The
elegant old district of Woodbrook, a former sugar estate, lies to the west
of the city and stretches for about a kilometre across the flat expanse between
Tragarete Road, Wrightson Road, Lapeyrouse Cemetery and the Maraval River.
Its characteristics are set out in Figure 7.1.
The
district has a recognisable rectilinear block and street pattern. Most blocks
are 64 metres wide, on a north - south axis, containing individual residential
plots of 465 square metres. Some blocks, to the eastern and north/western
areas of Woodbrook are smaller, 32 - 58 metres wide, on an east - west axis
with individual plots of 225 - 304 square metres. Some of the residential
plots are in multi-family occupation, including apartments and rear plot severance/annexe
development. Most of the buildings within the district are low free-standing
structures of one or two storey height. Higher more densely packed buildings
exist along Wrightson Road, Ariapita Avenue and Tragarete Road.
The
north - south street alignment creates strong visual links from Woodbrook
to the Northern Range. Southerly views of the Gulf of Paria are not available
as they are interrupted by the various Port associated developments although
the port cranes hint at what lies beyond. Glimpses of downtown Port of Spain
and the Central Business District are available from the eastern area of Woodbrook
along roads on a west - east alignment.
Whilst
the suburb, first settled in 1911, was traditionally a middle class residential
area, it now has a more complex pattern of use as commerce has crept into
the district. Tragarete Road, Ariapita
Avenue and Wrightson Road (the main east-west arterial traffic routes) are
now predominantly commercial strips, containing district and city wide services,
neighbourhood and commuter/tourist reliant businesses.
The commercial changes taking place have not yet
become overwhelming and many areas of Woodbrook retain their residential integrity.
Off the main traffic routes and within the centre
of residential blocks, several old homes have been converted into business
places creating areas of mixed use. This is particularly so within the eastern
areas of the district, around the main public squares and along north - south
traffic connector routes.
This emerging mixed use area also contains a school,
post office, police station, fire station, government offices, supermarket,
various churches and the two main public spaces: Augustus Williams playground
and Adam Smith Square. Residential still remains the predominant land use
within the centre of the blocks to the west of the mixed-use district i.e.
to the west of Carlos Street.
The
key issue for Woodbrook is the district's continuing commercialisation and
the resultant exodus of residents to other more distant suburban areas of
Port of Spain and beyond. Further
issues related to the growing commercialisation of Woodbrook are:
·
Provision
of a balanced mix of uses;
·
The
need to strike a balance between the creation of a high quality environment
and the role of the road as a means of movement and access;
·
Security;
·
The
protection of character and identity, where a "sense of place" is
maintained;
·
The
preservation and re-use of important buildings and public spaces;
·
Relocation
of inappropriate uses and comprehensive redevelopment opportunities
Woodbrook
is highly accessible with main arterial routes with heavy volumes of traffic
passing alongside or through it (Wrightson Road, Ariapita Avenue and Tragarete
Road). The district is well served
by public transport, is very close to the Central Business District. This
area with homes, shops, restaurants, cafes, bars, offices, studios, workshops,
and accommodation for light or service industry is a mixed, lively, vibrant,
colourful district.
Yet
pedestrian linkages within Woodbrook, through the district and into other
areas of the city are unrealised: the
pedestrian environment and opportunities for walking are compromised by the
poor street environment, lack of cover, lack of landscaping and the fragmented
and seemingly unrelated system of public spaces.
Woodbrook
is no longer a purely residential suburb of Port of Spain. Zoning policy has
in the past sought to restrict commercial development to "Neighbourhood
Commercial" within very small sections of Ariapita Avenue and Colville
Street and "District Commercial" to one small section of Tragarete
Road (Port of Spain Land Use Plan,
1987).
More
recently, and in the light of continuing pressure for commercial use, land
use policy was changed to accommodate a greater degree of commercial development
(Review of Planning Regulations for Woodbrook,
1999). Wrightson Road, Ariapita Avenue and Tragarete Road are currently
allocated for commercial use excluding certain service industrial uses on
Ariapita Avenue and Tragarete Road (motor vehicle repairs, muffler/air conditioning,
auto body works), motor car parts and accessories, hardware, building materials.
Central Government Offices are excluded from Ariapita Avenue.
Whilst
the greatest concentrations of commercial use exist along the three main traffic
routes, commercial uses have been locating within some areas of the "interior"
of Woodbrook. These uses include neighbourhood commercial (nursery schools,
dentists, doctors etc) and city-wide commercial (travel agents, advertising
agencies, legal, financial, professional services, design studios, security
firms etc). The greatest concentrations of these exist along the main north
- south traffic connector routes, French Street, Carlos Street and Murray
Street. Most of this development is unauthorised and has happened despite
existing residential land use zoning policies.
