Space Between Buildings

Transcription

1 Space Between Buildings Street Design Concept English Heritage Guidance notes, including PPG5 and the document Streets for All: A guide to the management of London s streets (000) demonstrate the principles applicable to Covent Garden. Useful guidance can also be found in CABE s Paving the Way. The aim is to use and maintain authentic traditional paving and street furniture materials and to minimise modern street clutter that undermines the streetscene. This applies to well meaning, but misplaced landscape design elements such as ill-considered tree planting. Greening initiatives should follow the authentic tradition of first floor window boxes on buildings, which are more effective in narrow streets than trees. Particular care should always be paid when removing any established street tree planting so that archaeological deposits are not affected. For highways and outdoor spaces consistency will involve the use of one standard base colour of black gloss paint for all street furniture. Paving should be granite for kerbs, York stone for pedestrian movement on footways and granite setts for vehicle movement on carriageways, with dressed level granite setts to give flush routes for universal access across the worn setts of the piazza. All new surface covers should be in recessed frames wherever practical and historic coal hole covers should be retained. Paved Surfaces The recommended traditional paving policy follows the established policy for Conservation Areas as set out in PPG5 and English Heritage guidance. This policy should be adopted for the whole study area, removing the isolated inconsistencies of concrete flagstone and Tarmac paving on footways (King, Henrietta and Southampton Streets and outside Bedford Chambers) and Tarmac carriageways generally. This approach will help traffic calm streets immediately and can be implemented with or without a total restricted access zone, which traffic management strategies often propose. Natural York stone for footways should be sawn or Greenmore Rustic diamond sawn and flame textured finish (see Appendices Sources of Information ) and new and second hand natural granite stone setts and kerbs for carriageways in appropriate colour mixes. Level faced setts should be used as an extension from footways, across the Piazza sett areas, to link up with the existing dressed granite ramps up to the Market Buildings. Russell Street. Dressed level granite setts used at junction. These are convenient for wheelchair and pushchair users and should be used on all universally accessible routes. James Street. Dressed level setts and York stone used since 987 has been successful as a level walking surface. Traditional dressed granite ramps should link across existing uneven sett areas. Footway flagstones should be laid in random lengths in random 600 and 900 mm gauges and granite setts in 00 x 00 or 00 x 00 mm modules should be coursed generally across the line of the carriageway. While 900mm is acceptable for main routes, 600mm random lengths may be preferable for some secondary routes and a conservation and management guide Covent Garden Area Trust ; 75

2 caring for covent garden Inappropriate wooden bollards have been resited adjacent the Opera House arcade. (Recently replaced with equally inappropriate Cannon bollards aimed at preventing vehicle access). These should be removed. The west Piazza is untidily cluttered with posts and rails forming the vehicle turning head for King Street. These could be rationalised or removed as part of traffic management initiatives. spaces. In Maiden Lane 00mm paving has been used successfully. The paving should be laid with a four to six sett dished channel (or to match adjacent existing) parallel to kerbs and allowing proper flushing with sufficient fall.. Where special historic granite flags (and special surface finishes such as the historic ramps to the Central Market Buildings) or sett modules are used in the Piazza they must be matched, where practical, in maintenance work. Kerb faces should be a minimum of 50 mm high to deter footway parking by service vehicles and dressed and picked surfaces to assist with grip. Speed tables at junctions will have the additional benefit of providing a single surface (without kerbs) for those with mobility disadvantages. Where tactile paving is considered essential, York stone or granite supplies are available which should be coordinated with adjacent materials. Speed tables which will facilitate crossing by all pedestrian groups including the mobility disadvantaged, at one level, must be finished in a dressed (and picked) level surface. New dressed granite setts or tumbled dressed York stone setts are appropriate materials. Speed ramps (angled faces) should be laid in split setts with textured surface to assist with vehicle grip and reduce surface polishing. All surface covers must be in standard form, recessed and of appropriate size for ease of lifting as has been achieved in the Strand, Regent Street and Trafalgar Square. Coal hole covers will be retained, even if coal chutes are in future plugged at below footway level. Paving layout will generally retain level changes except at junctions where speed table/crossing points are appropriate (as existing at King Street, west). The use of 45 degree angles for vehicle servicing and parking bays and narrowed carriageways at junctions should be discontinued, in favour of right angles, if essential. Carriageway materials will continue on the existing kerb line at speed tables. Traditionally, junctions will be radiused or at 45 degrees, depending on specific site arrangements. Road paint markings for any parking bays, lettering or yellow lines are very intrusive in historic areas and should be designed out if possible. If essential prior to the implementation of a full traffic management plan, they should be of minimum width (75 mm) and in Primrose pale yellow colour, neatly painted on channel sett lines. All paving should be bedded on concrete road base, with sand/cement bed not compacted sand. A Visqueen bituminous membrane should be laid under paving, lapped and continuously bonded to give some additional protection from water penetration into basements. Bollards and Barriers Bollards were a traditional feature of the central Covent Garden Piazza from its earliest layout as shown in early illustration. They were used in architecturally formal layouts, related to buildings and activities, with 76

