Steventon Combined

Brierley Newberry: Wolfson Prize 2014 1
The Wolfson Economics Prize 2014

Mark Brierley
Patrick Newberry

Executive Summary

My interest in this years prize is
stimulated by three key issues:
As a professional architect, a strong
belief that twenty first century
designers can create high quality
environments that will improve the
general standard of residential
housing in the UK.
A direct personal recognition that the
present housing market will not satisfy
the aspirations of my children,
The failure of the UK to move fast
enough to meet the climate change
challenges that we are presently
facing.

I believe that developing effective
responses to these issues leads to creative
answers to the competition question.

A Garden City model is proposed which is
repeatable across a large part of the
country and which offers residents of all
ages:
an attractive and vibrant place to live,
high quality, spacious, energy
efficient houses,
affordable homes through an
economic model which breaks the
shackles of the present open market
model,
an environment which is sustainable

The City is a scalable organic structure,
comprising three quarters centred on
secondary schools and fifteen
neighbourhoods centred on primary
schools. Each neighbourhood comprises
approximately 1000 dwellings reflecting
natural large village communities. The
quarters are in turn organized around a
City centre which provides the facilities
making up the Citys social, cultural and
commercial heart. This organic structure
combined with a purpose built sustainable
public tram system and a network of paths
and cycle ways, offers an attractive
physical environment for residents, which
will foster a healthy and environmentally
friendly way of life without being
contrived.

The proposal is for a City of c16,000
homes and 40,000 people. This is smaller
than many earlier proposals for new
settlements and has the advantage of
requiring only a relatively small site. This
approach offers a series of smaller cities
instead of going for one or two very large
conurbations. The smaller scale only
requires 556 Ha of land and is, therefore,
less likely to generate the extreme
resistance encountered by some of the
much larger City models previously
proposed.

It is relatively easy to find locations where
cities built on this model could be sited, as
is shown by reference to the test locations
identified in Oxfordshire, Wiltshire, Kent
and Essex. The City would be easily
repeatable in different parts of the
country enabling regional housing
shortages to be addressed locally, and
providing houses in places where people
want to live.

Cities will be built away from flood plains
and environmentally sensitive locations on
sites that are close to major road and rail
links. The model City will comprise homes
built to the decent space standards, which
are extremely energy efficient to the 2016
Carbon Zero targets, and which are built in
streets and squares to create attractive,
vibrant communities. The City will provide
commercial facilities and will be built near
to other centres of employment.

The City will generate its own power from
primarily green sources and will also
provide the infrastructure for other
utilities such as water, drainage and waste
disposal. The utility infrastructure will be
provided free of charge to utility
companies (the build cost having been
funded through the sale of properties in
the City), but in return, utility companies
will be required to provide services to City
residents at costs below the national
average. This will still be attractive to the
utility companies because they will not
have to bear the capital cost of
infrastructure. Services such as health and
education will be provided by county or
national authorities, although their
facilities will also be built by the City and
leased free of charge to the relevant
authorities.

The City will offer owned and let dwellings.
Owned dwellings will be sold on long
leaseholds. Economically, the City will be
effectively a mutual organization, run
profitably for the benefit of its occupants.
The cost of construction of the entire City
will be funded by the sale of dwellings and
by the sale of leases of commercial
properties. Twenty percent of owned
dwellings will be sold at a twenty percent
discount to low income people to provide
low cost housing so as to help
affordability. Ten percent of non low cost
properties will be available for rental.

The City will make the market in City
dwellings, offering dwellings for sale and
buying them back when residents want to
trade up or down or to leave the City.
Properties will be bought and sold by the
City at a Transfer Price which will be based
on the cost of construction plus an
adjustment to reflect the net present
value of future likely savings in running
costs for dwellings in the City and an
allowance for inflation. The use of this
mechanism will insulate the Citys
dwellings from the vagaries of the open
property market, whilst encouraging the
efficient management of the City and its
infrastructure.

The sale price of a house in the City
generated using this mechanism is some
twenty percent below the headline UK
average cost of a house. Low cost houses
in the City based on this price mechanism
are affordable to couples, with or without
children, using the Shelter affordability
criteria. The relative affordability
combined with a good mix of owner
occupied and rented properties means
that a broad spectrum of housing
aspirations are satisfied.

The Citys high quality design, combined
with its environmental friendliness and
beneficial economic positioning should be
attractive to new and existing residents.
These factors, combined with a
sophisticated promotion of the need for
new dwellings, backed up by an effective
compensation scheme for existing
residents who are affected by the building
of a new city should reduce resistance to it
being built to manageable levels.

The proposed City offers a repeatable,
attractive, vibrant, environmentally
friendly, economically attractive solution
to the Competition question and can
expect to be realistically delivered due to
its small physical scale and limited
environmental impact.

We believe the ideas presented in this
response deserve to be investigated
further and we commend this submission
to the judges.

Mark Brierley
NVB Architects
www.nvbarchitects.co.uk
mailbox@nvbarchitects.co.uk
01373 468030 07966 530221

Mark Brierley
Patrick Newberry

How would you deliver a new
Garden City which is visionary,
economically viable and
popular

In addressing the Prize question, our
submission is set out as follows:-

Introduction 3

Vision and Specification 6

The City Structure and Size 13

Location 16

Economic Model 20

Governance 27

Project Process 29

Conclusion 32

Appendices

A Other Locations
B Economic Model Assumptions
C Construction Cost Estimate
D Transfer Price Mechanism
E Governance

Brierley Newberry: The Wolfson Prize 3
Introduction

The Wolfson Economics Prize 2014: New
Garden Cities brings together several
fundamental issues which are close to the
heart of any architect concerned with the
fabric in which we make our lives. There are
three areas of personal interest which have led
to the preparation of this competition
submission:

a A professional confidence that twenty-
first century designers can create high
quality environments which are a
significant improvement on the general
standard of residential development in
the UK.

b A direct personal knowledge that the
current housing market is unable to
satisfy the aspirations of my children.
Young families with decent jobs and
salaries are unable to afford houses in
London. If this is the situation now, what
chances will my grandchildren have to
find a good place to live? My own
children, like many of their generation,
lead a different type of life; more mobile
and agile than previous generations with
less commitment to a single location and
more global horizons. Solutions which
necessarily bind home and shelter with
financial investment and security no
longer seem so relevant.

c The recent history of record extreme
weather events in the UK and around the
world realises some of the predictions of
climate change. This is the biggest
problem facing global society and, as
recent events have shown, large parts of
our current infrastructure cannot cope
with the consequences.

A Garden City which addresses these 3 issues
is likely to go a long way in answering the
competition question.
High quality living environments

There are excellent contemporary examples of
popular modern living spaces which can
provide a model for the creation of a new
Garden City; developments which
demonstrate new living arrangements and
house configurations and explore different
building plans and urban environments.

Building a Garden City from scratch provides
an opportunity to showcase these innovative
forms of dwelling, raising their profile and
encouraging a much better standard for new
housing across the whole country. The work of
Feilden Clegg Bradley at Cambridge and Street,
provide examples of high density living
arrangements which meet high quality
environmental standards.

FCBAccordia,Cambridge

FCBStreet,Somerset

The work of Peter Barber Architects at
Hannibal Terrace, London shows how the
street can be reinterpreted in a high density
context.


PBHannibalTerrace,London

In parallel with new housing forms, there are
many examples of high quality landscapes
which create an inspired setting. Examples can
be found in both the UK and abroad.

HousingMalmo

In the area of modern infrastructure; it is more
necessary to look abroad for good examples.
The Dutch approach to integrated transport
systems and the use of shared surface roads,
are perhaps the most obvious starting point.

Within the UK, the development of Sustrans
routes and the ever increasing popularity of
cycling, together with the development of new
tramway systems in a number of cities,
suggests that an approach which focuses on
the safety of walking and cycling and the
development of modern, energy efficient
public transport systems, will be pushing at an
open door.

These examples confirm that there is little
doubt that our modern environmental design
professions can deliver innovative, vibrant and
popular new settlements.

The problems of housing availability and
affordability.

The economic and affordability difficulties
inherent in the current housing market are
well documented and have been explored with
some clarity in papers published by
organisations such as Shelter and the Joseph
Rowntree Organisation.

Statistics about the problems are legion,
quoting a few examples over the last 12
years, salaries have increased by a factor of 2
whilst house prices have increased by a factor
of 5. Land prices have increased by even
more. The Halifax Bank reports that current
house price inflation is running at 8% whilst
salaries are increasing at 2%. The affordability
gap is getting worse; large areas of the country
now show house values 10 times or more
average incomes.

Shelter have tried to address the question as
to what is an affordable house value. In terms
of their figures, 80% of the UK cannot provide
affordable housing.

However, house purchase prices are only one
aspect of wider problems within the housing
market. There is a widespread presumption
that home ownership is a good thing for all
members of society. Unqualified pursuit of
this goal also causes distortion. For a more
mobile population, existing models of home
ownership are not necessarily appropriate and
can introduce unnecessary friction into the
labour market. There are, therefore, a
number of fundamental questions related to
ownership of property that need to be
addressed if all of the present problems with
the housing market are to be resolved.

Whatever the answers, undoubtedly more
houses are required. This raises questions of
land availability and the extent to which a very
significant number of new houses can be
inserted into existing settlements. Add to this
the need for mobility in business and a
younger workforce which perhaps see their
jobs in a global context, the need and
desirability for long-term personal investment
in a very particular location becomes much
less obvious. Other forms of tenure will be
needed in new settlements and, as a
minimum, it will certainly be necessary to
demonstrate ease of re-sale.

Investment in property has been very
successful for certain groups of the UK
population over the last 30 years. Even so,
there have been occasions when house values
have fallen and some owners have
experienced negative equity. Whilst historical
performance has overall been positive, it is
unlikely that the housing market will continue
on that same trajectory. There are other forms
of investment with a better risk profile that
would be more appropriate for a large sector
of the population in the future.

Separating the provision of affordable shelter
from property investment is a key issue for the
new Garden City.

Addressing the widening emissions gap

There is a global imperative to deliver on the
various commitments made through the UN
Framework Convention on Climate Change.
There is international agreement that the
average temperature increase across the globe
should be limited to 2C. The apparent
current increase in extreme climate events is
related to an increase in global temperature of
only 0.8C and our historical carbon dioxide
emissions commit the planet to continued
increases over the coming decades. It will be
challenging to limit the overall increase to only
2C as it will require substantial and sustained
reductions of greenhouse gas emissions. In
view of the recent climate response to an
increase of only 0.8C, it is already apparent
that 2C may be too high a level.

However, in spite of this global imperative to
wean the planet off fossil fuels, the current
energy debate about affordability and living
standards seems to have smothered the wider
debate. The creation of a new City provides an
opportunity to develop a new infrastructure
designed to address both the global
requirement to reduce carbon emissions and
the need to deliver affordable energy and the
reduction of fuel poverty.

