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The Royal Institution of Chartered Surveyors(RICS) has been developing the concept of the Transport Development Area (TDA) withkey stakeholders for a number of yearsnow. In 2002 RICS published a good practiceguide that provides planning and transportpractitioners with the tools needed toidentify and implement TDAs.
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The guidancewas sponsored and supported by thirteengovernment authorities, professionalinstitutes and transport organisations.
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 This sponsorship lent significant backingfor implementing the ideas developed inthe guidance. TDAs can be developed in awide range of circumstances, ranging fromtransport nodes in large conurbations torelatively small market towns.In essence, a TDA is a means of securing welldesigned, higher density, mixed-usedevelopment around good public transportnodes in towns and cities. It does not seekto lay down a rigid blueprint and can beapplied in ways that suit the needs of aparticular location.It does not require new legislation orchanges in policy, but it does require thecommitment of local authorities and otherpartners if the concept is to be carriedforward successfully. TDA is an integratedland use planning approach to create a morespecific relationship between developmentdensity around urban public transportinterchanges and the level of publictransport services provided. As an economicconcept, TDAs are also a focus for moreinstitutionalised arrangements wherebypublic transport operators receive additionalfunding based on the transfer, whereappropriate, of part of the higher financialreturns to development which might beachievable in such areas. TDAs, therefore, candeliver significant transport and developmentbenefits by enabling financially moreattractive (or at least less uncertain)development opportunities, and by offeringthe prospect of additional investment inpublic transport improvements. They alsocontribute to the sustainability objectives of the Transport White Papers by integrating landuse and transport, reducing both the need totravel and reliance on private transport.
the tda approach
The basic concept of the ‘TDA Approach’ isalready recognised within the existing policyframework. However, our research foundthat the approach to identifying andimplementing TDA-style development of keysites or locations within urban areas hasbeen both inadequate and inconsistent.While the planning system can and doesdeliver TDA-style development, benefitscan be gained from greater clarity or morepositive direction at the policy level, andfrom the provision of detailed guidance onTDA identification and delivery.Securing widespread application of theTDA Approach across a range of urbancircumstances will require commitment byall stakeholders. The RICS guidance sets outthe practical mechanisms for designatingand delivering TDAs and the policy processthat will be needed from the national to localplanning level. The key messages in theguidance are that TDAs should be a key focusof locational policy, the TDA Approach is a
Founded on an understanding of the interrelationships between accessibility, location, designand 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 planningand transport operators. Urban design, community involvement and active urban managementare key components for a workable package.
Transport Development Areas
Peter Hine, Symonds Group / Jeremy Edge, Knight Frank / Kathy Gal, gal.com / Michael Chambers, RICS
Opportunity diagram
NovaTerraConnected Cities/ december 2005 / 8
 
NovaTerraConnected Cities/ december 2005 / 9
mechanism for delivering suitable outcomes,and that long-term planning is essential.Although the concept of concentratingdevelopment around appropriate transportnodes is not new, it is difficult to realisesuccessfully because many differentelements need to be brought together tomake it work. TDAs are not a quick fix,but early action can be taken.The TDA approach is not exclusively meantfor the United Kingdom. It can work in manydifferent situations throughout Europe.The following discussion of the UK situationserves only to illustrate the relation betweenTDA and national, regional and local policyframeworks. The underlying principlesremain the same for other countries.
