York Central – Housing and Housing Density

Dr Roger Pierce, former architect, town planner, academic and city councillor, who advises York Civic Trust’s Planning Committee, led a guided walk on Saturday 31st March looking at housing density in York, and highlighting examples of key steps in the development of different housing models. His notes are reproduced below.

York’s history in housing design

York played a part in the revolution of housing design, layouts and density in late Victorian Britain. York-born Dr John Snow’s discovery that the source of cholera was contaminated water supply and other advances led to the Public Housing Act, 1875. This replaced the previous laissez-faire by statutory controls of housing standards and construction. Houses were required to provide through ventilation (thereby ending the construction of back-to-back housing), separate fresh water supply, and their own yards and earth closets (and later wc.s). Public health boards were required to provide drainage, refuse and nightsoil collection, pavements and street lighting. Their by-laws required space and daylighting standards, damp proof courses and inch-inch brick walls.

The resultant ‘two-up, two-down’ terraced house with its kitchen offshot still dominates British house design. The density of these Victorian terraces (for example, at Leeman Road) was 100 dwellings/ hectare.

However, the ‘tyranny of the terraces’ was challenged in York where Raymond Unwin pioneered new housing layouts and designs at New Earswick (and later Garrow Hill) proclaiming: ‘Twelve houses to the acre (30/ha); nothing to be gained by overcrowding’. The terrace and the garden village designs became wedded in the four-dwelling terraces with semi-detached housing at each end and extensive, hedge-lined gardens to the tree-lined avenues in the new council estates at Tang Hall, Bell Farm and Clifton.

York’s draft Local Plan

The deposit York Local Plan policy H1 allocates 35 Hectares of land at York Central (Site ST5) for 1700 dwellings up to 2031 and 800 afterwards. As many as 3,500 were envisaged ten years ago. To ‘ensure efficient use of land’, Policy H2 proposes densities of 100 units/ha within the city centre, 50/ha in the York urban area, 40/ha units in the suburban area and Haxby/Wigginton and 35/ha in villages. Policy H10 requires 20% to be affordable housing in brownfield sites (e.g. York Central) and 30% in greenfields. However, housing density in York Central is anticipated to be determined by further studies.

These densities compare with, at one hand, 30/ha in New Earswick (1903) and, at the other, 250/ha in Hungate (2005-).

Above:- Aldwark (left) 1980’s at 75/ha and Hungate (right) 2005 onwards at 250/ha.

What actually determines housing density?

The determinants of housing density include:-

  1. Developers preferences – mainly national housebuilders and housing associations.
  2. National & local values >>>>> party politics >>>> Planning policies especially green belts
  3. Land Scarcity & Values
  4. Site development costs
  5. Central government grant
  6. The future occupiers and tenure
  7. Household composition, incomes and lifestyles > market power or political power
  8. Motor vehicles
  9. Private or public space < secure by design/ defensible space
  10. Maintenance and management
  11. Fashion, nostalgia and how society’s values interpret buildings and surroundings – especially biases for or against urbanism and flats (and the people who live in them)

The economics of land and construction

Currently, the construction cost of a standard two-bedroom, terraced house is £100,000 at a greenfield location. According to Land Registry data, the average price of housing in York in January 2018 was £242,000 . The average price of a flat/maisonette in York in January was £162,000, a terraced property £206,000, a semi £246,00 and a detached house £380,000. Land prices are the difference between the selling price of all the new houses on the site and the sum of the construction cost, site development cost and builder’s profit. Currently, ‘good land’ commands around £1m per acre (an increase from its agricultural land value of £15,000 an acre). Landowners enjoy full rollover tax relief if they reinvest the proceeds in buying new land in two years.

In the interwar and postwar years, councils were able to develop former slum clearance land or outlying greenfield country estates at current use value and received grants towards servicing the capital debt. Subsequently, public subsidy moved from ‘bricks and mortar’ to individual tenants via Housing Benefit designed to target subsidy and to allow rents to rise to market levels. This has enabled social landlords to raise finance for housing from banks. Where affordable housing is required at 20% in brownfield sites, then the developer must sell those houses to a Registered Social Landlord at a ‘bricks and mortar’ cost and reduced land cost. This depresses land prices. Where site development costs are high (e.g. York Central) , then the proportion of affordable housing will be determined by an ‘open book’ examination of viability.  Currently, this allows a developers a 20% profit element.

