CAPITAL SPACES 2012
A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES
CAPITAL SPACES 2012
CONTENTS
Introduction
CORPORATE SPACES
DOMESTIC SPACES
CONSUMPTION SPACES
CIVIC SPACES
COMMUNITY SPACES
IN-BETWEEN SPACES
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
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CAPITAL SPACES 2012
INTRODUCTION
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.
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 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.
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CAPITAL SPACES 2012
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.
The result, such critiques suggest, is that whilst meeting a certain set of
private objectives for those who are lucky enough to own it (profitable,
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.
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
THE MULTIPLE COMPLEX PUBLIC SPACES OF A GLOBAL CITY
UNDERPINNING RESEARCH
MATTHEW CARMONA
AND FILIPA WUNDERLICH
INTRODUCTION
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CAPITAL SPACES 2012
INTRODUCTION
THE FOCUS OF THE GUIDE
For 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
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 reflect the ‘dominant’ activity in each case and encompass
both new and historic spaces.
Prepared by groups of students on the BENVGTC4 module: Urban
design: guidance, incentive and control drawn from the following
programmes:
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.
MSC INTERNATIONAL REAL ESTATE & PLANNING
MSC INTERNATIONAL PLANNING
MSC PLANNING, DESIGN & DEVELOPMENT
MSC SPATIAL PLANNING
MSC SUSTAINABLE URBANISM
MSC URBAN REGENERATION
We hope you find our guide useful
MATTHEW CARMONA
Module coordinator: Prof. Matthew Carmona
PROFESSOR OF PLANNING & URBAN DESIGN
Module tutors: Wendy Clarke, Sonia Freire Trigo
IN-BETWEEN SPACES
Collaborators: Urban Design Skills
The types represent the dominant purposes of the city, for work, civil
society, trade, social exchange, and home life, with the final 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
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CORPORATE SPACES
THE TEAM
Mun Ling Choo
Rebecca Fleischer
Nishit Jain
Marc Maclennan
Charlotte Mitchell
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CORPORATE SPACES
INTRODUCTION
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.
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
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 defined. 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
influence 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 defining 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 fulfils
its potential.
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CORPORATE SPACES
DISTINGUISHING CHARACTERISTICS
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.
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.
Corporate spaces are designed with a particular user group in mind.
They are used primarily by office 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 influences 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:
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CORPORATE SPACES
CURRENT BEST PRACTICE - MORE LONDON
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, filling 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
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
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
office 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.
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CORPORATE SPACES
CURRENT BEST PRACTICE - MORE LONDON
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 fits 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 traffic 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, office space, civic space, hotels, health clubs, and good public
realm open space.
There are clearly defined areas of exclusion, for example, office blocks;
likewise there are areas that are obviously designed as public space.
The blurring of consumption space and office space is well executed
here with office workers and tourists sharing facilities and seating areas.
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
CONSUMPTION SPACE:
The consumption spaces around More London are broadly situated on
the ground floors of the surrounding office 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 deficiencies, 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.
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CORPORATE SPACES
COMMON PROBLEMS
Despite the promising aspects
that are portrayed by most
corporate spaces, they too
present a host of problems
that stem from their positives.
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.
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
EXTENDED USE OF SPACE:
As the dominant user groups are office workers of the surrounding
buildings, it is difficult to enliven traditional corporate squares outside
traditional working hours.
Uses which extend beyond working hours should be encouraged and
accommodated through design.
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CORPORATE SPACES
COMMON PROBLEMS
HOMOGENEITY:
Ironically, corporate spaces which seek to brand themselves frequently
use similar design styles and materials. This can lead to homogeneity.
VISUAL ACCESSIBILITY:
Corporate spaces that are legally open to the public but hidden from
view are redundant.
Corporate spaces should counteract homogeneity while maintaining a
distinctive sense of place.
Public spaces must be visually accessible.
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
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, specific inclusivity
statements must be enforced in corporate spaces to protect the public
realm.
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CORPORATE SPACES
ASPIRATIONS
Corporate spaces should
aim to be the most inclusive,
diverse and integrated spaces
possible. These aspirations
reflect the future of corporate
spaces.
DIVERSITY OF USERS:
The future of corporate spaces, facilitated by an increase in the
flexibility 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.
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.
MAINTENANCE:
As always, the spaces will still be well maintained and will still feature
carefully selected art that can also be educative.
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CORPORATE SPACES
DESIGN REQUIREMENTS
Corporate spaces have
unique characteristics. This
demands a distinct set of
design requirements. We have
detailed ten requirements for
successful corporate spaces.
1. SAFETY:
Corporate spaces should provide a safe area that has enough capacity
to accommodate the extremes of pedestrian traffic 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 traffic 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.
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DESIGN REQUIREMENTS
2. COMFORT:
Corporate spaces should provide a comfortable area that is welcoming,
inviting and inclusive. Facilities installed must be sufficient 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.
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 :
II. Seating provided must be made of high quality materials and able to
withstand inclement weather.
I. The space must fit with the context of, and add value to the
immediate surroundings.
III. Consideration should be given for year-round use, and careful
selection of materials must be made.
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.
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.
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DESIGN REQUIREMENTS
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 definition 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.
6. WELL ESTABLISHED MANAGEMENT REGIME
A management regime must be clearly defined 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 DEVELOPMENT
As the illustration above suggests, corporate spaces must be recognised
as being integral to the development – not simply as ‘left over space’.
Buildings can define a space, but should not be overbearing.
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.
The space should have a definite edge, either using a natural boundary,
or a change in paving material.
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.
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DESIGN REQUIREMENTS
8. CLUTTER-FREE DESIGN
Quality 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.
9. PROVISION OF RETAIL SPACE
Corporate 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.
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.
Food and beverage outlets are an absolute minimum requirement.
Clutter-free design can give context to surrounding buildings and offer a
visual continuity not available in cluttered spaces.
The choice of retail outlets will influence the demography of users. Site
specific considerations must be made accordingly.
Too many retail units can encroach on the overall space and decrease
the flexibility of the site.
10. ACCESSIBILITY
Corporate 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.
When coordinating the type of retail that is available for use, a balance
of amenities needs to be in place.
Vistas can link the square to a main street, increasing the profile of the
square and also providing a suitable culmination to the arterial streets
that come into it.
I. Amenities can include convenience venues for office workers.
Facilities such as health clubs, dry cleaners, local supermarkets and
pharmacies are generic enough to be utilised by everyone.
Observe the height of buildings to prevent blockage of sunlight and to
lure users into the space.
II. The idea of common usage is appealing as it promotes local
integration within the community.
Location of the square should capitalize on the surrounding context and
be attentive to main pedestrian flows, allowing clusters of public space
to form.
