THE EFFECT OF MAXIMUM CAR PARKING STANDARDS INCLUDING INWARD INVESTMENT IMPLICATIONS
6 FINDINGS AND RECOMMENDATIONS
6.1 INTRODUCTION
6.1.1 This research study has been commissioned by the Scottish Executive to investigate the impact of maximum parking standards, including the potential impact on inward investment. In particular, two main issues have been investigated as follows.
- An assessment of how the application of maximum parking standards has affected developer confidence.
- An assessment of the attitudes of inward investment interests towards the role of maximum car parking standards in locational decision making.
6.1.2 With the above issues in mind the anticipated impact of the implementation of maximum car parking standards can be categorised into three main responses as follows:
- Developer/Investor accepts the maximum parking standards, and where appropriate enters into planning agreements to enhance sustainable transport provision to the site;
- The parking standards become an issue for negotiation, and compromises are reached that may result in departures from the standards; or
- Developers/Investors do not proceed with the development, and seek to locate in areas with less restrictive parking standards.
6.1.3 The following sections will outline the findings distilled from the various case studies and literature reviewed as part of this study.
6.2 CASE STUDY FINDINGS
6.2.1 All of the Scottish Local Authorities who were contacted were helpful and keen to contribute to the study. They were useful sources of information and were able to explain some of the wider implications and issues of the case studies in the context of the surrounding areas.
6.2.2 Other organisations contacted with regard to the study expressed a willingness to participate and provide information, however in a number of cases it proved difficult to obtain responses or arrange meetings to discuss matters further. Reasons given for declining to provide a response included difficulties in identifying those responsible for car parking matters, time/resource issues, a lack of knowledge of the facts required to complete the questionnaires, and lack of specific data to input to the study. In general most were happy to give general comments but when it came down to specific details and numbers this often proved to be a stumbling block in discussions.
6.2.3 In general, of the 19 case studies identified within this study, the overriding perception from local authorities and developers towards the application of maximum parking standards has been positive.
6.2.4 There appears to be a general awareness of the issues by developers, and broad recognition of the drivers behind the proposed changes to guidance in relation to car parking standards. The need for a sustainable approach to development is widely recognised, as is the role that car parking can play in encouraging alternative modes of transport for workplace journeys. Feedback from the case studies has indicated that many developers encounter a learning curve as they come to terms with the planning implications and accessibility options available to them. Experience suggests that many of the national "blue-chip" companies appear to have greater awareness and experience of sustainable development issues.
6.2.5 The implementation of maximum parking standards or restricted parking practices has encouraged the uptake of sustainable transport modes and green travel plans. The increasing requirement for green travel plans as a method of encouraging alternative means of transport is widely recognised, and in many cases is being implemented through the use of Section 75 agreements or planning conditions. This is seen as a vital measure in ensuring that employers are encouraged to provide information and encouragement on alternative means of transport for work based journeys.
6.2.6 Based on the travel plans developed as part of the case studies identified in this study, there appears to be a range in the effectiveness of plans implemented to date. Many universities and hospitals studied genuinely embrace the environmental and health benefits of providing non car based travel options in conjunction with a level of restrained parking supply. However, there is limited evidence of a concerted and co-ordinated effort to improve the situation in some business/industrial locations. In many cases it would appear that travel plans, not linked to Section 75 agreements or planning conditions, encourage cosmetic improvements many of which may be unrealistic in their aims to encourage a modal shift.
6.2.7 This clearly shows the importance of developing a range of integrated 'carrot and stick' transport measures that will genuinely improve the choice of non-car based options available. The package of measures including a travel plan where relevant, should be secured either through planning conditions or a Section 75 legal agreement. The measures implemented should be monitored on a regular basis not exceeding two years.
6.2.8 Whilst the need for a sustainable approach to development and the role that car parking can play in encouraging alternative modes of transport is widely recognised, there still appears to be a lack of understanding amongst the public of the need to reduce car parking associated with workplace locations and to replace with viable alternatives. This would suggest a need to promote sustainable planning at regional and national levels as well as increasing travel awareness to the general public.
6.2.9 It is clear from the case studies, that whilst car parking is initially perceived to be a key component in the transport equation, on closer scrutiny it is in actual fact good accessibility, by whatever mode, that is the key issue in terms of the site selection process. As such, in locations that a suitable level of accessibility is available by non-car modes the presence of limited parking is easier to bear. This backs up one of the main findings of the Symonds Travers Morgan report undertaken in 1998.
