Memorandum submitted by St Modwen Properties
Plc
INTRODUCTION TO
ST MODWEN
St Modwen Properties PLC is regarded by many
people as the UK's leading regeneration specialist. Coming from
a commercial property development background the company has evolved
into an outright regeneration specialist focusing on four particular
areas; town centre regeneration, partnering industry, Brownfield
land renewal and heritage restoration.
These areas of focus have led to the company
becoming one of the few developers with commercial experience
who take on the role of master developer of large mixed use schemes.
Currently, among many such schemes, the most relevant for this
inquiry are:
Longbridge, Birmingham—10,000 jobs, a
new commercial and community heart for Longbridge and over 1,500
homes.
Skelmersdale—The creation of the Town
Centre the town has never had and, over 1,000 homes.
Llanwern, Newport—4,000 homes with all
the necessary supporting community and commercial uses schools
etc. and 1,000,000 sq ft of employment space.
Coed and Darcy, Neath—4000 homes also
with all the necessary supporting community and commercial uses
schools etc. and 500,000 sq ft of employment space.
The company therefore has considerable relevant
experience in creating new sustainable communities providing homes,
jobs, infrastructure and community facilities. It is promoting
one of the shortlisted Eco town candidates in partnership with
a local landowner—Middle Quinton, near Stratford upon Avon.
ECO TOWNS—THE
REAL CHALLENGES
Introduction
Much of the debate about Eco towns so far has
revolved around the minutiae of the eco element—the type
and style of homes, the carbon targets, and the other Eco credentials.
All of these are important and will need to
be tackled as each scheme is developed. However, it is our view
that they are not the key elements in the evaluation of the Eco
town debate because any proposal can, with the right pressure
applied, tick these boxes. The real evaluation of the concept
we believe depends o addressing four key challenges which will
influence irretrievably the wider environmental issues.
Fundamental Appropriateness
This is very much a subjective assessment and
is simply—Does a new town, Eco or otherwise feel right in
the proposed location?
Economic Viability
True sustainability can only be achieved if
the new town is capable of being a long term independent viable
entity. Otherwise, it will be doomed to be a dormitory town or,
even worse, a large housing estate.
There is debate as to whether towns of the proposed
size can be self sustaining at this size. Steven Bee, director
of planning and development at English Heritage has been quoted
as attacking the proposals because he doesn't think even 15,000
dwellings are big enough. That is a view worthy of consideration
but it is a fact that towns of 12,500-25,000 inhabitants have
flourished and had long existences provided that they have retained
a raison d'etre.
The key is whether sufficient job opportunities
can be created so that net in/out commuting is in balance. Many
proposals may struggle on this issue and we would submit that
one of the key evaluation criteria should be whether any particular
proposal can achieve that balance and how?
Deliverability
Creating a new town is not going to be easy.
When the first home is built, what will be there in terms of job
opportunities, infrastructure and community facilities? How will
homes and those other aspects be created hand in hand? This again
should, we believe, be one of the key evaluation criteria as creating
the social infrastructure for both residents and businesses will
be key to a successful and attractive town.
In addition, control of land and the willingness
of it to be included at an acceptable price will mean that the
lions share of planning gain will go to the provision of infrastructure,
community facilities and the Eco essentials are vital considerations.
Whole towns approach
Richard Simmons, chief executive of the Commission
for Architecture and the Build Environment has been quoted as
saying that CABE wants to do design and the city (whole town level)
and fears that developers will want to focus on individual houses.
As part of this, is how will the public realm
be managed and the community; both residents, schools and businesses
and other Groups get involved with running the town?
We share his view entirely and are committed
to creating a whole town design approach which will create a genuine
green settlement.
April 2008
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