…and a note of space standards

RIBA (The Royal Institute of British Architects) has pointed out that, at 76 square metres, the UK’s average flooorspace, is now the lowest in Europe and has called for a return to the range of statutory standards phased out in 1980s in favour of market determinants and lower construction costs and house prices.

Discussion following the walk

We had, prior to the event, plotted the masterplan proposals over the OS digital data to give a scale masterplan, and had used this to trace the various areas of proposed development and measure their areas in hectares. As a result, we were able to base discussions around some understanding of likely densities which would be required to give the stated Local Plan housing numbers for the site. These appeared to be around an average approaching 200 dwellings per hectare.

Family housing?

One of the key issues which was discussed was the nature of “family housing” and whether this was possible within relatively high-density housing, especially where this led to multi-storey apartments with lift access. We had seen examples on our walk of three-storey (two-storey apartments over shops) and four-storey (Two-storey apartments on top of ground floor two-storey dwellings) both with walk-up deck access, but at the current time lift access would be considered essential and there may be pressure to go beyond four storeys. The shared view was that this would be considered normal in many mainland European countries but was unusual in the UK. It would be useful to research UK examples and gauge their success. Family housing was agreed to be key in creating a community – it was commented that children are the glue which hold communities together, with the school run and shared play areas being key meeting points.

Benefits of higher density living?

We looked at what might be the benefits of higher density living. The main one was easier connections to facilities – it was more likely that shops / public transport / public amenities would be within walking distance. Potentially (subject to design) taller buildings provided good views. But there was concern over the downsides and particularly poor record of UK multi-storey housing – poor sound insulation, high maintenance costs of services and systems, and the general concern that it was only a relatively narrow social mix who wanted to live in them – people without children, but possibly not the elderly who might be isolated by apartment life. The question was asked – “who would want to live here?”

Downsizing?

We discussed the issue of “over-occupation” of family homes by older people – couples and singles whose children had long moved on but who still occupied family homes. We asked what would persuade someone to move from a well-established existing street community into a smaller new home on York Central; the only immediate answer was “it would need to be really high quality and offer something special”. We will do further participative work to explore this.

A tram was also seen as an encouragement as was a better name, as Roger summed it up:

‘New York: the UKs first new garden village with its own tram service’.

Zoning or mixed use?

Discussion highlighted a major problem with the current “zoning” of proposed development, with commercial development with its animation at ground level (bars, cafes, culture) being separated from the residential areas. This separation removed one of the major benefits of higher density – the immediate connection of home and amenities, the short walk from front door to meeting places and the everyday needs of shops and other facilities. Would a greater mix of development (apartments above offices above shops / cafes / bars / culture) offer a better place to live? (This issue had also been identified during our “Public Spaces” events).

Living and Working Creatively on York Central – A workshop to develop ideas and networks


Wednesday 4th April
7:00pm – 9:00pm
Book your free place
Current emerging masterplan proposals envisage a clear distinction between living and working on York Central, and much of the background discussion in the city on commercial development revolves around big name employers and A-grade office floorspace. Should we also be looking at how York Central could provide a home for new businesses, retaining talented graduates and working in partnership with our two universities to create a path way from school to entrepreneurial success? As a UNESCO City of Media Arts, should we be providing more infrastructure – built and otherwise – to develop this sector? Can York Central’s heritage as a place of innovation be brought up to date in the 21st century? This will be a workshop event for anyone with an interest in arts, business, culture and creativity, and the way in which they could bring life and economic success to York Central and its surrounding communities.

This event is jointly promoted by York@Large and My Future York.

