MA Urban Design Thesis-2013

The Future of Street Markets: A New Street Market in Ponders End Derrick Juda 13979122 MA Urban Design - University of Westminster 2013

Table of Contents

Table of Contents

CHAPTER 1

Introduction

Road Hierarchy 3-6

Area 1 Design Codes 4-18

Existing Land Use 3-7

Area 2 Design Codes 4-20

Existing Building Heights 3-8

Area 3 Design Codes 4-22

Overall Aims of the Study 1-2

Character Areas 3-9

Personal Objectives 1-2

Open Space 3-10

CHAPTER 5

Research Questions 1-2

Landmarks 3-11

Findings and Summary 5-2

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Existing Townscape 3-12

Reflective Statement 5-3

Site Selection Background 1-2

Opportunities and Constraints 3-14

Research Methodology 1-3

Urban Armature 3-15

CHAPTER 2

CHAPTER 4

The Study Topic and Issues

Background Studies

Conclusion

Appendix & Bibliography

Design Proposal

Literature Review 2-2

Design Rationale 4-2

Precedent Studies 2-4

Design Objectives and Criteria 2-10

Aerial Perspective 4-9

Design Options and Development

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Illustrative Masterplan 4-10

CHAPTER 3

Land Use 4-12

Urban Analysis 3-2

Building Heights 4-13

Survey Photos 3-3

Public Realm and Landscape 4-14

Potential Customers 3-4

Supporting Facilities 4-15

Public Transport 3-5

Townscape Propositions 4-16

Macro Context and Historical Development

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Ponders End Street Market

INTRODUCTION

Overall Aims of the Study Personal Objectives Site Selection Background The Study Topic and Issues Research Questions Research Methodology

Introduction Overall Aims of the Study • To find out what makes a good street market • To discover how to foster traditional market (street market) in order to survive the domination of modern market (supermarket).

• To put acquired urban design knowledge and skills into practice with regard to street markets and the public realm.

Personal Objectives • To get to know more about London, particularly its street markets.

• To explore the potential of street markets in London.

• To provide solutions and ideas on how to deal with street market’s problem through design.

Research Questions • What is the definition of a street market? How does the street market work? What does it offer to its surroundings?

• What makes a good street market in contemporary terms? What are the externalities that might affect street markets?

• How can new street markets be created?

• What facilities or features should be provided to support the new street market? How do they physically fit into the market?

The Study Topic and Issues During the Victorian Era, street markets were very successful and regarded as the important element of Londoner’s life. They became a part of the culture where intense social interaction took place (Hariss, 2006). By 1900, it is estimated that London had about 60,000 street traders. But in the early 20th century, traffic and tramlines forced out several street markets. The First and Second World War caused severe damage to most London’s street markets. Hariss (2006) states that post war redevelopment forced even more traders off their pitches. Despite its negative effect, the

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redevelopment brought a lot of immigrant labours with various ethnic backgrounds, which later gave new spirit into a number of traditional markets, especially Brixton, Whitechapel, Shepherd’s Bush and Ridley Road (Hariss, 2006).

Modern markets, such as supermarket and discount stores, came in two decades ago and then followed by online shopping a decade later. These new ways of shopping decrease the footfall (House of Commons Communities and Local Government Committee, 2009). Many traders at street markets feel their sales dwindling down. There are many street markets in decline at the moment. Local authorities realise the potential and benefits of street market. They have been supporting their growth through policies and recommendations but with minimal real actions (Regeneris Consulting, 2010).

Social and economic benefits of street market should be maintained and increased. Supermarkets and discount stores will always be the challenges street market should face. Their growth and existence is inevitable. Major improvements or facelifts are needed in order to create a successful and diverse retail sector as mentioned in The London Plan Policy 4.8. Therefore, more investigation into how to create a good street market is required.

Site Selection Background According to the London Plan 2011, enhancing existing markets and creating new ones should be considered as ways to support a successful and diverse retail sector. Regenerating existing street markets is relatively not difficult because historical significance makes most street markets still survive now. They have been there and doing trading activity for a long time ranging from 15 to 1,000 years (London Assembly, 2008). Nevertheless, creating new street markets is more complex since the rise of the new ways of shopping and it is obvious that new street markets have no history at all.

Ponders End High Street is a challenging yet potential site. It is challenging because there are four supermarkets near the site. This condition provides a unique challenge on how to make the proposed street market works and as attractive as those supermarkets. It has a lot of potential to be a good street market because Ponders End ward is designated as a regeneration priority area

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Introduction of Enfield Borough. It is located to the west of Ponders End Park, which now is being planned for significant improvements. It also has diverse uses along the street, such as public library, school, mosque, etc. These uses can support the growth of the street market.

Queensway Campus site, which was once occupied by Middlesex University, was vacated in 2009 causing retailers along the High Street to suffer a downturn in sales. The site was chosen as the main opportunity site and the main focus of Ponders End Central Planning Brief. In addition to the campus site, transformation of Ponders End Recreation Ground into Ponders End Park will provide a positive impact to the High Street. Integrating these opportunities with a planned new street market will rejuvenate the high street and help realising one of key priorities for Ponders End Central, “A vibrant High Street, with a high quality public realm, active frontages and enhanced public realm will create a safe, harmonious and attractive centre, which can be enjoyed by all;� (Enfield Council, 2012, p52).

