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.

Dec 092011
 

The Council will be voting on Wednesday on proceeding with either a referendum or an opinion poll in an attempt to resolve the controversy over the fate of Union Terrace Gardens. Mike Shepherd reports that the outcome of the issue on a referendum question has already turned into a total mess.

One of the issues that has been recognised is the need to ensure that the wording of any question asked is fair and acceptable to both sides.

On this basis, both the Friends of Union Terrace Gardens and the Aberdeen City Garden Trust were asked to concur on a suitable question for councillors to agree on at the full Council meeting on the 14th of December.

In practice, this would involve a council officials acting as a mediator.

In good faith, I submitted a group suggestion for the question to the Council as follows:

You are being to ask to choose between either retaining Union Terrace Gardens or replacing them with the proposed City Garden Project design

Which option do you support?

A) Retaining Union Terrace Gardens
B) Building the City Garden Project

Very simple, clear and nothing controversial, you would have thought.

The Council Officer replied with this:

“For your information, based on the responses I have received, the proposed question that I will now be recommending to Council on 14 December (subject to final, last minute consultation with other Council Officers), is as follows:

You are being to ask to choose between either retaining Union Terrace Gardens or replacing them with the proposed City Garden Project design (please read the voter information pack to make sure you understand what is meant by “retaining Union Terrace Gardens ” and “the proposed City Garden Project”).

Which option do you support? (please place a cross in the appropriate box)

A) Retaining Union Terrace Gardens
B) Building the City Garden Project

“I feel that this is a reasonable compromise and trust the FOUTG agree that this represents a fair and balanced position. Kind regards, Gerry Brough.”

I agreed to this. So what happens next?

The Aberdeen City Garden Trust left it to the last possible moment to object to this, allowing no time to be made for any compromise. This was at about 5pm on Monday night this week, when the final wording was needed for the Council report first thing Tuesday.

“Dear Mike,

“Further to my earlier note, I can confirm that ACGT have replied this afternoon asking for some changes to be made to the proposed question, so that it reads as follows:

You are being asked to choose between either retaining Union Terrace Gardens or replacing them with the proposed City Garden Project design which includes Union Terrace Gardens and the covering of the adjacent dual carriageway and railway line.
[please read the voter information pack to make sure you understand what is meant by retaining Union Terrace Gardens and the proposed City Garden Project]

Which option do you support ? (please place a cross in the appropriate box)

A) The proposed City Garden Project
B) Retaining Union Terrace Gardens

“ACGT feel that the previous suggested compromise question makes it appear that the City Garden Project is restricted to Union Terrace gardens, when in fact UTG is only part of the City Garden Project development area.

“They also feel that since retention of the gardens is placed at the beginning of the introductory paragraph, it is only fair that the option for supporting the proposed City Garden project should be the first option on the ballot paper.

“Can you please indicate whether these changes are acceptable to FOUTG.

“Regards, Gerry Brough”

I replied that the proposed wording was highly ambiguous, confusing and gives far more wordage to one side than the other. The Council official then decided that as the two sides could not agree on the referendum question, the councillors should decide at the full Council meeting next Wednesday instead.

“Since it was not possible to obtain complete agreement prior to the submission of this Council paper, Council are therefore asked to take a view as to whether they would prefer to endorse the question in 5.3 d), 5.3 e) or 5.3 f) or, indeed, whether they wish to propose a further compromise between these three positions.”
http://committees.aberdeencity.gov.uk/mgConvert2PDF.aspx?ID=17676

I complained bitterly about this as what had happened here was highly irregular.

“Gerry.

“We participated in good faith last week. The ACGT only replied last night, too late. This has stalled the process of mediation as recommended by councillors. This is unacceptable.

“We are not at fault and should not be penalised for this. We insist that our question should stand. This does not bode well for a fairly conducted referendum and we may have to reconsider our options. – Mike”

I received this reply from Mr Brough (this is the last bit of the email):

“Nobody is being penalised.

“As you can see from the attached 5.3 that I sent to you, the process for determining the question is set out clearly up to the final submission received before the paper needed to be submitted. Council members are then being asked to either choose between these latest proposals, or come up with an alternative of their own that they consider to be fair and balanced for both parties.

“I understand your desire to undermine process, as a means of campaigning against any development of UTG. However, in this case, I believe that you are stretching a point to suggest that you have been in any way treated unfairly

“Also, although you “insist” that the FOUTG question should stand, FOUTG need to accept the fact that any referendum will be run by the City Council and that it is ultimately for the Counting Officer to decide, after consultation with Campaign Groups, on a suggested question.

“At a statutory referendum, the question is set by parliament, through consultation and, although there are no rules for the Council to follow, best practice suggests this should be done by the Counting Officer. This is the view expressed by the Electoral Commission.

“The Council are therefore putting in place a process to test various proposed options in advance of the Council Meeting, so that both Council and the Counting Officer can have some comfort concerning the appropriateness of the question.

“Regards, Gerry”

I now have a series of meetings with Councillors and the Council Executive to discuss what has happened. I will make it clear that the ongoing participation in a referendum depends on both sides being treated fairly. However, this is not a good start.

STOP PRESS – Council seeks views of the public re referendum question.
Consultation closes Monday 12th December.

http://www.aberdeencity.gov.uk/CouncilNews/ci_cns/pr_referendumoptions_081211.asp

Nov 172011
 

 By Mike Shepherd.

On Tuesday a Council committee voted to defer a decision on a referendum for the City Garden Project to the full Council meeting on the 14th December.

Although an amendment was introduced to propose an opinion poll as an alternative, a vote for a referendum looks more likely.

If such a referendum was to happen it would be held either two months before or two months after the local council elections on May 3rd.

This is one of many setbacks to have affected the City Garden Project (CGP). Here is a summary of the problems facing the scheme:

The City Garden Project is way behind schedule:  It is almost exactly three years since Sir Ian Wood announced his Civic Square proposal at His Majesty’s Theatre on the 11th November 2008. Although we are close to seeing a final design, the project is nowhere near planning submission and funding is very uncertain.

