The following case studies were conducted to understand the processes undertaken by development agencies to provide social spaces and connectivity within a dense setting.
The case studies are based on a global context.
Case Study 1: Privately Owned Public Spaces, Manhattan, New York
This a term coined by Jerold S Kayden, also the author of the book with the same name. As the term suggests, these are public spaces owned by private entities. A small area of a privately developed building/ space is reserved and utilized for public activities. These private entities themselves pay for the maintenance of these spaces. This was an attempt to make a highly dense urban space permeable and socially inclusive. This created vibrant & attractive community spaces.
Existing POPs in Manhattan
Source: 1
This arrangement is between the local government and the property owners. It includes zoning incentives in exchange for a publicly usable and accessible space or utilities. It exhibits a sense of social responsibility and is a good example of cooperation between the public and private bodies. This allows contribution from the private sectors and is beneficial for private urban development.
Mechanism of Privately Owned Public Spaces (POPs)
Source: Author
The nature and the type of POPs differ from one another.
1. The first case example is of an urban arcade. It has a covered space and provision for seating for the public. Even in such a space, there is provision for retail along its frontage. Another attempt is that this space is used as an access to the adjoining street. This adds to the walkability of the urban area and pedestrian-friendly
Case Example 1: An Urban Arcade
Source: 1
2. The second case example is of a residential plaza. There are no public amenities, but the space is still publicly accessible. The urban designer has also attempted to make the space more accessible to the physically challenged. Similarly, there’s a provision for seating and cycle parking. The space is also used as a thoroughfare towards adjoining streets and is accessible throughout – 24/7
Case Example 2: A Residential Plaza & Thoroughfare
Source: 1
3. The third example is located as an active public/pedestrian junction - as a transport network connection. It serves as spillover spaces. It is safe for pedestrians during peak hours. Although the plaza is accessible 24/7, the access to the subway is time-restricted.
Case Example 3: A Residential Plaza & Thoroughfare
Source: 1
The involvement of the private sector can cut the cost of urban development. Monitoring these spaces is essential to maintain their quality. Accessibility, Visibility & Usability are important to ensure the protection of the public realm (LUK,2009).
Signages identifying the POPs
Source: Google Images
Public spaces are places of social interaction. It is one of the most important elements of the built environment. Co-operation between public & private sector, cities will be able to generate privately owned public spaces that make the communities vibrant and attractive. This ensures land value capture, attracts public funding and land allotment from the markets to create many more public spaces.
Case Study 2: Development Approach of Superblocks, China
In China, a superblock represents a basic unit of urban expansion. It is a representation of the New Chinese city, just like how the grid pattern defined New York. These superblocks are a part of the real estate transactions keeping in mind the Chinese values related to the state and the collective culture. It is a dominant vehicle of urbanization.
Superblock based Town Planning Units
Source: Author
Hence, in order to improve the qualitative outcome of new developments in an urban space, the superblock is approached to create a permeable and socially inclusive urban space. It pertains to the public interest, public space and sustainability.
Concept: Basic unit of collectivization in China – Production of a team/ work unit.
This sought to shift the definition of the basic economic building block & property rights – from being singular, family-based to commune based.
This form of redevelopment transforms the existing town fabric at the urban block level. Government creates significant income from leasing large scales of land to the private developers at large transaction rates
Development Process of a Super Block
1. Developing a closed-loop chunk of roads & housing is delivered in each phase. This allows leasing & occupancy in phase one while Phase 2 is being built. [Source: Author]
2. Internal Roads that are built by the developer. [Source: Author]
This co-operates with the local government and the private actors. The superblock that is shaped like a cell is parcelled and planned by the government at a scale that requires large financial transactions. Although this typology does not blend well within the environment, an important part of this project was to understand the principles of the collective culture of the Chinese civilization – which then was manifested as a tangible characteristic. This exhibited as a contemporary Chinese urban form.
Superblock Development in Shanghai
Source: The Institute of Transport & Development Policy, 2010
The Urban Integration Features achieved within a superblock include -
Expansion of Public and Green Space Networks
Increased Accessibility and Connectivity to Public Transit Networks
Narrow Roads, Dense Street Networks
Case Study 3: Sagar Park, Amrut Nagar, Mumbai
Sagar Park in Amrut Nagar, is a redeveloped residential complex consisting of a cluster of buildings. This area mainly has redeveloped gated communities, cooperative housing, and commercial streets.
Location & Outer Commercial Edge
Source: Author
Its design has a program of public amenities such as daily use groceries, dairy, clinics and shops selling food items on the podium level. The podium faces the road. It also includes open spaces with landscaping, placed alternately along the entire stretch of its frontage.
Commercial Edge at Sagar Park
Source: Author
Commercial front and accessible public space along the building front
Clear Distinction between the Public and Private (Domestic Space)
The accessible commercial edge is maintained by the Shopowners' as well as Residents' Association
The commercial frontage is completely disconnected from residential use. This ensures privacy for the residents staying here. The residential access is from the rear ends which leads a user to the domestic realm from behind the commercial edge. The parking for the residents & the visitors is also provided there. This creates a visible, accessible edge activated by a commercial front, doubled by community spaces.
Ease of Accessibility & Human Scale:
Easily accessible from the abutting street
Residential privacy is maintained
Balcony along storefront maintaining the human scale
Picture Source: Author
Commercial Front & Pedestrian Connectivity:
1. An active edge with public facilities and community spaces in front of the shops
Picture Source: Author
Open Accessibility & Safe Pedestrian Zone:
1. The area is accessible through punctures through the plot boundary
2. It has a low rise & see-through physical boundary for a clear visual access
Picture Source: Author
This is an exemplary approach towards a public-private partnership and collaboration of multiple stakeholders. The stakeholders include – the residents of the building, the commercial front shop owners and the public.
*Sources:
Privately Owned Public Spaces by Jerold Kayden, 2000
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