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CORPORATE SPACES
Case Study: Tower Place East
BEFORE
The existing square is obstructed from view by the surrounding
structures causing low visual accessibility into the space. The main
pedestrian flow 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.
AFTER
If 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
benefits 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 offices with a prominent entrance that
is apt for the development while simultaneously acknowledging the
historical context it is set in.
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CORPORATE SPACES
DESIGN ADVICE
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.
1. SAFETY & COMFORT
Security :
when designing lighting so that proposed lighting is abundant but not
overwhelming.
I. Security should not come across as intimidating in either demeanour
or appearance.
III. Lighting can also be incorporated through innovative design.
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 benefit 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
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DESIGN ADVICE
2. ACCESSIBILITY
Corporate 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 beneficial to
corporate spaces, it generates pedestrian traffic and exemplifies 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. ADAPTABILITY
Corporate spaces predominantly cater to office 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.
4. FLEXIBILITY
Corporate 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 & SIGNAGE
Historical 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.
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.
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CORPORATE SPACES
DEVELOPMENT & DELIVERY PROCESS
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 reflect 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 conflicts arise in visions
for the space; the planning authority must ensure the space fulfils its
greatest potential, reconciling the interests of the developer and the
community.
Displacement of antisocial behaviour must be mitigated.
Shared responsibility.
Social inclusion programs must be outlined alongside design principles
to reduce local antisocial behaviour and should respond to the needs of
the surrounding area.
A more inviting and welcoming place to spend time.
Appropriate timescales must be established for social programs and
their delivery must be ensured prior to development approval.
INCLUSIVITY CLAUSE
A 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.
CASE STUDY: KINGS CROSS
Planning 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.
BENEFITS
If well executed, inclusive design will not detract from the space’s
original use, but rather provide benefits for both he corporate owner
and traditional users.
Increased property value.
Improved success of retail use.
DISPLACEMENT
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CORPORATE SPACES
LONG TERM MANAGEMENT
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.
PERIODIC REVIEW:
Periodic review of management and maintenance regimes must be
undertaken.
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.
ADAPTABILITY:
Squares must be adaptable from their original intentions.
This will also help mitigate issues that arise post-implementation such
as displacement of anti-social behaviour into nearby areas.
BALANCE OF INTERESTS:
A balancing of interests – private and public – is needed.
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.
Tenants (both corporate and retail) tend to have greater influence over
the management scheme as they directly fund it.
Planning authorities must maintain long term influence over the
management regime to ensure corporate squares honour their initial
intentions.
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.
The context of corporate squares is dynamic, demanding flexibility in
the open spaces that serve them.
Greater emphasis should be placed on community groups as they have
a vital influence over these spaces and can contribute to their success.
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CORPORATE SPACES
REFERENCES
www.inhabitat.com
http://ventnorblog.com/topic/island-wide/west-wight/freshwater/page/4/
www.corbis.com
http://www.trekearth.com/gallery/Europe/Spain/Aragon/Huesca/Huesca/
photo387779.htm
http://housology.com
www.archiexpo.com
Eastbelfastdiary.blogspot.com
http://image.made-in-china.com/2f0j00SvQtVqZsEUkn/Granite-FloorWall-Tiles.jpg
www.kingscross.co.uk
http://www.dezeen.com/2008/03/06/pottersfields-park-pavilions-bydsdha/
http://www.photolizer.com/images.php?design=Furniture/Bench
http://www.stanhopeplc.com
http://sociourbanmorphology.blogspot.co.uk/2010/06/interstitial-spacepaley-park.html
http://www.flickr.com/photos/28213183@N05/2632880037/sizes/o/in/
photostream/
http://www.rent-an-officespace.co.uk/office-space/birmingham-brindleyplace/
http://www.uofmhealth.org/News/1680um-hospitals-roll-out-segwaytransporters
http://www.dezeen.com/2011/05/17/pormetxeta-square-by-mtmarquitectos/
http://lawrencebikeproject.wikispaces.com/
www.Urbanscreen.com
http://workawesome.com/wp-content/uploads/2010/09/GoogleDublin-1.jpg
http://www.highresolutiontextures.com/hi-res-textures-of-concrete-clayand-slate
http://amazingtextures.com/textures/img-wood-04-1239.htm
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DOMESTIC SPACES
THE TEAM
Antonios Pallerakis
Angad Gadgil
Shangting Liang
Hugh De Weijer
Jacob Sims-Fielding
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DOMESTIC SPACES
USING THIS GUIDANCE:
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 unified 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 defining 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
significant 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 significant regard in the consideration of
relevant planning applications.
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
financial 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 significantly to the commercial viability and sustainability of
the developments in which they sit.
Where the development of domestic squares involves the construction
or renovation of residential property, this guidance should be used in
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DOMESTIC SPACES
Understanding Domestic Squares: Traditional Residential
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-floor 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…
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UNDERSTANDING DOMESTIC SQUARES: TRADITIONAL RESIDENTIAL
These more traditional typologies can also
exist in central locations.
Increases in working hours and commuting journeys means that a
significant 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.
These are usually created through the
evolution of some of the smaller Georgian
garden squares.
Domestics squares may be used to define a neighbourhood scale in the
context of working environments, providing a degree of intimacy and
seclusion within the dense and bustling urban fabric.
The majority of these have lost some or all of their residential function in
terms of land use but their position in the fine 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.
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 identified, this is not
always the case
However, in every context their functionality can be used to define and
serve a neighbourhood scale.
This level of intimacy and familiarity is an important part of fostering
identity and community within a wider locality.
DOMESTIC SQUARES: DEFINING AND
SERVING A NEIGHBOURHOOD
PARKS & COMMUNITY SQUARES:
DEFINING AND SERVING A LOCALITY
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DOMESTIC SPACES
Understanding Domestic Squares: Modern & Mixed-Use Residential
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
confined 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.
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UNDERSTANDING DOMESTIC SQUARES: MODERN & MIXED-USE RESIDENTIAL
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 floor
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.
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DOMESTIC SPACES
Understanding Domestic Squares: Maintaining a Balance
MAINTAINING A BALANCE:
The changing location and form of residential developments has
created new demands and pressures on often very limited space.
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.
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.
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.
Different typologies will have to balance these needs and priorities
differently.
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.
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 defines the domestic square.
CONTRASTING PRESSURES: OVERUSE V’S INACTIVITY
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DOMESTIC SPACES
Understanding Domestic Squares: Using This Guidance
UNDERSTAND LONDON’S DOMESTIC SQUARES:
•The three typologies identified 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 significant regard when
undertaking the development or renewal of all types of domestic
square.
•Although most often defined 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.
