December 2012 Street Talks - The word from the street 2. George Weeks. Brought to you by Movement for Liveable London - movementforliveablelondon.com

1. Valuing Urban Realm
£ £ £ £ £ £ ?
George Weeks - Urban Designer at TfL
urbandesign.tfl.gov.uk

2. Design is intuitive
urbandesign.tfl.gov.uk

3. Design is intuitive
urbandesign.tfl.gov.uk

4. Design is intuitive
urbandesign.tfl.gov.uk

5. Play and recreation
Commercial benefits
Shelter from weather Higher rents
Travel mode shift
Reducing climate change
Increased legibility
Higher quality environment Safer streets
Pleasant spaces
Fewer accidents Easier to cycle
HIGH QUALITY PUBLIC REALM
Higher footfall Coping with climate change Wildlife habitat
Encourage regeneration Increased sociability
Inclusive
Increased accessibility Lower crime More pleasant to walk
Sense of place Complementing surrounding buildings
urbandesign.tfl.gov.uk

6. 99% of people prefer
the new street
600% increase in
footfall
New Road, Brighton

7. Qualitative vs. Quantitative
How much? £/m2
Sense of place £ £
Civilised Accident rates
Resilient m2
Walkable NPV Discount rate?
Attractive
Inviting £ Measurements
Interesting £
Quality Business case?
Desirable Time value
Fitted Pedestrians/m? £
Sociable
Dimensions Maintenance
Well designed
costs
Legible
Appealing
urbandesign.tfl.gov.uk

8. Qualitative vs. Quantitative
How much? £/m2
Sense of place £ £
Civilised Accident rates
NO!
Resilient m2
Walkable NPV Discount rate?
Attractive
Inviting £ Measurements
Interesting £
Quality Business case?
Desirable Time value
Fitted Pedestrians/m? £
Sociable
Dimensions Maintenance
Well designed
costs
Legible
Appealing
urbandesign.tfl.gov.uk

9. Qualitative vs. Quantitative
How much? £/m2
Sense of place £ £
Civilised Accident rates
NO!
Resilient m2
Walkable NPV Discount rate?
Attractive
Inviting £ Measurements
Interesting £
Quality Business case?
Desirable Time value
Fitted Pedestrians/m? £
Sociable
Dimensions Maintenance
Well designed
costs
Legible
Appealing
urbandesign.tfl.gov.uk

10. EVIDENCE?
Valuing Urban Realm
- Research
2006 - 2010
3 Phases

11. Research and Evidence
Phase 1: Physical changes – 2006 – 2007
Valuing Urban Realm
+£ = ?
Phase 2: Property Values, Rents 2007 – 2008
& Land Values
Phase 3: Social, Cultural & Health 2008 – 2010
Benefits
urbandesign.tfl.gov.uk

12. Phase 1: Physical changes – Valuing Urban Realm
CONCLUSION:
Statistically significant results for each location
“Members of the public value high quality
streets and places and are willing to pay for
Transferrable results
Improvements”
urbandesign.tfl.gov.uk

13. Phase 2: Property Values, Rents & Land Values
CONCLUSION:
“There is positive, significant and consistent
value added to private business by
maintaining and improving the urban realm”
urbandesign.tfl.gov.uk

14. Phase 3: Social Cultural & Health Benefits
CONCLUSION:
• Elements of the urban realm do not exist in isolation but are intertwined
• Health and wellbeing are positively affected by space and community events
• Social cohesion is positively affected by space and maintenance
urbandesign.tfl.gov.uk

15. Valuing Urban Realm – Partners and consultees
Brunel University
Transport for London

16. RECAP: Research Conclusions
1: Physical changes
“Members of the public value high quality
streets and places and are willing to pay for
improvements”
2: Seeing Issues Clearly “There is positive, significant and consistent
value added to private business by
maintaining & improving the urban realm”
3: Social Cultural & “Elements of the urban realm do not exist in
Health Benefits isolation but are intertwined”
All underpinned by academically rigorous and statistically significant research
urbandesign.tfl.gov.uk

17. RECAP: Research Conclusions
1: Physical changes
“Members of the public value high quality
streets and places and are willing to pay for
improvements”
2: Seeing Issues Clearly “There is positive, significant and consistent
value added to private business by
maintaining & improving the urban realm”
3: Social Cultural & “Elements of the urban realm do not exist in
Health Benefits VUR Toolkit
isolation but are intertwined”
All underpinned by academically rigorous and statistically significant research
urbandesign.tfl.gov.uk

