Bsp Design Guide.indd

A DESIGN GUIDE FOR LONDON’S PUBLIC SPACESCAPITAL SPACES 2012

CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012 2

Introduction

CORPORATE SPACES

DOMESTIC SPACES

CONSUMPTION SPACES

CIVIC SPACES

COMMUNITY SPACES

IN-BETWEEN SPACES

CONTENTSCAPITAL SPACES 2012


INTRODUCTIONCAPITAL SPACES 2012

Might we do better, and within the framework set down by the London plan, establish a more coherent and coordinated approach to delivering design quality? This year MSc students of the Bartlett School of Planning explored these isses through an examination of London’s public space and the potential, or not, to better guide its design, development, use and management through a coherent framework of guidance.

When one examines the passage of much contemporary development in London through the planning system, it becomes apparent that public sector intervention can vary hugely. Sometimes it is hands on and proactive, sometimes discrete but nevertheless vital in managing the public interest. At other times it has been unnecessarily reactive and even, at times, negative. Rarely is a coherent vision or plan available for local areas and so almost always responses to design are ad hoc.


The result, such critiques suggest, is that whilst meeting a certain set of private objectives for those who are lucky enough to own it (profi table, value adding, cost effective), or the needs of those who are fortunate enough to be able to use it (clean, safe, convenient), contemporary public space often fails to meet the requirements of a wider public interest (open, equitable, sustainable) and in particular of the diversity of users that make up society. If this applies to London then the city has clearly deteriorated since the 1930s, when the Danish architect Steen Eiler Rasmussen described London as ‘the unique city’: ‘On a summer day when the sun is shining you can walk for hours from one square to another under fresh green trees and see thousands of little circular spots cast by the sun on the green leaves. But in the dark season, the old squares are no less attractive’.

Is contemporary public space really that bad? Crudely, that is what the research aimed to address through a detailed investigation of the multiple, complex and evolving public spaces that have been designed, developed, used and managed in London over the last thirty years. The research concluded that, no it wasn’t, but also that greater effort might be made to set out in a clear and concise manner an appropriate set of aspirations for London’s public spaces. This provided the stepping off point for this guide, to establish a new public space design guide for the multiple complex urban spaces of the city, and in so doing to explore processes of guidance, incentive and control in design, with London as our laboratory.

UNDERPINNING RESEARCH

Between 2008 and 2011 Professor Carmona led an ESRC funded research project examining the nature of contemporary public spaces in London (both new and regenerated). The work is published by Routledge in the book Capital Spaces: the multiple complex spaces of a global city.

The inspiration behind the project was the somewhat pessimistic, even despairing view that many academic commentators seem to hold on the nature of contemporary public space in Western and increasingly Eastern cities. These critiques largely revolve around the impact of the neo-liberal orthodoxy that has pervaded political and policy agendas in the latter years of the 20th and early years of the 21st centuries; an orthodoxy, the argument goes, that has given free rein to the market to shape urban space in its own interests – the shopping mall, corporate business park, gated residential enclave, etc. – whilst the public sector has been relegated to the edges, providing the infrastructure for the necessary car-borne movement between the fragmented episodes of development, or dealing with the fall-out from a market that ignores that to which it has no relationship; the poor and the dispossessed and the places in-between.


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Prepared by groups of students on the BENVGTC4 module: Urban design: guidance, incentive and control drawn from the following programmes:

MSC INTERNATIONAL PLANNING

MSC INTERNATIONAL REAL ESTATE & PLANNING

MSC PLANNING, DESIGN & DEVELOPMENT

MSC SPATIAL PLANNING

MSC SUSTAINABLE URBANISM

MSC URBAN REGENERATION

Module coordinator: Prof. Matthew Carmona

Module tutors: Wendy Clarke, Sonia Freire Trigo

Collaborators: Urban Design Skills

that in reality the divisions are not anyways so stark as the categories might suggest. Thus corporate spaces will often contain consumption opportunities; community spaces, civic elements; etc. The categories nevertheless refl ect the ‘dominant’ activity in each case and encompass both new and historic spaces.

It should also be borne in mind that whilst we compile the different sections of the guide here together in one place, in reality they were prepared separately by groups of students working independently of each other. For this reason the style, objectives and approach adopted in each section will differ. It is for readers to interpret each section in the light of the particular project, process or policies with which they are concerned.

We hope you fi nd our guide useful

MATTHEW CARMONA

PROFESSOR OF PLANNING & URBAN DESIGN

THE FOCUS OF THE GUIDEFor the purposes of our project not every form of public space in London is covered by this guidance. Instead the focus is limited to the city’s urban squares and formal public spaces, namely external, open spaces ranging from incidental pauses to the grandest civic and garden squares. The guide excludes private internal spaces, street spaces and large public parks.

The work was conduced in six mixed MSc groups, each focusing on one of the following ‘types’ of these public spaces:

CORPORATE SPACES

DOMESTIC SPACES

CONSUMPTION SPACES

CIVIC SPACES

COMMUNITY SPACES

IN-BETWEEN SPACES

The types represent the dominant purposes of the city, for work, civil society, trade, social exchange, and home life, with the fi nal category, in-between space, representing the residual spaces of the city offering yet to be realised potential. These types emerged from the underpinning research as clear categories of new and regenerated space across London. However, whilst reading the guide it should be borne in mind


CORPORATE SPACESTHE TEAM

Mun Ling Choo

Rebecca Fleischer

Nishit Jain

Marc Maclennan

Charlotte Mitchell


INTRODUCTIONCORPORATE SPACES

Corporate squares are an increasingly prevalent part of London’s urban realm. As a relatively new public space typology, the role of the corporate square is often ill defi ned. This room for interpretation has led to variable success among corporate squares: some have established themselves as vibrant and well-used urban spaces, while others fail to realise their full potential.

The emergence of corporate spaces can be traced back to American zoning laws of 1961, which incentivised developers to provide publicly accessible space on corporate development sites. This new practice, intended to increase the provision of open space within the city, initially presented several shortcomings – while some squares lacked clear public access, others were used primarily as locations for company advertising. Over the years, however, as the concept of privately developed public spaces has spread and strengthened, so has the infl uence of planning authorities in their realisation. A breadth of academic literature is now available on the subject, though technical guidance remains limited.

This design guidance looks to determine what corporate squares can and should be, and how this can be achieved in spaces today. By defi ning the spaces, looking to best practice examples, exploring aspirations, setting out design requirements and advice, and addressing delivery and long term management, this guide responds to issues faced by corporate developers and public sector planners alike. As privately delivered public space becomes the norm, guidance such as this will become essential to ensure the role of corporate squares fulfi ls its potential.

Corporate spaces are usually privately owned spaces characterised by the corporate entities which bound them. These spaces are predominantly used by workers of the surrounding corporations, but may host other user groups temporarily.


DISTINGUISHING CHARACTERISTICSCORPORATE SPACES

High levels of investment and earnings from rent are subsequently spent on maintaining the space.

This results in exceptionally clean spaces.

III. PROMOTION OF CONSUMPTION ACTIVITIES:Encouragement of selective retail attempts to blur the edges between private and semi-public space.

Corporate spaces are highly regulated and are explicit about uses which are disallowed. The presence of security, both active and passive, is an overt feature of these spaces. Spaces are perceived to be safe by their dominant user group.

Several characteristics set corporate spaces apart from other spaces. Their strengths must be capitalised upon while their weaknesses diminished.

DISTINGUISHING CHARACTERISTICS:Corporate spaces are commonly created by commercial developers. They primarily cater to their tenant. For example, retailers often share the space; this serves the dual purpose of offering services to users and providing income to the owner, subsidizing the management regime.

Corporate spaces are designed with a particular user group in mind. They are used primarily by offi ce workers for meeting colleagues, smoking and lunch breaks. While some variety of users can be accommodated, long-term use is not the foremost function of the space.

The corporate ownership of the spaces infl uences the feel and ambiance of the space through:

I. IMPRESSIVE DESIGN:Higher budgets allow for world-class architecture, high quality materials, and public art.

II. INTENSIVE MAINTENANCE:


combating the negative ‘parachuted-in’ concept of some corporate spaces.

The Greater London Authority building is itself a tourist attraction and the use of a well-known architect can improve the success of corporate space.

DESIGN & MATERIALS USE:There is a consistent use of materials throughout the More London site – this goes some way to providing legibility for visitors (see above), but the choice of materials also illustrates a good understanding of the potential users of the space. High quality, hardwearing materials are used in acknowledgement of the quantity of daily users.

The Scoop at More London offers an amphitheatre style approach to seating and can accommodate a huge amount of patrons, be they offi ce workers or casual passers-by.

However, there is no real attempt to blend materials at the edges of the development with the existing urban realm and this results in a rather clumsy clash of styles.

MAINTENANCE:More London employs and manages its own cleaning and maintenance staff, this means there is a very fast response time to any issues, such as spillage or electrical failures in lighting for example.

Corporate spaces can act as exemplars. Lessons must be analysed and applied to positively inform the future of corporate spaces.

ACCESSIBILITY:The site is approachable from all sides, but remains bounded by development. The Jubilee Walkway runs parallel with the River Thames and the site has expanded the tourist route along the South Bank towards Tower Bridge, fi lling a ‘gap’ that was previously unavailable to, and therefore provided little interest for, the casual walking tourist.

If corporate space has a clearly established management regime from the outset, then, civic uses can be properly incorporated.

LEGIBILITY:The development scheme offers view lines towards London Bridge station (and the Shard) as well as Tower Bridge and beyond. Legibility is increased further by the ability to see St Paul’s Cathedral and 30 St Mary Axe (the Gherkin). Directly across from the site is the Tower of London.

Locally, the branded signage across the site offers those unfamiliar with their surroundings an alternative to asking for directions. This contributes to a contextual aspect to the site that goes some way to

CURRENT BEST PRACTICE - MORE LONDONCORPORATE SPACES


CONSUMPTION SPACE:The consumption spaces around More London are broadly situated on the ground fl oors of the surrounding offi ce buildings and offer a wide variety of uses, from simple coffee shops to sophisticated restaurants.

There are opportunities for start-up, independent, and more established companies to vie for trade next to each other. This brings an eclectic mix of retail to the scheme and offers the opportunity for the whole area to be used outside the traditional working hours of 9-5; increasing the viability and vibrancy of the development.

SOCIAL INCLUSION PROGRAMME:More London has a dedicated Social Inclusion Programme that seeks to place local people with skill defi ciencies, into sustainable long-term jobs. This has so far resulted in over 400 local residents securing training and long-term employment.

Alongside this is a Community Investment Programme that offers facilities and funding to local interest groups to develop ideas. They range from a Carers Walk along the river to raise awareness of Young Carers, to hosting the London Youth Dance Weekend.

These kinds of strategies are win-win for many corporate spaces – they go some way to avoid the notion that corporate spaces are isolated from their local community, and they offer the opportunity for increased footfall and consumption.

SECURITY:There are high levels of security and surveillance in More London, but the balance here is that security guards are viewed as benevolent keepers of the space. They are not over zealous in the application of rules and as such, they are friendly, approachable, and knowledgeable about the surrounding area. This fi ts well with More London’s general location and one of the typical user groups – tourists. This type of surveillance should form the basis of best practice in all corporate spaces.

VEHICULAR ACCESS:More London is entirely traffi c free - this is highly desirable; a service tunnel obviates the need for delivery vehicles to intrude into the environment.

MULTI-USE SPACE:More London offers a true mixed-use development; consumption space, offi ce space, civic space, hotels, health clubs, and good public realm open space.

There are clearly defi ned areas of exclusion, for example, offi ce blocks; likewise there are areas that are obviously designed as public space.

The blurring of consumption space and offi ce space is well executed here with offi ce workers and tourists sharing facilities and seating areas.

CURRENT BEST PRACTICE - MORE LONDONCORPORATE SPACES


COMMON PROBLEMSCORPORATE SPACES

EXTENDED USE OF SPACE:As the dominant user groups are offi ce workers of the surrounding buildings, it is diffi cult to enliven traditional corporate squares outside traditional working hours.

Uses which extend beyond working hours should be encouraged and accommodated through design.

OMNIPRESENT SECURITY:Omnipresent security intimidate and portray a feeling of unwelcome towards visitors of corporate spaces.

They should act as ambassadors of the space and treat users with less hostility and suspicion.

Despite the promising aspects that are portrayed by most corporate spaces, they too present a host of problems that stem from their positives.


DISPLACEMENT:The downward spiral of publicly provided spaces should be mitigated through appropriate development and management of privately delivered public realm.

Since displacement of antisocial behaviour from private spaces can drive disruptive behaviour into public spaces, specifi c inclusivity statements must be enforced in corporate spaces to protect the public realm.

VISUAL ACCESSIBILITY:Corporate spaces that are legally open to the public but hidden from view are redundant.

Public spaces must be visually accessible.

HOMOGENEITY:Ironically, corporate spaces which seek to brand themselves frequently use similar design styles and materials. This can lead to homogeneity.

Corporate spaces should counteract homogeneity while maintaining a distinctive sense of place.

COMMON PROBLEMSCORPORATE SPACES


ASPIRATIONSCORPORATE SPACES

LINKED SPACES:Corporate squares will be integrated into the urban fabric, connecting with a network of streets, parks, and other spaces to strengthen open space links. This contributes to permeability, legibility and sense of place.

IMPROVING IMAGE:The current image of corporations is one that has been under constant attack by the public. Issues have grown from privatization of space that interferes with public interaction. One way to combat contested feelings with corporate entities is to offer a harmonious environment that dissolves feelings of discomfort and hostility. This can be developed in the shape of corporate squares.

CITY-WIDE IMAGE:Spaces can attract a variation of audiences that consist not only of locals but visitors from other cities. Any visitor to corporate squares will identify the space as an image of the corporate identity, as well as the portrayal of the city itself. To ensure that it remains a positive image, corporate squares can distinguish themselves as inviting and welcoming ambassadors of the city’s world identity.

DIVERSITY OF USERS:The future of corporate spaces, facilitated by an increase in the fl exibility of the environment, presents potential for a greater diversity in its users.

DYNAMIC & WELCOMING:Corporate spaces will gravitate away from traditional stoic squares, towards dynamic, welcoming environments, which will invite passers-by to utilize the space.

INTEGRATION:Movement into the square will feel uninterrupted as design integrates the space seamlessly into the existing context.

EXEMPLAR PUBLIC SPACE:The future public corporate square is inclusive and participatory, and acts as an exemplar to non-corporate public spaces.

SAFETY:Higher footfall through the square combined with constant use of the space will bring a sense of safety to its users and occupants, thus reducing the need for excess security guards patrolling the space.

MAINTENANCE:As always, the spaces will still be well maintained and will still feature carefully selected art that can also be educative.

Corporate spaces should aim to be the most inclusive, diverse and integrated spaces possible. These aspirations refl ect the future of corporate spaces.


DESIGN REQUIREMENTSCORPORATE SPACES

1. SAFETY:Corporate spaces should provide a safe area that has enough capacity to accommodate the extremes of pedestrian traffi c in the morning and during lunchtime peaks.

Due to the nature of varying work hours of the corporate world, adequate lighting must be installed to ensure safety of users at all times.

Where CCTVs are deemed necessary, they should be non-intrusive.

If overbearing security is seen to make the square inaccessible to local users whom it is intended to include, this must be remedied through a reduction of formal security.

In turn, an increase in natural footfall from users who feel welcome will offer informal security by providing ‘eyes on the street.’

Vehicular traffi c through the space must be prohibited to ensure that users can utilise the space without hindrance.

However, if access is required for delivery or service vehicles, an allocated time has to be adhered to. This must be during off-peak hours when users are few.

Corporate spaces have unique characteristics. This demands a distinct set of design requirements. We have detailed ten requirements for successful corporate spaces.


3. SENSITIVE TO CONTEXT AND SCALE:Scale :

I. In new developments, it is crucial that corporate squares are designed alongside the buildings that surround it so that the heights of the buildings in relation to the size of the square is not claustrophobic or voluminous.

II. The size and proportion of the physical environment should match the proportions of humans. For instance, steps that can be used as informal seating should still prioritise comfortable risers.

III. If the space is situated in an existing development, landscaping elements can be introduced or omitted to create the illusion of a more intimate or more grandiose space.

Context :

I. The space must fi t with the context of, and add value to the immediate surroundings.

II. It must further extrapolate its effects on the wider city, taking into consideration existing and new developments so that greater space synergy can be created.

2. COMFORT:Corporate spaces should provide a comfortable area that is welcoming, inviting and inclusive. Facilities installed must be suffi cient for anticipated demand during peak times.

Microclimate:

I. Landscaping elements must be used to combat unpleasant microclimates within existing developments.

II. These can either be in the form of shelters from rain or shine, or greenery which can act as wind or air pollutant buffers.

Seating :

I. Seating must be comfortable and should include backs – thus appearing more inviting for workers and visitors.

II. Seating provided must be made of high quality materials and able to withstand inclement weather.

III. Consideration should be given for year-round use, and careful selection of materials must be made.

IV. Ideally, they should compliment the existing colour palette and reinforce the overall identity of the site.

Shelter :

I. Shelter can take different forms, either as a simple, built awning within or over a space, or even specially designed pavilions that can host retail provisions.

II. There must be an option for shelter somewhere in a corporate space when weather infringes on its use. This is to reduce abandonment when users would otherwise seek indoor options.

III. Well placed shelters can have a dual purpose, they can act as a focal point and place to meet in unfamiliar surroundings.

DESIGN REQUIREMENTS


6. WELL ESTABLISHED MANAGEMENT REGIMEA management regime must be clearly defi ned early at the outset of the delivery process. Management comprises cleanliness, maintenance, signage, security and enforcement; these ought to be determined quantitatively and qualitatively prior to development in order to ensure that management practices undertaken suit the square’s objectives.

The management regime must also be responsive to the changing demands of users.

7. INTEGRATED WITH DEVELOPMENTAs the illustration above suggests, corporate spaces must be recognised as being integral to the development – not simply as ‘left over space’.

Buildings can defi ne a space, but should not be overbearing.

The space should have a defi nite edge, either using a natural boundary, or a change in paving material.

4. LANDSCAPING AND PUBLIC ART:Landscaping is vital, particularly planting and the use of green space. Using low-level planting can aid sight-lines and single-species planting can provide for a more cohesive environment. Trees can offer opportunities for provision of an outdoor room, give a sense of enclosure, or provide defi nition to a space, including adding rhythmicity to a space.

Public Art is an essential part of corporate space and should be unique to the site. Art can take many physical forms such as sculpture, photography, mosaics etc. and can demonstrate different forms of expression: monumental, humorous, challenging.

5. USE OF HIGH QUALITY MATERIALS:Use of high quality materials such as slate, marble, steel, and stone is required. This must be linked to a management regime that is able to assess, clean, and maintain the site to a suitable timetable.

Surfaces should be represented by a complementary branded palette and should ideally reinforce the distinctiveness of the space.

Branding & Signage must be illustrated throughout the space to let users know they are on site.

Street furniture, such as refuse bins, signage and bollards should use high quality materials and apply a similar style.

DESIGN REQUIREMENTS


10. ACCESSIBILITYCorporate spaces must provide an attractive and inviting entrance into the space.

Users must be able to see and enter the space without hindrance. Usage of gates should be kept to an absolute minimum but where utilised, should not be a barrier to pedestrian thoroughfare.