The construction industry frequently uses the
three word mantra mean, lean, green and
this approach will be equally relevant in the
design of the City.

Mean; reducing the need for energy in
the first place, maximising heat retention
and insulation, maximising passive solar
gains through orientation, minimising
heat loss through building form.

Lean; where energy is needed use it
efficiently and sparingly, for example,
high efficiency boilers and reduction of
transmission losses.

Green; where energy is needed minimise
carbon emissions through the use of
renewable sources where possible and a
flexible infrastructure to allow
subsequent switching where not.

A new Garden City which addresses these 3
issues will be visionary and innovative. There
can be little doubt that it would also have
widespread popularity.

The City

What is the vision for a new Garden City?

The term Garden Cities is a very attractive
brand. The idea of a high quality urban
environment married to leafy countryside
appeals to the British love of gardens and the
rural idyll. Our vision builds on this successful
concept and has eight key components.

The city will:

a Provide a good place to live, with houses
that are spacious, comfortable and light,
within a landscape setting that is vibrant
and green and has identity and legibility.
Dwellings will meet with the latest space
standards; the London Housing Design
guide, and address the consumer
priorities polled by the NHBC.

b Provide an excellent social infrastructure
including;
high quality schools with generous
community facilities.
good health care including doctors
and dentists in health centres.
good hospital facilities with provision
for care for all ages, including
community support and mental
health care facilities.
good sport facilities.
good drama and music facilities.

c Be easy to get around. The city will be
compact, with a good footpath and cycle
network and will provide an efficient tram
system. The cost of the tram system will
be included in the overall city cost plan
and use of the tram will be free to
residents and citizens. The City will have
good links to neighbouring towns and
villages, as well as new connections to the
regional and national road network and
rail network.

d Be sustainable and responsible. It will be
an electric City with its own independent
non fossil fuel energy sources and an
infrastructure that enables electricity to
be used as efficiently as possible. The
primary energy source will be a 20Mw
biomass /waste plant generating
electricity and supporting a district
heating system. This shall provide a core
energy load which will be supplemented
by solar and wind power. The generating
capacity will be included in the overall city
cost plan. The National Grid will provide
the top up supply. The City will act as an
energy provider, providing energy
generation capability as specified, to be
run by existing energy companies on an
outsourced basis, and offer discounted
fuel to residents and citizens.

A wider definition of sustainability will
also be pursued and the city will comply
with the code for Zero Carbon Homes and
will aspire to BREEAM outstanding
classifications.

e Have an outstanding landscape. The idea
of a Garden City will be pursued through
all aspects of the design. Each
neighbourhood will include 2Ha of open
space to accommodate existing landscape
features. Quarter hubs will include 5Ha of
open space to enable, streams and water
bodies to be incorporated into parks and
woodlands to knit the neighbourhoods
together. In this way the identity of the
City will be derived from the genius loci.

f Aim for economic success based on
diversity and resilience. The City
infrastructure will include start-up
serviced offices to nurture new home
grown business. The City will have an
excellent IT infrastructure to facilitate
connectivity. The City will also aim to
attract business partners through the
provision of high quality well serviced
commercial premises and the attraction
of discounted energy costs and a free
tram system. Facilities that are created to
support the build of the City, such as pre
cast concrete manufacturing capability or
woodworking workshops, will be offered
to entrepreneurs once the City is
completed to be run as commercial
businesses.

g Be fair. A legacy governance will be
established to engage the community.
The City management will be responsive
and able to accommodate and
compensate existing residents for any loss
in value of their properties arising from
the development of the City.

g Be affordable and will maximise
opportunities for community
infrastructure supported by the broadest
cross section of residents. A range of
residency models (owner occupied, low
cost housing, rental properties) will be
offered and will embody a variety of
mechanisms which help separate
provision of shelter from financial
investment, whilst also facilitating
movement in and out of the City as well
as within the City, as housing needs
change with life stage.

The original Garden City brand offered a better
place to live through the synthesis of town and
country. It offered an escape from both the
grim environmental and social issues of
nineteenth century urban cities, as well as
from the poverty of the countryside. The
brand can evolve and our vision still offers a
better place to live, but also improved city
infrastructure, fairer housing availability and
affordability, whilst addressing some of the
global issues of sustainability.

The City vision is translated into a design brief
as follows;

Living Space

The City must be compact for economic, social
and environmental reasons. A high density
City is envisaged, but houses will still be
spacious and comfortable, with each home
having both privacy and amenity.

There are excellent examples of developments
that achieve these criteria, and community
engagement shall explore these ideas to
develop specific briefs for the new City. The
street will remain the principal design
component with houses generally in terraced
form. Within this simple arrangement there
can be enormous variety. In general building
form, houses shall be two or three storeys and
apartment blocks four or five storeys. The
house designs themselves will aim for
flexibility, adopting long life, loose fit
principles. A range of different sized homes
will be provided with the intention of
providing a mixed community, representing all
ages and family sizes.

The RIBA have reported on space in houses;
(The Case for Space). Houses built in the UK
are small by European standards and the RIBA
makes the case that they have become too
small. In response new standards have been
published for London (The London Housing
Design Guide) and these shall be adopted for
the Garden City.

Street layouts shall follow the Dutch
woonerf principles: living streets in the UK.
The streets shall be designed to be more than
just roads and pavements using shared space
principles. Play and recreation shall be
deliberately introduced to create attractive,
active, social public realm. Parking shall be
provided on street and in blocks, with good
passive supervision.

The public realm will include trees and
gardens, and the leafy, green characteristic of
the original Garden Cities shall remain part of
the new City identity. The City shall be legible
with a strong sense of character.
Neighbourhood, quarters, and centre hubs will
be integrated with the land form and
landscape features.

Social infrastructure

The City structure of neighbourhoods and
quarters will be based on the provision of
schools:
Neighbourhoods will be defined as a
residential area supporting a primary
school hub
Quarters will be defined as a number of
neighbourhoods (typically three to five)
supporting a secondary school.

The schools will become the centre for
community facilities and provide a focus for
the surrounding residential development,
creating involved communities whilst also
making maximum use of the Citys assets. The
City will invest additional space in each of the
schools to enhance community use. As is the
case in many new school developments,
health care and social service functions will be
integrated in the school design.


Primary schools will be located together with
small convenience stores, allotments and shall
share an area of public realm and parking
provision.

Secondary schools will be located with
supermarkets and other retail facilities
including pharmacy, caf, and fast food
outlets, creating a larger hub with appropriate
public realm in the form of park, square and
large shared parking provision.

The City Centre will provide hospital and
health care facilities, a Further Education
College with a theatre and concert hall
facilities, a swimming pool and cinemas, and a
shopping mall.

Overall the City will provide excellent
community facilities covering sport, music,
drama and the arts. The facilities will all be
centred in the schools and there will be some
degree of specialism to create variety and
focus.

Partnerships with progressive arts
organisations such as the National Youth
Theatre or National Youth Orchestra shall be
established to inject vibrancy and vitality to
the Citys cultural scene. Sporting facilities will
be designed in such a way that they can be
used as part of national sport training
programmes. Gallery space will be offered to
national museums as high quality display
places for the ninety per cent of the UKs art
collections that are kept mostly in storage,
largely inaccessible to the general public.

Permeability, movement routes and transport.

The City will be compact; a 40,000 population
city can be only about 3km across. Footpaths
and cycle ways will be the main communi-
cation link through the city. These shall be
separated from the road infrastructure to
encourage walking and cycling. Locating
infrastructure buildings together in hubs
enables all the main components of the City to
be linked by a simple publically run tramway
joining the quarter hubs to the City Centre.
The tram system will be available free of
charge to all residents.

BombardierFlexcityTramsystem

There will be a hierarchy of road routes
through the City and a primary distribution
route round the City linking to both regional
and national infrastructure. The City will have
a link to the existing rail network. The new
road infrastructure will supplement existing
routes and will protect existing settlements
from the additional traffic created by the City.

Sustainability and energy.

The new Garden City will be an electric city
avoiding an infrastructure based on the
continued use of fossil fuels. The City will
become an exemplar for the efficient use of
electricity. The normal distribution network
will be re-examined to test for the optimum
thresholds of changes between three phase
and single phase supplies.

The City will maximise the use of renewable
energy sources. PV and solar energy will be
installed on roofs; 30Mw (nominal) of photo-
voltaic and solar thermal panels. The building
form will take account of orientation and
micro climate to ensure that the maximum use
is made of natural passive resources.

ThefirstCO2-neutraldistrictintheNetherlands;DeStadvande
Zontakesitsnamefromthelargenumberofsolarroofs,which
generateenoughenergytocoveralltheelectricityconsumedby
the1400homes.

The City shall be in control of refuse collection
and recycling. All materials that cannot be
recycled will be considered for use as fuel.
The City shall provide a 20Mw power plant
which will generate power from local waste,
supplemented by the use of biomass. A
district heating system will be run from the
power plant to heat the city centre facilities
including the swimming pool.

The City shall be linked to the National Grid
and any shortfall between renewables and
biomass generation shall be made up from
national resources. Any surplus energy
generated by the City will be sold back to the
National Grid.

The City will act as an energy provider. It shall
bulk purchase energy to supplement that
generated by the City and offer discounted
fuel to residents and citizens. The City will also
consider the installation in the future of other
clean carbon free technologies.

The City shall plan for the careful management
of water. The design of all the new buildings
shall include low water use fittings. Rainwater
harvesting shall be incorporated and surface
water drainage shall use sustainable urban
drainage principles, attenuating discharge and
minimising flood risk. The City location will be
sensitive to flood risk.
Landscape.

The City shall respect the landscape setting;
understanding and analysing the local context
will be an essential part of the City design
process. There will be careful management of
land form in order to protect the existing
landscape components of trees, hedges,
streams and rivers. Generally materials will
not be taken off site and the ground modelling
design shall accommodate the impact of the
construction works involved.

Whilst the overall density will be high (average
40 dwellings per hectare), there will be a large
number of parks and open spaces spread
through the City. Each neighbourhood will
have 2Ha of open space and shall share 5Ha
allocated to each Quarter. These shall be
developed as parks incorporating existing
landscape features. The City will have true
Garden City credentials.

High quality external works design shall be
applied in providing the landscape context for
the housing.

NewurbanlandscapeatMalmo
The landscape strategy will include protection
of existing villages and settlements around the
City site from the impact, visual and acoustic,
of the new City.

AwetlandhasbeencreatedintheTempleboroughdistrictnear
Rotherham.

Work and employment.