regional guidance
There is considerable scope for the newRegional Spatial Strategies being developedwithin the UK to take account of the TDAapproach and promote its inclusion withinmore local planning frameworks and localtransport plans. TDAs should be activelypromoted as a regional objective, to beapplied across as wide a range of urbansettlement types and rural centres aspossible. It is vital to the approach that keystakeholder groups, such as the transportproviders and the development industry,are engaged at an early stage.Where appropriate, Regional SpatialStrategies should encourage local authoritiesto ensure that within TDAs permissions forhigher density development includedeveloper contributions towards publictransport and local transport objectives. TheRegional Transport Strategy – prepared as anintegral part of regional spatial planning –should include measures relevant to TDAs,such as accessibility criteria, increased publictransport choice, car parking standards anddemand management.The London Plan – the first spatialdevelopment strategy in the UK – indicatesthat designation of sites for TDA-styledevelopment should be undertaken by thevarious London boroughs, with the LondonPlan itself providing appropriate policyadvice and characterising the keyopportunities across Greater London.Local authorities should seek to makemaximum use of the most accessible sites,such as those in town centres and otherswhich are, or will be, close to major transportinterchanges. They should develop a clearvision for development of these areas,prepare site briefs and, where appropriate,consider using compulsory powers to bringdevelopment forward. The TDA Approachsupports Government policies designed topromote both urban and rural regeneration,with access to key services and facilitiesdelivered through integrated local transportsolutions.
TDA Linkages
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NovaTerraConnected Cities/ december 2005 / 10
survey, analysis, plan
At the pre-deposit consultation stage,structure plans and local developmentframeworks should incorporate as a specificobjective the promotion of TDAs as a focus forlocational policy to be applied across a rangeof urban settlement types and rural centres.Key sites and central locations will normallybe the most appropriate for formal TDAdesignation. Other locations such as nodalpoints and interchanges on main publictransport routes, however, will readily lendthemselves to adoption of the underlyingprinciples. Local authorities should apply theTDA approach in three key phases: survey,analysis and plan-making. Knowledge aboutthe likely locations of TDAs is crucial. Localauthorities should keep a number of factorsunder review. First, the principal physical andeconomic characteristics of the area,including supply and demand in the realestate market as well as the size,composition and distribution of population.The communications, transport system andtraffic in the area should be considered, aswell as the environmental characteristics.Finally, we should not overlook overallaccessibility appraisal, including the transportnetwork, service levels, network capacity andscope for expansion.The survey phase will identify likely locationswith the potential to adequately serve moreintensive land use developments andmarkets able to promote and support suchdevelopment. The analysis stage shouldconsider significant excess capacity inexisting infrastructure, including publictransport, utilities and social infrastructure.It should look at the potential fordevelopment in existing or new publictransport corridors. And it has to identifyopportunities for improving public transportaccessibility.Early discussion and liaison between localauthorities, developers, landowners,operators, the Regional DevelopmentAuthorities (RDAs), Local EnterpriseCompanies (LECs), the Welsh DevelopmentAgency and all other stakeholders is essentialto the successful application of the TDAApproach, with development frameworksand local transport plans providing the initialbasis for this. Local planning authoritiesshould prepare appropriate TDA-relatedpolicies and proposals, taking particularaccount of boundaries, transportaccessibility appraisals, urban design,density, parking standards and other keyissues. Planning frameworks should identifykey criteria relevant to the TDA Approach,particularly in relation to transportaccessibility and urban design. Major TDAdevelopment opportunities should besupported by a detailed design ordevelopment brief including, whereappropriate, boundaries and density ranges(particularly for residential development).Implementing the TDA Approach The keyingredients for successful implementationof the TDA Approach are the establishmentof an overall partnership, funding, landassembly, a specific delivery mechanism andon-going monitoring and review.
Partnerships
The most complex schemes may benefit fromforming TDA delivery companies to secureimplementation, delivery and management.Government regeneration policy underlinesthe need to secure an Urban Renaissancethrough effective partnerships. These shouldallow ‘joined-up strategies’ to be developedwith local people and other organisationsand interests involved to tackle localproblems and realise local opportunities.Partnerships formed to take the TDAApproach forward should include the localauthority, normally in the lead or enablingrole, landowners, investors, developers,designers, transport operators/providers andoccupiers. TDA development may involvedeveloper contributions to public transportinfrastructure, but this will vary greatlyaccording to local circumstances and theeconomic viability of individual schemeswithin the TDA.
TDA Management Company Model
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