3 4 the principal role of segregating vehicles and pedestrians. The proposed strategy of expanding the traffic managed zone to include all the side streets aims to minimise the number of bollards needed for this purpose, while acknowledging the continuing requirement to protect some basement vaults from heavy vehicles. Historic evidence of bollard designs shows examples in timber, stone and cast metal. Existing examples also include tubular and cast metal and steel varieties. To remove clutter and improve consistency of approach we recommend that bollard designs in use in the Covent Garden area should be rationalised and the number reduced as far as possible. A minimum number of timber bollards/rails in the correct historic form should be used to provide an architectural reminder of the former market layout, as shown on the Piazza plans. It is important that maintenance and replacement should adhere to the historic form, which can be seen at the end of King Street. Timber gates/posts could be reviewed at Russell Street and the car parking area and access point at the junction of Henrietta Street and Southampton Street. Temporary post and rope markers for tables and chairs areas should be replaced with limited corner markers using an agreed wooden socketed bollard and plain natural rope. Corner markers should only be located where shown on the Piazza plans. Cannon form bollards are proposed for the remaining locations. In the longer term the cannon form should be recast, based on the listed remaining models (either the 9th century St Paul s Covent Garden form or the St Anne s 8 form) which should replace those used in James Street (south) and other streets (by Furnitubes), which can be reused elsewhere in Westminster. The only remaining large granite bollard could be relocated into the St Paul s Churchyard. Alternatively it could remain in its somewhat redundant and congested existing site on the corner of the Piazza and Henrietta Street. Bollard bases should be used as a co-ordinating feature of the perimeter post signs, cycle racks and any rising bollard vehicle barriers, proposed as part of any long term traffic management scheme. Rising bollards should replace all movement gates. Lighting Although the standard of highway and building lighting in the area is reasonably adequate, in the longer term an improvement in lighting levels is considered an important means of providing safer streets at night as well as a more attractive and accessible environment. Much of the street lighting is by traditional and low illumination level gas lamps. Westminster City Council is exploring options for improving street lighting, while CGMLP has developed a new lighting strategy for the Market Building. To improve the current situation, the existing street layout of generally offset staggered lamp columns should be modified to allow additional columns, paired across the street especially at street ends, to light entry points with gateways of light. a conservation and management guide Covent Garden Area Trust ; 4 James Street north. Rising bollards are retracted into the carriageway to allow access for vehicles. Traditional gas lanterns are popular but produce low levels of light. A comprehensive lighting scheme incorporating historic gas lights and new equipment throughout the area is currently under consideration. Traditional building mounted lights at Bedford Chambers. Traditional wall mounted lights at St Paul s Church. 77

4 caring for covent garden Lighting at street ends could be improved by installing pairs of lamp columns. Example of poorly laid out bollards, post and bin. Picture research has demonstrated a wide variety of historic and interesting lamp columns, which have been largely replaced by the George V 90 variety, currently manufactured by Sugg Lighting (as the Eddystone column) with a gas or electric lantern installation (known as the Rochester). Any additional columns could use modern gas lamps, or electric lamps of improved illumination output, and complementary light colour characteristics within the same column and lantern designs. In some locations small building mounted flood lights can ensure that footway clutter is minimised. An example of the benefits of building mounted highway lighting can be seen at Russell Chambers, with two bracket (Rochester) lamps at first floor level facing the eastern end of the Piazza. There are additional sites that would benefit from this approach, removing the need for lamp columns which can clutter highway space. Existing building lighting for illumination of façades and features is very varied in quality and quantity. The recommended approach is to focus on sensitive illumination of a few, notable elements, such as the clock of St Paul s Church, rather than overpowering displays. If a façade is of special quality soft washes of light are better than harsh floodlighting or over-intensive isolated sources. The City of Westminster have existing SPG on lighting building facades and can provide advice and information leaflets. As part of the development of a Covent Garden Action Plan, alternative lighting options are being considered. This includes the possibility of changing the gold coloured lighting to a brighter white light source, a system to allow changeable lighting levels and also illuminating selected building facades. A Lighting against crime initiative is also underway. Litter Bins Litter bins are a major contributor to an appearance of clutter, especially in the otherwise relatively open spaces of the central Piazza. An alternative approach is to put additional resources into on site litter picking and rubbish collection, allowing the removal of large numbers of litter bins. The existing litter bins are of two principal types. The GLC design of small wall and post mounted bins within the Market Buildings should be retained. The City of Westminster s black plastic public highway litterbin should be withdrawn completely. A limited, much reduced number of replacement bins is proposed, fixed at strategic locations. The recommended design is derived from the detailing of the small GLC designed bin, increased in capacity and made in anti bomb blast materials (special Kevlar reinforced plastic). This material is used in decorative litter bin manufacture by The Great British Bollard Company, P.O. Box 6, 5-7 Clive Street, North Shields, Tyne & Wear NE9 6LY, Tel: , enquiries@gbbc.co.uk, who produce other low maintenance street furniture. 78

