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                    <text>Industrial heritage management in the context of urban planning
Dr. Heike Oevermann,
Georg-Simmel-Center for Metropolitan Studies, Humboldt Universität zu Berlin,
Unter den Linden 6, 10099 Berlin, Germany
heike.oevermann @gsz.hu-berlin.de

Keywords: industrial heritage sites, industrial heritage management, heritage conservation,
urban development, architecture
Introduction
The management of industrial heritage sites requires rethinking in the context of urban
change; the issue of how to balance protection, preservation/conservation, and development
becomes all the more crucial as urban industrial heritage sites grow in number. This brings
into play new challenges—not only through the known conflicts between heritage
conservation and contemporary architecture, but also the increasing demand for reusing
industrial heritage sites as a driver of economic urban development.
The following contribution discusses industrial heritage and conservation concerns
regarding urban and site development. Industrial heritage is not only an issue of monument
protection or heritage preservation, nor is it only about identity, memories, and cultural
traditions; it belongs to cities and their transformations. Beyond the theme of cultural heritage,
the conservation and use of industrial heritage (heritage management) is an issue for planning
and urban development. Recognition and management of industrial heritage sites—as
protection, re-uses, or partial demolition—go hand in hand with conflicts in planning
practices. The core message is: Industrial heritage sites are part of urban transformation and
its planning practices. Therefore, heritage management involves more than dealing with the
protection and conservation of the heritage site itself; it also encompasses the urban
transformation of the city and the site. Consequently, heritage management practice has to
balance heritage conservation concerns and the interests of development, which often include
new production of architecture, and has to bridge the gap between these three different
perspectives and rationales.
The recent debate surrounding the ‘Maritime Mercantile City’ UNESCO World
Heritage Site in Liverpool provides insights into this complexity, and illustrates similar
questions faced by agents at other UNESCO sites, such as the former Zollverein Industrial
Complex at North Rhine-Westphalia, Germany. A three-year project provided profound
scientific understanding of the conflicts involving heritage site management in the context of
urban planning (Oevermann and Mieg 2015). The project findings will be introduced in the
following sections, with some details on the case studies from Liverpool and Zollverein. I
argue that the scientific knowledge resulting from our project is useful for heritage
management practice, and I will offer first insights into my suggestion on developing best
practices for bridging the gap between the concerns of heritage conservation, those of urban
development and new production of architecture. Furthermore I suggest a processual
collaboration between researchers and practitioners.
Transfer of scientific knowledge into practice
There is a broad literature providing guidance on heritage
management practices, including manuals for UNESCO World Heritage Site
Management (Ringbeck 2008; Wijesuriya et al. 2013) and guidance on
heritage planning (Kalman 2014). Such guidelines represent a profound
depth of knowledge and describe general procedures that are very helpful
1

�in understanding the overall context of managing UNESCO World Heritage
Sites, and of heritage conservation in the context of planning. However, existing
guidelines do not consider the specific heritage category of large industrial heritage sites, nor
do they deeply address the challenge of balancing and bridging heritage conservation
concerns and the interests of urban/site development. Approaches to this challenge derive
from other categories of heritage: that of the historic city. Goetzmann
(2009) describes a successful procedure employed in developing the
masterplan (Leitbild) for the UNESCO World Heritage Site at Potsdam.
There, conflicts were resolved through establishing alternative concepts, designs,
and practices to bridge the gap between heritage conservation and urban
development. Another example from the field of historic cities is given by
Rodwell (2007), who applies the value of sustainability to bridge heritage
conservation concerns and urban development interests.
There are also specific tools for conflict management and resolution, such as the
internationally acknowledged instrument of Heritage Impact Assessments (HIA), developed
by ICOMOS (2011). The heritage management practice in the case of Liverpool shows that
this tool supports identifying risks and potential benefits for the heritage site through a largescale urban development project, but that it does support the preparation of alternative
concepts, designs, or practices. Furthermore, the case study shows that the HIA does not meet
the challenge of resolving competing interests, such as heritage conservation and
development. As we see later, its two assessments stick within the perspective and rationale of
either heritage conservation or urban/site development.
Understanding Conflicts
Heritage management is an issue for many diverse agents with different perspectives on and interests
in industrial heritage (Kierdorf and Hassler 2000; Albrecht et al. 2011; Douet 2012; Cossons et al.
2015). Creating advocacy among former and new users, local citizens, or local communities is an
important issue that has been addressed by several studies (Smith et al. 2011; Cossons et al.