The space should be distinct, but not exclusive. Views into the space should be maximised by limiting barriers that impede on sightlines and access.

Vistas can link the square to a main street, increasing the profi le of the square and also providing a suitable culmination to the arterial streets that come into it.

Observe the height of buildings to prevent blockage of sunlight and to lure users into the space.

Location of the square should capitalize on the surrounding context and be attentive to main pedestrian fl ows, allowing clusters of public space to form.

9. PROVISION OF RETAIL SPACECorporate squares must provide retail spaces. The promotion of a ‘coffee culture’ will enliven the space and offer opportunity for the addition of extended use of the site.

Food and beverage outlets are an absolute minimum requirement.

The choice of retail outlets will infl uence the demography of users. Site specifi c considerations must be made accordingly.

Too many retail units can encroach on the overall space and decrease the fl exibility of the site.

When coordinating the type of retail that is available for use, a balance of amenities needs to be in place.

I. Amenities can include convenience venues for offi ce workers. Facilities such as health clubs, dry cleaners, local supermarkets and pharmacies are generic enough to be utilised by everyone.

II. The idea of common usage is appealing as it promotes local integration within the community.

8. CLUTTER-FREE DESIGNQuality comes from simplicity and durability, therefore corporate spaces should have little or no advertising (including ‘A’ Boards) that may detract from the overall ambience of the space.

A neat and well organised scheme is preferable to more abstract designs. This should include the placement of furniture, lighting and other elements occupying the square.

Clutter-free design can give context to surrounding buildings and offer a visual continuity not available in cluttered spaces.

DESIGN REQUIREMENTS


Case Study: Tower Place EastCORPORATE SPACES

AFTERIf the location of the square was closer to the main pedestrian route, the resulting cluster of public spaces can create the impression of a larger space even though the actual footprint of the square is smaller. This benefi ts the private development as the footprint of their development can increase at the expense of the public square provided. Relocating the square also presents the offi ces with a prominent entrance that is apt for the development while simultaneously acknowledging the historical context it is set in.

BEFOREThe existing square is obstructed from view by the surrounding structures causing low visual accessibility into the space. The main pedestrian fl ow also creates a vertical axis across the site, causing the horizontal to be weaker and thus subservient to the overall fabric. This results in the space appearing more private than its original intention to be a public-private space.


DESIGN ADVICECORPORATE SPACES

when designing lighting so that proposed lighting is abundant but not overwhelming.

III. Lighting can also be incorporated through innovative design.

1. SAFETY & COMFORTSecurity :

I. Security should not come across as intimidating in either demeanour or appearance.

II. As representatives of the space, security guards should be welcoming to visitors and able to provide assistance when necessary

III. Instead of conventional security uniforms, the space’s brand should distinguish them from visitors (for example, the logo of More London on the back of a security jacket).

Shelter :

I. Corporate spaces benefi t from shelter; it helps to protect users from inclement weather and accommodates those who still would like to use the space despite circumstances.

II. Shelter can still maintain a level of high quality design that represents the corporate image while promoting local artists. The design of shelters can be appealing to visitors who would otherwise see the space as an identity of the corporate image.

Lighting :

I. Lighting is important in corporate spaces. Consideration should be given to sourcing a dedicated lighting specialist.

II. Ambient light from surrounding blocks should be considered

To compliment design requirements, the following advice addresses current poor qualities of corporate spaces. They can be taken into consideration in conjunction with previous listed requirements.


4. FLEXIBILITYCorporate spaces should contribute to civic life, even if they choose to ban certain activities such as begging, campaigning, demonstrating and unauthorized selling.

Occasional charity events, church or community events or local markets can provide civic amenities without encouraging antisocial activities.

These uses must be clearly outlined during planning negotiations in an alternative-use clause.

I. Must dictate range of possible uses and duration/frequency of events.

II. Should be renegotiable so potential uses may respond to demands

Outdoor furniture should be multi-functional and offer the opportunity to be converted into an extension of the desk for workers who wish to have a different working environment.

5. BRANDING & SIGNAGEHistorical reference brings a sense of ownership to the public. Welcoming signage should be used to indicate private development. Surfaces should be represented by a complementary branded palette of materials and should ideally reinforce the distinctiveness of the space.

Advertising should be minimised. Informational stands about the site can decrease confusion over the space’s private and public usage.

2. ACCESSIBILITYCorporate spaces can actively promote pedestrian use.

Corporate spaces have traditionally been closed sites; this can be due to physical constraints, such as rivers or high walls.

However, breaking these barriers and creating new links is benefi cial to corporate spaces, it generates pedestrian traffi c and exemplifi es good neighbourliness.

Reducing barriers further offers the opportunity to provide a choice of routes to maximise connectivity from outside the site.

Corporate spaces should follow best practice for sustainable modes of transport and include provisions for cyclists and bicycle storage around the site.

3. ADAPTABILITYCorporate spaces predominantly cater to offi ce workers and thus are mostly used during working hours. Usage of the space outside this time frame is low but can be maximised by becoming more adaptable for other functions. This allows the space to be occupied for more than its intended use.

Multi-use spaces provide diversity in usage that can enliven the area and increase occupants both in the days and evenings - ice rinks, outdoor theatre grounds, screen on the green.

Pop-up retail such as mobile food caravans or markets can help the local community and provide alternative choices for all users of the space.

Corporate spaces can also act as an extension of the workplace where meetings or brainstorming sessions can take place.

Companies in the vicinity can also use the space for social gatherings.

DESIGN ADVICE


DEVELOPMENT & DELIVERY PROCESSCORPORATE SPACES

Shared responsibility.

A more inviting and welcoming place to spend time.

CASE STUDY: KINGS CROSSPlanning agreements set out detailed plans for the private/public relationship and each member’s role. ‘Public Realm Strategy’ and ‘Access and Inclusivity Statement’ negotiations set out objectives and standards of the public spaces within the development prior to implementation.

Established inclusive design principles combat physical and social barriers. Streets are to be publicly adopted and maintained – entire area will be publicly accessible. Open spaces and squares will remain under private ownership and management, but strict guidelines were agreed upon prior to implementation.

Displacement of antisocial behaviour must be mitigated.

Social inclusion programs must be outlined alongside design principles to reduce local antisocial behaviour and should respond to the needs of the surrounding area.

Appropriate timescales must be established for social programs and their delivery must be ensured prior to development approval.

INCLUSIVITY CLAUSEA detailed inclusivity clause must be agreed upon prior to implementation.

An agreement between local authority and developer must determine ho the space is to be managed upon delivery and beyond.

Reference should be made to possible alternative uses for the space and descriptions of disallowed activities must always be included alongside appropriate actions in response to these activities.

BENEFITSIf well executed, inclusive design will not detract from the space’s original use, but rather provide benefi ts for both he corporate owner and traditional users.

Increased property value.

Improved success of retail use.

Negotiations regarding public access to corporate spaces must be conducted at the early stages of the development process.COMMUNITY CONSULTATION

Community consultation must be undertaken to contribute to the objectives of the space.

The design and management of the space should refl ect the aspirations of local stakeholders, whether businesses or individuals.

Input from community consultation must be acknowledged alongside developer interests to inform objectives.

A mediation process may prove useful where confl icts arise in visions for the space; the planning authority must ensure the space fulfi ls its greatest potential, reconciling the interests of the developer and the community.

DISPLACEMENT


LONG TERM MANAGEMENTCORPORATE SPACES

PERIODIC REVIEW:Periodic review of management and maintenance regimes must be undertaken.

Stakeholders should each contribute to management review: corporate owners, community representatives, and local authorities.

Re-evaluation will allow the objectives of corporate space to evolve and inform current management regimes.

ADAPTABILITY:Squares must be adaptable from their original intentions.

The context of corporate squares is dynamic, demanding fl exibility in the open spaces that serve them.

BALANCE OF INTERESTS:A balancing of interests – private and public – is needed.

Tenants (both corporate and retail) tend to have greater infl uence over the management scheme as they directly fund it.

Greater emphasis should be placed on community groups as they have a vital infl uence over these spaces and can contribute to their success.

Management decisions must be legally attached to corporate squares as places rather than to their owners. This will ensure agreements are honoured regardless of ownership.

COMMUNITY INVOLVEMENT:Some level of public or community involvement should be maintained long-term (as outlined in negotiations of management regimes) to ensure that the space adapts appropriately to meet its original intentions.

This will also help mitigate issues that arise post-implementation such as displacement of anti-social behaviour into nearby areas.

Security contracts must be adjustable; if overbearing security is felt to limit accessibility of the space, its presence should be reduced to respond to local needs.

Planning authorities must maintain long term infl uence over the management regime to ensure corporate squares honour their initial intentions.


REFERENCESCORPORATE SPACES

http://ventnorblog.com/topic/island-wide/west-wight/freshwater/page/4/

http://www.trekearth.com/gallery/Europe/Spain/Aragon/Huesca/Huesca/photo387779.htm

http://image.made-in-china.com/2f0j00SvQtVqZsEUkn/Granite-Floor-Wall-Tiles.jpg

http://www.dezeen.com/2008/03/06/pottersfi elds-park-pavilions-by-dsdha/

http://www.stanhopeplc.com

http://www.fl ickr.com/photos/28213183@N05/2632880037/sizes/o/in/photostream/

http://www.uofmhealth.org/News/1680um-hospitals-roll-out-segway-transporters

http://lawrencebikeproject.wikispaces.com/

www.inhabitat.com

www.corbis.com

http://housology.com

www.archiexpo.com

Eastbelfastdiary.blogspot.com

www.kingscross.co.uk

http://www.photolizer.com/images.php?design=Furniture/Bench

http://sociourbanmorphology.blogspot.co.uk/2010/06/interstitial-space-paley-park.html

http://www.rent-an-offi cespace.co.uk/offi ce-space/birmingham-brindley-place/

http://www.dezeen.com/2011/05/17/pormetxeta-square-by-mtm-arquitectos/

www.Urbanscreen.com

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THE TEAM

Antonios Pallerakis

Angad Gadgil

Shangting Liang

Hugh De Weijer

Jacob Sims-Fielding

DOMESTIC SPACES


USING THIS GUIDANCE:DOMESTIC SPACES

combination with the London Housing Design Guide Interim Edition 2010.

Open space requirements and the provision of community facilities form an integral part of regional and local planning policy and full compliance should be demonstrated within any relevant planning application.

The consideration of any non-compliance on these and other related issues will be undertaken through the negotiation of Section 106 agreements at a borough level and will be expected to exceed the the fi nancial costs.

Although forming a complimentary component of regional planning policy guidance, this document seeks to move beyond the scope of compliance.

It aims to facilitate an understanding of the fundamental building blocks of exemplary public spaces and demonstrate a clear path to their realisation.

The creation of such spaces will not only enhance London’s role as a rich and rewarding city in which to live and work, but can also contribute signifi cantly to the commercial viability and sustainability of the developments in which they sit.

As with all of the different types of public spaces discussed in this design guidance, London’s domestic squares take on a huge variety of forms and employ an equally wide range of design approaches.

Whilst they are to some extent unifi ed by their proximity to concentrations of residential buildings, these too come in many shapes and sizes.

This guidance will provide a clearer understanding of:

(i) the dominant typologies

(ii) the primary user groups

(iii) the defi ning qualities

Through a discussion of these, it will draw out key issues and design and management approaches with which they can be addressed.

The development or renewal of all domestic squares within the boundaries of the Greater London Authority is expected to give signifi cant regard to the guidelines set out in this document.

As a supplementary planning guidance to the London Plan 2011, this document will inform the content of any additional design guidance at a borough level and will be given signifi cant regard in the consideration of relevant planning applications.

Where the development of domestic squares involves the construction or renovation of residential property, this guidance should be used in


Understanding Domestic Squares: Traditional ResidentialDOMESTIC SPACES

Low density living and the provision of public open space…

This typology is typically located outside central zones where demands on land are not so restrictive.

Development in these areas is largely characterised by self-contained houses with access to private outdoor space at ground-fl oor level.

Domestic squares in this context take on a more social role.

In providing public open spaces in close proximity to a cluster of homes, domestic squares offer a space for both formal and informal social activity.

A local environment for people of all ages to play, to relax, to enjoy the sun, to meet their neighbours…


Increases in working hours and commuting journeys means that a signifi cant number of workers are carrying out many of their recreational or relaxation activities during the course of their working day and away from residential locations.

Domestics squares may be used to defi ne a neighbourhood scale in the context of working environments, providing a degree of intimacy and seclusion within the dense and bustling urban fabric.

Scale is fundamental to the character of domestic squares

Whilst these spaces are predominantly characterised by the residential uses that surround them, as we have already identifi ed, this is not always the case

However, in every context their functionality can be used to defi ne and serve a neighbourhood scale.

This level of intimacy and familiarity is an important part of fostering identity and community within a wider locality.

These more traditional typologies can also exist in central locations.

These are usually created through the evolution of some of the smaller Georgian garden squares.

The majority of these have lost some or all of their residential function in terms of land use but their position in the fi ne urban grain, away from primary movement corridors and high-footfall commercial uses, has enabled them to maintain a residential character.

Although often not used by residents living in the square, they continue to serve a number of important functions.

UNDERSTANDING DOMESTIC SQUARES: TRADITIONAL RESIDENTIAL

DOMESTIC SQUARES: DEFINING AND SERVING A NEIGHBOURHOOD

PARKS & COMMUNITY SQUARES: DEFINING AND SERVING A LOCALITY


Understanding Domestic Squares: Modern & Mixed-Use ResidentialDOMESTIC SPACES

High density living & the provision of semi-private outdoor space…

MODERN RESIDENTIAL:• Increasing demands on space, rising land values and developments in public transport provision have led to increasingly high density residential development.

• Whilst this typology is concentrated in central locations, it is also a feature of local centers across London.

• Development at these high densities has restricted the ability to provide private outdoor space for individual units, usually being confi ned to small balconies or terraces.

• As previously discussed, minimum requirements for access to outdoor space are set out in design guidance policies at a regional and borough level and are a fundamental consideration in the design of these types of development.

• In this context, domestic squares have taken on an increasingly important role in accommodating the functions traditionally associated with individual private outdoor spaces in addition to the social functions already discussed.


MIXED-USE RESIDENTIAL:• Development policy at a regional and borough level has emphasised the importance such developments incorporating a mix of uses in order to prevent zoning and to provide active streets at ground fl oor level.

• It is in mixed-use developments where the needs of residents and visitors must be most carefully balanced.

• Just as in modern residential developments, resident’s access to private outdoor space is primarily limited to small balconies and terraces.

• Whilst capatalising on the vibrancy that a sensitive mix of uses can provide, domestic squares in this context should still seek to provide an environment capable of offering a level of intimacy and providing spaces for a range of activities.

UNDERSTANDING DOMESTIC SQUARES: MODERN & MIXED-USE RESIDENTIAL


Understanding Domestic Squares: Maintaining a BalanceDOMESTIC SPACES

COMMON PROBLEMS:The most common problem facing domestic squares is the failure to achieve this balance. The pressure of commercial uses are perhaps the most obvious.

Indeed this pressure is such that without the formulation of guidance such as this, the domestic square may soon cease to exist within central London.

However, where no such pressures exist, the negative impacts of inactivity can be equally problematic.This guidance will outline how a balance can be maintained.

MAINTAINING A BALANCE:The changing location and form of residential developments has created new demands and pressures on often very limited space.

As public spaces, and now often commercial spaces, domestic squares must cater for the needs and understand the impacts of visitors as well as residents.

Different typologies will have to balance these needs and priorities differently.

Even within these typologies, every domestic square will require a different balance and must respond both to its inherent characteristics and to its externalities.

However, one factor that should remain common to all, is the prioritisation of their residential character and the needs of their residential users throughout the design process.

Whilst the scales will be balanced differently between a mixed-use and a traditional residential typology, for example, it is this residential character that defi nes the domestic square.

CONTRASTING PRESSURES: OVERUSE V’S INACTIVITY


Understanding Domestic Squares: Using This GuidanceDOMESTIC SPACES

CREATING & MAINTAINING LONDON’S DOMESTIC SQUARES:• Although far from exhaustive, the fundamental roles that domestic squares play have been discussed briefl y during the introduction to this guidance.

• This guidance utilises two defi ning characteristics through which to discuss the fulfi llment of these primary functions.

• Intimacy is used as a means to explore the role of domestic squares as an extension of, or replacement for, activities and characteristics often associated with private outdoor space.

• Sociability explores the role of domestic squares as places for active and passive social interaction, as play spaces and as a part of a wider network of public spaces.

• Comfort is used to highlight the importance of physical, psychological and visual comfort within these spaces.

• The fi nal sections of this guidance will outline the importance of engagement and maintenance in the creation of responsive and sustainable public spaces.

UNDERSTAND LONDON’S DOMESTIC SQUARES:• The three typologies identifi ed will be used throughout this guidance

• The issues and approaches discussed under each of these categories are not exclusive to the particular typology through which they are explored.

• Many of the issues and design interventions explored are applicable to any or all domestic squares.

• These typologies are used as a means by which to draw out key issues and to highlight appropriate design strategies.

• The guidance as a whole should be given signifi cant regard when undertaking the development or renewal of all types of domestic square.

• Although most often defi ned by a concentration of residential use, domestic squares are public spaces.

• The consideration of the needs and aspirations of both residents and visitors as primary user groups should be given due regard and will be referred to throughout this guidance.


DEFINING CHARCTERISTICS: INTIMACY, SOCIALBITY & COMFORTDOMESTIC SPACES

Buildings around the perimeter provide the primary source of enclosure for the square. However, the greater scale created by the integration of roads into the space, and a need to provide a degree of separation from road users, means it is often necessary to defi ne the boundaries of the central area. A number of boundary treatments should be consider in order to achieve this.

UNDERSTANDING CONTEXTTheir position within the urban fabric, away from primary pedestrian and vehicular routes, means that domestic squares in traditional residential settings often have a natural degree of intimacy.

Although situated away from heavy traffi c, traditional domestic squares are often integrated into secondary road networks, with minor roads and paths running between houses on the perimeter and the central square.

Creating Intimacy: Traditional Residential


CREATING INTIMACY: TRADITIONAL RESIDENTIALDOMESTIC SPACES

• Parking spaces for cars and bicycles can be used to provide a greater distance between the road and the public space.

• This should be limited to larger squares, to a maximum of 50% of the perimeter area and should not be located close to primary entrances

• These spaces should not encroach on either road of path space

• Low level, visual permeable fencing should be used to provide a degree of physical separation from road users

• Trees should be introduced to all squares

• They provide an effective barrier treatment although should not necessarily be confi ned to perimeter areas

• They are the most effective way of creating a greater degree of enclosure within a space, creating an outdoor room during spring and summer seasons.

• To be effective and robust, the planting of mature trees is strongly encouraged


• Parked cars and bicycles and dense low level shrubs in combination with trees and fencing will provide a much greater degree of isolation, both visually and aurally. These combinations may be considered around areas where more intimate and peaceful environments are desired and where a greater degree of separation from road noise and activity is required. An absence of passive surveillance from perimeter buildings and activity may mean that the safety of these areas will need to be considered and other measures incorporated. Guidance on safety within domestic squares is detailed later within this document

• Various combinations of these barriers can be employed and should respond to the physical characteristics of the square and to the level of intimacy and enclosure desired. This may vary from square to square and from one part of a square to another.

