Feb 242012
 

Peter Veritas makes the case for voting “Retain”.

1.  There is a very real danger that the City Garden Project will bankrupt Aberdeen.

The City Garden Project (CGP) is planned for a greenfield site which would require substantial excavation. It is a five acre, five storey, underground construction that would span both a main road and a railway track

It’s roof would be required to hold approximately ninety thousand tons of topsoil, the same weight as the worlds largest aircraft carrier.  It is projected to cost £140M.

Union Square, which is of a similar size, was built on a flat brownfield site with good access. The final cost was £250m.

Marischal College is a much smaller existing building that was recently renovated.  No major construction was performed.  The final cost came to £65M.

Given that context, how can we be expected the believe the estimate for The City Garden Project is realistic? Should the City Garden Project experience a similar scale of overspend to the Scottish Parliament Building or the Edinburgh trams, then the shortfall could conceivably be of the order of £360M.  The city, which is already £560M in debt, would be liable for this overspend.

It could not be rolled up into the existing loan, and would require immediate payment.  Failure to cover the overspend would result in us being left with a dirty hole in our city centre.  The only options open to the council would be to auction off it’s remaining assets, such as the other parks, to property developers, and to increase council tax  massively.  Public services which have already suffered severe cuts would be totally decimated.

2.  Aberdeen has suffered badly from previous developments.

St Nicholas House, the New Market, The Denburn dual carriageway, the Denburn Health Centre, The St Nicholas Centre, and Virginia Street are all universally acknowledged as failures that now blight our urban landscape.  Aberdeen lost many beautiful buildings to clear the way for those developments.

The people who campaigned against those architectural and planning atrocities are also campaigning against The City Garden Project.  They’ve been proven right time and time again. Perhaps it’s time we listened to them?

3.  We already voted against this Project under a different name.

There is something sinister about the City Garden Project.  It was originally conceived as the City Square Project (CSP), and envisioned as a five acre flat concrete piazza.  That proposal only emerged after Peacock Visual Arts were given planning permission to embed an unobtrusive arts centre into the hillside of Union Terrace Gardens.  Sir Ian Wood pledged £50M to build The City Square, but promised to scrap the Project if the public rejected it.

That was then put out to a flawed public consultation, in which the public voted against by a substantial majority, despite the online survey mysteriously defaulting to a “yes” vote.  Sir Ian then reneged on his promise and continued to push the concept, the council ran roughshod over the electorate, and by the casting vote of the Lord Provost, consigned the Peacock plan to the dustbin.

Sir Ian has consistently stated that he will only contribute his £50M to this particular proposal and nothing else, and that if we reject his proposal then he will divert the money to Africa.  His behaviour is baffling.

4.  There has been an air of deception around The City Garden Project.

The City Square Project was rebranded as The City Garden Project.  During the Project’s second coming the public were presented with six designs and invited to vote on them. None Of The Above was not a option.

Aesthetically, the public appeared to favour the Winter Garden design.  From a conceptual perspective The Monolith design was arguably the most cohesive.
The appointed panel then refused to release the outcome of this public vote and instead selected The Granite Web, a design for which very few people acknowledge having voted, and which many people considered to have been among the weakest.

CGP propaganda has continually claimed that Union Terrace Gardens are a dangerous place, but Grampian Police crime figures reveal that they are actually among the safest places in the city centre. Neighbouring Belmont Street, which the plans propose to connect to the Granite Web, is statistically the worst area for street crime.

Under the rules of the referendum, registered campaign groups are limited to £8k spending to maintain a level playing field.  However a mysterious group of anonymous business people has allegedly ploughed £50K into sending pro-CGP propaganda to every home in Aberdeen City.  This is not within the spirit of the referendum and is arguably a breach of the rules.

It has been claimed numerous times that the 250 year old elm trees in Union Terrace Gardens are diseased, but a recent report by a tree surgeon has given them a completely clean bill of heath.  These elms are among the last surviving in Europe, and they flourish both due to their isolation from other elms, and because the pollution of the city prevents Dutch Elm disease from spreading to them.  These trees are all covered by a preservation order.

