In this episode of PlanningxChange, Jess and Peter speak with Mary Reilly, a planner and educator with deep experience in rural land-use issues. Mary helps us unpack the widely discussed Old Mission case from Michigan - a dispute between wineries and a township over land-use controls that resulted in a major federal damages award (approx $50m US). The discussion does not explore the legal merits or the ongoing appeal; instead, it uses the case to illuminate broader lessons for planners everywhere.
Mary reflects on how agricultural areas are changing, how councils manage risk, and how planning systems can better balance rural preservation with economic adaptation. She also draws on her teaching experience to explain how real cases help future planners understand complexity, conflict, and the value of clear decision-making.
Five Key Themes We Explore
1. What the Old Mission case reveals about zoning and regulation
Mary outlines how restrictive controls can create tension when agricultural enterprises diversify into tastings, events, weddings and food service — activities that increasingly blur the line between “farm” and “commercial.”
2. Balancing preservation with economic survival
Many farms depend on supplementary income. Mary discusses how planners can support this economic reality while still protecting landscape character, amenity and long-standing rural values.
3. Managing risk for councils and planners
A large damages award raises questions about insurance coverage and liability. Mary talks about how planners can help councils navigate uncertainty through clearer drafting, transparent process and sound policy grounding.
4. The unique pressures on small rural municipalities
Old Mission, like many small townships, has limited planning resources. Mary explores how smaller councils can respond to complex disputes and why early community engagement can prevent escalation.
5. Lessons for planning education and practice
Drawing on her academic work, Mary explains how real planning conflicts — like Old Mission — help students and practitioners think critically about regulation, equity, and the evolving expectations placed on rural land.
Podcast Extra / Culture Corner
Mary recommends Zoned in the USA by Sonia Hirt (https://www.cornellpress.cornell.edu/book/9780801479878/zoned-in-the-usa/#bookTabs=1) and ‘Paris Tea’. Jess recommends going off-line and embracing being bored. Pete recommends furniture beeswax (https://gillysaustralia.com.au) and maintaining the things around you. Episode released 27 November 2025.
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In this episode of PlanningxChange, Jess and Peter speak with Mary Reilly, a planner and educator with deep experience in rural land-use issues. Mary helps us unpack the widely discussed Old Mission case from Michigan - a dispute between wineries and a township over land-use controls that resulted in a major federal damages award (approx $50m US). The discussion does not explore the legal merits or the ongoing appeal; instead, it uses the case to illuminate broader lessons for planners everywhere.
Mary reflects on how agricultural areas are changing, how councils manage risk, and how planning systems can better balance rural preservation with economic adaptation. She also draws on her teaching experience to explain how real cases help future planners understand complexity, conflict, and the value of clear decision-making.
Five Key Themes We Explore
1. What the Old Mission case reveals about zoning and regulation
Mary outlines how restrictive controls can create tension when agricultural enterprises diversify into tastings, events, weddings and food service — activities that increasingly blur the line between “farm” and “commercial.”
2. Balancing preservation with economic survival
Many farms depend on supplementary income. Mary discusses how planners can support this economic reality while still protecting landscape character, amenity and long-standing rural values.
3. Managing risk for councils and planners
A large damages award raises questions about insurance coverage and liability. Mary talks about how planners can help councils navigate uncertainty through clearer drafting, transparent process and sound policy grounding.
4. The unique pressures on small rural municipalities
Old Mission, like many small townships, has limited planning resources. Mary explores how smaller councils can respond to complex disputes and why early community engagement can prevent escalation.
5. Lessons for planning education and practice
Drawing on her academic work, Mary explains how real planning conflicts — like Old Mission — help students and practitioners think critically about regulation, equity, and the evolving expectations placed on rural land.
Podcast Extra / Culture Corner
Mary recommends Zoned in the USA by Sonia Hirt (https://www.cornellpress.cornell.edu/book/9780801479878/zoned-in-the-usa/#bookTabs=1) and ‘Paris Tea’. Jess recommends going off-line and embracing being bored. Pete recommends furniture beeswax (https://gillysaustralia.com.au) and maintaining the things around you. Episode released 27 November 2025.
