The Wolfson Prize Final3

The Wolfson Prize 2014: Garden Cities
1

The Wolfson Prize 2014
Alice Leach and Richard Crutchley
Non-technical summary

We face a housing crisis. Demand for housing is higher than supply, particularly in the south-
east. People find it hard to afford housing relative to their incomes. Housing need is
growing, demonstrated by rising Council waiting lists across the country. There is no doubt
that we need to increase the rate of house building.

Over the last twenty years, brownfield land has been utilised more frequently, but the fact
remains that greenfield land is always going to be needed. Greenfield land is much more
difficult to support - people fear losing the countryside, losing their view, their property
price being reduced, their services becoming less effective and the roads being clogged up as
a result of new houses - and usually it's near them.

But if greenfield land is needed, the question is how it should be developed. We
underestimate the success of post-war new towns; we over-estimate the success of urban
extensions. Which is it to be?

The time is ripe for a debate. All three major political parties are discussing the potential for
garden cities. But in our view the need is not for the likes of Letchworth and Welwyn -
this needs to be a new wave of innovative, sustainable new towns on a grand scale, picking
up where Milton Keynes as perhaps the pinnacle of the new towns programme, left off.

We argue that delivering a new town in itself is a visionary objective. We have learnt much
from delivering new towns and major regeneration in the past twenty years, and we have
learnt much about the way places work and should be designed through the early part of
this century through the design movement, underpinned by CABE.

We describe what the city should look like; innovative and sustainable, using leading edge
ideas and technology and making them a mainstream component of city planning. This
means:
reliance on cleaner and reliable public transport combined with personal transport
which does not rely on petrol or cars;
forming closely knit communities through the way we configure our houses and
streets, encouraging community togetherness and spirit;
involving all members of the community, young and old living and working for a place
in which the choose to live, work and play;
a new form of town, one not based on a single dominant town centre, but one
working around multiple equal and complementary town centres to which the whole
population have easy access.

In describing this, we draw on case studies of places, projects and technologies and seek to
describe - through the voice of a time travelling mayor - how the city works.

Delivering the city depends on the will of national government. We don't see success for
any long term, nationally important project on this scale without it. Presently, this looks
positive, with all parties recognising the need for housing and exploring the idea of new
settlements. But the project needs a long term view. With projects such as High Speed 2,
politicians have shown that they can do this despite widespread concern and objection. It
takes bravery and vision, and this must be present in a sponsoring government.
1he Wolfson rlze 2014: Carden ClLles
2

ldeally, Lhe governmenL wlll parLner local counclls, buL Lhe naLural response of local
organlsaLlons wlll be Lo reslsL. lL wlll be a dlfflculL debaLe, however, all counclls have Lo
dellver houslng and many are flndlng LhaL Lhey have Lo dellver more houslng Lhan Lhey
would llke. Counclls have Lo be proacLlve. Creenfleld land wlll be needed, and Lhls ls Lhe
opporLunlLy for forward Lhlnklng counclls Lo grasp Lhe neLLle and creaLe a Lruly lnsplrlng
communlLy wlLhln Lhelr area LhaL wlll be prlzed for generaLlons Lo come.

We argue LhaL Lhe clLy needs Lo be locaLed ln Lhe souLh easL ln order Lo resolve some of Lhe
heaL ln Lhe London houslng markeL. 8uL a locaLlon should:
be sulLably dlsLanL from London Lo avold belng rellanL upon lL,
avold ma[or counLryslde and landscape deslgnaLlons - whlch would undermlne
popularlLy and would be dlfflculL Lo overcome ob[ecLlon Lo,
connecL wlLh exlsLlng lnfrasLrucLure Lo reduce cosLs and ensure connecLlvlLy Lo oLher
places.

We conslder Lhe besL locaLlons for a clLy wlLhln Lhe M6 / M11 corrldor norLh of Lhe
meLropollLan green belL up Lo an hour ouL of London. We have deflned four areas of search
ln 8ucklnghamshlre, 8edfordshlre, norLhampLonshlre and Cambrldgeshlre. We have cenLred
Lhe debaLe ln Lhe paper around Lhe sLaLlon on Lhe wesL coasL malnllne aL CheddlngLon,
beLween MllLon keynes and Pemel PempsLead.

1he developmenL corporaLlon model has worked successfully for over slxLy years ln dlfferenL
forms. 1he creaLlon of a new Lown needs a separaLe enLlLy Lo be creaLed Lo represenL Lhe
fuLure resldenLs of a place agalnsL Lhe volce of Lhe local auLhorlLy, whlch wlll reflecL Lhe
volce of currenL resldenLs. 1hls enLlLy - Lhe corporaLlon - musL be formed wlLh Lhe powers Lo
do lLs [ob - Lo creaLe a Lown. lL musL have Lhe powers Lo:
buy and assemble land,
plan and Lo deLermlne plannlng proposals,
promoLe Lhe place,
Lo run and organlse servlces,
aLLracL new people, lndusLrles and servlces.

lL musL
be sLrong and deLermlned ln lLs ob[ecLlves and lL's purpose,
be secure ln lLs exlsLence, belng creaLed for aL leasL a generaLlon,
have balance ln lLs declslon maklng process, promoLlng Lhe wlll of Lhe CovernmenL buL
reflecLlng local concerns and local lssues.

We have seL ouL ln deLall how lL can be vlable.

opularlLy ls a wlde ranglng concern felL aL dlfferenL levels by dlfferenL lnLeresLs ln a complex
pro[ecL. 1he dellvery of a new Lown ls, ln lLself, vlslonary. vlslonary ls dlvlslve. ConLenL
people don'L wanL change, and Lhe lmposlLlon of a new Lown on a place wlll never be
popular. 8uL, away from Lhe acLual locaLlon of a clLy, Lhere are counLless people who cannoL
be conLenL because of clrcumsLances affecLlng Lhem LhaL llmlL Lhelr access Lo Lhe houslng
Lhey need.

3

1he Wo|fson r|ze 2014:

"now wou|d you de||ver a new Garden C|ty wh|ch |s v|s|onary, econom|ca||y v|ab|e,
and popu|ar?"
Contents
reamble
1owotJs qotJeo cltles
uefloltloos fot tbls popet

vlslon
A messoqe ftom tbe moyot of cbeJJloqtoo oo tbe 25
tb
ooolvetsoty of tbe foooJloq of tbe
towo. J Motcb, 2046.

Covernance
1be potpose, tole ooJ powet of tbe CotJeo clty uevelopmeot cotpototloo
lowets
Opetotloo - Covetoloq tbe qovetoooce ottooqemeots
1be tole of otbet stokebolJets lo Jeveloploq o qotJeo clty

Lconomlc vlablllLy
Opetotloq cost of uevelopmeot cotpototloo
looJ lotcbose ltlce
cost of ptoJocloq Jevelopmeot ftomewotk
loftosttoctote costs ooJ ossomptloos
lopolotloo boosloq oombets ooJ bollJ oot
lloooloq lee locome
locome ftom totlff (bespoke s106 / cll ottooqemeot opplleJ by uevelopmeot cotpototloo)
locol 5tomp uoty
5ovloqs ftom oll boosloq beloq offotJoble
New nomes 8ooos
cooocll 1ox
8osloess kotes
locome ftom lobllc 1toospott ltovlsloo
5oles of looJ
cooclosloos

lorward lundlng
1lmescoles ooJ floooclol ossomptloos
looJ owoetsblp ooJ bollJ oot

opularlLy
lolltlcol wlll, locolly ooJ ootlooolly
8tooJ soppott of tbe loJlqeooos commoolty

Appendlces
A. 1be polyceottlc clty
8. locotloool kepoltemeots
c. Net lteseot voloe colcolotloo
u. looJ cost colcolotloo
. eotly locome ooJ Ootqoloqs
l. cose stoJles ooJ exomples tefetteJ to lo tbe Jocomeot
4

reamb|e
1hls counLry faces a houslng crlsls. 1he depLh of Lhe shorLage of houslng depends on how lL
mlghL be measured and who ls measurlng, buL Lhere ls a broad agreemenL LhaL Lhe rlghL Lo
buy, Lhe lnablllLy of counclls Lo bulld Lhelr own homes and Lhe lack of any real replacemenL
for councll house bulldlng have conLrlbuLed enormously.

ollLlcs has falled Lo flnd a reallsLlc soluLlon. WlLh Lhe lack of houslng supply and Lhe
LreaLmenL by many of Lhelr house - or houses - as lnvesLmenLs raLher Lhan somewhere Lo
llve, prlces ln land and properLy have soared. Lven where Lhls prlce ls unreallsLlc, hope value
remalns. Mlddle Lngland worrles abouL, 'concreLlng over Lhe counLry', slaps Lhe Lerm 'green
belL' on every plece of LhreaLened bulldlng land. ollLlclans slL behlnd communlLles
LhreaLened wlLh more houses because LhaL ls more llkely Lo wln voLes Lhan faclng Lhe hard
LruLh LhaL Lhe houses are probably - deflnlLely - needed. 8lame has been puL wlLh Lhe
house bullders, wlLh Lhe plannlng sysLem and wlLh Lhe pollLlcal sysLem. Powever, looklng Lo
blame someone, prevarlcaLlon and delay doesn'L solve Lhe underlylng problem LhaL more
houses need Lo be bullL and Lhey need Lo be bullL.somewhere.

1here are, of course, many soluLlons. lollowlng Lhe urban 1ask lorce reporL of 1999, Lhe
lncumbenL Labour CovernmenL enshrlned ln pollcy whaL was Lhen consldered Lo be an
amblLlous LargeL of 60 of new houslng dellvered on brownfleld land. 1he lmpllclL unsald
elemenL of Lhls ls LhaL aL leasL 40 of houslng would conLlnue Lo be on greenfleld land, and
'susLalnable urban exLenslons' (SuL) remaln a facLor ln houslng dellvery Lo Lhls day.

1hose campalgnlng agalnsL Lhe loss of vlrgln flelds say brownfleld land should be found and
used flrsL. 1hls ls, of course, a valld argumenL, buL brownfleld land ls flnlLe, scaLLered,
expenslve Lo dellver and ofLen consLralned by conLamlnaLlon, exlsLlng slLe occuplers, dlfflculL
lnfrasLrucLure challenges, compllcaLlons of ownershlp and legal lssues. We should conLlnue
Lo look Lo brownfleld land, buL Lhere ls no geLLlng away from looklng aL new land.

Many of Lhe SuLs LhaL have been dellvered LhroughouL Lhe counLry have been
unsaLlsfacLory. WhllsL Lhey provlde houses, Lhey ofLen don'L provlde places. lL's been a long
crlLlclsm of organlsaLlons such as CA8L
1
LhaL such exLenslons Lend Lo be generlc, formulalc,
sLandard, unlnsplrlng. 1here are, of course, excepLlons buL also a malalse abouL conLlnulng
Lhls Lrend lnLo Lhe long Lerm. 8llndly addlng sLandard houslng Lo Lhe edge of Lowns and
clLles mlghL provlde sLock, buL lL doesn'L dellver a quallLy of llfe.

1owards garden c|t|es
ln seeklng a way forward, Lhe LempLaLlon ls ofLen Lo look Lo Lhe pasL. 8ecenLly, Lhe garden
clLy ldea has had someLhlng of a renalssance as a model Lo dellvery houslng ln a way LhaL
paclfles Lhose ob[ecLlng Lo greenfleld houslng developmenL and Lhose concerned LhaL SuLs
fall on dellverlng communlLles. Carden clLles have a nosLalglc charm, Lhey feel rural and
pasLoral slmply by havlng Lhe word 'garden' ln Lhe phrase, and lL con[ures up some sorL of
domesLlc ldyll.

1here are Lwo garden clLles ln Lngland
2
, aL LeLchworLh and Welwyn. 1hey were esLabllshed

1
CA8L - Lhe CovernmenL's deslgn quango from 2000 Lo 2011, before lL was abollshed - conducLed Lhree separaLe audlLs of
new houslng durlng Lhe perlod 2003-2007. 1he audlLs, conducLed ln all nlne former Lngllsh reglons assessed 293 houslng
developmenLs uslng Lhe 8ulldlng for Llfe crlLerla developed beLween CA8L and Lhe Pousebullders lederaLlon. 1hey found LhaL
only 18 of developmenLs were raLed 'good' or very good', wlLh Lhe remalnlng 82 raLed 'average' or 'poor'.
hLLp://webarchlve.naLlonalarchlves.gov.uk/20110118093336/hLLp://www.cabe.org.uk/houslng/audlL
2
lL's laughable Lo Lhlnk LhaL LeLchworLh and Welwyn were orlglnal ln Lhe ldea of creaLlng a uLoplan ldeal, and equally laughable
Lo argue LhaL only afLer Lhe lannlng AcLs were places planned. 1he search for a uLoplan urban ldeal can be recorded back Lo
5

by Lbenezer Poward ln Lhe early 20Lh CenLury, prlmarlly as a way of addresslng Lhe slums
worklng people had Lo LoleraLe aL Lhe Llme ln London. Poward soughL Lo dellver self-
susLalnlng communlLles LhaL comblned Lhe besL of Lown and counLry and provlded people
wlLh decenL homes, space and Lhe servlces and faclllLles Lhey needed Lo llve happy healLhler
llves. 1hey dlffered from earller places by belng less paLernallsLlc and phllanLhroplc. Poward
was lnsLrumenLal ln dellverlng Lhe seLLlemenLs hlmself, crlLlcal of local auLhorlLles, buL was
successful ln seelng hls long Lerm amblLlon reallsed ln Lhese places.

LeLchworLh and Welwyn are fully reallsed places LhaL sLlll llve and breaLhe. 8oLh malnLaln a
good mlx of land uses and offer opporLunlLy for resldenLs. nelLher feels llke a commuLer
Lown, desplLe proxlmlLy Lo London vla fasL dlrecL Lralns and road lnfrasLrucLure
3
. nelLher ls
LoLally wlLhouL lLs lssues - noL leasL Lhe herlLage lssues LhaL come from belng a garden clLy -
buL boLh remaln green and pleasanL, and have conLlnued Lo grow and Lhrlve.

lL's easy Lo see why Lhese leafy, spaclous, genLle and green places mlghL provlde an
aLLracLlve model for Loday's problems and lL's also easy Lo see how Lhey appeal Lo pollLlclans
looklng Lo appeal Lo Lhose people llkely Lo voLe. Powever, nelLher of Lhese places are 'clLles'
as we would Lend Lo Lhlnk of Lhem, and nelLher are llkely Lo dellver Lhe quanLlLles of houslng
needed and expecLed ln order Lo relleve our problems. 8efore progresslng on Lhe maln
argumenLs, we are ln need of some deflnlLlons for our approach.

Def|n|t|ons for th|s paper
6orden city: Poward's vlslon was for a self conLalned communlLy of around 30,000 people
surrounded by a 'green belL' of land dedlcaLed Lo provldlng land for food producLlon for Lhe
seLLlemenL. lL was also drlven by a soclal consclence, seeklng Lo provlde houslng asplraLlon
for Lhose resldlng ln urban squalor.

We do noL belleve LhaL Lhls model ls elLher Lhe basls or lnLenL of Lhe quesLlon or a sulLable
response Lo Lhe currenL houslng shorLage. Cur concepL of a garden clLy does seek Lo
malnLaln some level of self sufflclency and lndependence, and does seek Lo lnsplre
asplraLlon ln lLs deslgn and execuLlon. 1he amblLlon for our clLles, however, ls more akln Lo
Lhe slze and populaLlon of Loday's MllLon keynes (around 200,000). Cur garden clLy would
be more akln Lo a 'new clLy' and a closer relaLlve of Lhe posL war new Lowns LhaL Lhe pre-war
garden clLy.

