New research gives guidance on inner city property blackspots
Ownership problems are a major factor in inhibiting the development of many inner city sites in Aberdeen, according to the findings of a major new study, which will be launched in London on Tuesday, .
The research by Aberdeen University’s Department of Land Economy into the lack of development and investment in four UK cities found that the most unproblematic brownfield sites in Aberdeen have long since been redeveloped due to the intense development pressure in and around the city. This has left a core of problem sites with a multitude of difficulties to overcome.
The two-and-a-half year study, Do Landowners Constrain Urban Redevelopment? was funded by the Economic and Social Research Council (ESRC). It is the first comprehensive investigation into why a certain number of property owners are failing to redevelop or sell their vacant properties.
Around 140 landowners were interviewed in a bid to gather information about 80 major re-development sites in Aberdeen, Dundee, Nottingham and Stoke-on-Trent. The work was located in the two Scottish and two English cities in order to reflect significant differences in development policies and land law north and south of the border.
Of the four cities studied, the Aberdeen sites were the most constrained by ownership factors. In contrast, Dundee ownership constraints were the least significant of the four, with just 30 such constraints identified, half of which generated only minor disruption.
Norman Hutchison, senior lecturer in the department and one of the authors of the report, said that it is up to local authorities to show vision, identify problem sites and lead a partnership approach to the redevelopment of our cities.
“We have suggested that local authorities regain the initiative to deal with the problem by setting up Urban Partnership Zones (UPZs) on large sites with unrealised development potential. They would then work with landowners and developers to get the sites cleared and developed.”
“We believe that our proposed UPZs would provide a framework in which urban redevelopment could move forward and attempt to meet the targets laid down by central government.”
The report identified a range of constraints on the development potential of derelict land and buildings, which arose from the nature of their ownership. Of the 80 studied, 65 had constraints ranging from unknown or unclear ownership, to owners unwilling to sell which effectively disrupted any plans to use, market, develop or purchase them. By mid 1998, the constraints were subsequently resolved at about half of the sites.
Professor David Adams, Head of the Department of Land Economy, said that details of the UPZ proposals would need to be fleshed out, but the plan was that action on site would start within two years and would give time for ownership and planning to be sorted out.
He said: “The UPZ would need to be confirmed by the appropriate Secretary of State in that time and ownership vested in the partnership. Compulsory purchase powers might be used to get owners to come to the table, but the emphasis would be on co-operation rather than coercion.”
Owners would be encouraged to take shares in the development but if unwilling to do so, would, of course, receive compensation, he added.
The researchers also suggested that tax advantages for developers, such as enhanced capital allowances and limited rate-free periods might be needed to stimulate development. But there would be no new grants and subsidies. Developers, not government, would find the funds to assemble parcels of land. Local authorities, meanwhile, might be able to take a stake in the partnership, and so share in any development profit.
Further information:
Professor David Adams and Norman Hutchison will be available for interview on Monday, March 1, between 1-3pm. They can be contacted on 272357. This will be subject to the embargo.