The vote on Tuesday looks to introduce further delays. It also probably shunts the planning decision well into the next Council, when at least one of the proponents of the scheme, John Stewart, will not be on the Council any more, having announced that he will stand down.

The City Garden Project is unpopular: This statement gets vigorously challenged by supporters of the CGP, yet it is clearly the case. The consultation held two years ago saw a ‘no’ vote for the CGP, and various online polls have shown a consistent numerical advantage to those wanting to keep the existing Gardens. The probability is that a referendum would reject the CGP.

The Design Exhibition failed to create any buzz in the city: The Friends of Union Terrace Gardens canvassed opinion outside the exhibition while it lasted. About half of those we talked to were unhappy about the designs. Many spoiled their votes.( by attempting to vote for the non-existent ‘option 7’.) Of those that voted, a common vote was for a design that appeared to preserve the Gardens (it doesn’t), although they reported they did this without much enthusiasm.

The land issue is a headache for the Council lawyers: Union Terrace Gardens lies on Common Good land and any land transaction, i.e. assigning a long term lease to a limited company or trust, would probably require an application to a court of session to apply for a change in status of the property.

The Council lawyers are well aware of the legal pitfalls that could ensue over the details of a property transaction (as witness the pending court case between Aberdeen Council and the Stewart Milne Group).

it involves the allocation of scarce public money using non-economic criteria

Currently,Union Terrace Gardens has negligible value as it is zoned as public open green space in the local plan.  However, should this status change at a later date and the property is re-zoned as commercial space, the land value will be in the tens of millions as prime down-town real estate.

The lawyers will have to be especially careful on this issue, particularly where a long term free-hold lease could potentially be assigned to a limited company.

Funding the City Garden Project is a big problem:  To date only £55M of private money has been pledged for a project nominally costing £140M. The CGP are pushing the Council to underwrite a loan of £70M through Tax Incremental Financing (TIF) to help part fund the scheme.

Aberdeen Council’s business case was so feeble it didn’t even rank in the top six schemes assessed for recommendation by the Scottish Futures Trust. Even so, the Scottish Government Cabinet Secretary for Infrastructure and Capital Investment, Alex Neil, has told Aberdeen Council that their TIF application may still be considered. However, the TIF would be awarded on a ‘geographical’ basis rather than an ostensibly ‘economic’ basis.

This can be criticised as very poor Government practice; it involves the allocation of scarce public money using non-economic criteria. It also begs the question that if the business case doesn’t stack up, why is the debt-ridden Aberdeen Council under consideration to be allowed to borrow money for it?

Questions are being asked in Holyrood about Aberdeen’s TIF funding. This is from an article by Steven Vass in last weekend’s Sunday Herald:

“First Minister Alex Salmond’s decision to permit Aberdeen’s £70M borrowing plan for redesigning the city centre will come under renewed fire when he is forced to answer questions in the Scottish Parliament this week.

“Lewis MacDonald, the Aberdeen MSP and long-time opponent of the scheme, said there was a “scandal lurking under the surface” around the permission. He has tabled a series of parliamentary questions demanding answers to speculation the Government’s approval overruled the economic advice of specialists at the Scottish Futures Trust, who were supposed to decide which projects would go ahead.”

Another potential show-stopper is that last year the Council decreed that borrowing money through a TIF scheme must present ‘zero risk’ to the Councils finances.  The only realistic way this could happen is if an organisation or individual was prepared to underwrite the Council loan.

This would be a major commitment to say the least, as it would involve underwriting £70M for a 25 to 30 year period. Perhaps Sir Ian Wood is willing to do this, but even for him or his family trust, it would involve a significant allocation of capital resources over a long term period.

Add to this the question of cost over-run. One architect told me this week that with the massive rock excavation operation involved and the difficulties of building over the railway line, there was no way of this project coming in on budget. Yet, very little has been said about what would happen if the costs do over-run massively.

The problems are stacking up for the City Garden Project and even three years later they are not much closer to being resolved. The patient is looking sickly and the prognosis is not good.

Nov 102011
 

By Mike Shepherd.

The next big event in the Union Terrace Gardens saga is the meeting of a Council sub-committee on Tuesday 15 November to discuss the holding of a public referendum on whether or not the City Garden Project should proceed.
Given events to date, it is not surprising that the  report for this meeting is proving highly controversial.

An eye-catching statement in the report  is that the referendum should be non-binding on Councillors. The report itself identifies an obvious problem here:

“Since the referendum has been proposed as a mechanism for advising Councillors, it should be non-binding. However, it must be recognised that this runs the risk of compromising the credibility of the referendum exercise.”

This was put more forcibly by Ron Campbell in a letter to The Press and Journal on Wednesday 9 November. Suggesting that this left open the
possibility that the project could go ahead even if voted against by the majority, he wrote,

“So, it’s just a re-run of the previous ‘poll’. Heads you lose, Tails you lose. Brilliant. What’s the point of  a referendum if you ignore it?

The report suggests that the reason for the non-binding clause is that there could be conflict with the planning process. What this conflict could be is not clear.

Councillor Kate Dean had a go at explaining this on Facebook,

“It’s not appropriate for me to go into detailed discussion of a Committee report before it is considered by the Committee. However, the problems would arise if the referendum says yes and the resultant Planning Application doesn’t meet the appropriate criteria to be approved.

“Or, if the referendum says yes, would there be a public expectation that the application would be approved regardless of its planning merits? Or would there be a perception among those who would be aggrieved at a “yes” vote that this would happen?

“Please note, I’m not giving any opinion on the answers to any of the above, simply a flavour if the advice which has led to that  recommendation.

“Obviously, if the result of the referendum is a “no”, none of these scenarios applies, but surely it would be unwise of the Council to go into anything without exploring the implications of all possible outcomes.”

Somebody on Facebook suggested that you could get round this by making a Keep UTG ‘yes’ vote binding, but the build the City Garden ‘yes’ vote, non-binding.

