Greenfi elds, brownfi elds and housing development

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Greenfi elds, brownfi elds and housing development

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Ebook Greenfi elds, brownfi elds and housing development present the content: the changing policy context of housing development; the sustainability of new housing development; the residential planning process; the speculative housebuilding industry; the politics of planning and housing development; greenfi eld housing development; brownfi eld housing development; the economics of planning and housing development; conclusions and policy implications.

Greenfields, Brownfields and Housing Development David Adams and Craig Watkins European Urban and Regional Research Centre Department of Land Economy University of Aberdeen Blackwell Science Greenfields, Brownfields and Housing Development David Adams and Craig Watkins European Urban and Regional Research Centre Department of Land Economy University of Aberdeen Blackwell Science © David Adams and Craig Watkins 2002 First published 2002 by Blackwell Science Ltd Blackwell Science Ltd, a Blackwell Publishing Company Editorial Offices: Osney Mead, Oxford OX2 0EL, UK Tel: +44 (0)1865 206206 Blackwell Science, Inc., 350 Main Street, Malden, MA 02148-5018, USA Tel: +1 781 388 8250 Iowa State Press, a Blackwell Publishing Company, 2121 State Avenue, Ames, Iowa 50014-8300, USA Tel: +1 515 292 0140 Blackwell Publishing Asia Pty Ltd, 550 Swanston Street, Carlton South, Melbourne, Victoria 3053, Australia Tel: +61 (0)3 9347 0300 Blackwell Wissenschafts Verlag, Kurfürstendamm 57, 10707 Berlin, Germany Tel: +49 (0)30 32 79 060 Library of Congress Cataloging-in-Publication Data is available The right of the Author to be identified as the Author of this Work has been asserted in accordance with the Copyright, Designs and Patents Act 1988 All rights reserved No part of this publication may be reproduced, stored in a retrieval system, or transmitted, in any form or by any means, electronic, mechanical, photocopying, recording or otherwise, except as permitted by the UK Copyright, Designs and Patents Act 1988, without the prior permission of the publisher ISBN 0-632-06387-4 A catalogue record for this title is available from the British Library Set in 10/13 pt Trump Mediaeval by Sparks Computer Solutions Ltd, Oxford http://www.sparks.co.uk Printed and bound in Great Britain by MPG Books Ltd, Bodmin, Cornwall For further information on Blackwell Science, visit our website: www.blackwell-science.com Real Estate Issues Series Managing Editors Stephen Brown RICS Foundation John Henneberry Department of Town & Regional Planning, University of Sheffield James Shilling Department of Real Estate and Urban Land Economics, University of Wisconsin – Madison Real Estate Issues is a book series presenting the latest thinking into how real estate markets operate It is inclusive in nature, drawing both upon established techniques for real estate market analysis and on those from other academic disciplines It embraces a comparative approach, allowing best practice to be put forward and tested for its applicability and relevance to the understanding of new situations It does not impose solutions, but provides a means by which solutions can be found Real Estate Issues does not make any presumptions as to the significance of real estate markets, but presents the real significance of the operation of these markets Books in this series Guy & Henneberry Development and Developers Adams & Watkins Greenfields, Brownfields and Housing Development O’Sullivan & Gibb Housing Economics Couch, Fraser & Percy Urban Regeneration in Europe Stephens Housing Finance and Owner-occupation Brown & Jaffe Real Estate Investment Seabrooke & How International Real Estate Allen & Barlow Housing in Southern Europe Ball Markets and Institutions in Real Estate and Construction To Judith, Daniel and Eleanor Adams who encouraged and supported David from start to finish and to the memory of Margaret Ronald Contents Figures and Tables Preface Acknowledgements About the Authors Abbreviations I The Policy Context vii ix x xii xiii 1 Introduction Aims and objectives The theoretical perspective Key themes of the book Structure of the book A matter of definition 10 11 15 The Changing Policy Context of Housing Development Urban