The City shall be economically active and shall
grow into a centre of employment. Economic
diversity is an advantage and the City will
encourage and nurture new business from
within its own community. The City will
provide an excellent IT infrastructure and easy
access to serviced offices linked to the
secondary schools and the Further Education
College.

Where possible the City will attract partners to
relocate and expand into the City, but it will
avoid a dependency on anchor businesses
which, whilst economically attractive in the
short term, can cause severe distortion if they
decide subsequently to scale down operations
or to relocate. A significant retail component is
anticipated together with large retail and
warehouse facilities.

Fairness.

The community will be engaged throughout
the complete development process and the
development process will involve a fair
response, engagement, accommodation and
compensation with all parties.

The proposed City size will be such that
locations can be found which minimise the
number of existing residents affected by the
project.

The City aims to attract a full cross section of
society and homes will be made available on a
range of tenures and tenancies available to all.
An ownership and governance structure will
be established to ensure that affordability and
financial investment and risk are appropriate.

Ownership and affordability.

The Garden City will be affordable. The new
Garden City will provide houses through the
proposed economic model at below current
market valuations for equivalent properties.
The City will continue to provide affordable
properties into the future.

The economic model insulates the City housing
stock within a closed market. The City will
own and retain all the land required for
development and will build all the houses. The
City will retain an interest in all the properties
and only sell on a long leasehold basis. The
City will buy back properties on a pre-agreed
valuation basis. This mechanism is described
in more detail in the Economic Model Section.
The City: Structure and Size

City Diagram

The City is presented as a concept as follows
Each square represents a neighbourhood with a
primary school based hub. Each square is 28ha.
Quarters comprise 5 neighbourhoods and are
arranged around a secondary school.

City Population
By empirical study of infrastructure thresholds
relative to population size we can demonstrate that
a 40,000 population city meeting our garden City
Specification requires a land area of 556Ha. In
diagrammatic terms this is provided within a circle
of diameter 2.66km

The City population and neighbourhood structure will be;

The City will provide the following accommodation. All these facilities are provided in the Cost Plan.

The City will require the following land area. Allowances to purchase this land are included in the in
the Cost Plan.

Where can Cities be built?

Location Criteria

The Garden City described so far is a generic
model with no specific geographical location.
The model will be valid for a wide range of
locations which satisfy the following following
criteria.

a Demand. The location must have
sufficient housing demand. Testing this
will involve an analysis of the housing
demand within the region and local
demand within each of the existing
settlements.

b The site must be sparsely populated with
few or no existing settlements within the
required area.

c The site must be large enough, ie 5-6km

d. Network connectivity. The locations must
be capable of establishing good links with
neighbouring settlements and regional
towns and cities. The location must have
access to national road and rail
infrastructure. Testing this criterion
involves an analysis of network
infrastructure in the region and the
vitality of the existing local economy.

e Environmental sensitivity. The location
must be environmentally appropriate.
The creation of a new City must not
damage or put at risk the existing
environment. This criterion will be tested
through reference to Natural England and
the Environment Agency designations.
The selection process will filter out Areas
of Outstanding Natural Beauty, Sites of
Special Scientific Interest, Ancient
Monuments, Areas of Archaeological
Significance, flood plains, etc. In view of
the overall housing objective Green Belt
designations have not been used as an
exclusive filter.

Test Locations

The feasibility of creating a new Garden City
using our concepts and design philosophy has
been tested on 4 sites selected in Wiltshire,
Oxfordshire, Essex and Kent. In each case the
sites meet our location criteria ie; the site;

is in an area with an established high
demand for housing
is close to and can be linked to national
road and rail infrastructure
can contribute to local and regional
networks
avoids environmentally sensitive
locations.

The 4 sites are;

Wiltshire Site

The selected location in Wiltshire lies to the
north of the M4 motorway and GWR railway
routes between Cardiff, Bristol and London.
The new City would be located north of
Wootton Bassett.

Essex Test Site

The selected location in Essex lies to the east
of the M11 motorway and between the 2 rail
routes into Liverpool Street Station. The new
City would be located just east of Chipping
Ongar

Kent Site

The selected location in Kent lies to the south
of the M20 and north of the railway to Charing
Cross between Maidstone and Ashford. The
new City would be located east of Headcorn.

Oxfordshire Site

The selected location in Oxfordshire lies to the
west of the A34 trunk road and overlaps the
GWR railway routes between Cardiff, Bristol
and London. The new city will be created just
north of Wantage.

Of these sites, the Oxfordshire site offers the
most potential in terms of infrastructure
opportunity, existing settlement mitigation
and environmental sensitivity. This site is
therefore used to demonstrate the viability of
the proposals; the 3 other sites remain viable
and are illustrated in Appendix [A].

Oxfordshire Site

Catchment Area
Within 10km
Abingdon
Didcot
Wantage

Within 25km
Oxford
Faringdon
Swindon
Newbury
Network Routes
A34 trunk road; 3km
GWR Railway; in site

Settlements within the site
1no Farm;
large storage site
Several houses

Settlements outside the site
Steventon;
East Hanney
West Hanney
Grove

Site location overlaid on Natural England and
Environment Agency maps

Site location overlaid on aerial photograph

Flood Risk
Large Thames flood area to north and east

Environment Assets inside the site
Old canal
3 woodland areas
Hedges and trees

Environment Assets around the site
Marshland to north

Power
Major substation to east and distribution
grids to east and north

Oxfordshire City

The City is laid out following the grain of the
landscape. The City sits astride the railway line
enabling a new station to be placed in the City
centre. The quarters are set out to the north
and south of the line and astride the existing
road linking Steventon and East Hanney. A
new distributor road is taken from the existing
A34 Steventon exit and sweeps south of the
City to join the A338 south of East Hanney.
The new road and rail head will enable the
development to proceed with minimum
impact on the existing road network. The City
location avoids the floodplain and the design
retains the existing blocks of woodland and
some of the landscape hedges and trees. The
City limits are defined by the old canal route to
the NW and the small East Hendred brook to
the SE. A new woodland block to the east will
provide an effective visual screen to
Steventon. Flood attenuation lakes can be
created south of the new link road to protect
Steventon and to provide an amenity
resource.

The City centre is located adjacent to the new
station and provided with a direct link to the
new distributor road. The energy centre is
located adjacent to the railway line. All the
facilities identified for the City can be provided
within the site and the land take limited to the
556Ha provided for in the generic cost plan.

The city plan super imposed on the landscape.

The Economic Model.

Underpinning the City is an Economic Model
which addresses;-

a what will the City cost to create; including
costs of land, buildings and
infrastructure?

b what will be the ownership model?

c what will be the price of dwellings and
will they be affordable?

d other considerations

What will the City cost to create; including costs
of land, buildings and infrastructure?

Costs have been built up based on the City
design specification, and include;-
acquiring land,
constructing infrastructure,
building dwellings, offices, other
workplaces and shops.

The Construction Cost Estimate has been
prepared by quantity surveyors. It is robust
and uses current prices for infrastructure and
house building. The assumptions are set out in
Appendix [A].

Key assumptions include;-
Average density 45 houses per hectare
across each neighbourhood
Average cost per hectare of land
250,000
Construction profit margins of the order
of five percent.
Twenty percent of purchased dwellings to
be low cost
Ten percent of non low cost dwellings to
be available for renting, let at normal
market rents
Interest rates for financing build at 7%
Normal commercial rents will be earned
from commercial properties

The Economic Model assumes that the costs of
building commercial properties and facilities
such as schools, hospitals and recreational
facilities are covered by the cash flows
generated from the sale of dwellings and
commercial leases. Any surplus of net
revenues earned by the City is available to
cover any ongoing maintenance costs not met
out of service charges or to reinvest in
additional facilities for City residents in the
future.

It has been assumed that land will be procured
either on the open market or, more probably
using a compulsory purchase mechanism, at a
fair value, recognizing its development
potential. However, in assuming a fair value, a
rate of 250,000 per hectare has been
assumed, which is less than the values
presently being paid for some new housing
sites. An assumption has been made in using a
lower value that, if land is not available at this
rate on the open market, the present
compulsory purchase mechanisms would need
to be changed so as to set the price at a
reasonable value, not at the maximum
comparable current open market value.
Although this approach may excite some
resistance, it can be justified on the grounds
that;

a current open market values for
development land often do not take
proper economic account of the cost of
infrastructure necessary to make the land
usable for development (which we
estimate to be at least 150,000 per
hectare); and

b the seller of the land would still earn a
significant premium (c 2,500 per cent at
250,000 per hectare) over the current
use (typically agriculture) value of the
land and that it is inequitable for the
landowner to realise an excessive profit
from the sale of the land, simply because
planning permission has been granted to
change the land use. To sustain this
position will require some political
courage from Government, but in a
climate where there is a widespread
recognition that there is a common

interest in pulling together to resolve
the countrys fundamental housing
problems, it should be possible to sell this
message to the wider electorate.

Given the large number of houses to be
constructed, it is believed that reduced
contract prices can be achieved through
innovative commercial negotiations with the
chosen contractor. Since there is a
considerable element of repetition in the
building of the dwellings and there is a
considerable quantity of construction
concentrated in a single location, the
contractor should be able, through application
of good management practices (such as
Japanese manufacturing practices or Lean
techniques), to reduce the cost of constructing
dwellings over the life of the contract.

The cost of construction of the City will
ultimately be funded through the sale of
dwellings. However, until dwellings are sold,
there is a need to borrow to fund
construction. It should be possible to structure
debt funding for the City without resort to
Government guarantees (which would break
the principle of no Government funding),
particularly given the security that is available.
Options for debt funding range from
conventional models such as using the
commercial bond market or commercial bank
lending to borrowing from insurance
companies or pension funds, both of whom
are, in a time of low returns and continuing
economic fragility, looking for access to more
secure, higher yield investment opportunities.
Private Equity Funds are a further source of
funds that could be tapped.

On the basis that interest rates are likely to
remain at historically low levels for the
foreseeable future, interest rates used in the
economic model have been assumed to be
seven per cent.

Capital Flows

Following the approach described above, the costs of construction of the City and capital inflows in
the seven year construction period are as follows;-

Inflows
m m %

Sale of Properties;-
Residential 2,931 85
Commercial Leases 524 15

Total Inflows 3,455 100

Outflows

Site Clearance and Enabling Works 18 1
Dwellings 1,592 48
Neighbourhood Facilities 154 5
Quarter Facilities 125 4
Centre Facilities 168 5
Transport Infrastructure 154 5
Drainage Infrastructure 41 1
Utilities 133 4
Construction Contingency 119 4
Compensation Cost 27 1
Cost of Land 139 4
Fees 273 8
Financing 328 10

Total Outflows 3,271 100

Net Surplus 184

Appendix [B] shows how inflows and outflows
arise over the seven year period required to
build the City and to sell the dwellings. The Net
Surplus will be available to fund further
improvements to the City and to fund the
Property Trust (see section on Governance
below). It has been assumed that 34m will be
retained in the City top company and 150m
will be allocated to the Property Trust to
provide capital for its activities.