The credibility of the referendum is clearly an issue. Another concern is that the question asked could be rigged to create a psychological bias. The suggested question in the report is,

“Please indicate whether or not you support redevelopment of  Union Terrace Gardens, in accordance with the Aberdeen City Garden Trust Ltd’s preferred design proposal, by ticking one of the following boxes:

YES, I support the proposed City Garden Project

NO, I want to retain the existing Union  Terrace Gardens”

There is definite bias in this question. The City Garden Project is the positive option, retaining the existing Gardens is the negative option. It should also be mentioned that neither side actually wants to maintain the status quo. The Friends of Union Terrace Gardens would like to see a sympathetically-restored park.

The report mentions that the wording will be up for public discussion; however the Council has the final choice on wording.

“The proposed wording for any ballot paper be placed on the Council’s website for a period of at least two weeks, so the public have a chance to comment on this, or propose alternatives. The Council would take account of these comments before determining the final question.”

There are good reasons for the Council not to oversee the referendum. The Council report itself indicates clear support for the City Garden Project describing it as “a vital piece of social, cultural and leisure infrastructure”. This is not impartial. The alternative is that the referendum should be run or overseen by the Electoral Commission.

One of the reasons for holding a referendum, probably in late February, is that the Scottish Government has made it clear that TIF funding will not be progressed unless public support has been demonstrated for the City Garden Project.

In a further development, the criteria by which Aberdeen‘s TIF case has been assessed is also under question. An article in last week’s Sunday Herald (6 November 2011) questioned the criteria for including Aberdeen as an additional case, after awarding the three remaining TIF schemes.

“In an interview with the Sunday Herald, the Cabinet Secretary declined to say whether it scored fourth on the SFTs list, stoking speculation that it was moved ahead of other projects for political reasons. If Aberdeen did not come fourth on the list, the council that did is likely to be disappointed to have been turned down.” 

Alex Neil said,

“We are not disclosing the ranking because the SFT’s advice was based on the narrower economic conditions, whereas we then applied other criteria, primarily a geographic spread because it would be unfair to concentrate the TIFs in one part of the country.   We are not getting into publishing ranking tables at this stage.”

The idea of a geographic spread for the TIF cases is inconsistent with previous statements. The Government web page makes the position on TIF clear:

“The Scottish Government tasked the Scottish Futures Trust (SFT) with developing appropriate criteria for the potential application of TIF in Scotland and to work with local authorities in developing their proposals. SFT will need to be convinced, on behalf of Ministers, that the economic case for a particular TIF is clear.”

One other problem for TIF is that Councillors have stated that any loan through TIF should involve no financial risk to the Council. The problem with this was highlighted in a Holyrood Magazine report on TIF:

“Councillors have also insisted that the project must pose “zero risk” to the city’s finances. That is an additional hurdle, admits Brough, but it also acts as a litmus test for the viability of the scheme.

“If we can get someone to provide that guarantee, our business case is solid; if we can’t convince someone to underwrite the risk, then it’s too big a risk,” he says.”

One can’t help feeling that the City Garden Project has turned into a murky, political and economic quagmire. If it’s bogged down in a procedural mess, it’s arguably a consequence of ignoring the vote on the public consultation two years ago.

Nov 042011
 

By Mike Shepherd.

The design competition for the City Garden Project has just finished at the Pier in Belmont Street and the organisers say that about 15,000 have visited to see the six designs on display.

The Friends of Union Terrace Gardens canvassed outside the exhibition for the entire three weeks it lasted.

We managed to speak to many of the public as they came out and we asked them their opinion. Probably between 10 and 20% liked the designs and at least a half felt uncomfortable with them. Many had spoiled the ballots, particularly as the option to keep the existing gardens had not been included.

Of those that voted, option two (the one with the worm-like greenhouse over the middle of the railway) was preferred as it was seen as the least damaging. A couple of architects told us that this was probably the Norman Foster design. Our general impression is that the Aberdeen public were underwhelmed by the designs, more the woe factor than the wow factor.

I’m not sure it was made plain to those taking part that their vote was merely serving to give an indication to a jury who would actually make the final choice, not them. The jury includes Sir Ian Wood. The jury will come to a decision sometime later in the month.

Option two “the worm” is likely to be a forerunner. The bumph describes it as “Protecting the gardens, transforming the setting”. For some, it has a close resemblance to the Millennium option, which largely preserved the gardens but decked over the road and railway. The Millennium option was proposed for a lottery funded project in the late 1990s but was passed over.

However, option two does change the gardens despite appearances to the contrary.

The balustrades are removed on the theatre side with a wide series of steps leading down to a circular amphitheatre below. The famous crest disappears. On the Union Bridge side, the gardens ramp up to street level. It is clear that many of the trees will be removed.

There are early signs that the Friends of Union Terrace Gardens could be asked to compromise on this option given that it appears to be the least destructive. This will be an attempt to muddy the issue with the public.

However, our constitution is clear. A key aim is to “to campaign for the conservation and improvement of Union Terrace Gardens”.  Option two does not conserve Union Terrace Gardens and we cannot support it.

Aberdeen City Council’s plan to use TIF for Union Terrace Gardens project will be progressed if public support for the project can be demonstrated.  

The Scottish Government issued a press release on Tuesday about TIF funding. They have proposed six pilot projects whereby Scottish Councils will be allowed to borrow money for regeneration projects and capture the business rates generated to pay off the loan (Tax Incremental Financing).

Two have been approved and another in Glasgow is to be approved pending a local council vote.

Aberdeen was hoping to gain one of the three remaining slots but was unsuccessful. However, the Government did announce that “Aberdeen City Council’s plan to use TIF for Union Terrace Gardens project will be progressed if public support for the project can be demonstrated”.

So the Aberdeen submission did not appear to meet acceptance for one of the six cases on business merits, yet is being given preferential treatment if the public like it.

Behind the scenes, Aberdeen Council have been lobbying hard to get an award.