Research Methodology Historical development of street markets in London Theoretical Background (Literature review) Policy Background (Supporting policies and strategies review) Precedent Studies Design Objectives and Criteria

Urban Analysis Design Rationale Design Study and Development Evaluation Master Plan/ Design Proposal Conclusion

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Ponders End Street Market

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BACKGROUND STUDIES

Literature Review Precedent Studies Design Objectives and Criteria

Background Studies Literature Review Street market is literally about “street” and “market”. Street is often associated with dimension, proportion and other physical or tangible things, whereas market is more about economic activity and social interaction. According to London Borough of Enfield Street Trading Licence (2013), street trading is “the selling or exposing or offering for sale of any article (including a living thing) or the supplying or offering to supply any service in a street for gain or reward”. Any person, who is holding a Street Trading Licence or a Temporary licence, may engage in street trading in any Licence Street. Licence Street is a street designated under London Local Authorities Act 1990-Street Trading Policy. A combination of a well-designed street and a lively market can make a way for a good street market.

Street is one of the most important elements in urban design as it provides access and services to buildings (Urban Design Compendium 1, 2007). It also gives a form to a city or an area.

Despite its importance, street is often neglected and badly treated and designed. Clear separation between public and private space, eyes upon the street and fairly continuously users on the sidewalks are three qualities that a city street must have in order to maintain its safety asset (Jacobs, 1961). More detailed criteria were mentioned in Allan Jacobs’ Great Street (1992), which is based on case studies of several famous streets in major cities in the world. A great street should have: • Appropriate provision of street trees • Distinctive beginnings and endings • Breaks along the street, such as open spaces • Diversity of uses • Proper access for the handicapped • Adequate parking space After all, street is not only about measureable qualities, but also intangible things, such as artistry and human behaviour. Gordon Cullen’s The Concise Townscape (1971) puts an emphasis on the art of placemaking which centred on street and square. His serial vision theory is a way to bring a plan, or a street in this context, to life by arousing emotional reaction as one move from an end of a street to the other end at a uniform pace. Focal point is also regarded as important because it gives an identity to a place and an indication of significance (start, end, here and there).

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The focal point can be anything, building, tree, monument, statue, etc. Cullen used the Poultry Cross in Salisbury as an example and proved that focal point can act as an anchor of movable elements (human being and traffic) by turning the dissociative stream of people into groups. In another case, market stalls and shop awnings form an enclosure that transforms a bleak inside-outside separation into an inclusive and exciting linear market (Cullen, 1971). That positive space encourages public and social interaction.

It is important that human behaviour should be well-considered in designing public space because it is where people often spend a considerable amount of time. The key to a successful public space is making people and human activities as attraction (Gehl, 2011). Those activities create a lively street and a more-to-see environment where people tend to gather and interact.

Furthermore, they discourage crime and anti-social behaviour. A lively street gives people a lot of opportunity to walk, stand and sit along the street (Gehl, 2011). Footway dimension, paving materials and spatial sequences are essential for walking. Irregular and half-shaded façades encourage people to stand and stay on the street. Seating orientation and view, regular intervals between benches (every 100 metres) and hierarchy (primary and secondary seating) should also be considered in designing a good city or a residential environment. In terms of marketplace, Gehl (2011) states that 2-3 metres is the usual distance between stalls. This distance allows 40-50 pedestrians per minute, trades on both sides and clear view of the produce.

Jones et al (2007) argues that the traditional high street or the urban mixed-use street, particularly outside of the main town or city centre, where retails, businesses, public services and residential dwellings are closely blend together, have been considerably left out. In fact, it contributes greatly to sustainable environment by reducing travel distance, supporting economically sustainable centres, facilitating social inclusion, especially for the handicapped, providing local identity and sense of community and making a safer environment (Jones et al, 2007). Portas (2011) suggests that providing space start-ups and entrepreneurs as well as public facilities on the second floor or by retrofitting vacant units can breathe economic and community life back into the street.

The most prominent part of a building in mixed-use street is what Glaser et al (2012) calls “plinth”. It is the ground floor of a building, where negotiation between the inside and the outside, the public and the private happens. This part of a building should be maximised by creating visual impact and placing a mix of uses. In short, the aim is to encourage people to come to the street

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Background Studies because intense social interaction leads to economic viability.

are strongly-associated with frequent positive comments about their management.

Street markets may exist in some other countries but rarely have such a long history and being taken seriously as in London. They are important public spaces with intense social interaction and economic activity. Despite this importance, markets in decline are more commonly heard nowadays (Watson, 2006). Knowing the fact that over 45-percent of shops in UK remain in independent hands (Smith, 2007), those retailers and markets are vital and deserve more attention.

Other study conducted by Cross River Partnership and Red Ochre (2007) points out that weatherproofing can keep the business going when the bad weather comes. Better cleaning and recycling is also required to maintain the attractiveness of the market. Likewise, Nicholson (2007) suggested that the authentic experience of shopping, such as haggling and market jargon, needs to be re-packaged and made more appealing by complying with the requirements or standards of the 21th century. More and improved visible signage supports the presence of the market.

Watson (2009) confirms that markets play a significant role as social spaces. In more economically successful cities, markets provide an alternative way of shopping with affordable goods and vibrant social encounters between traders and shoppers. In less successful ones and more neglected areas, they perform a significant social function of social inclusion and the care for others.