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
CREATING & MAINTAINING LONDON’S DOMESTIC SQUARES:
•Although far from exhaustive, the fundamental roles that domestic
squares play have been discussed briefly during the introduction to
this guidance.
•This guidance utilises two defining characteristics through which to
discuss the fulfillment 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 final sections of this guidance will outline the importance of
engagement and maintenance in the creation of responsive and
sustainable public spaces.
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DOMESTIC SPACES
DEFINING CHARCTERISTICS: INTIMACY, SOCIALBITY & COMFORT
Creating Intimacy: Traditional
Residential
UNDERSTANDING CONTEXT
Their 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 traffic, 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.
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
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 define the boundaries of the
central area. A number of boundary treatments should be consider in
order to achieve this.
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DOMESTIC SPACES
CREATING INTIMACY: TRADITIONAL RESIDENTIAL
•Trees should be introduced to all squares
•They provide an effective barrier treatment although should not
necessarily be confined to perimeter areas
•Low level, visual permeable fencing should be used to provide a
degree of physical separation from road users
•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.
•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
•To be effective and robust, the planting of mature trees is strongly
encouraged
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DOMESTIC SPACES
CREATING INTIMACY: TRADITIONAL RESIDENTIAL
•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
•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
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DOMESTIC SPACES
INTIMACY: MODERN RESIDENTIAL
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.
•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 defining the level of intimacy
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
•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 define a domestic square, providing
a fundamental level of separation and intimacy from the wider urban
realm.
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INTIMACY: MODERN RESIDENTIAL
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:
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 first floors, providing for family/larger units and
adding significant value
•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
CAPITAL SPACES – A DESIGN GUIDE FOR LONDON’S PUBLIC SPACES, BARTLETT SCHOOL OF PLANNING, UCL, SPRING TERM 2012
•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 define 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.
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DOMESTIC SPACES
INTIMACY: MIXED-USE RESIDENTIAL
UNDERSTANDING THE CONTEXT:
•In terms of form and massing, mixed-use residential developments
share much in common with modern residential typologies
•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.
•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 boundaries of the square are formed by the building frontages
and the height to width ratio defines the primary level of enclosure.
•Balconies, particularly those located on lower floors, can be left over
exposed to the wide range of users of the space below
•The use of planters and trees allows for the introduction of vegetation
into hard landscaping.
•As previously identified, it is in these developments where the balance
between residential and commercial functions are most difficult to
balance
•In combination with canopies they can be used in strategic locations
to provide a degree of visual and aural separation without segregating
areas.
•Commercial uses at ground floor 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.
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INTIMACY: MIXED-USE RESIDENTIAL
RAISING STANDARDS: MOVING TOWARDS BEST PRACTICE
As 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 floor 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 significant regard. However,
the limitations of these strategies within the context of mixed-use
developments, particularly where public space is limited, must be
acknowledged.
•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 difficult.
•It may also significantly 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.
•Balconies are the most common form of semi-private outdoor space
provided in mixed-use developments.
•Partially recessed balconies with solid floors 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
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DOMESTIC SPACES
Sociability: Traditional Residential
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 fulfill their role as
sociable, playful and flexible spaces without compromising the more
intimate activities and characteristics we have explored so far.
•The primary pedestrian routes within the square will be defined 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 define a range of different spaces
within the square for different activities or with different characters
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•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 significant distance between them.
•Larger clusters or rows of seating allows for greater concentrations of
activity and a more sociable character along primary routes.
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SOCIABILITY: TRADITIONAL RESIDENTIAL
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 defined activity
areas such as children’s’ playgrounds will impact significantly 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.
RAISING STANDARDS: MOVING TOWARDS BEST PRACTICE
Play 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
flexible, interactive, exciting, beautiful and playful environments.
•Formal play spaces should offer soft surfacing suitable for use in all
seasons
•Even within these defined spaces there is significant 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.
•Large expanses of grass offer flexible space for a wide range of
recreational and relaxation activities for people of all age ranges
•The provision of flexible space also allows for the space to evolve and
for residents to interact with it
•Dedicated play spaces are still an important component as they
can provide contained areas for younger children with safe flooring
materials that are suitable for use all year round.
•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.
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
•Play should not be considered an activity confined 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
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DOMESTIC SPACES
Sociability: MODERN Residential
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 defined movement
routes through the space can play a very significant role in maintaining
a balance between intimacy and sociability
•Narrow, enclosed entrances indicate a degree of privacy and
discourage casual use.
•The use of staggered entrance points prevents clear sight lines
through the square being created and significantly reduces the
likelihood of it becoming used an informal shortcut through the wider
urban fabric.
•A range of these different entrance types can be used to differentiate
primary and secondary entrances.
•A range of entrance types can be employed in order to encourage or
discourage use.
•Wider, open breaks in the built form can provide strategic views,
suggesting the character of uses within.
•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 floor 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 flexible hard or soft landscaping within this
central area will help to facilitate this.
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DOMESTIC SPACES
Sociability: MIXED-USE Residential
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 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
•Lower footfall uses such as offices, 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 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.
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SOCIABILITY: MIXED-USE RESIDENTIAL
•Uses such as cafes and coffee shops offer a natural extension of
residential activities
•They can provide a significant 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.
•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
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.
•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 significant negative impact on the character of
perimeter areas.
•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
•Where no demonstrable necessity or benefit 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
•Large semi-private areas located on the roofs of the shops provide
flexible communal spaces for residents
•Commercial activity is limited to the ground floor 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 significant 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
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DOMESTIC SPACES
Maintaining a Balance: 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 significant role in mixed-use
developments.
•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
•The use of different materials is an important tool for defining 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.
•Building form can be used to physically partition spaces and different
scales used to create more intimate or sociable areas.
•However, changes from one type of paving to another can be equally
effective.
•Commercial uses within these different areas should reflect and
enhance this character
•The choice of particular materials is discussed in the next section.
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DOMESTIC SPACES
Comfort: Safe, Inclusive & Sustainable Spaces
•The use of CCTV is widely encouraged within a number of prominent
design strategies.
•Low level railings, and soft flooring materials can provide a safe and
comfortable environment for young children.
•The importance of the incorporation of trees and other planting has
been emphasised at various points throughout this guidance.
•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 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
•In addition to the numerous benefits already discussed, the use of
strategic planting and soft landscaping as a means of supporting
natural life within the city should be given consideration.
•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.
•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
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DOMESTIC SPACES
Comfort: Sense of Ownership
Good design must seek to strike a balance between aesthetics and
functionality, modernity and familiarity, durability and comfort
•The views that domestic squares provide from the surrounding
buildings should be given significant consideration
•It is possible to suggest that the design of the outdoor spaces within
developments should respond to the development as a whole
•However, this should not be pursued at the expense of creating a
usable space, creating a picture rather than a place
•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
•The incorporation of a variety of materials can be used to create visual
interest.
