Category: infill development

using ‘plot-based urbanism’ to reclaim the basic unit of the city

On By Chuck WolfeIn compact development, everyday urbanism, housing, infill development, infrastructure, lessons learned, placemaking, sustainability1 Comment

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Background

In recent years, urbanists have decried suburban developments on large greenfield properties in favor of a return to diverse, close grain urban fabrics. This granular form of development once served as the foundation for pre-automobile streets and town centers. Increasingly, urban designers, town planners, academics, community organizations and governments worldwide now seek more sustainable approaches to contemporary placemaking.

This move towards urban sustainability is old news. But, exploration of paths forward continues at many levels and under many urbanism monikers—from “new” to “landscape” to “tactical” and more. Late last month in Glasgow, I had the opportunity to learn about another urbanism moniker, “plot-based urbanism”, based on diverse, solution-based perspectives in the United Kingdom (UK).

Plot-based urbanism is best known in the UK, based on work by Sergio Porta, Ombretta Romice et al. at the University of Strathclyde in Glasgow and notable contributions by several UK practitioners.  Plot-based urbanism returns to first principles of city-building, and underscores the fundamental importance of the plot in sustainable urban development over time. Specifically, the approach derives from historic traditions of placemaking, fosters staged growth, mixed land uses, minimizes adverse economic risks, encourages informal participation, and respects local culture.

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At the University of Strathclyde on October 27 and 28, the University’s Urban Design Studies Unit (UDSU) assembled leading voices in the plot-based urbanism dialogue, to move towards practical implementation and greater collaboration in research, practice and policy. I was honored to keynote the Summit, organized by Alessandra Feliciotti and J. Alexander Maxwell, as a Visiting Scholar at the University. For me, this was a tremendous opportunity, given the American tendency (and often economic necessity) to aggregate land for urban redevelopment.

The discussion was diverse and interdisciplinary, and ranged from academic concepts to potential practical principles, as shown in the brief summary below (compiled and adapted from the Summit abstracts submitted by the speakers). It was clear that a return to basics evoked different issues for each summit participant, with varying perspectives presented on how a plot-based approach could enhance different urban development issues and scenarios going forward.

Keynote address: Returning to the first principles of urbanism

Charles R. Wolfe, Principal, Attorney at Law, Seattle, Washington, USA

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There are basic similarities among placemaking, plot-based urbanism, and other contemporary “urbanisms”; however, the underlying rationales for urban policy, planning and regulation are best understood from a historical perspective and in a better understanding of the everyday uses of urban space. In order to create vibrant, sustainable urban areas for the long-term, we must first understand what happens naturally when people congregate in cities—innate, unprompted interactions of urban dwellers with each other and their surrounding urban and physical environment, also known as “urbanism without effort“.

First Panel

Recalibrating the plot for mixed-use buildings

Jonathan Tarbatt, John Thompson & Partners, London, UK

Plot size and traditional close-grain vertically mixed-use building typologies (‘living over the shop’) are essential to plot-based urbanism. To be viable in today’s market, new mixed-use plots must be configured so that the resultant buildings are able to meet modern standards and expectations. This configuration is more complicated for mixed-use plots than for single uses, because to design something with no detail – a plot – it is necessary to know, or at least anticipate, all the detail.

The Popular Home Initiative using plot-based approaches

Kelvin Campbell, Urban Initiatives, London, UK

The Popular Home Initiative focuses on the stumbling blocks to housing recovery in the UK and explores inroads into the delivery of medium density family housing based on a plot-based urbanism approach. With a lack of both finance and new ideas to solve the problem, we face a serious challenge—one than cannot be entirely solved by using old models. Housing is not about the products of high design; it is about the good “normal”, and we have lost sight of what this means and urgently need to discover our new urban vernacular.

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Second Panel

Urban regeneration in Glasgow through plot-based development: The Botany, Maryhill

Gordon Barbour, Glasgow Housing Association, Glasgow, UK

Glasgow’s population is expected to grow significantly in the next 25 years, after decades of decline. At the same time it has, as a legacy of population loss and economic change, a large amount of well-located urban land lying vacant or derelict, most of which is publicly owned. With limitations on the construction of both subsidized social housing, and housing for sale by private enterprise, conventional methods themselves will not be enough to prevent displacement of future housing development to greenfield sites on the urban periphery. A plot-based approach might offer the means to unlock the housing development potential of much of this vacant land in the city.