Popu/or: We do noL belleve LhaL any new garden clLy would be unlversally popular, so Lhe
Lerm requlres some dlscusslon. 1hose lmpacLed upon by any new garden clLy wlll be wlde,
and lnfluenced by Llme, perspecLlve and clrcumsLance. 1hls wlll lnclude:
Lhe lndlgenous populaLlon of any place where Lhe garden clLy ls proposed,
Lhose noL llvlng close buL aLLracLed by Lhe ldea,
Lhose seLLllng flrsL, and
Lhose llvlng Lhere ln Lhe shorL and long Lerm once Lhe clLy ls Lhrlvlng.
lL wlll also lnclude local and naLlonal pollLlclans, compeLlng landowners, lobbylsLs and many
oLhers.

lor us, 'popular' means LhaL Lhe locaLlon / seLLlemenL has:

Medleval Llmes, buL lL was Lhe comlng of Lhe lndusLrlal revoluLlon LhaL prompLed Lhe llkes of 8lchard ArkwrlghL and 8oberL
Cwen Lo seek Lo address growlng publlc healLh concerns wlLh experlmenLs ln places llke Cromford and new Lanark. Such
pursulLs conLlnued LhroughouL Lhe nlneLeenLh cenLury ln places such as Akroydon before Lhe llkes of SalLalre, orL SunllghL and
8ournvllle became Lhe forerunners of Lhe 'flrsL garden clLles'.
3
!ohn Lewls, sLaLed aL Lhe Wolfson Semlnar ln London on !anuary 28, 2014, LhaL LeLchworLh Carden ClLy offered 13000 [obs
and only 8 of Lhe worklng populaLlon commuLed Lo London. AbouL 43 of Lhe populaLlon llve and work ln Lhe Lown.
6

pollLlcal wlll locally and naLlonally,
Lhe broad supporL of Lhe lndlgenous communlLy for houslng growLh,
been lndependenLly verlfled as envlronmenLally beneflclal, and
Lhe assumpLlon ls made LhaL, over a generaLlon, communlLy and pollLlcal saLlsfacLlon
can be made, measured and malnLalned.
We have also assumed LhaL Lhe unheard homeless - Lhose Lrapped by, or unable Lo move
wlLhln, Lhe presenL houslng markeL - would be broadly supporLlve of any move Lo deal wlLh
Lhe crlsls lnnovaLlvely and expedlenLly.

visionory: vlslonary ls dlvlslve, Lhe anLlLhesls of popular. 8uL our consldered argumenL ls
LhaL garden clLles - aL leasL ln Lhe Lerms we have deflned - provldes a bold vlslonary fuLure
LhaL can be accepLable. vlslonary means dellverlng garden clLles and easlng Lhe houslng
crlsls. lL's as slmple as LhaL.

1here have been few Lhlngs ln Lhe 'posL-lannlng AcL era' more vlslonary Lhan Lhe garden
clLles and new Lowns. 8ecause Lhey were vlslonary, Poward's ldeas were roundly mocked aL
Lhe Llme, and people came Lo LeLchworLh noL only Lo look aL Lhe new soclal experlmenL, buL
also Lo laugh aL lL. Welwyn sLruggled Lo Lake off and never LoLally fulfllled Lhe vlslon ln Lhe
same way LeLchworLh dld, parLly because of Lhe scepLlclsm.

ArchlLecLure - unllke plannlng - ls ofLen vlslonary, buL usually only wlLh some success on Lhe
scale of a slngle bulldlng. 8arely have large scale vlslonary archlLecLural pro[ecLs come off
Lhe drawlng board and rarely have Lhey Lruly been popular. lndeed, Lhe besL - mosL
vlslonary - archlLecLure (llke Lhe besL arL) ls deeply dlvlslve wlLh Lhose who promoLe lL
becomlng as passlonaLe as Lhose who rldlcule lL.

Carden clLles work ln Lhe modern conLexL because people are largely famlllar wlLh whaL LhaL
mlghL mean. 1he concepL ls noL necessarlly frlghLenlng, buL dellverlng Lhem ls complex. 1he
ldea of dellverlng Lhem now remalns vlslonary.

And so, ln addresslng Lhe quesLlon, our Lerms are deflned: we are looklng aL a large scale
seLLlemenL, akln Lo Lhe laLer new Lowns. uellvery of a new Lown on Lhls scale ln a counLry
where Lhe houslng problem ls recognlsed buL every communlLy would llke lL somewhere else
ls as vlslonary as we feel anyLhlng can be wlLhouL compromlslng supporL, and popularlLy
musL be measured from Lhe ouLseL on a wlde range of facLors lncludlng economlc, soclal,
envlronmenLal and pollLlcal over aL leasL a generaLlon of bulldlng and occupancy.
7

V|s|on

A messoqe ftom tbe moyot of cbeJJloqtoo oo tbe 25
tb
ooolvetsoty of tbe foooJloq of tbe
towo. J Motcb, 2046.

l moved Lo CheddlngLon wlLh my parenLs when l was LhlrLeen. 1hey were sold on Lhe ldea
of a beLLer llfe and a new beglnnlng.

ln 2016, we llved maybe an hour's [ourney from London, my dad Lravelled Lhere every day.
Pe always lefL before l woke ln Lhe mornlng. l can'L remember spendlng long evenlngs wlLh
hlm. Mlnd, l was a geeky Leenager and loads of Lhlngs beyond Lhe orblL of my raglng
hormones passed me by. 8uL l do remember hlm soured by Lraln Lravel - Lhey'd be laLe or
cancelled, he'd never geL a seaL, never be able Lo look ouL of Lhe wlndow aL Lhe landscapes
slldlng by and.Lhe cosL. l Lhlnk lL was a hard Llme for mum and dad and my Leenage
grunLlng can'L have helped. uad couldn'L relax or unwlnd afLer a day ln Lhe offlce. And l
don'L Lhlnk hls [ourney from Lhe London Lermlnus Lo hls offlce seaL was ever any beLLer.

We couldn'L move closer Lo London because of Lhe house prlces. My mum vlrLually sLopped
work when l was born and Lhen when my broLher came along Loo she was a full Llme mum.
uad had Lo work ln London because Lhe work was Lhere. lL was well pald and Lhere was
noLhlng ouL ln Lhe provlnces LhaL would have served hlm Lhe same. Pe plugged away, buL
we were Lrapped.

1here was a masslve houslng crlsls aL Lhe Llme, people were llvlng longer and wanLed Lo
keep Lhelr lndependence, klds couldn'L move ouL of home and Lhey were sLaylng wlLh Lhelr
parenLs lnLo Lhelr LhlrLles, we had Lhls ldea as well LhaL lmmlgranLs were flocklng Lo Lhe
counLry. Pouslng hadn'L been supplled ln Lhe numbers LhaL were needed for decades -
probably slnce Lhe elghLles - and lL rose ln prlce enormously, especlally around Lhe souLh
easL, whlch ls why my parenLs couldn'L move. Lven wlLh Lhe hlgh prlces of rall Lravel, and
Lhe crowded Lralns, lL wasn'L worLh lL. l wondered whaL moLlvaLed people Lo do lL, buL l was
a kld wlLh a shorL blke rlde Lo hlgh school.

London became wealLhler and economles became more global. London became even more
lmporLanL and anyone wanLlng a career ln medla or Lechnology or markeLlng or banklng or
someLhlng else modern had Lo go Lo London Lo do lL. eople had lnvesLed ln properLy,
buylng lL up as an lnvesLmenL - some people had Lwo, Lhree, four houses and Lhere were
parLs of London where new developmenLs were vlrLually empLy because Lhey'd been
snapped up by forelgn people puLLlng Lhelr money ln a markeL where Lhe prlces were rlslng
by 10 a year.

lor a llLLle whlle, Lhere'd been Lhls ldea of locallsm - Lhe 'blg socleLy' - buL lL was qulckly
forgoLLen. Supposedly, communlLles could Lake conLrol of Lhelr fuLure and Lhe place where
Lhey llved, buL when lL came Lo more houslng, lL was llke Lurkeys voLlng for ChrlsLmas. no-
one llvlng ln a nlce rural area wanLed more houslng. Someone had Lo break Lhe cycle.

1he CovernmenL had Lo acL, and flnally had Lhe courage Lo deslgnaLe a whole new Lranche of
new Lowns ln 2016.

1hey nomlnaLed flve places for new Lowns. 1hey resorLed Lo Lhe Lerm 'new Lown' because
Lhey reallsed LhaL Lhe new Lowns had been successful once before - Lhere were loads of
Lhem bullL ln Lhe 1960s and 1970s and Lhen vlrLually noLhlng afLer LhaL. 1hey'd played abouL
8

wlLh 'eco-Lowns' and 'mlllennlum communlLles' ln Lhe flrsL decade of Lhe 21
sL
cenLury, buL
no-one really boughL lnLo LhaL elLher. 1hey reallsed LhaL acLually bulldlng a new Lown - wlLh
all Lhe sLrenuous opposlLlon Lo house bulldlng generally and all Lhe rampanL opposlLlon from
Lhe counLryslde lobby - would acLually be qulLe vlslonary ln lLself.

1he CovernmenL wanLed as clean a slaLe as posslble Lo sLarL wlLh. 1hey looked for p|aces
that had ||nks - roads and rallways Lo oLher places - and were fa|r|y free of natura|
constra|nts - green belLs and beauLy spoLs - [usL Lo ensure LhaL people could geL Lo work
and geL Lhe Lhlngs Lhey needed before all of Lhe shops and schools and workplaces really
klcked ln. 8uL Lhey wanLed Lhese new Lowns Lo be separate from London, and noL [usL
commuLer Lowns. 1hey wanLed Lhe Lowns Lo have a character and |dent|ty of the|r own.
1hey had Lo be around the south east because LhaL's where all Lhe blg houslng problems
were and bulldlng Lhere would leL off some of Lhe sLeam, buL Lhey d|dn't want to fue|
London's growth.

8ack ln 2016, CheddlngLon was a llLLle vlllage. lL was a cuLe place, dlnky church, no crlme,
greaL splrlLed communlLy. lL saL ln beLween MllLon keynes and Pemel PempsLead, close Lo
Lhe M1 and ln a beauLlful area [usL norLh of Lhe ChllLerns. Cf course, people were horrlfled -
uLLerly horrlfled - when Lhe CovernmenL named Lhe vlllage ln lLs new Lown programme. 8uL
CheddlngLon had a huge asseL - a four plaLform rallway sLaLlon on Lhe maln llne wlLh annual
passenger [ourney numbers below 80,000. A sLaLlon llke LhaL anywhere else would have
passenger [ourney numbers ln Lhe mllllons.

8uL Lhe anger has - of course - subslded as Lhe Lown grew and proved lLself Lo be Lruly
successful - lnnovaLlve and ouLsLandlng and sLlll aLLracLlng people Lo lL. Lven aL Lhe Llme, Lhe
carefu| consu|tat|on carr|ed out by the Deve|opment Corporat|on and Lhe local auLhorlLy
was gauged Lo wln over hearLs and mlnds. l remember some people we were flrsL
nelghbourly wlLh had been Lo lrelburg and Zurlch Lo LasLe Lhe sorL of houslng form LhaL Lhe
Lown was golng Lo asplre Lo
4
.

Cur CheddlngLon, Lhe one my parenLs moved Lo when l was 18, was [usL geLLlng golng. We
were one of Lhe flrsL ones ln. lL Look a few years for Lhe flrsL houses Lo come, lL was 2021.

nCUSING AND S1kLL1S
We were closer Lo London buL, lmporLanLly, we weren'L Lled Lo lL, we dldn'L need Lo go Lhere
much. 1he houses were cheap Lo move Lo lnlLlally.

1he houses were beaut|fu||y des|gned
S
- Lhey faced south and caught the sun durlng Lhe
day. 1he front door went r|ght onto the street and loLs were set |n terraces so you goL to
know your ne|ghbours
6
. Cn Lhe back of a worsenlng cllmaLe, Lhe houses were generally
Lhree sLoreys, wlLh Lhe ground f|oor f|ood-proofed and a ||ft was ava||ab|e, noL [usL for
enab||ng peop|e to move about the house lf Lhey couldn'L use Lhe sLalrs, buL also for eas||y

4
Cur vlslon for resldenLlal nelghbourhoods ls based very much on Lhe Lype of developmenL belng seen ln parLs of enllghLened
Lurope. 1hls would lnclude Lhe llkes of vauban ln lrelburg, buL also CWL-Lerreln ln AmsLerdam, 1ublngen-SudsLadL Cermany
and neu-Cerllkon ln Zurlch.
3
llelden Clegg 8radley's lcoo developmenL ln SLreeL, SomerseL, represenLs Lhe sorL of resldenLlal developmenL LhaL ls currenLly
asplraLlonal. SeL close Lo Lhe cenLre of Lhe Lown, Lhe developmenL comprlses a varled selecLlon of famlly houses, aparLmenLs
and mews arranged qulLe rlgldly Lo capLure Lhe beneflLs of Lhe envlronmenL, provlde walklng and cycllng rouLes Lhrough Lhe
developmenL, creaLe communlLles and accommodaLe modern llvlng. 1he houses have spaclous rooms, are aLLracLlvely
deslgned and offer clear dlsLlncLlons beLween prlvaLe and publlc space. 1he publlc realm ls LhoughLful and flnlshed Lo a hlgh
sLandard. 1he houses are deslgned Lo an LcoPomes 'excellenL' raLlng
6
lA1s aLLenLlon Lo deLall ln Lhe consulLaLlon process LhaL lead Lo new lsllngLon ls well known and wldely recorded. 1hey found
LhaL people's needs from Lhelr homes were relaLlvely slmple - fronL door, garden, space for a car. Cn such reporL can be found
here: hLLp://www.e-archlLecL.co.uk/manchesLer/new-lsllngLon-faL
9

mov|ng furn|ture and be|ong|ngs h|gher up ln exLreme weaLher. We had a better garden
and more space. We were encouraged Lo grow our own food ln our dlfferenL ouLdoor
places, and lndeed we looked afLer gardens LogeLher and Lended Lo communlLy gardens ln
Lhe nelghbourhood
7
. All of Lhe houses had so|ar pane|s and energy eff|c|ent heat|ng. We
caughL Lhe water off the roof and used LhaL.

We all sLlll had peLrol cars when we moved ln, buL l remember LhaL a|| the houses were
prov|ded w|th b|kes and Lhere were pr|or|ty zones on the streets for them, so geLLlng
around was really easy. 1he prlorlLy was Lruly Lowards peop|e on the streets. 1he
Wlnucars
8
(WlLh no urlver) were qulck Lo be rolled ouL. 1here was amp|e cyc|e park|ng ln
Lhe Lown cenLre and aL Lhe rallway sLaLlon. And l say sLreeLs, because Lhey were rea| streets
that peop|e wa|ked on, wlLh trees, and Lhe young chlldren comlng Lo Lhe Lown fe|t safe on
them and cou|d p|ay w|th the other k|ds
9
.

Uk8AN S1kUC1UkL
1he cenLre of Lown was des|gned around the stat|on LhaL was already Lhere. 1hey declded
Lo puL off|ces and shops around the stat|on, and a bus sLaLlon nexL Lo lL, so Lhe tra|ns ||nked
w|th the tro||eybuses. 1he Lrolleybuses, whlch were a revlved ldea aL Lhe Llme of Lhe new
Lowns
10
, all had a ded|cated track, and Lhey'd reserved Lhe routes to the other three
proposed centres - even Lhough each of Lhem was proposed only Lhree kllomeLres or so
away, Lhere'd be qulck, dlrecL access from Lhe sLaLlon. Cyc|eways and footways f|anked the
tro||eybus rouLes, so Lhere wasn'L segregaLlon of Lhe modes.

1he Lown cenLre was fu|| of trees and water
11
, and Lhey were rea| foca| po|nts. 8ecause Lhe
traff|c |eve|s were qu|te |ow, we were encouraged to wa|k there. l meL my maLes ln Lhe
cenLre and we'd flnd sLuff Lo do. 8ecause lL was new, Lhere were places Lo go - Lhe Lown
was or|entated for work|ng peop|e and fam|||es. When we moved Lhere you had to have a
|ob to qua||fy for a house.

1he f|rst phase, when we moved ln, was for about 60,000 peop|e - a trad|t|ona| town wlLh a
cenLre and resldenLlal of all klnds all around lL - flaLs, houses, small ones and blgger ones.
1here was someth|ng of the o|d ph||anthrop|c v|||ages - SalLalre, orL SunllghL, 8runel's
Swlndon - buL less of an obvlous separaLlon
12
. Lveryone was klnd of ln lL LogeLher. 1here
was no 'affordab|e hous|ng'. 1here was a blL of a p|oneer sp|r|t.