•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
•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
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DOMESTIC SPACES
CREATING A USABLE SPACE: ENGAGEMENT & MANAGEMENT
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 significant
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
specific, 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.
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CONSUMPTION SPACES
THE TEAM
Daniel Gallgher
Shumin Gao
Ruonan Liu
Vincent Perrault
Deniz Unsal
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INTRODUCTION
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.
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 define
consumption places, their elementary components and their spatial
configurations, the guidance presents a summary of identified good
practices and common problems. From this analysis a list of 8 key
aspirations, which should be taken into account when designing or
retrofitting 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.
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 retrofitting an existing site.
The present document is the result of student group work. In the first
phase, a thorough analysis of several existing places in London has
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CONSUMPTION SPACES
WHAT ARE 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 traffic) 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 influenced 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 fixed 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.
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Elementary components, which shape consumption places
SHOP UNITS
Shop 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 influence the sense of enclosure and activity of
consumption places.
STALLS
Stalls 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.
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EXTERNAL SEATING AREAS
External 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.
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Spatial Configuration of Consumption Places
Three main spatial typologies have been
identified. 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 floor. 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.
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Identified good practices and common problems
ARCHITECTURAL INTEGRATION WITH THE SURROUNDING SPACE
Using 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.
Un-integrated spaces can appear to create a level of conflict and
competition between permanent fixed retail and informal market
vendors in stalls.
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PROVIDING SHELTER OR AN OVERHEAD CANOPY STRUCTURE TO
CREATE A MORE COMFORTABLE PEDESTRIAN EXPERIENCE
Overhead 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.
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IDENTIFIED GOOD PRACTICES AND COMMON PROBLEMS
VARIETY AND DIVERSITY IN THE GOODS AND SERVICES OFFERED
HELP TO CREATE AN INCLUSIVE SPACE THAT TARGETS A WIDER
SPECTRUM OF POTENTIAL SITE USERS
Consumption 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
PEDESTRIANS
Public 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.
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IDENTIFIED GOOD PRACTICES AND COMMON PROBLEMS
FLEXIBILITY IN THE FUNCTIONS OFFERED IN THE SPACE TO
PROVIDE NON-CONSUMPTION ORIENTED ACTIVITIES TO SITE
USERS
Providing a level of flexibility 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 flexibility are more subjective to
the ebbs and flows of the financial 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 specifically 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.
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IDENTIFIED GOOD PRACTICES AND COMMON PROBLEMS
CONTEXTUAL RELATIONSHIPS OF SITE
Working 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 conflicts 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 SPACE
Providing 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.
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Aspirations for consumption places
VIBRANCY
Consumption places are by essence spaces where people meet,
walk through, have a break, seat or stand. These activities contribute
significantly 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.
SAFETY
Because 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 conflicts may occur and should be avoided.
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COMFORT
Consumption 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.
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Aspirations for consumption places
ADAPTABILITY
The 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 definitive or temporary).
DIVERSITY
The 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.
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INCLUSIVENESS
Although 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.
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CONSUMPTION SPACES
Design requirements and advices
Relationship between
Requirement and Advice
Requirements = Foundational elements
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.
Advice = Capstone elements
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]
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Variety and Diversity in types of retail and products offered
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.
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.
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
flexibility 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.
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.
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Variety and Diversity of Activities (non-consumption oriented)
Advising
ising Consumption Spaces to provide a level of flexibility in the
public
blic realm for non-consumption oriented activities helps make the
space
ce more inclusive to the public, allows for the space to provide a
greater
ater range of functions, and increases the overall target audience for
vendors
dors and stores while also better serving the public.
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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 unspecified activities.
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CONSUMPTION SPACES
Active Store Frontages - Requirements
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 specific 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.
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Active Store Frontages - Advice
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.
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Enclosure - Requirements
Consumption Spaces are primarily pedestrian open spaces that
are defined 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
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Enclosure - Advice
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 fluctuations
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.
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.
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Circulation - Requirements
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.
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 influence on circulation patterns –
connections to surround sites and scale should be considered.
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Circulation - Advice
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.
• Incorporation of stalls can help create internal site circulation patterns.
• Temporal nature of the stalls allows for flexibility and variety in creating
circulation patterns.
Examples of stalls to create internal
circulation in various morphologies.
• 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.
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Accessibility & Connectivity - Requirements
ACCESSIBILITY - REQUIREMENTS
Consumption 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.
LEGIBILITY / IDENTITY - REQUIREMENTS
Consumption 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.
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-fitting existing spaces that have evolved
over the years.
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Planning and delivering consumption places
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.
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
specific 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]
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.
WHO SHOULD BE INVOLVED?
Consultation meetings on the preparation of either a new guidance or a
new project should gather following stakeholders:
The present guidance is aimed at designers, developers, planners,
politicians and managers at the borough level.
Developers and professionals involved in the design and building
Ward members
dedicated to the design and functioning of the retail areas should also
incorporate representatives of local residents. The difficulty 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.
Tenants, wider local residents, businesses and organisations
WHEN SHOULD THE GUIDANCE BE USED?
The present guidance should compliment the traditional tools for the
assessment and monitoring of the vitality of identified shopping areas by
local authorities, such as retail capacity surveys. It would thereby bring
another qualitative, more design focused approach. For instance it
When retrofitting 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
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Long-term management
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
identified 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
identified 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
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CONSUMPTION SPACES
REFERENCES
Case studies
COMMISSION FOR ARCHITECTURE AND THE BUILT ENVIRONMENT
– CABE (2006), The principles of inclusive design
PORTAS M. (2011) The Portas Review, An independent review into the
future of our high streets
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
reflection.
DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT –
DCLG (2002), Planning Policy Guidance 17: Planning for open space,
sport and recreation
THE RETAIL MARKETS ALLIANCE (2009) Markets 21, A Policy &
Research Review of UK Retail and Wholesale Markets in the 21st
Century
DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT –
DCLG (2009) Ministerial Statement Planning for Growth
WEST LOTHIAN COUNCIL (2008), Retail Capacity Study by Halcrow
Group Limited
DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT –
DCLG (2009), Planning for Town Centers, Practice guidance on need,
impact and the sequential approach
Websites
DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT –
DCLG (2009), Planning Policy Statement 4: Planning for Sustainable
Economic Growth
http://www.coventgardentrust.org.uk/
DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT –
DCLG (2012) National Planning Policy Framework March 2012 Version
Covent Garden Trust
Covent Garden Public Site
http://www.coventgardenlondonuk.com
Duke of York Square
GREATER LONDON AUTHORITY (2011), London Plan 2011
http://www.dukeofyorksquare.com/
Coin Street Community Builders
ASSOCIATION OF LONDON GOVERNMENT – LONDON BIDS (2005),
Local Authority Guide to Business Improvement Districts
LONDON ASSEMBLY (2011), Public life in private hands Managing
London’s public space published by the Planning and Housing
Committee
ASSOCIATION OF LONDON MARKETS, http://www.aolm.co.uk/,
accessed on February 2012
LONDON BOROUGH OF WALTHAM FOREST (1999), Shopfront Design
Guide
ASSOCIATION OF LONDON GOVERNMENT – LONDON BIDS (2005),
Local Authority Guide to Business Improvement Districts
http://www.coinstreet.org/developments/gabrielswharf.html
CITY OF NOTTINGHAM, (2005) Shopfront Design Guide
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CIVIC SPACES
THE TEAM
Staurt Outhred
Agnes Hagan
Ian Gracie
Gayatri Hegde
Zhi Liu
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DISTINGUISHING CHARACTERISTICS
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 reflect this importance, and
highlight a design approach that ensures
existing and future civic spaces are excellent.
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DISTINGUISHING CHARACTERISTICS
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 reflect 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 & finishes.
•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 reflects 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.
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DISTINGUISHING CHARACTERISTICS
This hierarchy reflects 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.
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BEST PRACTICE
LEGIBLE
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
SYMBOLIC
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 flexible but this means that it serves a civic purpose all the
time.
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BEST PRACTICE
FREEDOM OF SPEECH
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
flexible. 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.
HIGHLY ACCESSIBLE
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COMMON PROBLEMS
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.
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
difficult to find. 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.
INACCESSIBLE
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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 reflects 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
ILLEGIBLE
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COMMON PROBLEMS
IMPERMEABLE
Our investigation of civic spaces; Common
problems
BUCKINGHAM PALACE:
Known as the most official and symbolic building in London, at first
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 traffic conflicts.
ISOLATED
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.
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VISION AND GUIDING PRINCIPLES
Vision:
Six guiding principles:
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.
SYMBOLIC
Reflect the history and character of the community.
Bring the community together and act as a center.
ADAPTABLE
Flexible to changing time and various seasonal uses.
INCLUSIVE
People 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
PUBLIC
For the people and by the people.
People are aware the area is public and for their use.
HIGH QUALITY
Design, materials, art work and finishes contribute to a consistent and
legible urban environment.
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Measuring quality
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.
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Design requirements & advice; Inclusive
Civic space should be inclusive and inviting to
people from all walks of life.
Achieving a space that is legally / officially
inclusive is as important as people perceiving
the space as inclusive.
REQUIREMENTS
The space must aim to be relatable and be used at various times by
people who enjoy using it.
ADVICE
It is advisable that there should be a fair amount of facilities so that
users can stay and enjoy the space.
The space must have a porous boundary so that users feel
psychologically welcome. High barriers give a sense of exclusion.
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.
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.
An accurate measure of inclusivity is users’
perceptions.
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Design requirements & advice; Accessible
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.
ADVICE
Locating 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.
REQUIREMENTS
The 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.
SPACES WITH MULTIPLE ACCESS POINTS INCREASE THE
POTENTIAL OF IT BECOMING A SUCCESS
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Design requirements & advice; Symbolic
THE DESIGN SHOULD:
1. reflect 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.
REQUIREMENTS
Attention 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
reflects the quality of the space created in the end.
Public art reflective 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.
HISTORIC BUILDINGS SYMBOLIC OF THE COMMUNITY WOULD
ATTRACT THE LOCAL POPULATION
ADVICE
The 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.
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Design requirements & advice; Adaptable
Civic space should adapt to changing time
and various seasonal uses.
ADVICE
The landscape should not be rigid, and have enough open space in
order to manipulate its use for different civic events and purposes.
This will bring the local community together
as it can access all social groups with their
different interests.
REQUIREMENTS
The 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).
ADAPTIVE SPACES HAVE THE POTENTIAL TO UNLOCK LOCAL
SOCIETIES’ NEED FOR EXPRESSION
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Design requirements & advice; Public
Civic space should be created for the people
and thus recognised as public by those same
users.
REQUIREMENTS
It must provide a location for public celebrations of events or
demonstrations.
ADVICE
Design should attempt to amplify or enhance civic building facades,
statues or public art on the site.
Comfort and safety of the users by use of passive and active methods.
Regular planned and unplanned activities ensures constant use which
could be propagated by the local authorities.
Perceptions of the space are as important as
legal or official ownership and management.
Civic space needs to ‘look and feel’ public,
like it’s a fundamental part of the city.
Civic space should be a space that physically encourages social activity
and consist of facilities that add vitality to planned and unplanned
activities.
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.
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Design requirements & advice; Quality
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 reflect a positive image of the space
which will aid its success.
ADVICE
The design of the furniture could be forms of public art but comfort
must be paramount to any design.
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.
The furniture should be a similar design to the surrounding space
but not essential as there are examples of successful unique public
furniture
REQUIREMENTS
The pavement is significant and requires to be well designed with
quality materials that relate to the setting of the place and reflect 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.
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Development and delivery process
POTENTIAL METHODS:
Design competitions
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.
Stakeholder workshops
Community workshops
Commissioned designs
This should be an iterative process; develop an idea, review, modify, review again, etc.
POTENTIAL METHODS:
Design charettes
Academic & expert panels / crits.
Expert and academic reviews can provide essential guidance to ensure the design
achieves an excellent standard. Most importantly, community engagement should
define this process for civic space design, allowing as much feedback from the London
community as possible.
Community engagement sessions.
Online tools for input & collaboration.
Following a clear, open and deliberate process will ensure the final design of civic
spaces is appropriate, high quality, and spaces Londoners can be proud of.
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Management; Ownership
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 dayto-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 difficult to attain a revenue stream
through private funding due to the complicated nature of the ownership.
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Management; Maintenance
Predominantly funding will be from the public sector but endeavours
should be made to attain a secure private sector financing 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 RENTAL
Letting the space for promotional activities can generate substantial
income which will be reinvested directly back into the civic space.
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CIVIC SPACES
Management; Operation
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COMMUNITY SPACES
THE TEAM
Tuo Ding
Jonathan Finch
Ameen Hachemi
Jing Fu
Maria Mustieles Crespo
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FRAMEWORK AND REVIEW
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INTRODUCTION
London is a rich and diverse city, with an
estimated 7.83 million inhabitants* from
over fifty non-indigenous countries, speaking
over 300 languages (guardian). It plays a
multitude of roles, as a global financial 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.
