Property development is seen as one of the key element in urban regeneration process in halting decline in town and Cities. Moreover, the regeneration policy is viewed as a key driver of economic, physical and social growth. Thus, it is an expansive and pervasive measure to policy making decisions. Post 2007 sets the challenges as Global Financial Crisis (GFC) led to the uncertainty and financial constraint for urban regeneration. However, sustainable economic growth demands considerable investment to finance the development and associated infrastructure. The traditional practice to finance the development is by way of public investment. This places a huge burden on governments in terms of raising sufficient investment. In the face of continuing economic crisis, this study examines alternative funding vehicles to fund urban regeneration projects. One possible alternative financing tool is LVC (LVC). Large public investment in infrastructure can substantially increase the value of land in close proximity to the development. Capturing the value of this benefit through land use policy and alternative financing instruments is increasingly important to urban regeneration projects. This study explores an alternative financing mechanism designed to capture the uplift in land value due to development activity. This study examines the application of "value capture" in terms of its prospect and challenges in Malaysia. This thesis provides the first comprehensive empirical investigation in urban regeneration financing and LVC in Malaysia. The analysis also identifies various LVC mechanisms that are applied around the world and their potential for application in Malaysia. The thesis presents the first substantial Malaysian study that explicitly explains the role of key property players in urban regeneration and LVC. Case studies in Kuala Lumpur and Johor Bahru are utilised to show the need for urban regeneration. A qualitative methodology is adopted to gain quality data from the respondents. Interviews with the stakeholders and end user groups in the property industry demonstrate that there are no proper guidelines hence there is: (1) no urgency to adopt the urban regeneration concept, (2) no awareness or intention in capturing land value, and (3) no real opportunity to capture value. The results demonstrate that there is a minimal degree of acceptance of urban regeneration concepts and applicability of LVC as a funding model in Malaysia. The outcome of this study comprises recommendations for more viable strategies and policies that LVC offers to finance urban regeneration. Firstly, this thesis highlights the opportunities and barriers in implementing LVC. Secondly, to ensure its potential, there will need to be political will and government agencies will need to implement appropriate regeneration strategies and fiscal reforms including guidelines for LVC implementation at federal, state and local government levels.

The ethos and practical application of conservation has evolved from a concern with preserving isolated fragments of archaeological importance to enhancing the general urban fabric through land use planning. Responding to successive threats and pressures for change has furnished professional practice with a cumulative accretion of justificatory principles and values which are often taken as self-evident norms supporting the formation and application of policy. While some perceive this as a strength, others highlight the weakness engendered by such a diverse and potentially contradictory set of values. lt is the exposition of these underlying tensions which forms the basis for this thesis. Approaching the study of conservation planning holistically, a conceptual framework of ten themes was developed from the existing literature to provide both a theoretical and a practical strategy with which to analyse the subject. A two-tier empirical study explored the value directions underlying the national policy climate and those manifest in the practical implementation of conservation in two local planning authorities' practice. The findings challenge many of the assumptions supporting conservation. There is cogent evidence to suggest that conservation is suffering marginalisation in planning, through professional attitudes, procedural emphases and a lack of strategic support for conservation's added value. These perceptions are influenced by the interpretation of value in the built environment, whereby the recognition of environmental and cultural context remains under-developed against a concentration on valuing independent artefacts. Furthermore, whilst relying on widespread popular support for conservation, this focus divorces conservation from lay perceptions of broader environmental value. Such a relatively exclusive practice may have undermined active political support for conservation. Ironically at a time when national policy emphasises conservation's contribution to sustainability and urban regeneration, the practical exclusivity of conservation may actually hamper realising its wider potential.

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Since 1997 and the accession of New Labour to Government, area-based regeneration programmes have been undertaken to alleviate multiple deprivation within inner-city areas. Improvements and positive change was to be achieved through the implementation of Urban Regeneration Companies, who were responsible for establishing a regeneration framework for the area and overseeing its implementation. This thesis undertook a multi-methods approach to understanding how regeneration practice has impacted upon sense of place and well-being amongst local residents living within an area of regeneration in the North-West of England. The research incorporated both a pragmatic and participatory approach to the research, drawing upon visual methods to capture the experiences of local residents, alongside more traditional research approaches, including participant observations in the community and semi-structured interviews with residents and regeneration professionals. Fieldwork was conducted over an 18- month period between 2006 and 2008, during which I undertook a 12-month placement at an Urban Regeneration Company in the North-West of England. The findings from the study identified a disconnect between how local residents experienced notions of sense of place and well-being and that articulated by the professional community through regeneration practice. Local residents discussed a sense of place-well-being dynamic, identifying the importance of third places within the community and reflecting upon their deep rooted attachment to home. Physical transformation brought about by regeneration professionals had the potential to undermine this sense of place-well-being dynamic, challenging local residents' claims to space and resulting in the alienation of local residents in the place- making process. A stakeholder event was facilitated at the end of the research to engage the professional and resident community in a process of active dialogue and shared visioning. The outcome was a series of recommendations for changes to regeneration practice and policy that need to be implemented if regeneration is to situate notions of sense of place and well-being within the change process and to ensure that local residents are involved in the place-making agenda. In capturing and bringing together the perspectives of both the resident and professional community within a single regeneration programme, the research makes a unique contribution to the field of sense of place, well-being and urban regeneration practice.