• Mature trees and open fencing, for example, can be used to create a degree of enclosure and separation from road users whilst still allowing passive surveillance from paths and houses around the perimeter. This may be of particular importance when considering the placement of uses such as children play areas

CREATING INTIMACY: TRADITIONAL RESIDENTIALDOMESTIC SPACES


• Although providing a somewhat extreme, example, the development shown here clearly demonstrates how the orientation, height and massing of the buildings themselves can respond to their environments and can be used to defi ne a domestic square, providing a fundamental level of separation and intimacy from the wider urban realm.

• The height and form of the buildings can be used to encapsulate the square within, separating it from the main urban fabric. The massing of the buildings is fundamental in defi ning the level of intimacy

UNDERSTANDING THE CONTEXT:• Higher density modern residential developments are more likely to be located in central areas, closer to primary pedestrian and vehicular routes and high footfall commercial activity.

INTIMACY: MODERN RESIDENTIALDOMESTIC SPACES


• Changes in level or the introduction of water can also aid the transition between private, semi-private and public space as well as adding variety and interest to the space as a whole.

• The use of open or opaque fencing in combination with medium density low level planting can defi ne boundaries and provide visual separation without completely removing them from the space as a whole

• Mature trees should be planted strategically to limit overlooking and create a degree of intimacy within the square.

• Trees also provide a level of texture and visual interest when viewed from above.

• The creation of positive views onto the square from all levels is an important consideration.

A number of design interventions should be considered in order to mitigate these factors:

• A degree of separation should be created to between low level residential frontages and public space.

• Small private outdoor spaces are the most effective way of providing this.

• They also allow for the creation of a town house typology to be built over the ground and fi rst fl oors, providing for family/larger units and adding signifi cant value

PRESERVING INTIMACY:

Although the height and massing of the buildings can be successfully employed to create a degree of separation from the main urban fabric, a number of factors must be considered to maintain a level of within the square:

• Activity within the square may compromise the privacy of residents situated in lower levels homes

• The proximity, orientation and density of buildings means that the square is very overlooked, compromising the level of intimacy within

INTIMACY: MODERN RESIDENTIAL


• It is important that in attempting to mitigate these factors the character of the square is not compromised and the motivations for residents to live in such areas are not ignored.

• The use of planters and trees allows for the introduction of vegetation into hard landscaping.

• In combination with canopies they can be used in strategic locations to provide a degree of visual and aural separation without segregating areas.

• The level of activity within the square may also compromise the level of intimacy residents experience in the limited private outdoor space they do have access to.

• Balconies, particularly those located on lower fl oors, can be left over exposed to the wide range of users of the space below

UNDERSTANDING THE CONTEXT:• In terms of form and massing, mixed-use residential developments share much in common with modern residential typologies

• The boundaries of the square are formed by the building frontages and the height to width ratio defi nes the primary level of enclosure.

• As previously identifi ed, it is in these developments where the balance between residential and commercial functions are most diffi cult to balance

• Commercial uses at ground fl oor level form the basic character of mixed-use developments

• Whilst being the primary source of activity and potentially creating the vibrancy and atmosphere that many residents desire, they can very easily dominate the space and compromise the ability to provide for more intimate areas.

INTIMACY: MIXED-USE RESIDENTIALDOMESTIC SPACES


• Although basic requirements for the provision of outdoor space may be met through the use of balconies and domestic squares, the limitations of, and competing demands on, open space within many developments may make the provision of areas with any real degree of intimacy very diffi cult.

• It may also signifi cantly impact upon the practicality of green space and planting

• The use of large communal terraces and roof gardens should be explored where the design allows.

RAISING STANDARDS: MOVING TOWARDS BEST PRACTICEAs previously noted, it is important to acknowledge that the relationship between residential and commercial uses is what draws many people to live within mixed-use developments. It is also equally important to consider that many of these developments are constructed as a result of adherence to other design and policy guidance which emphasises the contribution of these ground fl oor activities to the wider urban fabric. Neither of these motivations completely remove the necessity or desirability of access to outdoor space. Domestic squares can play an important role in meeting these needs and the range of design approaches and interventions outlined within this guidance aimed at facilitating this role must be given signifi cant regard. However, the limitations of these strategies within the context of mixed-use developments, particularly where public space is limited, must be acknowledged.

• Balconies are the most common form of semi-private outdoor space provided in mixed-use developments.

• Partially recessed balconies with solid fl oors provide a much greater degree of intimacy without compromising the sense of inclusion in the space as a whole.

• Balconies without such a recess can feel very exposed

INTIMACY: MIXED-USE RESIDENTIAL


• Both primary and secondary routes are valuable spaces for passive and active social interaction and should offer plenty of comfortable seating suitable for use in all seasons.

• Seating along secondary routes and in perimeter areas offers a greater degree of intimacy and benches should be placed in small clusters or single units with a signifi cant distance between them.

• Larger clusters or rows of seating allows for greater concentrations of activity and a more sociable character along primary routes.

• The primary pedestrian routes within the square will be defi ned by the pathways between entrances

• This can create a gradient of intimacy and sociability dependent on proximity to these routes, with the more social areas closer to the higher footfall

• These routes should be used to defi ne a range of different spaces within the square for different activities or with different characters

As previously discussed, domestic squares within traditional residential typologies provide an important social function. These spaces should facilitate interaction and activities that are both formal and informal, structured and spontaneous. They should meet the basic needs of their primary users groups whilst allowing for the space to evolve along with the communities they serve. The following sections will outline the fundamental design principles that can help to fulfi ll their role as sociable, playful and fl exible spaces without compromising the more intimate activities and characteristics we have explored so far.

Sociability: Traditional ResidentialDOMESTIC SPACES


accessible to all and can stimulate use of spaces throughout the day

• Play does not have to be limited to physical exercise

• The introduction of art and sculpture can create a visually playful landscape, create a distinctive character

MAINTAINING SOCIABILITY• Whilst their position away from primary pedestrian and vehicular roots provides a degree of natural intimacy, it also leaves some such squares prone to the negative impacts of inactivity

• The introduction of small, sympathetic commercial activities can help to stimulate use throughout the day

• Where squares are situated within walking distance of work places and schools, coffee carts and café huts can provide such a function without compromising the character or primary function of the space

RAISING STANDARDS: MOVING TOWARDS BEST PRACTICEPlay spaces have progressed a great deal from the provision of a swing and a slide in a dedicated gated area. There is real opportunity to create fl exible, interactive, exciting, beautiful and playful environments.

• Dedicated play spaces are still an important component as they can provide contained areas for younger children with safe fl ooring materials that are suitable for use all year round.

• Even within these defi ned spaces there is signifi cant scope for creating spaces which provide not only a more sensory and imaginative experience, but that can be interpreted in different ways by a much wider spectrum of age ranges.

• Best practice examples now incorporate music and art activities, a diverse range of natural materials including wood, sand and water, social spaces, organic structures suitable for climbing, balancing and sitting and even interactive materials that allow children to create their own structures.

• Play should not be considered an activity confi ned to a small formal space

• There are a range of innovative ways in which play can be designed into the wider landscaping of an area, allowing children of all ages to explore and interpret in their own way.

• Play does not have to be limited to children

• The growing number of outdoor gyms makes regular exercise

Play spaces form a fundamental part of domestic squares. An area dedicated to children play must be included where developments provide family housing and will be of particular importance in areas when existing provision is limited. The placement of defi ned activity areas such as children’s’ playgrounds will impact signifi cantly on the character of the space and despite their social nature, these should be located in secondary or perimeter areas so as not to dominate the space as a whole.

• Formal play spaces should offer soft surfacing suitable for use in all seasons

• Large expanses of grass offer fl exible space for a wide range of recreational and relaxation activities for people of all age ranges

• The provision of fl exible space also allows for the space to evolve and for residents to interact with it

SOCIABILITY: TRADITIONAL RESIDENTIAL


• Narrow, enclosed entrances indicate a degree of privacy and discourage casual use.

• Wider, open breaks in the built form can provide strategic views, suggesting the character of uses within.

• A range of these different entrance types can be used to differentiate primary and secondary entrances.

• Whilst the use of gating within the public realm is now widely discouraged within the majority of design guidance literature, it is important to acknowledge the need for its consideration within certain contexts.

• Where domestic squares are in direct proximity to a concentration of residential uses, and in particular in centrally located areas, gating between the hours of 7pm – 7am may be considered.

• The strategic location of entrances will allow natural pathways through the site to divide the space with greater levels of sociability being created along these lines of activity.

• Areas for more social activity should be concentrated towards the central areas within the square to maintain the intimacy of residential uses at a ground fl oor level.

• In addition to the positioning and type of entrances and the interventions discussed within the intimacy section, the location of clusters of seating and fl exible hard or soft landscaping within this central area will help to facilitate this.

Although seeking a degree of separation from movement within the main urban grain, modern typologies should recognise their status as a public space. Both entrances to the square and defi ned movement routes through the space can play a very signifi cant role in maintaining a balance between intimacy and sociability

• The use of staggered entrance points prevents clear sight lines through the square being created and signifi cantly reduces the likelihood of it becoming used an informal shortcut through the wider urban fabric.

• A range of entrance types can be employed in order to encourage or discourage use.

Sociability: MODERN ResidentialDOMESTIC SPACES


• Lower footfall uses such as offi ces, health clubs and nurseries should be located around secondary movement corridors allowing for a level of intimacy to be preserved whilst continuing to accommodate commercial activity.

• The positioning of these corridors should respond to movement in the wider urban grain.

• In addition, clear sight lines and use of materials can be all valuable in establishing these routes

The vibrancy of mixed-use developments is widely seen as a desirable feature of contemporary living. The sociability of these squares may be seen as an inherent feature and a fundamental reason for people deciding to live in these locations. Whilst this can often be true, it is important that the commercial activities contribute positively to the character of the square and do not completely exclude to possibility the inclusion of more intimate spaces.

• The designation of primary and secondary movement corridors through the square and clustering of activity types can help to maintain a balance between sociability and some level of intimacy.

Sociability: MIXED-USE ResidentialDOMESTIC SPACES


RAISING STANDARDS: MOVING TOWARDS BEST PRACTICE Although constructed in the 1970’s, The Brunswick offers a valuable example of how a mixed-use residential development can successfully marry vibrancy and sociability with a level of intimacy.

• A tiered structure with recessed balconies provides a level of separation from the bustling commercial activity below whilst maintaining a level of enclosure within the square

• Large semi-private areas located on the roofs of the shops provide fl exible communal spaces for residents

• Commercial activity is limited to the ground fl oor level and is dominated by cafés, restaurants which stimulate activity throughout the day.

• Primary entrances for all of the retail units are located within the square ensuring that they make a signifi cant contribution to the character and atmosphere

• The development is located in close proximity to a large public park, providing access to high quality recreational and relaxation space for all age ranges

• Whilst the clustering of lower footfall activities can help to preserve a balance of intimacy and sociability within the square, it is important all active facades contribute something to the areas upon which they impact

• Secondary entrances or rear exits such as the example pictured to the left may offer little or no value to the of the atmosphere of the square, yet they can have a signifi cant negative impact on the character of perimeter areas.

• Where no demonstrable necessity or benefi t can be presented, these facades should be used to introduce climbing plant, interesting textures and materials or artwork.

• Such facades should be located away from primary movement corridors and can facilitate the creation of more intimate areas

• Uses such as cafes and coffee shops offer a natural extension of residential activities

• They can provide a signifi cant positive contribution to the atmosphere of a square and are likely to sustain activity throughout the day.

• High footfall uses such as supermarkets are less suited to the character of domestic squares.

• Where they must be accommodated, they should be clustered along primary pedestrian routes.

SOCIABILITY: MIXED-USE RESIDENTIAL


• The use of different materials is an important tool for defi ning spaces and pathways.

• The change from hard materials such as stone, brick and other types of paving, to soft landscaping such as grass provides a obvious transition.

• However, changes from one type of paving to another can be equally effective.

• The choice of particular materials is discussed in the next section.

• The majority of squares will not accommodate such partitions but a range of distinct spaces in which to accommodate different activities, offering differing levels of intimacy and sociability should be sought.

• Small walls, open fencing, changes in level, clusters of seating, canopies and a range of planting from trees to hedges to planters are some of the elements that can be used to create spaces within spaces

This guidance has already touched upon the ways in which the passive management of movement and the strategic placement of uses can begin to create different environments within a single space. The creation of these spaces within spaces is a key component of all domestic squares, but plays a particularly signifi cant role in mixed-use developments.

• Building form can be used to physically partition spaces and different scales used to create more intimate or sociable areas.

• Commercial uses within these different areas should refl ect and enhance this character

Maintaining a Balance: Spaces Within SpacesDOMESTIC SPACES


• The importance of the incorporation of trees and other planting has been emphasised at various points throughout this guidance.

• In addition to the numerous benefi ts already discussed, the use of strategic planting and soft landscaping as a means of supporting natural life within the city should be given consideration.

• Low level railings, and soft fl ooring materials can provide a safe and comfortable environment for young children.

• The strategic placement of seating in and around these areas provides a degree of comfort and convenience for parents and carers as well as contributing to passive surveillance

• The use of surface materials needs to take into consideration the full range of potential users

• Uneven materials such as cobblestones can be prohibitive for wheelchair and buggy users and the elderly

• The use of CCTV is widely encouraged within a number of prominent design strategies.

• Preserving key sight lines, building orientation, maintaining levels of activity and providing strategic lighting can be very effective in facilitating passive surveillance and can provide a far greater contribution to an overall feeling of safety.

• The use of CCTV should be treated as a supplementary measure and should not be used as a substitute for the thorough consideration of these elements.

Comfort: Safe, Inclusive & Sustainable SpacesDOMESTIC SPACES


• By developing an understanding of the needs of all user groups and responding to the context in which it sits, good design is able to strike a balance between beauty and functionality

• The views that domestic squares provide from the surrounding buildings should be given signifi cant consideration

• However, this should not be pursued at the expense of creating a usable space, creating a picture rather than a place

• The incorporation of a variety of materials can be used to create visual interest.

• However, perhaps of greatest importance is the introduction of green space, trees, water and other natural materials

• This can provide an important break from the hard landscaping a built form of the rest of the city landscape

Good design must seek to strike a balance between aesthetics and functionality, modernity and familiarity, durability and comfort

• It is possible to suggest that the design of the outdoor spaces within developments should respond to the development as a whole

• Whilst it may inform the general aesthetic it is important to remember that these are public spaces and therefore must be inclusive and comfortable for visitors as well as residents

Comfort: Sense of OwnershipDOMESTIC SPACES


Engagement: Creating Responsive Spaces

• Types of activities that take place in domestic squares are very diverse and although some broad assumptions can be made about the users groups for each typology, an engagement strategy should form a integral part of the design process.

• The extent to which perspective or current occupants are able to be part of this process will vary from development to development

• Even in the very early stages of a development a target market will be established which will allow for at least a generalised study of the needs and desires of this demographic. Examples of current best practice within these typologies should also be utilised as a signifi cant resource.

• As a public space, the consultation and consideration of existing communities within the locality must also form a part of this process.

• Although the above table is a somewhat crude representation of the types of issues that could be surveyed and the outcomes are very specifi c, it does begin to illustrate how different the needs, desires and available resources of various groups can be, and how a design might respond to these.

• Meaningful and responsive engagement has the ability to facilitate creation of truly desirable and unique spaces.

CREATING A USABLE SPACE: ENGAGEMENT & MANAGEMENTDOMESTIC SPACES


THE TEAM

Daniel Gallgher

Shumin Gao

Ruonan Liu

Vincent Perrault

Deniz Unsal

CONSUMPTION SPACES


INTRODUCTIONCONSUMPTION SPACES

been conducted in order to understand the physical, historical and social background. The way they are perceived by users as well as their management and development processes have also been studied. The second phase has been dedicated to the drafting of this guidance document.

After introducing the distinguishing characteristics, which defi ne consumption places, their elementary components and their spatial confi gurations, the guidance presents a summary of identifi ed good practices and common problems. From this analysis a list of 8 key aspirations, which should be taken into account when designing or retrofi tting such places, is presented. The guidance follows on breaking down these aspirations into design requirements and advices. The document ends with recommendations on the delivery process and the long-term management.

Trade and exchanges are part of the British history and London has always played a vital role in this regard, yesterday as one of the major commercial harbour, today as a global tourist destination and business decision centre. Although the nature of the exchanged goods and services has changed over the centuries, main trade locations remained the same and these places are still an important lever of the vibrancy and dynamism of the global capital.

The purpose of this guidance is to focus on a particular type of public open spaces where consumption activities are predominant. It is aimed at designers, developers, planners, politicians and managers to better understand what contributes to the success or failure of these spaces when planning a new development or retrofi tting an existing site.

The present document is the result of student group work. In the fi rst phase, a thorough analysis of several existing places in London has


WHAT ARE CONSUMPTION SPACES?CONSUMPTION SPACES

Consumption places are public open spaces, part of the public realm where consumption activities are predominant.

These places differ from the traditional high street or the usual street markets by being pedestrian (closed to vehicular traffi c) spaces. This category of spaces does not include the indoor covered private places of consumption such as shopping malls or supermarkets. They can be both publicly or privately owned and managed.

There is a long UK tradition of marketplaces, which have evolved, historically with the growth of London into specialized markets providing the whole city with all the foods, goods and services needed. This tradition has also been infl uenced by other marketplaces models such as the Italian Galleria, the Persian Bazar or the Arab Souk.

Since the industrial revolution and over the 20th century retail and wholesale have been increasingly separated and the retail activities have progressively been concentrated in larger and larger stores.

Today’s consumption places often combine a mix of fi xed retail and mobile temporary stalls. They are by essence places where people meet and exchange and should be not be designed to only focus on the maximisation of trade.


Elementary components, which shape consumption placesCONSUMPTION SPACES

EXTERNAL SEATING AREASExternal seating areas can be linked to one shop unit (restaurant or bar) or shared by several. They allow the users to relax or consume food or drinks. They are sometimes exclusively reserved for customers what could generate a sense of privatization and discontinuity of the public realm.

STALLSStalls are mobile retail units, which tend to gather in a much smaller space (than the shop unit) service, storage and goods display areas. They are a historic form of exhibiting goods and create a more interpersonal relationship between the stall vendor and the consumer. The level of homogeneity of displays and the overall layout of a group of stalls form a modular space of various combinations.

SHOP UNITSShop Units host retail activities of all kinds. The entrance generates the physical interface with the outdoor. The facia, the shop window, the canopy, the stall riser, the pilaster and the sign contribute to the visual interface and directly infl uence the sense of enclosure and activity of consumption places.


Spatial Confi guration of Consumption PlacesCONSUMPTION SPACES

Three main spatial typologies have been identifi ed. The corridor shape is usually characterized by a linear continuity of the shop frontages and a relatively narrow width between the building frontages. The limited transversal permeability restricts the diversity of routes. This shape of consumption places may derive from a pre-existing street, which would have been transformed into pedestrian space.

The square shape is a typical square surrounded mainly by retail venues at the ground fl oor. The public space tends to host temporary activities, which sometimes can gain in formality over time by receiving a light structure (tent or metallic structure) to protect the users from uncomfortable weather conditions.

The last type is the one shaped at the crossing of streets very probably generated by the “natural” meeting occurring at such places. It can also occur as a by-product of infrastructural development providing function and use to an otherwise unutilized space.