1he centre though was not |ust shops. 8ecause of Lhe lnLerneL - whlch was sLlll ln lLs
lmmaLure early days - people dld less shopplng ln shops, so Lhe town centre had more
p|aces to meet and soc|a||se, and smaller shops and buslnesses Lo meeL everyday needs -
halrdressers, esLaLe agenLs. eople llved Lhere, Loo. 1he ma|n workspaces had ||tt|e

7
1he communlLy growlng pro[ecL ln 1odmorden ls an lnsplrlng meLhod of brlnglng LogeLher Lhe people of a place - from Lhe
young Lo Lhe old - Lo develop undersLandlng and learn abouL food producLlon and Lo lmprove Lhelr Lown physlcally and
envlronmenLally. 1hls Lype of pro[ecL should be nurLured ln Lhe new Lown:
hLLp://webarchlve.naLlonalarchlves.gov.uk/20110118093336/hLLp://www.cabe.org.uk/case-sLudles/lncredlble-edlble-
Lodmorden
8
1he uk seems Lo be commlLLed Lo LesLlng drlverless vehlcle Lechnology ln 2014. 1he Lechnology has exlsLed for some Llme
and, of course, Lhe uocklands LlghL 8allway has operaLed vlrLually drlverless for 23 years.
9
WlLh lncreases ln Lrafflc and a growlng fear of crlme, chlldren play on Lhelr sLreeL less and less. 8uL playlng on Lhelr own sLreeL
ls a vlLal parL of growlng up and essenLlal for all chlldren.
10
Leeds ls conslderlng a new generaLlon of Lrolleybuses connecLlng Lhe norLh and Lhe souLh of Lhe clLy:
hLLp://www.ngLmeLro.com/
11
WaLer and Lrees are key aLLracLors Lo soclal meeLlng places. 1he effecLs of each are varled - shade, colour, movemenL,
varleLy, enLerLalnmenL and Lhe aLLracLlveness and economlc of waLer, parLlcularly on warm, dry days ls poLenLlally enormous -
wlLness Lhe founLalns on SouLhend romenade, aL 8exhlll on Sea by Lhe ue La Waar and Lhe enormous Mlrror ln 8radford:
hLLp://www.Lheguardlan.com/socleLy/2012/feb/19/bradford-waLer-feaLure-clLy-park
12
Larly phllanLhroplc communlLles had a clearer dlsLlncLlon beLween houses for workers and houses for managers.
10

conven|ence shops Loo, so lL was really easy Lo geL whaL you wanLed from Lhe cenLre. 1here
was an entrepreneur|a| sp|r|t wlLh spaces for small buslnesses, and those prov|d|ng ear|y
serv|ces rea||y thr|ved. 1here were even phys|ca| banks to start w|th, and some of Lhe
Lraders who really made an efforL wlLh Lhelr unlLs, provldlng a rea||y persona| serv|ce and
someLhlng of an experlence found Lhey traded better |n actua| shops than on||ne. Some
have even survlved Lo Loday. lL was all helped wlLh Lhe local currency, Lhe CheddlngLon
8ucks (obvlously!).

1here were more unsavoury e|ements - some llghL manufacLurlng, wasLe recycllng planLs
waLer and wasLewaLer planLs and a plan for a cemeLery - buL Lhey were |ocated together on
the east s|de of the ra||way ln a landscaped seLLlng. lL was Lhe besL soluLlon Lhey could work
ouL, ensurlng LhaL Lhe places where people wanLed Lo llve and en[oy Lhe new Lown weren'L
Loo compromlsed, buL LhaL Lhe Lown could acLually funcLlon. lL's noL ldeal, and deep ln LhaL
zone becomes qulLe helllsh, buL essenLlally lL works. 1hey took the s|te of the o|d 'reta||
park' (a collecLlon of really blg warehouse Lype shops wlLh loLs of parklng), buL Lhey dled ouL
when people sLopped uslng cars wlLh Lhe fuel crlsls of Lhe 2030s. lL became abouL be|ng
on||ne and us|ng the soc|a| hubs |n the centres.

CnLDDING1CN 1CDA
l've llved here for LwenLy-flve years now. 1he Lown has nearly reached lLs planned
populaLlon of 200,000 people. lL sounds scary, buL afLer Lhe flrsL few years, peop|e k|nd of
accepted that |t was here and lL was a cenLre of growLh and would be for a couple of
generaLlons. A loL of people call lL 'Lhe clLy' now.

1he orlglnal ldea was for LhaL cenLre around Lhe sLaLlon Lo be one of four eventua| centres
for the town. 1hey called lL 'polycenLrlc', and lL was devlsed because Lhe popularlLy of a
slngle Lown cenLre was dwlndllng back ln 2016. 1hey wanLed to spread the attractors of Lhe
place ouL, so Lhere was more movement.

1he second town centre grew up about two k||ometres away from the f|rst, and lL offered
the cu|tura| e|ements of Lhe Lown's llfe. AfLer Lhe flrsL Lown cenLre was flnlshed and lL had
all sorLs of houslng bullL around lL, Lhey sLarLed on Lhe second Lown cenLre. 8y Lhen, people
were crylng ouL for a theatre and an art ga||ery - LhaL was one of Lhe Lhlngs we sLlll had Lo
Lravel ouL of Lhe Lown for back Lhen. 8uL Lhey provlded a really LhoughLful, well deslgned
provlnclal LheaLre alongslde a small gallery and museum of the town. 1here was a purpose
bu||t ||brary here as well.

1he space ln beLween Lhe Lwo Lown cenLres became really valuable for houses because Lhey
were wlLhln easy access of all Lhe orlglnal shops and Lhen Lhe culLural quarLer as well. 1haL
broughL loads more people ln and boosLed Lhe economy. We sLarLed Lo geL some hlgher
bulldlngs ln Lhe cenLre aL LhaL polnL. Cur flrsL skyscraper was a Lwelve sLorey resldenLlal
Lower, buL Lhe prlces of Lhose aparLmenLs was really beyond us!

1LL1nING ISSULS AND MID-LIIL CkISIS
We had our lssues. 1he energy from waste |nc|nerator was evenLually bullL on Lhe easL slde
of Lhe rallway llne, buL even some of Lhe newer resldenLs ralsed ob[ecLlon. We were ||m|ted
|n the amount of waste we cou|d d|spose of because we weren't a||ocated a |andf||| s|te
beyond Lhe Lhlrd year of Lhe seLLlemenL. 1he ldea was always Lo reduce, reuse, recyc|e and
recover. WlLhouL Lhe lnclneraLor, our energy supply - from Lhe sun and Lhe wlnd - would
have been sLreLched (Lhough all bu||d|ngs were constructed w|th a|r and ground source
11

heat pumps
13
). 1he lnclneraLor evenLually became operaLlonal ln 2028 and has been glvlng
Lo Lhe grld ever slnce.

1he th|rd town centre was planned as pr|mar||y a commerc|a| hub. Llke Lhe flrsL Lwo Lown
cenLres, lL had a mlx of uses - some shops and convenlence sLores wlLh some servlces and
enLerLalnmenL and Lhe soclal hubs - buL lL really became Lhe ma|n p|ace for bus|ness and
commerc|a| trad|ng. 1he Lhlrd Lown cenLre was essenLlally equ|d|stant from the f|rst two -
Lwo kllomeLres aparL and connecLed by Lhe Lrolleybus and Wlnucars - so complemenLary.
Agaln, Lhe resldenLlal developmenL Lhrlved on Lhe perlphery of Lhls cenLre, wlLh smarL
aparLmenLs for Lhe professlonal workers Lendlng Lo domlnaLe, Lhough Lhe land ln beLween
Lhe Lhree cenLres remalned Lhe mosL valuable. No-one ||ved more than 20 m|nutes wa|k
from at |east one town centre.

Cpen space - boLh sLrucLural Lo Lhe Lown lLself, and funcLlonal for Lhe people who llved here
- conLlnued Lo be developed, and lL was estab||shed |n corr|dors Lhrough and around Lhe
Lown. Many of the hedgerows, f|e|d patterns and ma|or trees were worked |nto the
structure of the town
14
and, readlng abouL Lhe early posL-war Lowns of a cenLury ago, Lhe
ava||ab|||ty of open space for res|dents and Lhe way lL provlded a framework for bullL
developmenL was lmporLanL Lo Lhem Loo and lnsLrumenLal ln maklng Lhose Lowns successful.

And here am l, 43, havlng llved here for 23 years. l have my own klds golng Lo Lhe prlmary
school, playlng ln Lhe sLreeLs wlLh Lhelr frlends, uslng Lhe commun|ty centres we seL up ln
Lhe early days. We have Lhe ChllLerns - sLlll lovlngly proLecLed - only a 20 mlnuLe Wlnucar
rlde away. 1he town |s fu||y susta|nab|e and v|rtua||y se|f-re||ant. MosL people llve, work
and play ln Lhe slngle place. lL's been remarkably successful and lnsplrlng, and l'm pleased
Lo say LhaL CheddlngLon, along wlLh Lhe oLher four early 21
sL
CenLury new Lowns, lnsplred
every reglon ln Lngland Lo develop Lhelr own self sufflclenL seLLlemenL.

As Lhls Lown's mayor, aL Lhe 100
Lh
annlversary of Lhe new 1own AcL and Lhe 23
Lh
year of
CheddlngLon, lL's a prlvllege Lo have been a small parL of a dlsLlngulshed hlsLory.

13
1he Lechnology ls ouLllned here - hLLp://www.energysavlngLrusL.org.uk/CeneraLlng-energy/Chooslng-a-renewable-
Lechnology - and would probably aLLracL granLs ln consLrucLlon.
14
1he posL-war new Lowns were keen Lo proLecL and preserve and lnLegraLe fleld boundarles and hedgerows lnLo Lhe fabrlc of
Lhe Lowns as Lhey developed. Many of Lhese hedgerows, ln Lowns llke MllLon keynes and SLevenage, are now recognlsed as
parL of Lhe open space provlslon and sLrucLure wlLhln Lhe Lown , and are ofLen managed Lhrough 8lodlverslLy AcLlon lans
governlng Lhe Lowns.
12

Governance

ln decldlng how Lo govern Lhe bulldlng of a new garden clLy, you need Lo declde who you are
bulldlng Lhe clLy for, and who Lakes precedence ln Lhe ob[ecLlves of creaLlng a clLy. Cur vlew
ls LhaL you are bulldlng Lhe clLy for fuLure resldenLs, and Lherefore you need a model of
governance Lo acL ln Lhe besL lnLeresLs of fuLure resldenLs.

1here needs Lo be a way of ensurlng LhaL new governance also has Lo Lake lnLo accounL, as
far as posslble, Lhe vlews of exlsLlng resldenLs and Lhose lmpacLed by Lhe new clLy. ?ou
Lherefore also need Lo have an opposlng body capable of acLlng ln Lhe besL lnLeresLs of
exlsLlng resldenLs.

Cur meLhod of governance would be Lo have a 'Carden ClLy uevelopmenL CorporaLlon'
esLabllshed Lo lead Lhe developmenL of Lhe clLy. 1here are a number of models of
developmenL corporaLlons LhaL have been esLabllshed, golng back Lo Lhe new 1owns AcL
1946, Lhe Local CovernmenL lannlng and Land AcL 1980 whlch esLabllshed, 'urban
developmenL corporaLlons' and Mayoral uevelopmenL CorporaLlons esLabllshed under Lhe
Locallsm AcL 2011.

Slnce Lhe flrsL new Lowns were esLabllshed, Lhe plannlng sysLem has evolved, Lherefore new
developmenL corporaLlons need Lo be capable of funcLlonlng properly wlLhln Loday's
plannlng sysLem. 1he London Legacy uevelopmenL CorporaLlon ls Lhe flrsL Lo have plan
maklng as well as developmenL managemenL powers. 1hls ls necessary so Lhe CorporaLlon
can charge Lhe CommunlLy lnfrasLrucLure Levy, and also Lo prepare a local plan, and Lhen
declde developmenL ln accordance wlLh Lhe local plan unless maLerlal conslderaLlons
lndlcaLe oLherwlse.

1he purpose, ro|e and power of the Garden C|ty Deve|opment Corporat|on
1he role of Lhe CorporaLlon would be Lo acL ln Lhe lnLeresL of fuLure resldenLs and buslnesses
of Lhe new clLy, and Lo lmplemenL and manage Lhe developmenL of Lhe clLy. 1he
corporaLlon would have a clear slmple purpose seL ouL ln leglslaLlon, buL wlde powers
avallable Lo lL Lo achleve lLs purpose. lL would be necessary for Lhe leglslaLlon noL Lo be
prescrlpLlve abouL Lhe deLalled way ln whlch Lhe corporaLlon would plan and develop a
garden clLy, buL Lo esLabllsh a legal framework would enable lL Lo declde Lhe besL flnal form
and layouL of Lhe garden clLy ln consulLaLlon wlLh Lhe local communlLles and sLakeholders.
1he purpose, powers and duLles of Lhe corporaLlon LhaL would be deflned ln leglslaLlon are
seL ouL ln Lhe summary Lable below.
13

urpose owers Dut|es Cperat|on

1he Carden ClLy uevelopmenL
CorporaLlon's purpose ls Lo
develop a new garden clLy.
ln developlng a new garden clLy,
Lhe Carden ClLy uevelopmenL
CorporaLlon may:
uevelop or brlng forward
homes
uevelop or brlng forward
employmenL uses
rovlde and lay ouL
lnfrasLrucLure necessary Lo
Lhe developmenL of a
garden clLy
uo anyLhlng necessary Lo
develop a new garden clLy

Land AcqulslLlon

reparaLlon of a
uevelopmenL
lramework

CperaLed by a 8oard
of 13 members

lannlng

Work ln parLnershlp
wlLh sLakeholders

8evlew every 7 years
Lo conslder powers
and operaLlng
arrangemenLs

llnanclal

AcL ln Lhe besL
lnLeresLs of fuLure
resldenLs and
buslnesses

14

owers
Lond ocquisition
1he CorporaLlon would have powers Lo acqulre land, boLh by agreemenL and compulsorlly lf
necessary.

When acqulrlng land, Lhe corporaLlon would need Lo show LhaL Lhe compulsory acqulslLlon
of Lhe land was necessary Lo enable Lhe proper developmenL of Lhe clLy, and would be
requlred Lo provlde flnanclal compensaLlon, alLernaLlve land or houslng for parLles whose
land lL acqulred compulsorlly.

P/onninq
1he leglslaLlon would allow for Lhe CorporaLlon Lo have plan maklng and developmenL
managemenL plannlng powers. Powever lL would be open Lo Lhe CorporaLlon Lo declde how
Lo use lLs plannlng powers. So for example, lL may rely on Lhe plan maklng powers of Lhe
local counclls and use only lLs developmenL managemenL powers for cerLaln Lypes of uses or
large scale developmenLs.

ueve/opment fromework
1he corporaLlon would have a duLy Lo prepare a 'uevelopmenL lramework', ln consulLaLlon
wlLh Lhe local communlLy and local counclls.
1he uevelopmenL lramework would need Lo seL ouL:
A vlslon for Lhe Carden ClLy, whlch would lnclude a zonal masLerplan lncludlng Lhe
baslc layouL of Lhe clLy, denslLy, uses and LransporLaLlon meLhods
An lnfrasLrucLure dellvery plan, lncludlng LransporL, roads, and sLaLuLory uLlllLles
A buslness plan, seLLlng ouL Lhe corporaLlon's budgeL on a 3 year basls, and how lL
lnLends Lo fund lLs work
A broad phaslng plan for Lhe developmenL of Lhe garden clLy, seLLlng ouL Lhe flrsL
areas and Lypes of uses Lo be developed
An lnvesLmenL sLraLegy, seLLlng ouL how lnward lnvesLmenL would be achleved, how
[obs would be aLLracLed Lo Lhe area, and how Lhe clLy would develop and lnLeracL wlLh
nelghbourlng seLLlemenLs.
lL would be for Lhe CorporaLlon Lo declde whaL plannlng powers Lo use and wheLher lL
needed Lo prepare lLs own local plan or whlch of Lhe above plans would consLlLuLe a
local plan.

linoncio/ powers
1he corporaLlon would be able Lo seL and charge a 'CommunlLy lnfrasLrucLure Levy' Lhrough
havlng plannlng powers. Powever, ln our vlew, Lhe regulaLlons are drawn Loo LlghLly Lo be
of eoooqb use Lo Lhe corporaLlon ln bulldlng a garden clLy whlch ls enLlrely self fundlng, so lL
would need Lo have oLher flnanclal powers. 1he vlablllLy levels of developmenL ln Lhe early
years may noL be hlgh enough Lo ensure LhaL any ClL LhaL could be charged would be hlgh
enough Lo cover Lhe cosLs of Lhe new lnfrasLrucLure necessary [and ln any case ClL ls noL
deslgned Lo fund Lhe full cosL of new lnfrasLrucLure Lo supporL developmenL].