Given that £70M of public money is involved here, it is alarming that the money appears to have been promised on grounds other than objective business criteria.

This decision has overtones of what Americans call pork barrel politics:

“Pork barrel is a derogatory term referring to appropriation of government spending for localized projects secured solely or primarily to bring money to a representative’s district.” (Wikipedia).

The instance on demonstrating public support would appear to make a public referendum more likely. This is not supported by the City Garden Project team. One of their members told us:

 “I don’t think we should have a referendum because the public is not sufficiently informed to make a sensible decision.”

An opinion poll would be their preferred option.  The leader of the Council Callum McCaig disagrees. He told me in an email on Wednesday that:

“I’m quite clear that we need to have a referendum on the issue. Even the best opinion poll will come with a margin of error and if the result was close there would always be an element of doubt over the validity of the poll.

“Yes a referendum will not be cheap, but given the scale of the proposed investment, and the indication from the government that a clear demonstration of public support being required before they approve a TIF scheme, it is a price worth paying to have a definitive answer as to whether the public want this project to go ahead.

The Council are currently investigating the options for running a referendum and a vote on this is due to take place later this month.

What would be the result in a referendum? Scottish Television gave an early indication when they ran a straw poll with over 1,100 taking part. Preserving Union Terrace Gardens was an option along with the six other city square designs.   74% voted to keep the Gardens.

Oct 072011
 

The Annual General Meeting of the Friends of Union Terrace Gardens was held at the Aberdeen Arts Centre on Saturday 1st October with over a hundred members present.  FoUTG Chairman Mike Shepherd reports.

The Friends group was set up last years with the aim of campaigning to save the gardens from development and currently has over 700 members.

Two major decisions were approved by the members present.
The Friends now fully support the idea of the proposed referendum currently being investigated by Aberdeen Council.

The suggested referendum would be a vote between a final design for the City Garden Project and a sympathetically restored Union Terrace Gardens.

The group is totally confident of winning any referendum.

The Friends also reaffirmed the aim of taking over the stewardship of Union Terrace Gardens once the City Garden Project is out of the way. We would act in a similar role as the Friends of Duthie Park, who have been very successful in getting funds to restore the Victorian park. Providing toilets, easier access and a play park were some of the options discussed at the meeting.

This was a very positive meeting, and the members are confident that we will save the park. The design competition is not seen as a serious threat, as we trust our fellow citizens to recognise the stupidity of building a modern city square in the middle of a city full of old and beautiful granite buildings.

When we discussed the referendum, the shout was ‘bring it on, we will win.’ The enthusiasm and determination to win through and to restore of our much-loved gardens as a fully-functioning
park was evident.

We are a group that cares deeply about Aberdeen’s wonderful heritage and a community-led force for the greater good of our beautiful city.

Sep 302011
 

By Mike Shepherd. 

A document has appeared purporting to reveal and counter ‘myths’ about the proposed Union Terrace Gardens development.  It has been posted on the Aberdeen and Grampian Chamber of Commerce (AGCC) website.
Some of the claims are disingenuous and others stretch the idea of a ‘myth’ somewhat.

AGCC: “Fiction: This is Sir Ian Wood’s project. Fact: The City Garden is not and never has been Sir Ian Wood’s project.”

The City Square has always been seen as Sir Ian Wood’s project. Sir Ian announced his proposal at  HM Theatre in November 2008.  The Evening Express reported the launch with the headline;

Options revealed in Sir Ian Wood’s vision for Union Terrace Gardens EE13/11/08

The same article also states:

The businessman wants to raise Aberdeen’s Union Terrace Gardens to street level and create a civic square.”

A media quote picked at random clearly shows that it has invariably been perceived as Sir Ian’s project.

Back my vision for the city or lose £50m, Sir Ian warns P&J 14/04/2010

So exactly whose vision is it then, Sir Ian?

What is referred to as ‘my vision’ is in fact the vision, aspiration and hopes of many, many Aberdonians for the future economic and civic wellbeing of our city and region as North Sea oil winds down.” BBC20/4/10

Excuse me, I don’t think so.

AGCC:  “Fiction: The City Garden Project will destroy the only green space in the city. Fact: It will create new, bigger, greener and more attractive gardens. It is about gardens and open, distinct spaces on different levels, using the natural slopes, for all sorts of activities.”

The development will destroy the existing Gardens and according to the technical feasibility study, all 78 mature trees including the old elms will be chopped down. It is hard to accept that the new “City Garden” could ever support mature trees on the existing scale.

AGCC: “Fiction: It will destroy our history and heritage. Fact: Wherever possible, the project will preserve and enhance our history and heritage.”

This is the most disingenuous of all the ‘myths’ in the document.  The first draft of the design brief for the City Squarecalls for a …

“21st century contemporary garden”

…to be built in place of the Victorian park. Union Terrace Gardens was planned by Alexander Marshall Mackenzie, who also designed many of the surrounding buildings including the Art Gallery. If Union Terrace Gardens feel as if they belong, this is the reason why. The city square WILL destroy a key part of our history and heritage.

AGCC:  “Fiction: Aberdeen City Council is selling off public land for this project. Fact: The land involved will remain in public ownership.”

This is misleading as it doesn’t explain the whole picture. The land will most likely remain with the Council for the time being. However, the ground will probably be leased for a long period, 125 years has been suggested. A lease-hold on this time-scale while technically not ownership, is nevertheless a significant property deal.  Any structure on the land, including the so-called City Garden, will not be publically owned. This will belong to the private company or trust if they get planning permission.

AGCC: “Fiction: Aberdeen City Council is spending money it cannot afford on this project, money that could be better spent elsewhere. Fact: Aberdeen City Council has not allocated any revenue expenditure to the City Garden Project, over the past year.”

We know that considerable Council officer time has been allocated to work spent on the project. We do not know if the City Garden Project intends to reimburse the Council for this or not. ACC minutes show that the Council lawyers have not yet signed  off the relevant project agreement that would allow this to happen.