Identifi ed good practices and common problemsCONSUMPTION SPACES

PROVIDING SHELTER OR AN OVERHEAD CANOPY STRUCTURE TO CREATE A MORE COMFORTABLE PEDESTRIAN EXPERIENCEOverhead canopy structures can create a higher comfort level and protection from the natural environment since consumption spaces are part of the public realm. Open-air structures provide protection while maintaining the environment of an outdoor public space. Consumption spaces that un-protected are much more sensitive to environmental conditions and can be uncomfortable for pedestrians throughout the seasons.

Un-integrated spaces can appear to create a level of confl ict and competition between permanent fi xed retail and informal market vendors in stalls.

ARCHITECTURAL INTEGRATION WITH THE SURROUNDING SPACEUsing design to create a ‘sense of place’ helps to enhance the relationship and connection between the public & private realms, which creates a more aesthetically pleasing experience for site users.


VARIETY AND DIVERSITY IN THE GOODS AND SERVICES OFFERED HELP TO CREATE AN INCLUSIVE SPACE THAT TARGETS A WIDER SPECTRUM OF POTENTIAL SITE USERSConsumption Spaces that offer a variety of goods and products end up attracting a wider range of target user groups who might not be able to use a space for consumption of commercial/franchise goods. Increasing the variety of goods also allows for more local independent vendors to establish themselves in a space.

Consumption spaces that are to specialised in the products offered run the risk of becoming exclusive or only being utilised during limited hours, or by a limited group of the population. They also create an environment that feels privatised as opposed to public.

USE OF SITE AMENITIES SUCH AS BENCHES, PLANTERS AND OTHER AMENITIES TO PROVIDE A COMFORTABLE SPACE FOR PEDESTRIANSPublic seating areas and various site amenities can create a more comfortable experience for site users and allow for relaxation in spaces that are often used for meeting areas as much as they are for consumption.

Pedestrians should be the focus of the space. Spaces should have adequate amenities to serve the site users to avoid issues where people sit in areas that aren’t intended for seating.

IDENTIFIED GOOD PRACTICES AND COMMON PROBLEMS


FLEXIBILITY IN THE FUNCTIONS OFFERED IN THE SPACE TO PROVIDE NON-CONSUMPTION ORIENTED ACTIVITIES TO SITE USERSProviding a level of fl exibility for non-consumption oriented activities such as entertainment, or gathering / seating areas allows for the space to be more multi-dimensional and better serve the needs of the public.

Spaces that do not have a level of fl exibility are more subjective to the ebbs and fl ows of the fi nancial markets and run the risk of being severely under utilised – regardless of the level of design.

KEEPING THE PUBLIC REALM ‘PUBLIC’The public realm should primarily serve the public – spaces that provide common gathering areas that aren’t specifi cally owned by any particular retail venue encourage gathering and relaxing.

Many consumption spaces have begun to privatise the public realm which creates an exclusionary environment with spaces that are often under utilised.



CONTEXTUAL RELATIONSHIPS OF SITEWorking with the existing context / history of a site can help enhance the sense of character and provide identity to the place. Creating spaces that are unique help separate consumption spaces from shopping malls and increase the sensory experience for the site users.

While markets and consumption spaces are meant to serve the public, they can also create confl icts with existing residential buildings with residents who may be looking for an area for their children to play or quite time to relax.

COMMERCIALISATION / HOMOGENISATION OF SPACEProviding independent retail stores help to foster the character of the space while also avoiding the homogenisation of the public realm.

Spaces that are overly commercial can be exclusionary to various demographics. Providing a high amount of franchise retail undermines the unique identity and character of a given space.



Aspirations for consumption placesCONSUMPTION SPACES

COMFORTConsumption places should provide a certain level of comfort such as protection from the elements (rain, wind). Due to the high level of frequency of use they should be maintained at high level to keep the site free of litter and debris.

SAFETYBecause of these value transfers, these places require a particular attention to permit the safety of the exchanges.

As they usually host a diversity of people form various backgrounds, possible user confl icts may occur and should be avoided.

VIBRANCYConsumption places are by essence spaces where people meet, walk through, have a break, seat or stand. These activities contribute signifi cantly to impulse the vibrancy that designers and planners strive for. Although the monetary exchanges have become increasingly dematerialized over the past decades, consumption places remain the primary physical location of money transfers and wealth generation.


Aspirations for consumption placesCONSUMPTION SPACES

INCLUSIVENESSAlthough it is obviously not possible to meet everybody’s needs in one place, consumption places should not be designed for a narrow range of users according to their purchasing power, age, or physical capabilities. These places should not loose their historical function of a social meeting and exchange place.

DIVERSITYThe richness of consumption places derives from the diversity of goods and products offered which is intricately related with the diversity of retail types and the blend (balance) between franchise and independent venues.

ADAPTABILITYThe closures of shop units or stalls deactivate the places where they are predominant. A reasonable continuity of activity should be preserved to and avoid long periods of closure (either defi nitive or temporary).


Design requirements and advicesCONSUMPTION SPACES

LOOKING AT THE REQUIREMENTS AS THE FOUNDATION FOR CONSUMPTION SPACES THE ‘ADVICE’ BUILDS OFF THE ‘REQUIREMENTS’ AND CREATES A FRAMEWORK OF ITEMS THAT SHOULD BE INCORPORATED INTO THE SPACES IF THE DEVELOPMENT PROCESS PERMITS, FOR BOTH NEW DEVELOPMENTS AND EXISTING SITES.

REQUIREMENTS ARE THE ELEMENTS, WHICH MUST BE MET IN ANY DEVELOPMENT THAT WISHES TO CREATE A CONSUMPTION SPACE (NEW DEVELOPMENTS AND EXISTING OR RETROFIT SITES). [IMAGE_058]

Relationship between Requirement and Advice

Requirements = Foundational elements

Advice = Capstone elements


Variety and Diversity in types of retail and products offeredCONSUMPTION SPACES

Providing a variety in the physical size of the retail units creates opportunities for independent retailers as well as larger franchise retail venues. This blend between the two creates a space that has the fl exibility to evolve and offer a greater range of selection choices to the site users. The incorporation of independently owned retail venues also provides opportunities for local residents to establish businesses in these locations and creates a greater sense of local ownership over the space.

STALLS:can sell a variety of products ranging from artisanal clothing and craft goods, products for tourists as well as food and produce items. These can be formally incorporated as part of the space or temporal to create more specialised markets that are used on a seasonal, monthly, or weekly frequency.

SHOPPING UNITS:varying the size of the units can attract locally owned small businesses to larger more franchise venues. By providing a range of businesses, the consumption space is better able to serve the public.

FOOD COMMERCE:ranging from cafés to restaurants, bars and pubs - food has a very historic connection to consumption spaces. This allows for consumption spaces to serve the public at a variety of times throughout the day as well as allowing for local produce and items to be sold to residential populations.

Consumption places are oriented around consumption activities. Some spaces can be more specialised then others but the primary focus is on consumption - this can be through stalls & vendors, shopping units, or food oriented commerce. Regardless of the range of goods and products provided there is an aspiration to provide diversity. Food markets offer a diversity of foods, more commercialised spaces offer a variety of products, other spaces provide variety and diversity through offering a blend of stalls, franchise and independent retail units.


Variety and Diversity of Activities (non-consumption oriented)CONSUMPTION SPACES

Non consumption oriented activities are focused around leisure and recreation, which can viewed in two separate categories, passive recreation and active recreation.

Passive Recreation: consists of providing areas for public seating, allowing street performers and entertainers to perform their acts, allowing for public art to be provided in the space, as well as opportunities for educational uses such as libraries and or child care facilities. Active Recreation: consists of providing areas in the public that can used for sports or ball games, areas for children to play as well as open areas that can be used for a variety of unspecifi ed activities.

Advising Consumption Spaces to provide a level of fl exibility in the public realm for non-consumption oriented activities helps make the space more inclusive to the public, allows for the space to provide a greater range of functions, and increases the overall target audience for vendors and stores while also better serving the public.

ising Consumption Spaces to provide a level of fl exibility in theblic realm for non-consumption oriented activities helps make the ce more inclusive to the public, allows for the space to provide aater range of functions, and increases the overall target audience for dors and stores while also better serving the public.


Active Store Frontages - RequirementsCONSUMPTION SPACES

Active frontages serve as the link between the public realm (consumption space) and the private realm (retail location). Maximising the use of store frontages helps ensure a greater connection between both realms. Active Frontages also allow for the public to ‘window shop’ and decide if the specifi c retail venue is something that they wish to explore further or come back to another time. Active Frontages must be incorporated with the architecture of the building in order to not create a disconnect between the retail venues and architecture of the site.


Active Store Frontages - AdviceCONSUMPTION SPACES

Creating a ‘transitionary zone’ between the retail venues and the public realm helps increase the active frontage while also providing a level of shelter from the elements and increases the connection to the private realm. Incorporating transitionary zones into consumption spaces can also create a higher level of aesthetic appeal and provide a break from the monotony of a continuous row of store frontages.


Enclosure - RequirementsCONSUMPTION SPACES

Consumption Spaces are primarily pedestrian open spaces that are defi ned by the presence of retail venues. The spaces have a level of enclosure (through different morphologies) which creates a distinct ‘sense of place’. Each morphology has different levels of permeability throughout the space but the presence of continuous retail (consumption) frontages at the edges is a consistent.

RETAIL EDGES ALONG A CENTRAL AXIS DEFINE CORRIDOR SPACE

RETAIL EDGES ALONG MULTIPLE AXES (GRID) DEFINE SQUARE SPACE

RETAIL EDGES ALONG MULTIPLE AXES (NON-GRID) DEFINE CROSSING SPACE


Enclosure - AdviceCONSUMPTION SPACES

Canopy / Overhead Structures allow for the opportunity to create a space within a space. They can be incorporated into spaces in a multitude of ways. Along the perimeter of the site, as a free-standing structure within the site (permanent or temporal) as well scattered along primary circulation routes throughout the site.

Providing an open-air structure or canopy can help increase the comfort level of the space for the public. Since consumption spaces are exterior spaces and used by the public they are subject to fl uctuations in use depending on the season and weather. Open-air structures can offer protection from the elements and allow the space to be utilised on a more year round basis while also increasing the visual aesthetic of the site.


Circulation - RequirementsCONSUMPTION SPACES

Examples of site circulation patterns

• Interior circulation patterns should allow users to have a choice of movement throughout the site.

• Circulation patterns should be permeable and have connections to surrounding contextual area.

• Site morphology has a big infl uence on circulation patterns – connections to surround sites and scale should be considered.

Creating a space with an interior circulation pattern provides greater interest to site users and allows for an increased choice of movement patterns. Historically markets and consumption spaces were very congested and organised very haphazardly. Interior circulation routes help create the feeling of traditional marketplaces and enables site users to spend more time exploring the space.


Circulation - AdviceCONSUMPTION SPACES

Examples of stalls to create internal circulation in various morphologies.

• Incorporation of stalls can help create internal site circulation patterns.

• Temporal nature of the stalls allows for fl exibility and variety in creating circulation patterns.

• Stalls can be utilised to help enhance the feeling of a ‘space within a space’ and enhance the legibility and uniqueness of the consumption space for the site users.

Utilising informal stalls can help create the feeling a classical marketplace circulation pattern. The informal layout can provide users with a different spatial experience then a contemporary ‘shopping mall’ provide and instead offer users the opportunity to explore, discover and barter their way through a the stalls. Stalls should be grouped in clusters, they can be easily incorporated into existing as well as new spaces. The use of stalls also provides local independent retailers the opportunity to sell their goods in a space that they might not have otherwise been able to afford.


Accessibility & Connectivity - RequirementsCONSUMPTION SPACES

LEGIBILITY / IDENTITY - REQUIREMENTSConsumption spaces are to have a sense of identity and be legible to the public. Signage should be provided to communicate hours, location, site amenities, events (temporal markets) and orientation throughout the site, as well as providing information on locations (directions) of public transportation. Uniformity of signage between retail venues and site information helps to create a sense of identity in the site.

ACCESSIBILITY - REQUIREMENTSConsumption spaces are pedestrian spaces and part of the public realm. Connections and proximity to public transportation is vital to ensure that the space has the potential to be utilised by the urban population Locating consumption spaces within in a 5-10 minute walking distance radius from the public transport network ensures the urban connectivity to the site.

Creating an inclusive environment that can be utilised by users of different physical abilities must be considered and incorporated into the design process. Accessible site conditions must be provided at all new developments as well as retro-fi tting existing spaces that have evolved over the years.


Planning and delivering consumption placesCONSUMPTION SPACES

dedicated to the design and functioning of the retail areas should also incorporate representatives of local residents. The diffi culty relies for new development on the fact that future occupiers are not known at the pre-application stage and therefore not heard. In this case, the study of similar places and businesses should be conducted.

WHAT SHOULD BE DISCUSSED?The discussions should deal with the following items:

The physical features of the public realm (scale, dimensions, materials, shape, furniture, lightings, circulation patterns)

The physical features and typologies of tenure of the shopping units and stalls (components of the shop frontage, visual identity charter, size of the units)

Mixture of small and large units and the opportunities and conditions for affordable units

The maintenance and operations: opening hours, provision of utilities (water, energy, waste collection), selection process of new stall tenders, service areas and delivery lorries routes.

should help in identifying the aspirations for inclusiveness or diversity of a place and understand how an existing or future place could serve the local communities, if integrated with the surrounding environment.

The present document could also serve as base for the drafting of a specifi c supplementary design guidance adapted to a local context. There are similar design guidances today which only tackles the dimension of the shop frontages but do not deal with the public realm design that support the main shopping activities.

It should also be included in any negotiation on new development scheme, which would affect or create consumption places. Ideally the guidance should be referred to or included in any area planning framework document at the earliest stage. [IMAGE_092]

WHO SHOULD BE INVOLVED?Consultation meetings on the preparation of either a new guidance or a new project should gather following stakeholders:

Ward members

Developers and professionals involved in the design and building

Tenants, wider local residents, businesses and organisations

When retrofi tting the public realm around an existing place surrounded by retail, it’s important that each businesses be consulted on the impact of the design and work with regards to their usual business operations.

When preparing a planning application, some community liaison group

The Guidance within the existing planning literature

Over the past years the planning literature has been increasingly integrating the need for sustainable economic growth.

The 2009 PPS4 Planning for Sustainable Economic Growth, the 2011 Ministerial Statement Planning for Growth or the latest version of the Draft National Planning Policy Framework all emphasise the relevance of location of developments in strong city centres, the importance of local authorities identifying primary and secondary shopping areas, monitoring the needs and assessing the capacities.

The London Plan 2011 tackles the issues of retail mainly in its policies 2.15, 4.7, 4.8 and 4.9. In addition to the previous mentioned documents, it underlines the need for preservation of small shops and refers to the possibility (when relevant) to promote affordable shopping units.

The present guidance is aimed at designers, developers, planners, politicians and managers at the borough level.

WHEN SHOULD THE GUIDANCE BE USED?The present guidance should compliment the traditional tools for the assessment and monitoring of the vitality of identifi ed shopping areas by local authorities, such as retail capacity surveys. It would thereby bring another qualitative, more design focused approach. For instance it


Long-term managementCONSUMPTION SPACES

Different situations, different tools and vehicles, one trend.

Consumptions places can result from several types of initiative. They can be part of a broad privately led development scheme or a publicly owned and managed pedestrian shopping area surrounded by independent shopping retails. If there is a clear trend in increasing private development and management of public spaces (LONDON ASSEMBLY 2011), several models of developments have been identifi ed according to the scale, the land tenure, the complexity and the aims targeted.

HOW TO MONITOR PRIVATE ACTIONS AND DRIVE CHANGES?By better enforcing planning obligations and fostering initiatives: (London Plan Policy 4.7, 4.8, 4.9)

By monitoring the economic and public realms life: Assessing the needs, Retails Capacity Surveys

In the case of the places being comprised within the area of the Business Improvement District, the local authority should make sure its identifi ed needs and design requirements and advices is included and taken into account in the visioning exercise business plan proposals at the preparation stage and when contracting the operating agreement.

S.106 agreements


REFERENCES

PORTAS M. (2011) The Portas Review, An independent review into the future of our high streets

THE RETAIL MARKETS ALLIANCE (2009) Markets 21, A Policy & Research Review of UK Retail and Wholesale Markets in the 21st Century

WEST LOTHIAN COUNCIL (2008), Retail Capacity Study by Halcrow Group Limited

Websites

Covent Garden Trust

http://www.coventgardentrust.org.uk/

Covent Garden Public Site

http://www.coventgardenlondonuk.com

Duke of York Square

http://www.dukeofyorksquare.com/

Coin Street Community Builders

http://www.coinstreet.org/developments/gabrielswharf.html

COMMISSION FOR ARCHITECTURE AND THE BUILT ENVIRONMENT – CABE (2006), The principles of inclusive design

DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT – DCLG (2002), Planning Policy Guidance 17: Planning for open space, sport and recreation

DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT – DCLG (2009) Ministerial Statement Planning for Growth

DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT – DCLG (2009), Planning for Town Centers, Practice guidance on need, impact and the sequential approach

DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT – DCLG (2009), Planning Policy Statement 4: Planning for Sustainable Economic Growth

DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT – DCLG (2012) National Planning Policy Framework March 2012 Version

GREATER LONDON AUTHORITY (2011), London Plan 2011

LONDON ASSEMBLY (2011), Public life in private hands Managing London’s public space published by the Planning and Housing Committee

LONDON BOROUGH OF WALTHAM FOREST (1999), Shopfront Design Guide

Case studies

The present document has been based on the thorough analysis of the following places: Covent Garden, Watney Market, Duke of York Square, Gabriel’s Wharf, Borough Market. Other places such as Picadilly Circus, Euston Piazza, Festival Riverside or Leicester Square have also been visited and nurtured our refl ection.

ASSOCIATION OF LONDON GOVERNMENT – LONDON BIDS (2005), Local Authority Guide to Business Improvement Districts

ASSOCIATION OF LONDON GOVERNMENT – LONDON BIDS (2005), Local Authority Guide to Business Improvement Districts

ASSOCIATION OF LONDON MARKETS, http://www.aolm.co.uk/, accessed on February 2012

CITY OF NOTTINGHAM, (2005) Shopfront Design Guide

CONSUMPTION SPACES


THE TEAM

Staurt Outhred

Agnes Hagan

Ian Gracie

Gayatri Hegde

Zhi Liu

CIVIC SPACES


DISTINGUISHING CHARACTERISTICSCIVIC SPACES

London’s civic spaces are an essential component of the city’s suite of open spaces and broader public realm. They help characterise London, tell a story of it’s past, and act as vital spaces for people to interact with London’s political leaders and the public sector.

Civic spaces are important for London. This guide seeks to refl ect this importance, and highlight a design approach that ensures existing and future civic spaces are excellent.


London’s civic spaces are an essential component of the city’s suite of open spaces and broader public realm. They help characterise London, tell a story of it’s past, and act as vital spaces for people to interact with London’s political leaders and the public sector.

Civic spaces are important for London. This guide seeks to refl ect this importance, and highlight a design approach that ensures existing and future civic spaces are excellent.

CIVIC SPACES ARE;• A “front porch” of our public institutions.

• An anchor for London, the local, metropolitan and national communities.