growth and change The changing nature of the housing system Housing development and wider policy change Conclusions: housing provision and state–market relations 19 20 26 36 50 The Sustainability of New Housing Development The contested nature of sustainable development Indicators of sustainable development Sustainable development and urban form: the case for and against the compact city Alternative development patterns Conclusions 54 55 59 The Residential Planning Process Public and political attitudes to urban change Planning for housing Planning for affordable housing Conclusions: planning as process and vision II Market, Economic and Political Context The Speculative Housebuilding Industry Speculative housing producers The speculative housing development process 67 76 90 94 95 96 109 115 119 121 122 129 vi Contents Speculative housing products Brownfield development – the challenge for housebuilders Conclusions The Politics of Planning and Housing Development Ideological perspectives and party politics Stakeholder involvement Theoretical perspectives Political decision-making in practice Conclusions III Policy Evaluation 139 144 148 150 152 158 165 168 170 173 Greenfield Housing Development Greenfield protection: some international experiences Greenfield development pressure Management of greenfield development pressure Resistance to greenfield development pressure Accommodation of greenfield development pressure Conclusions 175 176 179 188 200 207 208 Brownfield Housing Development Brownfield development potential Brownfield development constraints Brownfield housing demand Conclusions 211 212 225 235 242 The Economics of Planning and Housing Development Market efficiency and planning intervention The impact of planning constraints on housing markets The economic impact of planning gain on affordable housing development Conclusions: comparing modes of economic analysis 244 245 247 256 261 10 Conclusions and Policy Implications Political and market context Towards a new urban land policy A final word 265 266 273 281 References Index 283 309 Figures and Tables Figures Fig 2.1 Fig 2.2 Fig 2.3 Fig 3.1 Fig 3.2 Fig 3.3 Fig 3.4 Fig 3.5 Fig 3.6 Fig 3.7 Fig 3.8 Fig 3.9 Fig 3.10 Fig 3.11 Fig 3.12 Fig 3.13 Fig 4.1 Fig 5.1 Fig 5.2 Fig 5.3 Fig 5.4 Fig 5.5 Fig 7.1 Fig 7.2 Fig 7.3 Fig 7.4 Fig 7.5 Fig 8.1 The counter-urbanisation cascade (source: Champion 2000), 23 Almost 35 years of urban regeneration policy, 44–5 New Caledonia Wharf: residential conversion in London Docklands, 47 Good governance, an all-embracing concept with sustainable development as its central objective (source: Hall & Pfeiffer 2000), 56 The spectrum of sustainable development (source: Gibbs et al 1998), 58 Ecocentrism and technocentrism (source: O’Riordan 1999), 60 First generation of European common indicators (source: Rydin 2000b), 61 Headline indicators of sustainable development for the United Kingdom (source: DETR 1999b), 62 Some non-headline indicators of sustainable residential development (source: DETR 1999b), 63 Energy-efficient housing at Greenwich Millennium Village, London, 66 Energy use per capita in private passenger travel versus urban density in global cities, 1990 (source: Newman & Kenworthy 1999), 71 Summary of assessment criteria for evaluation of alternative development patterns (source: Breheny et al 1993), 76 Assessment of alternative development patterns (adapted from Breheny et al 1993), 78 Arguments for and against new settlements (source: Stockdale & Lloyd 1998), 84 Great Notley Garden Village, Essex, 86 Evolution of brownfield housing land policy 1990–2000, 92 Procedure for producing local housing allocations in regional guidance in England (source: Breheny 1999), 100 Top 10 housebuilders in 2000 (source: Wellings 2001), 123 Recent corporate history of top 15 housebuilders of 2000 (source: Wellings 2001), 124 Delta Building, award-winning brownfield development in East London, 133 Marketing brochure for North Country Homes, 138 Crossland House, Virginia Park, Surrey: new apartments built in Gothic style to complement adjacent restored Grade listed building, 145 New Urbanism at Seaside, Florida, 178 ‘Rustic-style’ greenfield development at Stoke sub Hamdon, Somerset, 180 Aerial view of greenfield development at Tamworth, West Midlands, 183 The changing construction of development value (source: Campbell et al 2000), 