Speclflc flnanclal powers we conslder necessary Lo achleve a clLy whlch ls vlable are:
1he ablllLy Lo follow a 'Larlff' arrangemenL for ensurlng LhaL Lhe developer of each new
house makes a conLrlbuLlon Lowards lnfrasLrucLure necessary Lo supporL LhaL house.
1hls would be slmllar Lo Lhe 'MllLon keynes 8oof 1ax', l.e. more flexlble Lhan currenL
ClL and s106 arrangemenLs, and would secure a greaLer conLrlbuLlon Lo Lhe
lnfrasLrucLure Lhan you are currenLly able Lo under ClL.
15

1he ablllLy Lo seL a local sLamp duLy Lax, payable by Lhe sellets of properLy, Lo be used
Lo back fund Lhe lnfrasLrucLure cosLs of LhaL developmenL.
1he ablllLy Lo seL local regulaLlons ln relaLlon Lo houslng beneflL (or LhaL elemenL of
Lhe fuLure unlversal credlL) enLlLlemenL for resldenLs of Lhe garden clLy
1he ablllLy Lo seL local regulaLlons and Laxes around mulLlple ownershlp of properLles
and second homes [necessary Lo ensure LhaL speculaLors do noL buy properLles Lo renL
ouL whlch would push up house prlces
13
].
1he ablllLy Lo seL up (or work ln parLnershlp wlLh oLher provlders Lo seL up) a bulldlng
socleLy or flnanclal organlsaLlon whlch would operaLe Lhe 'CheddlngLon 8ucks' (local
currency) whlch would be a measure Lo ensure LhaL money remalned ln Lhe
communlLy and was lnvesLed ln Lhe clLy.
1he ablllLy Lo granL fund groups or bodles Lo provlde lnfrasLrucLure e.g. local counclls
Lo bulld roads, local groups Lo found free schools eLc.

Cperat|on - Govern|ng the governance arrangements
1he corporaLlon would follow a slmllar model for urban developmenL corporaLlons.

1here would be 12 board members, plus a chalr. Slx would be appolnLed by governmenL,
whlch would also appolnL Lhe Chalr. lour board members would be locally nomlnaLed
Lhrough Lhe local counclls, and Lwo members could be offered Lo Lhe local resldenLs as
dlrecLly elecLed seaLs, for whlch any member of a communlLy group could elecL Lo sLand
16
.

1he 8oard could seL up sub commlLLees coverlng lssues such as flnance, LransporL, plannlng
eLc.

lL ls assumed LhaL LhaL developmenL of Lhe garden clLy would Lake 30 years. 1he
corporaLlon's operaLlon would be revlewed every 7 years, Lo make sure LhaL lL was sLlll
necessary. As Llme wenL by, Lhe need for a corporaLlon would become less necessary, as
many of lLs funcLlons could be Laken over by a local Councll, a smaller lnward lnvesLmenL
company, or a local LrusL Lo Lake care of Lhe asseLs. lL would be prudenL for an exlL rouLe Lo
be seL ouL ln leglslaLlon, ln a way LhaL would besL serve Lhe clLy lLself, raLher Lhan for
example, a sudden dlsesLabllshmenL of Lhe corporaLlon belng promoLed for pollLlcal galn, or
a new arm of governmenL Laklng over Lhe corporaLlon's asseLs. lor Lhe clLy Lo be vlable ln
Lhe long Lerm, lL would need Lo reLaln Lhe ablllLy Lo govern ln lLs own lnLeresL over Lhe long
Lerm, and ensure LhaL lL reLalned enough lncome over Llme Lo pay back lnlLlal forward
funded lnfrasLrucLure.

1he ro|e of other stakeho|ders |n deve|op|ng a garden c|ty
centro/ 6overnment
CenLral governmenL's role would be Lo enacL enabllng leglslaLlon, deslgnaLe Lhe slLe for Lhe
new Lown and esLabllsh Lhe corporaLlon and lLs boundary. 1o ensure democraLlc
accounLablllLy and LhaL Lhe naLlonal lnLeresL was effecLlvely served, we assume arllamenL
lLself would deslgnaLe Lhe slLe of Lhe new Lown and esLabllsh Lhe corporaLlon afLer
consulLaLlon wlLh local auLhorlLles and a debaLe ln Lhe house.

13
ln order for Lhe houslng Lo remaln affordable ln Lhe garden clLy, properLy should as far as posslble be owner occupled, and
occupled by people LhaL work locally and generaLe flnanclal beneflL Lo Lhe communlLy. Any renL pald ln Lhe clLy should elLher
beneflL local resldenLs, or Lhe developmenL corporaLlon, noL people LhaL llve elsewhere.
16
lnnovaLlve suggesLlons by groups such as Lhe 'occupy' movemenL could be lncorporaLed. lor example a loLLery sysLem for Lhe
local represenLaLlve, or selecLlon from Lhe elecLoral reglsLer as for [ury servlce.
16

1he governmenL of Lhe day would need Lo appolnL a mlnlsLer wlLh overall responslblllLy for
Lhe corporaLlon, who would have ulLlmaLe sancLlon over lL, and be Lhe corporaLlon's llnk lnLo
oLher arms of governmenL / publlc provlslon. lor example, lf new sLaLlons or changes Lo
Lraln servlces were proposed by Lhe corporaLlon, Lhe mlnlsLer could help ensure LhaL Lhls
was faclllLaLed by Lhe ueparLmenL for 1ransporL. CenLral governmenL would also be
responslble for carrylng ouL Lhe 7 year revlew of Lhe corporaLlon's operaLlon.

Loco/ 6overnment
Local governmenL's role would depend on Lhe flnal form and powers of Lhe corporaLlon.
Local governmenL would lnlLlally be Lhe volce of Lhe exlsLlng populaLlon of Lhe slLe of Lhe clLy.
lL would have Lo conslder Lhe proposal Lo slLe Lhe clLy ln lLs area, and make sure LhaL Lhe
speclal characLerlsLlcs of Lhe area and vlews of Lhe local communlLy were Laken lnLo accounL
as fully as posslble ln Lhe operaLlon of Lhe corporaLlon and ln Lhe developmenL framework.
lor example Lhe local councll would draw aLLenLlon Lo any llsLed bulldlngs or conservaLlon
areas, asseLs of communlLy value, exlsLlng lnfrasLrucLure LhaL would need Lo be malnLalned.

Local counclls could also provlde servlces for and work ln parLnershlp wlLh Lhe corporaLlon.
lor example, lL could prepare Local uevelopmenL uocumenLs, carry ouL some of Lhe
plannlng funcLlons of Lhe corporaLlon, such as enforcemenL or reglsLraLlon of plannlng
appllcaLlons. lL could be funded by Lhe corporaLlon Lo carry ouL work or provlde speclallsL
advlce e.g. envlronmenLal healLh, Lrafflc advlce. lL could be granL funded Lo manage
hlghways works LhaL were pald for Lhrough Lhe corporaLlon's lnfrasLrucLure fundlng. 1he
local auLhorlLy would also have represenLaLlon on Lhe corporaLlon board.
17

V|ab|||ty

We have used a 'neL resenL value' approach Lo show LhaL our garden clLy would be vlable.
17

1hls lsn'L a full flnanclal appralsal, or deLalled cosL esLlmaLe of Lhe speclflc lnfrasLrucLure
necessary Lo supporL developmenL ln our chosen locaLlon. We have made cerLaln
assumpLlons LhaL follow our governance arrangemenLs and vlslon for our new clLy, and have
lnpuLLed Lhose lnLo our spreadsheeL model. Cur model shows a neL resenL value, even
wlLhouL allowlng for lncome from Lhe sale of any land Lo developers or bulldlng houslng Lo
be leL by Lhe corporaLlon, or allowlng for lncome from or sale of employmenL land. Cur
meLhodology and assumpLlons and Lhe cosLs and lncome LhaL we have lncluded ln our
model are seL ouL below.

We have assumed LhaL Lhe clLy ls ln CheddlngLon ln 8ucklnghamshlre, LhaL lL ls 36km
2
and
wlll have a populaLlon of 200,000 people.

Corporat|on operat|ng cost
We have assumed a revenue runnlng cosL of 2.3 mllllon a year for Lhe corporaLlon. 1hls
cosL lncludes salarles, accommodaLlon, and board cosLs. 1hls cosL ls Laken from Lhe revenue
cosL of runnlng Lhe London 1hames CaLeway uevelopmenL CorporaLlon ln 2008/2009, when
lL had 38 full Llme sLaff, 12 board members and offlces ln cenLral London.
18
AlLhough
lnflaLlon may have lncreased runnlng cosLs slnce Lhen, lL ls consldered LhaL ouLslde of
London sLaff and offlce cosLs would be lower, and Lherefore 2.3mllllon a year ls a
reasonable esLlmaLe.

Land urchase r|ce
We have Laken an exlsLlng use value approach Lo land purchase prlce cosLs. We used Lhe
www.uklanddlrecLory.org.uk webslLe Lo search for land for sale ln 8ucklnghamshlre ln
lebruary 2014. We Look an average of all Lhe land for sale ln 8ucklnghamshlre LhaL doesn'L
have plannlng permlsslon for resldenLlal developmenL, and from LhaL worked ouL an average
cosL per acre. We have Lhen calculaLed LhaL for Lhe 36km2 (or 8893 acres) area for our
garden clLy Lhe land would be valued aL 141,724,630.49. We have added a 20 premlum
Lo Lhls flgure, ln llne wlLh Lhe approach ofLen used ln ClL vlablllLy sLudles whlch reflecLs Lhe
lncenLlve above exlsLlng use value LhaL a landowner would be llkely Lo accepL Lo sell Lhelr
land (whlch assumes LhaL Lhe prlces on uklanddlrecLory.org.uk reflecL exlsLlng use value).
1hls glves a land purchase cosL of 170,069,380.39. AL Lhls sLage our cosL doesn'L lnclude
professlonal fees, CC cosLs, sLamp duLy land Lax eLc. Powever, we conslder lL ls a
reasonable flgure Lo use aL Lhls sLage. As seL ouL below, lL may noL be necessary for all of Lhe
land for developmenL of Lhe garden clLy Lo be purchased up fronL by Lhe CorporaLlon, buL for
Lhe purposes of our calculaLlon we have assumed LhaL 36km
2
ls purchased aL a cosL of 170
mllllon ln year 1 of Lhe CorporaLlon's llfe.

Cost of Deve|opment Iramework
We have assumed Lhe producLlon of Lhe corporaLlon's developmenL framework would be
parLly carrled ouL ln house and parLly by consulLanLs. Some of Lhe cosL ls Lherefore lncluded
ln Lhe operaLlng cosL of Lhe corporaLlon. We have esLlmaLed LhaL lnpuL from consulLanLs

17
See appendices C, D and E for tables showing our calculations.
18
L1CuC Annual reporL and accounLs 2008/09.
18

would be necessary aL an approxlmaLe cosL of 2mllllon and Lhls ls compleLed ln year 2 of
Lhe corporaLlon's llfe.

Infrastructure Costs and assumpt|ons
uslng our knowledge of lnfrasLrucLure sLudles LhaL have been carrled ouL Lo supporL
lnfrasLrucLure plannlng by local auLhorlLles we have esLlmaLed LhaL Lhe cosL per new houslng
unlL ln Lhe new garden clLy for lnfrasLrucLure wlll be 33,000. We esLlmaLed Lhls by looklng
aL Lhe '1arlff' approaches and underlylng sLudles operaLed by MllLon keynes, L1CuC and
WesL norLhampLonshlre uevelopmenL CorporaLlon. 33,000 per unlL ls aL Lhe hlgher end of
Lhe cosLs seL ouL ln Lhose documenLs. 8uL, glven LhaL we are developlng a new clLy ln a
predomlnanLly greenfleld area, we have chosen a hlgher cosL Lo reflecL LhaL Lhere wlll be
llLLle exlsLlng lnfrasLrucLure avallable. We sense checked Lhls flgure agalnsL Swlndon's
esLlmaLe of lnfrasLrucLure cosL as seL ouL ln Lhelr lnfrasLrucLure uellvery lan, whlch came
ouL wlLh a vlrLually ldenLlcal esLlmaLe. AlLhough Lhe sLudles referred Lo are sllghLly ouL of
daLe, we conslder LhaL Lhey are sLlll reallsLlc as Lhe 8ClS lndex ls aL a slmllar level now Lo
when Lhe lnlLlal cosLs were consldered.

Cur lnfrasLrucLure cosL assumpLlons do noL lnclude an esLlmaLe for affordable houslng. Cur
assumpLlon ls LhaL measures Laken by Lhe corporaLlon wlll ensure LhaL house prlces are low
and LhaL a saLlsfacLory level of houslng wlll be provlded aL a cosL whlch ls wlLhln reach of all
members of Lhe communlLy, lncludlng Lhose earnlng Lhe mlnlmum wage.

We have noL lncluded a cosL for lnfrasLrucLure Lo supporL employmenL or commerclal
developmenL ln Lhe area wlLhln calculaLlon. 1hls ls because lL ls dlfflculL Lo separaLe ouL Lhe
cosL of lnfrasLrucLure for employmenL land from Lhe cosL of lnfrasLrucLure from resldenLlal.
lL ls also dlfflculL Lo esLlmaLe how much of Lhe area of Lhe clLy wlll be glven over Lo
employmenL land raLher Lhan open space or houslng. Larly ln Lhe developmenL of Lhe clLy
we wanL Lo aLLracL employers Lo Lhe area so would noL wanL Lo overburden developers wlLh
cosLs. lL ls Lherefore assumed LhaL developers would provlde any lnfrasLrucLure necessary
for new employmenL uses ln klnd on slLe as parL of Lhelr developmenL (Lhe corporaLlon could
secure Lhls Lhrough secLlon 106 agreemenLs). lL ls Lherefore noL necessary Lo accounL for
Lhe cosL of provlslon of employmenL lnfrasLrucLure on our calculaLlon.

opu|at|on hous|ng numbers and bu||d out
Cur clLy wlll have a populaLlon of 200,000. We have assumed an average household slze of
2.3
19
people, Lhe 2011 uk average. 1hls means Lhere wlll evenLually be 86970 properLles ln
Lhe clLy. We have assumed full bulld ouL wlll Lake 30 years, wlLh Lhe flrsL properLles sLarLlng
on slLe ln year 4 and belng compleLed and ready for occupaLlon ln year 6. We have assumed
LhaL from year 4 2899 properLles sLarL on slLe each year unLll year 33 when Lhe flnal 2899
sLarL on slLe. All houslng ls compleLed ln year 36. Cbvlously, ln reallLy supply wlll probably
be more uneven, buL ls as reasonable aL Lhls sLage Lo assume an average bulld ouL year by
year as any oLher breakdown.

1hese houses wlll generaLe Lhe need for lnfrasLrucLure, buL Lhe lnfrasLrucLure wlll need Lo be
provlded ln chunks and wlll noL perfecLly maLch Lhe raLe of provlslon of houses. We have
Lherefore assumed LhaL a 'chunk' of lnfrasLrucLure ls provlded every 3 years. lncluded ln Lhe
spreadsheeL from year 3, and every 3 years unLll year 30 ls a cosL of -304,347,826.09 whlch
reflecLs Lhe cosL of lnfrasLrucLure for 3 years worLh of houslng (l.e. 2899 x 33,000 x 3 = -
304,347,826).

19
2011 Census: opulaLlon and Pousehold LsLlmaLes for Lhe unlLed klngdom, March 2011 (CnS webslLe)
19

|ann|ng Iee Income
We have assumed LhaL Lhe CorporaLlon recelves plannlng fee lncome of 400,000 a year,
from plannlng appllcaLlons for 2899 houses a year from year 2. 1hls ls an esLlmaLe from
currenL plannlng appllcaLlon fees from Lhe plannlng porLal. 1hls ls a low esLlmaLe as we have
assumed LhaL Lhere are 2 large appllcaLlons a year raLher Lhan 3 or 6 smaller appllcaLlons a
year whlch would mean LhaL Lhere would be more fee lncome (appllcaLlons are capped aL
230,000 for resldenLlal developmenL).

