This
part of the Report discusses preliminary proposals and policies for selected
key areas of Greater Port of Spain. The
areas, which are based on existing neighbourhoods and communities were first
identified in the Local Area Concept Plan for Port of Spain. They comprise:
·
Downtown/Uptown
(Section 6)
·
Woodbrook
(Section 7)
·
St
Clair/ Federation Park/ Ellerslie Park (Section 8)
·
Savannah
(Section 9)
·
St
James (Section 10)
·
Northern
Hillside Communities (Section 11) and
·
East
Port of Spain (Section 12).
The
analysis and proposals for change for each selected area generally follow
a similar pattern of :
Forming
the core of Greater Port of Spain (GPoS), this area is the historic capital
of the nation containing the seat of Government and the largest retail centre
and employment activities in the country.
The area has been identified as having character of its own because
of its national administrative, commercial and retail role.
From
discussions, it is understood that of the 550,000m2 of commercial floor space
in the Downtown area around 300,000m2 is used for government purposes. A recent
audit of government office accommodation indicates that some of this office
space will require upgrading and some relocating (Action Plan on the Provision
of Office Accommodation for Government Ministries and Departments, November,
1998). The proposed relocation of 3000 government jobs to St Joseph’s in the
urban corridor could have an impact on the vitality of this area, though less
so in Greater Port of Spain as a whole.
The
edge of the commercial and retail centre is well served by public transport
– maxi taxis, buses and taxis are the mainstay of the transport system. These
public transport vehicles primarily carry passengers to the east and west
of the Downtown area. Approximately
50% of commuters, shoppers and school children entering this area use public
transport. Current restrictions on
public transport access into the Downtown and Uptown areas result in extended
walking and waiting times. Pedestrian flow to the public transport hubs (City
Gate on South Quay and the corner of Edward and Park Streets) is high – particularly
to City Gate.
Ten
schools are located in this area reflecting its historic significance and
the continuing role as an educational centre for the wider capital region. This area is experiencing intense development
pressures.
It
contains most of the high and medium rise office development (around Independence
Square, Park Street and increasingly towards the Savannah).
There is continuing pressure for further commercial
development, some of which is relocating from the Downtown area into mixed
use and residential areas in the Uptown and Tranquility areas. This has created concerns for the future vitality
and vibrancy of the Downtown and the ability of the whole area to retain and
attract residential development. Increasing
land values in Uptown/ Tranquility/ Newtown areas is also perceived to facilitate
the development of smaller incubator businesses in the Woodbrook area further
accentuating the loss of residential population in close proximity to the
city centre.
Vacant land or land potentially available (under-utilised
or derelict buildings) is evident and is shown in Figure
6.1. While limited in providing
for all the land use demands for the GPoS it could assist in the regeneration
of the Downtown and Uptown areas.
Within the National Development Concept Plan (NDCP)
the key objective for this Local Area is to retain its role as the focus of
the nation and as the dominant economic and employment centre. This objective
forms the basis of the evaluation of the issues and the identification of
options to address development pressures and identify a vision for the heart
of GPoS.
The area itself comprises four areas with distinctive
characteristics but with some common or inter-related problems. These are
outlined in Table 6.1.
Table 6.1 Summary of Characteristics
|
Area |
Characteristics |
Inter-related Land
Use Issues |
|
Downtown – Beetham Highway/Wrightson Road/Piccadilly Street/south
of Park Street/Victoria Square North/south of Lapeyrouse Cemetery/Colville
Street |
· Historic capital · Grid street pattern with strong north/south emphasis · Retail core · On street vending · High and medium rise commercial development ·
Historic buildings particularly around Woodford
Square · Parliament and Government Administration Quarter · Formal open space with squares and boulevard · Renewed interest along Brian Lara Promenade · Transport hubs on edges · High pedestrian flows, traffic congestion, parking on busy streets · Vacant lots particularly on the east and west edges · Waterfront inaccessible and cut off from Downtown by Wrightson Road and port activities · Periodic flooding and drainage problems particularly around Independence Square |
· Retail area has changed over time but has centred around existing core (Charlotte, Henry and Frederick Streets); ·
Lack of recognition of street vending · Office/commercial development polarising over time with some private sector development moving to Uptown/Tranquility area (finance/corporate firms) and incubator businesses moving to Woodbook with government administration uses remaining in Downtown · Pressure for higher rise buildings away from location of existing high rise areas · Apart from some public housing, loss of residential from the Downtown area and potential loss of remaining residential development in Uptown/Tranquility/ Newtown areas; |
|
Area |
Characteristics |
Inter-related Land
Use Issues |
|