Control and Transitional Edges: Towards a socio-spatial morphology for plot-based urbanism

Kevin Thwaites, University of Sheffield, Sheffield, UK

A new urban spatial structure called the ‘transitional edge’ seeks to connect social sustainability and human well-being. John Habraken’s discussion about the structure of the ordinary built environment is combined with spatial concepts from Experiential Landscape research to form an analytical framework. The resultant ‘transitional edge’ spatial structure provides an important conceptual thread reconnecting social and spatial dimensions of urban form to inform planning and design decision-making for urban sustainable living.

Plot-based urbanism: Experiences in developing countries and UN-Habitat’s latest activities

Salvatore Fundaró, UN-Habitat, Nairobi, Kenya

Cities face an enormous backlog of services and housing. There is indeed an urban planning crisis: the unplanned city is largely inefficient and requires increasing resources to make it more functional and livable. In order to further advance innovations, UN-Habitat proposes: (1) planning in advance of population increase and leveraging plans for revenue creation through value capture; (2) planning at the scale of the problem, particularly the projected growth of the urban population; (3) planning incrementally, starting with streets and following with water and sanitation, drainage, energy and lighting, transport, etc.; (4) planning for density and mixed land use; (5) providing urban networks for sustainable mobility and sustainable energy.

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Third Panel

Town centers and the power of plot-based change

Diarmaid Lawlor, Architecture and Design Scotland, Edinburgh, UK

Town centers fit the ‘too hard’ box: too hard to understand, too complex to manage, too small to matter. The big economic narrative of place is about cities, and their regions. In this, towns are part of the story of other places.

Imagine though, the town center as a set of fixed spaces which can be re-purposed, plot by plot, in clusters, and along streets. A massive civic estate, a place with its own story. Imagine the town center as a place for public service collaboration, small and medium enterprise, new forms of participation, creative uses of space, new reasons to be. Imagine town centres as the best way to deliver collaborative public services, in places people want to be, in ways that matter.

Grow your own Garden City plot-by-plot

David Rudlin, Urbanism Environment and Design (URBED), Manchester, UK

URBED first referenced plot based urbanism in the late 1970s, when they developed the idea of ‘balanced incremental development’. In their book, Sustainable Urban Neighbourhood, first published in 1999, they explored the idea of the trellis and vine. According to URBED, the trellis is the master plan and the vine is the city that grows on the framework created by the plan. URBED suggested that the way to create a good place was to draw a plan, divide it into small plots, auction the plots and allow development of each plot with no rules whatsoever. This of course was a “ridiculous” idea that could never happen, except that it is the method by which our most admired urban areas were originally built.

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Looking to the future and preliminary lessons learned

A Summit summary report, available soon, will set the stage for a follow-up summit in 2015. This report will set an agenda for future discussions and more practical implementation of plot-based urbanism.

As a preliminary matter, like all attempts to summarize approaches to city-building, Day 1 of the Summit provided varying, sometimes disconnected perspectives. However, after a moderated conferral on Day 2, the Summit established that:

  • Contemporary placemaking often fails to deliver longer-term sustainable, liveable urban environments.
  • The design of plots, blocks, and master plans must allow for urban change over time by establishing  context-specific, fundamental frameworks for urban development.
  • Unlike other parts of the world (e.g., Austria, Belgium, Italy, Sweden, Norway and the United States), housing development in the UK is provided by only a handful of developers. This raises questions about power of large-scale developers and the role of land use regulation and local municipalities in incentivizing more diversity.
  • The ideas inherent in plot-based urbanism have potential in both regeneration and new-built projects, in both more developed and less developed countries.
  • There is a need for more collaboration between research and practice and between practice and policy in order to implement plot-based urbanism on a meaningful scale in order to affect change.

(Thanks to J. Alexander Maxwell, Fulbright-University of Strathclyde Postgraduate Research Scholar, for his contributions to this article.)

the once and future street, and how it defines us

On By Chuck WolfeIn everyday urbanism, housing, infill development, infrastructure, pedestrianism, place decoding, placemaking, sustainabilityLeave a comment

A week’s residency in Glasgow, Scotland returns a 2011 essay to the forefront, and its message: In the post-freeway world, recall the important, organic landscape of neighborhood, towers and spires, lost before we can remember.