195 Poundbury, Dorchester, 199 Reuse of land for residential development in England 1985–2000 (source: DTLR 2001a), 214 viii Figures and Tables Fig 8.2 Total hectarage of previously developed land used for new housing in England 1985–98 (source: DTLR 2001a), 215 Fig 8.3 Index of total hectarage of previously developed land used for new housing in England 1985–98 (source: DTLR 2001a), 216 Fig 8.4 Winwick Park, Warrington: new 300-unit development on former hospital site, 217 Fig 8.5 Brockwell Park, South West London: classical style development of former primary school site, 224 Fig 8.6 Classification of ownership constraints in the development process (source: Adams et al 2001a), 231 Fig 8.7 Crown Street, Glasgow, 240 Fig 8.8 West Silvertown Urban Village, London Docklands, 241 Fig 9.1 Price and quantity effects of planning intervention, 248 Fig 9.2 The impact of planning gain on economic rent, 259 Fig 9.3 The impact of securing affordable housing under a less restrictive planning regime, 259 Fig 10.1 New apartments by Persimmon Homes in Southampton demonstrating the challenge of fitting brownfield development into the existing urban fabric, 268 Fig 10.2 A classification of land policy measures (source: Lichfield & DarinDrabkin 1980; Healey et al 1988), 275 Tables Table 2.1 Population distribution and change in Great Britain, 1981–91, by region, 22 Table 2.2 Population changes resulting from within-Britain migration, 1990– 1991, by district types, 23 Table 2.3 Housing tenure in Great Britain in the twentieth century (as percentages of all households), 28 Table 2.4 The impact of area-based urban policy initiatives, 48 Table·7.1 Typical breakdown of housing development costs for a three-bedroom house of 80-m2 floor area in the South East of England in early 1990s, 185 · Table 7.2 Greenfield development appraisal 1: No abnormals and no planning gain requirement Details of development: 10 acre (5·ha) housing site in Crieff, Scotland, 186 Table·7.3 Greenfield development appraisal 2: Poor ground conditions but planning gain requirement Details of development: 10 acre (5·ha) housing site in Crieff, Scotland, 187 Table·7.4 ‘New style’ RPG: proportion of new dwellings intended to be built on brownfield land or provided by conversions, 203 Table 8.1 Previously developed land with redevelopment potential in England in 1998 (hectares), 219 Table 8.2 Vacant and derelict land in Scotland: components of change analysis 1996–2000 (hectares), 222 Table 8.3 Extent of disruption caused by ownership constraints, 233 300 References Lowndes, V (1996) Varieties of new institutionalism: a critical appraisal, Public Administration, 74, 181–97 Lowndes, V (2001) Rescuing Aunt Sally: taking institutional theory seriously in urban politics, Urban Studies, 38, 1953–71 McFarquhar, A (1999) Planning Rape: Land Use Policy and Local Government 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The Planner, 74, 14 World Bank (1994) World Development Report 1994, Oxford University Press, New York Wyatt, M D (1994) A critical view of land value taxation as a progressive strategy for urban revitalization, rational land use and tax relief, Review of Radical Political Economics, 26, 1–25 Index Aberdeen 21, 84, 227 agricultural land prices 182, 184, 250 land use 25, 184, 250 alternative development patterns 76–90 key villages 76–8, 89 major greenfield developments 4, 77–83, 136 multiple village extensions 77 new settlements 72, 78, 83–7 urban villages 239 ALURE 162 Amsterdam 68 Ancoats, Manchester 239 Andover 80 anglo-saxon traditions and culture 179–80 Area 188 areas of outstanding natural beauty 168 Arlington, Virginia 179 Armstrong, Hilary 28 Ashford 4, 164 asylum seekers 106 Aylesbury Vale 168 Barcelona 68 Barnsley 252 Baron, Tom 134 Basildon 83 Basingstoke 80 Berkshire 188 Beverley 252 Birmingham 20, 44–5 Blair, Tony 19, 27, 28, 45, 47, 49, 154, 157 Bradford-on-Avon 227 Bradley Stoke 32 Bristol 20, 32, 45, 135, 146, 180 Bruntland Commission 55 Buckinghamshire 168–9 Building Employees Confederation 163 Building Regulations 64–5 Building Societies Act (1986) 30 Business in the Community 239 Business Planning Zone 40 235 Cambridge 85, 87, 191 Caterham Barracks 147 Chicago 49 Chilterns 168 City Challenge 45–6, see also urban regeneration Civic Trust 204 Coase, Ronald H 157 combined heat and power 74, 84 Commission for Architecture and the Built