Transport Development Areas Rics

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Founded on an understanding of the interrelationships between accessibility, location, design and intensity of land use, the Transport Development Area concept developed in the UK is a crosssectoral mechanism for delivering higher density development around public transport nodes. The approach unites land use planning and the development industry with transport planning and transport operators. Urban design, community involvement and active urban management are key components for a workable package.

Transport Development Areas Peter Hine, Symonds Group / Jeremy Edge, Knight Frank / Kathy Gal, gal.com / Michael Chambers, RICS The Royal Institution of Chartered Surveyors

public transport operators receive additional

that the approach to identifying and

(RICS) has been developing the concept of

funding based on the transfer, where

implementing TDA-style development of key

the Transport Development Area (TDA) with

appropriate, of part of the higher financial

sites or locations within urban areas has

key stakeholders for a number of years

returns to development which might be

been both inadequate and inconsistent.

now. In 2002 RICS published a good practice

achievable in such areas. TDAs, therefore, can

While the planning system can and does

guide that provides planning and transport

deliver significant transport and development

deliver TDA-style development, benefits

practitioners with the tools needed to

benefits by enabling financially more

can be gained from greater clarity or more

identify and implement TDAs. 1 The guidance

attractive (or at least less uncertain)

positive direction at the policy level, and

was sponsored and supported by thirteen

development opportunities, and by offering

from the provision of detailed guidance on

government authorities, professional

the prospect of additional investment in

TDA identification and delivery.

institutes and transport organisations. 2

public transport improvements. They also

Securing widespread application of the

This sponsorship lent significant backing

contribute to the sustainability objectives of

TDA Approach across a range of urban

for implementing the ideas developed in

the Transport White Papers by integrating land

circumstances will require commitment by

the guidance. TDAs can be developed in a

use and transport, reducing both the need to

all stakeholders. The RICS guidance sets out

wide range of circumstances, ranging from

travel and reliance on private transport.

the practical mechanisms for designating

transport nodes in large conurbations to relatively small market towns.

and delivering TDAs and the policy process the tda approach The basic concept of the ‘TDA Approach’ is

that will be needed from the national to local planning level. The key messages in the

In essence, a TDA is a means of securing well

already recognised within the existing policy

guidance are that TDAs should be a key focus

designed, higher density, mixed-use

framework. However, our research found

of locational policy, the TDA Approach is a

development around good public transport nodes in towns and cities. It does not seek to lay down a rigid blueprint and can be

Opportunity diagram

applied in ways that suit the needs of a particular location. It does not require new legislation or changes in policy, but it does require the commitment of local authorities and other partners if the concept is to be carried forward successfully. TDA is an integrated land use planning approach to create a more specific relationship between development density around urban public transport interchanges and the level of public transport services provided. As an economic concept, TDAs are also a focus for more institutionalised arrangements whereby

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mechanism for delivering suitable outcomes,

approach and promote its inclusion within

The London Plan – the first spatial

and that long-term planning is essential.

more local planning frameworks and local

development strategy in the UK – indicates

Although the concept of concentrating

transport plans. TDAs should be actively

that designation of sites for TDA-style

development around appropriate transport

promoted as a regional objective, to be

development should be undertaken by the

nodes is not new, it is difficult to realise

applied across as wide a range of urban

various London boroughs, with the London

successfully because many different

settlement types and rural centres as

Plan itself providing appropriate policy

elements need to be brought together to

possible. It is vital to the approach that key

advice and characterising the key

make it work. TDAs are not a quick fix,

stakeholder groups, such as the transport

opportunities across Greater London.

but early action can be taken.

providers and the development industry,

Local authorities should seek to make

are engaged at an early stage.

maximum use of the most accessible sites,

The TDA approach is not exclusively meant

such as those in town centres and others

for the United Kingdom. It can work in many

Where appropriate, Regional Spatial

which are, or will be, close to major transport

different situations throughout Europe.

