access’ to/from the town centre, and available car parking at an affordable price are crucial ingredients.


In Bath city centre a phased delivery ‘Business Plan’ is being developed for the city centre which has a step change in accessibility as one of its key themes. We are also completing the successful leasing of its major new retail led scheme (Southgate, which opened last autumn), in partnership with AVIVA and Multi.


How it will look


Council has been trying to achieve for over 20 years.


The precinct today


to maximise town centre vibrancy throughout the process.


10 Update Policy


Policy is another of those fundamental ‘building blocks’ for a Council, and there is a definite need to update policy related to town centre schemes if this is ‘pre credit crunch’. At the very least, retail capacity will have almost certainly changed – partly from changes to planned socio economic data and partly through changes to assumed activity in and around the catchment area.


11 Flexibility of design


6 Ensure you have a viable, deliverable scheme concept


8 Reduce risk where possible


A fundamental requirement is to accept that previous ‘pre credit crunch’ proposals are generally no longer going to be appropriate, and ensure the revised concept, and associated project base requirements, are viable and deliverable.


In Crawley, the Council is now using an updated scheme concept and associated development delivery strategy for the Town Centre North scheme, which will take forward current developer discussions.


7 Recognise that the financial viability of many new schemes will be severely challenged for the foreseeable future, and provide upfront support if you can, ideally on the basis of a potential medium/long term pay back.


For the foreseeable future, some schemes will only be progressed if the council is able and prepared to adopt this approach.


DTZ started acting for the Vale of White Horse Council in 2010, and created a strategy which has led to the successful commencement of the phased refurbishment and extension of Abingdon town centre, which the


44 9 Maximise your Interim Strategy


As most schemes are now ‘starting again’, and due to their timescale for delivery, it is essential that a council has a proactive interim strategy in place


There are a variety of ways in which councils can do this. As an example, in Swansea, we are assisting the Council, in partnership with the Welsh Assembly Government, to acquire outstanding land interests. This will allow redevelopment proposals to come forward in the knowledge that most, if not all, of the required land is already held by the public sector. This will increase certainty and potentially save time if CPO can be avoided. Demolition is now planned for later this year, with an interim scheme whilst revised redevelopment proposals achieve consent.


The ‘new breed’ of town/city centre schemes will need to react to the specific circumstances relevant in each location, and certainly the days of a ‘one size fits all’ approach, with a broadly ‘monolithic, internal’ scheme, are long gone. Quality of design is what all councils should rightly aspire to, but this does not have to be at prohibitive cost, nor to a ‘standard model’.


In Didcot town centre, South Oxfordshire District Council is working with Hammerson to create a ‘proper town centre scheme’ that will also maximise the site and town centre benefits that relate to an edge/out of centre location. The approach to parking and accessibility are two examples, with the aim to generate a ‘double positive’!


12 Find a (new) Partner


Whilst the marketplace is still challenged it is possible for a council to run an open marketing competition for a development partner cost effectively. DTZ has been assisting Salisbury Vision and Wiltshire Council in establishing such a partner for Salisbury city centre, and recently confirmed Stanhope as the selected Partner, from a strong and high quality shortlist.


THE TERRIER - Summer 2012


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