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Public
areas in tower blocks often have a poor image and
can be an unwelcoming environment for residents and
visitors.
This negative image is partly a result of common design
flaws, such as inadequate security, poor lighting
and badly specified finishes, coupled with inadequate
maintenance and cleaning. Poorly managed spaces can
attract anti-social behaviour and vandalism which
leads to a further deterioration in the quality of
the internal environment.
Making improvements in the lobby areas can be a very
cost-effective way of improving the overall image
of the tower block and specifying appropriate materials
and fittings that are easy to clean, maintain and
replace can help to reduce future running costs. It
is also important to identify and remove barriers
to access for people with disabilities, parents with
children, and the elderly where reasonably possible.
As the existing circulation can be very cramped consider
re-planning or extending outside the tower footprint
on the ground floor, to create a more welcoming and
accessible entrance. |
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REFURBISHMENT OPTIONS |
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Basic |
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Maintenance of surrounding spaces
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Apply
anti-climb paint
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Defensive
planting with prickly shrubs
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Neighbourhood Wardens ■
Secured
by Design |
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Good |
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Provide
cycle parking facilities
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Carry
out a crime prevention survey
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Provide secure external storage areas |
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Exemplary |
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Extend
boundary away from entrance |
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Maintenance
of the spaces immediately around a tower block should be
a part of any management plan for that block. What will
need to be done will depend very much on the nature of those
spaces.
Social
housing estates are all too often some of the worst urban
landscapes. Research suggests that there is a strong correlation
between economic and environmental deprivation. Poorer communities
tend to live in more polluted, less green, locations. The
quality of open spaces within and around social housing
estates has declined dramatically since their creation,
to the effect that many are in a state of neglect, under-used,
or have even become no-go areas.
What needs to be done
The
first step should be to get a clear understanding of the
real problems and of what residents would like to see happen.
Getting their views is important but it may also be worth
offering some alternatives. If they are worried about crime
they may just want flat grass and car parking: they may
never have considered the potential social value of the
space.
It
is also important to think about maintenance and enhancement
separately. Whatever enhancement is planned there will be
a need for maintenance and some maintenance will be under
way at present. The employees or company responsible
for that maintenance will be important people to involve
in the discussion.
The
key point on maintenance is to have a clear plan and a contract
which shows how the objectives in that plan can be delivered.
It is important to find out exactly how is responsible for
keeping which areas clean and tidy. Often this will depend
on which bits of land are owned by whom or are the responsibility
of specific council departments. Streets may be cleaned
by different teams to those working on green spaces.
With
this issue comes the question of who will deliver the maintenance.
There are three or four choices:
·
The
local authority will have street cleaners working in the
areas and grounds maintenance staff. If it is a local authority
block they may well be responsible at present and may be
the default option. The challenge is to make sure that there
is an integrated service and that there are not areas left
uncleaned.
·
Services
may be contracted out to a private company. Again, it is
important to be sure that the exact work to be done and
the areas covered are clearly specified.
·
If
the block has passed into social landlord control then they
may be responsible for some areas and the council for other
spaces. This can cause problems.
·
Finally
maintenance around the block can be done by a residents
organisation, especially if there is a TMO. They are likely to have the highest stake in making
sure the areas looks attractive and user-friendly.
Other
considerations
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Street furniture such as chairs can be popular in some
circumstances. These will also need to be looked after.
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Play spaces may not need expensive equipment but they
do need basic safety planning: the National Childrens
Bureau has material on this.
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Benefits
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| Typical Cost |
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n/a |
| Funding opportunities: |
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| Also see: |
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Residents Involvement |
| More information: |
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National Children's Bureau |
| Suppliers: |
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www.parkviewlandscapes.co.uk |
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To register as a supplier
click here...
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A Crime
prevention survey with residents and local police may be
a good starting point for all security improvements. It
can help you understand and be clear about the specific
problems, from the viewpoints of the landowners, the police,
and the residents. Once this is done then you can start
to look at how they can be ‘designed out’. You may also
wish to apply for a ‘Secured by Design’ Award (see relevant
sheet).