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Partnership has become an important policy for the Taipei City Government (TCG) especially since the Urban Renewal Act was published in 1998. The initial aims were to attract private investment and practise public participation as the partnership approach has benefited other countries. Almost 10 years have passed, however the aims have not been achieved well and it is difficult to identify the partnership as literature suggests in Taipei's urban regeneration projects. Possibly, the policy may have drifted from its original idea or the fundamental principles of partnership during the urban regeneration policies transferred, and it may be the reason for the difficulties in identifying partnerships in the projects. Thus, this research set out to review policies without neglecting the fundamental principles of the partnership. This study reviewed the partnership in Taipei's urban regeneration projects by an appraisal framework which was established in this research by unpacking the fundamental principles from the definitions of partnership. These were based on the. two premises that, firstly, the TCG has adopted a partnership approach into urban regeneration agendas since 1998 at least and, secondly, there are several fundamental principles which need to be achieved in a partnership. Four urban regeneration projects were studied in detail, each of them representing a type of urban regeneration project in Taipei. The study consisted primarily of interviews with key plays, supplemented by documentary evidence and observation. There are three main results in this research. First, an appraisal framework, which is based on the partnership principles, was established to assist with policy making or revising. This framework can review the effect of partnership without neglecting the nature of partnership as it was based on the fundamental principle of it. Second, the Policy evolution, the types of partnership, the government's attitude and the regeneration process of case studies are analyzed. Compared with other research in Taiwan which normally only considered the projects under the Urban Renewal Act, this research provides a wider view of urban regeneration. In addition, the rebuilt regeneration process and the analysis of the case studies can help readers to understand the partnership in each project. Finally, the results of the appraisal show that the partnership is still at a basic level and is not eV.ident in most of the urban projects are pointed out and can help the policy makers and researchers improve policies on an informed understanding of partnership.

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The transfer, or exchange, of knowledge about "what works" in urban regeneration is of increasing importance because of the rise in complexity of the landscape of regeneration; the competition for resources; the New Labour government's drive to focus on evidence- based practice; the increasing emphasis on community-led decision making and the perception that many previous initiatives have not worked as well as they could have. Over the 30 year period researched for this thesis, evaluations and the reports arising from evaluation efforts have been the prime documented sources of learning and potential learning transfer. This thesis reports and analyses a sample of evaluation reports over that period and shows how evaluation has changed in its nature and approach. This documentary analysis also shows how little evidence there is of actual transfer of learning. However, a changing picture is shown with more evidence of conscious transfer of learning being associated with more recent evaluations. A wide ranging study of evaluation theory has also shown that there is a general recognition that evaluation efforts have not succeeded in transferring learning to the extent that they could have done. Many reasons have been found and documented for this, including the timing of evaluations; the lack of base-line data; the use of inappropriate indicators; the reliance on the evaluands for data; the commissioning of evaluation by those who also run the programmes and the failure of evaluations to address the core questions that might assist with learning. This study breaks new ground by taking the documentary evidence and the evidence from theory and triangulating it with stakeholder interviews from four of the key programmes spanning much of that era. The interviewees are all key players, not just from the programme for which they were selected, but also involved in subsequent or previous regeneration programmes or similar public programmes. They are from central and local government, the private and community sectors, and programme management. Their evidence, collected by interviews and subject to content analysis, enables a new insight to be gained into how effective transfer of learning really has been. This thesis demonstrates that evaluation has moved with the times and with the changes in governments and governance. In the early years of the study period evaluation was "top-down" and lessons tended to be written for and absorbed by the commissioners of programmes (usually central government) with little evidence of other forms of learning taking place. By the end of this study period, for programmes such as New Deal for Communities and Neighbourhood Renewal Fund, evaluation was much more pluralistic, commissioned at many levels, and reported much more widely. However learning is still not focussed around these evaluation efforts and much more learning is taking place in informal ways. The study concludes that learning transfer has grown and developed over the years but in numerous, often informal ways and that this, in itself, may raise the question of not 'is learning taking place?' But 'what is being learnt?' The thesis concludes by suggesting a national evaluation framework to promote knowledge exchange supported by academic and other institutions. The thesis reports that at the time of writing some of these structures are now in place such as the Academy for Sustainable Communities.

UK cities have been transfonned over the past thirty years as they have had to adapt from a declining manufacturing industrial base to a service sector led economy. To achieve these changes many cities have undergone urban regeneration policies that have resulted in significant changes to their physical structure and that have in tum affected the social, economic and environmental dynamics of the built environment. One critical dimension of this regeneration of urban areas has been balance between new development and the conservation of historic buildings and townscape. This thesis will therefore consider the application of regeneration policies to historic urban quarters and analyse their effectiveness. The aim of the research is to evaluate the effectiveness of regeneration policies, particularly those applied to urban historic quarters in England since 1997. First of all, this thesis will identify the criteria for positive urban regeneration developed from a thorough literature review of urban regeneration practice. The research will also examine the effectiveness and success of policies and evaluate the influencing factors. Then, these criteria and factors will be examined through two mixed-use regeneration case studies of historic urban quarters in England: the Lace Market in Nottingham and the Jewellery Quarter in Binningham. The thesis will evaluate the regeneration outcomes (physical, economic and social) and the effectiveness of urban policies applied in these two cases will be analysed.