The sensitivity of the Economic Model to
variations in assumptions has been tested.
Unsurprisingly, since the cost of construction is
the most significant component of the overall
cost of the City, the model is most sensitive to
variations in build cost, with a given
percentage overrun flowing through as an
almost equivalent percentage overrun on
overall cost. If it proves impossible to procure
land at the assumed price, and recent open
market values of land have to be paid, the
overall cost of the City would increase by
approximately five percent.

What will be the ownership model?

A starting presumption for the City is that it
should offer a choice of property ownership
and property rental. Choice is desirable to
maximize the range of people to whom the
City will appeal. A wholly rental model might
seem attractive, but encouraging the majority
of residents to have a financial ownership
stake in the City over the long term is likely to
develop a stronger sense of community as well
as fostering responsible citizenship and a
strong interest amongst residents in sustaining
the City over the longer term as a desirable
place to live. This motivation would increase
the likelihood of residents involving
themselves in shaping the future of the City
and in taking an active part in evolving the
model.

An ideal modern ownership model needs to
enable residents easily to occupy properties
that are appropriate to their life stage and
family status such as single occupancy, adults
with no children, families etc. Friction in
property markets causes social disruption, for
example, properties that are too small for
families or properties that are too big for
elderly people, as well as economic
inefficiency through under occupation of
properties. The conventional open property
market relies on normal market forces to
ensure that there is sufficient liquidity in the
market to enable people to trade up and down
as their needs change. Whilst this model can
work, given a plentiful supply of properties of
all types and favourable underlying economic
conditions, these conditions do not always
exist with the resulting frictional forces
exacerbating housing shortages.

Equally, although an ownership model has
significant attractions if the City comprises
only properties owned by individual residents,
the Citys utility as a provider of houses to help
solve the housing shortage would be severely
limited and a significant percentage of the
population excluded.

For these reasons a mix of freehold and rented
property models seems logical. However,
building a new Garden City also presents an
opportunity to create new, more radical,
economic models for property ownership and
pricing. A mix of long-leasehold and rented
properties is proposed, with an innovative
approach to property pricing for owned
properties, which is cost based and not based
on open market value. Sale and purchase of
owned properties will be through a
mechanism run by the Governing Board of the
City. This mechanism will offer dwellings to
purchasers on long leaseholds at a preset
transfer price and will provide an exchange for
properties in the City, encouraging long term
dwelling in the Garden City, allowing people to
trade house sizes.

The intention of the innovative pricing method
and exchange mechanism is to create a
feasible robust economic model which
encourages good economic management of
the City whilst obviating the more undesirable
impacts of speculation in the domestic
property market.

The proposed model anticipates residents who
wish to own their property in the City buying
what is effectively a right to dwell in the City,
enabling them to occupy a dwelling of a given
type and to trade up or down between
property types. As the transfer price of
dwellings is likely to be less than the open
market value of equivalent properties and the
Citys physical design will cause it to be
perceived as a desirable place to live, there is
likely to be an excess of demand over supply
for properties. Where a supply and demand
mismatch occurs, it will be resolved by use of a
lottery mechanism to select buyers. When a
resident buys their first property in the City,
they are then accorded preferential rights to
buy from the stock of dwellings held by the
City when they want to trade up or down in
terms of dwelling size or specification.

City residents would be able to buy a new
property from the centrally held stock, making
a payment (or receiving a refund) equivalent
to the difference between the transfer price of
the residents present property and the
transfer price of the new property.

To provide a mix of owned and rented
dwellings, ten percent of the dwellings in the
City that are not offered at a low cost will be
available for renting at normal market rents.

What will be the price of dwellings and will they
be affordable?

Transfer Price

The Dwelling Transfer Price will be cost based.
The starting point for the transfer price is the
total construction cost of the City as set out in
Appendix [C]. To the base figure will be added
two additional components;-

a the net present value of ten years
running costs efficiencies, where running
cost efficiencies are calculated as the
difference between the energy, water
and maintenance costs of houses in the
City (which will be borne centrally and
recharged to residents) and the average
equivalent costs for the UK as a whole.
The City Governing Board will calculate
the net present values annually; and

b an inflation uplift based on retail prices,
excluding normal house prices.

The mechanism will serve several purposes;-

The initial build cost is funded by the first
purchaser.
A mortgageable value is created so as to
enable residents to finance property
ownership.
Transfer of ownership is enabled at a
sensible capital value, detached from the
vagaries of boom/bust fluctuations in
property values.
Speculation in properties in the City is
implicitly discouraged.
Cost efficiencies from, for example,
energy efficiency, are encouraged as they
add to the value of dwellings through the
net present value model.
Residents are able to trade up and down
between different types of property as
their needs change.

Low cost housing will be provided by offering
up to twenty per cent of the Citys housing
stock at any one time at a twenty per cent
discount to buyers who can demonstrate that
they satisfy a set of economic and social
criteria for owning a low cost dwelling. The
implicit cost of the discount will be met by
spreading the discount across all other
properties through the cost based transfer
price. Low cost housing will thus not be
separately identified, but will be provided
indistinguishably throughout the City,
achieving maximum social integration and
avoiding the creation of low cost ghettos.
The mechanism is demonstrated in
Appendix[D]

Affordability

The primary objective of the City is to provide
housing to ameliorate the UK property
shortage that will be attractive to a wide range
of people, thus helping to lower resistance to
the building of the City. Particular attention
has been paid to affordability, with the aim of
providing houses that are reasonably
affordable, whilst recognizing that it is difficult
to provide high specification energy efficient
houses in an attractive environment at low
cost. The average cost of new houses in the
City is 203,000, which is 81% of the headline
average cost of a UK house (250,000)

Comparing the average cost of houses in the
City with the average cost of houses in the
regions in which it is proposed to build the City
(or Cities), the cost of houses in the City still
compares favourably;-

Average cost of houses in the City
compared with Regional average cost
Wiltshire 86%
Kent 80%
Essex 78%
Oxfordshire 59%
England 79%

It should be noted that Oxfordshires average
dwelling cost is distorted by a much richer mix
of high end properties than other counties.

As noted in the section above on Transfer
Prices for houses in the City, a proportion of
the Citys housing stock is to be offered at a
low cost (funded by increasing the Transfer
Price for non low cost housing). The aim of
offering low cost housing is to help reduce the
affordability problem which is emerging in
many regions.

In October 2013 Shelter produced a report on
affordability of houses in the UK. The Report
used a particular formula to determine
affordability. Whilst this formula is by no
means infallible, it provides a reasonable proxy
measure of affordability for a range of social
groupings;-

Comparing the low cost Transfer Price derived
for the City with the affordable thresholds
calculated by Shelter for the relevant social
groups shows that the Citys properties, whilst
unlikely to solve the affordability problem
outright, do go some significant way to easing
the problem;-

The proposed City offers dwellings which are
affordable in all counties except Wiltshire to
couples with children and are easily affordable
in all counties for couples without children.
The dwellings as presently specified would
pose more of an affordability problem for
single persons on below average incomes. This
is not wholly surprising given the high
specification of the Citys dwellings and their
carbon neutrality.

Running the City

The City will earn revenue from a variety of
sources, the principal sources being as follows:

a) Rental income from dwellings as noted
previously, ten per cent of the Citys
dwellings will be available for rent at
normal market rents. Annual rental
income from these properties will
approximate to 13m.

b) Rental income from commercial
properties; offices, manufacturing units,
warehouses and retail units will be
available for rent at normal commercial
rates. Annual rental income from these
properties will approximate to 40m.

c) Service charges for utilities and other
services; the City will manage
maintenance of residences, energy
provision (including shared heating
schemes), water, drainage and waste
management as well as management and
maintenance of all transport systems and
open spaces and public facilities so as to
ensure that the Citys sustainability
policies are met and to be able to take
advantage of economies of scale. The
City will charge residents for the provision
of these services. These charges will form
the basis for the mechanism included in
the Transfer Price calculation whereby
value is attributed to properties based on
the difference between the cost of
running residential properties in the City
and the average running costs for
equivalent properties outside of the City.

d) Council Tax; the proposed model
anticipates the City providing many of the
services traditionally provided by County,
District and Parish Councils, rendering
District and Parish Councils largely
unnecessary the governance model
prescribed for the City providing an
adequate measure of democratic control

over service provision. Council Tax and
Business Rates will continue to be levied
on properties in the City. A portion will
be retained to cover the cost of services
provided by the City, with the balance
being paid over to County Councils to
cover the cost of services which are
provided to City residents by the relevant
County Council. The basis of allocation
between the City and the relevant County
Council will be as set out in Appendix [B].

e) Commission on sale of properties; where
the City sells a property from the stock of
properties that it holds, it will levy a one
per cent commission, payable by the
purchaser. The rate is lower than normal
estate agent commissions as there will be
less work involved in selling a dwelling in
the City than is normal, partly because of
the relative homogeneity of dwellings in
the City and partly because it is
anticipated that there will be a strong
demand for dwellings in the City and
therefore marketing effort will be
relatively low.

f) Revenues from sporting and cultural
events the City will have top class
sporting and cultural facilities as
described in the specification. It is
anticipated that these facilities will be
available to, and will attract, people from
outside of the City. Revenues will be
generated from City dwellers and non-
dwellers attending events, as well as from
sponsorship. It has been assumed that all
sporting and cultural facilities will be self-
funding from a revenue and cost
standpoint. Given the relative
immateriality of these inflows and
outflows, the model is not sensitive to
this assumption.

In the Economic Model, Commercial rental
streams have been capitalized and the value
that would be realized from their sale used to
help fund construction of the City. Residential
rents and commission on sale of properties
have been allocated to the Citys Property
Trust (see below) to fund the running of the
dwelling exchange mechanism and to provide
an income to pay interest on bonds issued by
the Property Trust to people renting
properties in the City.

Governance Model

Successful build and ongoing running of the
new Garden Cities will be dependent in large
part on the legal structure and on the right
governance model to oversee development
and ongoing management. Building the City
and running it are two substantively different
activities and it is proposed that two separate
bodies should be established to oversee each
stage.

Development entity

The development phase will be overseen by a
Development Company whose objectives will
be to raise the necessary funds and to build
the City according to the design brief. The
Development Company will be a company
limited by guarantee, wholly owned by the
main City corporation. Its directors will be
appointed by the Government, drawn from
the fields of construction, planning and
finance. It will have a finite life, limited to the
time required to build the City and to get it up
and running. The Development Company will
be debt funded, with borrowings secured on
the City site and buildings.