2015, pp.204–207). In this article the empirical studies focus on professional planning agents
in heritage management and decision making processes. They mostly advocate either the
heritage conservation concerns or the interests of urban/site development. The latter often
requires architects and new architecture in order to implement their purposes. Already, it
becomes obvious that the differing interests of these various planning agents lead to conflicts.
But what are the conflicts about? We can generalize two main lines of conflict that challenge
industrial heritage sites. One relates to culture as a driving factor in urban development, the
other to architecture and its current production.
Conflict 1: Culture in urban development
Culture is increasingly recognized as a driving force for urban development. Today,
cultural institutions such as museums, or events such as the European Capital of Culture, are
used as tools for improving a city’s image, upgrading urban spaces, and providing a lively
urban environment. The concept of culture-led development refers to these approaches.
Heritage and heritage sites have become assets for urban development, often described as
heritage-led development. On the one hand, we can recognize this as an opportunity to
legitimize and promote heritage concerns and requirements. On the other hand, this
superficial understanding triggers conflicts by failing to acknowledge that heritage values are
deeply interwoven with the historical fabric of the sites and city.
Conflict 2: Demands on the production of architecture
Additionally, conflicts emerge out of the different demands on architectural
production. Heritage conservation is based on the intrinsic values of material heritage—be
2

�they objects, buildings, or sites, their authenticity and integrity have to be maintained.
Conservation therefore demands careful and minimal architectural intervention. However,
urban development often uses architecture as an icon of and for structural change, a new
image, and urban brands. Cities employ iconic architecture to promote themselves, attracting
both talent and investment. Lastly, architectural design often follows new requirements for reuse, e.g. the upgrading of façades to improve thermal comfort. Architects understand
architectural production as a tool to re-design the historical fabric and site. Consequently,
conflict with conservationist interests is driven by the reality that competition for professional
architectural recognition is better served by singular, iconic projects than by modest and
sympathetic treatment of existing sites.
We can explain these conflicts due to the differences in values of the three introduced
perspectives. Agents of heritage conservation and urban/site development use different
concepts and instruments and follow diverse objectives, and their practices are led by different
values. In social sciences, we can frame these different concepts, objectives, and values as
different discourses. In heritage management, they clash and influence heritage management
practice. This conflictive interplay can be understood with the help of synchronic discourse
analysis (Oevermann and Mieg 2015a). Through our research, it became obvious that the
divergent values encountered throughout the constellation of discourses become sources of
conflict (Oevermann and Mieg 2015b). What is needed in heritage management practice is to
integrate the different core values and to employ further, shared values to define objectives
and concepts for implementation. Both the integrated core values as well as the shared values
function as bridges (henceforth ‘bridging values’) between the diverse agents and the
differing perspectives and rationales. Table 1 provides an overview of the values and
discourses relevant to heritage site management.
Table 1: Values and Discourses
Value
Accessibility
Authenticity*
Bottom-up
Character
Design*
Development*
Economic value*
Environmental value*
Esthetics*
Historic values*
(Denkmalwerte)
Image
Integrity*
Re-use
Sensitivity
Vision*

Discourses
Architectural production, Heritage conservation, Urban development
Heritage conservation
Heritage conservation, Urban development,
Architectural production, Heritage conservation, Urban development
Architectural production
Urban development
Urban development
Urban development
Architectural production
Heritage conservation
Architectural production, Urban development
Heritage conservation
Architectural production, Heritage conservation, Urban development
Architectural production, Heritage conservation
Urban development

* = Core value

Two case studies, from Liverpool and Zollverein, will illustrate the argument. Our
research showed that Liverpool and Zollverein are specific cases but not exceptional ones,
3

