sutherlandk@belfastcity.gov.uk1 from still-life to life international workshop torino, november 10...

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FROM STILL-LIFE TO LIFE

International Workshop Torino, November 10TH

Politecnico

KEITH SUTHERLAND – Belfast City Council

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• Social and economic approach to the intervention

Development objective of the intervention

Environmental and landscape aspects

Operational and financial modalities / involved bodies

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Site Location

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the situation before development

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After closure of town gas production the site was….

• Derelict/listed• Heavily contaminated• Located in an interface area

between two communities

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The closure of the Gasworks in 1988 provided a unique opportunity to develop this strategic site for mixed-use development for the benefit of Belfast City. Belfast City Council in partnership with Laganside Development Cooperation have transformed this unused old industrial site into a high quality public facility and office park.

Project Vision

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Transformation process

Objectives:

• Enhance the quality of life for those living in the communities

• Provide a source of employment

• Act as a catalyst for inner city regeneration

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Transformation process

• Council spent €15 million (with ERDF assistance) on land acquisition, remediation and infrastructure development

• Gasworks Trust was established

• Mixed development with emphasis on creation of jobs

• Release of development plots (based on the criteria including number and type of jobs offered)

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Outcomes

• Blight removal – regenerative multiplier

• New public parkcycle/walking route, water feature, public art

• Private investment at ratio of 1:10• Sustainability of heritage buildings• 4,000 jobs• Income for Council

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Outcomes

GEMS – Gasworks Employment Matching Service

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Outcomes

GEMS – Gasworks Employment Matching Service

– Instrument to tackle high levels of unemployment– Assists long-term unemployed local residents in accessing

work– Secures employment and provides training– Ensures that local communities benefit from development– Co-ordinated network of employment related services– Received public funding (approx €400,000 over

three years)

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performance

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performance• GEMS assisted 348 clients into

employment and provided training to 347 residents

• 28 units for local start-up enterprises developed

• New public open space (ca. 4 ha) including new cycle and pedestrian connections

• By completion 61,561m² of commercial space at a cost of nearly €170 million

• Full occupancy will generate a rental income of ca. €9.5 million per annum

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performance

• Rental income will generate annual development funding contribution of ca. €900,000 for reinvestment

• Project generates €3,570,000 in local taxation

• 4,250 jobs established on the site – projected to increase to over 4,500 jobs

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Achievements

• Area developed that experienced disturbances previously

• Gasworks Trust formed at early stage in the development to represent interests of local community

• Chance to monitor project, check progress, identify problems

• GEM initiated to involve local people• Local enterprise project-25 small

business starter units• Gasworks provides open space,

amenities and employment for the local communities

• Geared equity rent - reinvesting surpluses back into local projects

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Results: local impact

Direct benefits:

•New public open space (ca. 4 ha) incl. water feature, cycle/walking route, public art

•Locally managed workspace facilities•Local housing (46 units)•Initial investment by BCC and Laganside Corporation attracted private sector investment

•Equity rent improves city competitiveness

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Specific LessonsPolitical LeadershipOverall Agreed

MasterplanQuality InfrastructureRight DeveloperGood Project

Management SkillsEmployment Initiative

(GEMS)

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Public Realm

• Location: potential for recreation/open space• Walkway, public art and historic landscaping

• Pedestrian access to public gardens and water feature

• High quality of public realm attracted strong private sector interest

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Environment

• risk of ground contamination, widespread contamination

• environmental risks were assessed and depending on the specific use recommendations for treatments were made • constraints were dealt with in accordance with their future use and site clearance was undertaken

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Planning

• Masterplan: created development framework

• Partnership managed through development briefs

• Appointment of six preferred developers

• assessment of submissions considered economic, social community and environmental issues • Global responsibility remains with BCC

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Heritage

• Derelict but listed buildings on site

• Gas Clock tower and meter house restored

• Area given a unique character through restoration of old

buildings