In more subtle ones, they bring plenty of temporary forms of “‘rubbing along’, connecting, lingering, and taking pleasure in a shared space for everyone in the market including those who are marginalised elsewhere” (Watson, 2009).

Despite all those contributions, markets are facing some challenges which can really undermine their potential. The biggest challenge comes from supermarkets and other modern means of trading activity, such as discount store and online shopping, which offer more convenience to customers. Although these new ways of shopping have contradictive effects on markets, it can bring positive impacts by being a complement to the markets (Watson, 2006). So, shoppers are able to combine market shopping with other shopping activity or compare prices and goods. Besides supermarkets, conflicts regarding traffic, contraband, waste and congestion are inevitable for street markets (Nicholson, 2007).

Sophie Watson’s (2006) Markets as Sites for Social Interaction mentions essential requirements for a market to exist as a social space. The market should have a good range of products that match what the local community is looking to buy and a good provision of car parking space and public transport access. The presence of retails and public facilities spur more social contact and opportunities for just sitting. The appearance and the layout of the market are also necessary to pull people into the market (food stalls with their inviting smell), to draw people further (fruit and veg and bakery stalls) and stay in the market (benches and the comfortable width of the aisles between the stalls). Although good management is not crucial, the most vibrant and social markets

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In conclusion, several points can be drawn regarding street market.

• Street trading is the act of selling or offering any article or service in a street for profit or reward.

• The quality of a street is determined by not only physical things but also intangible things.

• A lively street or public space provides opportunity to walk, stand and sit and makes people activities as attraction.

• A good street is a street where there are various uses and activities that give possibilities for social engagement.

• Promoting diversity of uses helps to draw people to the street, which then leads to economic viability and sustainable environment.

• Street market plays a significant role in London as a social space and an economic driver.

• As a traditional form of trading, street markets face challenges from modern ways of shopping, such as supermarket and online shopping.

• Good market management, better market layout, adequate car parks and public amenities and weatherproofing are some improvements needed by street markets to overcome the challenges.

Besides literature, several local authority reports and policies are also reviewed. Below are the three main suggestions from the documents concerning street markets in London.

• Local authorities and councils should have clear vision and development plan about street market.

• It is necessary to encourage and introduce new street markets, while refurbishing and enhancing the existing ones.

• Shorter opening times, more frequent waste collection, sufficient street furniture and provision of recycling facilities are required to improve the street markets.

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Background Studies Precedent Studies

North End Road Street Market, Fulham The street market takes place on the east side of North End Road. Although the market brings liveliness to the space between the shops and the stalls, there are issues related to car parking, pedestrian circulation and safety. It opens from Monday to Saturday, 8am-6pm, and has 54 available pitches with 30 traders per day (GLA, 2008).

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Ponders End Street Market

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Background Studies

Northcote Road Street Market, Wandsworth Northcote Road is also a mixed-use street like North End Road, though it has fewer traders. It has 20 available pitches and 15 traders per day (GLA, 2008). With wider footway, shops and cafĂŠs on the ground floor, it is a good example of a mixed-use street.

It has a summer festival and an antiques market, which is separated quite far from the general market. Lines of red paving bricks on both footways are used as a kind of demarcation between outdoor seating zone and pedestrian circulation. The general market operates from Monday to Saturday, 9am-5pm.

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Ponders End Street Market

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Background Studies Archway Street Market, Islington According to London Assembly’s report, London’s Street Market (2008), this relatively new street market was opened about seven years ago. The market takes place on the side of an A-class road, Holloway Road. Archway street market is a specialist food market, which operates on Thursday and Saturday from 11am to 6pm. It has 30 available pitches and 25 traders per day (GLA, 2008).

Acton Town Market, Ealing This market is resulted from a regeneration project carried out a couple of years ago. A major revamp has brought a spacious public space for street trading activity with additional seating and public toilets. A supermarket, which is adjacent to the market, proves that street market can be an alternative to the modern way of shopping. The market opens from Thursday to Saturday, 10am-5pm, and has 50 available pitches and all are used on a daily basis (GLA, 2008).

Walthamstow Street Market, Waltham Forest Regarded as the longest street market in Europe, it is a successful street market selling goods ranging from fruit and veg, households and clothes. A revitalisation programme, which was completed in 2004, brings a safe and attractive link between the main transport hub and the shopping area (CABE, 2011). Cafés and seating encourage people to stay longer on the high street. Walthamstow Market has an abundant 365 available pitches with 272 of them are regularly used (GLA, 2008).

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Ponders End Street Market

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Background Studies LEGEND

Approach to the market

Primary road Secondary road Tertiary road Fish market Significant buildings/ places

Public space with monument

Main focal point

Sinan Pasha Mosque

Market’s interior

Maritime Museum

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Besiktas Fish Market, Istanbul, Turkey Situated in the most populated and diverse neighbourhood in Istanbul, the fish market is a part of a revitalisation programme carried out by Besiktas community. This iconic structure sits on a 320-sqm triangular site in the heart of the commercial district. The space beneath it can provide space for up to 20 stalls. The concrete and steel structure allows large openings on the ground floor and free internal columns space.

It has no secondary function due to its permanent stalls.

The one-of-a-kind shape enhances the market’s attractiveness and preserves the fish market’s history. As a result, it is successfully become the main focal point of the area and the small road where it is located. It is a very well-known market to local people and visitors. The market opens everyday from 8am to 9pm.

