Architects and designers are being urged to consider a set of key design principles so people feel – and are – safe in shared spaces such as housing developments. Johanna Elvidge, head of design at Marshalls, reports.

A new white paper – Creating Safer Spaces – reveals that four out of five people feel more unsafe when it’s dark in public spaces and are, on average, 12 times more likely to avoid such areas than in daylight hours. The white paper, published by Marshalls, highlights the significant difference between how the public view areas at different times of the day and outlines a series of design pillars that the industry should consider to ensure safety is better integrated into public spaces.

As part of the research, it was found that residential streets were considered the safest of all spaces, yet nearly a quarter of people said they still avoided them after dark. It also found that parks and gardens were viewed the least safe spaces when it’s dark, with 80% of people avoiding them during this time – 40 times higher than in the daytime.

Reasons for the heightened awareness of safety in dark hours included poor visibility as an issue, where potential dangers or hazards are concealed or out of sight. A lack of ‘social presence’ from less use of spaces by people when it’s dark was also raised as a reason for safety concern.

Translating perceptions into actions, the results showed people commonly change their behaviour to improve their perceived levels of safety when out in public. The most frequent modification was walking a longer route that is busier and/or better lit, followed by crossing the street to avoid others. Further changes included only wearing one earphone or listening at a lower volume and carrying a personal alarm.

To support the industry in creating shared spaces where people feel safe from day through to night, we have outlined seven best practice design pillars within the white paper. Covering principles from vision and wayfinding to acoustics and technology, these considerations should be used by industry to provoke fresh thinking and debate.

Simple design choices such as the height of a hedge or the use of textured materials, for example, can have a big impact on whether people feel and are safe in our shared spaces. However, at present principles such as designing wayfinding and acoustics for when it’s dark are often overlooked when planning schemes. By considering safety during the feasibility and concept stages, the principles of ‘designing for dark’ can be seamlessly integrated and even enhance other key principles including biodiversity and accessibility with compelling consequences.

As well as evidencing the effects of perceived safety at an individual level, Creating Safer Spaces also explores the macro consequences of when, conversely, spaces are designed and built with safety, at all times of the day, in mind. These range from improved mental and physical health, impact on climate change and economic growth.

If people don’t feel safe in when it’s dark then it can limit their opportunities in life; from education, training and employment, to fitness, socialising and access to cultural activities. Not only does this impact them as an individual, but it has knock on consequences to their local communities, society, the economy and environment.

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Ongoing management and maintenance of open spaces on a development can be a daunting prospect, especially with the range of sometimes complex requirements such as SuDS and ecological management plans. PHPD chats with Paul Miller from Meadfleet who explains some of the solutions available.

Q. If there is a requirement on a development for the long-term management and maintenance of open spaces, what are the options open to a developer?
There are three potential options available to developers, the first of these being local authority adoption. Whilst this does still take place, the extent to which councils are able to adopt land has reduced over recent years due to difficulties in financing long term maintenance.

The second option is to create a Residents Management Company (RMC). In this model, developers and residents become directors of the RMC and oversee a managing agent who is responsible for the day-to-day maintenance of the open spaces. This option does place a significant legal and administrative burden on any directors of the RMC and often fails due to apathy or a lack of agreement amongst residents.

The third option for developers is a land-owning management company such as Meadfleet. This method offers a no-hassle option to housebuilders by relieving them of costly commuted sum payments or onerous Resident Management Company burdens. Meadfleet has the in-house expertise to manage all aspects of open space requirements and maintain sites to a quality that will reflect positively on the developer. By taking transfer of the land, we relieve developers and residents of any ongoing responsibilities, allowing the housebuilder to move on to their next project.

Regional Managers are qualified to inspect outdoor play equipment

Q. What are the key issues to be aware of when deciding on which approach to take?
One of the key issues to consider for the developer is their legacy; the quality of open spaces on a development will reflect on the builder for years to come so they must consider the best way to protect their reputation by ensuring quality maintenance for the lifetime of the scheme.

Another important factor is the requirements of the development. For example, if there are any engineering features such as Sustainable Drainage Systems, these will need expert ongoing management. We recognise that housebuilders want to focus on what they do best and move onto their next project as soon as possible, so it is important they find a solution that allows them to do this.

Q. What solutions can Meadfleet provide and how are they financed?
Meadfleet offers developers a simple solution; by taking ownership of the land we take full responsibility of the requirements of the public open space, managing areas sensitively and professionally.

Our business model ensures developments are maintained in perpetuity, guaranteeing the upkeep of the open space and the legacy of the housebuilder. Meadfleet charges residents in arrears, ensuring they only pay for works completed. We don’t charge developers any set-up fees.

Q. Can children’s play areas and items like SUDs schemes be included?
Yes, Meadfleet can cover any requirements that are part of a development’s open spaces. Whether this is the long-term management of Sustainable Drainage Systems (SuDS), protected species such as Great Crested Newts, water treatment works, street lighting, complex soft landscaping or play equipment. We create SuDS management plans to fulfil water authority requirements and our model is often the preferred route to ensure expert management of these features in perpetuity.

With regards to play areas, our Regional Managers are all qualified to RPII standards to regularly inspect playground equipment. In addition to this, we arrange independent inspections to ensure equipment is safe and secure for children to enjoy.

Q. What levels of expertise does Meadfleet bring to the management of open spaces?
Managing and maintaining open space is all we do. Our team’s expertise and knowledge underpins our business with specialists in housebuilding, landscaping, horticulture and ecology.

“By taking ownership of the land we take full responsibility of the requirements of the public open space, managing areas sensitively and professionally.”

My fellow directors and I have over 90 years’ experience in the housebuilding industry so we have a good understanding of the challenges facing developers in England and Wales. Our Technical Director oversees any engineering requirements and we also have an in-house Ecologist ensuring we manage sites in accordance with ecological management plans and best practice.

Additionally, Meadfleet employs a network of Regional Managers who look after our sites across England and Wales. All hold relevant BSc or Masters degrees in subjects such as landscaping, horticulture and environmental science.

Q. How closely does the business work with residents on sites?
Meadfleet likes to work side-by-side with groups of residents on their developments. Whether this is through a formal residents’ association or a less formal Meadfleet Liaison Group, we believe this creates a good flow of communication and allows us to gather feedback and act on residents’ requests. We provide guidance and assistance to any residents looking to form a residents’ group and we will work with them for the benefit of their development.

As a business we are keen to help foster community spirit and we encourage initiatives that assist with this. For example, Meadfleet regularly donates flowering bulbs to resident groups to plant together and provides bird nesting boxes for neighbours to install collectively to enrich their environment. We support and champion local nature projects, including supplying materials to children’s groups for activities such as building bug hotels or caring for hedgehogs.

Meadfleet strives to help residents enjoy their open spaces. Of course, each site is different, but by listening to our residents we do what we can to make a difference.

www.meadfleet.co.uk

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