Once the City is completed, it will be sold to
the corporation set up to run the City,
enabling the Development Company to repay
the debt raised to build the City.

Run entity

The entity that will run the City will also be a
company limited by guarantee, having as
members the residents of the City who own
their properties, each of whom will own one
share in the company. These shareholders will
have the right to elect a Governing Board to
run the company and the City, the Governing
Board appointing an executive team to carry
out day-to-day management of the City. This
device will introduce a control mechanism to
ensure that the City is run well and according
to the principles that the residents have
bought into, by buying their properties in the
City. To prevent a takeover by hostile forces
that might try to break up the City and realize
the latent value implicit in the gap between
the cost based transfer price of City properties
and their open market value, the company will
have a golden share that will have the power
to outvote all other votes in the event of any
proposal to change the Citys fundamental
nature or objectives. The golden share will be
held by the Government to ensure continuity.

To ensure that the Governing Board is
constituted of capable people with
appropriate expertise and experience, the
golden share will also carry the right to veto
the election of an unsuitable board member.

Property Trust

The Property Trust will finance the purchase
and sale of properties described in the section
on Transfer Prices. Of the surplus generated
on the Capital Account, 150m will be
allocated to the Property Account to provide
capital to fund the stock of properties
necessary to provide liquidity to create an
effective market.

It has been assumed that ten percent of the
housing stock will be bought and sold each
year. Capital of 150m will support this level of
sale, assuming a four to five month sale
period, which is realistic given the simplicity of
the ownership model and property history.

Strategic direction of the Property Investment
Trust will be provided by the Governing Board.
It will be managed by the Executive Board.
Rented properties will be transferred to the
Trust in exchange for shares in the Trust and
bonds will be available for issue to people
wishing to rent properties in the City who
want to invest in the City.

Having the option to buy a stake in the City by
purchasing bonds issued by the Property
Investment Trust would give people renting
properties a greater sense of commitment to
the City. Where these residents who rent
their property decide that they want to trade
up to own a property in the City, they will be
granted preference over non-residents in
buying properties from the stock held by the

City and their bonds will be exchangeable as
part of the purchase price of the property,
with the City providing an exchange
mechanism, taking the bonds as consideration
and reselling them on the open market in due
course.

The proposed Economic Model should attract
a full cross section of society offering homes
on a range of tenures and tenancies available
to all. The proposed ownership and
governance structure will ensure that
affordability and financial investment and risk
are appropriate and that the City structure is
sustainable and safe in the long term.

Further details of the Governance Model are
given in Appendix [E]

Project process

The creation of the Garden City will be
managed in the manner of a major
infrastructure project with clear management
processes and structure. The project stages
will be as follows.

1. Establishing the concept and vision and
selling the idea. The vision of a modern
Garden City will be fleshed out with
exemplar designs for all the constituent
components, housing, infrastructure,
energy transport, and landscape.
Strategies for communicating the concept
will be developed nationally, regionally
and locally.

2. Selecting sites, securing partners and
engaging the community. Customer
surveys, market analysis, environmental
studies and social and industry
engagement will all be undertaken to
establish viable locations and project
partners.

3. Providing an integrated holistic design.
Comprehensive Environmental Impact
Assessments will be undertaken and
communicated with the local
communities. Design studies will be
developed for all City elements and
discussed with customer groups. Good
feedback links will be established with the
community to share ideas for
development of the City.

4. Obtaining approvals and consents.
Procedures for establishing high design
and quality of construction will be
established. Community engagement will
be maintained and a fair compensation
procedure put in place to address residual
impacts after mitigation.

5. An efficient development mechanism
shall be set up with phasing, finance and
procurement, completion and handover
to a legacy management structure. The
principles inherent in Constructing
Excellence shall be incorporated into the
procurement procedure. Principles of
continuing improvement included in
framework contracts in order to deliver
cost and programme benefits in respect
of the high levels of repetition on a single
development site.

6. Occupation of the City. Procedures will
be established for commissioning the
infrastructure whilst construction remains
underway. A mechanism for providing
feedback and lessons learnt will be built
into the management approach. This may
well result in modifications to the City
vision and the brief.

7. Establishing City governance and long
term community engagement. The City
will be handed over to a legacy
organisation which will manage the
closed housing market and the city
infrastructure including the tram service
and the energy service. An effective
method of providing community
involvement and feedback will be
established

Looking at each step in more detail;

Selling the idea

Having established an inspirational yet robust
vision, the Garden City sponsors will establish
support across a broad cross-section of
society, establishing credibility with
landowners and the rural community,
prospective residents in existing urban
communities, and supporters in the design,
construction and finance worlds

Inherent in the vision is the affordable
economic model and proposals for an effective
governing structure. The economic model will
demonstrate that there is a benefit to existing
residents, a powerful argument for staying,
and fair compensation for those that decide to
leave.

The vision is not geography specific but
illustrates a strategy that could be applied
across the country.

Selling the idea of a major new development is
an activity that is often under estimated. It is
anticipated that a major campaign will be run
nationally and in the relevant regions to raise
awareness of the pressing wider social and
economic need to resolve the UKs housing
shortage and to explain why building new
communities is an essential part of the
solution and why new communities need not
be value destroying in terms either of quality
of life or economically. Getting this message
across effectively is a critical dependency in
minimizing resistance to the new Garden City.

Partners and Sites

Having established and secured support for
the concept and vision, a series of option
feasibility studies will explore alternative
geographical locations. For each location the
City promoters will aim to secure partners and
stakeholders including;

a Key land holders who can be persuaded
to endorse the City and relocate their
business (most likely farming), to another
location.

b Local communities who would be
interested and excited about the idea of
moving into the new City.

c Business, and local organisations
responsible for health and education
infrastructure and other interested
parties who would support the idea of the
City.

d Existing residents and local communities
who would be affected by the settlement.

Project partners will be sought in a
commercially sensitive sequence, to ensure
the viability of the scheme.

Integrated holistic design

Experienced and imaginative design teams will
be commissioned to develop both the City
design and a comprehensive set of surveys and
baseline Environmental Impact Assessments.
The design development and Environmental
Impact Assessment evaluation shall include
wide ranging community engagement with the
project partners and incoming and existing
communities.

Approvals, consents and quality construction.

Approval of the City scheme proposals will be
dependent on effective community
engagement, resulting in community and
political support. The strategic advantages of
the City in terms of quality of living,
effectiveness and quality of infrastructure,
environmental quality, and social fairness, will
be very clearly demonstrated to establish
community and political support. Procedures
to ensure design quality will be robust.

The division of the project into a series of
sequential phases will enable an effective
feedback mechanism to be established.
Lessons learnt can be used to drive both
design performance and construction quality

up, while at the same time providing
downward pressure on cost.

Development mechanisms, build and legacy
procedures.

The construction of the City will be undertaken
by a build authority. The authority will then
hand over the finished product to a legacy
authority. The build authority will award
contracts through established procurement
procedures which will include safeguards for
quality and cost control. Phasing of the
construction will take into account not only
practical and funding issues, but also
disruption and protection of existing
communities.

Programme

A preliminary programme outline would be as
follows;

The business case and general feasibility
will be established as part of the concept
vision and will follow this competition
process. 4 months
identifying locations, securing partners
and identifying stakeholders - 18 months
developing the individual schemes,
obtaining all the necessary consents and
establishing the delivery mechanism, - 24
months
construction will be phased over 6 years

Conclusions

The Garden City vision, specification and
economic model described in our proposals
provides a compelling answer to the
competition question. The proposals:

Create a vibrant, stimulating place to live.

Present an attractive proposal which will
help to overcome local resistance.

Have provisions to deal with all
reasonable resistance which cannot be
overcome solely by the attractiveness of
the model.

Are a repeatable solution that could
feasibly be built in a variety of locations to
help address present housing shortages.

Involve an innovative economic model
that neutralises the effect of spiralling
house prices and residential property
market price volatility.

Are sustainable both environmentally and
economically.

Incorporate a durable governance
structure which will ensure that the City
remains true to its founding principles.

Come with a robust programme structure
that, if followed, will ensure successful
completion and fulfilment of the
Competitions ultimate objectives.

In the late twentieth century, many Cities
acquired a bad press as places of high crime,
pollution and cramped dwelling. This proposal
turns the tables on that perception and makes
the case for creation of a new civilised model
for twenty-first century habitation.

A great city is not to be confused with a
populous one
Aristotle
What Next

We believe this competition submission
presents a winning Garden City proposal. The
city specification and economic model are able
to offer not only an attractive and sustainable
physical living environment but also public
facilities, a transport system and an energy
plant owned by the City for the benefit of the
citizens.

We believe it would be very beneficial to look
in more detail at these proposals and we
suggest the following next steps:

Prepare the promotional material to take
on a road show to sell the vision and
engage the community who would be
attracted to the city and might be
expected to move there. This could
include a Garden City App which
enables aspects of the City to be explored
through a new medium.

Test the cost plan and financial model
with more detailed figures based on more
specific designs and better assessments
of infrastructure requirements.

Engage with the Construction industry to
develop ideas for continuous
improvement and the investment in
construction technologies; ie off-site
manufacture on site, which could provide
long term employment opportunities
once the City is complete.

Research possible locations more
thoroughly and look in more detail at the
size of the City, potential land take and
ownership and land values.

We hope you have found these ideas
stimulating and we commend this submission
to the judges.