Environment 197 Commission of the European Communities see European Union, Commission Commons, John community charge 105 compact cities 67–76, 82, 225, 272 Comprehensive Community Programme 44, see also urban regeneration Comprehensive Spending Review 277 compulsory purchase 37, 86, 192, 232, 234–5, 275, 279–80, see also land assembly Consortium Developments 85 contaminated land see land contamination corporatist theory 165 Council for the Protection of Rural England 3, 57, 58, 106 Country Landowners’ Association 163 countryside 22, 24–5, 57, 97, 139 Countryside Commission 138 Coventry 182 Crawley Crow Report Darlington 251 Davies, Philip 147 Decentralisation 21–4, 43, 88–9, 139, 179–82, 190 demographic change 20–24, 97–102, 107 birth rate 95 household formation 20 household growth 53 household projections 102, 170 household types 99 density 22, 69, 71–2, 141, 214, 223–5, 250, 253–4 derelict land 15–16, 218–19, 221–2, 228–9, see also land contamination developers see housebuilders development process 9, 129 310 Index planning constraints 134–6, 182–93, 200–204, 226–8 physical constraints 228–30 ownership constraints 230–35 Devon 202 Dorchester 198–9 Dublin 49 Duchy of Cornwall 198 East Anglia 22, 87, 191, 201, 203 East Midlands 22, 201, 203, 217, 219 East Thames Housing Group 240 economic development 57–9, 182 economic growth 42, 59–62, 167, 176, 191 Elliot, George 180 Ely, Richard T Emerson, Ralph Waldo 180 energy efficiency 64–6, 74, 143, 272, 276 English Partnerships 45, 48, 79 enterprise zones 39, 44, 48–9, 154, see also urban regeneration Environment Act (1995) 229, 276 Environment Agency 117 environmental capacity 58, 104, 169 change see also sustainable development carbon dioxide 64–5, 70 climate change 64, 73, 74 ecocentrist attitudes 59–60 natural capital 58 technocentrist attitudes 59 environmentalism 57 Envision, Utah 179 Essex 85, 86, 202 estate agents 65, 132 European Union Commission 61, 67–8 competition rules 49, 269 structural funds 45–6 Fabian Society 205 Family Health Service Association 105 Federation of Master Builders 163 Fenland 252 Financial Services Act (1985) 30 fiscal benefits see land policy, financial measures Fisher, Ernest five-year land supply see housing land policy, land availability flora and fauna 70 Foot, Michael 152 fox hunting 158 Foxley Wood 85 Freiburg 68 Friends of the Earth 4, 163 gap funding 49, 269, see also land policy, financial measures Geographical Information Systems 279 George, Henry 206 German historicists Germany 209 Glasgow 20, 21, 22, 44, 131, 239 Crown Street 239–40 Eastern Area Renewal (GEAR) 44 Gloucestershire 202, 208 Government Actuary’s Department 99, 101 Offices for the Region 102 Great Notley 85 green belt 89, 156, 168, 188–93, 270, 271 green wedges 165, 191–92 greenfield housing levy see land policy, greenfield development tax Greenwich Millennium Village 66, 239–40 Gummer, John 156 H M Land Registry 278–9 habermasian critical theory Hague, William 155 Hall, Sir Peter 164 Hamilton, Walter Hampshire 86, 188 Hardy, Thomas 180 Hayek, Friedrich von 153 Heath, Edward 44 Hertfordshire 217 Heseltine, Michael 134, 156 High Court 202 High Wycombe 168 home ownership see housing tenure, owner-occupation Horsham 87 House Builders Federation 3, 103, 226 House of Commons Environment Committee 101 house prices see market analysis, house prices housebuilders Amec 126 Alfred McAlpine 123–5 Barratt 123–4, 126–7, 131 Beazer 123–5, 164 Bellway 123–4, 127, 139, 146 Index Berkeley 124, 127, 139, 146 Bovis 124–5 Bryant 123–6, 147, 192 Costain 124, 126 Country and Metropolitan 147 Countryside Properties 124 Crest Nicholson 146 David Wilson 123 Fairview 126, 146 Hassall Homes 125 Henry Boot 126 Ideal Homes 125 John Laing 125–6 Kier 126 Leech Homes 192 Linden 126 McCarthy and Stone 126 McLean 125 Miller 146 Morrison 126 Mowlem 126 Persimmon 123 Raine 125 Redrow 124 Tarmac 125 Taylor Woodrow 124, 146 Taywood Homes 227 Try Homes 147 Westbury 123 Westmere 85 Wilcon 123 Wimpey 123 housebuilding average margins 126 capital turn 126 conditional contracts see housebuilding, options construction failures 143 design 64–6, 139–44 footprints 139 innovation 142–4 kerb appeal 141 land acquisition 81, 130–34 land banking 130–31 marketing strategies 129, 136–9 mergers and takeovers 123–5 options 82, 130–35, 147, 184–5, 210, 231, 233 regionalisation 127–8 timber-framed construction 143 