Old Oak and Presented for

Park Royal
Regeneration

LINGGANG
Shanghai Municipal
Government
 Client Objective: Increasing Attractiveness and Underpinning Investment
Lingang New Town

Increasing the Attractiveness of Lingang: Key Target Groups

Visitors • Business visitors and non-business visitors

• Professionals, skilled workers, high educational talents

Residents and employees
• Investors and entrepreneurs

• Assembly and high-tech industries

Commercial occupiers
• Service companies, etc.

• Other localities within domestic markets

Investors
• International markets
 Client Objective: Increasing Attractiveness to Underpin Investment

Lingang New Town

Key Motivations:
Strong and Diverse
Cultural and
Tourism
Strong Economy • Capitalise on investment in port capacity
and support port development
• Showcase national industrial strategy, and
prove it can be a competent approach to
Components of building cities
Attractive Natural Attractiveness • Transform industry into high tech, high
and Physical Successful Business
Environment value areas
• Develop local tax base
• Create world leading manufacturing area
and support it with high quality living
Comprehensive Convenient environment
Public Services Transport System
 Comparative Case Study: Old Oak Common and Park Royal

Old Oak & Park Royal Regeneration

Background
• Regeneration of strategically located NW London
neighbourhoods
• £7b gross value added to UK economy
• Residential-led with a variety of uses

Rationale for case

• Similar challenges: strong public sector backing
(development corporation) but need to attract
private investment
• Ambitious masterplan with transport
infrastructure at its core
• Mixity of uses to create sustainable and coherent
places: business, industry, residential, cultural
• Playing to its strengths: amenity and industry
OPDC delivery Area
 Creating Conditions of Attractiveness to Underpin Investment: Analysis
Old Oak & Park Royal Regeneration
Three pillars of attractiveness:

Pillar 1 Infrastructure, Transport and Sustainability

Pillar 2 Culture, Character and Heritage

Pillar 3 Governance, Power and Politics

Pillar 1: Infrastructure, Transport and Sustainability
 Underpinning Investment: Infrastructure Financing
Old Oak & Park Royal Regeneration
Cost:
• Infrastructure costs 1.5 billion
• Total development costs 10 billion

Funding:
• Funding for infrastructure £727m-
£913m has been identified, depending
on the affordable housing policy chosen.
• the possible biggest funding source
through Community Infrastructure Levy
(CIL) and S106
• the funding gap is between 358m-544m £ Millions
in infrastructure.
 Underpinning Investment: Infrastructure Financing

• Major investments in transport are needed. Without these investment, Old Oak & Park Royal Regeneration
many benefit of HS2 and Crossrail would be lost. And miss economic
development opportunity.

• Investment in infrastructure. As we are dealing with new town scale.

There is a need for:
• Social Infrastructure
• Environmental
• Utility

• Initial Funding commitment. Government can be main funder in this initial

infrastructure investment through supported policies.

• Research for innovation. There is need for further analysis of cash flow and
phasing of infrastructure to keep development balance. To decide when
and where development will be delivered

• Strong Investment Planning. all of development based on best and priority

scenario, and also there are backup scenarios.
 Underpinning Investment: Infrastructure and Transport
Old Oak & Park Royal Regeneration
Key Output

• Review of existing Transport network in Old Oak

• Analysis of future transport demand and impact
to surrounding system
• Identification of the interventions to existing
transport and mitigation the impact of future
demand
Key Recommendations
• Highway
• Public Transport
○ Crossrail 1
○ Overground
○ Station upgrade
○ Bus services enhancement
• Pedestrian and Cycling Network improvement
• Management measures to ensure the reduction
in car mode share
 Underpinning Investment: Infrastructure and Transport
Old Oak & Park Royal Regeneration
Objectives
• Providing better public transport connection with
Central Business Districts
• Strengthen internal transport network with
cycling and walking
Old Oak – Public Transport

• Enhance the public transport services with access

to Crossrail 1, High Speed 2, Overground and
national rail
• E.g. Crossrail allows passengers to access to
Central London and Heathrow Airport within
several stations
• Upgrade the nearby Overground and
Underground station
• WEBTAG – for transport analysis
 Underpinning Investment: Infrastructure and Transport
Old Oak & Park Royal Regeneration
Cycling Network

• Links to planned facilities and the wider network

• Provision of publicly accessible, high quality, cycle
parking
40635307
Pedestrian Network 0
• formal and informal crossing points
• new connections over the Grand Union canal
and existing railway lines
• designated routes and facilities
• Legible London wayfinding signage
• public realm improvements
• Safety measures
 Underpinning Investment: Transport and Sustainability
Lingang New Town
Key lessons and ideas for Lingang

• Public and active mode of transport

should always be prioritized in new
development project to:
1. Reduce the Co2 and pollutants
emission
2. Avoid any polluted living
environment
3. Promote healthier lifestyle
4. Create new images to the project
(e.g. eco-city)
 Underpinning Investment: Transport and Sustainability
Lingang New Town
Key lessons and ideas for Lingang
• Ways to encourage use of sustainable
transport
1. Reduce the travel time on public
transport
2. Provide extensive cycling network
(e.g. greenway in China) and cycling
rental facilities
3. Improve the pedestrian path
network to provide a pedestrian
friendly environment
4. Application of appraisal tools (e.g.
webTAG) to reduce the negative
impact of new transport
infrastructure to the community
and environment
 Underpinning Investment: Sustainability
Lingang New Town
5 Key Principles
• Energy
• Air Quality
• Water management
• Waste
• Green/ blue Infrastructure
Green/ blue infrastructure:
• Green spaces, green roofs and walls.
• The new Grand Union Canal - creating a
fantastic and accessible waterside
environment
Energy Circular Strategy:
• Food waste for generating energy
• Food manufacturing industry in Park
Royal - creating a circular economy
Pillar 2: Culture, Character and Heritage
 Culture, Character and Heritage
Old Oak & Park Royal Regeneration
Vision
• Old Oak as one of the Capital’s most exciting
cultural destinations
• Contributing to London’s overall cultural offer
and position
• OPDC as “most pro-cultural authority” (GLA 2016 p.18)