Mark Brierley
NVB Architects
www.nvbarchitects.co.uk
mailbox@nvbarchitects.co.uk
01373 468030 07966 530221

Appendices

Mark Brierley
Patrick Newberry

66530221TheWolfsonPrizeAppendixA
APPENDIX[A]Locations
WiltshireSite
TheselectedlocationinWiltshireliestothe
northoftheM4motorwayandGreatWestern
railwayroutesbetweenSwindonand
Chippenham.ItliesnorthoftheBrinkworth
andGrittletonBrookriverswhichflowintothe
AvonatGreatSomerford.ThenewCitywould
belocatedwithinthegentlyrolling
countrysidenorthofBrinkworthandStoppers
Hillvillagesandframedextensivewoodlandof
MelbourneCommonwood,GreatWitney
WoodandBraydonWood.
CatchmentArea
Within10km
Cricklade;
Purton;
WestSwindon
Malmesbury
Within20km
Stroud
Cirencester
Swindon
Chippenham
NetworkRoutes
M4motorway;3km
GWRRailway;1km
Settlementswithinthesite
5nofarms
Settlementsoutsidethesite
Brinkworthvillage;
StoppersHill
FloodRisk
Woodbridgebrookcutsthroughsouthedgeof
site
EnvironmentAssetsinsidethesite
4smallwoodlandareas
Woodbridgebrook
Rampshill
Hedgesandtrees
EnvironmentAssetsaroundthesite
3nolargewoodlandareas
Power
Majorsubstationtonorthand
distributiongridstoeastandwest

WiltshireCityProposal
ThewestandsouthboundariesarekeptclearofthevillagesofBrinkworthandStoppersHill,anda
smallhillprovidesavisualbreakbetweenthetwolocations.TheCitycanbelinkedtotheM4and
havearailwaystationontheLondon/Bristol/WalesGreatWesternline.Thewoodlandstandstothe
northframethecityandthebrooktothesouthformsanaturalboundarywhichcanbedeveloped
intoalinearpark.Furtherplantingalongthevalleywillprovideimprovedscreeningandseparationfor
theexistingvillageandtheirresidents.
Sketchshowingnewcity
EssexSite
TheselectedlocationinEssexliestotheeast
oftheM11motorwayandbetweenthe2rail
routesintoLiverpoolStreetStation.Thenew
CitywouldbelocatedjusteastofChipping
Ongar.
CatchmentArea
Within10km
ChippingOngar
Chelmsford
Within20km
BishopsStortford
Harlow
Epping
Braintree
NetworkRoutes
M11motorway;10km
Railway;3km
5nofarms
NortonMandeville
CannonsGreen
NortonHeath
HighOngar
FloodRisk
RodingRiverflowsthewestbuthasnoimpact
onthesite.
4smallwoodlandareas
Severalponds
Smallbrook
Hedgesandtrees
RodingRivervalleytowestwithseveral
woodlands
Countrysidewithmanyhistoricfeatures.

EssexCityProposal
Thecityiskeptawayfromthedispersedsettlementstothenorthandsouth.Thecitycanbelinkedto
theM11viatheA414withabypasstothenorthofChippingOngarRail.AraillinktoLiverpoolStreet
Station,LondonisavailablefromChippingOngarandthecitycanbelinkedtoChippingOngarby
shuttlebusortram.Thescatteredwoodlandlandscapewhichistypicalofthevalleytotheeastcanbe
extendedthroughthecityandfurtherblocksofwoodlandtotheeastcanhelpknittheCityinplace.
KentSite
TheselectedlocationinKentliestothesouth
oftheM20andnorthoftheraillinetoCharing
CrossbetweenMaidstoneandAshford.The
newCitywouldbelocatedeastofHeadcornin
thegentlyrollingcountrysideframedby
DeringWoodandtheSherwayriver..
CatchmentArea
Within10km
Headcorn
Within20km
Maidstone
Ashford
NetworkRoutes
M20motorway;?km
Railway;1km
PropertiesonBedlamLaneapprox.15

SwiftsGreenontheedge
Southerndenontheedge
PottersForstal
EgertonForstal
FloodRisk
RiverSherwayrunsthroughthesouthernpart
ofthearea
3smallwoodlandarea
Severalponds
Hedgesandtrees
3nolargewoodlandareasincluding
DeringWoodandSouthparkWood
KentCityProposal
TheCityissitedtothenorthoftheRaillineandisconnectedtotheM20viaanewdistributorroad
whichwindsbetweenthescatteredfarmstothenorth.Thecitysitsbetweenthesmallwindingriver
valleysthatflowtowardsHeadcorn.Thecharacterofthevalleyswillberetainedasparksandwillgive
thecityitsidentity.Woodlandblockstotheeastandwestframethecityandgiveitnatural
boundaries.
The Wolfson Prize 2014 February 2014

APPENDIX[B]TheEconomicModel
AssumptionsUnderpinningtheEconomicModel,
Keyassumptions
ThekeyassumptionsunderpinningtheEconomicModelareasfollows;
1. Numberofdwellings16,140
2. Population40,000
3. ConstructionoftheCitywilltakesixyears
4. Costsatcurrentlevels,noallowancemadeforinflation
5. Buildingcostsaretypicalnewbuildcostsat2014levelsandincludeallowancesfor
preliminaries,overheadsandcontractorsprofitmargins
6. Allsupportinginfrastructureneedstobebuilt
7. Electricaldemandof75MwfortheCitycanbemetbya20Mwwastebiomassplant,fivewind
turbinesproviding2Mweachand30Mwprovidedbyphotovoltaicpanels.Thebalanceof
energyistobesuppliedfromthegrid
8. Twentypercentofhousesassumedtobelowcost
9. Tenpercentofnonlowcosthousesavailableforrental
10. Salepricesofhousesinyearonetobe;
DwellingType NonLowCost LowCost

1bedroom 164,000 126,000
2bedrooms 191,000 147,000
3bedrooms 201,000 154,000
4bedrooms 291,000 224,000
5bedrooms 323,000 0

Average 207,000 163,000
11. Averageresidentialandcommercialrentspersquaremetrefortheregionsselectedforthe
Citieshavebeenused
12. Educationalandhospitalfacilitieswillbeprovidedfreeofchargetocounty/national
authorities,whichwillberesponsibleforrunningthefacilitiesandforfundingcosts
13. Onehundredexistingdwellingswillhavetobepurchasedunderthecompensationscheme
(andheldforsubsequentletting),atanaveragepurchasecostof275,000perdwelling(ten
percentovertheaveragecostofaUKdwelling)
14. Dwellingsaresoldwithinayearofconstruction
15. Interestratesfortheperiodassumedtobe7%
16. Inflationassumedtobe2.5%
OutlineCosts
QuantitySurveyorswereaskedtoprepareanoutlinecostingfortheproposedCity,usingthe
specificationsetoutintheessay.TheircostingsaresetoutinthisAppendixtoenablereaderstogain
anappreciationofthecostofthevariouscomponentsoftheCity.Someadjustmentsweremadeto
thesecostings,asfollows;
Giventhelargenumberofhousestobeconstructed,itisbelievedthatareductionincontract
pricecanbeachievedthroughinnovativecommercialnegotiationswiththechosen
contractorinlinewiththesortofcontractnegotiationpracticesthatwouldbeexperienced,
forexample,intheMotorIndustrysupplychain,asanticipatedbytheEganReviewand
2

ConstructingExcellence.Sincethereisaconsiderableelementofrepetitioninthebuildingof
thedwellings,thecontractorshouldbeable,throughapplicationofgoodmanagement
practices(suchasJapanesemanufacturingpracticesorLeantechniques),toreducethebuild
costoverthelifeofthecontract.Ithasbeenassumedthatafurther10%reductioninthecost
ofconstructionofdwellingscanbeachievedbyadoptingthisapproach,whichreducesthe
constructioncostofdwellingsproducedbythequantitysurveyorsbysome200mto
1,592m.
Anallowanceof25mhasbeenmadetoprovideatramwaytolinktheCitysneighbourhoods
andquarters.
Anadditional10mhasbeenincludedforthecostofconnectingtheCitysdrainage
infrastructuretoexistingdrainagesystems.
Anadditionalamountof15mhasbeenincludedforlegalandotherfees.
MajorCashFlowsAndFinancingCosts
ThemajorcashflowsassociatedwithbuildingtheCityandgettingitupandrunning,includingselling
dwellingsandleasingcommercialpropertiesareasfollows;
m Year
1
Year2 Year3 Year4 Year5 Year6 Year
7
Total
NetCapital
b/f
0 980 1,197 1,088 875 647 404
BuildCost 916 715 396 306 306 306 0 2,945
SaleProceeds 0 576 576 576 576 576 576 3,456
NetCapital
pre
Interest
916 1,119 1,017 818 605 377
172
Interest 64 78 71 57 42 27 12 328
NetCapital
c/f
980 1,197 1,088 875 647 404 184
ThecashflowssetoutabovesummarisetheindividualcashflowssetoutintheCapitalAccount
andspreadthemoverthetimerequiredtobuildtheCity.Thesecashflowshavebeenusedto
deriveFinancingCosts,whichhavebeencalculatedusingasevenpercentrateofintereston
annualbalances.SaleproceedsarecalculatedusingtheTransferPricessetoutintheTransfer
Pricessection.
3

CouncilTaxandBusinessRates
Asnotedinthemainbody,CouncilTaxandBusinessRateswillcontinuetobeleviedonpropertiesin
theCity.AportionwillberetainedtocoverthecostofservicesprovidedbytheCity,withthebalance
beingpaidovertoCountyCouncilstocoverthecostofserviceswhichareprovidedtoCityresidents
bytherelevantCountyCouncil.ThebasisofallocationbetweentheCityandtherelevantCounty
Councilwillbedeterminedasfollows;
ExpenditureType Percentage
Providedby
theCity
Comments
Education
0% InfrastructuretobeprovidedbytheCity,staffing
andeducationservicestobeprovidedbythe
Countyeducationauthorities.
Transport
100% TotalprovisionbytheCityasthereisno
advantagefromexternalinvolvement.
Planning
Fireandpublicsafety
10% Localpublicsafetymeasurestobeprovidedas
partoftheefficientmanagementoftheCity,Fire
andotherdisasterprevention/remedytobe
providedataCountylevel.
Socialcare
0% MostefficientlyprovidedbytheCounty.
Libraries 100% TotalprovisionbytheCityasthereisno
Wastemanagement
Tradingstandards 0% MostefficientlyprovidedbytheCounty.
Rubbishcollection
Recycling
CouncilTaxcollections
Housing
100% TotalprovisionbytheCityasacentralpartofthe
proposedmodel.