household growth see demographic change household information 101, 103 household location 11 Housing Act (1930) 35 311 (1996) 36 housing associations 36, 52 Housing Corporation 198, 200 housing land policy see also planning system brownfields target 91 circularity arguments 104 land availability 39, 96, 102–103, 118, 200–204, 253–4 land supply 98 numbers game 152 ‘plan, monitor and manage’ 63, 188 ‘predict and provide’ 94 rural exceptions policy 110, 208 windfall sites 116, 203, 224 housing policy affordable housing 36, 51, 109–15, 256–61 first-time buyers 32 large scale voluntary transfer 27 low-cost home ownership initiatives 30 right to buy 27, 30 social housing grant 112 tenure choice 244 housing tenure flexible tenures 32 owner-occupation 28–33, 35, 51, 81, 136–7, 180–81, 236–7, 267 private rented sector 33–4 registered social landlords 36 social rented sector 34–6, 109–15 housing types detached 141, 186–7, 191 difficult-to-let stock 114 executive 137, 150, 207 flats 141 semi-detached 141 terraced 141 infrastructure provision 195 institutional analysis 5–10, 263–4 institutional capacity 8, 15, 80, 82, 272 interest groups see stakeholders International Passenger Survey 105 Israel 176 Italian hill-towns 68 James, Henry 180 Japan 176 job creation 220, see also economic development Joseph Rowntree Foundation 252–4 Joseph, Sir Keith 158 312 Index Kearns, David 156 Kent 164, 197, 202 Kirkby 79 Krier, Leon 198 land assembly 230–35, 238, 280, see also compulsory purchase land contamination 16, 146, 242, 269, 276, 278, see also derelict land land policy 204–207, 273–81 developmental measures 279–81 financial measures 49, 275, 277–88 greenfield development tax 204–205 information and guidance 278–9 regulatory measures 276–7 land prices see market analysis, land prices Land Use Change Statistics 214–17 land value taxation 206 land values see market analysis, land prices landowners 230–35, 279–80 Lawson, Henry 180 Leicestershire 202 Liberal Democrats 156 lifestyles 3, 24, 75, 137, 163, 167, 180 Lincoln 179 listed buildings 145, 203 Liverpool 237 Local Enterprise Companies 46 Local Government and Housing Act (1989) 65 local plans see planning system London 20–23, 34, 105, 146–7, 217, 219–20, 223, 237, 238, 240–41, 250 County Council 80 Docklands 46–8, 239–41 Lord Rogers 243 Luton 180 Macmillan, Harold 98 Major, John 27, 47, 154 Manchester 21, 236–7 market analysis adjustment processes 249 comparative static analysis 258 cost to income returns 113 exchange-value 160 externalities 53 housing submarkets 108 house prices 29, 31, 108, 126, 131, 236, 247–56 housing market areas 107 housing need and demand 105 land prices 128, 131–2, 182–7, 194– 5, 210, 247–57, 270 low demand 208, 236, 262 market failure 246 market imperfections 247 pareto optimality 246 perfect competition 247 use-value 160 welfare economics 262 marxists 151, 166 Micheldelver Station 86 middle England 157 millennium communities 239 Milton Keynes 4, 73, 164, 168, 188 MIRAS 30, 253 Mitchell, Wesley mortgage finance arrears 31–2 interest rates 109 negative equity 31 repossessions 31 tax relief see MIRAS Morgan, Steve 134 National Farmers’ Union 162 National House Building Council 122 National Land Information Service 279 National Land Use Database 217–21 national parks 25, 110 neo-classical school 245–7 neo-conservative 153 neo-liberal 153 neo-marxists 166 Netherlands 176 new Labour 154 new Right 37, 152 new settlements see alternative development patterns new urbanism 68, 177–9, see also urban design New Vision for Planning see Royal Town Planning Institute Newcastle-Upon-Tyne 192, 217, 236–7 Newham 241 Norman, Archie 156 North East 201, 203, 207, 219, 251 Northampton 83 Office of National Statistics 99 ‘One nation’ Conservatism 152 Orange County, California 179 overcrowding 70 P & O 125 pastoral tradition 180 Patterson, Banjo 180 Index Peabody Trust 240 Planning and Compensation Act (1991) 162, 200 Planning Green Paper (2001) 40, 155, 234, 235, 270, 279 planning system see also housing land policy DETR Circular 6/98 111 local plans 16, 38, 73, 97, 109, 135 National Planning Policy Guidelines 97 planning gain 109–14, 193–6, 256–62 Planning Policy Guidance Note 13 72, 87, 93 Planning Policy Guidance Note 17, 63, 97, 111–12, 188, 197, 221, 223 Planning Policy Guidance Notes 97 regional planning conferences 4, 102 regional planning guidance 3, 87, 92, 102, 