St
Clair is an area with two fairly distinct characters, north and south of St
Clair Avenue.
The
area to the north of St Clair Avenue remains an enclave of large residential
plots, set within a stately and spacious environment, where lavish houses
shelter behind high walls and mature landscaping. The predominant land use
is residential, although foreign embassies discreetly occupy a small number
of buildings. This area of St Clair contains the "Magnificent Seven"
which was part of the early development of St Clair on the Savannah side.
Characteristics of the area are set out in Figure 8.1
The
district contains significant areas of open space, including Wildflower Park,
King George V Park, Jackson Square and incidental open space along the Maraval
River. The district maintains strong physical and visual links with the Savannah
and the Northern Range.
The
area to the south of St Clair Avenue, whist still containing large plots,
is less sylvan in character and has been undergoing a period of change, with
buildings being refurbished and being used for upscale commercial uses: the Queens Park Oval is a major feature of
this area.
The
key issues for St Clair reflect the district's two differing characteristics.
The northern area of St Clair retains a very strong landscape/heritage character
and the primary need is to protect this character. The southern area of St
Clair is undergoing a period of change, with pressure for conversion and new
build to commercial.
Further
issues related to the above are:
·
The
protection of character and identity, where a "sense of place" is
maintained;
·
Redevelopment
of vacant sites;
·
Provision
of a balanced mix of uses;
·
The
preservation and re-use of important buildings;
St
Clair north is characterised by low-density development with large distinguished
houses set in large, mature landscaped grounds. In many areas the buildings
can only be glimpsed through the vegetation. The abundance of landscaped frontages
and mature trees creates a very pleasant sylvan character and provides a feeling
of environmental cohesiveness.
There
are a number of vacant sites within the area where inappropriate redevelopment
could pose a threat to the character of the area. Pedestrian sidewalks do not exist in many areas of St Clair North.
Within
St Clair some properties have had their front boundary treatment altered,
with landscaping removed, replaced by high walls or other harsh treatment
in a bid to improve security. Mature landscaping on boundaries is an important
feature of this area and should be protected.
Jackson
Square is the formal open space within the centre of St Clair North. The square
reflects and reinforces the geometry of the formal grid and retains strong
visual links with the open spaces of Wildflower Park, the Savannah and the
open space alongside the Maraval River. The historic layout makes the space
of particular interest and there may be scope to encourage the reinstatement
or reinterpretation of historic landscape design. This square has two large
vacant plots fronting it and high blank walls hiding two other adjoining buildings.
These serve to considerably diminish the character of this central square
King
George V Park lies between St Clair North and St Clair South and offers significant
opportunities for enhancement and greater sport and informal recreational
use. This space is often used for car parking when events are taking place
within the Queens Park Oval. This leads to significant damage to the surface
of the Park, particularly during the rainy season, and compromises the safe
and continued use of areas of the Park for sport and recreation purposes and
reduces its visual quality.
Generally,
the abundance and location of open space within the district, offers significant
amenity potential, both visual and physical. Linkages between the various
areas could be improved, enhancing recreational opportunities and reinforcing
the tourist/heritage potential of St Clair still further.
St
Clair South contains a diverse range of uses, many former large residential
properties having been converted to upscale commercial use (e.g. insurance
company headquarters, private health care offices etc). For the present on-street
parking does not appear to be a significant problem and this may be because
road widths and individual plots are fairly generous in size.
The
conversion of former large houses has resulted in the beneficial refurbishment
of individual character buildings. However there are examples within the district
of "gap sites" where buildings have been lost to provide on-site
car parking e.g. Alcazar Street and Alexandra Street.
The
options for this area include:
·
Designate
St Clair North a Heritage Conservation Area and identify specific design controls
regarding building bulk, height, massing, design, proximity to boundaries,
effect upon existing trees, setting, removal of landscaping along boundaries
and hardsurfacing of garden areas for car parking.
·
Promote
uses other than residential for vacant sites within St Clair North.
·
Protect
and enhance the areas of open space, backed by the creation of a comprehensive
network of green spaces, incorporating tree belts, individual areas of planting
and street trees.
·
Promote
mixed use within St Clair South, recognising that there has been and remains
a demand for upscale commercial uses within refurbished character buildings.
The
overall objective for St Clair should be to maintain a high quality landscaped
environment within the northern sector and promote quality conversion of character
buildings within the southern sector whilst encouraging the retention of residential
uses.
St
Clair North requires detailed and specific protection, if its sylvan character
is to be retained. It is proposed that the area bounded by Wildflower Park,
the Maraval River, St Clair Avenue and the Savannah be designated a Heritage
Conservation Area, protecting important individual buildings, settings to
buildings, building and landscaping characteristics and controlling new infill
development.
It
is important to establish how long and why no less than six large sites within
St Clair North lie vacant. If it is clearly established that residential use
for single family housing is no longer viable then consideration must be given
to promoting alternative prestige development.