Planningapplications
Allotments
Localamenities(e.g.play
areasandplayequipment,bus
shelters,publicseats)
Communitycentres
Grantstohelplocal
organisations
0% MostefficientlyprovidedbytheCounty.
Consultationon
neighbourhoodplanning

APPENDIX[C]ConstructionCost
IntroductorycommentfromtheQuantitySurveyor:
Withtheinitialfeasibilitycompletedthereisasubstantialamountofdesigndevelopmenttobe
carriedoutduringthenextstagesandwewouldseektomaximiseopportunitiestoreducecostsand
managerisksonoverallprojectcosts.Aspartthisprocesswewouldlooktoinnovativedesign,
alternativemethodsofprocurementandconstructionandadopttheprinciplesofcontinuous
improvementtoensurevalueformoneyisachieved.
Description
Site Clearance & Enabling Works 17,824,000 0.7%
Neighbourhoods
Housing 15 nr 117,436,240 1,761,543,600 67%
Neighbourhood Facilities 15 nr 10,265,750 153,986,250 6%
Quarter Facilities 3 nr 41,504,500 124,513,500 5%
Centre Facilities 168,200,000 6%
Transport Infrastructure 128,690,000 5%
Drainage Infrastructure 30,627,000 1%
Utilities 132,865,000 5%
Construction Contingency @ 5% 125,912,468 5%
TOTAL ESTIMATED CONSTRUCTION
COST (as at Q1 2014)
2,644,161,818
TOTAL ROUNDED CONSTRUCTION COST 2,650,000,000
New Garden City
Order of Cost Estimate
OVERALL SUMMARY
Basis of Estimate
1
2
Assumptions
1 Estimated costs are at current levels: Q1 2014. No allowance has been made for inflation.
2 Costs relate to a notional site in South West England.
3
4
5
6
Exclusions
1 Professional Fees.
2 Section 106 and Section 278 allowances beyond items stated.
3 Planning fees.
4 Land acquisition costs and legal fees.
5 Works within third party areas.
6 Offsite works beyond items stated.
7 Major remediation/contamination/demolition requirements.
8 Requisitions and upgrades of the existing utilities beyond the site.
9 Buried obstructions and services other than those described within the estimate.
10 Maintenance and replacement costs between completion and adoption.
11 Local Authority Supervision Costs.
12 Planning Application and Statutory Approval fees.
13 Archaeological, Horticultural, Environmental and Arboriculture surveys/removals etc.
14 Development expenses.
15 Flooding enhancements to protect developments.
16 Income generated from the site.
17 Contributions from outside sources.
18 Benefits arising from any potential Capital Allowances or Enhanced Capital Allowances.
19 Grants from outside sources.
20 Tax relief.
21 Developer finance charges.
22 Inflation beyond base date.
23 Design risk and Developer Risk contingencies.
24 VAT
25 See specific notes within cost plan.
New Garden City
Infrastructure Indicative Costs
BASIS & EXCLUSIONS
This estimate has been prepared to give an indication of the order of cost for the construction of a
new Garden City of 16,140 dwellings.
Building prices are typical new build costs at Q1 2014 price levels and include for preliminaries and
overhead and profit. They do not allow for external works, furniture, loose or special equipment and
are exclusive of professional fees.
It is assumed water supply to the new settlement would be from an existing supply point and
therefore we have excluded the cost of creating a new reservoir.
We have assumed an electrical demand of 75Mw for the settlement which can be met by a 20Mw
waste biomass plant, 5nr wind turbines providing 2Mw each and 30Mw from PV panels. The
remainder to be supplied from the national grid.
Infrastructure costs have been based upon information provided by a Services Engineer and
allowances made based upon similar schemes. These costs are site specific and therefore costs
provided within this submission are only indicative.
This estimate has been based upon discussions and indicative dwelling numbers, plot sizes and
building areas provided by the submission author. No detailed design information or specification
has been made available.
SITE CLEARANCE & ENABLING WORKS SUMMARY
Demolitions 2,500,000
Site Remediation Excluded
Archaeology 2,780,000
Bulk Earthworks 9,544,000
Ecology 2,000,000
Existing Woodland Areas 1,000,000
TOTAL CARRIED TO OVERALL SUMMARY 17,824,000
Description Quantity Unit Rate Total
Demolitions
Demolish existing structures ALLOW 500,000
Removal of other above ground obstructions ALLOW 500,000
Break up oversite roads ALLOW 1,000,000
Termination of on site services and filling
redundant pipes
item 500,000
Total Carried to Summary 2,500,000
Site Remediation
Assumed all Farmland with no contamination Excluded
Total Carried to Summary -
Archaeology
Site investigation dig across developable land
areas (does not allow for ongoing removal
work)
556 ha 5,000 2,780,000
Bulk Earthworks
Developable Land 556ha
Topsoil site strip (200 thick) 1,112,000 m 1 1,112,000
Extra, for double handling 1,112,000 m 6 6,672,000
Provision for reduce level excavation say 0.50m
deep across area of roads to create correct
gradients/sight lines
220,000 m 2 440,000
Extra: transport material and placing in
strategic 'drainage corridors' to assit with
gravity fed drainage
220,000 m 6 1,320,000
Ecology
Ecology mitigation, including tree protection
and maintaining habitats during construction
programme
ALLOW 2,000,000
Existing Woodland Areas
Management of existing woodland areas ALLOW 1,000,000
New Garden City
SITE CLEARANCE & ENABLING WORKS
HOUSING SUMMARY (1076nr Units)
Site Preparation & External Works 18,019,040
Residential Development: 1076nr dwellings 83,061,200
Sustainability Premiums 12,502,000
Car Parking 3,854,000
Site Preparation & External Works
Site preparation works generally 270,000 m 5 1,350,000
Mains utility services 78,848 m 20 1,576,960
Surface and Foulwater drainage 78,848 m 15 1,182,720
Plot external works; roads, lighting and soft
landscaping, say 60% site area
162,000 m 80 12,960,000
Private front and rear gardens, assume 3, 4 & 5
bed only and 50% dwelling area
23,734 m 40 949,360
Residential Development: 1076nr dwellings
1 bedroom (225nr @ 50m) assumed within low
rise apartment building
11,250 m 1,250 14,062,500
2 bedroom (330nr @ 61m) assumed within low
rise apartment building
20,130 m 1,250 25,162,500
3 bedroom (300nr @ 87m) 26,100 m 950 24,795,000
4 bedroom (183nr @ 96m) 17,568 m 900 15,811,200
5 bedroom (38nr @ 100m) 3,800 m 850 3,230,000
Total Carried to Summary 78,848 83,061,200
Sustainability Premiums
1-2 Bedroom Low Rise Apartment 555 nr 9,000 4,995,000
3 Bedroom Terrace/Semi Detached House 300 nr 12,500 3,750,000
4-5 Bedroom Detached House 221 nr 17,000 3,757,000
Car Parking
Shared surface level car parking assumes 1nr
space for 1 bedroom and 2nr space per
remaining dwellings
1,927 nr 2,000 3,854,000
Indicative extra over cost to achieve 'Zero Carbon Homes' status. Assumes base build
cost meets Part L1a of 2010 Building Regulations and methods are: minimum fabric
efficiency standards, air source heat pump, PV panels, solar hot water and "allowable
solutions" contribution.
New Garden City
HOUSING (1076nr Units)
NEIGHBOURHOOD FACILITIES SUMMARY (1nr)
BUILDINGS
Buildings 6,195,000
Car Parking 200,000
PUBLIC OPEN SPACE
Site Preparation 200,000
Hard & Soft Landscaping 230,000
Play Equipment 350,000
Allotments 105,000
School Playing Field 80,000
BUILDINGS
Site preparation works generally 20,000 m 5 100,000
Mains utility services 3,050 m 20 61,000
Surface and Foulwater drainage 3,050 m 15 45,750
landscaping say 60% site area
12,000 m 80 960,000
Public art/features 1 item 500,000 500,000
Buildings
420 child (2FE) Primary School 2,250 m 2,400 5,400,000
60 child (2FE) Nursery School 200 m 1,650 330,000
Community Centre 100 m 1,400 140,000
Local convenience store (shell only) 500 m 650 325,000
E/O Cost to achieve BREEAM Excellent (estimated 10% on base cost) 619,500
E/O cost to achieve BREEAM Outstanding (estimated 20% on base cost) 619,500
New Garden City
NEIGHBOURHOOD FACILITIES
New Garden City
NEIGHBOURHOOD FACILITIES
Car Parking
Car Parking (100 spaces) 1 item 200,000 200,000
Total Carried to Summary 200,000
PUBLIC OPEN SPACE
Site Preparation
Site preparation works generally, including
stripping minor vegetation
20,000 m 10 200,000
Hard & Soft Landscaping
allow 50% topsoil/seeding 10,000 m 5 50,000
allow 20% shrubs 4,000 m 20 80,000
allow for trees say every 500m 40 nr 1,250 50,000
allow 2.5% pathways/seating including furniture 500 m 100 50,000
Play Equipment
LEAP 2 nr 75,000 150,000
NEAP 1 nr 200,000 200,000
Allotments
Allotments 7,500 m 14 105,000
School Playing Field (separate from POS)
Football pitch 1 nr 80,000 80,000
80,000
QUARTER FACILITIES (1nr) SUMMARY
BUILDINGS
Buildings/Facilities 24,450,000
Sutainability Premiums 4,890,000
Car Park 1,000,000
PUBLIC OPEN SPACE
Site Preparation 350,000
Hard & Soft Landscaping 1,027,500
Sports Pitches 1,350,000
Play Equipment 275,000
BUILDINGS
84,000 m 80 6,720,000
Buildings/Facilities
10FE (1500 pupil) Secondary School 12,000 m 1,500 18,000,000
Sports Facilities 200 m 1,300 260,000
Music/Drama Facilities 200 m 1,300 260,000
Technology Facilities 200 m 1,300 260,000
Supermarket (shell) 6,000 m 500 3,000,000
Pharmacy (shell) 100 m 1,300 130,000
Fast Food (shell) 1,000 m 800 800,000
Caf (shell) 1,000 m 800 800,000
Serviced Offices 300 m 1,800 540,000
Doctor's Surgery 200 m 2,000 400,000
E/O Cost to achieve BREEAM Excellent (estimated 10% on base cost) 2,450,000
E/O cost to achieve BREEAM Outstanding (estimated 20% on base cost) 2,440,000
Car Parking
Car Park (500 space) 1 item 1,000,000 1,000,000
New Garden City
QUARTER FACILITIES
New Garden City
QUARTER FACILITIES
PUBLIC OPEN SPACE
Site Prepartion
Site preparation works generally, including
stripping minor vegetation
35,000 m 10 350,000
Hard & Soft Landscaping
allow 50% topsoil/seeding 17,500 m 5 87,500
allow 20% shrubs 7,000 m 20 140,000
allow for trees say every 500m 70 nr 1,250 87,500
allow 2.5% pathways/seating including
furniture
875 m 100 87,500
Public square 500 m 250 125,000
Public Art Work 1 item 500,000 500,000
Sports Pitches
Football (10,000m each) 2 nr 80,000 160,000
Rugby (15,000m) 2 nr 120,000 240,000
All Weather Pitch (10,000m each) 2 nr 475,000 950,000
Play Equipment
LEAP 1 nr 75,000 75,000
NEAP 1 nr 200,000 200,000
CENTRE SUMMARY
Buildings 130,800,000
Car Parking 2,500,000
Mains utility services 84,000 m 20 1,680,000
Surface and Foulwater drainage 84,000 m 15 1,260,000
Plot external works; paving, lighting and soft
60,000 m 80 4,800,000
Public art/features 1 item 500,000 500,000
Buildings
Further Education Centre 12,000 m 1,500 18,000,000
Health Centre/Community Hospital 5,000 m 2,000 10,000,000
Shopping Mall 10,000 m 3,500 35,000,000
Restaurants (shell) 2,000 m 800 1,600,000
Cafes (shell) 1,000 m 800 800,000
Swimming Pool (local authority standard) 2,000 m 2,500 5,000,000
Multiplex cinema (shell) 3,000 m 1,800 5,400,000
Offices (non-serviced shell + core only) 30,000 m 1,300 39,000,000
Warehouse Units (shell) 5,000 m 600 3,000,000
Builders Merchants (shell) 5,000 m 600 3,000,000
DIY Store (shell) 5,000 m 800 4,000,000
Emergency Services Facility (combined) 4,000 m 1,500 6,000,000
E/O Cost to achieve BREEAM Excellent
(estimated 10% on base cost)
13,080,000
E/O cost to achieve BREEAM Outstanding
(estimated 20% on base cost)
13,080,000
Car Parking
Car Parking (2500 spaces) 1 item 2,500,000 2,500,000
New Garden City
CENTRE/HUB FACILITIES
TRANSPORT INFRASTRUCTURE SUMMARY
Railway Station 5,750,000
Bus Transportation System 5,810,000
Link to Existing Main Highway 10,800,000
Primary Roads 65,720,000
Bridges 8,000,000
Dedicated Cycle/Pedestrian Routes 5,610,000
Temporary Access Roads 2,000,000
Offsite Road Upgrades 25,000,000
Railway Station
Station building (assumed 2 platform on twin
track line)
ALLOW 5,000,000
Sustainability Premium to achieve BREEAM
Outstanding (say 15% on base cost)
750,000
Bus Transportation System
Site preparation work 3,000 m 5 15,000
Plot external works; paving, lighting and soft
landscaping
2,000 m 80 160,000
Hub/Centre interchange 1,000 m 2,000 2,000,000
Sustainability Premium to achieve BREEAM
Outstanding (say 15% on base cost)
300,000
Bus stops (including real time information) 110 nr 30,000 3,300,000
Link to Existing Main Trunk Road
Assumed dual carriageway (26m overall
width)
4,000 m 2,700 10,800,000
New Garden City
TRANSPORT INFRASTRUCTURE
N.B. Cost allows for construction of station building only, excludes costs associated with
track upgrades, new signalling equipment etc
New Garden City
TRANSPORT INFRASTRUCTURE
Primary Roads
Assumed 20m wide, to include highway,
footpath, cycle path, drainage, SUDS
drainage, street lighting and signage
22,000 m 2,300 50,600,000
Allowance for roundabouts at main junctions,
say
3 nr 250,000 750,000
Allowance for main junctions, say 1 per 100m
of road
220 nr 40,000 8,800,000
Allowance for bus laybys, say 1 per 200m of
road
110 nr 10,000 1,100,000
Allowance for controlled crossings, say 15 nr 70,000 1,050,000
Allowance for raised tables/pedestrian
crossings, say 1 per 200m of road
110 nr 10,000 1,100,000
Allowance for culverts ALLOW 1,000,000
Allowance for trees at 25m centres both sides 880 nr 1,500 1,320,000
Bridges
Road bridge over small watercourse (engineer
designed)
3 nr 1,000,000 3,000,000
Road bridge over railway line (engineer
designed)
1 nr 5,000,000 5,000,000
Dedicated Cycle/Pedestrian Routes (extra to main routes)
Shared cycle/pedestrian routes assumed
provision equal to primary road provision.
22,000 m 180 3,960,000
Lighting columns at 20m centres 1,100 nr 1,500 1,650,000
Temporary Access Roads
Temporary roads to facilitate development 1 item 2,000,000 2,000,000
Offsite Road Upgrades
Upgrades to existing retained roads ALLOW 5,000,000
New Motorway Junction ALLOW 20,000,000
DRAINAGE SUMMARY
Foul Water Drainage 12,510,000
Surface Water Drainage 6,117,000
Sustainable Urban Drainage System 7,000,000
Off-site Drainage Reinforcements 5,000,000
Foul Water Drainage
Primary Roadways (up to 4.5m deep) 22,000 m 275 6,050,000
Manholes @ 30m centres, say 730 nr 2,000 1,460,000
Foul Water Treatment works ALLOW 5,000,000
Total 12,510,000
Surface Water Drainage
Primary Roadways large diameter pipes (900-
1200mm dia) up to 3.0m deep
15,400 m 250 3,850,000
Primary Roadways small diameter pipes (n.e
750mm dia) up to 3.0m deep
6,600 m 175 1,155,000
Manholes @ 30m centres, say 510 nr 1,200 612,000
Connecting into existing piped surface water
system
ALLOW 500,000
Total 6,117,000
Sustainable Urban Drainage System
Allowance for creation of ponds, wetlands and
swales based on 16,155 homes
ALLOW 7,000,000
Total 7,000,000
Off-site Drainage Reinforcements
ALLOW 5,000,000
New Garden City
DRAINAGE
UTILITIES SUMMARY
Utilities Distribution Network 12,865,000
Energy Generation 110,000,000
Off-site Utilities Reinforcement 10,000,000
Utilities Distribution Network
Water distribution network 22,000 m 200 4,400,000
Electricity distribution network 22,000 m 200 4,400,000
Allowance for substations ALLOW 2,500,000
Telecoms (provided by BT) -
Alowance for telecoms exchange ALLOW 1,000,000
Allowance for additional Civil Engineering
work, say 5%
ALLOW 565,000
Total 12,865,000
Energy Generation
20MW Waste Biomass Plant ALLOW 100,000,000
5nr 2MW Wind Turbines ALLOW 10,000,000
Total 110,000,000
Off-site Utilities Reinforcement
Electricity ALLOW 5,000,000
Water ALLOW 5,000,000
10,000,000
New Garden City
UTILITIES
1