Strategies should encourage local authorities

interchanges. They should develop a clear

The following discussion of the UK situation

to ensure that within TDAs permissions for

vision for development of these areas,

serves only to illustrate the relation between

higher density development include

prepare site briefs and, where appropriate,

TDA and national, regional and local policy

developer contributions towards public

consider using compulsory powers to bring

frameworks. The underlying principles

transport and local transport objectives. The

development forward. The TDA Approach

remain the same for other countries.

Regional Transport Strategy – prepared as an

supports Government policies designed to

integral part of regional spatial planning –

promote both urban and rural regeneration,

should include measures relevant to TDAs,

with access to key services and facilities

such as accessibility criteria, increased public

delivered through integrated local transport

Regional Spatial Strategies being developed

transport choice, car parking standards and

solutions.

within the UK to take account of the TDA

demand management.

regional guidance There is considerable scope for the new

Y

TDA Linkages

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survey, analysis, plan At the pre-deposit consultation stage,

TDA Management Company Model

structure plans and local development frameworks should incorporate as a specific objective the promotion of TDAs as a focus for locational policy to be applied across a range of urban settlement types and rural centres. Key sites and central locations will normally be the most appropriate for formal TDA designation. Other locations such as nodal points and interchanges on main public transport routes, however, will readily lend themselves to adoption of the underlying principles. Local authorities should apply the TDA approach in three key phases: survey, analysis and plan-making. Knowledge about the likely locations of TDAs is crucial. Local authorities should keep a number of factors under review. First, the principal physical and economic characteristics of the area, including supply and demand in the real estate market as well as the size, composition and distribution of population. The communications, transport system and traffic in the area should be considered, as well as the environmental characteristics. Finally, we should not overlook overall accessibility appraisal, including the transport network, service levels, network capacity and scope for expansion. and local transport plans providing the initial

Partnerships

The survey phase will identify likely locations

basis for this. Local planning authorities

The most complex schemes may benefit from

with the potential to adequately serve more

should prepare appropriate TDA-related

forming TDA delivery companies to secure

intensive land use developments and

policies and proposals, taking particular

implementation, delivery and management.

markets able to promote and support such

account of boundaries, transport

Government regeneration policy underlines

development. The analysis stage should

accessibility appraisals, urban design,

the need to secure an Urban Renaissance

consider significant excess capacity in

density, parking standards and other key

through effective partnerships. These should

existing infrastructure, including public

issues. Planning frameworks should identify

allow ‘joined-up strategies’ to be developed

transport, utilities and social infrastructure.

key criteria relevant to the TDA Approach,

with local people and other organisations

It should look at the potential for

particularly in relation to transport

and interests involved to tackle local

development in existing or new public

accessibility and urban design. Major TDA

problems and realise local opportunities.

transport corridors. And it has to identify

development opportunities should be

Partnerships formed to take the TDA

opportunities for improving public transport

supported by a detailed design or

Approach forward should include the local

accessibility.

development brief including, where

authority, normally in the lead or enabling

Early discussion and liaison between local

appropriate, boundaries and density ranges

role, landowners, investors, developers,

authorities, developers, landowners,

(particularly for residential development).

designers, transport operators/providers and

operators, the Regional Development

Implementing the TDA Approach The key

occupiers. TDA development may involve

Authorities (RDAs), Local Enterprise

ingredients for successful implementation

developer contributions to public transport

Companies (LECs), the Welsh Development

of the TDA Approach are the establishment

infrastructure, but this will vary greatly

Agency and all other stakeholders is essential

of an overall partnership, funding, land

according to local circumstances and the

to the successful application of the TDA

assembly, a specific delivery mechanism and

economic viability of individual schemes

Approach, with development frameworks

on-going monitoring and review.

within the TDA.