PlanningxChange 135: Stephen Turner on the Japanese Railway System
PlanningXChange
42 minutes 23 seconds
3 months ago
PlanningxChange 135: Stephen Turner on the Japanese Railway System
In this episode of Planningxchange, Jess Noonan and Peter Jewell are joined by Stephen Turner, founder of TS Japan Rail a well respected commentator on Japanese rail travel.
Stephen has lived in Japan since the early 1990s and has featured on NHK World’s Japan Railway Journal and Japanology Plus. Through his work, he helps visitors craft memorable journeys across both Japan’s famous Shinkansen network and its lesser-known regional lines.
Together we explore:
* Why Japan’s railways are unique – from punctuality down to the second to a culture of courtesy and order onboard.
* The role of private rail companies such as Tokyu and Hankyu in shaping entire suburbs through transit-oriented development.
* Rail etiquette and staff culture – women-only carriages, the quiet of commuter trains, and the formality of conductors bowing to passengers.
* Railway fandom and culture – from timetable collectors to station melody enthusiasts, and even mention of the 1900's Railway Songs by Owada Takeki (tetsudo shoka).
* Rural and third-sector lines – the challenges of depopulation, the fight to sustain local connections, and the role of tourism in keeping them alive.
* What the future holds – labour shortages, financial pressures, and whether Japan’s model can inspire other countries.
Stephen’s insights open a window onto railways as more than just transport—they are a cultural institution, an engine of urban form, and a source of national pride.
Tune in to hear how the Japanese system blends planning, culture, and innovation, and what lessons it might hold for cities and regions across the world.
In Podcast Extra/Culture Corner Stephen recommends travelling the rural train lines of Japan. Jess notes the relaxing nature of gardening and the book ‘Abundance’ by. Ezra Klein. Pete recommends the book ‘I Want Everything’ by Dominic Amerena. Podcast episode released on 14 September 2025.
PlanningXChange
In this episode of PlanningxChange, Jess and Peter speak with Mary Reilly, a planner and educator with deep experience in rural land-use issues. Mary helps us unpack the widely discussed Old Mission case from Michigan - a dispute between wineries and a township over land-use controls that resulted in a major federal damages award (approx $50m US). The discussion does not explore the legal merits or the ongoing appeal; instead, it uses the case to illuminate broader lessons for planners everywhere.
Mary reflects on how agricultural areas are changing, how councils manage risk, and how planning systems can better balance rural preservation with economic adaptation. She also draws on her teaching experience to explain how real cases help future planners understand complexity, conflict, and the value of clear decision-making.
Five Key Themes We Explore
1. What the Old Mission case reveals about zoning and regulation
Mary outlines how restrictive controls can create tension when agricultural enterprises diversify into tastings, events, weddings and food service — activities that increasingly blur the line between “farm” and “commercial.”
2. Balancing preservation with economic survival
Many farms depend on supplementary income. Mary discusses how planners can support this economic reality while still protecting landscape character, amenity and long-standing rural values.
3. Managing risk for councils and planners
A large damages award raises questions about insurance coverage and liability. Mary talks about how planners can help councils navigate uncertainty through clearer drafting, transparent process and sound policy grounding.
4. The unique pressures on small rural municipalities
Old Mission, like many small townships, has limited planning resources. Mary explores how smaller councils can respond to complex disputes and why early community engagement can prevent escalation.
5. Lessons for planning education and practice
Drawing on her academic work, Mary explains how real planning conflicts — like Old Mission — help students and practitioners think critically about regulation, equity, and the evolving expectations placed on rural land.
Podcast Extra / Culture Corner
Mary recommends Zoned in the USA by Sonia Hirt (https://www.cornellpress.cornell.edu/book/9780801479878/zoned-in-the-usa/#bookTabs=1) and ‘Paris Tea’. Jess recommends going off-line and embracing being bored. Pete recommends furniture beeswax (https://gillysaustralia.com.au) and maintaining the things around you. Episode released 27 November 2025.