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Among the more memorable aspects of my professional residence in Glasgow, Scotland this week are the readily ascertainable contexts of different streets from different eras. Dramatic contrasts emerge in a walk west from the remains of the historic, medieval High Street, across the pedestrian shopping promenades of Buchanan and Sauchiehall Streets, to the channeled traffic and amplified sounds of the M8 motorway system that transformed Charing Cross.

It’s a walk worth taking, as shown above, for a ready reference to the ebb and flow of the urban land use and transportation relationship over time.

Most importantly, this walk from High Street to the M8 provided new relevance for some of my earlier essays. While written for general applicability, the one reproduced below (posted both here and in The Atlantic in September, 2011) seems particularly relevant.

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Some of the best thoughts about tomorrow’s urbanism come from yesterday’s observations.

A case in point is a quick-read essay entitled “The Discovery of the Street,” by J.B. Jackson (1909-1996), one of the twentieth century’s most noted commentators on the American landscape.

Jackson tells us what is organic, wondrous and ethereal about life in cities, through a bittersweet history of public space, from medieval markets to the modern freeway.

No matter that the Jackson piece is “legacy” in form and only partially internet-accessible (preview here in Glazer and Lille, The Public Face of Architecture). Jackson’s classic writing spins a most relevant story, an ambiguous tale about the raison d’être of today’s urbanism: reclaiming the human and natural systems which underlie the city, as first principles of urban reemergence from within, rather than sprawl to afar.

According to Jackson, likely writing in the 1970’s, the symbol of the modern city is a collection of streets as seen from above, a mere “cartographic abstraction” of implied richness, because the bird’s-eye relationship between public byways and private space is how we now understand urban areas. In contrast, Jackson described the foundational and compact, vertical city of towers amid a landscape perceived by the medieval resident of long ago—who did not need to understand public streets and spaces—while living a straightforward human and animal-propelled life of short journeys to work, church, market and neighbors.

The medieval, vertical city, however imperfect, was represented by a idealized symbol of the divine (a religious construct), “miniature versions of a celestial prototype: a walled city divided by two intersecting streets into four quarters.”

Jackson’s essay came to mind in my recurring legal work over the past few years addressing responsibility for environmental cleanup and the nature of public and private ownership as related to highways, arterials, streets and alleys, and associated advocacy about who is fiscally responsible for assuring public safety adjacent to private places. I had consulted his work frequently long ago, in the context of my Master’s thesis and a later book chapter I wrote on neighborhood planning, summarized here.

His masterful narrative focuses on the 11th century, and how laws, which once regulated classes of people (e.g. feudal lords, citizens, traders and merchants), evolved to regulate places. From the dawn of the geographically delineated, regulated marketplace through the evolution of transportation technology, advances such as the harnessing of multiple horses and pivoted front wagon axle resulted in the surrounding city taking on a different shape. Jackson recounts how forms of public assembly further developed, and streets and squares changed to accommodate both commerce and necessary vehicular space. Land became a commodity as lots to be created, measured and and taxed, with buildings to be designed and regulated:

Almost at once the town authorities recognized the street as a versatile tool for exerting control. In one town after another ordinances regulated the height of buildings, the pitch of their roofs, even their design, which had to be suited to the social standing of the occupants. City building plans were detailed… In the additions to existing towns the dimensions of the lot were prescribed, and all houses were taxed on the basis of frontage. The fact that each house owned half the width of the street in front of it encouraged each business or each household to expand its activities on to the street and to use the space for its convenience. As a consequence the civic authorities legislated questions of health and safety….

People learned to perceive a new kind of public space where previously there had merely seen a succession of alleys and passageways, a crooked interval between houses. Now they discovered a continuous space with a quality—and eventually a name—of its own…

The main point for invoking Jackson today, is that in order to achieve a successful city—a place of congregation in the social science, rather than religious sense—we must understand the backstory of organic human association. We must further honor Jackson’s inquiry as to why stones and huts—density based on human association and interdependence—evolved into public and private spaces with the associated loss of a human scale.