What needs to be done
First
you will need to get the support of everyone involved. Make
contact with the local police. You should seek to get the
involvement of both the local ‘beat officer’ who will know
the area and a Crime Prevention Officer (CPO). There may
also be a Police Architectural Liaison Officer (ALO) but
this person may also be the CPO. Talk also with the residents
organisation and the landlords’ relevant officer. Caretaking
and security staff should also ideally be involved.
Set a
time when all representatives can make it. Think about the
time carefully: if young people are an issue should the
survey be done after school? It should be done in daylight
so that people can feel safe to go everywhere.
Start
with an introductory talk from the police and designers:
explain what this is about and how it fits in to the overall
refurbishment plans. Let the residents help set the itinerary:
they will know the problem areas. Give everyone a notebook
or clipboard and have someone taking photos where appropriate.
Make sure someone form the refurbishment team is taking
full notes. |
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Benefits
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| Typical Cost |
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n/a |
| Funding opportunities: |
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| Also see: |
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□ Apply
anti-climb paint
□
Defensive
planting with prickly shrubs
□
Neighbourhood Wardens □
Secured
by Design |
| More information: |
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Crime reduction website
□
Metropolitan police |
| Suppliers: |
| □ n/a |
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To register as a supplier
click here...
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If security is a particular problem around a
tower block or estate then it may be desirable to introduce
security patrols. These may be done by council staff but are
often contracted out to private companies. If there is no
concierge scheme these may provide a less satisfactory
alternative.
However there is another alternative.
Neighbourhood Wardens provide a highly visible, uniformed,
semi-official presence in residential and public areas with
the aim of reducing crime and fear of crime, deterring
anti-social behaviour, fostering social inclusion and caring
for the environment. This is a scheme developed by the ODPM
that has been functioning since 2001. Their overall purpose
is to improve quality of life and contribute to the
regeneration of an area.
The wardens have a number of roles depending on
local needs, and there are three types of warden programme.
General Neighbourhood Wardens do a range of work such as:
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Promoting community safety
and assisting with environmental improvements, such as
litter, graffiti, dog fouling and housing.
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They also contribute to
community development and provide a link between local
residents, key agencies such as the local authority and
the police.
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Wardens engage well with
local residents. For example many schemes have organised
'litter picks' with young people, helped set up football
teams and visited schools. Wardens are providing an
information service to the public. Others are escorting
and providing a visiting service for vulnerable groups
such as the elderly, the disabled and victims of crime.
There are also Street Wardens: these are a more localised
scheme and are often run by housing associations and local
councils. There are also Street Crime Wardens in some
high-crime areas (often city centres) and these are run by
the police.
What needs to be done
Security
patrols can usually be set up fairly rapidly by a
local council or housing association. These will usually
patrol agreed areas at set times. Some towers have actually
located security staff in block foyers at problem periods.
Setting
up a Neighbourhood Warden scheme
will take longer but may be more effective and prove more
popular with local people. This will need to be done in
association with the police and local council. The ODPM
website
www.neighbourhood.gov.uk will provide full information.
It is important that any such development is done in close
association with residents groups. |
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Benefits
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| Typical Cost |
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n/a |
| Funding opportunities: |
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| Also see: |
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□ Apply
anti-climb paint
□
Defensive
planting with prickly shrubs □
Crime prevention survey
□
Secured
by Design |
| More information: |
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www.neighbourhood.gov.uk □
Crime reduction website
□
Metropolitan police |
| Suppliers: |
| □ n/a |
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To register as a supplier
click here...
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Where
designing out the problem from the outset is not an option,
anti-climb paint can be a very effective remedial way to
provide perimeter security without introducing unsightly
physical barriers.
The paint
is thickly applied and never sets. It remains in a gel form
that makes climbing any surface coated with it extremely
difficult. As a further deterrent it is also very messy,
contaminating any surface that it touches such as skin or
clothing. Typical applications are:
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Wall
Tops
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Down-pipes
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Railings
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Lighting / CCTV poles
As the
paint can be messy and difficult to remove, it is important
to avoid the chance of any accidental contact. Most guidance
suggests restricting the use of the paint to areas above
head height a minimum of 2m above ground level.
When
using anti-climb paint it is also important to be aware
of the Occupiers Liability Act 1984 which gives a duty of
care to any occupier to take all reasonable steps to prevent
injury to any person on their property. This Act applies
even when the person is acting unlawfully. If anti-climb
paint is intended for use on a boundary wall or fence facing
a public highway then the Highways Act 1980 also states
that reasonable steps must be taken to ensure that no injury
is caused to those using the highway.