�regarding this basic conflict between heritage conservation concerns and urban/site
development interests.
Case studies: Liverpool and Zollverein
Liverpool and Zollverein’s UNESCO World Heritage Sites are huge, complex, and
constituted by long-term transformation processes. In both cases, it is accepted by all planning
agents that both heritage conservation and future urban development are necessary and yet
must be balanced. Due to limited space, this article focuses on two details of the
transformations. In Liverpool, this concerns the conflictive debate around the ongoing (2014)
large-scale development project called Liverpool Waters, located at the Northern Docks. One
instrument of heritage management practice—the Heritage Impact Assessment (HIA)—will
be introduced to illustrate the extent to which the differences between conservationists and
developer influence heritage management practice, and how difficult it is to achieve an
appropriate balance. In the case of Zollverein, the Masterplan Zollverein (2001) from the
Office of Metropolitan Architecture in Rotterdam is introduced, together with the
conservation masterplan (Denkmalpflegerischer Rahmenkonzeption) of Reinhard Roseneck,
and the compromises that were agreed—on the basis of bridging values—to balance heritage
conservation concerns and development interests. The following discussion does not take into
consideration other interesting arguments on the conflicts (e.g. Gaillard and Rodwell 2015 in
the case of Liverpool).
Liverpool’s large-scale development project
Liverpool Maritime Mercantile City has been scheduled as a World Heritage Site since
2004; In 2010 an outline planning application from Peel Land and Property (Peel Waters) was
first submitted by Liverpool City Council; since 2012, Liverpool has been included on the
UNESCO List of World Heritage in Danger, as a result the density and heights of buildings
within the Liverpool Waters proposal, and the resulting impact on the Outstanding Universal
Value (OUV) of the heritage site. The Liverpool Waters project is partly located within the
heritage territory and its buffer zone north of Pier Head and Prince’s Dock, and will re-use
60 ha of dockland area. It comprises a mixed-use, high-value urban quarter development that
will create around 1.7 million square meters of new built space. The project has impacts on
archeological objects in the ground, on views and the waterfront, as well as on the overall
urban morphology of Liverpool (Bailey 2011; Chadwick and Dicks 2011; Rodwell 2015). In
2014 the project has been revised since the first masterplan; the revised masterplan was
approved in 2013, and individual planning applications are still needed.
Positive or negative impacts of new development projects on heritage can be assessed by
the HIA framework developed by ICOMOS (2011). The central idea is that: “World Heritage
sites are thus single heritage assets with an international value that has been clearly
articulated. Not everything within them contributes to OUV, but those attributes that do must
be appropriately protected.” (ICOMOS 2011, p. iii). Three leading questions will be
addressed: What is the heritage at risk and why is it important—how does it contribute to
OUV? How will change or a development proposal impact OUV? How can these effects be
avoided, reduced, rehabilitated, or compensated? (ICOMOS 2011, p. 4, 2-2-2). It is important
for assessing the impact of new developments to understand the intrinsic value of all heritage
assets and their contribution to the significance (described as OUV) of the heritage site. Each
significance (from minor to major importance as heritage) is assessed to obtain single and
cumulative impacts (classified from major beneficial to major adverse) on the heritage site. In
summary, the HIA helps to identify upcoming risks or benefits and to differentiate these
impacts on heritage sites. However, it does not help to bridge the differences between heritage
conservation concerns and the interests of urban/site development.
4

�In the case of Liverpool, both conflicting agents—conservationists and developers—
commissioned consultants to produce HIAs. However, the introduced conflicts were repeated
in assessing the impacts, as demonstrated by the following quotations from the closing
comments. The following conclusion regarding the high density and building heights in the
HIA commissioned by English Heritage:
“The legibility of the Central Docks and the central commercial core of the City will be damaged by the
secondary cluster of tall buildings in the Buffer Zone. Together, the primary and secondary clusters of tall
buildings and the string of mid‐rise structures along the Mersey’s edge that form part of this submission, will
overwhelm the historic primacy of the Pier Head buildings along the City’s waterfront, causing significant harm
to the WHS’s OUV.” (Bond 2012, pp. 392–393).