• The symbolic heart of a town and a key element in giving London its distinction.

• The space where civic land uses meet their urban environment.

The physical nature of civic spaces typically involves;

• A forecourt to civic buildings, often with at least one frontage addressing the main entrance or façade.

• A setting for monuments, statues and other memorials or public art installations.

• High quality materials & fi nishes.

• Designed for pedestrians and adaptable to cater for civic events and meetings.

• Consistency throughout built form, landscape and furniture / lighting design.

Our investigation of civic spaces; Distinguishing characteristics

This hierarchy refl ects the diversity of London’s civic spaces. It reminds us that civic space is not just the grand and obvious, but also the simple and local spaces we use and pass through every day.

DISTINGUISHING CHARACTERISTICS


This hierarchy refl ects the diversity of London’s civic spaces. It reminds us that civic space is not just the grand and obvious, but also the simple and local spaces we use and pass through every day.

DISTINGUISHING CHARACTERISTICS


BEST PRACTICECIVIC SPACES

Our investigation of civic spaces; Best practice Successful civic spaces are made up of a combination of positive qualities that include a wide range of users and work to be used as a platform for civic activities.

TRAFALGAR SQUARE:This civic space is very symbolic in its architecture and surrounding buildings and monuments such as the National Gallery and Nelsons Column which can be seen from afar making the space very legible. The northern side of the site was completely pedestrianised in 2003 and although there is control in the area, it is to keep pigeons off the site and unruly behaviour. Although this may exclude the minority, it makes the space more inclusive for the majority

CROYDON TOWN CENTRE:Although it is not as distinctive on a London-wide scale, to the people of Croydon the centre is a highly symbolic part of the town, demonstrating historic value. There are many transport links to the area, civic buildings, monuments (including the town library), town hall, memorial and council buildings. Although there is not much seating infront of the town hall, the design of the buildings have wheelchair and pushchair access, and there is a nearby park for stopping and resting. The space is not very fl exible but this means that it serves a civic purpose all the time.

LEGIBLE

SYMBOLIC


Our investigation of civic spaces; Best practice

SPEAKERS CORNER, HYDE PARK:Despite the site merely consisting of the corner of a park it is highly fl exible. It comes alive one day a week to serve as a platform for freedom of speech to members of the public. It is open to all and used for many regardless of the lack of street furniture such as seating and cycle stands. It is highly accessible by bus, train or on foot and as the space is quite small it is very legible and suffers no permeability issues.

ACTON TOWN CENTRE:This civic space is successful on a local scale by being highly accessible by many modes of transport. There is also a nearby car park which allows even more users that visit the area to stay in the space. The buildings in Acton town centre such as the town hall and library are in close proximity for each other and demonstrate a highly public community presence in the area.

BEST PRACTICE

FREEDOM OF SPEECH

HIGHLY ACCESSIBLE


COMMON PROBLEMSCIVIC SPACES

INIGO SQUARE, COVENT GARDEN:Situated in Covent Garden Piazza behind St Paul’s church, Inigo Square has become widely known as ‘The Actors’ Church.’ however the site also refl ects the common trait of being hidden away in a discreet location. The area is mainly dominated by retail and it is easy to miss this isolated spot situated behind the church thus making it illegible to people that do not know this area well

LAKESIDE TERRACE, BARBICAN:Although this Civic space in the Barbican has some stunning architecture, the practicality of it is not very high. It is in a location that is hidden from away from the public thus making it quite illegible and diffi cult to fi nd. Also one has to go up and into the nearby apartments to cross over the lake and then back down before entering the space. In terms of ownership, Lakeside Terrace is privately owned unlike most other civic spaces, therefore security presence is quite high here creating a perceived feeling of exclusion.

Our investigation of civic spaces; Common problems

Exclusionary, impermeable, inaccessible and over managed places are just a few of the mistakes that are frequently made when trying to create a civic space.

INACCESSIBLE ILLEGIBLE


Our investigation of civic spaces; Common problems

BUCKINGHAM PALACE:Known as the most offi cial and symbolic building in London, at fi rst glance one would expect it to be the perfect civic space. However when taking a closer look, the site is only partially pedestrianised with the use of temporary barriers. This severely affects permeability for users. There are also no crossings on the road opposite in order to maintain the prestigious appearance of the space. This however, creates pedestrian, cyclist and traffi c confl icts.

PARLIAMENT SQUARE:The location of this site is a prime one as it is situated amongst some of the most recognised buildings in London. Therefore the actual location of Parliament Square is very accessible with a number of nearby tube stations, however, it is a patch of grass in the middle of a large roundabout with no crossings thus making it very inaccessible. Another common problem found here is the issue of management and control. It is a civic space designated for freedom of speech for the public however it has been closed off for months at a time when things have gotten out of hand.

COMMON PROBLEMS

IMPERMEABLE

ISOLATED


VISION AND GUIDING PRINCIPLESCIVIC SPACES

SYMBOLIC Refl ect the history and character of the community.

Bring the community together and act as a center.

ADAPTABLEFlexible to changing time and various seasonal uses.

INCLUSIVEPeople from all walks of life should be able to relate to and enjoy using the space.

ACCESSIBLE

Encourage movement to and/or through the space.

Pedestrian friendly

PUBLICFor the people and by the people.

People are aware the area is public and for their use.

HIGH QUALITYDesign, materials, art work and fi nishes contribute to a consistent and legible urban environment.

Six guiding principles:Vision:

London’s civic spaces will provide inviting and open environments for its citizens, workers and visitors to engage with the city’s civic and administrative bodies.


Measuring qualityCIVIC SPACES

Achieving high quality design outcomes - Using these six guiding principles we can ensure future design interventions, or new civic spaces achieve an excellent design standard.


Design requirements & advice; InclusiveCIVIC SPACES

ADVICEIt is advisable that there should be a fair amount of facilities so that users can stay and enjoy the space.

The inclusivity is not just physical but also emotional. When an individual feels it’s a part of his or her life they are less likely to misuse or vandalise the space.

REQUIREMENTSThe space must aim to be relatable and be used at various times by people who enjoy using it.

The space must have a porous boundary so that users feel psychologically welcome. High barriers give a sense of exclusion.

The space can be made inclusive by locating it close to main streets that are busy and mixed use which are used by various people at different times during the day.

Civic space should be inclusive and inviting to people from all walks of life.

Achieving a space that is legally / offi cially inclusive is as important as people perceiving the space as inclusive.

An accurate measure of inclusivity is users’ perceptions.


Design requirements & advice; AccessibleCIVIC SPACES

ADVICELocating the civic space close to other activity centers in the city ensures that the space is also used during non-peak times

Signage could be used at street level to make the space more accessible.

Advertising the space for upcoming events would attract people from both the local and city level.

SPACES WITH MULTIPLE ACCESS POINTS INCREASE THE POTENTIAL OF IT BECOMING A SUCCESS

Civic space should be physically accessible in a convenient manner.

A measure of accessibility can be both physical in way of ramps, guide rails etc. and physiological by ensuring good connectivity.

REQUIREMENTSThe space must be paved and pedestrianised, to allow ease of movement, but not necessarily the space around civic areas.

The space must connect with various bicycle networks, walkways, bus routes and tube stops to make it easily accessible.

Visual access; the space must have clear lines of sight from multiple points to make the area more legible to attract users.


Design requirements & advice; SymbolicCIVIC SPACES

THE DESIGN SHOULD:1. refl ect the history and character of the community

2. incorporate community issues into the result

3. Instill a strong sense of community that connects the people together.

Measuring symbolic quality of the space depends on the how well the users relate to the space.

REQUIREMENTSAttention should be given to details to weave a story of history of the people and the place and its evolution to its current use. This also refl ects the quality of the space created in the end.

Public art refl ective of the surrounding community should be clearly displayed in predominant areas. Sculptures, for example, are an essential symbolic part of civic squares. With rich history they silently interact with the people and help them relate to the past.

ADVICEThe space should be such that it invites informal congregation as well as formal so that the space can become a key meeting point through everyday social interaction.

Design of the space should accentuate vistas and sight lines to key building facades and civic features.

HISTORIC BUILDINGS SYMBOLIC OF THE COMMUNITY WOULD ATTRACT THE LOCAL POPULATION


Design requirements & advice; AdaptableCIVIC SPACES

ADVICEThe landscape should not be rigid, and have enough open space in order to manipulate its use for different civic events and purposes.

ADAPTIVE SPACES HAVE THE POTENTIAL TO UNLOCK LOCAL SOCIETIES’ NEED FOR EXPRESSION

Civic space should adapt to changing time and various seasonal uses.

This will bring the local community together as it can access all social groups with their different interests.

REQUIREMENTSThe space must incorporate plans for potential adaptation so that it can change with the public’s need for a civic space.

This can be achieved through constantly hosting different public events so that it can be used according to different sections of local society.

While it is important that the space should adapt for local events, care should be taken to ensure the civic nature of the space is not lost. (ie. The space becomes exclusionary of some people / groups).


Design requirements & advice; PublicCIVIC SPACES

ADVICEDesign should attempt to amplify or enhance civic building facades, statues or public art on the site.

Regular planned and unplanned activities ensures constant use which could be propagated by the local authorities.

Civic space should be a space that physically encourages social activity and consist of facilities that add vitality to planned and unplanned activities.

REQUIREMENTSIt must provide a location for public celebrations of events or demonstrations.

Comfort and safety of the users by use of passive and active methods.

Civic space should be created for the people and thus recognised as public by those same users.

Perceptions of the space are as important as legal or offi cial ownership and management. Civic space needs to ‘look and feel’ public, like it’s a fundamental part of the city.

The space should be managed and owned by the local authorities to ensure it is completely open to the public and not gated for private users.


Design requirements & advice; QualityCIVIC SPACES

Landscape areas and water features can add life to a civic space, the seasonal nature of this element adds vitality to the space and transforms it.

ADVICEThe design of the furniture could be forms of public art but comfort must be paramount to any design.

The furniture should be a similar design to the surrounding space but not essential as there are examples of successful unique public furniture

The quality of civic space is important to ensure a sense of pride in the space.

Spaces that are clean and made of a quality material refl ect a positive image of the space which will aid its success.

REQUIREMENTSThe pavement is signifi cant and requires to be well designed with quality materials that relate to the setting of the place and refl ect the character of the space.

Street furniture should be made for comfort to encourage all day use. Uncomfortable seating will prevent local people from staying.

The materials must be high grade which are easy to maintain and clean. A clean space indicates its importance to local authorities and people alike.


Development and delivery processCIVIC SPACES

Expert design input can help spark ideas for the future design of civic spaces. Genuine public involvement in this early phase is essential to ensure community priorities are embedded in the design.

This should be an iterative process; develop an idea, review, modify, review again, etc.

Expert and academic reviews can provide essential guidance to ensure the design achieves an excellent standard. Most importantly, community engagement should defi ne this process for civic space design, allowing as much feedback from the London community as possible.

Following a clear, open and deliberate process will ensure the fi nal design of civic spaces is appropriate, high quality, and spaces Londoners can be proud of.

POTENTIAL METHODS:Design competitions

Stakeholder workshops

Community workshops

Commissioned designs

POTENTIAL METHODS:Design charettes

Academic & expert panels / crits.

Community engagement sessions.

Online tools for input & collaboration.


Management; OwnershipCIVIC SPACES

It is essential that the ownership of civic space remains within the public sphere.

Collaborative management can be enabled through steering groups.

While there may be many stakeholders within the civic space, it is essential to have one ‘steering group’ which is responsible for the day-to-day maintenance and operation of the space.

This will ensure civic spaces remain civic spaces. Where civic space are owned by the private sector, the risk of commercialisation, exclusion and a general deterioration of the space’s function as a civic space can occur.

A number of current spaces are owned and operated by a number of different partnerships and so it becomes unclear as to what the space is aspiring to and it then also becomes diffi cult to attain a revenue stream through private funding due to the complicated nature of the ownership.


Management; MaintenanceCIVIC SPACES

Predominantly funding will be from the public sector but endeavours should be made to attain a secure private sector fi nancing stream to ensure that the space is sustained.

The role of the private sector will become increasingly important in the management and maintenance of civic space and will break down any previously perceived barriers for investment.

BIDS (BUSINESS IMPROVEMENT DISTRICTS)An area in which local businesses pay an additional business levy on top of council rates to fund improvements within the districts boundaries i.e. civic space.

TIF (TAX INCREMENT FINANCING)A method which uses future gains in taxes to subsidise ongoing improvements. The completion of projects surrounding the site will raise the value of surrounding real estate and thus, tax. This tax is then reinvested into the local civic space.

SPACE RENTALLetting the space for promotional activities can generate substantial income which will be reinvested directly back into the civic space.


Management; Operation CIVIC SPACES


THE TEAM

Tuo Ding

Jonathan Finch

Ameen Hachemi

Jing Fu

Maria Mustieles Crespo

COMMUNITY SPACES


FRAMEWORK AND REVIEWCOMMUNITY SPACES


INTRODUCTIONCOMMUNITY SPACES

With the increased pressure to develop at higher residential densities to accommodate the city’s housing needs, communal spaces will be looked to for the provision of places to meet, play, socialise and relax, and provide the high quality of life expected of a world city. They therefore are an integral element of the social infrastructure of the city and vital to creating successful neighbourhoods with proud residents.

London is a rich and diverse city, with an estimated 7.83 million inhabitants* from over fi fty non-indigenous countries, speaking over 300 languages (guardian). It plays a multitude of roles, as a global fi nancial centre, a tourist destination but most importantly in the context of this document, it is a home to its many vibrant communities. With this vast multicultural metropolis embracing such a status it is important that London provides successful spaces within which it’s residents can interact, socialise and produce the ‘sense of belonging’ that is fundamental to the reproduction of communities themselves.


USING THIS GUIDANCE – Raising the standardsCOMMUNITY SPACES

Rooted in the ethos of community engagement and utilising best practice examples throughout, the document sets out the design requirements/principles that are considered essential to the delivery of any successful community space; whether a new proposal or the regeneration of an existing space, and provides design advice aimed at raising the standards of London’s spaces.

Guidance on engaging the community in the development and delivery process, and frameworks for long-term management of spaces are also presented as they are considered vital to fostering a sense of ‘ownership’ which is essential to vibrant community spaces that:

• provide a high quality community environment that users are proud of

• are popular places that promote interaction between local people and communities

• are responsive and adaptable to evolving community needs

• enhance the quality of life for Londoner’s

This document provides focussed design guidance for the creation of successful and vibrant community spaces in London, aimed at those groups involved in their creation:

• designers

• developers

• planners

• community groups


UNDERSTANDING COMMUNITY SPACECOMMUNITY SPACES

THE SOUL OF COMMUNITY SPACES “Public spaces are open to all, regardless of ethnic origin, age or gender, and as such they represent a democratic forum for citizens and society. When properly designed and cared for, they bring communities together, provide meeting places and foster social ties of a kind that have been disappearing in many urban areas. These spaces shape the cultural identity of an area, are part of its unique character and provide a sense of place for local communities.” (CABE Space)

Successful and vibrant community spaces are not solely the product of highly-designed spaces, but are the result of a complex relationship between the dynamics of community social life coupled with appropriate high quality physical design that accommodate their social requirements interaction between its users.

It is only through understanding of the social dimensions of community space that we will create successful places that are valued by their users and engender civic pride. To do this we must place the potential users [communities] of such spaces at the centre of the design process. It is only through engagement that community’s aspirations for ‘their’ space can be realised and in turn guide the design process, for it is “people that make places more than places make people” (Joseph Rowntree Foundation).

THE HEART OF COMMUNITY SPACES “Community spaces should be at the heart of any community” as they provide an inclusive forum for interaction and integration between users. It is this function of community space that is fundamental to the production of shared social values and relationships that are core to the reproduction of a sense of community and ultimately a ‘sense of place.’ It is this pivotal role that community spaces play in the construction of modern society that emphasises the absolute necessity of their existence and the realisation of their critical value.

If places are poorly designed and do not respond to community needs and aspirations then people will not be encouraged to use them with detriment to the spaces themselves, the surrounding communities and ultimately the quality of life London can offer as a world class city.


UNDERSTANDING COMMUNITY SPACECOMMUNITY SPACES

THE LIFE OF COMMUNITY SPACES Community spaces can take shape in many different forms and sizes and the type of activities that occur within them are just as varied as the typologies themselves. They are places to meet, places to celebrate, places to play, places to relax, or places just to ‘be’ and may include experiences from ‘chatting’ with your neighbour to much grander gestures such as local markets or community events. However, these activities are not random. They have a relationship with the design of the space and the type of community it serves. For example, a space within a residential estate (local space) will serve a much more intimate and ‘formal’ purposes than to that of a space within a town centre (district space). It is therefore considered that types of community spaces are not defi ned by their size or physical characteristics but by the types of activities (social interactions) that occur within them and the scope of the community[ies] that will use them. It is these ‘inputs’ to community spaces that must inform the design process to ensure these spaces are responsive and appropriately meet community aspirations.

TYPOLOGY STUDYAs with the central place theory, certain activities in community spaces have a larger sphere of infl uence than others, such as urban markets, district events or other high order spaces. The types of spaces and interactions experienced during these grander activities are often of a less intimate nature but still important, due to the larger locality. It is important to establish what type of activities will be facilitated by the proposed space to ensure they are appropriate to their context and not confl icting.


COMMON PROBLEMS-TWO SETS OF PROBLEMSCOMMUNITY SPACES

LOW OPPORTUNITIES FOR INTERACTIONS:

INFLEXIBLE SPACE: Communities have different needs in the present and also these can change over the time. The lack of fl exibility of an area stops it to reach its best potential.

LACK OF GATHERING POINTS:This is especially important for the relation between members of a community.

PASSIVE MANAGEMENT:Strong relationship with the community and constant activities and events are the key for a successful community space.

The success of the design of a community space is based on the creation of opportunities to enhance the relationship between community members and generate the place for the formation of new community groups. Based on the purpose of people meeting and correlating with each other, the place has to invite to be used and has to optimize the opportunity of the interrelation. Based on this, two different set of problems were identifi ed. First those related with the lack of interrelation opportunities. Most of them related to inclusiveness and fl exibility of the space. Second would be those related with a non-inviting space that generally groups problems related to security, accessibility and maintenance.


UNATTRACTIVE SPACE:

SENSE OF INSECURITY:Lack of natural surveillance and appropriate lighting tend to create crime opportunities and antisocial behaviour.

HIDDEN LOCATION:People need to see the space and understand how to get there.

WEAK ACCESSIBILITY:This can create a discriminative space for members of the community.

LACK OF CHARACTER:The community will no feel attached to the space and may not want to use it.

POOR MAINTENANCEMaintained spaces are fundamental to attract people.

OVER REGULATION:Well-being and security in community spaces should rise from the activities held in the place and its users and not through excessive surveillance or the prohibition of activities.

ABSENCE OF AREAS AND FACILITIES FOR THE DIFFERENT COMMUNITY GROUPS:This can exclude members of the community or create tensions. For instance many parks don’t count to play areas for teenagers and in many cases they end taking over the child playground.

POORLY DEFINED PLACES:Blurred boundaries may sometimes cause confl icts between different activities and users.