5 replace pic Visitors should also be encouraged to take their litter away with them, a policy which should be promoted by all local businesses and the Piazza management. The large black bins and any recycling bins should be removed from public view. Improvements to bulk rubbish management, containment and disposal is to be organised by the Market management and the City Council. One possible solution could be an underground store for rubbish or enclosed indoor unit as used by the Royal Opera House. An additional or larger capacity rubbish compactor may also be an option. The environmental benefits of freeing this space will be a new cost but is considered worthwhile. Benches The existing benches in the Piazza and those in James Street (south) are well used and the area as a whole has a large supply of formal, informal, public and private seating and leaning areas, day and night. Ongoing demand for more public seating in popular areas must be balanced against other factors. For example, the current number, layout and particular siting of benches adds a cluttered appearance when not in use and creates other problems at times of intense pedestrian congestion in the area, such as fast food debris in turn encouraging pigeons and resulting in unattractive mess. There are specific problems in James Street, where benches are sometimes used by illegal street traders and also cause congestion in a street which should be as clear as possible to allow free movement of the very large number of visitors arriving from this direction. Fewer benches help to keep movement space as clear as possible. The total amount of seating of all categories available relative to visitor numbers, needs to be balanced to minimise clutter. There has already been a significant increase in the number of locations for outdoor tables and chairs which provide seating options throughout the area. (See Piazza Plan strategy for sitting out areas). While it is understood that inadequate seating can result in visitors squatting on restaurant seats and the market steps, which is exasperating for traders, the high numbers of visitors in the area means that improving flows and reducing congestion is the most urgent priority. If visitor numbers fall in the future revised priorities could be considered. The existing public bench was designed for the Piazza by the GLC team. Of modest appearance it should be retained in the short term with one at each corner of the Piazza, grouped with the other essential street furniture. The colour of the support columns should coordinate with the policy of black paint finish on highway areas, and not the red/brown of the Market Buildings interior. Large black waste bins at the ROH are kept inside except for emptying. There is an onging demand for more seating. The modest existing public bench was designed by the GLC team and could be retained in the immediate term. a conservation and management guide Covent Garden Area Trust ; 79

6 caring for covent garden Example of previous poorly specified, cheap plastic furniture, now replaced with the agreed style. Examples of accessories added to tables and chairs. The agreed standard chair design in use. These picutres show the improvement brought about by the new family of tables and chairs in the Piazza. Tables and Chairs Outdoor tables and chairs, serving as an extension of a commercial wine bar, restaurant or café have become a popular and attractive feature of London s streets and public spaces. The ability to relax, watch people and enjoy historic views in an outside room are positive features of this practice. Indeed the siting of tables and chairs has a vital role to play in attracting pedestrians to a particular location and influencing circulation patterns. In Covent Garden, against these economic and social advantages must be set the problems of management, congestion, disturbance and visual impact on the historic area. To meet the overall aims of improving spaces, the size and number of outdoor tables and chairs areas should continue to be limited. The design of tables and chairs themselves (together with accessories) should conform to strict guidelines, beyond those currently set by the local highways and planning authority. The general use of large, garish umbrellas over tables and chairs areas has become most intrusive and should be deterred. The principal aim is to ensure that above waist level, views remain unobstructed. Chairs (with or without arms) should be of a design that is modest and respectful to the historic area. They should not be considered a means of corporate promotion for the operator, as they may inside buildings or in non historic areas. Functional considerations of comfort, safety and ease of management by the operators themselves are essential components as well as a realistic approach to cost and design life. Following consultation with the Covent Garden Restaurant Association, Satelliet and Classic Furniture and continental suppliers were approached to finalise an agreed metal framed and wood slatted range as illustrated. The structure of all tables and chairs is black in finish inside and outside the Central Market. Natural, solid beech or ash wood coloured and black painted metal table tops will all be acceptable although affixed plain paper or linen tablecloths should always be used. The use of table cloths is recommended for aesthetic reasons, irrespective of the commercial requirements of different food offers. Any exposed laminate surface top of tables should be light coloured (Tuttons already use a grey speckled laminate). Materials for seat and back rest could be natural timber curves inside the Central Market or black painted finish externally. Opportunities to allow distinction of operators within the overall approach could be explored, although strict management of advertising will be essential. Chairs and tables should be capable of stacking or folding for clearing away to inside stores, when not in use. The CGMLP Furniture Design Guide, once adopted, will make a major contribution to achieving these aims. Table designs of either folding or stacking types that allow for a hook, shelf or elasticated net bag under the top to secure handbags would be considered an advantage by the local police (Crime Prevention Unit) to reduce opportunist theft. 80