Barbaros Park

Ponders End Street Market

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Background Studies Sant Antoni Sunday Market, Barcelona, Spain As an expansion of the old Sant Antoni Market, this one-day market required innovative solutions in order to keep the space unaltered during weekdays. Covering Urgell Street with partially retractable roof was chosen as the best solution. The roof can be shortened during weekdays and extended for the Sunday Market.

The new market

Old Sant Antoni Market

Covington Farmers Market, Virginia, USA Similar to Besiktas Fish Market, this newly-built market space aims to attract people and customers with an unusual roof shape. A twisted roof made of wood panels forms a market pavilion with spacious space for trading activity.

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Ponders End Street Market

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Background Studies St. Lawrence Market, Toronto, Canada

St James Park

On its early days, this market operated as a farmers market.

But the market has expanded with food, antiques, meat, dairy stalls and restaurants. It has several designated sites near the market, offering various types of car parks. Car park, as shown in some research and council reports, is an important aspect of successful market.

Cathedral Church of St James St Lawrence Hall

Portland Farmers Market is another example that shows the importance of public space in market area. It helps people to stay longer in the market and encourages more social interaction.

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Berczy Park

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Sony Centre for Performing Arts

Portland Farmers Market, USA.

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Car parking sites and significant buildings and spaces around the market

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Background Studies Taken from various locations in London and the World, the precedents provide compelling ideas and features, as listed below, that the new street market should have.

• Footway should be wide enough for comfortable pedestrian circulation, about 2-3 metres, and convenient car parking spaces are essential.

• Food stalls can act as the main attractors that lure shoppers into the market.

• Walthamstow Street Market and Acton Town Market prove that street markets have strong relationship with public open space and can complement the shopping activity by having both town square and supermarket near them.

• An iconic covering structure marks the presence of a new street market and creates a focal point for the area.

• Sant Antoni Sunday Market displays the flexibility of a market.

It is the ability, which a new market should possess, to contract depending on the time of the year and the local needs.

• Public facilities, such as public toilets, seating and car parking area, should be provided appropriately.

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Based on the studies, below are a set of design objectives and criteria, which are used as guidances in working up design propositions.

Design Objectives • To encourage people to come to the high street.

• To provide more opportunity for social interaction as well as economic activity.

• To build a local identity which Ponders End can be proud of.

• To enhance the quality of public realm in Ponders End.

• The market should be easy to access from both train stations.

• Signage (way finding system) provides clear directions to the market.

• Well-lit public space, especially at night, to help reducing crime and anti-social behaviour.

• Secondary function should be considered as the new street market may not open everyday.

• The height of the market stalls must not exceed 2.5 metres.

• Waste collection point should be provided as issues concerning waste management often come up in street market area.

Design Criteria • Car parking space provision (on-street, off-street, and multi-storey car park).

• Improved public amenities (lamp posts, benches every 100-metres, trees, bins, and public toilets).

• Well-provided handicapped access and improved pedestrian crossings.

• Promote diversity of uses by: ›› Keeping the existing public facilities and making them visible and accessible from the high street. ›› Providing more commercial space for retailers, such as cafés, restaurants and shops.

• 2-3 metres space between market stalls should be provided to allow proper pedestrian circulation and give sufficient space to view the produce.

• Weatherproofing. The new market should have better protection against weather.

• Stall grouping (fruit & veg, food, bakery, DIY, fashion & clothing) with an anchor stall or structure.

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URBAN ANALYSIS

Macro Context and Historical Development Survey Photos Potential Customers Public Transport Road Hierarchy Existing Land Use Existing Building Heights

Character Areas Open Space Landmarks Existing Townscape Opportunities & Constraints Urban Armature

Urban Analysis Macro Context & Historical Development Ponders End is located in London-Stansted-Cambridge-Peterborough Growth Corridor, which is the ward’s main driver for change, and within the Lee Valley, which comprises a series of reservoirs and new development sites.

The Olympic Park is the only completely built-up site. Currently, there are two master plans proposed for two of them, Meridian Water and Ponders End. Looking back over 150 years ago, South Street and Ponders End High Street were Ponders End’s main streets which connected the mainly residential ward with the surrounding areas. More developed land and industrial zones required upgrades on transport infrastructure.

The later development was poorly designed, resulting in barriers, which have made Ponders End an isolated area.

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Urban Analysis

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AREA OBSERVATIONS

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Urban Analysis Potential Customers Ponders End is surrounded by at least nine commercial centres, identified in the diagram, which undermine the scale of the new Ponders End Street Market. Enfield Town, Edmonton Green and Waltham Cross are the closest ones. These town centres absorb significant amount of customers, leaving only fair amount of customers from Enfield Lock, Southbury and Jubilee for the market.

The two massive reservoirs separate two areas with contrasting economic condition. Residents of the affluent wards, Waltham Abbey High Beach, Chingford Green and Endlebury, are less likely to be the customers of the new market, which is situated in a deprived area. High ownership of private cars makes their residents able to travel further for shopping.

Turkey Street is an anomaly in this case. It is not a wealthy ward, but it has a good accessibility to Waltham Cross Shopping Centre. Its nearness to Waltham Cross leaves only few potential customers for the market in Ponders End. As the two most deprived wards in Enfield, Ponders End and Enfield Highway have more potential customers than any other wards. More culturally diverse and lower in income and private car ownership fuel the establishment of a new street market. The market itself would be a local market that provides an alternative way of shopping for people living in those wards.