As his essay concludes:

It was in this tentative and almost unconscious manner that the street in our European-American model began a career that became increasingly spectacular and then culminated in the freeway. Imperceptively and over many generations our vision of the city shifted from the cluster of towers and spires to the perspectives of avenues and streets and uniform-sized lots. The celestial model, never easy to discern in the dark medieval spaces among stone walls and crowded huts, has been at last forgotten; the map, the diagram, the coordinates are what help us to make sense of the city [emphasis added].

In my view, Jackson’s subtle synopsis ends with an ironic, yet nostalgic judgment of a milquetoast, mapped reality, He implies missed opportunities to create more ideal, scaled spaces which look across and upward rather than down from above.

Jackson might have spoken more directly, but, in my opinion, he invoked a laudable, now familiar challenge to the post-freeway world—to recall the importance of the organic landscape of neighborhood, towers and spires lost before we can remember.

Images composed by the author in Glasgow. Prior photos also composed by the author in Seattle and in Fayence and Annecy, France. Click on the images for more detail. © 2009-2014 myurbanist. All Rights Reserved. Do not copy.

cities and the plot: stay tuned

On By Chuck WolfeIn compact development, environmental and land use law, everyday urbanism, infill development, lessons learned, pedestrianism, placemaking, sustainability, urbanism without effortLeave a comment

For five years, myurbanist has focused on the organic, naturally occurring aspects of urban development and placemaking. Several myurbanist entries became the basis for last year’s Urbanism Without Effort (Island Press, 2013).

This year, based on introductions from friends and through social media, I’ve collaborated with the Urban Design Studies Unit at the University of Strathclyde in Glasgow on common interests, including ideas about the latent length of main streets throughout history.

Later this month, the collaboration continues, with the Plot-Based Urbanism Summit in Glasgow, commencing October 27. The Summit will focus on strategies and examples emphasizing foundational, close-grain urban fabrics that were once the premise of urban development and associated street networks.  In particular, the Summit will address the fundamental role of the individual “plot” in urban development.

My keynote will stress the “first principles of urbanism” discussed many times here and in Urbanism Without Effort, and suggest basic implementation strategies. I very much look forward to the range of related subjects covered in panels convened by leading United Kingdom proponents of the plot-based approach.

See the following programme for more, and look for updates here and on Twitter, under the hashtag #PBUrb14.

#PBUrb14: Plot-Based Urbanism Summit Programme, Glasgow, October 27, 2014 by myurbanist

public space in motion, from Nice, France

On By Chuck WolfeIn everyday urbanism, infill development, infrastructure, lessons learned, pedestrianism, placemaking, sustainability, vignettesLeave a comment

On Saturday, September 13, the 2014 multi-day (and always provocative) Seattle Design Festival features a “Public Space in Motion” panel.

Here, almost live from France, is the panel’s opening presentation:

activating common sense in the city

On By Chuck WolfeIn everyday urbanism, infill development, pedestrianism, placemaking, sustainability, urban views, vignettesLeave a comment

An entry in the new series, depicting the common sense dimensions of urban places

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Around the world, the sit-able city (a new term that I termed here last October for an age-old concept) increasingly surrounds us, whether installed to honor ongoing, traditional cultural norms, or interposed more aggressively on an experimental basis to encourage safe participation in downtown life.

The above two images show, sequentially, each installation alternative, first, in Porto, Portugal, and, second, in Seattle, Washington.

Do the relative purposes of the benches, tables and chairs shown here really matter, as much as the results themselves? After all, the scenes seem to show use-as-intended, whatever the purpose.

I suggest that there is a distinction, with lessons learned.

While the first, Portuguese image shows a modern moment in a long-term way of life, the second, Seattle example reflects a more portable undertaking; part of a recent, purposeful activation of downtown space, a joint effort of the City and the Downtown Seattle Association.

Some would champion this Seattle example as another instance of a tactical urbanism intervention, and call it a day. But I think a more fundamental point merits an ironic mention.

There is often nothing new in common sense human endeavors, planned or otherwise. What will work going forward is, very simply, often what has worked before.

Images composed by the author in Porto, Portugal, in May 2012, and, in Seattle, Washington, in July, 2014. Click on the image for more detail. © 2009-2014 myurbanist.  All Rights Reserved. Do not copy.

For more information on the role of personal experience in understanding the changing city, see Urbanism Without Effort, an e-book from Island Press.