7 Current Furniture Design Guide information on coordinated tables and chairs design. Grey Table Reference: 600 x 400m. Polyrey Influence GO6 Galet Orange laminate with multiplex substrate table top and TO6 base (black) Chair Reference: Corso folding site chair, gloss black frame natural ash slats to seat and back. Chairs available from: Satelliet U.K. Ltd. East Street, Farnham, Surrey GU9 75Y. Tel: ; info@satelliet.co.uk; Classic Furniture Group Plc. Audley Avenue, Newport, Shropshire, TFIO 7DS. Tel: Fax: ; a conservation and management guide Covent Garden Area Trust ; 8

8 caring for covent garden 4 4 Advertising on buildings and in spaces falls under planning controls. Nearby underground signs could be modified to reduce congestion at Covent Garden underground station. It is more difficult to find directions to Covent Garden than other popular locations around the area. Information Signs Without a clear policy of restraint, signs can dominate the character of a Conservation Area. The proposals in this report are intended to provide an integrated framework for controlling signage in the study area. Signs fall into three broad categories: information, regulation and advertisement. Advertising on buildings and spaces in the area falls under planning controls and is not dealt with in detail here. Adverts can be very detrimental to the quality of a Conservation Area. A policy of restrained design and vigorous enforcement action against unauthorised signs should be maintained. Information Orientation and Interpretation Covent Garden is an important destination for many visitors to London but its attractions are no easier to find than many other areas. However, the principal problem for visitors is not within the study area, since each street provides a clear long view of the destination. Finding the area itself is more difficult. Identification of a place with a named London underground station enables many people to get there easily. In Covent Garden this creates a special problem of congestion to the north side of the Piazza and in James Street. The main response to these problems (in the absence of major infrastructure changes) should be to emphasise psychological direction finding features, such as continuity of surface treatment, rather than additional physical signs on the public highway. Implementation of these aids will allow the immediate removal of exiting finger post signs in the study area, significantly reducing an element of street clutter. The identification of an Underground Station (or bus stop) name with an area is powerful and we therefore propose the immediate modification of the following London Underground Station names, both to direct visitors to the Covent Garden area and to help to spread the pressure of activity away from the north side of the piazza. Tottenham Court Road Holborn Temple Leicester Square Charing Cross Embankment (for)covent Garden North (for) Covent Garden North East (for) Covent Garden South East (for) Covent Garden West (for) Covent Garden South To reinforce this approach much improved map information should be displayed at all of the identified London Underground stations (and bus stops/shelters), giving clear route information, ideally of a three dimensional drawing, highlighting landmark buildings. The new Golden Jubilee Bridges have just installed pillar signs at the ends which use D graphics but inexplicably, do not identify Covent Garden (or Trafalgar Square both important destinations from the South Bank). A signing strategy should be coordinated with London and English Tourist Boards and also with major hotels to supply walking guides and map information. The increasing use and prominence of compass directions in road and map signing should 8

9 be encouraged to help orientate all visitors. Historically street nameplate signs would carry an arrow and principal street direction in place of finger signs. The Strand used to be signed in this way on street nameplates in Southampton Street. The need today is to sign to Covent Garden from approach streets and the City Council could consider this addition when reviewing replacement street nameplate designs in future. Regulation Signs As a part of its new Action Plan for the area, Westminster City Council is planning a new strategy to improve legibility and ease of navigation and to encourage people to walk around, into and out of Covent Garden. Signage will play an important role in this strategy. The consistent traffic management, surface paving and street furnishing approach to each of the five approach streets will also help define Central Covent Garden. Regulation The other principal proposal for communicating information is for more trained personnel operating within the area, able to give information, in person. Ideally there should be one person in each of the approach streets (performing other duties, as suggested elsewhere in this report). Trained and provided with good local maps staff will add an air of quality and customer care. This will assist in directing people within the study area and away from it. Within the area this will help many commercial organisations and overcome the constant desire of traders to have street commercial sign directories or advertisements, such as illegal A boards. Traffic information and regulation signs invariably bring clutter and crudely designed structures are in poor condition and some are redundant for current highway use. Others, such as the parking regulation and pay and display sign posts, could be better sited immediately. This section looks at the long term opportunities arising from any agreed traffic management proposals. If proposals currently being discussed to expand the traffic management zone using physical barrier control at the street ends, go ahead, they will have the benefit of almost total removal of traffic signs within the study area, including yellow line markings. No entry signs could be internally illuminated. Russell Street has been retained for vehicle access and parking. Plate signs should be fixed to lamp columns whenever possible rather than separate poles. However, at street ends, and at the Southampton Street/Maiden Lane junction and the Floral Street/James Street junction, pedestrian priority and traffic access zone control signs will be needed. These should be carefully designed to pair across the street so as to give a gateway appearance, making an asset of a necessity. If barrier gates must be used in the short term these signs should be incorporated as part of the gatepost structure, rather than add an extra post. Since these signs are likely to be considered essential for compliance with The Traffic Signs Regulations and General Directions 994 (and amendments), it would be desirable that the post and rear face are fully utilised. a conservation and management guide Covent Garden Area Trust ; 8