COMMON PROBLEMS-TWO SETS OF PROBLEMS


DESIGN REQUIREMENTS/PRINCIPLESCOMMUNITY SPACES

A MUTUALLY INFORMATIVE PROCESS In addition to establishing collaborative and constructive dialogue with the community which is considered essential to any project, the following design qualities are considered essential to any community space. However, it is noted that each should be considered as part of a holistic process as they inform one another.

As discussed effective community spaces are very complex places to understand due to their differing meanings, values and uses for different people. The characteristic rich social mix of communities highlights the importance of ensuring that such spaces are designed appropriately to meet the needs of all members of the community without limiting the enjoyment of any other group.

A COMMUNITY SPACE IS MORE THAN THE SUM OF ITS PARTS Fundamental to achieving a successful inclusive and fl exible design is understanding how the space maybe be used and function, and what is valued most by its users. This must be achieved by engaging with the surrounding community(ies). As the richest resource and the future users this will help develop a community VISION for the project which is critical. Developing a relationship between space and its user at the very outset of a project is not only vital to achieving an appropriately designed space, but begins to instil a sense of ownership and ‘community’ from the roots. Achieving this will begin the process of ‘place-making’ and not just the realisation of a ‘good’ design.

Encouraging this collaborative partnership between developer, community and the site will be mutually benefi cial to all parties, particularly through the planning application process and when considering options for long term management of such spaces. This involvement should not stop once designs are fi nalised, but should continue post-development.

COMMUNITY AS A CLIENT

“The goal is to create a place that has both a strong sense of community and a comfortable image, as well as a setting for activities and uses that collectively add up to something more than the sum of its often simple parts” PPS 11 principles document.

COMMUNITY AS A CLIENT


FLEXIBLE & ROBUST SPACECOMMUNITY SPACES

The best practice example offered by Gillett Square, Dalston illustrates how both a space can be socially and physically fl exible. As demonstrated, spaces should have minimal fi xed features in places that may provide confl ict for multiple uses, while still providing a comfortable space. This will provide the blankest canvas possible and the highest degree of fl exibility for multiple activities. Gillet Square’ s innovative management partnership which is deeply embedded within Hackney’ s community allows fl exible and responsive programming of the space – such frameworks are considered desirable.

ROBUST SPACESAs is evident community spaces are some of the most intensively used of all public spaces, by the broadest spectrum of people for the widest range of uses, and therefore they must be robust in design and constructed of high quality and appropriate materials to endure such a tough existence without degradation. If spaces are not hardwearing they will soon decline as they appear neglected and people will retreat from them (Wilson & Kelling, 1982). A post development management agreement should consider long-term management and maintenance.

GILLET SQUARE, DALSTON: FLEXIBILITY ENABLED BY THE ‘MOVEABLE’ NATURE OF ANY FURNITURE (MOBILE PLAY EQUIPMENT, MOVEABLE SEATS ETC.) CREATES A TRULY

ADAPTABLE SPACE.

FLEXIBLE SPACESIt is evident through history that communities are transient in nature and evolve over time. Therefore, the social values and needs of communities also evolve with them. Community spaces must remain fl exible to accommodate changing needs by not being ‘fi xed’ in function. Incorporating the transient natures of communities will increase the life-span of spaces and must be delivered through a collaborative design process and innovative management partnerships post-development


SAFE & COMFORTABLECOMMUNITY SPACES

COMFORTABLE PLACESTo encourage people to spend time in the spaces and the associated positive externalities, they must be comfortable for users in all stages of their life. Therefore, spaces must offer respite from the busyness of urban life through providing suitable seating in appropriate positions in well-defi ned spaces. Again, understanding of these requirements will come from early engagement with the community. Specifi c advice on these design elements and seating design are explained in further detail.

SAFE PLACESFor people to be encouraged to spend time in spaces they must be safe and comfortable. However, ‘target hardening’ measures such as visible security should be kept to a minimum as they decrease a sense of freedom and ownership that is important to community spaces. Places should primarily be policed by natural surveillance from the activity within the space and overlooking from adjacent buildings. This should be considered when designing internal circulation by ensuring there a no barriers to movement or screening of areas that could encourage antisocial behaviour, and the orientation of the space in relation to its context allowing views into and out of the space. Encouraging interactions and community cohesion can also create a sense of security in public spaces. Feeling safe is crucial to the ‘life’ of the spaces, particularly for children to be able to play unaccompanied or for the adult to enjoy without fear of becoming a victim of crime.


DISTINCTIVE SPACECOMMUNITY SPACES

These elements can be functional and ‘fun’, whilst holding value to both young and old populations. They provide character to these spaces that allow personal connections to be made and contribute to the place-making process, but also provide focal points for social interaction between individuals. However, it is important to note that the positioning of such features must be considered as not to impair free movement through these spaces, as discussed in ‘Urban Furniture’ and ‘Seating’.

People experience spaces through their emotions and senses, not just physically. Evoking a positive emotional response to a space is critical in building a ‘sense of place’ and fostering psychological connections between communities and their spaces. Each sense experienced by visitors can create a distinct memory of that space, causing them to make a psychological connection. The mix of specifi c styles of decoration, smells or the sound of a certain language being spoken will make spaces distinct in character.

If places lack character and identity then people will not be encouraged to use them with detriment to the spaces and the surrounding communities. Community spaces should be special and distinctive offering opportunities to make a psychological connection and a ‘sense of place.’ The spaces provide fantastic opportunities to enhance connections between physical space and the social elements of communities themselves by providing a platform to make historical references through public art, the design of street furniture or social events, such as urban markets.


INCLUSIVE SPACECOMMUNITY SPACES

Principles to be included in design of inclusive community spaces:

- Equitable Use

- Flexibility in Use

- Simple and Intuitive Use

- Perceptible Information

- Tolerance for Error

- Low Physical Effort

- Space for Approach and Use

It is with this background that community spaces can play a large role in facilitating outings for this group of people. If community spaces are accessible and welcoming to them, this could be the fi rst step in breaking down the often psychological barriers to leaving the house and engaging with the mosaic of people who make up the community. So they will have same opportunities to contribute their communities and also feel that they are as useful as others. This is the reason why community spaces should be the most accessible space of all.

Community spaces themselves are often the forum in which social issues can begin to be resolved and in which people themselves become part of a community; therefore inclusive access is a fundamental requirement.

“Inclusive design aims to remove the barriers that create undue effort and separation. It enables everyone to participate equally, confi dently and independently in everyday activities” – CABE, 2008

A defi ning factor of community spaces is that they include everyone. Elderly and handicapped members of the community are often disenfranchised and fi nd many barriers when leaving the house.


FOREWORD FOR DESIGN ADVICECOMMUNITY SPACES

DEEP AREAS:Areas deep in community spaces are those that tend not to be near direct paths or entrances. They are the areas used by people who wish to spend time in the space and make use of the activities and amenities it has to offer.

THE EDGE EFFECTPopular zones for staying are found along the facades in a space or in the transitional zone between one space and the next, where it is possible to view both spaces at the same time.

When one’s back is protected, others can approach only frontally, making it easy to keep watch and to react, for example, by means of a forbidding facial expression in the event of undesired invasion of personal territory.

TERMS TO KNOW

The following terms were derived after undertaking our study and are used in the Design Advice chapter.

USER ZONES:This document often refers to user zones in community spaces. User zones are areas of community spaces that are undivided physically but tend to be regularly used by a certain group in the community. This may include mothers and children near the play area or youths playing football on a lawn.

High quality and innovative design in community spaces may not be the primary factor contributing to their success, but rather good design that is appropriate to the community context will provide the users with the tools needed to establish a fl ourishing community space. As outlined in the National Planning Policy Framework (DCLG, 2012) planning can play an important role in facilitating social interaction and creating healthy, inclusive communities. It is the aim of the following advice to encourage social interaction, to build bonds between London’s residents & communities and raise the standard of London’s community spaces.

The following detailed advice in this document aims to challenge those delivering community spaces to achieve the highest level of quality possible in their development. It is in our wishes to express the ideas behind what makes quality design appropriate for community spaces in order to achieve a place communities are proud to use and not a statement in design.


INTERACTIONS VS HUMAN SENSESCOMMUNITY SPACES

Familiarity with human senses – the way they function and the areas in which they function – is an important prerequisite for designing and dimensioning all forms of community spaces. Edward T. Hall gives a description of the most important senses and their functions in connection with human contacts and with experiencing the outside world. According to Hall, two categories of the sensory apparatus can be defi ned: The distance receptors – eyes, ears, nose and the immediate receptors – skin, membranes, and muscles.

In the present context: the community space, the distance receptors are of particular importance. Sense of touch which is from immediate receptors is also important.

In community spaces people must feel relaxed and at peace. They should feel that they have the freedom to pursue whichever activities appeal to them. Different activities will have an effect on different senses and therefore some people will be more sensitive to certain activities than others. These activities and their consequences should not confl ict with the comfort and relaxation of other groups in the community. Specifi cally in community spaces, the private realm can be in close proximity to these public spaces meaning certain activities done in the privacy of one’s home may disturb those in the neighbouring community space and vice versa. Loud noises, visual pollution and unsavoury smells are examples of how one person’s complete freedom may interfere with another’s enjoyment. These interferences can be designed out through the creation of user zones as explained on the following side.


INTERACTIONS VS HUMAN SENSESCOMMUNITY SPACES

Tabard Gardens has some diverse user zones. Some of these zones can affect others. For example, the children’s playground is can be noisy and needs adequate lighting at night time. This means it won’t be welcomed by residents who’s homes are close by. Also, connections can be made through visual interactions from one part of a space or the surrounding area to another.

USER ZONES IN SPACESThe study highlighted different areas of the space being used by distinct groups of people. Although the different users had different needs, there was no confl ict of interest. The youth often used the football court to play their community football matches. Dog owners knew each other well and would often cross paths. In addition, wild animals such as foxes were comfortable in the space. This refl ects the ideal space that Tabard Gardens is for the use of a diverse community.

BEST PRACTICE: TABARD GARDEN

INTRODUCTION TO THE EXAMPLE OF TABARD GARDENThe community space is situated in a predominantly residential area in London. It is the sole recreational space for the local residents. The North of the site has a typical neighbourhood atmosphere whilst the South is near a university residence hall and can be quite lively and noisy.

USER ZONES PUT IN CONTEXT

For example, playground should be located in ‘seeing range’ in order to form the visual connection so that a child can see their playmates.


CASE STUDYCOMMUNITY SPACES

TRAFFIC CALMING DESIGN“Traffi c calmingis a system of design and management strategies that aim to balance traffi c on streets with other uses ( PPS, Traffi c Calming 101 ).” Physical traffi c calming measures include road humps and chicanes which could generate substantial reductions in vehicle speeds and accidents.

SOLUTION

CAR-FREE DESIGNCar-free area, using green space instead of asphalt road for example, give a safety space for children to play, for neighbours to chit chat, for people to access the community space easily. However, car-parking facilities for residents or visitors are also needed. What’s more, the distance between parking lot and houses should not be over 200m.

The external traffi c environment closely links to accessibility and safety which are the foundation of high-quality interactions. The effect from traffi c in ordinary residential street is illustrated by a study of three neighbouring streets in San Francisco, carried by Appleyard and Lintell. The study shows the dramatic effect of increased traffi c in two of the streets, all of which formerly had a modest rate of traffi c.

A great number of outdoor activities were registered in the community space where the surrounding traffi c is in small volume. Comparably, neighbour contacts in a busy traffi c area are poorly developed.


CASE STUDYCOMMUNITY SPACES

- A big screen was located in the corner of the sqaure which served both local people and outsiders.

ADVICE FOR INTERANL TRAFFIC SYSTEMIt can be diffi cult to install a large car-free area in a place where cars are heavily used. However, heavy vehicle circulation within intimate community neighbourhoods should be avoided. The solution to this is to redirect traffi c from outside to a more direct route reserving inner roads solely for local residents use. This minimises vehicle circulation within community areas.

In 2008, General Gordon Square was re-designed. The most signifi cant change was the huge stairs and new pedestrian system. Because of the mixed-use environment, the new plan focused on solving the problem of the surrounding traffi c and respond to the context of the movement in the vicinity:

- Two adjacent roads were change to pedestrianised (brown area).

- A more open design of entrances increase accessibility.

- Connections were enhanced between northwest and southeast, where a university and a train station are located.

- Marble stairs were put in place replacing the old, natural routes previously used by visitors. This change transformed the whole site into a stage which created more opportunities for people to stay and interact in the space.

BEST PRACTICE: GENERAL GORDON SQUARE

INTRODUCTIONGeneral Gordon Square was designed and built in 1950. It used to be a natural park and served the surrounding communities. The square was surrounded by roads and was hard for people access during rush hour. Moreover, we found that Entrances were not adequate and some of them are misplaces meaning people prefer to pass by the space rather than walking through it and spending some time there.


DESIGN ADVICECOMMUNITY SPACES

PECKHAM SQUARE:A very notable entrance.

TABARD GARDEN:Entrances may not lead to all user zones.

ENTRANCES DESIGNThe position of entrances can infl uence where people meet, where they spend time and what they do in a space. It is therefore important to decide where entrances will be in relation to different zones in a space and their intended uses. In community spaces interaction is vital and so, through encouraging movement through spaces that increases opportunities for chance interactions it is hoped that familiarity will increase and a sense of community will be strengthened. This also increases the safety of spaces through natural surveillance and building ‘trust between users’.

- Entrances should be clearly visible main movement networks outside the space.

- Entrances should lead onto paths but should not give direct entry to each of the ‘user zones’ in order to encourage interaction between groups.

- There should still be entrances leading to a direct path through the space in the case of the larger scale spaces.

- If a road exists on the border of the space, shared space and/or other traffi c calming measures are encouraged.



ALTAB ALI PARK: TWO SETS OF PATHS

PATHS DESIGNPaths in public spaces can be categorised into two general types: ‘desire lines’ on which people may pass quickly through space and the second is a path which serves the internal circulation within the space or provides a more leisurely route through. These two typologies should be catered for in larger scale spaces whilst in the more intimate spaces the second is essential. Following the ethos of interaction and integration in community spaces, paths should provide routes that increase opportunities for different people from the community to interact. In larger scale spaces paths may not be necessary and people will move across the space freely.

- Paths should allow a freedom of movement both through and within spaces.

- Paths should be wide enough to accommodate at least two persons (1.8m) to allow for passing visitors to stop and interact without blocking the path for others.

- Depending on the scale of the space there should be diverse types of paths

- Some paths should be direct routes and others should be more leisurely, winding routes that bring users closer to some of the ornamental urban furniture and activity amenities

- Paths should be of an appropriate material for wheelchair users and the partially-sited.



EXCESSIVE DEPENDENCE ON HARD BOUNDARIES MAY MAKE A UN-PLEASANT SPACEHARD AND SOFT BOUNDARIES

BOUNDARIES DESIGNBoundaries are used for organising spaces and marking between public and private ownership. Boundaries can be soft in nature or more formal/solid. In the context of community spaces, the later can be reductive to interactions and the overall attractiveness of the space to the public. Soft boundaries may include trees, bushes, low visually-permeable fences and are more gentle in nature. Hard boundaries such as solid fences and walls are discouraged due to their divisive nature whereas soft boundaries can gently defi ne spaces. Due to the purpose of community spaces of increasing interaction, barriers should generally be minimal.

- Avoid organising user zones with hard boundaries to encourage interaction.

- Depending on the site context, barriers between the space and its surroundings should be minimal (soft) with the exception of children’s play areas.

- Soft boundaries may be used to organise distinct internal zones of the space.

- District spaces located in central locations may simply use changes in materials to defi ne the space area.



GREEN SPACES DESIGNGreen spaces allow for a psychological break from the monotony of the concrete urban landscape. Plants add great value to any public space and particularly in community spaces where appropriate areas should be allocated for children to play safely. Plants and lawns add to the positive character of the space and show that it is well maintained. If the area is well maintained and the community has a stake in it they will be more likely to respect the space.

- Plants may be used to aid certain activities i.e. grass near children’s play areas.

- Different heights/densities of plants may be used to create soft boundaries between ‘user zones’ or on the edge of the space.

- Community garden projects are encouraged where people from the community come together to grow plants.

- Maintenance of green spaces is much higher than hard landscapes – the care of green elements must be included in a Post-Development Management Plan.



SHELTER DESIGNShading or shelter is necessary to allow users of a space to comfortably spend prolonged periods of time in community spaces. Shading refers to any element which guards users from rain, sun or wind. It is likely that when diverse users of the same community face the same problem (heavy rain for example) they will gather under shelters; increasing opportunities for social integration. Also, more vulnerable visitors such as the elderly may no longer be able to use a space if it does not offer shelter from the elements.

- Sheltered areas should be present in all spaces. This may include trees, buildings or shelters and should be designed to shelter visitors from rain, sun and wind if possible.

- Shelters may be nearer the ‘deep’ parts of the space to encourage gatherings between people who wish to stay longer in the space. This is with the aim of encouraging inter-group interaction.

- Facilities used for activities may be located under sheltered areas.

- Shelters should be within view of paths or backed by any edge or frontage (edge effect*).

*Edge effect: zones for staying.

Popular zones for staying are found along the facades in a space or in the transitional zone between one space and the next, where it is possible to view both spaces at the same time. This phenomenon affects both seating and shelter design a lot.

SEATING DESIGNSeating is essential in providing comfortable experience for users, allowing them to stay for prolonged periods of time in the space; increasing opportunities for interaction and natural surveillance. Elderly or disabled users may fi nd comfortable and accessible seating necessary in order for a space to be inviting. In order to be inclusive of the whole community seating must cater for all groups within the community. Seating may be simple and comfortable or may intrigue and add character the visitors through ornamental designs.

- Seating should be diverse in both the users they are designed for and their aesthetic feel.

- Different types of seating may be grouped together to increase interaction between visitors.

- Basic, comfortable seating should be located near ‘desire lines’, these should have limited capacity in order to draw group gatherings deeper into the space.

- Seating intended for longer respite should be made of warm materials and have back rests for maximum comfort.

- More ornamental seating should be within proximity of winding routes.



- It is encouraged to select appropriate urban furniture informed by an understanding of the context of the site and the nature of its surrounding community.

- Urban furniture may be set out in a way that creates different ‘user zones’. This can be achieved by using furniture as boundaries or by placing interactive furniture in certain areas of the space to attract a certain type of people.

URBAN FURNITURE DESIGNUrban furniture has the ability to add functional and decorative value to public spaces. If chosen carefully and in accordance with the wishes and culture of the local community it can create an attractive character for the space. This will encourage a ‘sense of belonging’ to the community and may therefore increase their responsible use and interest in participative management and improvement of the space.

Furniture can also be used to defi ne areas of the site according to activities or its intended user groups. As with the case of Altab Ali park (right). The park is designed to host both people spending time in the park and those people who wish to simply pass through, but may rest on a bench for a few minutes and enjoy a moments respite. Highly designed, more aesthetic furniture is kept away from the desire lines in order to draw in those wishing to spend longer in the park to discover more. This subliminally separates areas in the space whilst still allowing users to physically reach all areas. The result of this is that different uses are appropriately organized with minimal physical barriers, in keeping with an inclusive and free community ethos.



PARKING DESIGNParking for cyclists is essential in catering for the broadest range of community members and encouraging sustainable transport in the City. Cycle parking can create space for interaction between cyclists who may not be visiting the space for the same reason and would therefore be less likely to meet. Having a central parking space can increase this interaction and also cause users to walk through parts of the space they may normally ignore.

