NovaTerra Connected Cities / december 2005 / 8

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 cross-
sectoral 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 and delivering TDAs and the policy process
relatively small market towns. the tda approach that will be needed from the national to local
The basic concept of the ‘TDA Approach’ is 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 Opportunity diagram
to lay down a rigid blueprint and can be
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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 NovaTerra Connected Cities / december 2005 / 9

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,
regional guidance should include measures relevant to TDAs, with access to key services and facilities
There is considerable scope for the new such as accessibility criteria, increased public delivered through integrated local transport
Regional Spatial Strategies being developed transport choice, car parking standards and solutions. Y
within the UK to take account of the TDA demand management.

TDA Linkages

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 NovaTerra Connected Cities / december 2005 / 10

survey, analysis, plan TDA Management Company Model

At the pre-deposit consultation stage,
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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 NovaTerra Connected Cities / december 2005 / 11

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
Prime Minister Tony Blair and Deputy Prime Minister John Prescott visit Greenhithe in Kent. local communities’ needs and reflect the
(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 growth areas in the South East.
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 encouraging the use of more sustainable
further in London.3 The study found that TDAs public transport modes. The TDA good
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
urban management is put in place. Town in London and the Thames Gateway3 will be
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 Royal Institution of Chartered Surveyors, Transport

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 The Greater London Authority; the Institution of

danger that the constant repetition of the Highways and Transportation; the Institute of

tdas in action sustainable communities mantra and the Logistics and Transport; LT Property; the Local

Since RICS published its guidance report, 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 Regional Board.

and the Institution of Highways and in February 2003 with the avowed objective 3 TDAs – the London dimension, april 2003, RICS

Transportation. While these organisations of creating ‘prosperous, inclusive and London Region. See also www.rics.org Z

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