5.  Those arguing in favour of the City Garden Project are mostly connected to it in some way.

Scotland’s top public relations firm were engaged to promote the Project, which may be why the majority of stories that have appeared in the local press have been fawningly in favour of the CGP.

Those who have argued the merits of the Project, both in the press and on-line, are interconnected people with an as-yet unknown agenda.

In addition to the numerous PR professionals being paid thousands of pounds each day to present the case, there are several property developers, the owners of assorted the premises on Union Street, and various oil company executives.

No fewer than three city councillors, who backed the Project, recently announced that they intend to stand down, and have also revealed that they are planning to leave the city.  Virtually all of those involved are members of Acsef, Scottish Enterprise, the Institute of Directors, and The Chamber of Commerce.  The same dozen people feature time and time again in the groups which have come out publicly in favour of the Project.  The same people wearing different hats.

6.  The economics have no basis in fact.

Tax Incremental Funding (TIF) is intended to fund the redevelopment of brownfield sites.  Businesses which later setup in and around those sites pay increased business rates which repay the cost of the development in a similar manner to a mortgage.  The business case for this Project bends the rules since the increased rates will not be gathered for the site itself, but from two new industrial estates, located several miles away and for which planning permission has already been granted.

The 6,500 jobs and £122M of projected annual revenue are a product of these new industrial estates working at full capacity. This is almost  guaranteed to occur anyway without The Granite Web.

Furthermore, the paid author of the reports is PricewaterhouseCoopers (PWC), which has recently been fined £1.4m for audit failure.  PWC rates the TIF case at Risk Level 3, where 4 is the highest risk.

7.  To save the architecture of the Denburn Valley

None of the Granite Web mockups, artists impressions, or video, have addressed the issue of the rear elevation of Belmont Street.

This is home to some of Aberdeen’s most spectacular architecture, descending right down to the level of Denburn Road.  Architecture which will be obliterated when the CGP connects to it, some five storeys further up.

Most of these buildings are either local businesses or publicly owned concerns, and several of them have picturesque balconies below the finished level of The Granite Web.

8.  To retain our sheltered park.

Union Terrace Gardens lie in the Denburn Valley which offers shelter from the wind and urban pollution.  Raising the area up to street level would turn it into a wind trap.

The wind would howl round the concrete walkways and other architectural features of the granite web, plants would struggle to survive, and people would avoid the area, preferring instead to travel along the relatively sheltered confines of nearby streets. It’s a fallacy to claim that this development would enhance connectivity.

9.  Union Terrace Gardens have been cynically starved of funding – in order to ‘pave the way’ for this redevelopment.

Union Terrace Gardens was the centre piece of Aberdeen’s famous successes in the Britain in Bloom contest.  Over the course of the past eight years the council has cut funding, with the result that the Gardens are no longer maintained at previous award-winning levels

The beautiful Grade A listed public toilets were closed, the famous giant draught boards were ripped out, the winter skating rink was no longer installed and concerts and other public events were discontinued

A modest investment would both regenerate the Gardens, and improve access to them.  There is no need to risk bankrupting the city for what amounts to no additional benefit

10.  The curse of Corbie Haugh.

Back in the seventeenth century, the area where the Gardens now stand was a wood called Corbie Haugh. The ancient Scots word for crow is corbie and the wood was named after the crows which gathered in the grassy valley and within the bank of elm trees. The elm trees in the Gardens date back over 250 years to that eighteenth century wood.

An ancient legend, The Curse of Corbie Haugh, holds that when the crows depart, the city will be ruined. If the elms are chopped down, the crows will indeed depart, and if they city ends up burdened by an additional £360m of debt, then it shall indeed be ruined!

SAVE OUR CITY FROM DISASTER BY VOTING TO RETAIN UNION TERRACE GARDENS.

 

Feb 242012
 

By Mike Shepherd.