Most
of the commercial development within Woodbrook has been the conversion of
former single family residential buildings. Whilst this has resulted in the
beneficial refurbishment of character buildings, the limited size of plots
and space available around buildings often does not allow for the provision
of adequate on-site car parking. As a result, ever increasing demands are
placed on the adjoining streets, creating congestion and adversely affecting
the character and visual quality of the area.
This
visual deterioration is further compounded by the conversion of previous front
garden areas into parking areas. Front boundary walls are demolished, trees
and landscaping is removed to be replaced by concrete hardstandings used as
forecourt car parking. This significantly compromises traffic flow and safety,
reduces on-street car parking capacity, conflicts with pedestrian flows, and
reduces visual character and quality.
Security
appears to be a growing issue within the area. Brief discussion with a small
number of residents suggests concern is based upon the growing number of commercial
premises within the area which have become a "target" in the evening
when they are vacant. Thus high walls are beginning to front public streets
and spaces giving the impression that the area is under siege. High walls
and long lengths of blank facades actually reduce safety and security. The
provision of high walls and blank facades also reduces street quality and creates a poor micro-climate as cooling
and cleansing air movement at ground level is impeded.
"The best antidote to fear of crime is the presence
of people and the opportunity for natural surveillance. Crime depends upon
concealment, well used or overlooked streets make the criminal feel uncomfortable
and exposed." (Association of Chief Police Officers Project Design
Group, Secured By Design, 1994). Mixed use can also reduce the tendency
toward "deserted" urban areas after business hours or whilst residents
are working elsewhere, by providing sources for continuous activity on the
streets. Increased street activity enhances real and perceived safety needs.
The
above problems, associated with inappropriate commercial uses and the cumulative
effects of a number of commercial uses occupying former residential buildings
or blocks, are seen most clearly in the area of Wrightson Road, French Street,
MacDonald Street and Colville Street. Here there exist a number of large commercial
businesses (seafood and food processing/warehousing) and numerous smaller
businesses.
The
street environment of Macdonald Street is completely dominated by forecourt
areas of car parking. Service vehicles compete for available road space and
the environment is unsafe and hostile to pedestrians. The lack of suitable
parking is resulting in further intrusion into the adjoining residential blocks
as vacant plots are retained as overspill parking areas e.g. corner of Gatacre
Street and Methuen Street. The forecourt car parking areas and various individual
accesses onto Wrightson Road hampers traffic flows and safety at peak traffic
times contributing to problems of congestion.
Four
options have been identified to address the key issue of continuing commercialisation
within Woodbrook:
(1)
Accept no further loss of residential property to commercial use within Woodbrook.
(2)
Promote further mixed use and adopt a "Laissez Faire" approach,
i.e. designate the whole of Woodbrook as a mixed-use zone.
(3)
Promote
further mixed use and maintain existing land use policy zoning, allowing no
further commercial development outside of the three main traffic corridors.
(4)
Promote mixed use within various areas of Woodbrook, considering the District
as a whole and its existing constituent parts. Recognise that there has been
and remains a demand for various commercial uses beyond the main arterial
routes; the character and use some areas of Woodbrook have changed significantly
whilst others retain most of their residential integrity; and that some areas
of Woodbrook could more readily absorb further change better than other areas.
Whilst
option (1) may have the advantage of simplicity and certainty, it would be
very inflexible, ignores market demands and is unresponsive to changing commercial
circumstances.
It
would not help realise the potential further benefits in promoting additional
mixed use in Woodbrook such as a more sustainable development pattern, greater
"sense of identity" etc. It may also frustrate opportunities for
the refurbishment of important buildings.
Such a policy would be reliant upon clearly identifying established
commercial sites and a strong commitment to enforcement.
Options
(2) and (3), whilst both promoting mixed use, would not recognise the very
distinctive areas that have emerged in Woodbrook, some mixed in character
and others with a concentration of particular uses and functions.
Option
(4), which is the preferred option, would recognise that there has been and
continues to be a demand for various commercial uses beyond Wrightson Road,
Ariapita Avenue and Tragarete Road.
The
character and use of some areas of Woodbrook has changed significantly, whilst
others retain most of their residential integrity. Some areas of Woodbrook
are able to absorb commercial use without undue harm or indeed may be positively
enhanced by it whilst other areas could not.
The
overall objective for Woodbrook should be to help create a more sustainable
pattern of development offering a higher quality of life. Making Woodbrook
more attractive for people will help to reverse migration from the district.
This
in turn will help Port of Spain reaffirm its position as the main business
centre of a vibrant economy, reduce development pressure elsewhere, reduce
the rate at which land is changing to urban uses and when combined with other
initiatives within the National Conceptual Development Plan, reduce the need
to commute.
The
preferred approach is to build upon the existing and established mixed-use
focus but adapting and extending it to areas, which are well connected, and
already the subject of significant change.
Woodbrook has a recognisable centre that is emerging and could become
the focus for modest restructuring, where population densities could be increased
along with further mixed use.
