Archive 2003

Partnering architecture and landscaping

From the inception of the clients brief, the overall approach to the architectural treatment and landscaping of the massive refurbishment of the Randburg Waterfront, was anything but predictable. Whereas in many retail projects the architecture tends to lead the concept, (with landscaping being tagged on at the end as a visual embellishment), in this instance the recognition that these 2 areas could not be separated was immediately considered and the project partnership between Frame International and Landmark Studios commenced.

One could say that over and above the central concept of an urban shopping space, many of the structural elements addressed related to inherent weaknesses in the current development; - namely scale, cover, axes, circulation and vistas. From a psychological point of view, the harshness and subsequent feeling of alienation created by a large still body of water and flat warehouse type buildings, also had to be examined. When the refurbishment is complete, the new development to be re-launched under the name The Brightwater Commons, will demonstrate a transformation from a stark harbor and warehouse development into a welcoming small town streetscape.

The lack of cover, a fundamental problem in an open-air centre such as this, initiated a complete re-evaluation of the current facades and how they interacted in terms of scale and impact.
“The approach has been not to make the bricks and mortar of the facades the feature, but rather the backdrop. ” says Micha’el Frame, of architects Frame International. “ By building in front of them, we have set the existing hard frontages further back. Surfaces have been treated with that in mind, smoothing them over and painting with rich warm colours to create a canvas onto which we can accessorize, (in other words they are deliberately being downplayed). So the provisions of covered walkways have achieved 2 significant objectives – physically providing shelter from rain and cover from the harsh sun, as well as changing the scale of the whole complex. The important addition of this extra layer breaks the existing warehouse facades into a series of different space layers, a necessary ingredient to enhance public interest levels in any urban streetscape”.

Without falling into the trap of theming the development, a variety of textures and different claddings have been applied to give the new scheme its character. “Reducing a warehouse scale to a small town scale cannot be achieved with the buildings alone.” says Frame. “This is a completely unique development in which tenants will be part of the expression of individuality. As in an urban framework, we provide not only the structure (or make-up) but the jewellery and accessories as well, including signage, lighting, floral planting, colourful canopies and decorative appendages. Over and above that, tenants will be encouraged within a relevant set of parameters to individualize themselves within the concept of interactive retail.”

It is envisaged that within the village atmosphere of The Brightwater Commons, tenants will be encouraged to understand the concept of retail progressions or space layering, and how this can enhance their retail opportunities. In contrast to a traditional mall where all the merchandise is ‘in your face’, future patrons of this development may have the opportunity of being tantalized into individual retail stores, by first assessing the stores message or merchandise ‘from the street’ as it were.

When Frame and Young first colluded on this project, their original concept centered around the creation of a village green or common, thus setting the tone for a green ‘consciousness’. Adjacent to the common will be the relocated market, several activity areas as well as a large promotional court. The resolution of previous weaknesses such as circulation, axes and vistas all converge in the water and landscaping treatment of the central core, in the area previously occupied by the central lake of the Randburg Waterfront. Mark Young, from Landmark Studios says “It is an integral part of the refurbishment, in fact it’s the glue that holds everything else together.” The total exterior component of this R80 million refurbishment comprises soft landscaping, paved walkways, a village green and a redesigned watercourse, together creating a totally new environmental experience.

Consistent with their thinking on new urbanism, spaces are designed not just as visual amenities, but to encourage consumers to physically utilize the areas. Unlike any other shopping centre, you can either park off and watch, get out on the grass, or bring your kids and kick a ball around; in other words shoppers will actually be able to interact with the space.

In the view of Mark Young, comfort is a vital word. “We have to make future patrons feel safe, healthy and comfortable in the space. Paved paths and easy access around and across the site create comfort as patrons circulate, while the provision of shade and shelter introduces a further psychological sense of comfort. The scale of the current development is vast, and where previous patrons felt alienated across that large body of water, bulk landscaping will now bring down the height of the facades, assembling and linking all the elements together.”

Some of the pockets will have bulk planting, others soft landscaping juxtaposed next to large open areas. With the existing structures emphasizing a strong horizontal plane, it is now essential to create areas of height to define the space in the central core, without impacting on view and sight lines. Indigenous material will be utilized wherever relevant and to scale, as the criteria for central core material relates not only to height, but horizontal weight and impact as well.

Activity areas have been designed for both passive and active recreation, circulation will be through heavily treed walkways, and when patrons are literally ‘drinking in the vibe of the place’ at many of the restaurants, they will largely be sitting in a treed environment. Nothing in this wholesome family environment is designed to introduce barriers; no thorns nor poisonous flora will be used, and evergreen shrubs and ground covers will be selected to give colour at different times of the year. Although the common lawn area may necessitate high maintenance, much of the other landscaping will be allowed its natural seasonal changes, in keeping with a real urban space.

The previous body of water had associations that were cold and dirty and in the manner it was originally presented became a separating element, even contributing to lowering the actual temperature of the centre, especially in winter. An absolute counterpoint to the still lake, the new watercourse will be crystal clear, will flow and move, cascade, bubble and gurgle. “Water noises are important, ” says Mark. “ A gently gurgling sound gives the impression of fresh water which will be enhanced by small pockets of planting within the water body. Fish will be reintroduced, and this time toddlers should be able to see these colourful creatures. Since this is a sealed body of water we have no problem mixing some exotics, as well as indigenous species such as tilapia.”

The construction of this new watercourse has been made possible via the creation of an underground culvert to facilitate the storm water system that currently feeds the lake. The professional team, in association with an independent environmental company, consulted with the Council, Metro and Provincial environment and water authorities as well as the residents in the area, prior to the approval of the scheme to ensure the new refurbishment would acknowledge a responsibility towards the surrounding eco-system. This consultation led to a series of design refinements including reed beds and systems to control and maintain the environment and water system and enhance the diversion of this new underground culvert.

Two separate bodies of water will exist. At its highest level, housed in its own separate system, the famous musical fountains will be re-installed. Although slightly smaller, the prominence of the fountains will be heightened in a specially designed water stage positioned for best viewing from the common lawn area. On the other side of the bridge, the water will begin to fall into a brook system, pumped down a series of rapids, into a still body of water at the Northern end. In design terms, this final attenuation catch pit will resemble a canal. Balustrades will be positioned on the restaurant side of the brook, while on the softer inner edge more natural landscaping will be used. As a result of the shallow water depth, it is hoped that no formal barriers will have to be placed along this edge, contributing to the perception that you can connect with the water if you really want to, (even if in actuality you cannot).

Functional paving (shoe and trolley friendly) marks the final definition of this exterior space. Graphic patterns and certain choices of material will assist in this regard. The combination of paving type utilizes some of the existing paving material and new materials assist in extending the character, strengthening the scheme and merging planting and paved areas; formal and informal spaces.

In the words of Micha’el Frame and Mark Young, “ We are designing for a sense of wellbeing and creating an enabling framework for spontaneous social interaction. By virtue of the fact that you will be encircled by trees and breezes, water and sunlight, we have the ability to affect the psyche and encourage a positive sentiment from the moment you walk through the gates”.

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