10 caring for covent garden They could perform additional functions including some or all of the following rendered in text and/or universal language graphic symbols:! A warning to visitors about handbag theft and a reminder of byelaws.! A health warning about pigeons and not to feed them.! A statement and map of designated, licensed, performing pitches.! A statement advising of video surveillance operating in the public interest.! Map guide illustration, marking underground/toilets, and building landmarks.! Historical information and illustrations (also in St Paul s Churchyard).! Advice about the personnel in the area and the management office.! Any other public information notices such as planning applications. A carefully designed structure with a front and rear face can accommodate all this information without becoming too dominant. Signs in the Leicester Square Gardens and other public spaces in Westminster give an indication of how this can be achieved. Some of this information will not on its own change or influence behaviour. However, in combination with existing policing by the City of Westminster and the Metropolitan Police, and augmented by the suggested role of on-site personnel, the sign will aid a raised level of awareness. The long term aim should be for automatic, rising bollard control of the whole restricted zone. Signage guidance. Pigeon warning signs in Trafalgar Square. Another important area requiring signs to ensure effective regulation, is the boundary markings between trading and other uses of the highway. Designated pitches for licensed traders and performers will be marked by a metal bolt inserted into the paving. Small corner markings (rather than wide dominant solid lines) on the highway should be used, as proposed by Westminster for outdoor tables and chairs areas. 84

11 4 Security Many design factors are involved in crime prevention and improved private and public security. The most relevant to this study in the central Covent Garden area concern street crime and public order offences. The recommendations for improved design of tables and chairs areas and current police, Community Safety Officers and City Guardians initiatives adding increased visibility of authority, together with better public information may all help reduce handbag theft, the principal street crime problem as well as public disorder, with on street penalty notices. Deterrence and enforcement by use of CCTV cameras has been promoted by the City Council. CGMLP have installed equipment following detailed discussions with English Heritage concerning the sensitive siting of a system within the Market Buildings. Many private building owners and occupiers have their own systems and the City of Westminster has developed its own system with equipment at the end of King Street and James Street (on Long Acre). Detailed design guidance should be sought from the City Council prior to applications for external installations. In terms of the design of such equipment, it is essential that the historic character of buildings is not undermined by the installation, comprising a camera, bracket fixing and cabling. The City of Westminster has produced guidelines, supplementing Home Office advice on this subject which gives outline design recommendations and is itself specifying a globe installation, attempting to disguise itself as a lamp column (that selected is based on a long Grey Wornum which is alien to the area, Eddystone columns would be better suited). An alternative approach is to reduce the specification of image quality (and increase the overall costs) by adopting miniaturised high technology, to allow virtual concealment (at a casual glance) of the equipment, within the architectural modelling of an historic building and radio links in place of cabling. To ensure that there is some deterrence value to the system, a limited number of signs are recommended at the perimeter of the area and within buildings, informing visitors that the area is under surveillance in the interest of public safety. This should also be a feature of public information locally and in connection with any tourist map or other guide information. 4 City Council s standard CCTV camera design attached to lamp column. CCTV camera on freestanding pole. Wall mounted burglar alarm boxes should be sensitively sited as part of the architectural composition. The Central Market has a full time security and management presence. Each of the entry points at the approach street ends should be viewed from a remote location to ensure proper and safe operation of the existing, or any new, traffic management barrier equipment and street activities. The video monitoring procedure and coordination is beyond the scope of this report, however the City of Westminster and the Metropolitan Police are coordinating use of the Control Room in the Trocedero Centre at Piccadilly Circus for the West End area. a conservation and management guide Covent Garden Area Trust ; 85