The polling cards are out for the Union Terrace Gardens referendum and you have until March 1 to vote. The hype means you’ll have been bombarded with leaflets, pamphlets, news items and radio adverts.
If ‘connectivity’, a ‘21st century contemporary garden’, or ‘street-level access’ are key factors in deciding your vote, look no further; vote for the City Garden Project.

If you are undecided or swithering then read these very good reasons for voting to retain Union Terrace Gardens. 

1. Your vote will preserve the look and feel of the Granite City. Union Terrace Gardens are an integral part of the heritage of Aberdeen. Planned by the same architects who designed the Art Gallery and the frontage of Marischal College, they show an architectural harmony in the city centre which would be destroyed by a modernistic City Garden.

2. Your vote will not result in a ghastly modern structure replacing our park. Although described as the City Garden, it is in fact a mixture of buildings, flyovers, underpasses and parkland. The design has a passing resemblance to 1960s-style new town architecture. At one public meeting, someone said that the underpasses in particular were likely to end up as urban no-go areas. I have even heard a supporter of the scheme conceding that it will look dated after about five to ten years.

3. Your vote will stop a multitude of new glass box office blocks being built in the city centre. Council documents show that consideration has been given to plans to build a central business district in the city centre and encourage office block construction. The building of the City Garden Project, “will encourage development in the city centre sooner, and on a bigger scale, than might otherwise be the case without public investment in enabling infrastructure.”

4. Your vote will improve our much-loved park. Jimmy Milne, oilman and MD of Balmoral Group, has said:

“I and many of my business contemporaries, are committed to establishing a fund which will help bring the gardens back to their former glory. Without destroying our heritage, and without putting Aberdeen City further into debt, it would not be difficult to breathe fresh life into the park. Improved access, new planting, cleaning and restoration, park wardens and live events could all be relatively easily and cost effectively achieved.”

5. Your vote will ensure that the mature trees in Union Terrace Gardens will be saved. All 77 trees will be kept, including the twelve elms, some of which are at least 200 years old.

6. Your vote will stop our Council borrowing £70m they can’t afford. Aberdeen City Council, £562m in debt, is being asked to borrow £70m through a risky tax scheme to help fund the City Garden Project. If there is insufficient money to pay back the loan, Council funds will be required to service it.

7. Your vote will avoid significant disruption and pollution in the city centre for the near three years it will take to build the scheme. The technical feasibility study for the project estimates that the equivalent of 3,947 dump trucks of earth and 4,605 dump trucks of granite will be excavated from the Gardens causing ‘large environmental impacts from noise, transport, dust and energy use.’

8. Your vote will avoid the major traffic problems caused by the movement of heavy lifting equipment, dumper trucks and lorries in and out of the city centre. It is estimated that the City Garden will take almost three years to build. It is likely that there will be major traffic problems in the city for much of this time. City centre business will be impacted by this and may never recover.

9. Your vote will avoid much, if not all, of the Council’s cultural activities being displaced to the underground building in the City Garden. The council funds institutions occupying cosy, intimate venues such as the Music Hall, Lemon Tree and Belmont Cinema. A review of council-funded cultural activities will be made with a view to possible relocation to the underground concourse.

10. Your vote will avoid any consideration that the future of the HM Theatre could be in doubt. Two major performance venues will be built in the City Garden only yards from HM Theatre. Councillors have asked if this will have an impact on the future of HM Theatre. No specific assurances have been given.

Aberdeen could change forever if the City Garden is built, and probably not for the better.

We have the chance to keep the leafy, green heart of the Granite City. 

VOTE: RETAIN UNION TERRACE GARDENS

Jan 062012
 

Over three years ago, Sir Ian Wood announced the City Square Project with the intention of replacing Union Terrace Gardens with “a cross between the Grand Italian Piazza and a mini Central Park.” It has since been renamed the City Garden Project. The cost of building the project is nominally £140 million, of which it has been proposed that £70M of this would be borrowed by Aberdeen City Council involving a tax scheme.  Mike Shepherd offers some analysis of current local government trends, the recession, and what it may mean for Aberdeen.