Beyond Flying Cars – sustainable transport on York Central


Tuesday 10th April, 4pm – 6pm
National Railway Museum Gallery
Book your free ticket here

The current emerging masterplan proposals aim to “encourage sustainable transport” and show networks for the various current modes of transport – walking, cycling, busses and cars. But how will future changes – especially those in public transport – change the way we move around cities and how do cities need to respond in order to benefit from them? Can we look to successful projects elsewhere and can we overcome the cry that “York is different”. How far into the future is it wise to plan when future technologies are so uncertain?

This will be a workshop event led by York Bus Forum Chair Graham Collett and York Environment Forum Chair Phil Bixby, and will feature participation by members of York Environment Forum, bringing with them expertise in many aspects of transport and sustainability. We will aim to produce guidance on sustainable transport which will contribute to the masterplanning process.

Open Briefing Document – Public Space

 

The ‘green spaces’ flickr tag

During Week 1 of the Festival of York Central we have focussed on Open Space and its role in the city, whether in residential or commercial areas, and whether green space or hard landscape. We’ve gathered information through social media and through a range of events:-

  1. Green Space and York Central – A Look At Your City walk
  2. York Central – Streets Reimagined walk with Finlay McNab
  3. York Central workshop – Liveable Streets with Finlay McNab of Streets Reimagined
  4. The Secret Life of York’s Urban Spaces – a workshop informed by a walk with key participants
  5. My Favourite Public Spaces – workshop sessions with pupils of Barnabas and Poppleton Road primary schools
  6. Pulling Together the Week’s Conversations – public workshop (with The Life Sized City film show)

In addition, tagging of comments from previous events have allowed us to put responses from the week’s events in a broader context of overall comment, questions, etc.

Here are the main issues and comments:-

The key role of public space

Public space should not simply be the space left between buildings – there is reference in the Life Sized City film to “public space being the main tool for urban change” and people overwhelmingly noted its importance. It was suggested that the planning of the site should start with the public space (and accommodation within it of foot and cycle movement), and that layout of the roads should then be subsequent and subservient to this. York’s adopted hierarchy of movement priority was referenced.

Public space has to accommodate a wide variety of uses and also a wide variety of meanings, and to serve both practical and symbolic purposes. It needs to accommodate movement (on foot, on bikes and in vehicles, and both direct and indirect), it needs to accommodate gathering (social in varied-size groups, places for meeting, and places for politics and protest) and it needs to accommodate a variety of practical activities such as eating and drinking, recreation and physical activity for health.

Creating connections

A key issue with public space was the role of public space in creating connections. People had looked at existing spaces in York and elsewhere and noted the value of putting “the best things around the edges”. It was suggested that public space might be created at the edges of York Central as a way of connecting with surrounding communities and bringing something new to them. Public space was seen as somewhere that encouraged activity, and this activity might build links between old and new communities. The bigger picture was also mentioned – if public space was going to bring movement into the site, where would it come from – the corridor extending to the British Sugar site and the Park & Ride beyond was mentioned.

Liveable streets

At a smaller scale, the design of liveable streets was investigated and discussed. The impact of parking on streets was felt to be critical – looking at existing streets suggested that even where they were quiet or free from through traffic, and well-overlooked, they didn’t encourage play as car owners were concerned about their cars. Where car-free spaces were created these also needed care in design – overlooking by windows (which in theory encourages use) results in “no ball games” signs, and spaces can remain dead.

Making public space legible

The “Legibility” of public space (at all scales) was discussed. People felt that public space should in some way make clear what it can be used for. This should not rule out flexibility, but spaces which were designed to accommodate every potential use were felt to be unlikely to work well for any of them. The Green Spaces walk identified a number of spaces which were adopted and used by local people and these tended to be clear in their purpose (food growing / meeting / climbing / wild play).

The same principle of legibility applied at smaller scale in respect of movement. The Urban Spaces walk looked at a number of locations where different types of user interacted (for example cyclists and distracted pedestrians, or mixtures of cyclists and pedestrians on intersecting routes). Legibility was felt important, whether by clear design and shaping of space to suit clear spatial distribution of uses, or by “signposting” using surface colour and texture, or a combination. It was also considered important to allow for conflict to be managed – when cues are ignored there needs to be sufficient spare space to allow people to work around any problems which are created.

