A modern adaptation of the Delphi method serves as a structured platform for diverse minds to collaborate on pressing challenges. One such challenge is the stagnation of urban areas, which often suffer from neglect, inefficient planning, and slow decision-making processes. This approach was recently exemplified at MIPIM 2025 in Cannes, where a panel discussion titled The A-Delphi Study for PPP: Building Long-Term Commitment in Urban Regeneration explored the critical components of successful public-private partnerships and their role in urban renewal. Moderated by Anna Kulik, CEO of Anna Kulik LTD, the session featured 12 industry experts, each bringing valuable insights into the evolving landscape of urban regeneration.
Anna Kulik
The panel highlighted the complexities of urban regeneration, its critical yet complex process that requires balancing long-term planning with short-term adaptability. Many cities struggle with stagnation due to inefficient governance, slow decision-making, and rigid development strategies that fail to adapt to evolving market and social needs. Public-private partnerships (PPPs) offer a potential solution, providing financial investment and strategic collaboration. However, without resilient governance structures and shared incentives, these partnerships risk becoming fragmented, ultimately delaying or derailing regeneration efforts.
One of the biggest challenges in urban regeneration is aligning the diverse interests of stakeholders. Cities require investment to modernize infrastructure, enhance livability, and drive economic growth, while private investors seek financial returns. When development strategies do not account for market shifts or lack the necessary flexibility, projects can stagnate. For example, Copenhagen’s North Harbor development illustrates how aligning public and private interests through a joint venture can create innovative urban solutions, transforming former industrial land into a thriving residential and commercial area. In contrast, projects that fail to establish clear, long-term incentives often struggle to move beyond initial planning stages.
Governance structures must also be resilient enough to support long-term urban regeneration projects. Many initiatives span decades, requiring continuity beyond political cycles. When governance is unstable, investors hesitate, and projects lose momentum. Ensuring that policies remain adaptable to changing economic and social conditions is essential for long-term success. A lack of continuity often leads to disjointed development, where different phases of a project are misaligned or abandoned altogether.
Beyond structural and financial challenges, urban regeneration frequently faces opposition from local communities, often referred to as Not In My Backyard (NIMBY). While residents may acknowledge the need for development, they resist projects that could alter neighborhood dynamics, increase congestion, or drive up living costs. Without clear communication and community engagement, this opposition can delay or prevent crucial urban improvements. Successful regeneration efforts require inclusive planning processes that balance local concerns with broader citywide needs, ensuring that projects enhance, not disrupt the existing communities.
At the same time, large-scale public-private initiatives are not the only solution. Independent, silo projects can play an important role in addressing immediate urban needs. For instance, the Dandi coliving project based out of London, UK exemplifies how smaller, agile developments can provide rapid housing solutions where traditional large-scale projects would take years. However, without integration into a broader urban strategy, these initiatives risk becoming isolated solutions rather than contributing to long-term regeneration goals.
Conversely, urban projects that fail to adapt can become obsolete. The case of Horton Plaza in San Diego, California serves as a cautionary example. Initially celebrated as a vibrant retail hub, its design flaws, such as its inward-facing structure. Ultimately disconnected it from the surrounding urban fabric. The rise of e-commerce accelerated its decline, and the lack of adaptability led to stagnation rather than revitalization. Today, efforts to transform the site into The Campus at Horton, a tech-focused mixed-use development, highlight the importance of strategic planning and adaptive reuse in urban regeneration.
The challenge of urban regeneration lies in developing frameworks that support long-term growth while allowing for flexibility and innovation. Governance, financial incentives, and community engagement must be carefully balanced to ensure projects not only succeed but also sustain their impact over time. By fostering resilient partnerships, adaptive policies, and inclusive decision-making, cities can create thriving, future-ready environments that serve both economic and social needs.
Article written by Jacqueline Mercado, MSRE/MBA