So what is the justification being put forward for this expensive project, a project that has caused so much controversy since it was announced?

The project’s supporters allege the City Garden Project is needed to ensure that Aberdeen is attractive enough to retain energy professionals long term and to ensure Aberdeen’s economy is based on tourism post-oil.

For instance, an advert by ACSEF in the Press and Journal (January 2010) stated that:-

“Creating a new heart for Aberdeen presents a unique opportunity to put the city on the ‘must visit’ list.”

 Aberdeen City Council is £562 million in debt (2010 figure).
See:
http://www.scotland.gov.uk/Publications/2011/02/21143624/4

Last November, Perth and Kinross Council approved demolishing the listed Perth Town Hall to build a Civic Square in its place, a move that has raised much controversy.  The BBC reported:

“The council said many local businesses supported the civic square proposal. And council officers have argued that full demolition and reuse of the site as a public space would provide the most additional value to the local economy.  The cost of scheme is estimated at £4.4m, but the report said an additional 15,000 people per year would extend their stay in the city, with an extra 60,000 coming for events. “This would result in a combined additional spend per person per visit of £23 generating a total gross expenditure of £1.65m per annum,” it added.
See:
http://www.bbc.co.uk/news/uk-scotland-tayside-central-15742937

Perth and Kinross Council is £222 Million in debt (2010 figure).

A similar controversy has been raging in Cork, Ireland, where the struggling Cork Council has been involved in a plan to install the Sky Garden Project. Celebrity TV gardener Diarmuid Gavin’s Irish Sky Garden won the gold medal at the Chelsea Flower Show (It looks like a giant hanging flower basket).

  There is a pattern here. Local governments the world over are in serious debt

The Council agreed to put the garden on permanent display in the city’s Fitzgerald Park at a cost of at least €300,000, with more than €1.7 million given to the project by Fáilte Ireland, the Irish tourism body.

In tones, redolent of the Aberdeen controversy, the Irish Independent wrote:

“THE taxpayer could be hit with a further bill of over €100,000 in costs connected to Diarmuid Gavin’s award-winning garden.

“Workers’ Party councillor Ted Tynan said the council needed to clarify precisely how much the garden cost, and what the council would pay in transport, insurance and operating costs. He also expressed disbelief that the garden — including its 30-metre high floating ‘pod’ and crane — may only open for three months each year.

“I love gardens and flowers and parks, but this is absolutely ridiculous. You’d put a hell of a lot of flower beds around the city for this kind of money. We should keep our feet on the ground not in the clouds with a sky garden’,” Mr Tynan said

“There are 500 boarded-up council houses in Cork and 120 people with various disabilities waiting on home adaptations. But the funding to go to all this has been cut by central government,” he added.

“Last night, the council said support for the “iconic garden” was in line with the policy that led to the creation of successful visitor attractions in the city.”

“This is part of a long-term policy to create a necklace of top tourist attractions that will bring people to Cork, get them to stay longer here and spend more money here,” a council spokesman said.

“Fáilte Ireland insisted that the garden would generate significant tourism earnings.”

See: http://www.independent.ie/national-news/diarmuid-gavinrsquos-euro2m-lsquosky-gardenrsquo-growing-in-cost-2661548.html

There is a pattern here. Local governments the world over are in serious debt. Services and amenities are being cut, yet it doesn’t stop them from spending money on expensive big-ticket items that might bring visitors in.  There is a feedback loop between local government, chambers of commerce and national government that serves to create the syndrome, “if we build it, they will come”.

  While a worthy cause, this has caused controversy as the annual budget will be part-funded by the city’s Common Good Fund

Where local economies have failed as in Cork for example, tourism may be the last throw of the dice to engender outside income.  There will be much competition for the dwindling number of international tourists as the recession bites. Recent reports suggest that countries such as Greece and Spain will focus relentlessly on promoting tourism as the last glimmer of light in their busted economies.

Aberdeen has caught up on the trend of pushing long-term tourism. The local chamber of commerce have been promoting a new destination marketing organisation for the city called ‘Visit Aberdeen’.