Downtown – Beetham Highway/Wrightson Road/Piccadilly Street/south of Park Street/Victoria Square North/south of Lapeyrouse Cemetery/Colville Street. |
· Industrial development associated with the port and changing industrial building needs leading to some vacant or redundant buildings in Wrightson Road/Dock Road · Cruise ship passengers cut off by Wrightson Road limiting tourism opportunities and discouraging tourists to access the Downtown/Uptown areas |
· Separation of land use and transport functions exacerbating movement of pedestrian and vehicles within Downtown and Uptown · Potential with Waterfront development to link Downtown with the port area. |
|
Area |
Characteristics |
Inter-related Land
Use Issues |
|
Uptown |
· Larger plots and grid street pattern with predominant north/south emphasis · Some views to the Savannah and Northern Range · Some medium rise buildings used by larger corporations offices, embassies and international agencies/companies pushing the area to emerge as commercial centre · The prominence of the gaol and surrounding low rise development; · Smaller scale residential development (detached dwellings) losing critical mass to retain neighbourhood characteristics · Mix of uses but some breakdown of urban fabric with vacant plots and surface car parks in between commercial uses and residential uses · No clear function or form in area · Educational focus with primary and secondary schools in area – also act as landmarks · Traffic prominent rather than pedestrians · Little retail development |
· Medium rise commercial development pressuring softer and lower density uses to relocate from the area; · Potential to create a cultural centre and link it to Carnival activities; · No clear focus or land use thresholds to provide a core or distinctive vibrant area · Area capable of supporting residential development but needs to be at a density that matches office development in scale, character and land value · Need to provide road hierarchy and improve public transport access · Savannah not physically linked to Uptown · Demand for higher rise (above 6 storeys) on Queens Park Road and potentially adverse impact on the edge of the Savannah · Need to address mixed usage in area to create more balanced development. |
|
Area |
Characteristics |
Inter-related Land
Use Issues |
|
Tranquility |
· Larger plots within grid street pattern · Commercial development – corporate headquarters, embassies with broad building footprints, setbacks and on site parking · Mixture of residential development from distinctive individual houses to blocks of small bungalows · Some breakdown of the urban fabric with office/commercial uses and residential development not in equilibrium · Traffic congestion |
· Need to provide balance between residential and commercial development · Encouragement of mixed use development · Clearer road hierarchy to address traffic congestion · Demand for higher rise on Queens Park and incompatibility with impact on the Savannah · Improve physical links with the Savannah |
|
Newtown |
· Established area, large plots with grid street pattern with strong north/south emphasis · Mixed housing and commercial developments consisting of corporate offices and embassies around 4 to 6 stories in height. · More residential than the other areas · New buildings prominent along Queens Park fronting the Savannah. |
· Pressure for medium density commercial development on residential sites · Protection of historic buildings and their setting from unsympathetic development · Link to Savannah visually and physically · Improvement to movement of traffic through area · Ensure over-development of area does not occur given open nature and larger sized plots in area (protection of character). |
This
part of the Local Area Plan seeks to influence the location of commercial
development, facilitating the vitality of the retail core and maintaining
and encouraging residential development providing a focus for the Downtown
and Uptown areas.
The
socio-economic analysis presented earlier indicates that demand for commercial
floorspace, retail and residential development is likely to continue in the
short and medium term (5 to 10 years time). The impact of the Waterfront Development
(estimated to consist of around 700,000 m2 of commercial floorspace)
could significantly affect demand in the Downtown and Uptown areas in the
long term (20 years).
Figure 6.2
provides an analysis of the area and its issues based on an evaluation of
land use survey information within Figure 6.1. From this analysis the
function and form of certain key areas is noted as is those areas where a
focus has been lost. In summary the
Downtown/Uptown/Tranquility/Newtown is an area undergoing change via intense
dynamic land use pressures.
Downtown:
·
Need
to clearly identify the retail core around Frederick/Charlotte/and Henry Streets
and provide support for intensifying retailing activities to encourage inward
investment.
·
Allow
for some expansion of the retail core northwards (to Park Street) and southwards
(to South Quay) along the retail spine to link the key transport hub to the
main retail and office areas;
·
Improve
environmental conditions within this retail core by widening the footpaths,
providing for pedestrian priority, including mobility impaired and improving
footfall past retail premises;
·
Instigate
streetscape improvements to foster confidence in the retail centre and build
on the improvements undertaken in Brian Lara Promenade/Independence Square;
·
Protect
buildings of heritage significance around Woodford Square and in Parliament
area;