Key themes
○ Culture, Character and Heritage as inter-linked
○ Ensure range of local-led to anchor institutions
○ Allow for informal and formal culture
○ Capitalise on transport connectivity
○ Value area’s existing character and history by
retaining some built heritage
 Strategy and Policymaking
Old Oak & Park Royal Regeneration
How to Deliver
• OPDC developed and consulted on Old Oak Culture
Principles as part of Local plan
• Emerging Culture strategy to form part of the Local
Plan
• Specific planning policies in place
● E.g. all developments with over 2,500 sqm of
Town Centre uses to submit a cultural action plan
• Specific reference to encouraging creative/cultural uses
and mixed developments
• Adopt Agent of Change principle to protect cultural
venues
 Linking the pieces
Old Oak & Park Royal Regeneration
Social Regeneration
● Innovate linkage from attractive creative and cultural businesses to delivering social improvements
● Recognising sector skills shortage
● Working with partners and local young people from primary, to secondary school through to job seekers to
educate and train about the sector
● Re-imagine heritage assets as start-up and incubator space
● Working on strategies to retain more local students

Anticipated Cumulative effect - local talent and creative industries

attract further businesses and residents

Linking and embedding the culture, character and heritage strategy

into overall approach to development

Former Rolls Royce HQ to become incubator space

 Attracting residents, businesses and visitors
Lingang New Town
Key lessons and ideas for Lingang
● Creating a destination through cultural uses drives interest and investment
● Learn from and reflect local cultures and communities
● Don’t silo culture - embed culture, character and heritage considerations across the
development plans
● Make space for informal and formal
● Creatively use planning policy to deliver on ambitions - but be flexible
● Bottom up initiatives can be as important as well as attracting anchors
● Use cultural strategy and emphasis to deliver on wider social, economic, possibly
environmental objectives
Pillar 3: Governance, Power and Politics
 Underpinning Investment: Governance
Old Oak & Park Royal Regeneration
Transparent Governance
• Clear board and committee
structures
• Delegation schemes
Dedicated Teams
• Dedicated body (OPDC)
• Dedicated Investment Team
• Support from Regeneration Investment
Organisation (UKTI)
Private Sector Engagement
• Cargiant and other sites coming forward
first, creating a land and housing market
in the area
• Other businesses and landowners on
board via consultations
 Underpinning Investment: Powers
Old Oak & Park Royal Regeneration
Creating Planning Policy

Deciding Planning Applications All of these powers help to create

Raise Levies on Developers certainty for private investors by
derisking land, with regards to the
Generate Private Investment future of the area as a whole as
Lobby for Public Investment defined in planning policy, the
future of specific sites and
Spend on Strategic Infrastructure
infrastructure which may affect
Acquire Land (Compulsorily) land values, and the future
Receive Land from Government framework for decision making.
 Underpinning Investment: Politics
Old Oak & Park Royal Regeneration
Central Government Support
• Former PM David Cameron supported
pilot project for government to build “This is one of the biggest and
homes directly in Old Oak most exciting regeneration
• Departments for Transport and
Communities also support project schemes for decades.” - Former
Local Government Support Mayor Boris Johnson
• Former Mayor Boris Johnson and Mayor
Sadiq Khan often spoke to press about it
• Sadiq Khan launched a review of the
“Old Oak and Park Royal is one of
project as soon as he took power the most important regeneration
Other Support projects in London.” - Mayor
• HS2 Ltd and Network Rail (national
transport providers) support the project
Sadiq Khan
and are involved
 Attracting Investment: Governance, Power and Politics
Lingang New Town
Key lessons and ideas for Lingang
● Incorporate a variety of viewpoints from different sectors of government responsibility
(Transport, Social, Environmental, Health) to create a system of checks and balances,
ensuring coordination and stability for investors
● Involve transport operators to signify connectivity and transit oriented development to
investors, and thus high investment potential
● Engage with the private sector, to show collaborative attitude of public sector and
signify willingness to make the project happen to investors
● Give unprecedented powers and create pilot programmes for Lingang which are unique
and show that this is the highest priority and most unique project in China
● Senior politicians should speak about the project and its importance in media to reduce
risk of politicians changing their mind or becoming disinterested
 Creating Conditions of Attractiveness to Underpin Investment:
A Holistic Approach
Lingang New Town

Pillar 1 Infrastructure, Transport and Sustainability

Pillar 2 Culture, Character and Heritage

Pillar 3 Governance, Power and Politics

 References
Old Oak & Park Royal Regeneration

Carr, D. 2016. Delivering the UK’s Largest regen scheme. Building4Change. Available online:
http://www.building4change.com/article.jsp?id=2738 [accessed 24 February 2017]
Crerar, P. 2016. Old Oak Common regeneration project branded a mess. Evening Standard. Available online:
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review-a3383996.html [accessed 24 February 2017]
Greater London Authority (GLA), 2016. Cultural Principles - Local plan supporting study. Available online:
https://www.london.gov.uk/sites/default/files/cultural_vision_new_cover.pdf [accessed 24 February 2017]
Mulhern, M., Grekos, M., 2016. Easy as MDC?. Estates Gazette. Available online:
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2017]
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PLP Architecture, 2017, Projects: Old Oak. Available online: http://www.plparchitecture.com/old-oak-
park.html [accessed 24 February 2017]