12 caring for covent garden Sensitive siting of cycle signage on bollards. Cycle parking area in Southampton Street is appropriate on the widened footway approach which is less congested than the main Piazza area. Signage advising where cycles should not be parked could be expanded to direct cyclists to approved parking areas. Local Wardens The City Council s draft Covent Action Plan seeks a commitment from local landowners and businesses to a private warden service, to supplement the work of their own enforcement team and of the Police and Police Community Support Officers. Although the number of PCSOs was increased to 6 in 00 in the Covent Garden area, their primary role is the maintenance of security. Any new wardens would be able to call on Police and Council services where necessary, but their being based in Covent Garden itself would provide an eyes and ears role similar to the City Guardians in Leicester Square who have proved remarkably successful in combatting street crime. Street Drinking Following Westminster City Council s successful introduction of a Street Drinking Control Zone in and around Victoria in March 00, it now proposes to extend the provision across the whole city. It does not outlaw drinking on the street, but enables the Police to ask people not to do so in a particular area. It the person refuses to stop drinking, the drink can be siezed and arrest can follow. Bicycles The existing pedestrian zone is often very crowded. Separate cycle routes are impossible to provide and undesirable in such conditions. However, courier cyclists (motor and pedal) and private cyclists do use the area and some provision for the security of bicycles may help reduce obstructive and ad hoc chaining of bicycles to street furniture, railings etc. As part of the wider traffic management plan it is proposed that cycle racks are installed in Henrietta and Russell Streets (both less intensively used than James and King Streets), on the edge of the proposed restricted zone. Southampton Street already has cycle rack provision as part of the Strand improvement project. The design of the cycle parking stand is a simple Sheffield D ring as used elsewhere in Westminster. Any expanded area traffic management scheme, to include for example restricted access in Floral Street, Maiden Lane and Tavistock Street, could provide a useful means of allowing a perimeter, safe and relatively segregated cycle route (within the hours of restriction). A plan showing approved cycle parking locations (generally on the perimeter of the study area), and directions not to chain cycles in obstructive locations, should be included on the gateway signs at the street ends and on any other approved public information display. 86

13 Public Facilities Public Toilets Managed, public toilets are provided underground at the west end of the Piazza and fully accessible toilets beneath the Jubilee Hall accessed from ramps in Tavistock Court. Views concerning the provision of public toilets vary widely. In response to questionnaires people always identify a need for more toilets and residents complain of people relieving themselves in the street. Many entertainment establishments in central Covent Garden do have toilets for the use of customers however, which would seem adequate for most of the demand. The major problem of late night revellers is being addressed by the City Council s current West End initiatives but cannot be easily solved. Solutions being explored by Westminster CC include improved signage, extended opening hours, smoked glass fire doors with outward looking CCTV cameras, better lighting in recesses and stainless steel splashback panels. It is also suggested that part of the role of the proposed City Guardians should be the enforcement of the 00 by-law prohibiting urination in the streets of the West End. them (this mechanism has been adopted to ensure that Trafalgar Square will be provided with new universally accessible public toilets in May 00) possibly with 4 hour access, as part of planning gain. The street automatic toilets are an inappropriate element of street clutter in the study area. Improved information concerning the nearest public toilets is therefore considered the most appropriate response and the City Council has produced a pocket map guide for the West End. The proposed map information should draw attention to the existing locations, including those at Leicester and Trafalgar squares, within easy walking distance. Public Telephones The use of modern style boxes is highly inappropriate against the setting of so many historic buildings. A limited number of the Gilbert Scott design of traditional red boxes are appropriate but no more than one per approach street is recommended. The two in James Street should be resited as a symmetrical pair and relocated away from the existing congested location. Any expansion and improvement of the Underground station at Covent Garden should also make adequate provision for payphones. No increase of street payphones should be allowed, following adoption of these sites. Public telephones should be sited in pairs at the edge of the area where space permits. This pair of telephone boxes should have been kept clear of this busy route junction at the end of James Street. The City Council is unlikely to provide additional off street toilets, although new developments in the area could be required to provide a conservation and management guide Covent Garden Area Trust ; 87

14 caring for covent garden Free-standing trading stalls have been added to the Central Market area. This stall location blocks an important north-south pedestrian route. Visually unattractive freestanding stalls generally detract from the more upmarket shops in the area. Street Trading A successful speciality shopping centre can be badly undermined if its shops or market stalls have unattractive displays or are allowed to look shabby. Whether it is crafts, fancy goods, flowers, clothes, fruit and vegetables or foodstuffs, every effort must be made to keep goods well displayed and stored. It is illegal to trade on the streets of Westminster without a licenced and designated street trading pitch. However, illegal trading continues to be a problem in the area. In its efforts to eliminate illegal street trading, Westminster City Council s 4 Hour Operations Team is continuing its successful intelligence-led joint operations with the police. It is also proposed that the City Guardians would have an enforcement role. The controls on the traders in the Apple Market have generally succeeded in a high standard of display goods and responsibile trading, with stall structures that are well made and maintained in a defined and appropriate trading area, with goods stored neatly. This is the approach preferred for the other market stall trading areas, including the ground floor of the Jubilee Market Hall, as well as for individual street trading pitches. Stalls can be popular for the goods sold and the general character of good display and customer bustle. It is important that stall structures and their green and white striped canopies are not allowed to 88 become shabby. The existing control and trading regulations do little to address these design issues, although trading size, hygiene and neat storage of goods, which are within the jurisdiction, should be more rigorously enforced by landlords and the City Council s licensing department. We recommend that individual stall pitches should be sited in accordance with our strategy to encourage activity and movement along the less used approach routes, and away from the important routes around the outside and through the Market Buildings. This re-siting policy might be achieved more easily by offering a slightly greater than usual stall trading pitch size and ideally, new stalls of appropriately high quality design. In any case we recommend that new, flower only, stall trading pitches on traditional movable barrows are created for locations that attract and advertise Covent Garden to visitors approaching the boundary of the study area. In this context we note that CGMLP have investigated new designs for trading stalls, of appropriate traditional character but in the interim have used pastiche standard designs at the east and west ends of the Central Market building (neither selling flowers). These are poorly sited and should be rethought. Licensed and unlicensed street food vending has expanded with fast food popularity. This type of trading has brought serious visual and environmental problems, notably an increase in the resident pigeon and seagull populations.