The potential of edges and enterances

Entrances, “gateways”, and edges

People also noted that the principle of legibility should be applied to entrances and connecting spaces – “gateways”. Entrances needed to be special and have identity, and should ideally also be “enticing” – should encourage exploration and provide surprises.

This same interest in the role of buildings at the edges of spaces was felt to apply in general too – spaces are largely “created by what’s along their sides”. Discussion on liveable streets and reference to examples elsewhere flagged up the importance of edges as places where people can feel comfortable and will often linger or meet, and this highlighted the importance both of the interface between buildings and space and the provision of humane environment to allow people to be comfortable there (seating, shade, etc).

The scale of open spaces and community “ownership”

The scale of spaces was discussed repeatedly and at length. It was felt that a variety of scales of spaces was needed, and the Museum Gardens was cited as a good example of where this works well (large grassed space in front of the museum along with a variety of smaller, more varied spaces (the ruins, the storytelling space, benches surrounded by planting etc). The value of landscaping and tree planting in shaping space was noted and appreciated (although questions were asked about maintenance – “who will look after it?”).

The role of scale in the likelihood of use and activity, and indeed community ownership, was discussed. Smaller spaces – almost like outdoor rooms – can encourage small-scale but important activity. The unique character of York was discussed and felt to be in large part due to what happens here rather than just the city as container. Small spaces allow variety of use and enclosure provides microclimate which extends seasonal activities.

Shelter, cover and civic life

An extension of this discussion noted that not all public space should be simple outdoor space. There is a spectrum from outdoor to sheltered to covered to indoor, all of which can be public (as opposed to commercial). As with our work in Castle Gateway, many people (and especially young people) voiced a need for public space that they can use and occupy at any time and in any season. Examples were shared of the role in “furniture” in public realm – places to perch or sit which didn’t require spending, even if it was close to places which did.

This issue was considered important – it is vital to create spaces where both individuals and communities can function – the difference was noted between simply dwelling somewhere and being a citizen – and “citizenship happens in public spaces”. “This is where we do our giving” was an eloquent view on it. It was felt important that – whatever the use of public space by visitors / tourists – the new public realm should work for people already living and working in York.

Elevation and views

Alongside variety of scale, variety of elevation was discussed and felt important. Creating places where you can “stretch your eyes” was felt to be vital and should be considered alongside the issue of views and key buildings. The potential to use landscaping (it was noted that remediation will require large-scale earth-moving in any case) was discussed but also the idea that public space does not all have to be at ground level. Many recent buildings have given back public realm at higher elevations (sky gardens in the Walkie-Talkie in London for example) and both green / accessible roofs and public access to intermediate stories of taller buildings was felt to be a principle to form part of the requirements for (at least a proportion of) buildings.

Zoning and mix of uses

Although not strictly part of the discussion of public space, the general principle of zoning was discussed. There was dismay over the apparent segregation of work and home, and the missed opportunities to create public space that mediates between the two. The zone between public and private was seen as full of rich possibilities – shopfronts, front gardens and forecourts, places which shape the accessibility of buildings and the visibility of their indoor activities. The Reading Café in Rowntree Park was seen as a good example (learning and social use within a park setting). The vertical mix of uses within surrounding buildings was also considered and it was noted that a richer mix (flats above offices above shops for example) drove more rich uses of public space.

Safety for adults and children

There was extensive discussion of the other factors which have a bearing on use by specific or broader groups. Lighting was an issue considered vital – it needed to make places feel safe after dark and also be energy-efficient and avoid light pollution. The relationship between lighting, safety and frequency of use was discussed – a virtuous circle where places feel safe enough to encourage frequent use and hence improve casual surveillance with more “eyes on the street”. The proximity of roads to green space was discussed; it was noted that one of the reasons the Museum Gardens work so well is that they are contained – children can roam in safety.

The work with children in the local schools also brought up clear messages. Children are increasingly constrained (asking about favourite outdoor places brought as many blank looks as responses) and favourite places were often very specific and sometimes remote (zoos, riding schools, campsites, beaches) or very local (a traffic-free street outside home, or a garage court where car movements were infrequent enough to allow football). When asked whether the need to cross a busy road would prevent them being allowed to use a park (however attractive in itself) the children fell silent and looked thoughtful; “We can take that as a “yes” then”, said their teacher. 