Income from tar|ff (bespoke s106 ] CIL arrangement)
As seL ouL ln Lhe governance secLlon, Lhe CorporaLlon would be able Lo apply a Larlff Lo Lhe
developmenL of each house so LhaL Lhe developer of each house makes a conLrlbuLlon
Lowards lnfrasLrucLure necessary Lo supporL LhaL house. lor Lhe purposes of Lhls appralsal
we have assumed LhaL Lhe Larlff funds 20,000 of Lhe full cosL of lnfrasLrucLure per house of
33,000. 3000 would be payable on sLarL on slLe, and 13,000 on compleLlon of
developmenL. lL ls consldered LhaL a 20,000 conLrlbuLlon would be generally vlable ln our
new clLy as lL has been secured ln MllLon keynes whlch ls nearby, and developers wlll know
early LhaL Lhey wlll be requlred Lo pay Lhe Larlff and lL would Lherefore be lncorporaLed early
on lnLo Lhelr developmenL flnances. 1he corporaLlon would be able Lo declde exacLly how lL
wlshed Lo apply Lhe Larlff e.g. lL could seL paymenL holldays, lower and lncrease raLes as
necessary Lo lncenLlvlse developmenL ln Lhe clLy, lncrease Lhe raLe above 20,000 closer Lo
Lhe full cosL of 33,000 lf vlable Lo do so.

Loca| Stamp Duty
As only 20,000 of Lhe 33,000 needed for lnfrasLrucLure wlll be funded by developers,
Lhere needs Lo be a meLhod of recapLurlng Lhls fundlng. We propose a 'local sLamp duLy' Lax
payable when properLles ln Lhe clLy are sold. 1he Lax would be payable by sellers of
properLy (who have already Laken advanLage of Lhe lnfrasLrucLure provlded ln Lhe clLy) and
would be seL aL 2.3 of sale prlce, slmllar Lo esLaLe agenLs fees. We have assumed LhaL 70
of properLy ln Lhe clLy ls owner occupled and each properLy sells every 7 years for Lhe
purposes of esLlmaLlng lncome from Lhls Lax, and Lhe average properLy sale prlce ls 130,000.

Sav|ngs from a|| hous|ng be|ng affordab|e
1here wlll be a range of houslng belng bullL ln Lhe new clLy. 1here wlll be measures Laken Lo
ensure LhaL houslng cosLs are affordable Lo a range of people. We also wanL Lhe clLy Lo be a
clLy where households work. When Lhe posL war new Lowns were esLabllshed, crlLerla for
belng allocaLed a corporaLlon house were LhaL LenanLs had Lo be on Lhelr councll houslng
walLlng llsL ln Lhelr London auLhorlLy, and Lhey had Lo have a [ob ln Lhe new Lown
20
.
Conversely, nowadays, famllles are unllkely Lo reach Lhe Lop of a Councll walLlng llsL unless
Lhey are ln need of supporL. Also, many worklng people are ln recelpL of houslng beneflL. ln
our clLy, you wouldn'L be able Lo clalm houslng beneflL (or LhaL elemenL of unlversal credlL)
unless you were over 63. We have Lherefore hypoLheslsed Lhe savlngs from houslng beneflL
ln Lhe clLy, and lncluded Lhem as lncome ln our spreadsheeL. 1he CnS sLaLlsLlcal summary
for lebruary 2014 says LhaL
21
,

At Novembet 201J tbete wete 4.99 mlllloo teclpleots of noosloq 8eoeflt, of wbom olmost
tbtee-poottets wete oqeJ ooJet 65. 1be ovetoqe weekly omooot of noosloq 8eoeflt wos
I89.91".

20
Puw and Connle 8ees, '1he PlsLory Makers: 1he SLory of Lhe early days of SLevenage new 1own' (1991)
21
4.99m x 89.91 x 0.73 x 32 weeks = annual average cosL of houslng beneflL Lo Lhe counLry (excludlng reLlred clalmanLs) We
Lhen dlvlded Lhls by Lhe populaLlon of Lhe counLry (62.3m) Lo glve an average annual cosL per person of houslng beneflL of
276.83.
20

Lach year wlLhln our spreadsheeL we have lncluded an lncome per resldenL of 276.8S
whlch represenLs Lhe savlngs Lo our clLy of havlng affordable
22
houslng and noL havlng Lo
subsldlse people's accommodaLlon cosLs Lhrough beneflLs. We accepL LhaL ln reallLy Lhere
could be some flexlblllLy abouL applylng such a pollcy, e.g. ablllLy Lo clalm for a shorL perlod
such as 3 monLhs, dlsabled people ln recelpL of beneflLs, buL generally Lhe prlnclple for Lhe
clLy would be LhaL houslng remalns affordable Lhrough measures LhaL have been puL ln place,
so LhaL even someone earnlng Lhe mlnlmum wage could afford Lo llve Lhere wlLhouL havlng
Lo be subsldlsed Lhrough houslng beneflL. As sLaLed elsewhere, our vlslon lncludes a llnk
beLween llvlng ln our clLy and worklng ln our clLy so Lhe unemploymenL raLe would generally
be very low, wlLh very llLLle, lf any, looq tetm unemploymenL. [some Lemporary
unemploymenL would be necessary Lo ensure Lhe proper worklng of Lhe employmenL
markeL ln Lhe Lown].

New nomes 8onus
We have assumed new Pomes 8onus conLlnues and have assumed a 1000 per year for 6
years lncome from each properLy over Lhe bulld ouL of Lhe clLy. We feel lL would be reallsLlc
for Lhe corporaLlon Lo recelve Lhls fundlng as lL would be responslble for coordlnaLlng Lhe
provlslon of lnfrasLrucLure ln Lhe area.

Counc|| 1ax and 8us|ness kates
We lnlLlally assumed a 1000 lncome per year from each properLy from Councll 1ax.
Powever, we declded LhaL Lhls could noL be [usLlfled wlLhouL also provldlng a cosL for
provlslon of councll servlces, so we have removed Lhls from our spreadsheeL. 1he nv of
Lhe clLy ls sLlll poslLlve. lor Lhe same reason we have noL assumed any lncome from
bus|ness rates.

Income from ub||c 1ransport rov|s|on
We have assumed Lhe corporaLlon wlll have lncome from publlc LransporL ln Lhe clLy. CosLs
of publlc LransporL provlslon are accounLed for ln Lhe 33,000 per properLy lnfrasLrucLure
cosLs. Cur esLlmaLe ls LhaL each resldenL uses publlc LransporL once a day, paylng 1 for a
LlckeL. 1hls Lherefore Lakes accounL of some resldenLs uslng publlc LransporL uslng lL more
Lhan once a day, Lhe llkellhood LhaL each [ourney would cosL more Lhan 1, and LhaL some
resldenLs would noL use publlc LransporL on any day or would noL be paylng Lo use lL
(chlldren).

Sa|es of |and
We have noL lncluded Lhe sale of any land Lo developers as parL of our lncome. 1hls ls parLly
because lL ls beyond Lhe scope of Lhls submlsslon Lo work ouL Lhe cosL of bulldlng new
houses and employmenL faclllLles, or Lo aLLempL Lo aLLempL Lo esLlmaLe Lhelr markeL value,
buL also because our flgures show a poslLlve nv wlLhouL havlng Lo sell Lhe land. We Lhlnk lL
would be more beneflclal lnsLead for Lhe corporaLlon Lo enLer lnLo agreemenLs wlLh
developers so LhaL ln reLurn for land for developmenL, Lhey recelved a proporLlon of Lhe
houses creaLed by Lhe developers ln klnd. 1he corporaLlon could Lhen leL Lhe properLles,
whlch would provlde an lncome sLream for Lhe corporaLlon Lo puL Lowards Lhe fuLure
upkeep and developmenL of Lhe Lown, and lLs lnfrasLrucLure cosLs. 1hls would also mean
LhaL Lhe resLrlcLlons on 'buylng Lo leL', mulLlple ownershlp of properLy, ownershlp by people
LhaL llve ouLslde of Lhe clLy could be applled wlLhouL pre[udlclng Lhe avallablllLy of renLed

22
i.e. a range of housing at a range of prices, the lowest of which is affordable, without having to be
formal social housing, discounted market rent etc.
21

accommodaLlon ln Lhe Lown. AlLhough Lhere ls an asplraLlon for hlgh levels of owner
occupaLlon, lL ls also necessary Lo have a supply of avallable properLy Lo renL, Lo
accommodaLe people who don'L wanL Lo buy and shorLer Lerm resldenLs. lL could also be
Lhe case LhaL noL all of Lhe properLy bullL ln Lhe Lown would be for sale anyway. 1here are
recenL examples of slgnlflcanL lnsLlLuLlonal lnvesLmenL ln Lhe prlvaLe renLed secLor, where
properLy ls bullL by developers for long Lerm prlvaLe leL raLher Lhan for sale.
23

Conc|us|ons
Cur spreadsheeL shows a neL resenL value of 87,906,422.00 on compleLlon of Lhe new
clLy. We have used a dlscounL raLe of 3. Clven Lhls nv Lakes accounL of land purchase
prlce, operaLlon of Lhe corporaLlon and does noL make any provlslon for sale of land, or
lncome from employmenL uses or corporaLlon properLy, buL does accounL for all of Lhe
lnfrasLrucLure cosLs of developmenL Lhls ls consldered Lo show a fanLasLlc level of vlablllLy.

23
e.g. Lhe Palo SLraLford Plgh SLreeL, parLs of Lhe LasL vlllage ln SLraLford.
22

Iorward Iund|ng

Cur calculaLlons show over Lhe 30 year developmenL Lhe corporaLlon can more Lhan afford
Lo fund Lhe lnfrasLrucLure. Powever, lL would also need Lhe flnanclal means Lo buy Lhe land
up fronL lf necessary, fund lLs day Lo day operaLlon, and forward fund Lhe lnfrasLrucLure.
CpLlons are for Lhe corporaLlon Lo borrow money lLself on Lhe basls of fuLure Lax and lncome
revenues, or for Lhe flrsL years of operaLlon Lo be funded by cenLral governmenL (on Lhe
basls LhaL LhaL fundlng would be pald back as Lhe clLy develops and revenues flow ln). ln
reallLy Lhe Lwo opLlons are slmllar. Large scale lnsLlLuLlons would only be wllllng Lo lend Lhe
corporaLlon Lhe enormous fundlng lf Lhere was clear governmenL commlLmenL Lo Lhe
pro[ecL, whlch meanL full bulld ouL would happen (l.e. LhaL amounLed Lo a governmenL
guaranLee for Lhe pro[ecL). lL would Lherefore be for Lhe governmenL of Lhe day Lo declde
on Lhe preclse arrangemenLs for conflrmlng lnlLlal fundlng.

We consldered oLher opLlons, perhaps lnvesLmenL from charlLable foundaLlons? Powever,
we felL LhaL such foundaLlons wouldn'L have Lhe scale of flnanclal resources Lo commlL Lo
such a large pro[ecL. lnvesLmenL from companles ln Lhe uk or abroad? Powever, as our
calculaLlon clearly shows how vlable developlng a garden clLy ls, lL would be more cosL
effecLlve for governmenL Lo provlde Lhe lnlLlal fundlng and secure Lhe long Lerm flnanclal
lncome and proflLs from Lhe developmenL of Lhe garden clLy, raLher Lhan forgolng fuLure
proflL. We belleve our proposal sLlll meeLs Lhe ob[ecLlves of Lhe Wolfson rlze LhaL 'Lhe new
garden clLy should noL cosL a penny of publlc money' (as Lhe nv ls poslLlve). lL should also
be noLed LhaL we see Lhe clLy as belng a pobllcly cootJlooteJ (by cenLral governmenL, Lhe
corporaLlon and local auLhorlLles), ptlvotely JellveteJ (by developers, houslng cooperaLlves,
houslng assoclaLlons, englneerlng flrms eLc) pro[ecL.

1|mesca|es
lL would be for Lhe corporaLlon Lo seL Lhe Llmescales for developmenL of Lhe clLy. Powever,
our broad assumpLlons are shown ln Lhe Lable below:
?ear 1 uevelopmenL
CorporaLlon
operaLlonal
Land purchased as
necessary

?ear 2 reparaLlon of
uevelopmenL
lramework
llrsL plannlng
appllcaLlon
submlLLed

?ear 3 rovlslon / paymenL
for flrsL Lranche of
lnfrasLrucLure

?ear 4 llrsL developmenLs
sLarL on slLe

?ear 6 rovlslon / paymenL
for second Lranche
of lnfrasLrucLure
llrsL developmenLs
compleLed, resldenLs
move ln
SLarL Lo recelve
lncome from publlc
LransporL, flrsL new
homes bonus
recelved,
?ear 6 onwards uevelopmenL
conLlnues Lo sLarL
and compleLe on slLe

?ear 7, 14, 21, 28, 33 8evlew of
corporaLlon
operaLlon

23

?ear 9, 12, 13, 18,
21, 24, 27, 30
rovlslon / paymenL
of nexL Lranche of
lnfrasLrucLure
lncome from local
sLamp duLy sLarLs Lo
come
?ear 33 uevelopmenL fully
compleLe

Land ownersh|p and bu||d out
uoes Lhe corporaLlon need Lo own all of Lhe land for Lhe clLy aL Lhe beglnnlng? lL could be
LhaL lf developers broughL forward developmenL proposals ln accordance wlLh Lhe
developmenL framework, Lhere would be no need for Lhe corporaLlon Lo have acqulred Lhe
land flrsL. 1hls could save Llme and Lhe cosLs of CC. Powever, cerLaln prlnclples would
need Lo be covenanLed lnLo Lhe land e.g. Lhe local sLamp duLy Lo pay for lnfrasLrucLure, Lhe
local occupaLlon and ownershlp rules. 1hls ls so all developmenL would conLrlbuLe Lo self
flnanclng of Lhe clLy - lf developmenLs were exempL from such measures, Lhey would be
'lree 8lders'. Cwnlng Lhe land would glve Lhe corporaLlon more power over bulld ouL raLes.
Cur calculaLlon has assumed bulld ouL of 2899 homes per annum. 1he balance of supply and
demand ls lmporLanL, buL we wouldn'L wanL developers Lo bulld ouL slowly Lo ensure hlgher
house prlces. Cur calculaLlon assumes a 130,000 average house prlce Lhrough Lhe bulld ouL
of Lhe clLy, on Lhe basls LhaL conLlnuous supply would keep prlces sLable.
24

lmporLanLly we assume Lhe land for Lhe clLy would be boughL aL agrlculLural value plus 20,
and Lhe new houses would be generally affordable. 1herefore, governmenL and Lhe
corporaLlon would need Lo be clear aL Lhe beglnnlng how much of Lhe developmenLs value
would be capLured over Lhe long Lerm Lo fund Lhe lnfrasLrucLure for Lhe clLy. AlLhough
exlsLlng landowners could be expecLed Lo make some proflL ouL of Lhe new clLy (ln order Lo
help make Lhe clLy popular), Lhey would noL be allowed Lo acqulre all of Lhe proflLs from, for
example, Lhe upllfL ln value from change of use of Lhe land from agrlculLural Lo houslng land.
Clear guldance would need Lo be made Lo ensure LhaL properLy speculaLlon and markeL
value vlablllLy evldence dldn'L Lake away from Lhe fundlng LhaL would be avallable for
lnfrasLrucLure. uevelopers would need Lo noL pay Loo much for Lhe land. lf developers
dldn'L pay Loo much for Lhe land, Lhey would also manage Lo make Lhelr 20 proflL margln
wlLhouL havlng Lo resorL Lo markeLlng properLy ouLslde Lhe clLy Lo lnvesLors whlch may have
Lhe effecL of sales values reachlng locally unaffordable levels.

24
1hls ls consldered Lo be a reasonable assumpLlon. lf you boughL a 4 bed house ln Swlndon ln 2003 lL cosL 243,000 and sold
ln 2009 for 243,000. ln London, a house boughL ln 2003 cosL 230,000 and was worLh 400,000 ln 2009. Cver Lhe perlod,
Swlndon had a good supply of new houslng Lo be meeL demand whlch helps explaln Lhe sLable prlces.
24

opu|ar|ty

We addressed whaL we meanL by popularlLy ln Lhe openlng preamble.

1he mosL lmporLanL elemenL of popularlLy for us ls Lhe long Lerm success of Lhe clLy. arL of
Lhls ls ln Lhe resoluLlon of Lhe houslng crlsls aL a naLlonal level, parL of lL ls ln Lhe success of
Lhe Lown lLself.

We also argued ln Lhe preamble LhaL 'vlslonary' was Lhe anLlLhesls of popular. 1here ls
probably a degree of LruLh ln Lhe old maxlm LhaL, 'we don'L llke change'. 8uL vlslonary
means change, and we do need change Lo move forward as a socleLy, a lack of change ls
sLagnaLlon.