15 We recommend that no new licenses are granted, that existing licensed operators on private land are rigorously controlled and ultimately replaced with less problematic uses, and that unlicensed operators are subject to enforcement action. One exception to this strategy could be licensed hot chestnut vending which is traditional, and of low negative visual, environmental impact. Finally, regular training should be formalised for all market traders, aimed at improved standards of quality and responsibility. This should be a priority for any City Council Covent Garden Team, (there is an existing City of Westminster West End Team) and ongoing monitoring working with all market trader landlords. Umbrellas and Undesirable Clutter There has been a growth of temporary structures of all kinds in the study area, reflecting unchecked commercial excesses. The majority are of very poor and inappropriate design and should be removed. The major category of temporary structures, often covered with crude advertising material, are those relating to outdoor food and drink establishments. Large umbrellas with advertising, canopies and plastic wind screening should not be used. The functional arguments in favour of umbrellas and coverings relate to the number of days protection needed per year from intense sun and rain. However, Covent Garden has the rare advantage of providing a wide range of outdoor seating under the cover of magnificent buildings in addition to outdoor spaces, providing excellent choices in all weather conditions. The year round clutter created by temporary structures seems out of balance with the number of days of real functional concern. Owners should be encouraged to minimise umbrellas because of the detrimental effect they have on historic surroundings and their tendency to make the Piazza look downmarket. Restaurant or café accessories, including servery, cutlery containers, posts, signs, blackboards, litter bins, tills and other stored material must be located inside the appropriate adjacent building or designed for complete concealment. This policy should also be applied to all drinks and food storage and display machines which must not be allowed outside fully enclosed units. This applies in particular to the growing number of such items next to the Market Café and Ponti s large kiosks in the Market Building. Only where it is demonstrably impossible to accommodate essential operating equipment within an adjacent building can alternatives be considered and only on environmental health or hygiene grounds can any design that is not of minimum visual intrusion be used. While it is understood that the CGMLP Furniture Design Guide is intended, on completion, to resolve these issues, an acceptable balance between commercial and aesthetic requirements has not yet been agreed and a solution to the problem needs to be urgently sought. a conservation and management guide Covent Garden Area Trust ; Large umbrellas with signs and advertising can block important views. Stalls along the Jubilee Market Hall need to be kept tidy to be attractive. 89

16 caring for covent garden Sketch view shows West Piazza without large umbrellas and accessories to tables and chairs areas and allowing clear views of the Listed Buildings, in contrast to photograph, right. 90

17 Large umbrellas advertising and accessories such as cables, lights, heaters and menu boards all tend to detract from views of the Listed Buildings and historic spaces. a conservation and management guide Covent Garden Area Trust ; 9

18 caring for covent garden Barcelona May 00 No advertising on parasols; no heaters; no barriers or corrals; no menu boards; one design of chair used throughout the city; each cafe chooses its own colour for the chair covers and the only advertising allowed is on the back of these chair covers. One standard form of umbrella is used without advertising and the siting does not block attractive views of buildings. 9

19 The very popular entertainment, promotional, tourist and festival events staged in the Piazza area have to date brought with them a wide range of temporary accessories. These should always be of an individually high quality of design and well maintained as well as observing the principle of minimising clutter. For example, ad hoc power supply and temporary cabling arrangements should be replaced with permanent supply points to minimise cable runs and trip hazards. Hoardings to development or empty sites or vacant properties should be designed to contribute to the character of the Conservation Area. In general trompe l oeil architectural, decorated subjects work best. Plain coloured hoardings look very intrusive against the richness of historic buildings and also tend to look tatty, quickly. The City Council s Considerate Contractor Scheme provisions should apply. Public Art Art in public spaces has become a subject of increased professional and public interest in recent years. At present the study area has very few conventional works of art or examples of monuments. The Father Thames fountain above the public toilets on the west piazza, the bell and slab on the Southampton Street frontage of Jubilee Market Buildings (at the time of writing under consideration as a site for a replacement memorial to the Flower and Fruit Garden Traders) and the Lutyens Clock in Southampton Street are the main modest examples. Before the construction of the Victorian Market Buildings a sundial provided a focal feature to the Piazza and some local consultees have pointed out the lack of a focal meeting point landmark. Sites for such major permanent structures are no longer desirable given the level of pedestrian congestion. We recommend that less conventional forms of public art, such as the painting of temporary site hoardings (when required for development), information plaques on local historic characteristics and proposals for artistic lighting of certain craft features of buildings etc. form the most appropriate opportunities in the study area. Public Entertainment The popularity and value of street entertainment to Covent Garden contributes to much of its special character of tradition and vitality. Licensed and unlicensed activity takes place at present and each can present problems. The current management guidelines for the licensed operations of street entertainers, administered by CGMLP s centre manager, appear adequate. The principal problems associated with street performance include crowd congestion (and opportunities for handbag theft), noise and disturbance to the immediate community and variable artistic quality of the performers and their accessories. Fountain and sculpture as part of West Piazza gateway restoration. Bell sculpture is meaningless to visitors and could be amended to commemorate the historic market traders. Father Thames sculpture and fountain in small public space improvement above the public toilets. a conservation and management guide Covent Garden Area Trust ; 9