Given
the duty of care required by law, it is essential to display
signs warning of the presence of anti-climb paint. It is
a general view that clearly displaying high visibility signs
at approximately 3 to 4 metre intervals along any boundary
would give adequate warning.
Other considerations
Alternative
perimeter defence systems
Where
anti-climb paint is not appropriate other perimeter
defence
systems should be considered. Barbed wire, rotating barriers
and spiked collars are alternative options, although their
explicitly defensive visual appearance can create a negative
impression in public spaces. These types of defences must
not be used when they could be a potential danger to children.
Fences or walls should never be topped with items such as
carpet gripper, nails or broken glass.
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Benefits
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Cost effective way to
remedially improve perimeter security
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Potentially less visual
impact than alternative systems
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Safe and easy to apply
with no volatile solvents
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| Typical Cost |
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Anti crime paint: £20-£30/m2 |
| Funding opportunities: |
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| Also see: |
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□
Defensive
planting with prickly shrubs □
Crime prevention survey
□
Neighbourhood Wardens □
Secured
by Design |
| More information: |
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Home security tips |
| Suppliers: |
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www.decoratingdirect.co.uk
□
www.nwepaints.co.uk |
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To register as a supplier
click here...
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The principle
of using thorny shrubs to protect property is a simply and
cost effective concept.
However,
defensive planting is not just about prickly plants it is
also about putting the right kind of plant in the right
place, often in combination with other barriers such as
fencing, walls or trellis. Plants with
foliage that appears difficult to climb over or through
can also present a strong visual deterrent to intruders.
There
are many varieties of prickly plants that have the appropriate
combination of impenetrability and attractiveness, for example
some common hawthorn, gorse and rose bushes. Consult with
a landscape designer to select the right plants for the
particular context. Make sure that any varieties chosen
are non-poisonous, particularly if the planting is near
areas that may be used by children. It is important to consider
the mature height of any defensive planting to avoid compromising
surveillance sight lines or blocking views from windows.
Consider
defensive planting with prickly shrubs in the following
areas:
·
Below
Ground floor dwelling windows and balconies
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At
the site boundary in combination with walls or fencing
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In
open spaces where loitering and anti-social behaviour occurs
Other considerations
Blank
facades
As areas
adjacent to blank facades or service areas tend to be less
well overlooked, they can attract anti-social behaviour
and vandalism. Consider climbing plants on blank façade
areas as a natural defense against graffiti attack and planting
beds at the base of the wall to deter loitering.
Identity
Where
there are a number of identical tower blocks in close proximity,
as well as being a useful defensive tool, a new landscaping
scheme can also be a cost-effective way to give each tower
blocks a unique and individual character. Creative landscaping
design and well-maintained grounds can contribute significantly
to improving the public perception of the tower. |
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Benefits
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Cost effective and
attractive way of preventing unwanted access and loitering
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Increases natural habitats
and bio-diversity within the site
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Can help to create a new
sense of identity for the tower block
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| Typical Cost |
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Planting prickly plants inside the fence line and
below window: £20-£30/m2
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| Funding opportunities: |
| □ n/a |
| Also see: |
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□ Apply
anti-climb paint
□
Crime prevention survey
□
Neighbourhood Wardens □
Secured
by Design |
| More information: |
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www.shrubs.co.uk/police.htm
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| Suppliers: |
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Defensive planting |
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To register as a supplier
click here...
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Secure external
storage areas
Many
residents will have large items that they don’t want to have
in their flats. The most obvious of these is bicycles.
Cycling needs to be encouraged but lack of space to keep
bicycles if often quoted as a deterrent.
Other
large items might include prams, trucks, furniture not in
current use etc. A storage area for each flat is desirable
but these have a history of problems. They are often poorly
maintained, they can be prone to vandalism and break-ins,
and they may feel unsafe and unattractive. In some cases
they are being abandoned and the building shell converted
into other facilities (see ‘social facilities’), but if
storage spaces work they will be a valuable asset.
What needs to be done
The first
step in deciding to build (or improve) storage spaces is to
be clear what exists at present, how it is used and what
people think. It will be important consult with residents,
including both those who use any such space and those who do
not.