APPENDIX[D]TransferPriceMechanism
TheproposedTransferPricemechanismwillbeusedtodeterminethepriceatwhichtheCitywillbuy
andsellpropertiesfromandtoresidents.TheTransferPricecomprisesthefollowingcomponents;
Costofconstruction,includingcostofland X
Netpresentvalueoftheaveragesavingsinrunningcostsofdwellings Y
Inflationadjustment Z
Propertycost C
Thecostofconstruction,includingthelandcost,isderivedbytakingthetotalcostofbuildingtheCity
(includingthecostofallfacilities,infrastructureanddwellings)anddividingitbythenumberof
housesintheCity.Theresultingfigureisthenproportionatelyadjustedtospreadthediscountforlow
costhousesacrossthenonlowcosthousesandtogiveanaveragecostforeachhousetype.
Thenetpresentvalueofsavingsinrunningcostsiscalculatedbytakingtheaveragerunningcostsfor
dwellingsintheCityandcomparingthemwiththeaveragecostofrunningahome(whichare
collectedandpublishedbyanumberoforganisations)toderiveanannualsaving.Tenyearsof
savingsarethendiscountedtodevelopanetpresentvalue,whichisthenaddedintothecalculation.
Asanillustrationofhowthismightwork,assumingthattheCitymanagestorundwellingsatten
percentlessthantheaveragenationalcost,theadditiontotheTransferPricewouldbeoftheorder
of1,790,ieasignificant,butnotexcessiveamount.Thisfigurewouldchangeovertime,basedon
howeffectivelytheCityprovidesservicestodwellings.IftheCitycontinuestoreducetherunning
cost,theNPVwillincrease,increasingtheTransferPriceforthedwellings.Thismechanismhasthe
attractionofencouragingresidentstoputpressureonthemanagersoftheCitytorunitefficiently,
theconsequenceofwhichisanincrementinthevalueoftheirpropertiesbutnotanexcessive
increasewhichwoulddistortthemarketforpropertiesintheCity.
TheinflationadjustmentkeepsTransferPricescurrent.Theadjustmentwouldbebasedononeofthe
generalinflationindices,ensuringthattheimpactofpropertypricesiskeptoutoftheequation,soas
toinsulateoftheTransferPricefromthevagariesofthegeneralpropertymarket.
TheTransferPricesderivedusingthisformulaare;
000
OneBedroomDwelling 164
TwoBedroomDwelling 191
ThreeBedroomDwelling 201
FourBedroomDwelling 291
FiveBedroomDwelling 323
1

APPENDIX[E]Governance
Diagrammatically,theproposedgovernancestructurefortheCityisasfollows;
TheobjectivesoftheCitywillbeenshrinedinitsconstitution,whichwillbesetoutinthe
MemorandumandArticlesofAssociationofthecompany.Thesewillincludearequirementto;
preservetheownershipandtransfervaluemodel;
continuethedevelopmentoftheCityinlinewithitsfoundingdesignbrief;
managetheCityinaneconomicandenergyefficientmanner,suchthattheresidentsenjoya
highqualityoflifeandarelativelylowcostofoccupancy(drivenbycosteffectiveenergy
provisionandefficientprovisionofotherservices).
CausingthecosteffectivenessofrunningtheCitytofeedintotheexchangepriceofproperties
throughthediscountedvalueofthesavingsinrunningcostscomparedwiththecostofrunning
equivalentpropertiescreatesamechanismtoencouragetheeffectiverunningoftheCity.Ifthe
GoverningBoarddoesnotdoso,themembers(i.e.ownersofpropertiesintheCity)willvotethe
Boardoutofofficeandelectnew,moreeffectiveBoardmembers.
TheGoverningBoardwillbemadeupoftwelvemembersandachairman,allelectedbyshareholders
inthecompany.Itisanticipatedthatthemembersandchairmanwillbeadiversegroupwithamixof
appropriateskillsandexperience,includingpropertymanagement,localgovernmentandservice
provision.Itwillbetheresponsibilityofthechairmantoensurethatasuitablerangeofcandidates
withtherightskillstoactastheGoverningBoardareofferedforelection.
TheGoverningBoardwillappointanExecutiveBoardthatwillberesponsibleforthedaytoday
runningoftheCity.TheExecutiveBoardwillreporttoaChiefExecutive,whowillbeadefacto
memberoftheGoverningBoard(inadditiontothetwelveelectedmembersandthechairman).The
2

ExecutiveBoardwillbeconstitutedofprofessionalexecutiveswiththenecessaryproperty,land
management,transport,energyandfinancialskillstoruntheCity.
AsdiscussedinthesectionontheproposedEconomicModel,transferofownershipofthose
propertiesthatareowneroccupied(asopposedtorentedproperties)willbemanagedthroughan
exchangerunbytheGoverningBoard.Toprovideavehicleformanagingthisexchange,whichwill
includebuyingandsellingproperties,aswellastoprovideavehicletoholdrentedproperties,a
propertyinvestmenttrustwillbecreated.

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Brierley Newberry: Wolfson Prize 2014 1

The Wolfson Economics Prize 2014

The Wolfson Prize 2014 February 2014

DwellingType NonLowCost LowCost

The Wolfson Prize 2014 February 2014

The Wolfson Prize 2014 February 2014

The Wolfson Prize 2014 February 2014

The Wolfson Prize 2014 February 2014

The Wolfson Prize 2014 February 2014

The Wolfson Prize 2014 February 2014

The Wolfson Prize 2014 February 2014

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