Obviously, this argument gives high importance to the historic values of the site. Historic
values are core values of heritage conservation, as Table 1 has shown. In contrast the next
argument demonstrates the importance given to economic values as core tenets of urban
development:
“Tall buildings are included in the scheme to create a new international business destination that will attract
investment from around the world. Research confirms that positive economic impacts can accrue from the
development of tall buildings. Furthermore, central waterfront locations are a finite and scarce resource, and are
highly valued as commercial locations in cities across the world. Therefore, given the difficulties faced by
Liverpool in attracting commercial investment and jobs since the demise of the old docks, it is crucial to make
the most efficient use of the land through high density development and tall buildings. By using this finite
resource carefully, tall buildings also provide more space for creation of high quality public realm.” (Liverpool
Waters 2011, p. 13).

The different core values influence significantly the two HIAs, not only in this detail but more
generally, as shown by the comparative cumulative impact assessment (Table 2). Each number
represents a single impact assessment of a heritage asset reflecting OUV, including impacts on
(key) views, strategic landmark buildings, townscape characteristics, and compliance with
guiding documents and policies. Table 2 shows that the HIA commissioned by English
Heritage assesses nine large negative/adverse impacts and no moderate positive/beneficial
impacts (versus zero and thirteen respectively, in the HIA commissioned by the developer).
Table 2: Cumulative impacts of the Liverpool Waters project on OUV from HIA English Heritage and Liverpool
Waters (Bond 2011, p. 356; Bond 2012, p. 386; Liverpool Waters 2011, p. 5).
Very
large
positive/
beneficial
Stephen
Bond for
English
Heritage
(2012)
Peter de
Figueiredo
for Peel
Waters
(2011)

Large
positive/
beneficial

Moderate
positive/
beneficial

Slight
positive/
beneficial

0

0

0

3

0

1

13

9

Neutral

Slight
negative/
adverse

Moderate
negative/
adverse

Large
negative/
adverse

Very
large
negative/
adverse

8

7

3

9

3

17

1

1

0

0

5

�From my point of view, the HIA is a very useful instrument to understand in detail the
possible impacts on heritage sites, and for assessing these via the core values of a single
rationale, such as giving importance to historic values (conservation) or to economic values
(development). Nevertheless, it fails to integrate the divergent core values that lead to
conflicts, and does not create bridges between the diverse agents and their perspectives and
values.
Transformation of the Zollverein Industrial Complex
Coal extraction at Zollverein ceased in 1986 (Shaft 12), followed by the end of coke
production in 1993 (coking plant). At the beginning of the transformation process, discussions
were held on whether any (and if so, which) parts of the huge area might have value as
monuments. Since 2000, all four of the remaining shaft sites (Shafts 1/2/8, 3/7/11, 4/5/11, and
Shaft 12) and the coking plant have been listed as monuments; and in 2001, Shafts 1/2/8,
Shaft 12 and the coking plant were also designated an UNESCO World Heritage Site. Since
the 1990s, Zollverein has been transformed by creative interventions, and was an anchor
project of the International Building Exhibition (IBA) Emscher Park (1989–99). The
transformations of the site are ongoing as new uses of art, design, and culture are slowly
established. A chronological overview of the history of Zollverein and its transformation
(2010) is given in Table 3.
Table 3: Chronological overview of the history and transformation of the Zollverein industrial complex, 1928–
2010
Date
1928–
1932
1957
1986
1986
1986
1986
1988
1989
1993
2000
2001
2006
2010

Topic
Construction of Shaft 12 by the architects F. Schupp und M. Kremmer
26.11.
15.12.
16.12.
23.12.
24.01.
Herbst
30.06.
20.06.
16.12.
Jan.

Planning of the Cokery Plant by F. Schupp
Preliminary listing of parts of Shaft 12
Sale of Shaft 12 at NRW /LEG
Listing of Shaft 12 by the ferderal government
Closure of Shaft 12
Final listing of Shaft 12
Shaft 12 became IBA project
Closure of Cokery Plant
Listing of Shaft1/2/8 and Cokery Plant
Recognition as UNESCO World Heritage
Opening vistor center
Opening European Capital of Culture and Ruhr Museum

Following the closure of Zollverein, its subsequent transformation stems from the IBA
Emscher Park, which was crucial to establishing the linkages between heritage conservation
and regional development. The conviction was that future development of the Emscher region
would only be possible and successful by conserving the large industrial sites that constitute
the region’s historic landmarks (Ganser and Wermker 1994). The agenda Denkschrift
Zollverein 2010 (Ganser et al. 1999) followed this integrative planning approach and defined
three basic values on which the future transformations of Zollverein: The first of these is to