The
amount of ground space available is likely to be a key
factor in deciding what to do. Providing a space for every
flat will be expensive and take up a lot of space. It may be
worth recognising that not every flat will use the space and
plan accordingly.
Security
will be a key consideration. This will include proper
lighting and perhaps CCTV if that is installed in the block.
Ideally the storage area should only be accessible from
inside the block but this can be difficult, although the
conversion of ground floor flats might eb one way to do
this.
An ideal
system will also have an individual door, opening to the
outside for each storage unit. Indoor areas involve
corridors between the units that may be hard to keep safe
and secure. Wire mesh cages are also problematic: people can
see what is inside them and this may be more likely to lead
to attempted thefts. Storage units should thus be properly
walled.
If this
type of space is not feasible for reasons of cost or space
then some form of cycle storage may still be an option. At
its most basic this may simply be a covered area with strong
cycle racks, although this should also be security-lit and
covered by CCTV if it is in an area where theft is a
problem.
Other
considerations
Storage
areas need to be maintained and their use managed. If flats
are to have a lockable space then keys will need to be
issued and tracked. This may be a lot more feasible if there
is an estate office or TMO base within the block or nearby.
A storage
space for cycles and prams inside a block can be a good use
for any converted space assuming security can be maintained
(e.g. by a concierge). Access can be via key or keypad.
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Benefits
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Adequate and secure storage will make flats more desirable:
good cycle facilities will make people more likely to
consider this option for journeys to work, school etc. |
| Typical Cost |
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n/a |
| Funding opportunities: |
| □ n/a |
| Also see: |
| □ n/a |
| More information: |
| □ Building Regulations Part
M
□ BS
8300:2001 section 8.4 |
| Suppliers: |
| □ n/a |
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To register as a supplier
click here...
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Secured by Design
Secured
by Design is a UK Police initiative supporting the
principles of 'designing out crime' by use
of effective crime prevention and security standards for a
range of applications. Research shows that Secured by Design
can reduce burglary and car crime by 50% and criminal damage
by 25%.
Secured
by Design achieves a reduction of crime risk by combining
minimum standards of physical security and well-tested
principles of natural surveillance and defensible space.
Building and refurbishment work needs to be done in line
with specific SBD requirements. There are a range of Design
Guides available, which can be downloaded from the website
(see ‘more information’). It is essential that consultation
takes place at the earliest opportunity, preferably at the
design stage and before planning permission is sought.
What needs to be done
The first
step is to be clear just what the security problems are. A
Crime prevention survey with residents and local police may
be a good starting point (see relevant sheet). If you are
clear on the specific problems then you can start to look at
how they can be ‘designed out’ . You may also wish to apply
for a ‘Secured by Design’ Award.
For
advice on this or other designing-out-crime issues you
should first contact the local Police Architectural Liaison
Officer (ALO), sometimes called a Crime Prevention Design
Advisor, for the area where the premises are to be built.
The ALO will require copies of plans and schedules of
security specifications. Points of contact for each area are
available through Police website and the Secured by design
site.
If you are a developer or property owner and your new
refurbished property receives an award you may use the logo
to promote that specific property. As with other
improvements it will be important that any improvements
related to this award are adequately maintained and
serviced.
Secured by Design does not guarantee that a particular area
will be crime-proof but indicates that the site has been
subject to a design process and improved level of security
which, in the experience of the police service and other
agencies, have been shown to significantly reduce the risks
of crime and the fear of crime. |
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Benefits
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| Typical Cost |
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n/a |
| Funding opportunities: |
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Neighbourhood renewal funding may be available to
support this. |
| Also see: |
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Crime
prevention survey |
| More information: |
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www.securedbydesign.com |
| Suppliers: |
| □ n/a |
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To register as a supplier
click here...
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Provide cycle
parking facilities
The National
Cycling Strategy has identified cycle security as a key
concern and fear of cycle theft can be a significant deterrent
to potential cyclists. Survey residents to assess the need
for cycle parking and make sure that any facilities are
conveniently located and secure.