St
Clair South has established itself, as a mixed-use area within which there
still remains a significant number of residential properties. It is important
to ensure the area remains attractive for residential use.
Consultation
will be a vital early step in the process. This will be necessary to confirm
the analysis of the opportunities that exist, and the strategy to be followed.
Developing
and realising this vision calls for a wide variety of actions including co-operation
between state, local and statutory agencies, and enlisting the ideas of the
local communities and business sectors. Consideration must be given to the
development of this vision, which ensures acceptance, endorsement and common
ownership.
This
is illustrated in Figure 8.2
1.
Designate St Clair North as a Heritage Conservation
Area.
·
Identify
area characteristics, special buildings, provide statutory protection for
important buildings and their settings, and create supplementary conservation/
landscape/ building design guidance.
·
Improve
pedestrian facilities: provide sidewalks for pedestrian use; introduce additional
facilities for pedestrian comfort and convenience including further street
tree planting.
·
Reinforce
pedestrian linkages between main areas of public open space and to areas outside
of the district.
2.
Identify a Mixed Use Area within St Clair South.
·
Create
policies, which specify the nature, scale and proportion of uses considered
acceptable. Options should include: the identification of permitted uses;
provide maximum permitted site development standards e.g. maximum plot sizes
for commercial use, single purpose commercial structures restricted to site
development standards for multi-family use, Floor Area Ratio (FAR) maximum
identified, subject to "bonus" for inclusion of residential use;
specify the proportion of uses e.g. 25:75, 50:50, or 75:25 commercial: residential
mix; limit 100% commercial use to refurbishment of existing character buildings
only; new commercial development to provide 25%; 50% residential floor space.
·
Promote
increased residential accommodation. Maintain and raise residential densities.
Use incentives to encourage housing such as density bonuses or allowing residential
uses to exceed the sites commercial FAR or other site development restrictions.
3.
Protect and enhance the district's environment
through new landscape creation, linkage to and improvement of existing squares.
·
Create
Environmental Enhancement Corridors, which encourage pedestrian movement and
link main commercial corridors and key public spaces. Create pedestrian orientated
streets with improved sidewalks, protection from the elements, street trees.
·
Improve
the pedestrian environment within the areas immediately surrounding the Queens
Park Oval.
·
Examine
options for alternative car parking arrangements for the Queens Park Oval.
The
three key aims for St Clair have been set out above. Most of the proposals
will be implemented by private investment through development. In addition, there will need to be public investment
in existing infrastructure.
Objective:
Contribute
to the vitality, security and sustainability of St Clair South by promoting
mixed use and encouraging the retention and new development of housing within
the district, including increased residential densities.
|
STRATEGIES |
ACTION |
IMPLEMENTATION
& TIMING |
|
Establish and promote the reasons for St. Clair being a good place to work and live. |
Undertake a programme of participation with the local communities to establish the strengths and weaknesses of living and working in St Clair South. |
All stakeholders Immediate/Short |
|
Develop clear policies for housing development in St Clair South. |
Produce clear development control policy, which reflects the distinctive and varied character of St Clair South. |
Development Control Immediate/Short |
|
Bring back vacant or under-utilised buildings into viable and beneficial alternative uses. |
Work with city property agents to identify reasons for vacancies and seek ‘solutions’. |
Government Agencies Private Sector Immediate/Long |
|
Establish clear strategies for vehicular access and parking. |
Undertake an accessibility assessment. Identify a strategy for car parking and review standards. |
Central/Local Government Private Sector Immediate/Medium |
Objective:
Ensure
the protection and enhancement of the St. Clair environment through environmental
improvement, new landscape creation, improvement of existing squares and pedestrian
linkages and protection of buildings of local importance.
|
STRATEGIES |
ACTION |
IMPLEMENTATION
& TIMING |
|
Restore historic character and enhance the squares. |
Undertake feasibilities for the restoration and landscape design of Jackson Square. |
Central/Local Government Immediate/Medium |
|
Government |
Maintain and publish a list of buildings of local architectural and/or historic importance. Identify Heritage Conservation Area characteristics. Provide statutory protection. Produce supplementary guidance. |
Central/Local Government Conservation Groups Immediate/Medium Central/Local Government Conservation Groups Local communities Immediate/Medium |
|
Strengthen the greening of primary routes and key district linkages. |
Seek locations for and attract funding for new large-scale trees. Redesign streets to control traffic and give pedestrians priority. Identify priorities. |
Central/Local Government Private Sector Immediate Action Area Plan Short/Long |
This
initial study of St Clair indicates that it is an area where further guidance
is necessary. Above all else a conservation/design framework is required which illustrates clear protection
for the established character of St Clair North.
The
framework could relate to the Port of Spain Plan as "supplementary planning guidance" and must have a statutory basis for the protection of individual
buildings, their settings and character/historic areas.