6

�understand historic shafts and plants as the basic urban design structure, while the others refer
to the nature and the future uses of art and design (Ganser et al. 1999, pp. 15–16)1.
Despite all critic, Zollverein’s masterplan from 2001/2002 integrated these values in
the new development project. A visitor center and Ruhrmuseum, a design school, a congress
center, and two industrial design parks are the main new elements, partly realized in 2015.
Even more interesting is the urban design concept of the masterplan, which defines the
historic complex as the core to be conserved, around which new functions and buildings are to
be located. In this ‘shell area’ the demands for protection and preservation are not as stringent
as within the former plants. This idea was also implemented in a second masterplan concept,
called Denkmalpflegerischer Rahmenkonzeption, written and design by a conservation
consultant Reinhard Roseneck (2002). Although there are differences between these two
masterplan concepts, both define and respect the protection and conservation area—the core
—and define change and development through new buildings in the surroundings.
Research findings from synchronic discourse analysis of Zollverein indicate some
values function as bridging values between the different concerns and interests of the diverse
planning agents. One is accessibility (Zugänglichkeit), a value pointed out by the diverse
agents, with nearly the same importance. This became evident through the analysis of
planning documents referring to the transformation, from 1989 to 2010 (225 documents in
total). Accessibility means facilitating physical access to the formerly inaccessible production
site and plants. Graph 1 shows the quantity of documents (in %) that make reference to this
value. Next to the common concern of conservation and development, further bridging values
are: reuse, and aesthetic values (spatial quality, design and character). However, the value of
authenticity—understood according to the rationale of heritage conservation—is introduced.
The importance given by the diverse agents differs enormously, thereby indicating sources of
conflict, which alsco become obvious in the expert interviews.
92

85
72

70
Conservation 100% = 72 documents

Urban Development 100% = 100 documents

Amount of docume nts in %
31

28

Architecture 100% = 47 documents
Accessibility

Authenticity
Values

Graph 1: Zollverein: Bridging and conflicting values
1The citation in German: “1. Die Gesamtheit der baulichen Anlagen mit den Eckpfeilern Schacht XII, Schacht
1/8, Kokerei, den Gleisanlagen, den verbindenden Bandbrücken und der Kohlenwäsche in der Mitte als Knoten
im Netz von Kohleförderung und Kohleverarbeitung. Diese bilden das städtebauliche Gerüst. 2.Die Artenvielfalt
und die Schönheit der Natur auf en Industriebrachen. Diese sind Basis für den Zollvereinpark. 3. Die Widmung
des Standortes für die Kunst und Kultur des 20. Und 21. Jahrhunderts in einer Qualität die im Weltvergleich
bestand hat.” (Ganser et al. 1999, pp. 15–16).

7

�It is striking how few documents on urban development and architecture address values of
authenticity. Authenticity is a conflictive value, assigned high importance among agents of
conservation yet low importance among agents of urban development and architecture. This
result was confirmed by statements in expert interviews. We see that conservation and
accessibility function as bridging values because they are implied by most of the documents
produced by each group. Development is also integrated within most of the documents,
although less so in the field of conservation. The data confirm that the urban design ideas of
the two masterplans integrate heritage conservation concerns with the interests of urban
development.
However, next to these introduced bridging values that facilitate masterplanning,
conflicts arise when planning became more detailed. The proposed transformation of the
former coal-washing plant into a visitor center and the Ruhrmuseum was a particular issue of
debate, which I have reflected in another article (Oevermann 2012, p. 193). In this part of the
transformation, addition bridging values were needed to bridge the gap (Oevermann and Mieg
2015a; Oevermann and Mieg 2015c).
Identifying best practice in balancing heritage conservation and urban development
From my point of view, research findings concerning conflictive and bridging values
are useful in the practical sphere of heritage management. In the following sections, I offer
first insights into the debate on best conservation practices for bridging the gap between
heritage conservation concerns and the interests of urban/site development in this complex
field. Four assumptions lead my argumentation:
1. Scientific research findings are generally valid for broader or different
constellations of agents. Other values might be relevant.
2. There are tools available, e.g. agent-oriented discourse analysis (akteurszentrierte
Diskursanalyse), which allow analysis of different interests and rationales (objectives,
concepts, values) and which can be used in practice (Mieg and Oevermann 2015). Synchronic
discourse analysis, as briefly introduced here, is an instrument for scientific research.
3. Best practice means the integration of diverse concerns and interests;
4. Understanding the constellation of agents, their perspectives and core values, is the basis
for developing best practice for balancing heritage conservation and urban development.
The following tools are suggested for identifying best practice in industrial heritage