AGCC: “Fiction: The City will be taking on-board future liabilities relating to the construction and operation of the City Garden.  Fact: The City has agreed to consider a TIF scheme to provide public sector funding for the project. This will involve the City borrowing funds to invest in the project. The project will stimulate new business investment and generate additional extra economic activity in the area, resulting in an increase in the amount of business rates collected in future years. This will be used to repay the loan plus the interest charges.”

Doh! – “Fiction: The City will be taking on-board future liabilities” but then we are told “This will involve the City borrowing funds to invest in the project”.

The Council are £562M in debt and cannot afford any more borrowing for anything. As has been explained on these pages before by Mick Miller, the version of TIF suggested for the City Square Project involves major financial risk. If the amount of business rates does not increase sufficiently to pay back the loan, then the Council get left holding the baby.

AGCC: “Fiction: The majority of Aberdeen public has voted against redeveloping Union Terrace Gardens. Fact: 11,000 people (less than 10% of the population) participated in the public consultation which revealed that just over half were against the proposal. Many of those were basing their decision on misinformation. The majority indicated a need for change and for the location to be more attractive and accessible.”

This is probably the most outrageous of the so-called myths. A public consultation was held, the public voted No by a significant majority and it was ignored. The public were told that their votes would count. Even Sir Ian Wood acknowledged this in an interview as can be seen on an STV located on Youtube.

“”The citizens of Aberdeen…  will have the right to choose. There will be full consultation, it’s coming to the end of it now and they will decide. And that’s democracy in operation. That’s great.”
http://video.stv.tv/bc/news-l2-gardens-190210/?redirect=no

The scale of participation in the consultation was significant. ACSEF, who helped set up the consultation, noted:

“11,943 people went on to submit formal responses that have been recorded in the statistics.  This is a huge response rate when compared to similar style consultations. For example, the Edinburgh Tram consultation had just under 3,500 direct responses.”

When, later ACSEF discussed the results of the consultation at a board meeting onthe 22d March 2010, they discussed how to frame the result of the consultation as a favourable outcome for the city square in spite of the No vote:

“If views are roughly split there is an opportunity to say that although the public has spoken this is only in relatively small numbers.  Those wishing to see the status quo are in the minority compared to those who wish to see change such as updating and modernising the gardens.”
http://www.acsef.co.uk/uploads/reports/21/22%20March%2010.doc

The statement that the majority indicated a need for change is misleading, the majority said no to the City Square Project and did not endorse it.

If the public were misled during the consultation, who was responsible for the misinformation?  Where did these myths come from?

It is now acknowledged by all involved that the absence of a reference design was a fundamental flaw in the consultation. The consultation asked if people supported the project or not but the common perception was that the conceptual illustrations, based on the technical study, represented a final design. Many based their decision on not liking what they believed was a final design.”
http://thecitygardenproject.com/background.asp

The proponents of the City Square do not accept that they lost the consultation fairly. They cannot believe that the public cogently preferred either the Peacock scheme or the preservation of the existing gardens to a modern city square. But this is what happened.

AGCC: “Fiction: It will be a flat, concrete square. Fact: This is not the case. The design teams have been given a very clear brief that new gardens and space which will have street level access from all four sides will use the existing topography of the site to provide a unique, dramatic and creatively landscaped setting to better reveal and blend with the surrounding historic architecture.”

OK guys, explain to me how you can ”raise the level of the Gardens to that of the surrounding streets” (the Council’s words not mine) and use the existing topography to any significant extent?  So where did the idea of a unique and dramatic setting come from?

Here is the description of the existing Gardens as noted in the City Centre Development Framework:

They have a “topography which provides a unique and dramatic setting for the surrounding historic townscape and bridges and an essential component of the identity of the City Centre. “

I suspect that this is just the start of a large PR campaign to sell the concept of the “City Garden Project” to the Aberdeen Public. It will have only a limited impact. Aberdonians are highly educated and can think for themselves. They can make their own mind up about what they want the city centre to look like, whether it is the existing Gardens or a city square at street level. They are smart enough to see what is plausible and what isn’t.

Sep 062011
 

By Mike Shepherd.

Aberdeen Council have recently noted an interest in applying for Tax Incremental Funding (TIF) from Scottish Government funds. The idea is that the Council would underwrite a loan of possibly £80M or more, £70M of which would be used to help pay for the City Square Project. The final application for funding will not be made until December, by which time a business case for TIF will have been completed.

Earlier this year, the then Council leader John Stewart, extended the remit of TIF to include city centre projects other than the city square. These are:

The City Circle Project: A walkway connecting Union Square and the railway station in a circuit from Guild Street, along Market Street through the St Nicholas Centre, down Schoolhill through the City Garden down Bridge Street and rejoining Guild Street to complete the circuit. Basically, it’s a walkway whereby shoppers in Union Square will be heavily prompted to visit the rest of the city by signs and possibly colour coding.

St Nicholas House Redevelopment: A recent council document stated this:

“In the current property market, however, the Council is concerned that developers will be unwilling to take the risk of demolishing redundant parts of the site, delaying any sale and redevelopment and resulting in a vacant city centre eyesore for a number of years. The council therefore wishes to pre-clear the site, to prepare it for sale, and bring forward development.

“The aspiration is that the tower, if not demolished, would be stripped back to its’ skeleton ready for redevelopment, and recladding and put to new uses either as a hotel, apartments or offices, and a new public square would be created to improve the setting of Marischal College and establish a focal point for a new ‘civic quarter’.”

Of interest in this statement is that the possibility of building a public square next to St. Nicholas House has been resurrected. This otherwise hasn’t been mentioned recently in council papers.

The document mentioned is the Aberdeen City Centre Redevelopment Economic Impact Assessment Information, August 2011. This provides information for a questionnaire to be answered by some 500 organisations and individuals which would provide feedback to assess the economic impact of TIF.