While a worthy cause, this has caused controversy as the annual budget will be part-funded by the city’s Common Good Fund; £107,000 for 2011 / 2012 and potentially for the next six years also. Arguably this is more ‘commerce good’ than ‘common good’.

The draft business plan recognises the future of the City Garden Project / Union Terrace Gardens as a primary issue. It is to be hoped that an organisation part-funded by Common Good money will not be promoting the controversial development of a public park that lies on Common Good land.
See: http://committees.aberdeencity.gov.uk/mgConvert2PDF.aspx?ID=15678

Are the citizens of Aberdeen willing to support the allocation of scarce resources to “a build it and they might come” vision for the city, allowing a public park to be developed for the sake of possible future tourists? Or is this all pie in the sky stuff that will use up money desperately needed elsewhere and will result in the appearance of the Granite City changing forever?

You have the chance to decide yourself.  The referendum on the fate of Union Terrace Gardens will be held in February.

 

 

 

 

 

Dec 292011
 

By Mike Shepherd.

The jury for the City Garden Project will announce the final scheme for the proposed development of Union Terrace Gardens sometime in January.  The choice will be between two designs, one with a web-based motif and the other with a big glass building in the middle which looks like a giant worm.

It is clear from both designs that most of the existing trees will be removed to build the new ‘garden’, whichever is built. 

New trees could of course be planted, but it would be decades before these grew to a comparable size, and this may not even be possible in those areas with a shallow concrete substrate. There will be claims that some of the smaller trees could be replanted, although the practicalities of this are obvious.

The big trees are particularly important as they absorb carbon and filter more pollution from the air compared to smaller trees. One study concluded that for this purpose:

“Big trees, the ones the Victorians planted for us, are what we need to maintain, but they are few and far between.”
See: http://www.theecologist.org

This week saw the shocking news that people living in Scottish cities are being exposed to dangerously high levels of pollutants. A WWF Scotland report identified three pollution hotspots in Aberdeen; Union Street, Market Street, and Wellington Road. These show  levels that are in breach of EU targets intended to protect human health. The main problem is the high levels of nitrogen dioxide caused by traffic fumes.
See: http://www.pressandjournal.co.uk

Aberdeen has a highly-polluted city centre. The solution to the problem would be to reduce the level of traffic in the city centre; pedestrianising Union Street has been suggested as an option.

It is also clear that we need to maintain the tree population of the city centre to help absorb the pollution. The key areas are Bon Accord Gardens, St. Nicholas churchyard and Union Terrace Gardens itself. Otherwise, Aberdeen city centre can hardly be described as awash with trees.

Yet, the proposed City Garden Project will remove a population of mature trees from the city centre. The problem is acknowledged in the Technical Feasibility Study for the project.

“Removal of mature trees and existing ecological habitat; 78 mature trees would be lost including 17 number mature Elm trees. The ecological value of these trees would take decades to replace as many of the trees are up to 200 years old.”

The City Garden Project will itself be a major source of pollution while it is being built (for the duration of almost two and a half years according to the same study).

“Excavation of rock/earth; It is anticipated that 30,000m3 of earth and 35,000m3 of granite will need to be removed from site. This which will cause large environmental impacts from noise, dust, transport and energy use. The removal of this volume of material is equivalent to approximately 3,947 dump trucks of earth and 4,605 dump trucks or more of granite to be removed from site or re-used where possible on site. This would have large environmental and social impacts on the local area and community surrounding the gardens.”
See:  
http://www.acsef.co.uk

It is clear from this, that the ecological downside of building the City Garden Project is substantial. The construction phase will see a protracted period of dirt and pollution in the city centre. By contrast, it is no exaggeration to describe Union Terrace Gardens as the green, living heart of the Granite City; its big trees acting as a natural washing machine, helping to keep us healthy by removing noxious pollution.

Those living in Aberdeen City will receive a postal ballot in mid February allowing them to decide between retaining Union Terrace Gardens or sanctioning the construction of the City Garden Project.

I will vote to retain Union Terrace Gardens.