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Ponders End Street Market

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Urban Analysis Public Transport In terms of public transport provision, Ponders End has two main train stations, Southbury Station and Ponders End Station, operated by National Rail. Both stations provide direct connection to Central London via Liverpool Street Station. 20-25 minutes of walking from one to the other indicates that they provide a good coverage (Âą10 minutes of walking to reach the station) for Ponders End.

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Ponders End is also well-served by adequate amount of bus routes. There are five bus routes (279, 349, 377, 491 and N279) running along the High Street. Besides those routes, there are six routes (121, 191, 307, 313, 349 and 377) operating on Southbury Road, three routes (191, 313 and 491) on Nags Head Road and one route (191) on South Street.

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Southbury Station (Liverpool Street Station - Hertford East, Stansted Airport, Cambridge)

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Ponders End Station (Liverpool Street Station - Hertford East, Stansted Airport, Cambridge)

3 Bus Stop K (Ponders End Park) towards Enfield Island Village or Waltham Cross.

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Urban Analysis Road Hierarchy The primary roads in Ponders End have changed considerably since 50 years ago. A new primary road was built in 1960s, connecting Enfield Town and Ponders End with areas on the east side of the reservoirs. The road causes some permeability issues and difficulties in navigating through the area.

An A-class road (A1010), which links City of London and Waltham Cross, cuts through the development site. This means that the road is a high intensity road and cannot be closed.

Thus, the new street market should take place on the car parking area on the roadside.

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Queensway Road

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Southbury Road

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Nags Head Road

South Street

Ponders End Street Market

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Urban Analysis Existing Land Use Ponders End is a mainly residential neighbourhood enclosed by industrial zones. These industrial sites lower the land price and turn the neighbourhood into a less desirable residential area.

Commercial uses are concentrated along the High Street and have a diverse range of shops.

Despite its variety of shops, more space should be provided for other uses, such as cafĂŠs and small offices, to draw more people into the high street. Next to it, the disused University of Middlesex - Queensway Campus site will soon be re-developed into a new residential area, which will bring potential customers for the proposed street market.

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Industrial area to the east of Ponders End Station

Public Facilities (Disused Broadbent Building - University of Middlesex)

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Commercial (Tesco Extra)

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Residential (South Street)

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Urban Analysis Existing Building Heights Two to three-storey is the common building heights in Ponders End. This can also be perceived that it is a low-density neighbourhood as only few flats exist. Buildings on the High Street, such as Jalalia Mosque and Vincent House, which are similar in height as the flats, have the potential to be landmarks and improve the legibility of the area. There are only six buildings that have more than five-storey in height. Four of them are Alma Towers, 25-storey, and the other two are University of Middlesex - Queensway Campus student housing buildings, seven-storey.

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1 storey buildings (Ponders End High Street)

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4-5 storey buildings (New Housing Estate, South Street)

Above 5 sto4 rey buildings (Alma Towers, South Street) 2-3 storey buildings (Kingsway Road)

Ponders End Street Market

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Urban Analysis Character Areas The major transport infrastructure shapes the character of this neighbourhood. Generally, the industrial area starts from both railway lines outwards. Residential buildings, which are dominated by semi-detached houses and 19th century row houses, reside between the two railway lines. Though it is not a rigid separation, the railways do act as hard edges that alienate both areas.

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Rows of shops are flocked along the high street with various building appearance. Moreover, the mapping also shows that multi-storey houses/ flats lie next or near the train station. This suggests that most of their occupants are commuters, who work away from Ponders End.

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Industrial

New Housing Estate

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Semi-Detached Houses (Brecon Road)

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19th Century Row Houses

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Urban Analysis Open Space Ponders End Park is undeniably the largest open space in the neighbourhood. The renovated recreation ground provides a positive space, but needs more activities and attractions to be a lively and active park. Green spaces, at the junction between two primary roads and next to Alma Towers, need facelifts to enhance the presence of the junction and Ponders End Station. In addition to the green open spaces, there are a couple of grey ones in the form of car parking area along the High Street, which can support the activities of the new street market.

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College Court (Car parking area)

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Ponders End Park

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Open Space at High Street-Nags Head Road Junction

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Open Space next to Alma Towers

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Urban Analysis Landmarks Besides Alma Towers, the highest buildings in the ward, Ponders End has some buildings that have the potential to be good landmarks and reinforce its imageability. The distinctive Vincent House and Jalalia Masjeed stand out as visual attractions of the High Street.

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The four-storey flat is an unattractive landmark. It has a frontback issue and should be covered with trees as the back side is facing the junction. Introducing a new landmark will create clearer beginning and ending of the new street market.

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Vincent House (High Street-Southbury Road Junction)

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A 4-storey flat (High Street-South Street Junction)

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Jalalia Jamme Masjeed Enfield (South Street)

Oasis Academy Hadley (South Street)

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Urban Analysis Existing Townscape 1. High Street/ Derby Road The sequence starts from the road junction between Ponders End High Street and South Street. Series of buildings and trees and repeating rhythms of windows roofs and columns welcome people coming to the street. The rhythm ends suddenly with open spaces, covered with big trees. It draws pedestrian to go further into the High Street.