- Cycle parking should be located in a cluster.

- Parking should preferably be to the edge of the space near the entrance/exit.



LIGHTING DESIGNLighting is essential to community spaces and allows a diverse range of users to take advantage of spaces for extended hours while feeling safe. This is important to accommodate all members of local communities as individuals have different schedules ie. shift workers. Light can make certain areas of a space more attractive, drawing people to gather there. Lighting may even guide people to take a certain route through a space. Although the main factor which will aid security is activity and peoples presence, good lighting is also vital.

- Areas surrounding attractions may have less lighting to draw attention to community based activities which will be lit up creating a contrast in lighting.

- Favoured routes through a space may be lit up to encourage their use.

- Lighting and coloured lights may be used for decoration or to mark a certain event which relates to the community thus adding to character and a sense of belonging.

- Lights on the boundaries of space may draw in new users to a space.

MATERIAL SELECTIONMaterials used in public spaces can infl uence how comfortable a space is for its users and how they relate to it. In community spaces where the aim is to cater for the diverse community materials should allow all visitors to be comfortable. Materials can also aid the character of a place through innovative landscape design. However, it is important to consider the maintenance issues of spaces in the design process particularly if spaces are to be management/maintained by communities themselves. The use of robust materials will reduce the long-term fi nancial burden on those responsible for their maintenance.

- A signifi cant proportion of seating and paths should use materials that aid the elderly, young children and handicapped users to comfortably and safely visit the space.

- The use of high quality and robust materials will reduce the fi nancial implications of long-term management and should be considered in the design process.


DELIVERY PROCESSCOMMUNITY SPACES

BENEFITS OF A COMMUNITY VOICE:Those groups responsible for delivering the space should identify routes to involve communities and local people into the project, taking care to engage with all sectors in a community, not just those regularly active members.

An active and early engagement will result in a strong project that fully satisfi es community aspirations. A front-loading approach will mitigate those potential barriers, eliminating common tensions between developers and the community interests. As their voice is heard the project will become a creation of the clients, fostering enthusiasm pre-development.

Involving young people can benefi cial to the project via the introduction of innovative ideas but also for the longevity of spaces as they represent the present and future users. The sense of ownership and pride this active and productive role in delivery can instil, can pay dividends in terms of maintenance, as people will take better care of places they are proud of.

Empowering communities by allowing them to have a ‘real’ voice and material involvement in a project will allow local character to be incorporated naturally. This collaborative relationship will be benefi cial to all aspects of the design process.

I) ESTABLISHING WHAT IS WANTEDThe development/regeneration of a community space is defi ned by the interrelation of three important factors; the client, which in this case is community members, the space/site, and the functions to be performed by that space, which is informed by the fi rst two.

The fi rst step in the design process is to establish a direct relationship with the client (community). To appropriately design, one needs to fully understand the requirements and aspirations of the communities involved. This simultaneously allows for members of the public to bond with the project, be part of its creation and instil a sense of pride and ownership. This mutually benefi cial relationship between developer and end user is fundamental to achieving an suitable design.

THE SUCCESSFUL DELIVERY OF COMMUNITY SPACES SHOULD ANSWER THE FOLLOWING THREE QUESTIONS:i) Establishing what is wanted

– What are the community needs and aspirations?

ii) Governance

– Who are the main actors in the process and what is their role?

iii) The place

– What is the site’s context (physical & social), how will proposal respond?


DELIVERY PROCESSCOMMUNITY SPACES

III) SITE & CONTEXTAs discussed during the opening of this document the development sites spatial context is extremely infl uential on the type of space to be delivered and therefore on the design. For example, a space in the heart of a residential development should serve a much more comfortable and intimate purpose rather than that of a space within a town centre, such as Gillet Square, Dalston that has a much more informal events based use. Understanding this context will guide the scope of consultation exercises and the overall design of the space and the type of amenities it offers.With regard to new proposals checking local authority land designations and area action plans will be useful to understand borough-wide aspirations and should be a starting point for contextual research.

II) GOVERNANCEAs emphasised consistently, the collective community are the principal actors in successful delivery, coupled with the land owner. Therefore, the land owner must occupy an important and communicative role during the process to foster positive relationships between all actors which may involve local authority departments, the police and fi re services, local politicians, and others.

The EP should address who, how and when the different actors should be involved. Defi ne the roles of and establish positive rules to enhance the constructive relationship between the actors.

ENGAGEMENT EXERCISESA structured approach to consultation is an important to achieve representative opinions. The production of an Engagement Plan (EP) will help the developer locate all formal and informal groups operating in the community eg. resident associations, local business groups, volunteer groups, sports clubs, faith groups, youth groups etc - any history of consultation on similar project in the local area will provide an excellent starting point.

Once the community members have been identifi ed, the plan should stage the involvement of the different groups by establishing what information is sort and the suitable mechanisms to obtain it. It may be useful to contact fi rst the most active groups in a community, such as residents associations, which already work well together. Yet, it is important to make a real effort to include people from hard to reach groups, like teenagers, working parents or older residents as these are most likely to be the core users of community spaces.

Where there is not an established community (new developments) developers should seek to consult with nearby communities within a similar spatial and demographic context to develop a detailed understanding of community aspirations.

Consultation should be maintained throughout the delivery process, especially in long or delayed cases to ensure evolving aspirations can be realised in the project.


LONG-TERM MANAGEMENTCOMMUNITY SPACES

life. However, it is noted that this decision to transfer assets should be considered during the design process to ensure maintenance is minimal and that spaces are fi nancial viable for community groups, as fi nancial responsibility will also be transferred.

Asset transfer can take three different forms:

i) Community lease the land from the local authority

ii) Community group and the local authority or private organization forms management partnership

iii) Community entirely owns and manages the space – transfer from local authority.

POST-DEVELOPMENT MANAGEMENT PLANA management plan should clearly defi ne responsibilities over maintenance of the space and also what happens in the space. In terms of larger ‘district’ scale spaces that hold events a management plan will be crucial to an accommodating and appropriate events schedule, not a confl icting schedule.

A clearly defi ned structure will also enable effective communication between management and the community; enabling responsive management. It is critical that community members are part of the management process to provide a sense of association with the space, and ensure the hosting of any events are relevant and appropriate.

It is essential to create sustainable spaces that will functions as well in the future as they do in the present. This can be delivered via two parallel routes:

i) Flexible and robust design to minimise maintenance issues.

ii) A responsive and open post-development management plan.

The requirements for fl exible and robust design have already been discussed and therefore this section will focus on management frameworks only.

Driven by the diversity of societies, the requirements placed on community spaces will be signifi cant in variety, both physically and temporally. Management frameworks should be fl exible, transparent and in open dialog with the community users to enable the transformation of the space to fi t their needs. This will foster opportunities for spaces to evolve with community requirements enabling them to stay relevant and not become obsolete, and deliver a variety of activities and events that represent their users. i.e., sports day, charity events, auctions and exhibitions among many others.

TRAN SFERRING ASSETS TO COMMUNITYTransferring ownership of public spaces to the community not only gives local people the tools to shape how ‘their’ spaces are run and what happens in them but explicitly provides that sense of ownership that is critical to encouraging their continued use and ‘life.’ This method of long-term management provides the best model of ensuring places remain responsive and fl exible and therefore active in community social


LONG-TERM MANAGEMENTCOMMUNITY SPACES

TRAN SFERRING ASSETS TO COMMUNITYTransferring ownership of public spaces to the community not only gives local people the tools to shape how ‘their’ spaces are run and what happens in them but explicitly provides that sense of ownership that is critical to encouraging their continued use and ‘life.’ This method of long-term management provides the best model of ensuring places remain responsive and fl exible and therefore active in community social life. However, it is noted that this decision to transfer assets should be considered during the design process to ensure maintenance is minimal and that spaces are fi nancial viable for community groups, as fi nancial responsibility will also be transferred.

Asset transfer can take three different forms:

i) Community lease the land from the local authority

ii) Community group and the local authority or private organization forms management partnership

iii) Community entirely owns and manages the space – transfer from local authority.


ENGAGEMENT AND MANAGEMENTCOMMUNITY SPACES

space was created and opened by Poet Laureate Andrew Motion, who lives locally.

Today, the square is a focal point for the community, with colourful wall murals and children’s art hung from railings, and spaces for games and public entertainment. The square recently won a much-coveted government Green Flag for excellence in the urban environment.

Lisa Pontecorvo said: “Originally, it was a typical Georgian square and contained one of the fi rst public gardens in London, which opened in 1888. But in 1963 everything was removed as part of slum clearance and it remained semi-derelict and wild for 30 years.

Designers, who stand for the benefi t of community members, design the colourful wall for young people.

The new square is managed by the FREDS. Sometimes, they cooperate with local police stations to improve the quality of other open space nearby.

BEST PRACTICE: EDWARD SQUARE

EDWARD SQUARE, ISLINGTONThere are several good examples of the successful community management of public spaces. The award winning Edward Square, located in Islington provides a best practice case study. The Victorian town square, was at risk of detrimental impact from neighbouring development . In response to this threat, local residents who valued the amenity, were mobilised to save it and improve it and established The Friends of Edward Square (FREDS). Through SRB funding, and collaboration from Islington Council, the park was redesigned through close consultation with local users of the space with a strong focus on the involvement of young people. The square now provides an active community events space, public artworks, grass meadow, children playground and basketball court, which were tailored to local necessities. As a result of the redesign and community management, the square is now deeply embedded in community social life and highly valued.

“Our message is that residents can beat the developer. We were lucky with our designer and with council planning. Everyone was committed to the idea that nothing but the best would do. If we hadn’t have acted when we did we would have lost the square”.

Lisa Pontecorvo- secretary of FREDS

For 30 years, the square lay semi-derelict and under-used until residents decided to take action. In 1999, thanks to a £300,000 charitable grant and support from Islington Council, a new public open


THE TEAM

Pinelopi Mamoura

Elizabeth MacCarthy

Krystof Mrnka

Jerome Raymond

Jiaxuan Zhang

IN-BETWEEN SPACES


INTRODUCTIONIN-BETWEEN SPACES

1.IN BETWEEN SPACES COME IN EVERY SHAPE AND FORM AND CAN BE FOUND IN A MULTITUDE OF PLACES ALL AROUND THE CITY.

2.HOLDING TRUE TO THE LITERAL DEFINITION, IN-BETWEEN SPACES ARE BORN AS THE LEFTOVERS OF SURROUNDING DEVELOPMENTS.

USING THIS GUIDELINE.This guideline intends to provide stakeholders from developers to city offi cials, planners and concerned citizens, with the information and tools necessary for understanding, identifying and improving in-between spaces within the city.

The guidance focuses mainly on existing in-between spaces, though its more theoretical portions may be used to shape future developments in order to prevent the creation of leftover spaces that are prone to misuse and dereliction and have a negative impact on their surroundings.

INTRODUCTION:Not bound by any strict defi ning functions or physical attributes, in- between spaces are the residual elements of the city, which evolve out of an ever-changing urban fabric. [1] [2]. Reclaimed, or presenting un-tapped potential, in-between spaces present fl exible environments, which offer potential locations for diverse and unexpected activities and future developments.

In-between spaces, which lack a strong identity, are underutilised and are poorly integrated into their surrounding environments are often forgotten and as a result can fall into disrepair. By performing detailed site analysis and devising a clear vision and intervention framework, these often forgotten in-between spaces can be transformed into positive, even essential, parts of the urban fabric.


MAKING THE CASEIN-BETWEEN SPACES

• Good in-between spaces are those, which have become successfully integrated with their surroundings physically and/or functionally; minimize internal confl icts; meet their full potential as a space; and are valued by users, attracting them back to the space.

• Bad in-between spaces are those that have failed to meet their full potential, despite having been incorporated into the planning process. This can occur as a result of poor management, inability to respond to changes in the environment, or the presence of confl icts between the space and its surroundings or between internal functions. They do not necessarily impact the urban environment negatively, but neither do they contribute to or enhance its overall quality.

• Ugly in-between spaces refer to spaces in the urban environment that have been forgotten and fallen into dereliction.

With limited open spaces available in cities, in-between spaces serve as a valuable resource, which can be utilised to meet current demands. This is especially important, In lieu of climate change and a growing emphasis on sustainability where the presence of easily adaptable spaces can potentially contribute to a higher level of resiliency.

IN-BETWEEN SPACES CAN BE DIVIDED INTO THREE CATEGORIES: THE GOOD, THE BAD, AND THE UGLY.Categorization of in-between spaces as good, bad or ugly depends largely on a complex of highly interlinked elements. The elements contributing to the success or failure of in-between spaces vary and are very context specifi c – elements, which may be considered positive in one space, may have an entirely different effect in another. “Good” or “bad” spaces are then defi ned by the coherence of all of a their elements, rather than the presence or absence of a single component.

In-between spaces are those spaces, existing within the urban fabric of every city, which have been shaped through both time and space.

These spaces arise as by-products of urban development, as buildings and other structures fi ll the urban landscape, leaving behind unintentional, leftover spaces. In-between spaces have no set of defi nitive physical or functional attributes, but rather vary from space to space. Some in-between spaces may be defi ned by the boundaries of their surrounding environments, while others are classifi ed as in-between by the lack of integration between their internal function and that of their surroundings.

Though created by chance and without a specifi c purpose, in- between spaces are essential to the urban environment. Flexible by nature, in-between spaces provide pockets of space within the context of the urban fabric that can be used for unplanned and unexpected uses. GOOD BAD UGLY


ESTABLISHING THE VISIONIN-BETWEEN SPACES

THE GREAT COURT IN THE BRITISH MUSEUM AND DALSTON GARDENS, TWO SPACES WHICH HAVE GREATLY EVOLVED OVER THE YEARS. EXAMINING THE EVOLUTION OF SPACES GOES A LONG WAY TO UNDERSTAND THE THEIR CURRENT CONDITIONS AS WELL AS THEIR PERCEIVED SUCCESSES AND FAILURES.

EXAMINING THE SPACE THROUGH A SERIES OF QUESTI ONS WILL HELP TO CREATE STRONG UNDERSTANDING OF THE SPACE AND SHAPE THE VISION

In order to create a successful in-between space in the urban environment, it is important to develop a vision for the space in question. The vision should encompass the aspirations for the space and be informed by a careful analysis examining the context, users, and functions of the space and how they correspond and communicate with one another. The following questions can help with the conceptualisation and development of the vision:

• What do you like or dislike about the space?

• What could improve the space?

Examining the identity of the space and its nature as a destination, its current and potential users, level of fl exibility and management structure, will help to further establish the vision and provide comprehensive prescriptions necessary to create a coherent in-between space.


REALISING THE POTENTIALIN-BETWEEN SPACES

are necessary. Interviews and with users regarding the perceived (quality of the space, its short comings, failures and potentials) can be complemented by more objective measurements such as photo survey used to count users and observe movement and other behaviour patterns. In both cases taking note of what is not present (from different types of users to different physical elements and activities) is as important as what is observed fi rst-handed.

THE CORE GUIDEThe following part of this guide aims to explore the key fi ve elements that are found in almost every successful in-between space – a strong identity, distinction as a destination space, a diversity of users, fl exibility, and strong and effective management schemes. Each section provides an overview of the element and its overall importance for in-between spaces; suggests key questions that can be used to analyse and draw conclusions about your in-between space; and provides prescriptions for enhancing or transforming in-between spaces.

GET TO KNOW THE HISTORY:From back alleys to re-claimed city squares, the constant evolution of space makes an understanding of the past a crucial factor. Photo- graphs, maps and development plans can help understand the original function (or lack thereof) of certain spaces. Examining the rise and evolution of the city will make leftover spaces apparent.

GET TO KNOW THE CITY:In-between spaces can play a central role of a city as well as be hidden behind walls. A careful survey of the urban environment as well as casual lingering into unknowing parts of the city will create the familiarity necessary to understand the position and utility of each and every place. Time in this endeavor plays a key role. From the different hours of the day to the change of the seasons, city dwellers interact with their environment in a different ways. Finding under-used environments becomes as temporal as much as physical.

GET TO KNOW THE SPACE:In-between are defi ned for what they lack as much as for what they are. Studying more defi ned public and private environments is helpful to understand the variety of spaces and identifying true undefi ned and underused locations, which fall between more defi ned built environments (photos of other types of spaces)

Once a left over or even somewhat successful space is located, examining the behaviours and patterns of users as well as the physical elements and context of the space as discussed later in the document

The fi rst step: identifying and studying in-between spaces.

They are no clear description that would suite each and every in- between space. They are rather observed and found as one meticulously examines the urban landscape.


IDENTITYIN-BETWEEN SPACES

THEORY - DEFINITION AND IMPORTANCEThe identity of an in-between space refers to the specifi c qualities and characteristics that create a strong character or sense of place, and help to distinguish it from other spaces, thus making it recognizable and memorable to users. A place with strong identity will accommodate unique elements, such as activities or design elements that do not occur in other parts of the city.

In-between spaces, as unplanned, leftover spaces, resulting from development, typically lack a distinctive (if any) identity. While they emerge alongside planned developments, in-between spaces are created accidentally, without purpose, and are therefore separate entities. However, a key feature of vibrant and successful in-between spaces is the presence of a strong identity. In most cases, the identity is developed over a long period of time, with spaces becoming successfully integrated into the urban fabric following its establishment.

TYPES OF IDENTITYIn-between spaces are inextricably linked to their surrounding environments, though considered to be separate from them. The linkage between these spaces and their surroundings, their similarities and differences, inform and shape the identity an in- between space will take.


IDENTITYIN-BETWEEN SPACES

3rd case The space promotes an identity that is distinctive from the surrounding environment. In this case, the in-between space can be created or altered to be a separate and introverted space.

2nd case The in-between space uses some particular features of the surrounding environment to promote an individual identity. In this case, the space enhance its identity depending on an identifi able element existing in the surrounding environment.

There are three different cases; which infl uence the identity of in-between spaces:

1st case The in-between space promotes the identity of its environment. The in-between space in this particular case is well integrated within its environment, with limited boundaries and barriers. The in-between space in this context serves to complement the defi ned and planned developments, bringing an added feature while maintaining the overall sense of place of the area.


PRACTICEIN-BETWEEN SPACES

• Shape/dimension

[9c] The specifi c dimensions, ratios and other physical features (level of enclosure, human scale, etc) can greatly effect and differentiate a space.

• Cultural meaning.

The identity of an in-between space may be infl uenced by the cultural or social meaning or importance of nearby buildings, monuments or other objects, which encourage particular activities, for example protesting in front of Parliament may affect the way an adjacent in- between space is perceived.

• Design elements

[9b] Urban furniture, architecture and landscape elements as well as distinctive landmarks and materials can increase the sense of character of a space. Both the design elements of the surrounding environment and the design elements within the space itself can encourage the sense of identity.

Practically, the sense of identity in a space can be encouraged and controlled by several different factors. These factors refer both to the surrounding environment of the in-between space and elements within the space itself.

• History

[9a] Historical elements existing in the surrounding environment of an in-between space can increase a space’s sense of place. Monuments, architectural elements and other objects of particular historical interest can add to an area’s distinctiveness.


PRACTICEIN-BETWEEN SPACES

Key questions

How to create or enhance the appropriate identity?

In order to answer this question, some sub-questions regarding the key elements must be explored

• Are there confl icts between your vision and the current identity of the environment and in-between space?

