What are learning points?
Learning points share what people have learned from their experience in regeneration - from people working or talking together, or from research into issues and evaluation of what is happening.
Learning points can help people and organisations to improve their practice through identifying what works and what doesn't.
What is this learning point about?
This learning point is developed from an event held in February 2011, which focused on approaches to town centre regeneration. The event looked at key principles and good practice in regeneration generally but took the regeneration of Paisley town centre as a 'test case'. It brought together people from the public, private and voluntary sector across Scotland to discuss issues and share experiences.
The event was jointed hosted by the Scottish Government and Renfrewshire Council.
What are the important issues?
- How can regeneration activity best support town centres to remain successful, vibrant places?
- What key elements contribute to making towns successful, economically sustainable places?
- How is the role of town centres changing - and how should we respond to these changes?
- How is the nature of retail changing and how can we modernise approaches to harness the benefits of retail?
- What approaches should we take to public spaces and public realm to make town centres more attractive, vital places to be?
- Are there innovative approaches we can take in relation to movement within and around town centres to improve the quality of experience?
- Are there key assets that can help to drive forward regeneration in town centres?
- What approaches should practitioners adopt in an era of limited public sector resources for regeneration?
- How can we make town centres work for all groups living, working and visiting the town?
- What is the role of place image and 'brand' marketing in town centre regeneration?
- How can town centres 'reposition' themselves and bring back a clear sense of purpose?
What is known already?
- A central aim of regeneration is to create successful, economically sustainable places. This can lead to wider social and environmental benefits.
- The Scottish Government is committed to regenerating our town centres. It has supported Business Improvement Districts, the Town Centre Regeneration Fund, Urban Regeneration Companies and the Town Centres and Local High Streets Learning Network.
- There have been major changes in the policy and funding environment for regeneration. This includes the Scottish Government's Concordat with local government and a move to an outcomes-focused approach, reform of the enterprise networks and the three national frameworks to tackle inequality.
- These changes mean that the way regeneration is delivered has had to change, recognising new opportunities and requiring different approaches.
- The challenges facing Scotland's towns have often been created by many years of decline. The current economic climate makes it particularly challenging to encourage investment in our town centres.
- There is a need for collaborative working - across the public, private, voluntary and community sectors - to tackle disadvantage and regenerate our towns.
What have we learned?
The changing nature of retail is having a significant impact on town centres - and our approaches to regeneration:
- With the growth of out-of-town and internet shopping, traditional high street shopping may be under threat. This means that strategies for town centre regeneration must look at other functions that the town centre has.
- Retail remains a significant (if not the main) 'ingredient' in a successful, economically sustainable town centre.
- There needs to be recognition that, increasingly, town centre shopping is a leisure activity - incorporating other activities.
- Innovative approaches to modernise the retail sector might include: addressing issues around traditional unit configuration, focused targeting of retailers to attract them into the town, undertaking environmental improvements, recognising retail's role within a mixed-use town centre and developing a 'unique' retail option in your town.
There needs to be recognition of the diversity of roles, functions and 'customers' using the town centre:
- Town centres have a wide range of functions for different groups of people. It is important to recognise and build on these whether they relate to the heritage of the town, retail, cultural assets, residential demand, educational institutions, tourism or other elements.
- In successful town centres, different functions interact and complement one another. It is essential to recognise and exploit these linkages.
- There should be a holistic approach, improving the total experience of the town and not just particular aspects. There should be something for everyone in the town.
- It is important not to focus too strongly on attracting new people and activities to the town but to listen to existing residents and their aspirations.
Town centre regeneration needs to be driven by strong leadership and effective partnership:
- There needs to be strong leadership of the regeneration process. Those driving the process need to understand 'place', have a clear vision for the future and prioritise opportunities for delivery.
- In the current economic situation there is a need to attract funding and support from a range of sources, both public and private.
- There needs to be meaningful, pro-active public private partnership. This should not be a 'marriage of convenience' due to financial considerations but a partnership that has vision and is committed to delivering.
A 'whole town' approach to physical regeneration can help reconnect a dislocated town:
- Often, different parts of a town have become disconnected from one another and no longer make sense as a whole.
- You should have a holistic vision for your town that considers how different elements of the town can come together.
- This might mean strengthening connections between areas and being innovative about overcoming physical barriers.