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2. High Street/ Ponders End Park Moving further to the entrance of the park, a series of buildings starts again with lamp posts creating the rhythm at the half end. From this view, Jalalia Masjeed looms as an eye-catching building. No pattern is created on the facade of the one-storey shops. Every shop speaks for itself without coherence. These low buildings make the scene too bland and belittle the attractiveness of the mosque.

3. High Street/ Stone Horse The Ponders End Police Station building breaks the pattern along the street with its completely different facade and silver colour. Its setback causes a confusion of space. New commercial uses, such as cafĂŠs, and public furnitures need to be introduced to enliven the currently deserted space. The distinguishing mosque is followed by a row of shops.

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Urban Analysis

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4. High Street/ Queensway The pub building on the left is another Ponders End High Street’s visual anchor. It gives a break to the repeating rhythm of shops, preventing it to go on and become dull. The pattern of windows and lamp posts creates a closure, which keeps the pedestrian wondering and walking further up the street to reveal a new scene at the end of it.

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5. High Street/ Garfield Road Unfortunately, the closure is abruptly broken. The space leaks because of the gap between buildings on the left hand side. An open space next to the two-storey buildings provides a pause or an end of a sequence. As the highest building at the junction, Vincent House acts as an endpiece with its cylindrical shape.

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Urban Analysis Opportunities and Constraints A disused multi-storey car park, a new housing development and a new access to Southbury Station through Emilia Close are the most significant opportunities that will support the new street market and help Ponders End regeneration.

The train stations, the high street and the other public facilities should be integrated to create a well-connected area. The main constraints can be tackled by providing better public realm within the development site and wayfinding system within the neighbourhood.

4 2 1

1

2

Disused multi-storey car park (Queensway)

Potential secondary entrance to Southbury Station (Emilia Close) 3

3

4

A supermarket to the south of the develop- Arriva London Bus Garage (Southbury ment site (High Street) Road)

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Urban Analysis

Ponders End Urban Armature Primary Road Railway Line New Pedestrian Access Route

1. Multi-Storey Car Park 2. Jalalia Masjeed Enfield 3. Disused Ponders End Police Station 4. Ponders End Library 5. Tara Kindergarten 6. Ponders End United Reformed Church

Pelter Street Development Area

Alma Towers New Housing Estate

Vincent House

Ponders End Station

Active Frontage Tesco Extra Swan College

Arriva Bus Garage

Ponders End Park

Oasis Academy Hadley

1 2

3 5

Southbury Station

4 Queensway Campus

6

4-Storey Flat ASDA Supermarket

Ponders End Area Strategy: “To establish Ponders End High Street as a district centre by improving access from both train stations and generating more commercial and social activities along the high street.�

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DESIGN PROPOSAL

Representative Image

Design Rationale

Supporting Facilities

Design Options and Development

Townscape Propositions

Aerial Perspective Illustrative Masterplan Land Use Building Heights Public Realm and Landscape

Area 1 Design Codes Area 2 Design Codes Area 3 Design Codes

Design Proposal

Design Rationale - High Street

Road Junction

Row of Shops

Public Space

Row of Shops

Node

Repeating Pattern

Break

Repeating Pattern

1. This road junction is a legible node with a landmark building, Vincent House, and a green space.

2. This space can be utilised as an open public space.

3. Two buildings are introduced to fill the gap and preserve facade continuity. This is a potential site for street market’s future expansion.

4. The currently-disused multi-storey car park should be put into use again to serve both the industrial area and the new housing development.

5. The mosque needs an appropriate praying space. Presently, Ponders End’s moslems do their Friday prayer on the shops’ service access.

6. The main structure of the new street market signifies a downward movement. The structure will be the first one to be built and hold the trading activity during winter. As the market will not operate everyday at the beginning, this semi-outdoor space can also be used as a space for festivities and community activities.

Car Park

Eagle House Surgery

Vincent House Barclays Bank

1

7. Another market-covering structure sits next to the main one. Its shape expresses an upward movement. This is a fully outdoor market with public seating, which will close during winter. It has a retractable roof that extends to the south for market expansion.

8. Car park expansion area

2

9. Two new buildings will replace the old Ponders End Library and Tara Kindergarten. The library and kindergarten function will be retained and fitted into the new buildings with addition of other public facilities, such as nursery and community multi-function hall.

D

3

10. The old row of shops and the disused police station in this urban block will be demolished and replaced with new mixed-use buildings, which provide more residential and commercial space.

11. This road junction needs to be enhanced with a landmark.

12. This is the potential site for the landmark. A five-storey mixeduse building will replace the old two-storey shops.

Tesco Extra

13. This four-storey flat has a front and back issue and gives the junction an unpleasant view. Trees are desired to slightly enclose the flat.

Industrial Area

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Design Proposal The Goat Pub

Public Space and Row of Shops

Shops

Street Market

Row of shops

Road Junction

Focal Point

Repeating Pattern

Pinch Point

Focal Point

Repeating Pattern

Node

Mosque Focal Point

A

Swan College, formerly Enfield Technical College

13 Advertisement Space

7

A new 4-storey flat

11

6

12

9 10 9

5 The Goat Pub

Wetherspoon Free House

8

B Views to the market from Ponders End Park

C

Main vehicle access to the new housing development Pedestrian crossings

4

New Housing Development (The Electric Quarter)

Main Pedestrian Access A. Pedestrian flow from Ponders End Station and South Street and Garfield Road residential area B. Pedestrian access to The Electric Quarter from the High Street C. Pedestrian flow from Southbury Station D. Tesco Extra High Street Entrance

Bus stops

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Ponders End Street Market

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Design Proposal

Design Rationale - Street Market 1. Currently, there are 28 car parking spaces. The car parking area will get another 15 spaces after being expanded.