Denburn Valley Health Centre Development: From the same document:

“The health centre on the roof is reaching the end of its design life and NHS Grampian is looking to vacate the building. Planning guidance issued by Aberdeen City Council has called for “imaginative” development of the site using the “highest standard of design and materials to complement the surrounding urban form, listed buildings and conservation area”. Redevelopment must continue to provide for substantial public car parking on the site and is expected to comprise largely commercial space for small and medium businesses and some residential development.”

Aberdeen Art Gallery:

“Infrastructure and development required to link the Art Gallery and Cultural Quarter to the City Gardens including partial redevelopment of the gallery and creation of additional gallery space.”

The Scottish Futures Trust (SFT) are seeking six ‘pathfinder’ projects to help establish the feasibility of TIF in Scotland. Three projects have been approved (Edinburgh Waterfront Development, Ravenscraig, and the  Buchanan Quarter in Glasgow) and three more are being sought.

There is strong interest as Barry White, Chief Executive of the SFT  told me in an email last week:

“I can confirm that we have received a submission from Aberdeen City Council and will be considering it along with the submissions received from many other local authorities over the coming days.”

The Case for TIF in Aberdeen.

Tax Incremental Funding is well established in the United States and has recently been introduced to the UK. The idea is that a local authority borrows a sum of money for a development project from Government funds and that the extra business rates generated by the development is captured to pay off the loan over 25 years for instance.
It works best where a brownfield site is used to develop a large scale business operation, the revenue from which is to some extent predictable. In this instance, the risk on a council borrowing a large sum of money is mitigated by a sound business model.

The Aberdeen TIF case is largely predicated on the City Square rejuvenating business in the city centre. There would only be a small amount of revenue generated on site and this would be insufficient in itself to provide business rates to pay back a large loan. Instead, it would be hoped to capture business rates from the surrounding city centre both from rates generated by extra business and new developments.

Trying to predict how much extra business will result from a new city square will be to a major extent speculative with a large uncertainty involved.  In other words, if Aberdeen Council borrowed £80M through TIF this would be based on hope rather than certainty that the money could be paid back.

Aberdeen Council is £562M in debt according to an Evening Express report earlier this year. The interest on the debt is paid from the revenue budget and soaks up cash that could otherwise be used for service and amenities. The Council cannot afford to take a risk on being left with more debt to service, the budget is under severe strain as it is. On the other hand, I have been told that the city is so short of capital for spending that it is unlikely that there would be any investment in the city centre without TIF.

The £70M loan for a city square would be a loan too far; particularly given how unpopular the project is in the city. There is tacit recognition in the questionnaire document that the City Square Project may never happen.

“This option considers the outcome where the City Garden Project is not realisable, but the other projects are. In this scenario, economic benefit and new business rates would be generated primarily by the North Denburn Valley and St Nicholas House developments. Although likely to be less than would be the case if the City Gardens were to be realised, these two projects would nevertheless likely provide the basis for a smaller TIF.”

In this instance, Aberdeen would get a public square at St  Nicholas, which is where most people wanted it in the first place.

Sep 012011
 

A year and a half ago, Steve Bothwell wrote to express some, shall we say, ‘reservations’ about ACSEF’s master plan and where Aberdeen is heading.  It looks as if he had a point or two. 

February 25, 2010 – ACSEF’s plan belies anything that can be comprehended as ‘essential to the future of Aberdeen and the North East of Scotland’. As Jonathon Meades put it, ‘Aberdeen is good at being bad’ – Polite prose indeed.

The former glory of George St, with high quality retail and high quality architecture/replaced with the now John Lewis building (formerly the Co-Op) – St Nicholas Centre and The Bon Accord Centre, whilst severing the bloodline to the rest of George St, which resembles a down market version of the down-trodden Argyle St in Glasgow.

The old Co-op Building in Loch St/Gallowgate, which with little imagination could have been a gem of high quality boutique-scale retail, instead of Architecturally impotent office/residential blocks.  St Nicholas house dwarfs Provost Skene’s house, one of the oldest and most architecturally significant buildings in the area.

Union Terrace Gardens is not to blame

The Trinity Centre/Trinity Hall, which subsequently moved to an equally, but on a smaller scale, architectural abortion.

The Old Market building (Market Street and the Green) replaced with the New Market building, sporadically raising pointing questions from the public (locals and visitors alike).  Amadeus nightclub on the beach front which offers nothing but bemused and disturbed confusion.

And last but not least, Union Square, which is a glorified retail park with parking. This Architectural abomination will need replaced sooner than we think.

Union Street comes up in conversation with great frequency. For the past 30 years planning and control has become so lax that we are adorned with gratingly luminous patchwork of irregular symmetry. Absentee landlords are never held to task, nor are the lease holders.

Union Terrace Gardens is not to blame.

Most City Councils have made errors, and some cities have corrected them. 

Aberdeen City Council still strive forth to allow the most banal picture painting of a living hell, by destroying everything in its path.
Either they are missing the clues which sit firmly on their own created door step or are suffering a serious bout of doldrumitis. The Civic Square planning and design details do not excite but only represent the pointlessness of it.

The City Council, along with ACSEF and Central Government wholeheartedly supported the Peacock scheme, providing local planning guidance was adhered to. This was to make it blend into the historic park. Peacock’s did that.

We now have a scheme, which in its vagueness, is impossible to get to grips with. From that I mean, it is quite obvious that this charade is nothing to do with enhancing our city for future energy companies to get comfy with, because as we know, energy companies care about nothing but energy riches and not about Urban realm Strategies, and especially about retail connectivity.

ACSEF’s approach to retail connectivity is fed through a brainwashing exercise in which the retail ‘Pillars’ unease at motions of failure result in the bandwagon bursting at the seams with the ‘I’m on board brigade’ ensuring their retail offerings, bland as they be, will not suffer the ever-changing movement or trends of public spending.

Union Terrace Gardens is not to blame.

It is poignant that public money has been frittered away on asking Joe Blogs about ‘an idea’, an idea which still reveals no real detail of the final outcome, whereas Peacocks had it sorted and without the need for car parking. Their enhancing project upset no one, and has not created the furore that the Civic square has.