Vital ingredients – trees, water, playfulness

Lastly, various “ingredients” were discussed at various points which seemed almost universally popular. Urban trees are important and were identified as key elements in existing urban landscapes (in King’s Square and Parliament Street, although their impact on paving in Parliament Street was noted). The creation of small “wild places” where planting and trees overwhelm built environment and allow wildlife into the city were considered important. Green walls, roof gardens also. The role of water too – a way of softening the city, bringing cool in summer, in addition to offering practical solutions to drainage. And playfulness…

The fountains in Granary Square, Kings Cross, cropped up in almost every meeting at some point, and led on to interesting discussions about how “artfulness” can make urban spaces humane. Using water, light and sound was discussed. Sound installations can make a tunnel appealing, and the sound of the trains was noted as one of York Central’s distinctive features (described as “almost poetic” by one resident). We should play with – as well as in – our new public spaces.

What are the roles Homes England might play in York Central?

Our ‘affordablehomes’ flickr tag.

Homes England are a key partner and landowner in York Central. They are also the government agency charged with promoting house building. Many of the questions that are arising from the My York Central process are about affordable housing: ‘what does ‘affordable mean?’ ‘why 20% – not more?’ ‘how can we ensure homes built to be affordable stay so and not get sold off for holiday homes, investments or buy-to-let?’. To explore these questions Phil and I met with Helen Fielding, the Senior Specialist for Home Ownership and Supply for Homes England. Before joining Homes England, Helen was the strategic lead for housing for two local authorities and, in her Homes England role, has particular responsibility for affordable and community-led housing delivery.

What is the role of Homes England?

In York Central we are wearing different hats, we’re land owners as well as potential funders and strategic promoters. It was a bold move to buy the land. It was about us saying how – as the national housing agency – are we going to intervene in the housing market so it can deliver what it needs to deliver.  As delivering housing is our central purpose and mission, our involvement brings certainty to the process.  That was a proactive step, how do you get away from being tied to those markets and market driven forces? The most powerful way is to take control. The Homes England leader on the York Central Partnership, Dilys Jones, is passionate about York and it really is her personal commitment and vision that drove this very proactive decision.

But we have other hats too. We are potential investors and funders of the project. York Central is a priority site for capital investment into infrastructure, and as part of the York Central partnership, Homes England is investing significantly both in bringing these proposals to fruition and accessing these central Government funding opportunities.   In addition, we could be development financiers of the homes to be developed on the site, through our Home Building Fund which is aimed at for small and medium-sized builders as well as larger firms.

There is also a role we might play in terms of funding the affordable homes. The role of local authority (City of York Council) is key. The Council have set a 20% minimum for affordable housing which the developers will have to cover under what is called ‘Section 106’. But because we administer the Government’s affordable homes schemes there is an opportunity for additional affordable homes beyond the Section 106 requirements to be funded via our Affordable Homes Programme if this is viable.  This will clearly need further investigation and scrutiny given the financial position of the project.

As Landowners who have bought land with public money we need to cover our investment, but we are keen to be active brokers, we bought ourselves a seat at the table. The aim is not necessarily for us to maximise our profit at all costs, but to deliver as many of the right types of homes as possible, as quickly as possible.

Why not more than 20% social housing?

York Central is a big brownfield site with lots of remediation and infrastructure requirements.  The site has effectively been stalled for c20 years.  Most of these costs (which are really significant) will need to be paid for by the development.  So affordable housing – whilst really important – is just one of the issues that needs to be considered alongside all the other site requirements, and the development does need to be viable. Despite these challenges we’re committed to delivering 20% of the homes on site as affordable housing.  There is a very crucial deliverability test – in other words, for the economics of this development to be viable – when setting policy requirements for Section 106 housing. What we might be looking at is the right mix of affordable housing within the policy-required 20% and collaboration to see how to produce more affordable housing in the widest sense in the rest of the site, which might include self-build, community-build or possibilities like older persons shared ownership.

