Forum hears that liquidity is key to masterplanning

Mixed-use developments, ‘yuppified city centres’ and ensuring masterplans are “liquid” were among the issues on the agenda of the third 4x4 making places 2004 series focusing on ‘masterplan mania.’

Leading the debate on the theme of ‘Experience – what can we learn’ was Steve Smith of Terry Farrell & Partners whose starting point was the experience “place” in and international, digital and cyberspace world, exploring and linking the sense of ‘self’ and ‘sense of place’. Smith outlined how today’s ‘go anywhere’ society is being pulled by the four forces of ‘Somewhere, Nowhere, Anywhere and Elsewhere’.

Mark Ryder, chief executive of waterside regeneration specialist developers ISIS, said that waterside strategies should be an integral part of masterplanning. The water should be an integral part of the public space created and views from water were as important as views over it. He outlined the benefits ofwaterside developments – which attract a 20 per cent premium. Ryder regretted the fact that too many masterplans end up on architects’ shelves and said they should aim to pass a commercial test and be deliverable.

Maud Marshall, chief executive of Bradford Centre Regeneration, gave the client’s perspective on Bradford’s high-profile masterplan and the advantages and disadvantages of commissioning Alsop Architects, outlining how ownership of such plans lies with the client, not the creator. Continuing a theme from the first week, the chief executive agreed that masterplan is an inappropriate term. “We should scrap the Stalinist type word and replace it with something more appropriate – Cityplan or City Framework,” said Marshall who also stressed how Bradford’s plan, due to be completed in 2019, will require flexibility, while still maintaining its original vision.

The fourth speaker Roger Zogolovitch of AZ Urban Studio presented an insight into the projects involved in Castleford’s regeneration programme which is bring filmed by Channel 4. He explained how a series of small interventions can raise the profile, benefit the community and instil a sense of ownership and pride. Said Zogolovitch: “Masterplans have to be part of a liquid process, cities are never finished and plans have to be flexible. We find ourselves with a housing shortage, yet there are empty office buildings and the planning authorities’ take an age to give change of use planning permission.” He continued to say that planners should also become more flexible and move away from the commandment of “Thou shalt not overlook.”

The night’s debate wrapped up with a discussion on the hearts of cities chaired by Andy Carver of the Arts. With past plans having seen schools move out of the centres, the question debated was whether families would live in mixed developments in our city centres? On the one hand with planning gains to be made it was thought that it was unlikely for schools to be built to attract families. Marshall commented that the Bradford plan was child friendly and included a school – but that it would be some time before that was delivered.

Blaming the market trend of ‘buy to let’ little boxes, Ryder added that the developers currently believe there is a market for family apartments and the mix that that would require. But he did see a radical change emerging over the next ten to fifteen years in who owns the city centres, with families moving back in.

The final week on March 25 looks at ‘The bigger picture - are we making places that last?’ It features Fred Koetter of Koetter Kim masterplanners and designers; Peter Clegg from Feilden Clegg Bradley Architects LLP; Lesley Chalmers of English Cities Fund (ECF) and Alan Simpson, Urban Renaissance Champion for Yorkshire Forward. The Guardian’s Architecture and Design Correspondent, Jonathan Glancey chairs the programme.