115, 182, 191, 201–3, 207 simplified planning zones 39, 154 structure plans 97 unitary development plans 97 pluralists 165 political manifestos 155–6 poll tax 105 polycentric cities or urban regions 25, 73 population growth see demographic change Portland, Oregon 177 Poundbury 199 Prince of Wales 198, 239 Prince’s Foundation 79, 83 property press 131–2 property rights 157–8 public participation 38, 56, 80, 87, 159, 166, 168, 269 citizens’ jury 87 enquiry by design 83 planning for real 83, 147 public realm 144 quality of life 57 Rachman scandal 34 Ratcliff, Richard rational nexus 256 Raynsford, Nick 142 Reading 21, 250–51 re-cycling rates see Land Use Change Statistics Redditch 188 regeneration see urban regeneration 313 regional planning guidance see planning system registered social landlords see housing tenure Reigate 252 residential intensification see density, and town cramming Royal Town Planning Institute 270 Rural White Paper (2001) 19, 51, 198 Sane Planning 171 Save Britain’s Heritage 227 Scotland 16–17, 22, 44–5, 83, 97, 164, 196, 221–2, 254, 278–9 Scottish Land Information Service 279 Landowners’ Association 164 vacant and derelict land survey 220–22 Seaside, Florida 177 SERPLAN 169 Sheffield 45, 207, 217 simplified planning zones see planning system Single Regeneration Budget 45, see also urban regeneration social justice 56, 154 Somerset 201 South Cambridge 252 South West 201, 203 Soviet Union 176 stakeholders 83, 96, 158–70 agricultural lobby 161, 163 building lobby 161 environmental lobby 116, 161, 269 local amenity/NIMBY lobby 161 professional lobby 161 Stansted Stevenage 3, 156, 164 Stone Bassett 85 structure plans see planning system students 36, 237 suburban development 141 suburbia 69 Surrey 145, 147, 188, 217 Sustainable Development contested nature 54–9 development patterns see alternative development patterns formal indicators 59–64 transport and energy use 71–4 urban form 67–76, see also compact cities, and urban design user pays principal 157 Swindon 80–82 314 Index taxation measures see land policy, financial measures territorial interest groups 167 Thatcher, Margaret 27, 29, 39, 44, 152, 153, 154, 158, 162, 189 Tillingham Hall 85 Town and Country Planning Act (1947) 37, 208 (1990) 215, 276 Town and County Planning Association 4, 88 Town and Country Planning (Scotland) Act 1997 193 town cramming 69–71, 76, 88, 91, 136, 224 Town Development Act (1952) 79 Training and Enterprise Councils 46 transport car ownership 72–3 car parking 70, 223 cycling 66, 71, 72, 239 public transport 71–4 transit-oriented development 74 transport corridors 73 travel to work 26, 85, 107 walking 71–2, 177, 239 Tyneside 236 unitary development plans see planning system urban capacity studies 70, 221–5 urban compaction see compact cities urban containment 54, 67, 176–9, 188–93 urban design 67–71, 83, 142, 145, 177, 196–200, 223, 239–41 urban development corporations 39, 154, see also urban regeneration urban extensions see alternative development patterns Urban Land Institute 178 urban open space 70 urban partnership zones 49, 234–5 Urban Programme 43–4 urban regeneration 43–50, 190 urban sprawl 3, 24, 68, 176–9 Urban Task Force 75, 197, 205, 220, 223, 232–4, 236–7, 278, 280 urban villages see alternative development patterns Urban White Paper (2001) 19, 49, 75, 92, 198, 234, 273 USA 16, 18, 68, 157, 177, 180, 256 vacant buildings 16–17, 218–19 vacant land 16–17, 219–24, 278 value added tax 205, 278 Veblein, Thorstein Volume Builders Study Group 163 Warrington 188 Warwick 159 Warwickshire 182 Wellingborough 80 West Herfordshire 156 West Midlands 181–2 West Silvertown 239 West Sussex 70, 87, 202 Wilson, Harold 27, 35, 44 windfall sites see housing land policy Wokingham 252 Yorkshire and The Humber 201, 203, 210 ... homes between 1996 and 2016, of which it considered that Greenfields, Brownfields and Housing Development only 50% would be on brownfield land It suggested that major greenfield developments would... Henneberry Development and Developers Adams & Watkins Greenfields, Brownfields and Housing Development O’Sullivan & Gibb Housing Economics Couch, Fraser & Percy Urban Regeneration in Europe Stephens Housing. .. expense of rented housing 20 • Greenfields, Brownfields and Housing Development To explore the wider context of housing development by reviewing changes in urban regeneration and planning policy