Union Terrace Gardens are not frequented often. Perhaps the reason for that is, the general public are more interested in other things. Society has gone through radical changes and people have become armchair deficits. They rage vengeance on slopes and stairs, grass and beauty, nature and health.

Union Terrace Gardens is not to blame.

However, Courtesy of Grampian Police, the facts are this: – There is negligible crime in Union Terrace Gardens. The Freedom of Information Act has provided much-needed defence, where Union Terrace Gardens is the safest area in the City Centre.

It’s plain to see that ACSEF have not used Europe as an example of quality city centres but used America and Australia as examples. America and Australia are fairly recent countries but wholeheartedly celebrate their Green Spaces.

Aberdeen City Council’s budget is tight and perhaps tight-lipped. And the Scottish Government should be representing Scotland and its history, which it’s not.

Union Terrace Gardens is not to blame.

Jul 212011
 

Old Susannah looks back at the week that was and wonders who’s up to what and why.  By Suzanne Kelly.

The Belmont Cinema’s screening the documentary ‘Just Do It’on Friday 12 August, and has asked me to come along for a discussion. It’s a film about people taking direct action against an unlistening, unmovable government and wealthy, powerful private entities, so it won’t be of much interest to the people of Aberdeen.

I guess they want someone to come along and stick up for the City and its rich business interests, and the Belmont thought of me. If you can make it, it will be at 6.30. Further details to follow.

The dodgy doings in Aberdeen are slightly outshone this week by the continuing twists and turns in the News Corp / News of the World saga.  One initial whistle-blower Sean Hoare was mysteriously found dead (‘nothing suspicious’ the police advised almost immediately. A Post Mortem will no doubt confirm this assessment).  

People are walking around Parliament with shaving-cream pies unchallenged by our crack security forces, Rupert knows nothing about anything, and Rebekah Brooks deserves an Oscar.

While I commend Private Eye Magazine for its coverage (only going back to 1969 or so) of Murdoch and his bid for world dominance at any cost, I cannot tell you how disappointed I am that it has chosen to criticise our fair city in the same issue. 

The Eye implies that something was wrong with the City Garden Monitoring Group’s  ‘redacting’ (that’s blacking bits out to you and me) its minutes and reports.  Undoubtedly,  this was only done after careful thought and for reasons of national security.  I therefore hope no one is planning to buy Private Eye No. 1293 (on newsstands now, £1.50, subscription deals available).

I certainly hope no one will be reading its ‘Nooks and Corners’ feature (page 17) where our city’s elected officials are criticised.  There is also a piece in this issue entitled ‘Orwellian Nightmare’ – but as it happens, this is not about Aberdeen after all.

Not only are the redacted minutes mentioned in The Eye, but also Mike Shepherd’s open letter to the City regarding Union Terrace Gardens is covered.  Mike  if you’re out there:– just because the City doesn’t know what’s going to go in the Gardens, or how much it will cost, or what the environmental impact will be, or where the money will come from, or what the external design people are going to do does not necessarily mean the City doesn’t know what it’s doing.

Let’s hope Private Eye stops peering into our City – how else are they getting their information?

fantastic news that we’ve decided to hire some external consultants to figure out our City’s small financial problems  

It’s not as if anyone here would be so bold as to contact the Eye (strobes@private-eye.co.uk) and give information – particularly now that the Council has sent letters warning staff not to tell anyone anything about anything ever in any form.  I would hate to think of any secrets getting out.  Not that there are any secrets of course.

This week I wanted to take another look at how much our City is spending on essentials (like portraits, parties, clothing allowances, consultants, expenses and so on).  My curiosity sprang from the fantastic news that we’ve decided to hire some external consultants to figure out our City’s small financial problems.

The vote to hire these consultants may have been taken without any meaningful consultation, and these consultants will cost some £500,000 or more (that’s about £2 quid from each of us).  But I somehow feel we’re breaking new ground here by using outside consultants (although I seem to remember when Kate Dean was in charge, and she had absolutely no idea how many millions were spent on consultants).

It will be great having experts on hand – obviously we don’t have any in the City given the small salaries we pay our top people.  I’m sure the unions  will come around to the City’s way of thinking about consultants and cuts, even if a few jobs may wind up axed.   As a reminder, the City collected hundreds of suggestions from its own staff as to  how to save money some time ago.

The City will be sharing these suggestions with the consultants (you can refer to them as ‘con men’ for short), and I’ll bet that staff whose ideas are taken up will be financially compensated as well as credited for their ideas.  It’s not as if consultants would do anything lazy like take the good ideas on board and pass them off as their own ideas – that’s never going to happen.

I guess this will be a really tough assignment for the consultants – let’s wish them luck and not be surprised if they go a wee bit over budget. Expect some vibrant and dynamic bills to pay for these as-yet unnamed consultants who (I bet) will tell us to outsource services.  “What do you mean by  ‘outsourcing’?” I hear you say.

Outsource:

(verb, mod English – to move services from public sector control to the private sector).

So Aberdeen’s voted to bring in private consultants who will evaluate if services should be made private.  It will all be fine.  There is just one funny coincidence when cities outsource services at consultant’s recommendations – the consultants usually pick up more business for helping to  implement the outsourcing.  It is almost as if the consultants have some kind of incentive to recommend outsourcing.

In the health sector for instance, lots of dosh can be saved

Unkind people think consultants are self-interested greedy unaccountable entities, but nothing could be farther from the truth.  Remember, the City is  there to make money, not to waste tax money on good services and keeping our environment healthy.

We know from experience in the UK that outsourcing services such as healthcare is always a money-saving way to get better services in the end.  Local governments stop directly running services with its own staff, and then private service providers and subcontractors take over the service in question using the cheapest labour available.

Even though private companies exist to make a profit and the taxpayer still has to pay for the services (which almost always cost more when the private sector runs things), then at least the services are off the local authority’s books.  Which is a good thing.

