SMART GROWTH AND HISTORIC TOWNS

							Discussion paper

                      SMART GROWTH AND HISTORIC TOWNS
Competing demands for space and limited financial resources make it essential to find
better ways of managing urban change in areas that are environmental sensitive. Many
historic market towns, like Bradford on Avon, are not only under pressure from
escalating house prices, as they are very attractive places to live, but also the decline of
traditional industries and loss of local employment. On the positive side this can provide
appropriate sites for high density, high quality housing, often overlooking water, or near a
station. On the negative side, it can add to congestion and pressures on the social
infrastructure of schools and medical services. It can turn the town into a dormitory, and
reduce footfall and trade in local shops, particularly when the new residents have a car
base lifestyle. At its worst it can destroy the very character of the town that made it
attractive in the first place.

The planning context
How are the conflicting priorities to be resolved in ways that will create places that are
truly sustainable and help reduce regional disparities? Recent planning guidance is only
a partial help. The draft PPS 3 on housing distinguishes between city centre, urban,
suburban and rural areas in recommending density levels but does not recognise small or
historic market towns as facing special issues. It proposes the idea of Growth Points, as
well as town extensions and new settlements, but does not say how these are to work.
PPS6 on retailing encourages diversity, and recommends seeing town centres as a
network, but does not address the crucial issues of what should happen to their fringes.
URBED’s report on Strategies for Smaller Centres has still not been published, and
planners still tend to think primarily in terms of retailing, and not the full range of
functions that give town centres their vitality and viability. Regional Economc Strategies
distinguish between urban and rural areas, but tend to put their priorities and resources
into failing urban areas and poor rural areas. Smaller towns are left largely to largely fend
for themselves. Of course there are a plethora of studies, but not the resources or
mechanisms to turn the visions into reality.

One solution would be to see smaller towns in urban conurbations as opportunities for
what is increasingly called ‘smart growth’ that is development that helps make places
more sustainable and look better. By concentrating development in locations that are
highly accessible off the motorway system, and that are close to railway stations, it
should be possible over time to secure a more sustainable pattern of settlements. The
higher densities considered appropriate for urban areas also should apply in many market
towns, which would fit in with their historic character before Victorian clearances left
their mark, provided that the development helps to improve the town’s balance or
viability.

Funding mixed uses
But a price should be exacted from the higher land values to support both social and
economic development. This could be achieved under Section 106 or a variant of the
Planning Tariff idea, which offer advantages for local communities over the proposed



                                                                                            1
Planning Gain Supplement, provided the policies are in place. The first step would be to
require higher density housing in growth points that are highly accessible to shops and
services. The space that needs to be given over to parking could then be reduced, thus
increasing the profit margin, and therefore the contribution that can be exacted when
development goes ahead. The second step is to issue design guidance for flats that will
appeal to under-served markets such as 'empty nesters' who are downsizing, young
couples who want a place to start out, and key worker housing. Providing balconies and
courtyards would add more to value than cost, and create a sense of identity in the
process. They would help broaden the population as well.

The final step is likely to be more controversial. Major projects or 'gateway schemes' that
use significant former employment sites should contribute to creating as many local jobs
as were lost. How could this be done? In some places this could be through employment
uses on the ground floor, perhaps a large new retail unit, or a health clinic, or even a
restaurant that could also provide a social focus for the new residents. Many developers
are incorporating live work units, and it makes a lot of sense to provide a spare room that
can house a visiting friend or relative when it is not being used as a studio or workshop
and junk room. A third option would be to contribute a commuted sum to the Town
Council, which could then be used to support local employment initiatives, for example
through a development trust taking over and restoring a derelict historic building, or
through schemes to foster local training opportunities to give youth a good start. No
doubt other ideas would arise through innovation and sharing experience.

Next steps
Bradford on Avon provides a good place to try out new ideas. It lies on the edge of Bath,
and on a reasonably good railway service. It is known as a historic gem, with a rich and
diverse character. There are a number of small sites, as well as the major Kingston Mill
site where development is likely to go ahead. A study on land use is underway, and the
Councils are keen to find new ways of keeping the balance. But it would also greatly help
if the new planning guidance for housing recognised that sustainable communities or
environmental impact considerations are as much concerned with maintaining activity
and balance, as they are with saving energy and natural resources., and that historic
market towns deserve to be treated as special places.

As part of a study for Bradford on Avon Town Council, URBED are seeking to identify
reactions to this paper, and to learn from experience in other historic market towns in
trying to maintain a balance of activity. We are particularly interested in hearing:
     What types of new jobs have been created in the town?
     What sorts of premises do they occupy?
     What planning policies or assistance was used?
     How could planning help?

Nicholas Falk
URBED
19 Store Street, London WC1 E7DH         n.falk@urbed.com



                                                                                           2