2. An outdoor public seating area with two stairs going up to the parking area.

3. A raised pedestrian crossing for handicapped access.

4. The standard stall dimension in the new street market is 4.5m x 2m, which is also used in Enfield Town Market. It provides a space for two traders. Colour coding, which indicates the stalls’ commodities, is used in arranging the stalls. Food and bakery stalls are located on the opposite side to lure shoppers with their smells, while fruit &veg stalls pull them deep into the market.

5. As the structure that can host winter market, it is equipped with floor radiant heating system and aluminium shutters on each side.

1

4

2 3

5

4

Garbage truck access Pedestrian crossings Pedestrian access to the church Food Stalls

Antique Stalls

P

Public Toilets

W

Waste Collection Point Bus stops

Bakery Stalls

Benches

Fruit&Veg Stalls

Lighting fixtures

DIY Stalls

Trash Bins

Fashion Stalls

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Design Proposal

Design Options and Development

Option 1 Option 2

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Ponders End Street Market

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Design Proposal

Option 3

The design exploration starts with three design options. All of them are based on the urban armature drawing and tries to maximise the three development opportunity sites shown in the drawing. Public facilities such as Ponders End Library and Tara Kindergarten are conserved to keep the development cost low.

tablishing an area focal point is translated into a striking market-covering structure next to Tara Kindergarten. The weakness of this option is the excessive amount of market stalls, which will cause an oversupply problem as a new street market starts with a much smaller size.

The possibility of turning all the opportunity sites into street markets is explored in the first option. In this option, all market stalls are lined up along the high street. By opening up access to the abandoned Queensway Campus, which is The Electric Quarter’s site, a new urban block is resulted. The idea of es-

Option 2 is a refined version of Option 1. While the public facilities and the focal point structure are kept, the amount of market stalls is reduced, providing space for public area in front of the mosque. The opportunity development site next to the supermarket still functions as the future expansion area.

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Option 3 is a combination between the first and second option, but with some differentiation. In addition to the new urban block, there is more green space behind the mosque. The peculiar market-covering structure is omitted but its focal point characteristic is embedded to a five-storey building that replaces the existing one-storey row of shops. The market’s future expansion area becomes the actual market site with on-street parking provided for the traders. The weaknesses of this option are indications of the competition between two closely-located market and the replacement building is not significant enough to be a focal point for the High Street.

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Design Proposal

Option 2 Development

Design Development 1

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Design Proposal

Design Development 2

The second option is chosen because it has less weaknesses compared to the other options. The improved second option has more car parks located behind the mosque. Praying space is allocated by acquiring some part of the green space behind the mosque. The Electric Quarter now has a pedestrian access through a passage next to the mosque.

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More detailed main market area and green space mark the first stage of design development. Different ground cover materials are applied to the main market area to indicate the pedestrianised area. There is a slight change on the pedestrian access to The Electric Quarter. Instead of just a small passage, a wider road is plotted, turning it into another vehicle access to the new housing development site

In the second stage, the scheme adapts The Electric Quarter masterplan‘s urban block form and uses allocation. While the library gets a new building on the High Street and the kindergarten building is preserved in the masterplan, the proposed scheme retains the public facilities by providing more space in new buildings, which can accommodate nursery, multi-function hall or other desired public facilities.

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Design Proposal

Aerial Perspective

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Design Proposal

Illustrative Masterplan Scale 1 : 1000

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N

0

1

3

6 cm

0

10

30

60 m

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Design Proposal

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Design Proposal

Land Use Residential - Houses Residential - Flats Mixed-use Public Facilities Commercial Green Space Industrial Off-street car parking

N 4-12

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Design Proposal

Building Heights 2 Storey 3 Storey 4 Storey ≼5 Storey

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Design Proposal

Public Realm and Landscape

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Design Proposal

The waste collection should be carried out on a regular basis to ensure no trash are left behind and keep the market clean.

The designated waste collection point has six-metres wide access for garbage truck to collect the waste.

Waste Collection Point, Hongkong

More public toilets are needed, particularly near the park and the new street market. The park, which does not have any public toilets even in its regeneration plan, should have at least one public toilet.

Madison Square Park Public Toilets, New York

Electricity is provided by putting electricity bollards along the middle part of the market. Each stall gets one electric socket.

The bollards also serve as a kind of separator between pedestrian walkway and parking space.

Supporting Facilities Waste Collection Point Public Toilets Electrical Outlets (4 sockets) Electrical Outlets (2 sockets) Electricity Bollards

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Design Proposal

Townscape Propositions

1. High Street/ Derby Road The repeating rhythm of windows, roofs and columns as well as trees are upheld. Ponders End Park is still there to end the rhythm but now there is a new street market, which brings more activities to the High Street and gives pedestrian more reasons to walk further into the street.

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2. High Street/ Ponders End Park Moving further up the street, two prominent shapes of market-covering structure serve as an end of the first development area. The unique upward and downward roof forms shape the new focal point for Ponders End neighbourhood and complete the park on the opposite side. From this view, Jalalia Masjeed is slightly obscured, inviting pedestrian curiosity.

