Does the built environment have a language problem

Retro vs New Build

The language used to describe retrofitting projects can be noticeably different to that used to describe new builds.

"Generally, the underlying message appears to be more positive when it’s about new projects."

This reflects a lack of dialogue between these two broad types of developments. One aspect of this might be that retro projects are about fixing things that have either fallen into disrepair or are now perceived as being unfit for purpose in a modern context. Whereas new builds have a kind of inherent optimism and vision attached to them. They represent the future.

This difference in language reflects an ongoing debate about which should take priority, new builds or retrofits?

"A strong argument for new builds is that they offer a fast route to decarbonisation. And certainly, energy efficiency is high on the agenda when it comes to housing."

But this point also exposes the energy inadequacies of existing stock and the urgent need for retrofitting. Stock itself is a differentiating term. It tends to apply to existing homes rather than new ones. It sounds very matter-of-fact. It doesn't evoke strong feelings. It's another example of the differences in language and attitude that apply to retrofits and new builds.

Language and Vision

The retro vs new build debate also reflects the issue of vision or lack of it. Development decisions require leadership and leadership requires vision. Again, this is a language issue.

"Visions are only successful if people get behind them. Language is critical for making this happen."

But should it be the loudest voices that carry the day? What about quieter voices that have insights but don’t necessarily lead?

Other voices that may not get heard are those of communities on the receiving end of planning decisions. This highlights the huge importance of having meaningful consultations and dialogue with those people most impacted by changes to the built environment.

Visions only work if people support them.

Sharpening Up Soft Skills

Personal attributes are core to successful design and planning. They can make or break a project. Calling them soft skills undersells them.

How professionals in the built environment communicate to stakeholders and end-users (who are typically outside this professional sphere) helps fulfil their visions for change.

If a community feels they’re not being listened to, this is a big red flag. It has the potential to derail the entire process.

The Small Things Matter

The danger with having a vision is that it paints the big picture but leaves out the small details. And it might be the small details that have the most immediate and conspicuous impact on a community.

The broken windows theory in criminology is that if you tackle the visible signs of crime and anti-social behaviour, including relatively minor crimes such as vandalism, you help discourage further crime and disorder. First introduced as a policing model in 1982, the broken windows approach seeks to promote informal social control through residents’ attitudes and activism. Could something similar apply to planning and development? Visions for change are important but change needs to be both realistic and visible in its impact.

Having a better understanding of place and of fundamental issues on the ground that communities face is a foundation for progressive placemaking.

If unexpected events threaten to derail the big projects and grand visions, the small things will still matter.

Shouldn’t placemakers be using language that reflects this reality?

The Pattern Panel

Pattern’s guests this time were:

Rob Henderson, Managing Director, JDA architects

Steph Everett, Senior Manager, Homes England

Jonathan Miley, Director, Exterior Architecture

Ruth Jackson, Founder, RJP

Dave Chilton, Managing Director, Rawlinson

Rob Rowlands, Founder, Rob Rowlands Research

John Boydell, Managing Director, Ampios

Pattern is a platform for discussing progressive placemaking ideas.

For more details, please contact william@partisan.studio