In the health sector for instance, lots of dosh can be saved.  So what if our hospitals have crumbled, corners have been cut to make money at every turn, infections run rampant, and good nurses are leaving the profession in droves.  The private consultants still make money.   It’s not as if there have been any scandals, tales of incompetence or abuse of vulnerable people when the private sector takes over.

Usually a local authority puts one or two of its best people on the board of service providers and health boards to ensure perfection is achieved.  Grampian Health has Kate Dean for instance.  Southern Cross is a shining example of what we can expect in the ‘Deen should we keep outsourcing.

Civic Car

(noun peculiar to Aberdeen – a ride for dignitaries which has been well and truly ‘pimped,’ just in case royalty should come to town for a day or two ever).

I am getting far too excited by the prospect of the unveiling of the Lord Provost’s portrait.  I started to wonder how the Lord and his Lady (and the security guard) get around town.  I had hoped it was in a pumpkin-shaped horse-drawn coach.

At one point the horrific suggestion was made that the Civic Car should be a second-hand affair! 

Do they get around of their own accord?  Perhaps by a Honda Accord?  No, not an Accord, but a Civic.  No, not a Honda Civic – but The Civic Car.   (By the way our LP was spotted in Kingswells yesterday morning in some sort of football mum’s 4×4 near a grass verge with 3 other men – but a man like him needs more bling than that).

The existence of the Civic Car explains another excellent use of our Common Good Fund, and I for one could not be happier.

How much does a Civic Car take per year from our collective  Common Good fund?

Well, in 2009/10, here are the published figures for the upkeep of said Civic:-

Upkeep of Civic Car: budget £ 51,332; at 31 March 2010 £44,749 ‘estimated out turn’ £53,122
(Figures from Aberdeen City Council)

Clearly the salary isn’t enough to attract anyone to the Lord Provost role; it’s only £28k per year.  However, cruising in the Civic car for the Lord Provost alone cost… £23k.  In these days of economising, I’m glad to see standards haven’t fallen.  At one point the horrific suggestion was made that the Civic Car should be a second-hand affair!

Thankfully, there was no way they could find a second-hand car grand enough for the job, as you would rightly expect. Here’s why this symbol of Aberdeen’s status is more important than your local school, hospital, or service:-

“The level of baseline specification for the Civic Car has to give full consideration to the Lord Provost’s role as Lord-Lieutenant. The Lord Provost is Her Majesty’s representative when in Aberdeen. The official ‘Guide to the Role of Lord-Lieutenants’ says that “it is his first and foremost duty to uphold the dignity of the Crown”. The Civic Car is used during Royal Visits and has been used in the past to transport members of the Royal Family as part of these visits to Aberdeen.

“Other duties of the Lord-Lieutenant are to meet visiting Heads of State within Aberdeen, to represent The Queen or a member of the Royal Family at a funeral or memorial service when requested, to make nominations for invitations to Royal Garden Parties, to offer congratulations of 100th birthdays and significant wedding anniversaries, make nominations for honours and awards, presentation of awards and to support and participate in citizenship ceremonies. During the course of discharging some of these responsibilities, use of the Civic Car by the Lord-Lieutenant or his representative will be necessary”.

I confess I once allowed myself to imagine what it would be like to be Lord Provost.  You’d get the necklace.  You’d get the clothing allowance.  You’d even get trips to Edinburgh sometimes.  But having read the above job description, I realise no ordinary person could do all of that, and I now have the respect for this office that it truly deserves.  I hope all you council clerks and office staff realise now how comparatively easy you have it; in fact you might ask yourselves whether you are being overpaid.

And why am I so interested in all the City’s necessary expenditures like parties, flash cars, portraits, statutes, travel abroad and so on?  Because John Stewart is so concerned about such things.  Stewart’s so worried that in a recent vote concerning the future of Union Terrace  Gardens, he put up a motion to ‘change’ the gardens.   Part of his motion reads:-

“…that should the competition fail to produce a design acceptable to the Council, officers prepare a report for members detailing the costs of maintaining and enhancing the existing gardens”.

 Before we have our very own Lord Provost going about in a second-hand  ‘Beamer,’ it would be far smarter to see what those pesky gardens are costing us in petunias and rose bushes.

And quite right.  Before we have our very own Lord Provost going about in a second-hand ‘Beamer,’ it would be far smarter to see what those pesky gardens are costing us in petunias and rose bushes.  (from the looks of things, we have more than enough free fertiliser in the area).  As John famously said, there’s not much in the gardens but grass.

Who’s footing the bill for all this grass?  Why isn’t it turning a profit?  What can we do to stop this wasteful expense so we can have more to spend on consultants, pictures and parties?  Is there a consultant in the house?

In some 9 months you will be asked to vote for councillors; some of whom think they stand a good chance of getting re-elected.  These self-sacrificing souls will be happy to hear that Old Susannah will be creating a little matrix of how they’ve voted and what they’ve done (ie kerb-crawling,  misappropriation of public funds, and pub slap-ups).

For openers, here are the names of those who agree with John Stewart that we should get a report on the massive costs of keeping UTG going and all that grass growing:

For the amendment by Councillor John Stewart (23) – Lord Provost Peter Stephen (note – it’s great that our Civic Car man and artist’s model wants to save money by cutting out the gardens!) ; Depute Provost Dunbar; and Councillors Corall, Cormack, Cormie, Dean, Donnelly, Fletcher, Jaffrey, Kiddie, Leslie, McCaig, McDonald, Malone, May, Milne, Noble, Robertson, John Stewart, Kevin Stewart, John West, Wisely and Yuill.

I’m going to have to leave it there for now.  Between thinking about deer, Union Terrace Gardens, consultants, portraits and civic cars I’m starting to feel a little nauseous again (I was sick the past 4  days with a nasty stomach bug which I wouldn’t wish on my worst enemies. Would I?).

Coming soon A look at our local government and quango Boards, and hopefully overdue news on my Freedom of Information Requests.