Consultation
will, of course, 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, and to seek to persuade people affected by the advantages
of what is proposed. Developing and realising this vision calls for a wide
variety of actions including co-operation between state, local and statutory
agencies, 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.
Mixed-use
development can contribute towards sustainable development by:
·
making
urban areas more attractive places to live;
·
improving
the vitality and viability of commercial centres - by increasing use during
the day, in the evening and at weekends, and by introducing new residents
(especially where densities are increased) and visitors;
·
reducing
the need to travel - by providing a range of requirements in close proximity;
·
fostering
social inclusion by making it easier and cheaper for people to reach the facilities
and jobs they need;
·
providing
increased activity and natural surveillance;
·
creating
a variety of different buildings and spaces which can contribute to visual
interest and preserve and enhance the historic and cultural heritage; and
·
improving
the quality of residential neighbourhoods - by introducing a focus of activity."
·
Planning For Sustainable Development:
Towards Better Practice. Department of the Environment and Regions. 1998.
The
Proposals for Action in Woodbrook should adopt the above guidance. Woodbrook
already contains many of the ingredients essential for successful urban areas.
The guidance must reinforce these. The main strategic aims are therefore to:
1.
Maintain
the commercial emphasis along Wrightson Road, Ariapita Avenue and Tragarete
Road
·
Opportunities
for increased commercial densities should be explored along with opportunities
for increased building heights, generally three storeys but options for increased
heights where townscape opportunities exist e.g. framing views, closing vistas,
turning corners, creating route markers; context allows etc.
·
Develop
a strategy for car parking provision; car parking supply and control to be
reviewed; individual accesses requirements along these three roads to be carefully
assessed. Different policies may be associated with different levels of accessibility,
with lower provision being sought where there are higher levels of accessibility.
Options to include: rationalisation of on-street car parking provision; reduction
in individual accesses and forecourt car parking areas; revision of car parking
standards to take account of e.g. dual use of parking spaces, public transport
accessibility etc; consideration of strategically located short term public
car parking areas; enhanced public transport provision e.g. bus lanes, shelters
at key locations.
·
Improved
pedestrian facilities: widen and prioritise sidewalks for pedestrian use;
reduce conflict with parked cars; introduce additional facilities for pedestrian
comfort and convenience including tree planting.
2. Identify a Mixed Use Area within the block
defined by Wrightson Road, Carlos Street, Tragarete Road and French Street.
·
Reinforce
the potential for this area to become the "heart" of Woodbrook.
·
Augustus
Williams and Adam Smith Squares to become the focal points for the local communities.
The public spaces should become social spaces, which encourage contact and
are designed to promote community interaction and facilitate a programme of
neighbourhood events and functions.
·
To
provide clear guidance to developers it is necessary to adopt 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; FAR and density bonuses in return
for open space provision, tree preservation, landscaping additions and other
design characteristics supportive of mixed use.
· Promote increased residential accommodation.
Maintain and raise residential densities, particularly around the squares,
whilst protecting buildings and areas of distinctive character. Use incentives
to encourage housing such as density bonuses or allowing residential uses
to exceed the sites commercial FAR or other site development restrictions.
· Produce an Urban Design Guide as Supplementary
Planning Guidance for Mixed Use Areas and increased residential densities.
3.
Protect the residential integrity of existing
areas of predominant residential use and character.
4.
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, separation between vehicles and pedestrians, reduce
services clutter (e.g. explore the possibility of placing services along sewer
traces, backs of properties).
5.
Relocation of inappropriate development and
comprehensive redevelopment of blocks.
·
Prepare
a positive and imaginative development brief to attract the private sector.
·
Identify
alternative locations for existing commercial businesses and explore partnership
arrangements e.g. setting up a consortium, joint venture company or trust,
to help assemble the site and attract private investment.
·
Consider
environmental improvements in the vicinity of the site, which may make it
more attractive to investors.
These
objectives are illustrated in Figure 7.2
The
five key aims for Woodbrook have been set out above. The achievement of these
aims will be through the implementation of a detailed Action Area Plan involving
an approach which balances the private sector role, central government and
local government responsibilities working in partnership, along with full
local community participation.
Most
of the proposals will be implemented by private investment through development.
Government agencies in partnership with the private sector will need
to promote development of the comprehensive redevelopment site.
In
addition, there will need to be public investment in existing infrastructure
(environmental enhancement, car parking provision etc) if private investment
in quality development is to be attracted.
Objective:
Contribute
to the vitality, security and sustainability of Woodbrook 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 Woodbrook 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 Woodbrook. |
All stakeholders Immediate/Short |
|
Develop clear policies for housing development in Woodbrook. |
Produce a design ‘guide’ for housing and mixed use development. |
Action Area Plan 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 Woodbrook environment through environmental
improvement, new landscape creation, improvement of existing squares and pedestrian
linkages and protection of buildings of local importance.
|
STRATEGIES |