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  • Greenfields, Brownfields and Housing Development

    • Contents

    • Figures and Tables

    • Preface

    • Acknowledgements

    • About the Authors

    • Abbreviations

    • I The Policy Context

      • 1 Introduction

        • Aims and objectives

        • The theoretical perspective

        • Key themes of the book

        • Structure of the book

        • A matter of definition

      • 2 The Changing Policy Context of Housing Development

        • Urban growth and change

        • The changing nature of the housing system

        • Housing development and wider policy change

        • Conclusions: housing provision and state–market relations

      • 3 The Sustainability of New Housing Development

        • The contested nature of sustainable development

        • Indicators of sustainable development

        • Sustainable development and urban form: the case for and against the compact city

        • Alternative development patterns

        • Conclusions

      • 4 The Residential Planning Process

        • Public and political attitudes to urban change

        • Planning for housing

        • Planning for affordable housing

        • Conclusions: planning as process and vision

    • II Market, Economic and Political Context

      • 5 The Speculative Housebuilding Industry

        • Speculative housing producers

        • The speculative housing development process

        • Speculative housing products

        • Brownfield development – the challenge for housebuilders

        • Conclusions

      • 6 The Politics of Planning and Housing Development

        • Ideological perspectives and party politics

        • Stakeholder involvement

        • Theoretical perspectives

        • Political decision-making in practice

        • Conclusions

    • III Policy Evaluation

      • 7 Greenfield Housing Development

        • Greenfield protection: some international experiences

        • Greenfield development pressure

        • Management of greenfield development pressure

        • Resistance to greenfield development pressure

        • Accommodation of greenfield development pressure

        • Conclusions

      • 8 Brownfield Housing Development

        • Brownfield development potential

        • Brownfield development constraints

        • Brownfield housing demand

        • Conclusions

      • 9 The Economics of Planning and Housing Development

        • Market efficiency and planning intervention

        • The impact of planning constraints on housing markets

        • The economic impact of planning gain on affordable housing development

        • Conclusions: comparing modes of economic analysis

      • 10 Conclusions and Policy Implications

        • Political and market context

        • Towards a new urban land policy

        • A final word

    • References

    • Index

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