Location
of Cycle Parking
The location
of an external cycle parking facility should ideally be
as close to the tower block entrance as practicable so that
it is convenient for users and clearly in view of any concierge
office. Locating the facility on a main entrance route can
help to improve security due to the regular pedestrian traffic,
but it is important that the use of the cycle parking area
does not conflict with pedestrian or vehicular traffic flows,
or create a hazard for the visually impaired.
Most
cycle thefts occur when bikes have been stored or parked
outside, and as a result many cyclists prefer to bring the
bike indoors for added security. The restricted size of
the circulation spaces in many tower blocks can make moving
a bike in and out of a flat on a regular basis very inconvenient.
Consider
providing a dry and secure internal cycle locker area for
residents on the ground floor of the block that can only
be accessed through the main entrance doors. A number of
external cycle parking spaces should still be provided for
use by visitors.
Design
Considerations
At the
feasibility stage an area of approximately 1m2
per bike is adequate for cycle parking schemes where bays
are accessed off existing circulation, where dedicated access
aisles are to be provided an area of 1.5 m2 should
be used.
A typical
cycle parking bay is approximately 1850mm x 500mm with the
width reduced to 400mm when the cycle stand design raises
the front wheels of every other bike to allow handlebars
to overlap. Where access between bays is required it should
be a minimum of 1200mm wide.
Cycle
stands must be resistant to vandal attack and theft, and
allow the bike to be effectively supported and locked in
place. Cycle lockers are an alternative to cycle stands
and can offer improved security and protection from the
weather by fully enclosing the bike in an opaque and waterproof
cover.
Other considerations
Fixings
Specification
When
specifying cycle stands or lockers make sure that the foundations
and fixings used to secure the stand in place are also able
to withstand the forces associated with theft or vandal
attack. Check that the material receiving the stand fixings
can withstand the forces applied during installation.
Cycle
Parking Environment, Access and Security
Any cycle
parking facility and its associated access routes should
be well lit to allow for safe usage and deter theft. Good
signage should also be provided from the entrance to the
cycle parking area. Where a CCTV system exists ensure that
the cycle parking facility and its access routes are adequately
covered.
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Benefits
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| Typical Cost |
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Galvanized steel posts: £45-£60/2cycles |
| Funding opportunities: |
| □ n/a |
| Also see: |
| □ |
| More information: |
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Bike Parking and Security
Association
□
National Cycling Strategy |
| Suppliers: |
| □ n/a |
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To register as a supplier
click here...
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Extend
boundary away from main entrance
A clearly
defined site boundary can act as a psychological barrier
to intruders and is an important primary barrier in a sequence
of security measures leading through to the main entrance,
the floor lobbies and finally the individual flat doors.
Extending
the site boundary away from the main entrance will help
to establish clear ownership over open space around the
tower block and improve security by reducing through routes
across the site.
Where
ground floor flats adjoin large areas of unmanaged public
space they can be vulnerable to crime and vandalism. Moving
the site boundary away from the base of the tower can help
make ground floor flats more habitable and create protected
space for private gardens and community activities.
Type
of Boundary
Any new
boundary should be attractive and visually permeable. A
1500mm high metalwork perimeter fence combined with prickly
defensive planting is an effective solution.
Depending
on the context of the tower and the space available, the
new boundary could encircle the entire block in a ring of
garden space or extend from the main entrance in the form
of a new entrance court. Care must be taken to maintain
access for emergency and service vehicles where this is
required.
Site
Entrance
Moving
the site boundary out from the block also provides an opportunity
to relocate the main site entrance. Consider locating this
away from through routes so that there is no reason for
people to approach the site entrance unless they want to
enter the tower.
Secure
gated access to the site could be considered but this may
be difficult to manage and create problems for visitors.
It will also be ineffective unless there is a system in
place to ensure that the outer gate is always kept secured,
such as remote monitoring by a concierge service. |
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Benefits
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Cost-effective way to
reduce through routes and improve overall security
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Reduces vulnerability
of ground floor flats to crime
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Opportunity to use protected
space for private gardens or community activities
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| Typical Cost |
| □
n/a |
| Funding opportunities: |
| □ n/a |
| Also see: |
| □ |
| More information: |
| □ Building Regulations Part
M
□ BS
8300:2001 section 8.4
□
www.securedbydesign.com
|
| Suppliers: |
| □ n/a |
|
To register as a supplier
click here...
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