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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.
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USING THIS GUIDANCE – Raising the standards
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
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
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COMMUNITY SPACES
UNDERSTANDING COMMUNITY SPACE
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.
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).
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UNDERSTANDING COMMUNITY SPACE
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 defined 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 STUDY
As with the central place theory, certain activities in community spaces
have a larger sphere of influence 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
conflicting.
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COMMUNITY SPACES
COMMON PROBLEMS-TWO SETS OF PROBLEMS
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 identified. First those related with the
lack of interrelation opportunities. Most of them related to inclusiveness
and flexibility of the space. Second would be those related with a
non-inviting space that generally groups problems related to security,
accessibility and maintenance.
LOW OPPORTUNITIES FOR INTERACTIONS:
INFLEXIBLE SPACE:
Communities have different needs in the present and also these can
change over the time. The lack of flexibility 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.
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COMMON PROBLEMS-TWO SETS OF PROBLEMS
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.
UNATTRACTIVE SPACE:
POORLY DEFINED PLACES:
Blurred boundaries may sometimes cause conflicts between different
activities and users.
HIDDEN LOCATION:
People need to see the space and understand how to get there.
SENSE OF INSECURITY:
Lack of natural surveillance and appropriate lighting tend to create
crime opportunities and antisocial behaviour.
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 MAINTENANCE
Maintained 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.
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DESIGN REQUIREMENTS/PRINCIPLES
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.
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 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.
A COMMUNITY SPACE IS MORE THAN THE SUM OF ITS PARTS
Fundamental to achieving a successful inclusive and flexible 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 beneficial 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 finalised, but should
continue post-development.
COMMUNITY AS A CLIENT
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FLEXIBLE & ROBUST SPACE
FLEXIBLE SPACES
It 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
flexible to accommodate changing needs by not being ‘fixed’ 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
The best practice example offered by Gillett Square, Dalston
illustrates how both a space can be socially and physically flexible. As
demonstrated, spaces should have minimal fixed features in places that
may provide conflict for multiple uses, while still providing a comfortable
space. This will provide the blankest canvas possible and the highest
degree of flexibility for multiple activities. Gillet Square’ s innovative
management partnership which is deeply embedded within Hackney’ s
community allows flexible and responsive programming of the space –
such frameworks are considered desirable.
ROBUST SPACES
As 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.
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COMMUNITY SPACES
SAFE & COMFORTABLE
SAFE PLACES
For 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.
COMFORTABLE PLACES
To 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-defined spaces. Again, understanding of these requirements
will come from early engagement with the community. Specific advice
on these design elements and seating design are explained in further
detail.
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DISTINCTIVE SPACE
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.
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 specific styles of
decoration, smells or the sound of a certain language being spoken will
make spaces distinct in character.
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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 placemaking 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’.
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INCLUSIVE SPACE
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, confidently
and independently in everyday activities” – CABE, 2008
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 first 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.
A defining factor of community spaces is that they include everyone.
Elderly and handicapped members of the community are often
disenfranchised and find many barriers when leaving the house.
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
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FOREWORD FOR DESIGN ADVICE
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 flourishing 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.
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.
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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 EFFECT
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.
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.
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INTERACTIONS VS HUMAN SENSES
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 defined: 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 conflict with the comfort and relaxation of other groups in the
community. Specifically 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.
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INTERACTIONS VS HUMAN SENSES
For example, playground should be located
in ‘seeing range’ in order to form the visual
connection so that a child can see their
playmates.
BEST PRACTICE: TABARD GARDEN
INTRODUCTION TO THE EXAMPLE OF TABARD GARDEN
The 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.
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 SPACES
The study highlighted different areas of the space being used by distinct
groups of people. Although the different users had different needs,
there was no conflict 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 reflects the ideal space that
Tabard Gardens is for the use of a diverse community.
USER ZONES PUT IN CONTEXT
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COMMUNITY SPACES
CASE STUDY
The external traffic environment closely links to accessibility and safety
which are the foundation of high-quality interactions. The effect from
traffic 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 traffic in two of the
streets, all of which formerly had a modest rate of traffic.
A great number of outdoor activities were registered in the community
space where the surrounding traffic is in small volume. Comparably,
neighbour contacts in a busy traffic area are poorly developed.
SOLUTION
CAR-FREE DESIGN
Car-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.
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TRAFFIC CALMING DESIGN
“Traffic calmingis a system of design and management strategies that
aim to balance traffic on streets with other uses ( PPS, Traffic Calming
101 ).” Physical traffic calming measures include road humps and
chicanes which could generate substantial reductions in vehicle speeds
and accidents.
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COMMUNITY SPACES
CASE STUDY
BEST PRACTICE: GENERAL GORDON SQUARE
INTRODUCTION
General 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.
In 2008, General Gordon Square was re-designed. The most significant
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 traffic 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.
- A big screen was located in the corner of the sqaure which served
both local people and outsiders.
ADVICE FOR INTERANL TRAFFIC SYSTEM
It can be difficult 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 traffic from outside to a more direct route reserving inner
roads solely for local residents use. This minimises vehicle circulation
within community areas.
- 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.
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COMMUNITY SPACES
DESIGN ADVICE
ENTRANCES DESIGN
The position of entrances can influence 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’.
TABARD GARDEN:
Entrances may not lead to all user zones.
PECKHAM SQUARE:
A very notable entrance.
- 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
traffic calming measures are encouraged.
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COMMUNITY SPACES
DESIGN ADVICE
PATHS DESIGN
Paths 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.
ALTAB ALI PARK: TWO SETS OF PATHS
- 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.
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DESIGN ADVICE
BOUNDARIES DESIGN
Boundaries 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 visuallypermeable 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 define spaces. Due to the
purpose of community spaces of increasing interaction, barriers should
generally be minimal.
HARD AND SOFT BOUNDARIES
EXCESSIVE DEPENDENCE ON HARD BOUNDARIES MAY MAKE A
UN-PLEASANT SPACE
- 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 define the space area.
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COMMUNITY SPACES
DESIGN ADVICE
GREEN SPACES DESIGN
Green 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.
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COMMUNITY SPACES
DESIGN ADVICE
SEATING DESIGN
Seating 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 find 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.
SHELTER DESIGN
Shading 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.
- Seating should be diverse in both the users they are designed for and
their aesthetic feel.
- 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.
- 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.
- 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.
- Seating intended for longer respite should be made of warm materials
and have back rests for maximum comfort.
- Shelters should be within view of paths or backed by any edge or
frontage (edge effect*).
- More ornamental seating should be within proximity of winding routes.
*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.
