private sectors......Page 148
Post-war buildings......Page 149
Conservation Areas......Page 152
Types of Conservation Area......Page 153
Duty when considering planning applications......Page 154
Statutory duty......Page 155
Control over trees......Page 156
Character and appearance represent the same thing......Page 157
Aesthetic control......Page 158
Urban design or townscape......Page 163
Green belts......Page 165
Evolution of green belt policy......Page 166
Green belts or concrete collars?......Page 167
New policy directions......Page 168
National Park authorities......Page 170
Areas of Outstanding Natural Beauty (AONBs) or National Scenic Areas (Scotland)......Page 171
Sites of Special Scientific Interest (SSSIs)......Page 172
Country Parks......Page 173
Ancient monuments and archaeological areas......Page 174
Agricultural land......Page 175
Conclusions......Page 176
8  Sustainable development......Page 178
Background......Page 179
Use of urban land......Page 182
Global warming......Page 183
Industrial pollution......Page 184
Greenhouse effect......Page 185
Urban growth......Page 187
EFFICIENT LAND USE......Page 188
GOVERNMENT PLANNING POLICY......Page 190
PROTECTION OF THE OZONE LAYER CONSERVING RESOURCES AND FORESTS AND REDUCING POLLUTION......Page 192
Conclusions......Page 193
The context of urban change......Page 197
Agenda for change......Page 198
The Urban Task Force Report (1999)......Page 199
Urban Task Force—the way forward......Page 201
The state of English cities (1999)......Page 202
The Urban White Paper: Our Towns and Cities (2000)......Page 205
Part IV  The real estate development process......Page 211
10  The property development process......Page 212
Determine a basic strategy for the development organization......Page 214
Undertake a more refined appraisal of the viability of the proposed project, taking into account market trends and physical constraints......Page 215
Establish the availability of finance and the terms on which it might be provided......Page 216
Prepare a brief that outlines the basic proposals for design, budgeting, taxation, planning, marketing and disposal and sets out all the management and technical functions, together with the various boundaries of responsibility......Page 217
Establish the preferred procedure for selecting a contractor, arrange the appointment and approve the various contract documents......Page 218
Generally supervise all contractual affairs in order to anticipate and solve problems as quickly as possible......Page 219
Decide on the form of lease or sale contract, so as to preserve an optimum return on the investment......Page 220
Reorganize the financial arrangements where necessary......Page 221
Development agencies......Page 222
Financial institutions......Page 223
Public sector agencies......Page 224
Business concerns......Page 225
The developer......Page 226
Project manager......Page 227
Construction manager......Page 228
GEOTECHNICAL ENGINEER......Page 229
The quantity surveyor......Page 230
The valuer......Page 231
Other specialist team members......Page 232
Conclusion......Page 233
Planning policy and practice......Page 234
Non-statutory documents......Page 235
The planning application......Page 236
Consultations with other bodies......Page 238
Planning obligations and planning gain......Page 239
Economic climate for development......Page 240
Urban structure theories......Page 241
Market delineation......Page 242
Population......Page 243
Vacancy rate......Page 244
Competition......Page 245
Neighbouring markets......Page 246
Site survey and analysis......Page 247
Land assembly......Page 248
Covenants......Page 249
Environmental protection......Page 250
Ground conditions......Page 251
Archaeological remains......Page 252
Transportation......Page 253
Problems and pitfalls......Page 254
The purposes......Page 256
The residual method......Page 257
Component variables......Page 258
Density of development......Page 259
Economic design......Page 261
Estimation of rental value......Page 262
Selection of capitalization rate......Page 263
Building costs......Page 264
Professional fees......Page 265
Promotion and marketing......Page 266
Land acquisition......Page 267
The impact of time......Page 268
Criticisms of the residual method......Page 269
Discounted cashflow analysis......Page 270
Example 3......Page 272
Example 4......Page 273
Example 5......Page 274
Notes on Tables 12.6–12.9......Page 276
NPV or IRR?......Page 278
Risk and uncertainty......Page 282
Example 6......Page 283
PERCENTAGE CHANGE......Page 284
Probability distribution......Page 286
Example 7......Page 287
Summary......Page 289
Sources of development finance......Page 290
Banks......Page 291
Internal finance......Page 292
Government......Page 294
Development finance......Page 295
Mortgages......Page 296
Sale and leaseback......Page 298