20 caring for covent garden Street entertainers on the West Piazza licensed area which is large enough for crowds and is generally well regulated. Punch and Judy at the May Fayre in 00 was an acceptable temporary event. James Street is not a licensed area for performers and crowds attracted in this area cause serious congestion and annoyance to traders. It is often difficult and unpopular with audiences to take serious enforcement action against casual unlicensed buskers, that now dominate James Street. The performance pitches must be rationalised and clearly defined so that enforcement action is somewhat easier to take against serious offenders. CGMLP representatives have indicated a possible willingness to offer the regular statue performers agreed pitches within the Market buildings. Each agreed site should also display (perhaps as a footway flush plaque), to the public and police/city Council inspectors, the details of the licensed pitch (a plan and conditions) and the centre manager s regulations in the interests of clarity and good public relations. We recommend further consideration be given to the creation of a new licensed entertainment pitch near to the important Southampton Street route junction to reinforce the strategy of redistributing the pressure of crowding away from the north side of the Piazza. Subject to proper consideration of controls that would limit any nuisance to adjoining residents, this would provide a mutual support for the proposed tables and chairs area at this point. As with market trading, we recommend that training for performers should be reviewed to ensure that they are aware of the need for quality and can contribute to the public awareness of visitors about the area. The Royal Opera House outdoor events are highly appropriate forms of public entertainment and should be continued, but however good the performance the means of communicating should not add to temporary clutter. The present arrangements for the screen could be improved with a purpose designed solution. Planting and Flowers In the eighteenth and nineteenth centuries the streets of Covent Garden were enlivened with many plant pots and boxes along the top of the shopfronts and hanging on the fronts of the buildings. The advantage in having plant boxes on the ledges along the top of the shop fascias and on the window cills is that they can introduce colour and greenery to the streets without cluttering up the narrow pavements with obstructive planters. None of the streets in the Covent Garden Conservation Area was intended to have trees planted in it. The planting of trees in London streets only began in the early nineteenth century, on the model of the Parisian boulevards, and such tree planting was a feature of several of the nineteenth century road improvements in the metropolis such as the Victoria Embankment and Shaftesbury Avenue. 94

21 It is an anachronism, however, to introduce trees into a seventeenth century street layout which was not intended to have any, and the scale and design of which is unsuited to large trees. It is recommended that no more trees be planted in Covent Garden, and that the uncoordinated tree-planting introduced in recent years, for instance in James Street and Russell Street, be phased out as specimens die or need replacement. Most modern, indoor shopping centres use flower retailing as an attraction and markof quality, placing them at important visible locations, perhaps on subsidised rents. As part of the proposed traffic managed area and subject to licensing constraints, four new sites could act as route markers towards the Piazza from each of the approach streets. Good examples of interpretations of traditional shop-front planting at first floor level or above window displays. Hanging flower baskets can be an attractive feature of some building types (as has been shown by the front of Porters in Henrietta Street and Jubilee Market Hall arcade), if coordinated and maintained. Some building types are too important for addition of baskets and these include Bedford Chambers and the Royal Opera House Arcades, St. Paul s Church and the Central Market Buildings (all recent baskets should be removed). Existing and neglected brackets and baskets on isolated listed lamp columns just add to clutter. Unused hanging baskets and brackets should be removed. Given the historical association of Covent Garden with flowers it is surprising how few flower stalls are in the area. It may be that flowers have become less practical for purchasers to handle in congested Central London. However, more, well designed, small traditional flower stalls would be an appropriate way of adding colour as well as contributing commercial benefits. Sources of historic buildings information In addition to English Heritage, the Georgian Group, the Victorian Society and the City of Westminster (see page 7), the following organisations can offer relevant practical publications on topics mentioned throughout this document. The Society for the Protection of Ancient Buildings, 7 Spital Square, London E 6DY tel: fax: info@spab.org.uk The Twentieth Century Society, 70 Cowcross Street, London ECM 6EJ a conservation and management guide Covent Garden Area Trust ; 95

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