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sustainable communities’. From an RICS perspective, some of the key priorities should be: – locating new housing and commercial development in the most sustainable places; – providing the infrastructure needed to support communities; – socially inclusive policies in housing that create balanced communities; – regeneration policies that are sensitive to local communities’ needs and reflect the

Prime Minister Tony Blair and Deputy Prime Minister John Prescott visit Greenhithe in Kent. (Source: Office of the Deputy Prime Minister)

‘soul’ of an area; – strategies for areas in decline as well as

Land assembly

recognise the benefits of TDAs, others have

Land assembly will often be an important

been implementing them in practice. The RICS

issue for TDA-type development, particularly

guidance contains a wealth of case studies

Transport-oriented development Through

for large development sites. Many parties

from locations throughout the country. These

its work on TDAs, RICS has argued that the

may hold land within a potential TDA and

cover TDAs at town, city and even up to county

successful integration of land use and

land ownership surveys need to be

level. Spatial strategies for regions such as

transport can play a key role in reducing many

undertaken by the TDA promoter at an early

London and South East England have focussed

of the difficulties posed by modern urban

stage. In some cases the use of, or threat of

heavily on the need to produce ‘well-designed,

development. The orientation of integrated

the use of, compulsory purchase will be

higher density, mixed-use areas, situated

economic and residential activities around

necessary for planning authorities to secure

around good public transport access points in

public transport nodes and the creation

the TDA development within appropriate

urban areas’. Recognising the important

of relatively self-reliant sub-centres within

boundaries. However, in most cases

leadership role that London can play, RICS

wider metropolitan areas are important

agreement between all landowning

published further research in 2003 that

factors in reducing the need to travel and

stakeholders should be the objective.

looked at how TDAs could be developed further in London.3 The study found that TDAs

encouraging the use of more sustainable

Active urban management

have the capability of delivering many

practice guide has demonstrated the benefits

Much of the advantage to be gained through

of the London Plan’s key objectives, from

that can be gained from providing high-

the TDA Approach will be squandered unless

affordable housing to transport

density, high-quality, mixed-use development

an appropriate regime of on-going active

improvements and urban regeneration.

around transport nodes. Testing this approach

growth areas in the South East.

public transport modes. The TDA good

in London and the Thames Gateway3 will be

urban management is put in place. Town Improvement Schemes are a potential

Sustainable communities

the focus of the Greater South East activities

mechanism for allowing local authorities

‘Sustainable communities’ has rapidly

within the Connected Cities project.

and other stakeholders to deal with area

become the new buzz phrase in UK planning.

improvement and maintenance of

Virtually every consultation paper or report

Notes

environmental quality. The concept may

issued by the Office of the Deputy Prime

1

prove to be of particular importance with

Minister now has the ‘sustainable

Development Areas – Guide to Good Practice, London,

regard to TDAs, along with appropriate joint

communities’ strapline. This may be an

2002.

ventures and/or partnership agreements.

excellent marketing strategy, but there is a

2

Royal Institution of Chartered Surveyors, Transport

The Greater London Authority; the Institution of

danger that the constant repetition of the

Highways and Transportation; the Institute of

sustainable communities mantra and the

Logistics and Transport; LT Property; the Local

multiple ways in which the term is

Government Association; Railtrack Property; the

the TDA project has continued to attract wide

interpreted will, in the end, leave it devoid of

Royal Institute of British Architects; the Royal Town

support from a range of diverse groups,

meaning. That would be a pity because the

Planning Institute; Scottish Enterprise; the Strategic

including the Local Government Association,

concept, however it is interpreted, is

Rail Authority; Strathclyde Passenger Transport

the Royal Institution of British Architects, the

intrinsically sound. The UK Government

Executive; Transport for London; and the RICS London

Greater London Authority, Scottish Enterprise

launched its Sustainable Communities Plan

and the Institution of Highways and

in February 2003 with the avowed objective

Transportation. While these organisations

of creating ‘prosperous, inclusive and

tdas in action Since RICS published its guidance report,

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Regional Board. 3

TDAs – the London dimension, april 2003, RICS London Region. See also www.rics.org

Z

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