The Evolution of the Regeneration Framework

In late 2022 Carter Jonas completed its work on a blueprint for the regeneration of the historic centre of Abingdon–on–Thames - the Central Abingdon Regeneration Framework or ‘CARF’. The document was published by Vale of White Horse District Council in February 2023.

The substantial document, which addresses both the opportunities for change and the way in which recommendations can be implemented, is one of several regeneration frameworks that Carter Jonas’s Masterplanning Team has completed, and its most comprehensive to date.

Regeneration Framework: What’s the purpose?

Johnny Clayton, Carter Jonas Partner and head of its Masterplanning Team, was responsible for the 160-page document, from Carter Jonas’ initial instruction by Vale of White Horse District Council in Spring 2021.

Johnny explains, “The purpose of the document is to encourage positive change in the centre of Abingdon, specifically in relation to retail and the public realm but also to help promote walking and cycling, sustainable development, and to enhance the connection between the town to the River Thames. It sets out four key themes for change: transport, mobility and public realm improvements; river access, culture and recreation; land use and built form; and development opportunities for key sites. It also takes into account various constraints, including traffic issues, a lack of youth facilities and the sensitivities of developing around heritage assets.

“The CARF goes beyond the regeneration frameworks we’ve worked on previously in that it identifies key sites within the ownership of the district council and other parties, including The Net (owned by Oxfordshire County Council) and BSN (owned by private leaseholders) and makes specific suggestions for their development in line with the objectives of the framework.

“Due to its comprehensive nature, it also took collaborative work across our teams at Carter Jonas to new levels – starting with, and overseen by, the Masterplanning Team, but also involving our planning, development, town centres and external transport specialists, in work on land use and assembly, design, massing, feasibility and everything in between.”

The involvement of so many teams reflects a highly multifaceted approach to regeneration. Johnny explains, “At the centre of Abingdon is what is believed to be the longest continually inhabited settlement in England. So proposing changes for such a historic location was a challenge, but one we’re well equipped to take on. We’ve been pleased to provide strategies for high street regeneration (a challenge pre-Covid and a greater one since), the sensitivities of planning for development around listed buildings and scheduled ancient monuments and ways and means of reconnecting the town to the River Thames.”

Public engagement in regeneration frameworks

The engagement process, similarly, adopted an innovative approach. Two large-scale consultation events were held, with stakeholder groups and the wider public; in person and online, and involving broad themes of place-making and land use. Involving both the business community (including landowners), interest groups and local residents, it was a text-book example of best practice collaboration. Council officers also held consultation events in local schools and we used innovative online engagement tactics, informed by 3D modelling, all of which were found to considerably benefit interaction. Additional engagement also took place with the Abingdon Town Council Neighbourhood Development Plan Steering Group to help coordinate the CARF with their emerging Neighbourhood Plan, encouraging deliverability through alignment with local planning policy. “We were fortunate that the Vale had an enlightened approach,”, says Johnny, “This ran throughout the entire project, from its initial inception to the way in which consultation events were created. It was an approach which was refreshingly free from political positions and steered by a genuine desire for a refreshed and reinvigorated town centre.”

As a result of the substantial outreach work, the consultation succeeded in reaching thousands of local residents and stakeholders and extended beyond the ‘usual suspects’, gaining feedback from younger residents and users of the town centre – a particularly important factor bearing in mind that the regeneration framework sought to address youth activities, facilities and anti-social behaviour.

Computer modelling was used throughout the project and included the graphical representation of market intelligence which in turn informed development decisions and delivery strategies. “A unique feature of this project,” says Johnny, “is the way in which the type of graphic previously provided by an architect was combined with live data from our Development and Town Centres teams, substantially benefitting the value of these graphics and enabling them to remain a useful tool.”

Regeneration Frameworks: the outcome

The regeneration framework was equally pioneering in its approach to sustainability. In common with many local authorities, the Vale has declared a climate change emergency and put in place a ten-point plan for responding to climate change. Johnny explains, “Our transport strategy was heavily influenced by the Council’s carbon-cutting commitments. Keeping cars out of town centres was a major focus, along with encouraging walking and cycling through providing centrally located cycle and mobility hubs, a ‘park and stride’ initiative and pedestrian routes from the town centre to the river and countryside beyond.” Carter Jonas also advised on implementing net zero development through the location of residential units in the town centre and the design of buildings. Creating a dynamic, 24-hour (or 18 hour) offer was seen as crucial to sustainability, as were the principles of the 15-minute neighbourhood concept which enables walkable, compact and accessible places.