How can we ensure that housing built to be affordable stays affordable long term?

New homes can be secured as long term affordable housing if it is specified in the Section 106 agreement. One mechanism for this is if there is a portion of housing which is ‘discount for sale’, you can restrict the resale value in perpetuity. You can express the resale value as a fixed percentage of open market value (noted in the National Planning Policy Framework, within definition of ‘affordable in perpetuity’).

More mortgage lenders are opening up to shared ownership and intermediate home ownership options, and mortgage finance is more readily available now.  Other forms of affordable housing in perpetuity are Affordable Rent, Social Rent and shared ownership.

Are there specific issues in York – and for York Central – because housing is so unaffordable to so many?

In York there are a significant number of people that cannot currently access market housing as well as a lot of people who need social rented housing. I am talking about people who wouldn’t necessarily think of going into social housing but can’t afford to buy at current market prices. There is a lot of scope within this intermediate market for other forms of tenure that are not social rented housing, but are not open market housing either – but between the two.  This could be affordable rents at up to 80% of open market value, Shared Ownership or Discount for Sale home ownership options. Within the 20% mix, there is obviously a need to ensure there are some rented housing (council or housing association) options as well as intermediate, and beyond the20% there is the opportunity to seek grant funding to intervene in the market to create a greater variety of possibilities for this intermediate market.

There has been a lot of questions about Community-led Homes, what are the possibilities for York Central here?

Homes England are charged with contributing to the Government target of building 300,000 homes a year by the mid 2020s. We’re simply not going to get this many homes built in the timeframe only by relying on the big 6 housing developers. We need new delivery partners, we need local authorities and Housing Associations to do more, we need to attract investors to come and develop private-rented housing as well as housing for sale, we need self-build and we need community-led forms of development, we need to encourage much more diversity in the players involved in delivering housing.

In York there is clearly a growing head of steam community led with YorSpace.  One issue is access to the right kind of land opportunities.  One option could be to enable community-led housing by facilitating the supply of those sites by sub-dividing and servicing sites and smaller plots, and making them available to small builders, self-builders and community groups. Our emerging role in Homes England is increasing intervention in the land market to make land available for all sorts of types of housing.

In a rural context we are interested in a revolving land bank model, similar to an example in the Highlands, it is acquiring rural sites, putting in infrastructure, servicing and obtaining planning permission and then making them available to housing associations and community groups, capturing the uplift in value as the land is sold on.

In York they’ve got a self-build register going but it seems we do need a bit of a handholding service to act as intermediary, currently due to cuts the council can’t do that?

For Homes England, community-led activity is about affordable housing. The Community Housing Fund is about to be launched which is likely to include revenue grant funding to support the development of community-led housing proposals. This is a great opportunity to support some capacity building within the community-led sector, as well as support individual projects’ development.  We’re hoping to be able to launch this Prospectus in May. The Community Housing Fund is £60m a year. It was first launched in December 2016 with 148 local authorities receiving initial funding, York wasn’t included in that first wave of funding.  The next wave will be to invite bids following the release of a funding Prospectus, we hope in the next few months.

Phase 1 of the Community Housing Fund is likely to provide revenue support to groups to get up and running and fund pre-development costs. It can allow them to employ professionals, cover planning applications and design fees. It doesn’t help with buying land. It can provide capital funding for small scale development, access roads, sewage, electricity and we expect this element of the fund to be routed through the local authority.

We are also likely to be able to provide revenue funding to local authorities, for staff in order to build capacity. There is also a plan to provide national funding for the development of a network of Community-led support ‘hubs’ as a resource for new and developing groups.

Phase 2 of the Community Homes Fund is hoping to offer grant funding to support the development costs of delivering community led affordable housing.  There are a few issues to sort out with this.  For example, at the moment if you want to be the landlord of affordable housing for rent, you have to be a registered provider, like a Housing Association. We’re currently trying to understand if there is another way to support community groups who don’t want to Register or partner with a Housing Association.