Po/itico/ wi//, /oco//y ond notiono//y
We belleve LhaL Lhere has Lo be pollLlcal wlll for Lhe new Lowns aL Lhe naLlonal level. 1hls
has Lo be susLalned for Lhe long Lerm and done ln Lhe knowledge LhaL such a commlLmenL
won'L be popular ln Lhe locaLlons where Lhey're proposed
23
. non-commlLmenL wlll see ldeas
wlLher very qulckly (wlLness Lhe eco-Lowns, a Labour lnlLlaLlve whlch was lmmedlaLely cuL by
Lhe lncomlng coallLlon)
26
.

Cn Lhe plus slde, all Lhree maln parLles wanL Lo see a dlscusslon abouL Lhe houslng crlsls, and
have engaged ln Lhe ldea of garden clLles. 1hls glves some hope. lurLher, whllsL Plgh Speed
2 ls unpopular wlLh boLh Lhe elecLoraLe and Lhose llvlng alongslde Lhe rouLe, Lhere remalns a
pollLlcal wlll Lo see lL dellvered (aL Lhe momenL).

lL may be LhaL Lhe facLs are lnconLroverLlble, house bulldlng ls down, home ownershlp ls
down, house prlces are rlslng rapldly ln London buL nowhere else, earnlngs are rlslng very
slowly compared Lo house prlces and counclls are conLlnually falllng Lo demonsLraLe LhaL
Lhey're meeLlng Lhelr ob[ecLlvely assessed houslng needs aL examlnaLlon. ollLlclans have Lo
acL. ln addlLlon, lL ls lmposslble Lo dellver houslng qulckly and effecLlvely wlLhouL
conslderlng greenfleld land of some klnd, wheLher lL be ln SuLs or on new Lown slLes. We
ralsed Lhe urban 1ask lorce
27
reporL of 1999 ln our preamble. Creenfleld land ls
unavoldable. So where wlll lL be?

1he local pollLlcal wlll Lo bulld houses does exlsL ln some places. lour counclls have
demanded a 'rlghL Lo grow' whlch ls formlng Lhe basls of Lhe Labour arLy's Lyons Pouslng
8evlew
28
. CLher places - generally Lhe wealLhler, leafler and - leL's admlL lL - 1ory run
Counclls wlll oppose lL. 1he Lrlck wlll be for Lhe CovernmenL Lo parLner wlLh forward
Lhlnklng Counclls who reallse LhaL Lhey have Lo provlde houslng for Lhe fuLure and LhaL Lhey
wanL Lo provlde lL ln a way LhaL wlll enhance Lhelr economy, Lhelr borough and Lhelr
lnhablLanLs. 1here ls a huge opporLunlLy for some counclls Lo be lnnovaLlve and a leader ln
Lhe bullL envlronmenL. Clven LhaL Lhe new Lown - on our assessmenL - wlll be locaLed ln a
largely rural, 1ory auLhorlLy, lL'll probably Lake a brave, conservaLlve / ConservaLlve councll

23
8eporLs emerged ln early 2014 LhaL Lhe CovernmenL was slLLlng on a reporL lnLo garden clLles whlch named ?aldlng (kenL)
and Cerrards Cross (8ucks) as posslble slLes (hLLp://www.plannlngresource.co.uk/arLlcle/1229910/dead-end-garden-clLles).
8ucks CC lmmedlaLely rallled Lhe Lroops agalnsL Lhe ldea
(hLLp://www.bucksfreepress.co.uk/news/10930983.CounLy_councll_pledges_Lo_flghL_garden_clLy_plan_afLer_Cerrards_Cross
_rumours/?ref=rss)
26
hLLp://www.plannlngresource.co.uk/arLlcle/1062141/excluslve-pollcy-axe-seL-brlng-eco-Lown-revlslons
27
hLLp://en.wlklpedla.org/wlkl/1owards_an_urban_8enalssance
28
hLLp://www.yourbrlLaln.org.uk/agenda-2013/pollcy-revlew/pollcy-revlew/lyons-houslng-revlew
25

Lo reallse Lhe blg opporLunlLy LhaL exlsLs. lf lL doesn'L, naLlonal CovernmenL wlll need Lhe
power of argumenL and Lhe courage of lLs convlcLlons.

8rood support of the indiqenous community
CommunlLy ls a hard word Lo deflne ln geographlc Lerms. lor Lhe purposes here, we belleve
LhaL Lhe resldenL communlLy around a proposed slLe should be wldely consulLed and
engaged on any proposal. LngagemenL should have a wlde radlus, Lhe Lown proposed
hereln ls 36km
2
. LngagemenL wlLh Lhe communlLy should go beyond LhaL and probably
cover Lhe houslng markeL area for Lhe locallLy as a mlnlmum.

Llke pollLlcal wlll, Lhe supporL of Lhe local communlLy wlll be a hard nuL Lo crack. Agaln, Lhe
argumenL for houslng ls noL ln doubL and every auLhorlLy has Lo flnd a place for Lhe houslng
lL needs Lo provlde for Lhe people llvlng ln lLs area. 1he currenL sysLem also means LhaL
where Lhere ls no aLLempL Lo plan proacLlvely, Lhe chances are LhaL Lhls exposes a place Lo
Lhe markeL, LhaL developers wlll choose Lo puL houslng lnLo Lhe places LhaL sulL Lhem Lhe
besL.

1he process of selecLlng slLes sulLable for garden clLles - whlch wlll have lLs basls ln Lhe work
of Lhe CovernmenL - musL be robusL and backed by evldence. 1hls ls noL a qulck process,
buL lL musL be Lhorough. Cnly Lhen can a place be LouLed for a new Lown. 1he local
communlLy are llkely Lo be opposed and are also llkely Lo flghL any such proposal.
CommunlLles have noL changed ln Lhls respecL - Lhey opposed Lhe garden clLles and Lhe new
Lowns of Lhe 20
Lh
CenLury. 1he Lrlck wlll be Lo geL Lo a polnL where a dlscusslon can be had
wlLh local communlLles Lo deLermlne whaL Lhey wanL Lo see from a new Lown - lLs form,
naLure, whaL lL dellvers for Lhem, how lL proLecLs Lhe asseLs of Lhe place LhaL Lhey conslder
Lo exlsL. Many ob[ecLors wlll know people ln need of houslng - frlends, famlly and oLhers
who can oLherwlse noL afford lL, Lhls wlll also be a powerful argumenL ln overcomlng
ob[ecLlons from Lhe local communlLy.

ulLlmaLely, Lhe relaLlonshlp beLween Lhe proposer and Lhe local communlLy wlll be based on
LrusL and muLual aLLrlLlon. 1he proposer musL acL upon Lhe commenLs and concerns of Lhe
ob[ecLors. 1hey musL be ever presenL and open Lo commenLs and LhoughLs. 1hey musL
engage wlLh everyone. 1here have been many place markeLlng campalgns
29
ln dlfflculL
places for Lhe purposes of regeneraLlon and lmprovemenL whlch has been reslsLed.
SpeclallsLs wlll be needed. 1he ob[ecLors wlll have Lo ulLlmaLely acknowledge LhaL houslng
wlll be needed ln Lhelr area and LhaL Lhey have a golden opporLunlLy Lo lnfluence someLhlng
very speclal.

1here wlll be Lhose who wanL Lo have noLhlng Lo do wlLh lL, Lhey wlll seek compensaLlon and
Lhls musL be avallable. 1here wlll be a small mlnorlLy unwllllng Lo llsLen, unforLunaLely very
llLLle can be done Lo wln over Lhls group and Lhey wlll feel vlcLlmlsed ln defeaL.

opu|ar|ty over a generat|on

29
lor example, Swlndon campalgned, ln Lhe mld-1990s for an urban regeneraLlon company Lo dellver regeneraLlon for Lhe
Lown cenLre. A successful and economlcally buoyanL Lown, lL seemed llke an odd cholce for speclflc CovernmenL funds.
Powever, lL was successful ln formlng a company. Swlndon was ofLen percelved as funcLlonal and a llLLle dull
(hLLp://www.wesLerndallypress.co.uk/Swlndon-arLlsLs-demonsLraLe-masslve-LalenL-hldden/sLory-19727322-deLall/sLory.hLml),
buL Lhe company conLlnues Lo baLLle LhaL percepLlon and regeneraLlon ln Lhe Lown cenLre now has momenLum. CLher
regeneraLlon lnlLlaLlves Lhrough Lhe lasL Lwo decades have engaged slmllarly Lo change percepLlons of places (8radford,
8lrmlngham, Clasgow, Leeds)
26

1here ls plenLy of evldence LhaL exlsLs Lo demonsLraLe LhaL, over Lhe course of a generaLlon
or more, new Lowns can malnLaln Lhelr popularlLy and reason Lo be. noL only are
LeLchworLh and Welwyn sLlll funcLlonlng places, Lhey are deslrable places.

MosL counclls carry ouL saLlsfacLlon surveys, and Lhere have been requlremenLs upon local
auLhorlLles Lo measure saLlsfacLlon ln Lhe pasL, mosL recenLly Lhrough Lhe now wlLhdrawn
naLlonal lndlcaLors
30
. Carrylng ouL such surveys seems a llLLle polnLless, as llvlng ln a place
generally suggesLs some saLlsfacLlon ln lL buL new Lowns seem Lo be no beLLer or worse ln
dellverlng servlces and provldlng a happy and conLenLed llfesLyle for resldenLs
31
. lL's also
hard Lo [udge [usL because of whaL Lhese Lhlngs are measured on - everyone ls dlfferenL and
wanLs someLhlng dlfferenL from Lhe place where Lhey llve. 8uL Lhe posL war new Lowns are
sLlll wlLh us and sLlll growlng and sLlll relevanL. 1here's no reason Lo Lhlnk any new
generaLlon of new Lowns won'L dellver for Lhe people who choose Lo llve Lhere.

We're also maklng a broad assumpLlon LhaL Lhe volceless homeless wlll also supporL Lhe
ablllLy Lo llve an lndependenL llfe ln an lndependenL home ln an lndependenL clLy.

30
hLLp://archlve.audlL-commlsslon.gov.uk/audlLcommlsslon/performance-lnformaLlon/performance-daLa-collecLlons-and-
guldance/nls/pages/defaulL.aspx.hLml
31
MllLon keynes, for lnsLance, seems Lo demonsLraLe an lmprovlng saLlsfacLlon amongsL lLs resldenLs year on year:
hLLp://www.mkweb.co.uk/news/CommunlLy/More-people-are-saLlsfled-wlLh-MllLon-keynes-06032012.hLm
27

Append|x A
1he o|ycentr|c C|ty

1he meLhod of developlng Lhe new Lown ouL over a perlod of 30-40 years has been
dlscussed brlefly ln Lhe paper, parLlcularly ln respecL of Lhe vlslon. Powever, lL warranLs a
llLLle more dlscusslon.

1he proposed new Lown ls foreseen as a po|ycentr|c c|ty. 1hls essenLlally means LhaL Lhere
are mulLlple cenLres for a slngle place, ln conLrasL Lo Lhe usual poslLlon of Lhere belng a
slngle domlnanL cenLre ln Lhe cenLre of Lhe Lown wlLh subordlnaLe cenLres servlng smaller
nelghbourhoods. 1he mulLlple cenLres ln Lhe new Lown are lnLended Lo be equal, and
complemenLary and noL compeLlLlve.

1he ldea for Lhe polycenLrlc cenLre comes ouL of Lhe decllnlng role of Lhe Lown cenLre ln
8rlLlsh clLles generally. 1here ls much wrlLLen abouL Lhe decllne of Lhe Lown cenLre aL Lhe
currenL Llme, and much ln progress Lo Lry Lo reverse lL. Some say LhaL managed decllne
mlghL be a way forward, oLhers wanL Lo bolsLer Lhe role of lndependenL and local Lraders,
Lhe CovernmenL has engaged Lhe llkes of Mary orLas Lo look aL how lmprovemenLs mlghL
be made boLh physlcally and leglslaLlvely Lo address Lhe lssue. Powever, we Lake Lhe vlew
LhaL Lhe role of a large, slngle cenLre ls reduced, smaller, complemenLary, mulLl-funcLlonal
cenLres mlghL offer a beLLer soclal soluLlon for Lhe deslre Lo have human encounLers Lhan
one large, slngle enLlLy.

1he fully maLured Lown ls anLlclpaLed Lo requlre approxlmaLely 36km
2
of land
(approxlmaLely 6km by 6km), wlLh an allowance beyond LhaL for a buffer Lo prevenL sprawl
and coalescence. 1hls frlnge area would also be used for food producLlon. 1he whole area
should be proLecLed from Lhe ouLseL for Lhe developmenL of Lhe Lown.

Phose 1:
1he new Lown proposes a flrsL phase developmenL of around 60,000 people around a slngle
cenLre whlch would ldeally be based on
exlsLlng LransporL lnfrasLrucLure. 1hls cenLre
would offer a mlx of funcLlons - reLall,
commerclal ln parLlcular Lo sLlmulaLe Lrade -
buL also some clvlc and communlLy elemenLs
(such as a walk ln healLh cenLre and pharmacy).
8eLall and commerclal funcLlons would ensure
LhaL Lhere was scope for small scale buslness
and reLallers Lo meeL Lhe needs of Lhe flrsL
seLLlers. A local currency would supporL Lhe
local economy.

1he cenLre would be surrounded on all sldes
by Lhe early resldenLlal developmenL buL,
lmporLanLly, dedlcaLed rouLes would be
proLecLed Lo Lhe oLher planned Lown cenLres.
A maxlmum of four cenLres are planned Lo
supporL Lhe lLeraLlve growLh over Llme, wlLh a
mlnlmum dlsLance beLween Lhem of 2km and a maxlmum of 3.3. 1hls makes Lhem walkable
lf deslred. Lhe flrsL Lown cenLre would be llnked Lo Lhe edge of Lhe seLLlemenL vla green
lnfrasLrucLure rouLes.
28

Phose 2:
1he nexL phase of growLh would allow Lhe second Lown cenLre Lo be reallsed. 8eLween 2
and 3 km away, Lhls cenLre would begln Lo
develop clvlc and culLural faclllLles LhaL a
growlng Lown would need. 1hls would
lnclude wlLhln lL a llbrary and posslbly a
museum and gallery wlLh a LheaLre. lL would
also be expecLed Lo exLend Lhe clvlc
funcLlons deallng wlLh Lhe admlnlsLraLlon of
Lhe Lown.

1hls would leave Lhe lnlLlal Lown cenLre Lo
focus on Lhe core reLall and commerclal
elemenLs. 1he flrsL Lown cenLre would sLlll
be connecLed Lo Lhe pre-exlsLlng LransporL
lnfrasLrucLure and as such would be a key
gaLeway lnLo Lhe Lown. 1he reLall and
commerclal servlces would Lherefore remaln
lmmedlaLely accesslble Lo vlslLors and ln-commuLers, buL Lhe culLural cenLre would be
nearby and llnked Lo Lhe flrsL Lown cenLre by walkways and cycleways (wlLhln a green
corrldor) and dedlcaLed publlc LransporL.

Phose l:
1he flnal phases sees Lhe Lown grow Lo maLurlLy. As more houslng ls bullL, Lhe Lown needs
furLher servlces Lo funcLlon. 1he offlce secLor wlll enlarge, clvlc funcLlons may be added and
communlLy faclllLles wlll grow.

WlLhln Lhe polycenLrlc model, Lwo furLher
Lown cenLres are allowed for, agaln servlng
boLh a nelghbourhood funcLlonallLy Lo Lhe
nearesL houslng, buL also complemenLlng
Lhe Lown-wlde need of all resldenLs. As Lhe
flnal Lwo cenLres are dellvered, Lhe hlgh
value resldenLlal developmenL develops ln
Lhe cenLral area, Lhls locaLlon belng Lhe
mosL accesslble for all four cenLres. AL Lhls
polnL, dedlcaLed green and LransporL
corrldors serve a loop Lo all cenLres and also
a dlrecL connecLlon across Lhe Lown, llnklng
ln wlLh boLh lnLer-clLy neLworks and local
neLworks servlng nelghbourhoods. 1he
compacL naLure of Lhe Lown and Lhe easy
access Lo a sLrong and dlverse neLwork of
Lown cenLres - raLher Lhan one over-blown
Lown cenLre rlghL ln Lhe mlddle - means LhaL Lhe Lown operaLes effecLlvely, servlng all
resldenLs wlLh whaL Lhey need Lo do day Lo day, provldlng employmenL and belng able Lo
operaLe on a reglonal and naLlonal basls wlLh relevanL funcLlons.
29

Append|x 8
Locat|ona| requ|rements

rlmarlly, Lhe garden clLy wlll exlsL Lo meeL houslng need and should provlde houslng wlLhln
Lhe conLexL of a funcLlonlng place. 1he garden clLy should be new, and Lherefore (largely)
auLonomous and lndependenL, noL rellanL on llnks Lo anoLher place for lLs [obs, servlces or
hlgher order goods (alLhough some degree of dependency wlll be requlred ln Lhe flrsL
years). 1he flrsL garden clLles should ease houslng demand ln Lhe souLh easL.