18. Valuing Urban Realm Toolkit
Intermediate
The five
Basic
&
key
benefit
Advanced
categories
urbandesign.tfl.gov.uk

19. Inputs – PERS Scores
Proposal for New Streetscape
PERS = Pedestrian Environment Review System
PERS Attribute Before After Change
Personal Security -2 2 4
Lighting -1 2 3
Quality environment -2 2 4
Maintenance -3 3 6
Gradient -1 2 3
Surface Quality -3 2 5
User conflict -1 1 2
Obstructions -2 0 2
Dropped kerbs -1 0 1
Permeability -2 0 2
Colour contrast -2 -1 1
Legibility -1 1 2
Effective Width -1 3 4
Tactile information -1 1 2
Est’d project costs: £1.4m Total -23 18
NB: PERS Scores range from -3 to 3. PERS software also works standalone and can be purchased from TRL
41

20. Output – Summary of Impact
Borough London Borough of Islington
Scheme implementation year 2012
Evaluation period (no. years) 10
Policy objective Benefit (or disbenefit) Qualitative impact/benefit Quantitative Indicator Unit Monetised benefit over
measurement lifespan of project
(Present Value)
Liverpool Road will become a more attractive
shopping environment as a result of this Annual net
scheme, attracting shoppers from outside the Change in
B6: Retail impact area as well as from the surrounding shopping PERS score
change in Zone (£) £ 2,710,903
A rental values
destinations. This benefit can be captured
through increased rental and business rates.
B: Economic impact
Residential properties, and especially property
prices, will benefit from this scheme being Annual net
B7: Residential property delivered as the dramatically improved Change in change in
(£) £ 6,337,839
price impact streetscape will make Liverpool Road a more PERS score residential
attractive environment to live as well as house prices
socialise and spend time.
£ 9,048,742
Subtotal economic impact
The scheme allows for much easier pedestrian
movement between the 2 attractions, that are Annual journey
D: Quality of Life and D2: User experience of the currently separated by a busy road. Moreover, Change in
ambience (£) £ 5,929,286
Environment public realm the scheme will improve pedestrian movement PERS score
at the junction of Liverpool Road and Tolpuddle
benefits
Street.
Subtotal quality of life and £ 5,929,286
environment
Total monetised economic benefit from improving the Urban Realm £ 5,929,286
Total monetised financial benefit from improving the Urban Realm £ 9,048,742
£ 5,929,286
TOTAL FINANCIAL BENEFIT (value uplift)
TOTAL PROJECT COSTS (captal and maintenance) £ 1,471,174
BENEFIT/COST RATIO 4.03 : 1

21. Example: Deciding on level of improvements
urbandesign.tfl.gov.uk

22. Example: Deciding on level of improvements
urbandesign.tfl.gov.uk

23. Example: Deciding on level of improvements
urbandesign.tfl.gov.uk

24. Example: Deciding on level of improvements
urbandesign.tfl.gov.uk

25. Example: Deciding on level of improvements
urbandesign.tfl.gov.uk

26. Example: Deciding on level of improvements
urbandesign.tfl.gov.uk

27. Summary
Objective justification for public realm investment
Major Intervention
Scheme costs
= £1,471,714
YES!
Total economic benefit
= £9,048,742
BCR = 4.03 : 1
urbandesign.tfl.gov.uk

28. Available online – free to use
urbandesign.tfl.gov.uk

29. Summary
Objective justification for public realm investment
Specific relevance to private and public sector
Evaluates benefits across five key policy areas
Ensures best level of investment in the best place
All backed by rigorous academic research
urbandesign.tfl.gov.uk

30. An evidence-based, rigorous toolkit
Pride in an area Play and recreation Higher rents
Travel mode shift Shelter from weather
Increased legibility Reducing climate change
Higher quality environment Safer streets
Pleasant spaces
Fewer accidents Easier to cycle
Good public realm makes financial sense
HIGH QUALITY PUBLIC REALMi
Higher footfall Coping with climate change Wildlife habitat
Increased sociability
Encourage regeneration Inclusive
More pleasant to walk
Increased accessibility Lower crime
Complementing surrounding buildings
urbandesign.tfl.gov.uk

31. georgeweeks@tfl.gov.uk
http://urbandesign.tfl.gov
.uk