6.2.10 Business and industrial locations invariably consist of a collection of occupiers, uses, shift patterns etc. This often leads to difficulties in co-ordinating efforts that are required to address area based transportation problems. In some cases, more stringent parking standards may be accepted by developers at the outset but there still exists a mentality that other spaces will be found through alternative means such as on-street parking or neighbouring facilities. There are examples of some business park occupiers leasing additional spaces on adjacent properties which surely goes against the principles of encouraging sustainable travel to workplaces.
6.2.11 In other cases developers do genuinely see the need to reduce private car use but may feel that there are no other alternative means of transport. There is a long way to go to get walking and cycling figures up to substantial levels and often public transport is perceived as being inadequate.
6.2.12 Whilst the overall feedback from case studies was positive towards the concept of maximum parking standards and the resulting expansion in choice of sustainable transport modes, the main concern expressed was the ability to retain employees and customers when faced with a competing or alternative destination that has a comparatively unsuppressed level of car parking. This raises the issue of providing a level playing field for all. This could be achieved in the medium to long term as the result of implementing a national maximum parking standard. However, there is little or nothing that could be done in the short term to bring existing or extant developments into line with the national standard. This would only be achieved with time as such developments come forward for extension or redevelopment as part of the planning process.
6.2.13 Discussions with local authorities and developers throughout the UK would indicate that there is little or no evidence to suggest that maximum parking standards have a detrimental effect on developer confidence, or where relevant, inward investment.
6.3 INWARD INVESTMENT INTERVIEW FINDINGS
6.3.1 Research into the impact of maximum car parking standards from an inward investor's point of view has uncovered a range of views and opinions.
6.3.2 In general it appears that when considering locations car parking is a concern, but one of many concerns that are to be considered throughout the decision making process. From an inward investors' point of view car parking is unlikely to come into the decision making process until a specific area or range of potential locations have been identified. At this point it is often the case that a potential occupier/developer will enter into negotiation with the statutory authorities over the provision of car parking and measures/initiatives to encourage a greater modal split for workplace journeys. This is where a national set of standards has the potential to assist in alleviating area based arguments where car parking may be an important factor.
6.3.3 With respect to inward investment this research exercise has illustrated a shift in emphasis by LECs and Local Authorities away from targeting large scale inward investment opportunities. It appears that the emphasis has now shifted in favour of encouraging indigenous expansion and employment creation at a local scale to try and maximise local economic benefits and secure long term economic growth. This trend is developing nationally in line with the Scottish Executive's policies and is likely to lead to a greater emphasis on relocations within, and between Local Authorities, potentially highlighting the need for a level playing field in considering car parking as a locational consideration.
6.3.4 Whilst transport is a primary issue for locational decision making, parking is a secondary issue which will probably not be considered until comparing sites at a local level.
6.3.5 A comment encountered during this study was that the research is slightly premature in that maximum standards are only beginning to be used in Scotland and those examples where they have been used, the process is still being finished off or is only in its very early stages of operation.
6.4 CONCLUSIONS
6.4.1 The findings of this study clearly point to the conclusion that maximum parking standards have a key role to play as part of an integrated package of physical and policy measures to restrict dependence on the private car and encourage the use of alternative modes of transport.
6.4.2 Throughout the various case studies it was evident that maximum parking standards often acted as the catalyst for discussions, and in most cases co-operation, between local authorities and developers to improve the range and choice of non car based travel to and from development sites.
6.4.3 The situation where a developer or investor did not proceed with a development due to a lack of car parking resulting from the application of maximum parking standards and instead choose to go elsewhere was not one familiar to many local authorities, although the Symonds Morgan Travers study showed that such considerations can result in an office not relocating, and therefore not entering into the development control process.
6.4.4 All in all, this research study has shown that there is little or no evidence to suggest that maximum parking standards has a detrimental effect on developer confidence or where relevant, inward investment.
6.4.5 Whilst this exercise has proved beneficial in understanding the potential impacts of maximum parking standards and an indication of current practice around the country, many of the standards have only recently been implemented or are still evolving. This is evident from the case studies reported within this study, many of which the implications of a restrained car parking strategy are only starting to emerge. It is therefore recommended that a follow up study is undertaken within the next 18-24 months to examine the progress and further impacts resulting from the implementation of a restrained level of car parking at the various case studies identified.
6.4.6 Overall, whilst this study has concentrated on the impact of maximum parking standards on developer perceptions and inward investment, it is important to set out the context that transport and car parking plays in the locational decision making process. Factors such as public sector incentives, workforce availability, sector track record, transport and communications, quality of life, research and education are usually more important in the decision making process and therefore unless the correct conditions exist within these areas, car parking provision will not even feature in the decision making process.