Powever, lL should be beyond Lhe lnfluence of London. 1he clLy should be locaLed on some
ma[or lnfrasLrucLure already whlch should lnclude access Lo Lhe ma[or road and rall neLwork
allowlng connecLlons lnLer-clLy (ulLlmaLely, for Lravel Lo lL, noL from lL). lL should be able Lo
Lake up capaclLy ln neLworks for power, waLer and wasLe and ldeally have waLer and wlnd Lo
lnvesLlgaLe Lhe poLenLlal for renewable energy.

lL should be locaLed away from slgnlflcanL pollcy conslderaLlons. 1hls means avoldlng Lhe
green belL around London and oLher clLles, naLlonal parks and areas of ouLsLandlng naLural
beauLy. 1he former ls a pracLlcal one Lo avold compromlslng Lhe popularlLy of any new clLy,
Lhe laLLer Lwo are senslble provlslons Lo avold damaglng cherlshed envlronmenLs and
upseLLlng slgnlflcanL sLaLuLory consulLees.

lL should have some relaLlve aLLracLlons for a ma[or employer or employers for boLh Lhe
esLabllshmenL of faclllLles and Lo aLLracL people Lo lL. 1hls ls unllkely Lo be ln manufacLurlng,
buL may be ln Lechnology or servlce provlslon, buL Lhe clrcumsLances musL allow worklng
faclllLles Lo be excepLlonal. We belleve LhaL soclal lnLeracLlon ls key, and whllsL we would
expecL some home worklng, we would sLlll expecL collaboraLlve work aL a cenLrallsed space.

1he clLy musL have ldenLlLy. 1hls wlll, Lo some degree, be carved ouL of lLs soclal, economlc
and envlronmenLal hlsLory, buL also be developed ln lLs form whlch wlll comblne bulldlngs
and spaces ln equal quanLlLy, nelLher compromlslng easy access Lo Lhe oLher.

1he geographlc requlremenLs polnL Lo a locaLlon easL of Lhe CoLswolds, norLh-easL of Lhe
ChllLerns, souLh of 8lrmlngham and wesL of LasL Anglla. 1he ma[or rouLes norLh-souLh
lnclude Lhe M40, M6, M1 and A1(M), wlLh Lhe prlnclpal easL-wesL rouLes lncludlng Lhe A14
and Lhe Swlndon - Cxford - MllLon keynes - 8edford - Cambrldge corrldor. Ma[or rall
rouLes lnclude Lhe WesL and LasL CoasL maln llnes, Lhe ChllLern llne, Lhe LasL Mldland llne
and Plgh Speed 2. Any posslble locaLlon would need Lo be sub[ecL Lo an exLenslve LesLlng
process LhaL ls [usL noL posslble ln Lhe conLexL of Lhls reporL.

We are uneasy abouL namlng places speclflcally (whlch seems Lo have Lhe capaclLy only Lo
enLrench affecLed Counclls and communlLles), buL undersLand Lhe encouragemenL of Lhe
rlze organlsers Lo suggesLs places for Lhe sake of credlblllLy of Lhe argumenL. Pence,
posslble slLes wlLhln our genera| areas of search mlghL Lake advanLage of lnLersecLlons of
rouLes and lesser pollcy consLralnLs:
SouLh of LelghLon 8uzzard - CheddlngLon
norLh and easL of 8edford - 8lseley / WybosLon / CreaL 8arford
norLh of MllLon keynes - Clney / 8ozeaL
8rackley - 1owcesLer

lor Lhe purposes of our vlslon and governance argumenLs, we have assumed CheddlngLon as
our favoured locaLlon.
30

Chedd|ngton
CheddlngLon ls a small vlllage ln 8ucklnghamshlre. lL ls locaLed ln Aylesbury vale ulsLrlcL
Councll, Lo Lhe easL of Aylesbury. lL lles on Lhe norLh slde of Lhe ChllLerns ACn8. 1he vlllage
ls long esLabllshed, buL has had a sLeady populaLlon for Lhe posL war years. lLs maln
advanLage ls an exlsLlng four plaLform sLaLlon on Lhe WesL CoasL Maln Llne (WCML).

CrowLh began when Lhe sLaLlon was opened ln Lhe early 19
Lh
CenLury (Lhe branch llne
opened ln 1839
32
), and Lhe branch llne Lo Aylesbury was one of Lhe flrsL branch llnes ln Lhe
counLry. Powever, Lhe vlllage sLaLlon was used Lo LransporL plums more Lhan people, and
Lhe annual rall passenger usage ls sLlll well below 80,000
33
(oLher sLaLlons on maln llnes
mlghL expecL annual passenger rall usage ln Lhe mllllons). uslng Lhls capaclLy aL Lhe sLaLlon
mlghL be dependenL on Plgh Speed 2 releaslng furLher capaclLy on Lhe WCML.

8ecenL vlllage newsleLLers suggesL LhaL resldenLs would be reslsLanL Lo new houslng on a
grand scale. 1he vlllage ls consulLlng resldenLs on a posslble addlLlonal 30 by 2031, and Lhls
seems Lo be dlfflculL ln lLself. Aylesbury vale has recenLly wlLhdrawn lLs Core SLraLegy
because of a fallure Lo work wlLh nelghbourlng local auLhorlLles and under provldlng for
houslng
34
.

ros:
exlsLlng underuLlllsed four plaLform sLaLlon on WCML,
ouLslde of, buL close Lo, area of ouLsLandlng naLural beauLy,
local auLhorlLy already underprovldlng houslng and wlLhouL a recenLly adopLed plan,
counLy experlence of MllLon keynes,
aLLracLlve parL of Lhe counLry conduclve Lo aLLracLlng buslness and people for lLs own
sake,
good communlcaLlons norLh souLh and easL wesL (M1, A3, A41, A421).

Cons:
resldenLs and local auLhorlLy unllkely Lo be welcomlng,
access Lo London may ralse concerns abouL mass commuLlng,
passenger capaclLy on Lhe WCML mlghL be dependenL on Lhe reallsaLlon of PS2,
locaLlon on Lhe frlnge of Aylesbury vale councll means oLher Counclls llkely Lo be
affecLed, lncludlng Lwo oLher counLles (8edfordshlre and PerLfordshlre, Lhough Lhe
former ls formed wholly of unlLary counclls).

2. Wyboston - Great 8arford
WybosLon and CreaL 8arford and large vlllages wlLhln 8edford Councll. 8oLh are close Lo Lhe
A1(M), Lhough WybosLon ls very close Lo Lhe souLh slde of SL neoLs. WybosLon has Lhe
A1(M) come rlghL Lhrough Lhe vlllage and Lhe vlllage ls also compromlsed by Lhe Lrafflc from
Lhe A421 whlch has Lo Lravel along Lhe A1(M) for a mlle beLween Lhe 8lack CaL roundabouL
Lo Lhe souLh Lo Lhe grade separaLed [uncLlon Lo Lhe norLh. As a resulL of Lhls, land uses
lnapproprlaLe Lo Lhe vlllage have seL up wlLhln and around lL, lncludlng WybosLon Lakes and

32
CheddlngLon vlllage Culde, 2012/13:
hLLp://www.cheddlngLon.org.uk/medla/2/flles/vlllage20Culde20201220for20web20revlsed.pdf
33
Source: hLLp://en.wlklpedla.org/wlkl/CheddlngLon_rallway_sLaLlon. Slmllar maln llne sLaLlons wlLh hlgher passenger [ourneys
lnclude PlLchln and Maldenhead.
34
Source: hLLp://www.plannlngresource.co.uk/arLlcle/1230333/bucklnghamshlre-councll-wlLhdraws-local-plan
31

a conference cenLre operaLed by Cambrldge unlverslLy and WybosLon ls menLloned ln Lhe
8edford Councll Core SLraLegy and 8ural lssues lan as havlng some key employmenL slLes
33
.

1he 8lack CaL roundabouL ls a noLorlous accldenL blackspoL and lncldenLs here can cause
slgnlflcanL problems leadlng Lo envlronmenLal and economlc damage
36
.

CreaL 8arford ls a large vlllage locaLed a few mlles wesL of Lhe A1(M) and WybosLon. unLll
recenLly, Lrafflc on Lhe A421 came dlrecLly Lhrough Lhe cenLre of Lhe vlllage buL Lhe openlng
of a by-pass Lo Lhe norLh has relleved Lhe cenLre (one of many recenL lnLervenLlons on Lhe
Cxford Lo Cambrldge rouLe whlch has lmproved [ourney Llmes easL-wesL. Powever, Lhe
vlllage remalns llvely and vlbranL and has a long hlsLory. 8esldenLs campalgned for a long
Llme for Lhe by-pass and lL's llkely LhaL any new Lown based upon, or close Lo, Lhe vlllage
would noL be welcomed.

8edford ls wlLhln close proxlmlLy and offers rall llnks norLh and souLh and Lhe prospecL of a
fuLure llnk wesL Lowards Cxford.

ros:
Well locaLed on slgnlflcanL norLh-souLh and easL-wesL communlcaLlons rouLes,
no slgnlflcanL envlronmenLal deslgnaLlons,
provldes an opporLunlLy Lo lmprove Lhe currenL confllcLs caused by Lhe meeLlng of
Lrafflc Lravelllng ln dlfferenL dlrecLlons and an opporLunlLy Lo address problems aL Lhe
8lack CaL roundabouL,
rovldes an opporLunlLy Lo provlde a beLLer seLLlng for WybosLon vlllage and lnLegraLe
uses noL sulLable for lLs currenL seLLlng,
roxlmlLy Lo Cambrldgeshlre, where Lhere ls experlence of dellverlng recenL new
communlLles (Cambourne, norLhsLowe).

Cons:
probable local opposlLlon Lo growLh - Lhls lncludes Lhe probable argumenL LhaL Lhe
noLorleLy of Lhe 8lack CaL [uncLlon means LhaL puLLlng more developmenL Lhere would
worsen Lhe slLuaLlon (even Lhough lL allows Lhe opporLunlLy Lo deal wlLh lL),
Loo close Lo SL. neoLs,
8edford Councll ls looklng Lo conLaln growLh Lo 2032 around 8edford and Lhe
remalnder of Lhe borough ls vlrLually free from slgnlflcanL developmenL,
locaLed aL Lhe frlnge of 8edford Councll, so PunLlngdon and Cambrldgeshlre CounLy
also affecLed.

C|ney - 8ozeat
Clney ls an aLLracLlve and hlsLorlc markeL Lown ln Lhe norLhern parL of Lhe MllLon keynes
8orough, Lhough 10 mlles from Lhe clLy. 1he Lown ls also a slmllar dlsLance from
norLhampLon and 8edford. Clney has a hlsLory ln manufacLurlng lace and as a resulL has a
herlLage of flne bulldlngs and hlsLory of aLLracLlng wealLhy people Lo lL. lL reLalns a llvely
aLmosphere and a range of lndependenL Lraders, Lhough congesLlon from Lrafflc and Lhe
locally percelved LhreaL from wlndfarms are local concerns. 1he Lown lles on Lhe CreaL Cuse,
whlch may be problemaLlc from a floodlng perspecLlve.

33

hLLps://www.bedford.gov.uk/envlronmenL_and_plannlng/plannlng_Lown_and_counLry/plannlng_pollcy__lLs_purpose/core_sLr
aLegy__rural_lssues.aspx, (pg 8)
36
1he [uncLlon ls ofLen heard on radlo reporLs and has been a problem for decades: hLLp://www.cbrd.co.uk/bad[uncLlons/1-
421/
32

8ozeaL ls a small vlllage a few mlles furLher norLh of Clney on Lhe A309 MllLon keynes Lo
Welllngborough, beyond Lhe crossroads wlLh Lhe A428 norLhampLon Lo 8edford road.
8ozeaL has a small number of servlces and ls a long sLandlng vlllage, belng able Lo Lrace lLs
hlsLory back Lo Lhe lron Age and havlng a lace connecLlon wlLh Clney.

1here are no ma[or pollcy consLralnLs (aslde from lL belng a rural area) ln norLhern MllLon
keynes or souLhern Welllngborough LhaL would consLraln a posslble new Lown ln Lhls area of
search.

ros:
Well locaLed Lo be an lndependenL place, Lhough relaLe Lo 8edford, MllLon keynes and
norLhampLon,
Cood connecLlons along norLh-souLh and easL wesL rouLes, road lnfrasLrucLure ls
good,
ALLracLlve locaLlon, pleasanL envlronmenL and sLrong local hlsLory and characLer,
experlence wlLh new Lowns (MllLon keynes, norLhampLon),
no ma[or pollcy concerns,
already a search area for renewable energy,
gravel deposlLs ln Lhe Cuse may aLLracL new lndusLry and creaLe long Lerm blodlverslLy
and recreaLlonal beneflLs (see WolverLon Lakes
37
),
uslng space ln beLween seLLlemenLs preserves characLer of each.

Cons:
llkely Lo be sLrong local concern from resldenLs,
on Lhe frlnge of a local auLhorlLy, so several Counclls llkely Lo be affecLed,
posslble floodlng lssues,
may be Loo close Lo oLher ma[or Lowns,
sLrong and unlque characLer of place, parLlcularly ln Clney lLself.

8rack|ey - 1owcester
8rackley and 1owcesLer are aLLracLlve lndependenL markeL Lowns slLLlng on Lhe boundary
beLween norLhampLonshlre Lo Lhe norLh and 8ucklnghamshlre Lo Lhe souLh. 1hey are
approxlmaLely Len mlles aparL.

lannlng ln SouLh norLhampLonshlre ls shared wlLh oLher auLhorlLles ln norLhampLonshlre,
and a Local lan ls ln preparaLlon, alLhough 1owcesLer and 8rackley have qulLe amblLlous
masLerplans for expandlng Lhelr urban areas. 8ucklngham lles wlLhln Aylesbury vale Lo Lhe
souLh easL. SLowe School and gardens slLs norLh wesL of 8ucklngham whlch posslbly makes
any developmenL on Lhe souLh easLern slde of Lhe A43 closer Lo 8ucklngham more
problemaLlc.

key Lo Lhls area ls Lhe presence of Lhe A43, recenLly lmproved Lo accommodaLe slgnlflcanL
Lrafflc flows experlenced when ma[or evenLs occur aL SllversLone, whlch lles beLween Lhe
Lwo. 1he A43 ls Lherefore under-capaclLy for long perlods, and Lhe M40 provldes good
access by car Lo many locaLlons (Cxford, 8lrmlngham, London) whlch leads Lo a hlgh level of
ouL-commuLlng. Powever, Lhe presence of SllversLone and Lhe accommodaLlon wlLhln Lhe
Lrlangle of some hlgh end englneerlng flrms assoclaLed wlLh Lhe clrculL (Mercedes C

37
MllLon keynes lloodplaln loresL:
hLLp://webarchlve.naLlonalarchlves.gov.uk/20110118093336/hLLp://www.cabe.org.uk/case-sLudles/floodplaln-foresL
33

eLronas, lorce lndla) suggesLs LhaL some furLher employmenL could be aLLracLed Lo Lhe
area.