• How/which key elements can be exploited to achieve the vision and enhance the desired identity?

• How can the surrounding environment be used, and does the space complement, defi ne or ignore the adjacent developments?

• Language [9d]

There are cases in which people’s perception of a place is refl ected in the way they refer to the space, either in written or spoken form. The language becomes a window into people’s perception of an environment. For example, the reclamation of Court of Somerset House from a parking lot to a major event space has affected the way the space and surroundings are perceived. Somerset House, offi cially referring to the building enclosing the space is now used by some to refer primarily to the Court.


PRESCRIPTIONSIN-BETWEEN SPACES

PROMOTING AN IDENTITY OF THE SPACE ITSELFIn-between spaces that are positioned within the context of low quality environments or are not able to draw on their surroundings to enhance their identity can focus on creating a more introverted space, with its own distinctive identity, which is separate from its surroundings. An introverted space with a very different identity can be very much disjointed from its surroundings, while still bringing a distinctive new fl avor to the area and improving the overall perceived quality of the urban environment.

USING THE SURROUNDINGS TO PROMOTE THE IDENTITY OF THE SPACEIn these particular interventions, the surrounding environment (distinctive or unique materials, urban furniture, and landmarks) is promoted as a backdrop and used to enhance the in-between space

In the prescriptions part, the key elements are used to enhance the sense of identity in a place. Therefore there are three types of prescriptions related to the types of identity

PROMOTING THE IDENTITY OF SURROUNDINGSMaximize communication with surroundings (use historical, cultural, design elements of the surrounding and integrate to the space). Using similar materials, colors schemes, architecture styles and details are important for creating a coherent and continuous visual identity


DESTINATIONSIN-BETWEEN SPACES

Aside from acting as destinations, in-between spaces, can act as spaces of transition, as people proactively go out of their way to pass through them to reach their main site of interest [12]. In this context a successful in-between spaces can also greatly enhance their surroundings, serving as a complement to rather than the focus of the urban environment.

A DESTINATION OR A PLACE OF TRANSITION, IN-BETWEEN SPACE MUST PRESENT AN ENJOYABLE ENVIRONMENT

Providing enriching and unique attractions to a variety of users, or simply a special setting to a specifi c group, is key to creating an environment people become attached to and invested in. Unique design and aesthetics can deliver a strong sense of identity, but also provide an opportunity for people to explore, linger and enjoy the environment; thereby making the space an activity in and of itself.

A QUIET BACK ALLEY IN LONDON, A PLACE TO EAT LUNCH OR HAVE A CIGARETTE OUTSIDE OF THE BUSY STREETS AND PUBLIC EYES.

THEORY DEFINITION – IMPORTANCEIn-between spaces, can serve to both repel and attract users. Complementing a strong identity, a space with a diverse and distinctive set of activities and uses can act as a genuine destination. As with popular streets, squares, parks or more private environments, in-between spaces can act as sites of interest. Successful in-between spaces can act as attractors to people, whom take the time and effort to reach them. [10] A successful in between space can also be a low-key area that is nevertheless enjoyable place for everyday activities. [11]

COVENT GARDEN: A HUB OF ACTIVITIES


DESTINATIONSIN-BETWEEN SPACES

PRESCRIPTIONSPreventing banal and removing unwanted activities

• Encourage new activities by providing appropriate supportive infrastructure

• Include some memorable functions and design elements, as simple as a distinctive coffee shop or to the skating ring at Somerset House

• It is all about the appropriateness of the interventions, not their scale. A bench, a table or even a small space can bring a place to life

INSTALLATION AND ACTIVITIES IN DALSTON GARDENS. PROVIDING DISTINCTIVE FEEL AND ACTIVE SPACE TO CREATE A DESTINATION.

PRACTICE –KEY ELEMENTSElements within a space can serve to defi ne the liveliness and diversity of use.

• Seating, either public or commercial as well as other urban furniture

• A diversity of land uses, both varied and providing varying uses over time (days, week, seasons, ect.)

• Aesthetic elements such as vegetation, which enhance the time, spent in the space

• Special activities such street performances.

All those elements are not specifi c to in-between space but can serve to create a memorable or simply more functional environment. In-between spaces which fi nd themselves as providing banal, unwanted or even presenting confl icting uses and functions can, contrary to what was described above, act as repellent. Not only diminishing the quality of the surroundings by also pushing potential users to avoid the space or area entirely. The untapped potential of left over spaces, creates an opportunity to complement the environment with unique activities, bringing liveliness and diversity to an area, overall strengthening its sense of identity.


FLEXIBILITYIN-BETWEEN SPACES

Short term:[14b] The fl exibility of in-between space, in the short term, is exemplifi ed by the diversity of functions and activities, which can occur in the space simultaneously or over short periods of time (different functions on different days of the week). It is exploited through the ease of which it is to alter the use and form of space. It can provide space for local markets, concerts, demonstrations that can occur in other pubic spaces but also provide space for other activities such as small art exhibits or a platform for outdoor pubic speaking

TYPES OF FLEXIBILITYLong-term:[14a] Long term fl exibility is refl ected through the evolution of the built environment over the years. As the city evolves and trends change, spaces and their surrounding might be altered, either through small interventions or major redevelopments. Long-term fl exibility measures the ability of the in-between space to undergo and adapt to those changes.

DEFINITIONIn-between spaces are by nature fl exible by nature. This refers not only to their ability to adapt to the changing conditions of the surroundings in both form and function, but also refers to the inherent potential they hold for unexpected uses.

• Flexibility is a unique characteristic of in-between space. Different from other types of space, which may obtain a certain uses and stable forms, in-between spaces have the potential to change and provide the space for unexpected activities and special events .

• Flexibility can give an underutilised space the opportunity to become a more active and attractive space by offering several of activities and meet different needs.

THE LONG-TERM EVOLUTI ON OF SPACE AND EVER CHANGING INTERACTI ON OF IN-BETWEEN SPACES



LONG TERM

FUNCTIONAL: In terms of refl ecting the changing developments and attracting new opportunities, in-between spaces have the ability to adapt to changing land-uses. The lack of defi nite attachment to a specifi c function leaves such an opportunity. A leisure space can change to a commercial space if the surrounding development encourages such developments.

DESIGN ELEMENTS:Urban furniture and other elements within the space can be designed in such a way, where they can be used and altered to serve different functions.

EVENTS:With a high fl exibility, In-between space might provide a great opportunity to host special events. They might be used to complement events held in public spaces and attract a variety of users.

KEY ELEMENTS:

SHORT TERM:

ACTIVITIES:Diverse activities attract diverse types of users, therefore can enhance the multi-functionality of the space. A place can accommodate diverse activities either simultaneously or through time.

DIVERSITY OF USERSDifferent users will have different requirements. However certain spaces and activities can serve to satisfy different groups.

DIFFERENT TYPE OF ACTIVITIES CAN BE ACCOMMODATED IN A SPACE AT THE SAME TIME OR IN DIFFERENT PARTS OF THE DAY, WEEK, YEAR.



PRESCRIPTIONS• For space well-positioned for vibrant activities, create 24-hour spaces with different activities through out the day which complement each other as well as the surrounding environments.

• Keep the space fl exible by including movable furniture or non-permanent structure, leaving the space open to major events and special occasions.

• Promote the presence of various events with fresh and different appearances

• For more low key in-between spaces, promote a convivial space which can be used by different users, such as through furniture that is inviting and elements such as vegetation which are generally liked by all.

KEY QUESTIONS:

HOW TO ACHIEVE FLEXIBILITY?

SHORT TERM • Does the space accommodate multiple users and functions?

• What will be the appropriate activities and developments to encourage fl exibility?

• What issues may arise because of the changes?

LONG TERM• How can the operation process feed the changing demand on time?

• Does the space incorporate any permanent physical features, which affect its ability to adapt to future changes?

PHYSICAL FORMBeing defi ned by surrounding developments, the long-term evolution of in-between spaces is connected to the evolution of the adjacent built environment. Once must consider such features when intervening in an in-between space, leaving the possibility that boundaries defi ning the space might change. [19]

OPENNESS: Preventing the development of barriers or permanent structures within the internal environment of the in-between space allows for the space to be easily changed and adapted to the current demands on the space.[20]


USERSIN-BETWEEN SPACES

SPACES AND PEOPLE: A RECIPROCAL RELATIONSHIP WHERE EACH SHAPES THE OTHER. THE PRESENCE AND ACTIVITIES OF USERS AFFECT THE PERCEIVED LEVEL OF SUCCESS OF A SPACE

USERS COME WITH DIFFERENT BACKGROUNDS AND INTENTIONS. SOME MIGHT WANT TO STAY IN THE SPACE AND TAKE ADVANTAGE OF WHAT IT HAS TO OFFER. OTHERS MIGHT JUST WANT TO PASS THROUGH. CONSIDERING DIFFERENT AGE GROUPS SUCH AS YOUNG CHILDREN OR ELDERLY PEOPLE IS ALSO CRUCIAL. IN ALL CASES WHO IS AND/OR COULD USE THE SPACE IS A CRUCIAL ELE- MENT TO CONSIDER.

DEFINITION AND IMPORTANCEUsers are a crucial elements to consider when making proposals to improve in-between spaces. The presence and overall satisfaction of users in an in-between space are the major indicators of success of these spaces, therefore considering the behaviour of people in in-between spaces as well as adjacent environments is the key to making impactful proposals. The variety in both the shape and uses of space and types of users means that is impossible to establish a singular framework for in-between spaces. However a clear understanding the interactions of current and potential users with the space can help shape a coherent place in line with the vision.

In line with the vision for the space, the goal of the interventions in this section is to establish the number and type of desired users and interventions to help them access the space. A two way process, the interaction between user and in-between spaces, requires a strong consideration of not only the type of users but also the level of accessibility, connectivity and permeability.

In-between spaces are places of transition between more planned environment where unexpected activities occur. Therefore, promoting the access and use of the space by unexpected users is key to creating open, vibrant, polyvalent and successful environment.



Spaces with low surveillance but also high levels of activity can lead to theft and other unwanted activities. Security measures should be taken to limit the present of undesirable users.

TYPES OF USERSIntended users are those at whom the place is planned and designed for. In-between spaces, failing to live up to their potential, might lack such target users or fail to be accessible, leaving in some cases the spaces underused.

Unexpected users are additional people, which use the space beyond intended users. Public space offers an opportunity for different segments of society to interact and participate in city life. In-between spaces can replicate and complement such function and provide spaces for less common uses not provided by more planned and sometimes more sanitized public environments. Opening the space for unexpected users (and activities) increase the polyvalence of space and future utility.

Unwelcomed users are those whom can disturb the smooth functioning of the place and push away other users. While in-between spaces can be designed with a particular audience in mind. It is important to consider that certain segments of society might use the space in a detrimental way to other users, and lead to the dilapidation of the space. Creating a space intended towards a variety of intended users and open to unexpected users helps create “an eye on the street effect” limiting, complementing more physical interventions.



CULTURAL INFLUENCESAn important factor to consider, refl ecting back to the identity of space is the cultural and personal attachment users form with the space. Especially important to consider are religious and cultural buildings, signs or other additions to the space. For example a church might bring forth a particular strong attachment to a certain type of user while not necessarily enhancing the space for other types.

KEY ELEMENTS:The ability to enter and move around in-between spaces has a large effect on the type and number of users. Connectivity, accessibility and permeability are the key elements to consider.

Connectivity refers to the level of convenience to reach a specifi c location in the cityFactors include the location in the city, as well as the proximity to public transport stations and amount and the variety of means of transport. It also refers to how portions of the internal space connect with one another in addition to its immediate surrounding environment.

• Accessibility refers to the level of connivance to access a space. It depends on the number and quality of the entrances

• Permeability and walkability refers to how easy it is to move around the place. It consists of characteristics such as:

Obstacles which block the ways through the place

Differences in levels and heights

Materials of surfaces, paving, hardscaping

Number of alternative ways through the place, layout of the space

CONNECTIVITY ACCESSIBILITY WALKABILITY CULTURAL



PRESCRIPTIONS:• Ensure the place clearly communicates its purpose and meaning to passers-by. Either by advertising its presence to attract as many people as possible or retain a certain anonymity and sense of privacy through limited signalisation.

• The presence of users (intended or otherwise) can be controlled by managing access and projecting a sense of control. Visual security measures can serve to complement and even replace restrictive barriers or other physical measures.

• making a place more inclusive might require the removal of barriers. An in-between space might serve to differentiate itself from more planned environments by being more inclusive but less secure.

• If a place aims to attract a certain group of users to create a specialized space, low levels of accessibility and permeability might be a positive.

• It is important to provide the appropriate facilities and interventions for users groups. Beyond installations in the site, interventions in the surroundings might be necessary to increase accessibility. Elderly people might benefi t fro benches, ramps and easy to navigate streets in the adjacent urban environment.

Key Questions:

The most useful source of information are the users themselves. Questions regarding the perceived level of safety, comfort, legibility, permeability, quality of management, and aspects concerning other users should be answered through direct observations and interviews. Those questions should be asked not only for users within the in-between spaces, but also in and around more planned environments.

• How many users utilize the space?

• What is the current capacity of the space?

• What is the optimal number of users according to the vision for the space?

• Who is the typical user? According to the plan and history of the space, are they the intended, unexpected or unwanted?

• How can the targeted user group be attracted to the space?

• Should the place aim to attract a variety of users, or rather focus on a specifi c group?


MANAGEMENTIN-BETWEEN SPACES

TYPES OF MANAGEMENT

PUBLIC SECTORPublic spaces that are publicly managed come under the jurisdiction of the local authority. The local government is thereby responsible for the management, maintenance and funding of these spaces.

PRIVATE SECTORPrivate sector management of public spaces most often comes in the form of Not for Profi t Organisations (NPOs), though other private entities may manage spaces as well. In addition to the physical management of the space itself, the NPO (or other) also becomes fi nancially responsible for the space, relying largely on donations for funding.

COMMUNITY/VOLUNTEER SECTORIn some cases, community or volunteer groups assume the management of a space. These spaces are most often publicly owned and therefore draw funding from the local authority, though the community or a group/organization of volunteers undertakes maintenance of the space.

Effective management is a crucial element to any successful public space, contributing signifi cantly to place quality; this is especially true of in-between spaces. As by-products of development and the evolution of the urban environment, in-between spaces tend to fall through the cracks in terms of management. In addition to being leftover spaces, in-between spaces are often overlooked, underutilized or forgotten – ownership may be unclear or landowners may see very little potential in the development of these spaces. Additionally, in cities of large scale, it is easy for in- -between spaces to become “lost” in the urban fabric or take the backseat to other, more pressing urban issues. However, strong management schemes can transform form in-between spaces into quality public places through simple design and planning interventions (applying the principles discussed in other sections of this guidance), investment, in addition to rebranding and promoting the reclaimed spaces.

While initial place-making activities are important for transforming poor in-between spaces into places that contribute positively to the urban fabric, a focus on long-term management of these spaces is critical for their well being over time. The simply creation of attractive and functional spaces is not enough – without long-term management or “place-keeping” to enhance and maintain in-between spaces over time, they can suffer from inadequate maintenance thereby becoming decrepit and reverting to dereliction. Therefore, creating a strong long-term management scheme is imperative for creating successful in-between spaces.



ACCESS AND SECURITYAs a rule, management determines access to a space, both physically and temporally. Managing access is important for maintenance and safety purposes. Restricting access to certain times during the day allows time for maintenance to be performed while also discouraging activities that threaten the space during times when there is a lack of “eyes on the street,” such as vandalism or criminal activities. Access also refers to the types of activities that can occur in a space. Management can restrict or encourage certain types of activities through signage and barriers or by providing supportive street furniture and amenities.

MAINTENANCEMaintenance refers to the overall care of the physical elements of a space. The perceived quality of an in-between space and ultimately the way the space is used is inextricably linked to the maintenance of the space. A clean and well-groomed environment with little rubbish or vandalism and good-quality facilities and street furniture is likely to present a positive image and a sense of safety, and thus attract users. Good maintenance of a space can also discourage anti-social or criminal activities that tend to manifest themselves in derelict or damaged spaces.

As in-between spaces are constantly evolving in space and time, it is important for maintenance schemes to be fl exible in order to respond to changes in season, users, and spatial, cultural and political context.



PRESCRIPTIONS

EVALUATEIn-between spaces are constantly evolving in response to their environments. Management and maintenance must therefore respond to the constantly changing requirements of space. Frequent evaluations of space ensure that the scheme in place is still appropriate and allow for changes to be made to better suit the space. It can also identify any problems within the current management scheme or what areas require further attention.

CREATE PARTNERSHIPSIn some cases, a partnership approach to the management of in-between spaces may be the most effective and advantageous, making use of a variety of funding, perspectives and resources (fi nancial and political). Partnerships may also be an effective way for gaining public acceptance of and stewardship for a project.

COORDINATECoordination between and within management bodies is also essential for successful in-between spaces. Miscommunication and disorganization can cause problems in the delivery of maintenance and resources to in-between spaces in addition presenting the potential for them to get overlooked or forgotten in the midst of “red tape.”

KEY QUESTIONSWhat form of management is best suited for the purpose, context and constraints of the space?

Who currently owns and manages the space?

Does the maintenance scheme for the space meet the current requirements of the space?

Is the space prone to vandalism or criminal and antisocial activities?

Is there adequate funding available for the upkeep of the space?

FUNDINGSources of funding are interlinked with the management scheme in place. Some forms of management offer more fi nancial opportunities than others and should be carefully considered when developing a management scheme for in-between spaces. Local authorities with a wide range of fi nancial obligations in other areas (health care, schools, etc) may not have the funding available to adequately manage public spaces and therefore alternative management schemes may be preferable.


CONCLUSIONSIN-BETWEEN SPACES

UNDERSTANDING THE SHORT COMINGS OF SPACE AND INTERVENING IN THE RIGHT AREAS, KEEP TO MAXIMIZING THE IMPACT.

FINDING THE RIGHT BALANCE TO PROVIDE THE MOST EFFECTIVE AND REALISTIC INTERVENTIONS.

IMPROVEMENTS TO IN-BETWEEN SPACES CAN GENERATE A POSITIVE IMPACT ON THE SURROUND- ING ENVIRONMENT.

Going through the document, the high potential of underused left-over spaces becomes apparent: their fl exible nature, abundance in the city and presence between more planned developments, leave them open to become connective tissues or focal points within the urban fabric. They can become the missing piece, which enhance or complete a neighbourhood or detrimental spaces reducing the perceived value and functionality of an area.

Understanding the fundamental nature of in-between spaces and their specifi c characteristics is necessary to formulate a vision, avoid confl icts and propose improvements which will create space which enhance their environments. Those improvements should focus on the more negative features of space and provide a cost-effective way to maximize the return on investment. Small, subtle or even incremental changes can have an equal or greater impact than large investments while preserving the fl exibility of the space of different activities and future developments.

As one goes through the core of the guideline, it is important to refi ne the vision and question assumptions regarding the planned shape and uses of the in-between spaces. Establishing a coherent framework for intervention is in part a refl ective process where one looks to understand discover. A strong vision is therefore born out of an understanding of space and its users, refl ecting the common good and suitable urban design practices as much as personal opinions.


CAPITAL SPACES 2012

CORPORATEDOMESTICCONSUMPTIONCIVICCOMMUNITYIN-BETWEEN

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