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DESIGN ADVICE
URBAN FURNITURE DESIGN
Urban 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.
- 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.
Furniture can also be used to define 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.
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COMMUNITY SPACES
DESIGN ADVICE
PARKING DESIGN
Parking 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.
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DESIGN ADVICE
MATERIAL SELECTION
Materials used in public spaces can influence 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 financial burden on those responsible for their maintenance.
- A significant 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 financial
implications of long-term management and should be considered in
the design process.
LIGHTING DESIGN
Lighting 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.
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DELIVERY PROCESS
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?
I) ESTABLISHING WHAT IS WANTED
The development/regeneration of a community space is defined 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 first two.
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.
The first 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 beneficial relationship between developer and
end user is fundamental to achieving an suitable design.
An active and early engagement will result in a strong project that
fully satisfies 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 predevelopment.
Involving young people can beneficial 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 beneficial
to all aspects of the design process.
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DELIVERY PROCESS
ENGAGEMENT EXERCISES
A 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 identified, 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 first 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.
II) GOVERNANCE
As 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 fire
services, local politicians, and others.
The EP should address who, how and when the different actors should
be involved. Define the roles of and establish positive rules to enhance
the constructive relationship between the actors.
III) SITE & CONTEXT
As discussed during the opening of this document the development
sites spatial context is extremely influential 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.
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.
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COMMUNITY SPACES
LONG-TERM MANAGEMENT
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 flexible and robust design have already been
discussed and therefore this section will focus on management
frameworks only.
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 financial viable for community groups, as
financial 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
Driven by the diversity of societies, the requirements placed on
community spaces will be significant in variety, both physically
and temporally. Management frameworks should be flexible,
transparent and in open dialog with the community users to enable
the transformation of the space to fit 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.
iii) Community entirely owns and manages the space – transfer from
local authority.
TRAN SFERRING ASSETS TO COMMUNITY
Transferring 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 flexible and therefore active in community social
A clearly defined 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.
POST-DEVELOPMENT MANAGEMENT PLAN
A management plan should clearly define 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 conflicting schedule.
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LONG-TERM MANAGEMENT
TRAN SFERRING ASSETS TO COMMUNITY
Transferring 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 flexible 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 financial viable for community groups, as
financial 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.
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ENGAGEMENT AND MANAGEMENT
BEST PRACTICE: EDWARD SQUARE
EDWARD SQUARE, ISLINGTON
There 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.
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 first 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 benefit 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.
“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
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IN-BETWEEN SPACES
THE TEAM
Pinelopi Mamoura
Elizabeth MacCarthy
Krystof Mrnka
Jerome Raymond
Jiaxuan Zhang
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IN-BETWEEN SPACES
INTRODUCTION
USING THIS GUIDELINE.
This guideline intends to provide stakeholders from developers to city
officials, 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.
1.IN BETWEEN SPACES COME IN EVERY SHAPE AND FORM AND
CAN BE FOUND IN A MULTITUDE OF PLACES ALL AROUND THE
CITY.
INTRODUCTION:
Not bound by any strict defining functions or physical attributes, inbetween 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 flexible 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 trans- formed into
positive, even essential, parts of the urban fabric.
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2.HOLDING TRUE TO THE LITERAL DEFINITION, IN-BETWEEN
SPACES ARE BORN AS THE LEFTOVERS OF SURROUNDING
DEVELOPMENTS.
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IN-BETWEEN SPACES
MAKING THE CASE
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 fill the urban landscape, leaving behind
unintentional, leftover spaces. In-between spaces have no set of
definitive physical or functional attributes, but rather vary from space
to space. Some in-between spaces may be defined by the boundaries
of their surrounding environments, while others are classified as inbetween by the lack of integration between their internal function and
that of their surroundings.
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.
Though created by chance and without a specific 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.
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 specific – elements, which may be considered positive
in one space, may have an entirely different effect in another. “Good”
or “bad” spaces are then defined by the coherence of all of a their
elements, rather than the presence or absence of a single component.
GOOD
BAD
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•Good in-between spaces are those, which have become successfully
integrated with their surroundings physically and/or functionally;
minimize internal conflicts; 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 conflicts 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.
UGLY
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ESTABLISHING 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 con- text,
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:
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.
•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 destina- tion,
its current and potential users, level of flexibility and man- agement
structure, will help to further establish the vision and provide
comprehensive prescriptions necessary to create a co- herent inbetween space.
EXAMINING THE SPACE THROUGH A SERIES OF QUESTI ONS
WILL HELP TO CREATE STRONG UNDERSTANDING OF THE SPACE
AND SHAPE THE VISION
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REALISING THE POTENTIAL
The first 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.
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. Photographs, 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.
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 first-handed.
THE CORE GUIDE
The following part of this guide aims to explore the key five elements
that are found in almost every successful in-between space – a strong
identity, distinction as a destination space, a diversity of users, flexibility,
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-be- tween space; and provides prescriptions
for enhancing or trans- forming in-between spaces.
GET TO KNOW THE SPACE:
In-between are defined for what they lack as much as for what they
are. Studying more defined public and private environments is helpful
to understand the variety of spaces and identifying true undefined
and underused locations, which fall between more defined 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
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IDENTITY
THEORY - DEFINITION AND IMPORTANCE
The identity of an in-between space refers to the specific 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 IDENTITY
In-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.
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IDENTITY
There are three different cases; which
influence the identity of in-between spaces:
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 identifiable element
existing in the surrounding environment.
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.
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 defined and planned
developments, bringing an added feature while maintaining the overall
sense of place of the area.
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PRACTICE
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.
•Cultural meaning.
•Shape/dimension
The identity of an in-between space may be influenced 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 inbetween space is perceived.
[9c] The specific dimensions, ratios and other physical features (level
of enclosure, human scale, etc) can greatly effect and differentiate a
space.
•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.
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IN-BETWEEN SPACES
PRACTICE
•Language [9d]
There are cases in which people’s perception of a place is reflected
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, officially
referring to the building enclosing the space is now used by some to
refer primarily to the Court.
Key questions
How to create or enhance the appropriate
identity?
In order to answer this question, some subquestions regarding the key elements must
be explored
•Are there conflicts 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, define or ignore the adjacent developments?
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PRESCRIPTIONS
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 SURROUNDINGS
Maximize 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
USING THE SURROUNDINGS TO PROMOTE THE IDENTITY OF THE
SPACE
In 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
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PROMOTING AN IDENTITY OF THE SPACE ITSELF
In-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
flavor to the area and improving the overall perceived quality of the
urban environment.
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DESTINATIONS
THEORY DEFINITION – IMPORTANCE
In-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, inbetween 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]
Providing enriching and unique attractions to a variety of users, or
simply a special setting to a specific 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.