Profit erosion......Page 299
General funding facility......Page 300
Overdrafts......Page 301
Securitization and unitization......Page 302
Joint ventures and partnership......Page 303
Mezzanine finance......Page 304
Deep discount and zero coupon bonds......Page 305
Past performance......Page 306
Company accounts......Page 307
Interest rates......Page 308
General funding facility......Page 309
Costs......Page 310
Institutional lending......Page 311
Bank lending......Page 313
Location......Page 314
Valuation......Page 315
Loan workouts......Page 316
Objectives......Page 317
The ‘offer’ letter......Page 318
Practical problems......Page 319
Trends and prospects......Page 320
The agency function......Page 322
Types of agency......Page 324
Rules and responsibilities......Page 325
Marketing tools......Page 326
Marketing research......Page 327
Marketing strategy......Page 329
Write a communication plan......Page 330
Agree a budget......Page 331
Private treaty......Page 332
Informal tenders......Page 333
Shops......Page 334
Industrial property......Page 335
Residential property......Page 336
Public relations......Page 337
Press advertising......Page 338
Direct mailing......Page 340
Siteboards and hoardings......Page 341
The internet......Page 342
Incentives......Page 343
The choice of agent......Page 344
The marketing campaign......Page 345
Monitoring marketing......Page 346
Conclusion......Page 348
Part V  Real estate development sectors......Page 349
The context for retail development......Page 350
Population changes......Page 351
Information technology......Page 352
Economic area analysis......Page 353
Project size and mix......Page 354
Types of retail development......Page 355
The high street......Page 356
Speciality centres......Page 357
Planned central area schemes......Page 358
Superstores......Page 359
Retail warehouses......Page 361
Department stores......Page 362
Regional shopping centres......Page 363
Development plans......Page 364
Future planning policy for shopping centres......Page 366
Other planning considerations......Page 367
Design and layout......Page 368
Enclosure......Page 369
Mixed use......Page 370
Parking......Page 371
Maintenance......Page 372
Magnets and anchors......Page 373
Refurbishment......Page 374
Tenant mix......Page 375
Leases......Page 377
Turnover rents......Page 378
Promotion and public relations......Page 379
Security......Page 380
Town centre management......Page 381
Conclusion......Page 383
16  Office development......Page 385
Location and provision......Page 387
Demand......Page 388
Supply......Page 391
Decentralization and relocation......Page 392
Planning and office development......Page 393
Strategic planning for office development2......Page 394
Floorspace......Page 395
Transport and parking......Page 396
Planning gain......Page 397
Design and layout......Page 398
Broad principles......Page 399
Size and shape......Page 401
Structural frame......Page 402
Floor arrangements......Page 403
Internal layout......Page 404
Office refurbishment......Page 405
Services and facilities......Page 406
Core and shell......Page 407
Internal environmental control......Page 408
Communications......Page 409
Lifts......Page 410
Other services and facilities......Page 411
Business and office parks......Page 412
Information technology......Page 414
The facilities manager......Page 415
Facilities management and property development......Page 416
Conclusion......Page 417
17 Industrial development......Page 418
Location for industry......Page 419
Basic factors of location......Page 420
Regional trends......Page 421
The industrial property market......Page 422
Types of industrial development......Page 423
The national context......Page 424
Local planning practice......Page 426
Design and layout......Page 427
Density and layout......Page 428
Design principles......Page 429
Refurbishment of old industrial buildings......Page 432
Major issues in warehouse and distribution development......Page 433
Planning policy......Page 434
Distribution parks......Page 435
The definition of high-technology development......Page 436
Innovation centre......Page 437
Flexibility......Page 438
Design......Page 439
Estate management......Page 440
Conclusion......Page 441
18  Residential development......Page 442
Submitting planning applications for residential development......Page 443
Outline or full?......Page 444
Design and layout......Page 445
Design......Page 447
Scale, mass and bulk......Page 448
Dwelling mix/internal standards......Page 449
Affordable housing......Page 450
Housing land availability......Page 451
New settlements......Page 456
New settlement success......Page 459
Urban villages......Page 460
How to implement an urban village......Page 461
Implementation of ideas......Page 462
Conclusions......Page 464
Notes......Page 465
Bibliography......Page 475
Index......Page 489