- Innovative approaches to access, movement and transportation can raise standards and have a positive effect on the different uses in the town.
- Physical improvements should be delivered to the highest standard possible - it is important to aspire to, and stay with, quality development throughout the regeneration process.
We need to understand where the town centre 'fits' in a changing context:
It is valuable to recognise changing demographics and demand for the different assets of the town.
We need to anticipate long term shifts (e.g. away from high street retail) and shape our response over the longer term. We also need to consider the fit of the town in the wider area and in relation to neighbouring towns and cities.
This might mean a changing role for the town and a re-positioning in terms of what the town offers.
A key aspect of success is re-establishing a sense of 'place purpose' in the town. Often towns have lost their traditional purpose. Imagination and innovation is needed to support places with a clear function in the town.
Although diversity and mix of uses should be a priority, there must be a key asset that can drive forward the process of regeneration:
- Across the UK there have been examples of arts/culture led regeneration in town centres (and in areas within towns and cities).
- There are strong examples of town centres being re-energised by centrally located educational institutions. For example, 'in town' university or further education campuses can increase employment, strengthen retail footfall and use of the night-time economy. This type of driver can change the function and demographic of a town centre.
Addressing the image of the town and 'brand' marketing is valuable:
- It is important to recognise that your town may have an 'image problem' that needs to be addressed.
- A strong approach is to focus on the positive aspects of the town, rather than the negative. This might mean emphasising the heritage of the town and the positive associations and identity that is already there.
- Peoples perceptions of the town may be influenced by the physical environment. There is value in developing public spaces that are beautiful, safe and welcoming. In many cases practitioners would like to see more 'greening' of town centres.
- In terms of image, it is also important to consider the entrance points to a town centre.
The regeneration process can be strengthened with 'early wins' and 'sticking plasters':
- High profile projects and physical/environmental improvements can be an important signal that change is happening in a town centre. This can make a real impression on residents and build necessary support for longer term regeneration. Visible improvements in the town can build confidence and potentially attract investment.
- Following a period of decline, many towns have gap sites and empty shop units. Cosmetic action such as false shop fronts and commissioned public art may only be 'sticking plasters' but they can life the feel of a town and indicate a more positive future.
Further information
- Presentations delivered at the event referred to in this learning point
- The Town Centres and Local High Streets Learning Network website provides a range of case study examples of approaches to regenerating town centres
- The Scottish Centre for Regeneration website contains a wide range of resources looking at good practice in regeneration. This includes research and evidence from previous programmes and case studies from Scotland and abroad.
- You can find out more about the regeneration of Paisley at http://www.paisley.org.uk
- A holistic approach is being taken to the regeneration of Lincoln. You can find out about the regeneration and the work of the Lincoln Business Improvement Group at http://www.lincolnbig.co.uk
- The regeneration of the Merchant City in Glasgow is being led by the Merchant City Initiative, a Townscape Heritage Initiative. You can find out more about the approaches taken at http://www.glasgowmerchantcity.net/
- The Scottish Renaissance Towns initiative focuses on small town regeneration and is being developed by partners including: The Glasgow Urban Laboratory, Architecture and Design Scotland, The Development Trust Association Scotland, The Lighthouse and SUST. You can find out more at http://www.scottishrenaissancetowns.com
Scottish Centre for Regeneration
This learning point is published by the Scottish Centre for Regeneration, which is part of the Scottish Government.
We support public, private and voluntary sector delivery partners to become more effective at:
- regenerating communities and tackling poverty
- developing more successful town centres and local high streets
- creating and managing mixed and sustainable communities
- making housing more energy efficient
- managing housing more effectively and efficiently
We do this through:
- coordinating learning networks which bring people together to identify the challenges they face and to support them to tackle these through events, networking and capacity building programmes
- identifying and sharing innovation and practice through publishing documents detailing examples of projects and programmes and highlighting these lessons learned
- developing partnerships with key players in the housing and regeneration sector to ensure that our activities meet their needs and support their work
Scottish Centre for Regeneration
Scottish Government
Highlander House
58 Waterloo Street
Glasgow
G2 7DA
Tel: 0141 271 3736
Email: contactscr@scotland.gsi.gov.uk
www.partnersinregeneration.com
The views expressed in learning points are those of participants at various events and are not necessarily shared by their employers, the Scottish Centre for Regeneration (SCR) or the Scottish Government. March 2011