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 QUIET BACK ALLEY IN LONDON, A PLACE TO EAT LUNCH
OR HAVE A CIGARETTE OUTSIDE OF THE BUSY STREETS AND
PUBLIC EYES.
COVENT GARDEN: A HUB OF ACTIVITIES
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A DESTINATION OR A PLACE OF TRANSITION, IN-BETWEEN
SPACE MUST PRESENT AN ENJOYABLE ENVIRONMENT
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IN-BETWEEN SPACES
DESTINATIONS
PRACTICE –KEY ELEMENTS
Elements within a space can serve to define the liveliness and diversity
of use.
PRESCRIPTIONS
Preventing banal and removing unwanted activities
• Seating, either public or commercial as well as other urban furniture
• Encourage new activities by providing appropriate supportive
infrastructure
• A diversity of land uses, both varied and providing varying uses over
time (days, week, seasons, ect.)
• Include some memorable functions and design elements, as simple
as a distinctive coffee shop or to the skating ring at Somerset House
• Aesthetic elements such as vegetation, which enhance the time,
spent in the space
• 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
• Special activities such street performances.
All those elements are not specific to in-between space but can serve to
create a memorable or simply more functional environment. In-between
spaces which find themselves as providing banal, un- wanted or even
presenting conflicting 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.
INSTALLATION AND ACTIVITIES IN DALSTON GARDENS.
PROVIDING DISTINCTIVE FEEL AND ACTIVE SPACE TO CREATE A
DESTINATION.
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IN-BETWEEN SPACES
FLEXIBILITY
DEFINITION
In-between spaces are by nature flexible 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 .
TYPES OF FLEXIBILITY
Long-term:[14a] Long term flexibility is reflected 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 flexibility
measures the ability of the in-between space to undergo and adapt to
those changes.
Short term:[14b] The flexibility of in-between space, in the short term,
is exempli- fied 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
•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
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IN-BETWEEN SPACES
FLEXIBILITY
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 USERS
Different users will have different requirements. However certain spaces
and activities can serve to satisfy different groups.
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 flexibility, 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.
LONG TERM
FUNCTIONAL:
In terms of reflecting the changing developments and attracting new
opportunities, in-between spaces have the ability to adapt to changing
land-uses. The lack of definite attachment to a specific function leaves
such an opportunity. A leisure space can change to a commercial
space if the surrounding development encourages such developments.
DIFFERENT TYPE OF ACTIVITIES CAN BE ACCOMMODATED IN A
SPACE AT THE SAME TIME OR IN DIFFERENT PARTS OF THE DAY,
WEEK, YEAR.
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IN-BETWEEN SPACES
FLEXIBILITY
PHYSICAL FORM
Being defined 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 defining 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]
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
flexibility?
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 flexible by including movable furniture or nonpermanent structure, leaving the space open to major events and
special occasions.
• What issues may arise because of the changes?
• Promote the presence of various events with fresh and different
appearances
LONG TERM
• How can the operation process feed the changing demand on time?
• 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.
• Does the space incorporate any permanent physical features, which
affect its ability to adapt to future changes?
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IN-BETWEEN SPACES
USERS
DEFINITION AND IMPORTANCE
Users 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 inbetween 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.
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.
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
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.
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IN-BETWEEN SPACES
USERS
TYPES OF USERS
Intended 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.
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.
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.
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IN-BETWEEN SPACES
USERS
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 specific
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.
CULTURAL INFLUENCES
An important factor to consider, reflecting 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.
•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
CONNECTIVITY
ACCESSIBILITY
WALKABILITY
CULTURAL
Differences in levels and heights
Materials of surfaces, paving, hardscaping
Number of alternative ways through the place, layout of the space
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IN-BETWEEN SPACES
USERS
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 inbetween 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
specific group?
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-be- tween 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 benefit fro benches, ramps and easy to navigate streets
in the adjacent urban environment.
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IN-BETWEEN SPACES
MANAGEMENT
Effective management is a crucial element to any successful public
space, contributing significantly 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 over- looked, 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 longterm management scheme is imperative for creating successful in-between spaces.
TYPES OF MANAGEMENT
PUBLIC SECTOR
Public 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 the- se spaces.
PRIVATE SECTOR
Private sector management of public spaces most often comes in the
form of Not for Profit 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 financially responsible
for the space, relying largely on donations for funding.
COMMUNITY/VOLUNTEER SECTOR
In 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.
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IN-BETWEEN SPACES
MANAGEMENT
MAINTENANCE
Maintenance 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 flexible in order to respond to
changes in season, users, and spatial, cultural and political context.
ACCESS AND SECURITY
As 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.
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IN-BETWEEN SPACES
MANAGEMENT
FUNDING
Sources of funding are interlinked with the management scheme in
place. Some forms of management offer more financial opportunities
than others and should be carefully considered when developing a
management scheme for in-between spaces. Local authorities with a
wide range of financial 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.
KEY QUESTIONS
What form of management is best suited for the purpose, con- text 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?
PRESCRIPTIONS
EVALUATE
In-between spaces are constantly evolving in response to their
environments. Management and maintenance must there- fore 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.
Is there adequate funding available for the upkeep of the space?
CREATE PARTNERSHIPS
In 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 (financial and
poli- tical). Partnerships may also be an effective way for gaining public
acceptance of and stewardship for a project.
COORDINATE
Coordination 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.”
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IN-BETWEEN SPACES
CONCLUSIONS
Going through the document, the high potential of underused left-over
spaces becomes apparent: their flexible 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 SHORT COMINGS OF SPACE AND
INTERVENING IN THE RIGHT AREAS, KEEP TO MAXIMIZING THE
IMPACT.
Understanding the fundamental nature of in-between spaces and
their specific characteristics is necessary to formulate a vision, avoid
conflicts and propose improvements which will create space which
enhance their environments. Those improvements should focus on the
more negative features of space and pro- vide 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 flexibility of the space of different activities and
future developments.
As one goes through the core of the guideline, it is important to
refine 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 reflective process where one
looks to understand discover. A strong vision is therefore born out of an
understanding of space and its users, reflecting the common good and
suitable urban design practices as much as personal opinions.
IMPROVEMENTS TO IN-BETWEEN SPACES CAN GENERATE A
POSITIVE IMPACT ON THE SURROUND- ING ENVIRONMENT.
FINDING THE RIGHT BALANCE TO PROVIDE THE MOST
EFFECTIVE AND REALISTIC INTERVENTIONS.
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CAPITAL SPACES 2012
CORPORATE
DOMESTIC
CONSUMPTION
CIVIC
COMMUNITY
IN-BETWEEN
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