management, balancing heritage conservation concerns with the interests of urban/site
development. They are preliminary and need to be discussed and adopted together with
partners in practice.
Tool 1 (WZ1):
A simple matrix might help to structure the perspectives and rationales of diverse
agents. Perspectives and rationales can be described by three categories: objectives, concepts,
and values. Differences, especially in values, indicate prospective conflicts; shared positions
indicate common ground for heritage management practice. Shared values might function as
bridging values in practical heritage management. The matrix reveals challenges and
opportunities within the constellation of agents, and their perspectives and rationales. It can be
used for transparent communication.
The use of structured questions can reveal the objectives, concepts, and values of the
respective agents during workshops, interviews, round table discussion, etc. These questions
are:
1. What are your objectives regarding the industrial heritage management of xxx?
8

�2. What concepts do you use regarding the industrial heritage management of xxx?
3. A prepared list of values, which have to be ticked (multiple-choice), might help to answer
the question: What is of great importance regarding the industrial heritage management of
xxx?
Tool 2 (WZ2):
A two-page statement of significance can clarify the OUV/the historic values of the
heritage site for all parties involved in the transformation processes. The importance of a
shared understanding was highlighted previously, with reference to the ICOMOS Heritage
Impact Assessment. In a second step, knowledge on possible bridging values (see Tool 1) can
be introduced to all partners.
Tool 3 (WZ3):
The third tool is a slight revision of the matrix Tool 1. An understanding of the
significance of the heritage site and bridging values might enable parties to work out slightly
shifted objectives and concepts, and to add some shared values. Examples of shifted
objectives might include the adapted re-use of buildings; slightly shifted concepts might
involve conservation-led development rather than real estate-oriented development; additional
shared values might include accessibility, sustainability, or sensitive design. All agents should
be involved in this process of revision.
Tool 4 (WZ 4):
The fourth tool supports the recognition of best practice to balance heritage
conservation concerns and urban development interests. Best practice is identified on the basis
of shared objectives, concepts, and values, which are likely be those agreed through the
process of mutual understanding and revision. Furthermore, best practice has to take into
consideration the statement of significance. The simple matrix can again help to communicate
the findings to a broader public and to agents involved in heritage management at other sites.
Graph 2 illustrates these first insights toward identifying best practice in industrial heritage
management.

9

�Graph 2: Suggested toolkit to identify good practice

Conclusion
Conflicts in heritage management practice are often based on different perspectives on and
interests in industrial heritage sites. Diverse agents might consider the need for both heritage
conservation and urban development, but their practice often sticks to the core values of either
heritage conservation concerns or development interests. In these cases, planning and
assessment instruments such as the HIA do not bridge the differences between the diverse
perspectives and rationales. Here, the suggested approach comes into play, a toolkit to help to
identify and communicate best practice with the aim of balancing different interests. This
suggestion includes: Diverse agents are involved in the process right from the beginning;
potential points of conflict are disclosed; the statement on heritage significance is clarified;
bridging values are considered; and integrated planning approaches with alternative concepts
are defined. It would be of great interest to arrange for collaboration between our research
center and partners in practice, to improve the suggested approach and implement it in the
practical management of industrial heritage.
Acknowledgments
This work was supported by the German Research Foundation (DFG) (Project DFG, MI
788/4,1-2). I am grateful to Prof. Harald A. Mieg, for supporting and guiding the research.
Vita
Dr. Heike Oevermann is based at the Georg-Simmel-Center for Metropolitan Studies at
Humboldt Universität zu Berlin, where she is a researcher and lecturer in the field of heritage
and urban studies. Her work focuses on the themes of industrial heritage, urban
transformations, the UNESCO World Heritage Programme, historic urban design, and
community participation.

10

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13

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