Shared ownership is a tenure where the resident buys a portion and rents the other half, Homes England can also grant fund that.  This can be a really good option for people who want to own their home and can afford a mortgage, but perhaps can’t raise the full deposit, or need time to develop a positive credit history.  It allows people to own their own home in stages, by buying more of the equity in their homes as their circumstances permit.  We can fund this tenure now, through our Affordable Homes Programme, and people who want to provide this tenure don’t need to be Registered Providers.  We think this might be an attractive option for community-led housing groups to consider.

A big question raised so far is how to keep graduates and housing cost is an issue there, what about if the Universities, produced low rents to keep graduates developing start ups?

It is all possible. It is about segmenting the market and then producing the right kind of housing to make a vibrant and sustainable community.

The My York Central ‘Community’ tag on flickr, taken from conversations with the St Barnabas Coffee morning on Monday 26th March.

This issue of how housing and making a community interrelate seems key. What might useful ways forward in developing this conversation?

One key question for the York Central Partnership is ‘what is the criteria for land disposal?’ Is it money, quality, community engagement?  As we said earlier, Homes England is using taxpayers money to finance this development, so we can’t sell at a loss.  But there may be an opportunity to collectively explore how we maximise social value for this once in a lifetime opportunity to build a new community in the heart of the City, using all partners’ expertise, financial influence and capacity.

It seems like from our discussions there is a possible structure here for the conversation between local people and York Central Partnership. There is something about a brief – which might be prompted by the question ‘what community to we want in York Central?’ That could then influence the criteria for land disposal. A segmentation could be produced through that to help indicate the different types of housing identified to meet this. Then look at the variety of delivery mechanisms, including market, co-creation, partnership community-led and self-build working to make it happen?

This is the kind of conversation Homes England would be really interested in taking part in – and could potentially facilitate in various ways – in York Central.

Quality in Housing – the Rowntree legacy at Derwenthorpe

Thursday 29th March 5:45pm – 8:00pm
Derwenthorpe – meet in visitor’s car park (access from Osbaldwick Village)
Book your free place

Housing quality is a major issue in the UK today with press coverage of poorly-built developments. How do we ensure new homes built on York Central are of high quality, and indeed what does “high quality” look like? From New Earswick through to Derwenthorpe, the Rowntree name has been associated with innovation in housing and attempts to ensure good homes and to drive forward standards. This will be a guided tour of the Derwenthorpe housing development followed by a discussion of the lessons which can be learned (in a local pub), and will be a chance to talk with residents about their experience of living there. Many thanks to Derwenthorpe Residents’ Association for their help with this.

Understanding housing density with Dr Roger Pierce

2:00pm – 4:30pm Saturday 31st March
Meet at Navigation Rd / Walmgate junction, walk to The Royal Oak Goodramgate (by the scenic route)
Book your free place

Many of the #MYCQuestions to date have been about issues of housing height and density. Current proposals include between 1700 and 2500 new homes on York Central, but what will that actually look and feel like? Given the proportion of land which will be available when commercial development, infrastructure, open space and all other uses are accommodated, what sort of density will be required and what will it be like to be there? Where can we look in York for examples which might give a comparison? Where will we look to in order to say “Oh, it’ll be like….”

We’ll be led by Dr Roger Pierce, former architect, town planner, academic and city councillor, who advises York Civic Trust’s Planning Committee. We will take a walk through a variety of housing areas on our way to one of York’s historic pubs, where we will discuss what we have seen, look at how different densities could be accommodated on the York Central site, and work together to identify issues which we feel should be explored and addressed as the masterplanning process moves forward.

My York Central: Family-friendly drop in workshops at the National Railway Museum

Ideas for the future of York Central from St Barnabas Primary School students

What is your York?
26th March, 11am-1pm and 2-4pm
Drop in, York Central Exhibition
National Railway Museum
What are the most important connections for you between places? Join curator and facilitator Jade French for this family and teenager-friendly drop in workshop where we will be making an ever growing 3D map recreating the sights and networks of York.