1he area Lo Lhe norLh wesL of SllversLone vlllage could be Lapped for lnvesLlgaLlon, any
proposal could llnk wlLh Lhe A43 and operaLe lndependenLly wlLhouL deLrlmenL Lo Lhe Lwo
markeL Lowns. 1here are no ma[or landscape conslderaLlons wlLhln Lhe area.

ros:
well connecLed by road, wlLh llnks Lo ma[or Lowns wlLh rall connecLlons,
new Lown locaLlon could asslsL ln Lhe accommodaLlon of growLh for Lhls parL of Lhe
counLry, avoldlng SuLs aL 8rackley and 1owcesLer, Lhus malnLalnlng Lhelr characLer,
and also poLenLlally provldlng houslng ln Aylesbury vale,
aLLracLlve and hlsLorlc area wlLhouL naLlonally slgnlflcanL pollcy consLralnLs,
presence of SllversLone could provlde a boosL Lo local economy, parLlcularly ln skllled
and hlgh Lech work,
broader area of search may deflecL ob[ecLlons concerned abouL damage Lo speclflc
Lowns,
land Lo Lhe norLh wesL of SllversLone vlllage appears largely open counLryslde buL
would need Lo make llnks Lo Lhe A43
good approach Lo sLraLeglc plannlng ln norLhampLonshlre

Cons:
SllversLone could also be a slgnlflcanL problem - Lrafflc congesLlon on evenL days,
nolse, ob[ecLlons Lo encroachlng developmenL, confllcLs lf SllversLone lLself soughL Lo
expand
cross border co-ordlnaLlon wlLh Aylesbury vale may be complex,
ouL-mlgraLlon of commuLers may be enLrenched,
local communlLles unllkely Lo be embraclng - and ob[ecLlons could come from Lhree
slgnlflcanL markeL Lowns,
new Lown would be deLrlmenLal Lo 8rackley and 1owcesLer,
SLowe School and gardens would be a slgnlflcanL landscape consLralnL.

34

Append|x C
Net resent Va|ue Ca|cu|at|on

?ear
1 -172,369,380.39
2 -4,100,000.00
3 -306,447,826.09
4 12,392,733.62
3 12,393,000.00
6 -226,803,148.33
7 84,723,340.98
8 91,902,004.23
9 -203,267,138.62
10 106,239,330.72
11 113,437,993.96
12 -179,340,343.88
13 129,286,943.43
14 133,366,608.70
13 -166,301,334.13
16 142,123,933.19
17 146,403,398.43
18 -134,394,364.41
19 161,322,349.92
20 163,802,213.17
21 -134,263,949.68
22 174,361,339.66
23 178,641,202.90
24 -121,426,939.94
23 187,200,329.39
26 198,769,817.64
27 -101,298,343.21
28 207,329,144.13
29 211,608,807.37
30 -88,439,333.47
31 198,299,238.86
32 202,378,922.11
33 206,838,383.33
34 196,243,248.60
33 200,322,911.84

ulscounL 8aLe 3

neL resenL value 87,906,422.00

35

Append|x D
Land Cost Ca|cu|at|on

AdverLlsed sale prlce number of acres
Land 1 -73,000.00 6.2
Land 2 -33,300.00 4.94
Land 3 -39,990.00 6.17
Land 4 -80,000.00 2.33
Land 3 -83,000.00 4.46
Land 6 -212,300.00 13
Land 7 -230,000.00 13.3
Land 8 -310,000.00 20.23

-1,123,990.00 70.67

-13,933.07 cosL per acre

36km2 = 8893 acres

CosL for 36km2 -141,724,630.49

plus 20 -170,069,380.39

Source:
www.uklandlrecLory.org.uk:
lebruary 2014

36

Append|x L
ear|y Income and Cutgo|ngs

Column1 Column2 Column3 Column4 Column5
Year 1 2 3 4
Development Corporation Revenue Running Cost(Staff,
offices, board) 2,500,000.00 - 2,500,000.00 - 2,500,000.00 - 2,500,000.00 -
Land purchase price (15993 per acre +20%) 170,069,580.59 -
Preparation of Development Framework - consultant
fees 2,000,000.00 -
Planning application fees income (from 2899 homes a
year) 400,000.00 400,000.00 400,000.00
Assume 2899 houses start on site each year, and pay
5000 towards infrastructure as development
commences 14,492,753.62
Assume 2899 houses complete each year (having taken
2 years to build, and pay 15,000 towards
infrastructure and development occupied.
Income from local stamp duty - 1st phase
2nd phase of 7 years
3rd phase of 7 years
Assume provide infrastructure for 3 years worth of
houses at a time, at 3 year intervals (35,000 per
house) 304,347,826.09 -
Income from public transport provision (assume each
resident makes 1 journey each day at a cost of 1)
New homes bonus (1000 a year for each property for
6 years)
Hypothesised savings / income from not allowing
housing benefit - population multiplied by 276.85 per
person per year
Net Incoming / Outgoings by year 172,569,580.59 - 4,100,000.00 - 306,447,826.09 - 12,392,753.62
No of houses completed
Running total of houses completed
Resident population
Cost of infrastructure for each property 35,000.00 -
Column1
Year
offices, board)
Land purchase price (15993 per acre +20%)
fees
year)
commences
house)
6 years)
person per year
Net Incoming / Outgoings by year
Resident population
Cost of infrastructure for each property
Column6 Column7 Column8 Column9
5 6 7 8
2,500,000.00 - 2,500,000.00 - 2,500,000.00 - 2,500,000.00 -
400,000.00 400,000.00 400,000.00 400,000.00
14,495,000.00 14,495,000.00 14,495,000.00 14,495,000.00
57,971,014.49 57,971,014.49 57,971,014.49
304,347,826.09 -
2,433,710.50 4,867,421.00 7,301,131.50
2,899,000.00 5,798,000.00 8,697,000.00
1,845,952.75 3,691,905.49 5,537,858.24
12,395,000.00 226,803,148.35 - 84,723,340.98 91,902,004.23
2899 2899 2899
2899 5798 8697
6667.7 13335.4 20003.1
Column1
Year
offices, board)
fees
year)
commences
house)
6 years)
person per year
Resident population
9 10 11 12
2,500,000.00 - 2,500,000.00 - 2,500,000.00 - 2,500,000.00 -
400,000.00 400,000.00 400,000.00 400,000.00
14,495,000.00 14,495,000.00 14,495,000.00 14,495,000.00
57,971,014.49 57,971,014.49 57,971,014.49 57,971,014.49
7,289,625.00
304,347,826.09 - 304,347,826.09 -
9,734,842.00 12,168,552.50 14,602,263.00 17,035,973.50
11,596,000.00 14,495,000.00 17,394,000.00 17,394,000.00
7,383,810.98 9,229,763.73 11,075,716.47 12,921,669.22
205,267,158.62 - 106,259,330.72 113,437,993.96 179,340,543.88 -
2899 2899 2899 2899
11596 14495 17394 20293
26670.8 33338.5 40006.2 46673.9
Column1
Year
offices, board)
fees
year)
commences
house)
6 years)
person per year
Resident population
13 14 15 16
2,500,000.00 - 2,500,000.00 - 2,500,000.00 - 2,500,000.00 -
400,000.00 400,000.00 400,000.00 400,000.00
14,495,000.00 14,495,000.00 14,495,000.00 14,495,000.00
57,971,014.49 57,971,014.49 57,971,014.49 57,971,014.49
7,289,625.00 7,289,625.00 7,289,625.00 7,289,625.00
304,347,826.09 -
19,469,684.00 21,903,394.50 24,337,105.00 26,770,815.50
17,394,000.00 17,394,000.00 17,394,000.00 17,394,000.00
14,767,621.96 16,613,574.71 18,459,527.45 20,305,480.20
129,286,945.45 133,566,608.70 166,501,554.15 - 142,125,935.19
2899 2899 2899 2899
23192 26091 28990 31889
53341.6 60009.3 66677 73344.7
Column1
Year
offices, board)
fees
year)
commences
house)
6 years)
person per year
Resident population
17 18 19 20
2,500,000.00 - 2,500,000.00 - 2,500,000.00 - 2,500,000.00 -
400,000.00 400,000.00 400,000.00 400,000.00
14,495,000.00 14,495,000.00 14,495,000.00 14,495,000.00
57,971,014.49 57,971,014.49 57,971,014.49 57,971,014.49
7,289,625.00 7,289,625.00 7,289,625.00 7,289,625.00
7,289,625.00 7,289,625.00
304,347,826.09 -
29,204,526.00 31,638,236.50 34,071,947.00 36,505,657.50
17,394,000.00 16,662,000.00 16,662,000.00 16,662,000.00
22,151,432.94 23,997,385.69 25,843,338.43 27,689,291.18
146,405,598.43 154,394,564.41 - 161,522,549.92 165,802,213.17
2899 2899 2899 2899
34788 37687 40586 43485
80012.4 86680.1 93347.8 100015.5
Column1
Year
offices, board)
fees
year)
commences
house)
6 years)
person per year
Resident population
21 22 23 24
2,500,000.00 - 2,500,000.00 - 2,500,000.00 - 2,500,000.00 -
400,000.00 400,000.00 400,000.00 400,000.00
14,495,000.00 14,495,000.00 14,495,000.00 14,495,000.00
57,971,014.49 57,971,014.49 57,971,014.49 57,971,014.49
7,289,625.00 7,289,625.00 7,289,625.00 7,289,625.00
7,289,625.00 7,289,625.00 7,289,625.00 7,289,625.00
304,347,826.09 - 304,347,826.09 -
38,939,368.00 41,373,078.50 43,806,789.00 46,240,499.50
16,662,000.00 16,662,000.00 16,662,000.00 16,662,000.00
29,535,243.92 31,381,196.67 33,227,149.41 35,073,102.16
134,265,949.68 - 174,361,539.66 178,641,202.90 121,426,959.94 -
2899 2899 2899 2899
46384 49283 52182 55081
106683.2 113350.9 120018.6 126686.3
Column1
Year
offices, board)
fees
year)
commences
house)
6 years)
person per year
Resident population
25 26 27 28
2,500,000.00 - 2,500,000.00 - 2,500,000.00 - 2,500,000.00 -
400,000.00 400,000.00 400,000.00 400,000.00
14,495,000.00 14,495,000.00 14,495,000.00 14,495,000.00
57,971,014.49 57,971,014.49 57,971,014.49 57,971,014.49
7,289,625.00 7,289,625.00 7,289,625.00 7,289,625.00
7,289,625.00 7,289,625.00 7,289,625.00 7,289,625.00
7,289,625.00 7,289,625.00 7,289,625.00
304,347,826.09 -
48,674,210.00 51,107,920.50 53,541,631.00 55,975,341.50
16,662,000.00 16,662,000.00 16,662,000.00 16,662,000.00
36,919,054.90 38,765,007.65 40,610,960.39 42,456,913.14
187,200,529.39 198,769,817.64 101,298,345.21 - 207,329,144.13
2899 2899 2899 2899
57980 60879 63778 66677
133354 140021.7 146689.4 153357.1
Column1
Year
offices, board)
fees
year)
commences
house)
6 years)
person per year
Resident population
29 30 31 32
2,500,000.00 - 2,500,000.00 - 2,500,000.00 - 2,500,000.00 -
400,000.00 400,000.00 400,000.00 400,000.00
14,495,000.00 14,495,000.00 14,495,000.00 14,495,000.00
57,971,014.49 57,971,014.49 57,971,014.49 57,971,014.49
7,289,625.00 7,289,625.00
7,289,625.00 7,289,625.00
7,289,625.00 7,289,625.00
304,347,826.09 -
58,409,052.00 60,842,762.50 63,276,473.00 65,710,183.50
16,662,000.00 16,662,000.00 16,662,000.00 16,662,000.00
44,302,865.88 46,148,818.63 47,994,771.37 49,840,724.12
211,608,807.37 88,459,355.47 - 198,299,258.86 202,578,922.11
2899 2899 2899 2899
69576 72475 75374 78273
160024.8 166692.5 173360.2 180027.9
Column1
Year
offices, board)
fees
year)
commences
house)
6 years)
person per year
Resident population
33 34 35
2,500,000.00 - 2,500,000.00 - 2,500,000.00 - 87,500,000.00 -
170,069,580.59 -
2,000,000.00 -
400,000.00 12,800,000.00
14,495,000.00 434,847,753.62
57,971,014.49 57,971,014.49 57,971,014.49 1,739,130,434.70
138,502,875.00
87,475,500.00
36,448,125.00
3,043,478,260.87 -
68,143,894.00 70,577,604.50 73,011,315.00 1,131,675,382.50
16,662,000.00 16,662,000.00 16,662,000.00 465,159,000.00
51,686,676.86 53,532,629.61 55,378,582.35 858,368,026.43
-
206,858,585.35 196,243,248.60 200,522,911.84 1,601,359,255.80
2899 2899 2899
81172 84071 86970
186695.6 193363.3 200031
37

Append|x I
Case stud|es and examp|es referred to |n the document

V|s|on
vauban (lrleburg, Cermany)
bttp.//webotcblve.ootlooolotcblves.qov.ok/20110118095J56/bttp./www.cobe.otq.ok/cose-
stoJles/vooboo

CWL-Lerreln (AmsLerdam, 1he neLherlands)
bttp.//webotcblve.ootlooolotcblves.qov.ok/20110118095J56/bttp.//www.cobe.otq.ok/cose-
stoJles/qwl-tettelo

1ublngen-SudsLadL (1ublngen, Cermany)
stoJles/tobloqeo-soJstoJt

neu-Cerllkon, Zurlch, SwlLzerland
stoJles/oeo-otllkoo-zotlcb

lcon (SLreeL, SomerseL) - lellden Clegg 8radley
bttp.//www.fcbstoJlos.com/ptojects.osp?s=27&ptoj=1249

new lsllngLon (ManchesLer) - lA1 ArchlLecLure
bttp.//www.fosbloootcbltectotetoste.com/2006/11/wooJwotJ_ploce.btml

lncredlble Ldlble 1odmorden (1odmorden, WesL ?orkshlre)
stoJles/locteJlble-eJlble-toJmotJeo

MllLon keynes drlverless pods
bttp.//www.bbc.co.ok/oews/ok-eoqlooJ-beJs-bocks-betts-24849948

Leeds Lrolleybuses
bttp.//www.oqtmetto.com/

8radford ClLy ark
bttp.//www.tbeqootJloo.com/soclety/2012/feb/19/btoJfotJ-wotet-feotote-clty-potk

Governance and V|ab|||ty
L1CuC Annual 8eporL and AccounLs 2008/09
bttp.//www.offlclol-Jocomeots.qov.ok/Jocomeot/bc0809/bc06/0667/0667.osp

8ucklnghamshlre Land rlces
www.oklooJltectoty.otq.ok

MllLon keynes 8oof 1ax
bttps.//www.mlltoo-keyoes.qov.ok/ploooloq-ooJ-bollJloq/ploooloq-pollcy/mlltoo-keyoes-
otboo-Jevelopmeot-oteo-totlff-sopplemeototy-ploooloq-Jocomeot

38

WesL norLhampLonshlre uevelopmenL CorporaLlon lnfrasLrucLure sLudles
bttp.//www.woJc.otq.ok/pobllcotloos/

London 1hames CaLeway lannlng CbllgaLlons CommunlLy 8eneflL SLraLegy
bttp.//otcblve.ltqJc.otq.ok/wp-cooteot/oplooJs/2010/07/lOc85kevlseJIoly2010llool.pJf

Swlndon lnfrasLrucLure uellvery lan
bttp.//www.swloJoo.qov.ok/ep/ep-ploooloq/fotwotJplooloq/ep-ploooloq-
locolJev/uocomeots/loftosttoctoteX20uellvetyX20lloo.pJf

lannlng lee lncome - plannlng porLal
bttps.//www.ploooloqpottol.qov.ok/oplooJs/eoqllsb_oppllcotloo_fees.pJf

Cfflce for naLlonal SLaLlsLlcs lebruary 2014 SLaLlsLlcal Summary
bttps.//www.qov.ok/qovetomeot/oplooJs/system/oplooJs/ottocbmeot_Joto/flle/285664/st
ots_sommoty_feb14.pJf (poqe 14)

new Pomes 8onus
bttps.//www.qov.ok/qovetomeot/pollcles/locteosloq-tbe-oombet-of-ovolloble-
bomes/soppottloq-poqes/oew-bomes-booos

opu|ar|ty
lorward Swlndon
bttp.//www.fotwotJswloJoo.co.ok/soccesses

Cther references where not referenced |n the text
nagy, C. and Szelenyl, k. 'Carden ClLles: 1he 8rlLlsh Lxample' (2013). ubllshed by Lhe
Welwyn Carden ClLy PerlLage 1rusL.

8alchln, !. '1he llrsL new 1own: An auLoblography of SLevenage uevelopmenL CorporaLlon
1946-1980' (1980). ubllshed by Lhe SLevenage uevelopmenL CorporaLlon.

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