Feels like Home
2nd April, 11am-1pm and 2-4pm Homes
Drop in, York Central Exhibition
National Railway Museum
What does ‘home’ feel like to you? What makes York feel like your home? Join curator and facilitator Jade French for this family and teenager-friendly drop in workshop where you can make your own 3D house a part of an installation that thinks about what it feels like, and should feel like, to live in York.

Getting Out More
Drop in, York Central Exhibition
National Railway Museum
10th April 11am-1pm and 2-4pm Movement
How do you travel and move around York? What makes it easy and what makes it hard? Join curator and facilitator Jade French for this family and teenager-friendly friendly drop in workshop where we will make collages about our experiences of travelling around York to go inside a type of book called a zine.

Pechakucha without the curry

For those of you who unlucky enough to be prevented from being at the My York Central PechaKucha – whether prior engagement, life-threatening illness or simply the unappealing wet weather – you now have the next-best thing. Yes, the recording (with slides) of all the presentations is available here. But no curry.

To avoid disappointment in future check our Events page and book early! Join the conversation and help shape York Central… …and enjoy yourself too.

Week 3 #MYCQuestions – responses from York Central Partnership

At the beginning of the week we looked through the Post-Its from events and the conversations on social media and chose the week’s hot topics – either new questions or ones which had arisen from consideration of previous responses. The Partnership and the masterplanning team have responded, and these responses are set out below.

As previously, in some cases there are no clear answers to the questions raised, and we’ll again use these to drive discussion as the process of community engagement moves forward. As part of this we’ve suggested possible further questions which spring from the responses. To see these in context, take a look at our Flickr site and use the tags to see media which relates to the various issues.

So, you had been asking:-

There has been talk about “encouraging sustainable modes of transport”, but will York Central be able to ensure actual change?

Response:- The site is centrally located and we’re providing the infrastructure to support walking/cycling/train/bus and limiting parking within the site and there will be Travel Plans for future occupiers/users which can focus on non-car use.

What provision will be made for schools and other community facilities, and where?

Response:- As part of the planning application process, the need for a school and community facilities is being considered through discussions with the Council and the Partnership will make land available.

How will culture and the arts be built into York Central?

Response:- It is very much anticipated that the richness and vibrancy of the arts and culture in the city of York will be a key part of the place-making at York Central. Helped by the presence of an enhanced national museum with over 1 million visitors and unrivalled transport connectivity, the site will provide a number of new spaces for the city’s existing arts and cultural organisations to programme, produce for and perform/exhibit. These spaces will include new public squares, parks and buildings. The YC Partners wish to continue to work with York Cultural Leaders and other cultural stakeholders to ensure that the full range of cultural opportunities at York Central are identified and delivered. The Council’s Draft Local Plan (Publication Draft) includes a policy for cultural provision (specifically policy D3), where culture and wellbeing are identified as one of the twelve core planning principles underpinning plan making which will be considered by YCP.

Follow-up question:- The proposals for arts and culture in the draft Local Plan call for the production of a Statement of Cultural Wellbeing for major new developments. Will such a document be produced here, and who will produce it?

How do we build a community, and how will this link with existing communities?

Response:- YCP is providing homes with a variety of tenure and unit sizes to encourage a broad mix of users and this includes a commitment to provide 20% affordable housing. YCP will be focussing on integrating adjoining communities physically by providing better links and by listening to comments made about facilities people would like to see that are deficient in their locality.

How are the universities and their students being involved in shaping York Central?

Response:- York’s Higher Education Board have been briefed on York Central, and further meetings are planned with individual organisations. YCP held a pop-up at York College and have run sessions with York Youth Council and a Secondary School Voice workshop. Details of the Festival will be circulated to share with their staff and students.

How will buildings in York Central respond to moves towards zero carbon, and will the development take a lead in this?

Response:- Building regulations and Local Plan policies with regard to sustainability and energy will be met. Exploration of these elements is underway and will inform the planning submission. YCP is looking at low levels of parking for private use, and promoting cycle/ pedestrian movement and this is a work in progress.

Follow-up question:- Some local authorities (such as Bicester, Exeter and Norwich) are pursuing higher standards of sustainability where their ownership of the land permits them to do this. Is this something the Partnership might pursue, and what would be the factors in considering it?