3. High Street/ Stone Horse A row of mixed-use buildings replaces the disused police station and introduces a new facade pattern. Dynamic shape of the public space on the footway balances the straightness of the pattern. Jalalia Masjeed emerges as a strong focal point in this second area with its green domes and red building enclosure. Active frontages with cafĂŠs, shops and restaurants transforms the once deserted space into a lively public space.

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Design Proposal

5

4

4. High Street/ Queensway The Goat Pub functions as a visual anchor that marks the beginning of the third opportunity area and a new pattern of openings on the next row of buildings. The pattern, which creates a closure, could be visually enhanced and animated by applying various colours on the building frontage.

5. High Street/ Garfield Road The closure now continues without sudden interruption of a gap. An open space, which is the supermarket’s building setback, ends the closure. On the far side, a glimpse of Vincent House with its rounded building enclosure indicates the end of Ponders End High Street.

3

2

1

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Design Proposal

Area 1 Design Codes PLAN Scale 1 : 500

N D

C B A

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Design Proposal 1.

2.

3.

4.

5.

RESIDENTIAL

Shopping Arcade Footway Commercials Parking Spaces Carriageway High Street Median

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

COMMERCIAL

COMMERCIAL

1

2

3

5

4 Historic Front Street, New York, USA

B

D

B

A

2

The market enjoys a pleasant view to the park and an opportunity to become a focal point. Iconic structures, like fish market in Besiktas and farmers market in Virginia, are adopted as market’s permanent covering structure. Both structures, which can accommodate up to 40 traders, also serve as a kind of a gate for The Electric Quarter’s main road access. A retractable roof system, which is what Sant Antoni Market possess, is equipped in case the market needs to be expanded.

The landmark building at the High Street-South Street junction is set slightly higher than its surroundings, five-storey in height. Second skin facade, like the one applied on a building in Seoul, should be implemented to make it visually more attractive.

SECTION

Aerial View of Street Market Main Area (Area 1)

Poroscape, Jongrogu, Seoul, Korea

C

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C

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Design Proposal

Area 2 Design Codes PLAN Scale 1 : 500

N B

B

A

B

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Design Proposal

The Broadway Building, Seattle, USA 1.

2.

3.

4.

RESIDENTIAL

Cafes outdoor seating area (±2 m) and pedestrian walkway (±2 m) Public Space Area Carriageway Footway

RESIDENTIAL

RESIDENTIAL

A COMMERCIAL

RESIDENTIAL

COMMERCIAL

COMMERCIAL

SECTION

1

2

3

The recreated facade of the former Black Horse pub in Sidcup High Street, London.

4

Invasion Verde in Lima is a very interesting exemplar on enlivening a bleak space between buildings. The similar concept is adapted in the scheme to create a playful public space and counterbalance the repetitive openings on the building frontage (A). Unconventional public furniture and an art installation (B), as shown by the exemplars, boost the spatial quality and attractiveness of this area.

A Revitalisierung der Innenstadt, Goppingen, Germany

Invasion Verde, Lima, Peru

Dan Turèlls Plads, Kobenhavn, Denmark

B

B

St. Patrick Street, Cork, Ireland

Aerial View of New Public Space (Area 2)

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B

B

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Design Proposal

Area 3 Design Codes PLAN Scale 1 : 500

The meandering High Street is good for concealing views and keeping pedestrian or observer enthusiastic about what comes next, which is what the third area has.

Colourful building frontage (A) could enrich and intensify the experience. The supermarket’s setback should be utilised as an open public space (B) rather than just a left over space.

B

A A

N 4-22

Ponders End Street Market

A

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Design Proposal 1.

2.

3.

4.

5.

COMMERCIAL

Footway Carriageway High Street Median Commercials Parking Spaces Pedestrian Walkway

RESIDENTIAL

COMMERCIAL

RESIDENTIAL

COMMERCIAL

COMMERCIAL

A City of Niles Main Street Facade Restoration, Michigan, USA

A

SECTION (Optional) Santa Monica Civic Centre Parking Structure, California, USA

1

2

3

4

5

Aerial View of Market Future Expansion Area (Area 3)

B Square Soja Jovanovic, Belgrade, Yugoslavia

B (Optional) Lonsdale Street, Victoria, Australia

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CONCLUSION

Findings and Summary Reflective Statement

Conclusion Findings and Summary Street market is a complex issue to deal with because it is more influenced by social and economic factors, which are intangible and more difficult to predict. A mere design will not make a street market flourishes or a new one survives. Challenges come from modern ways of shopping, which offer more convenience to shoppers. In facing the challenges, a good design is compulsory and will boost the market’s charm. Street market is a public space so it needs to be well-design as it will be the place where people linger and hang around. Besides the design, it is also down to the good management and how the local authorities regulate it. Design and management are two things that cannot be separated in setting up a new street market.

Street market itself should raise its game by carrying out more improvements and modernisation but still maintaining its true characteristic. Historically, street market was the backbone of produce distribution in London. People relied on street market to buy their everyday needs. But those days have gone since the arrival of supermarket and then followed by online shopping, which hurts not only traditional market but also retailers and shops in high street. Therefore, a new street market should adapt and satisfy the contemporary standards and preference because there are many alternatives to do shopping nowadays, which are better suited to the modern world.

In order to become a better street market, a new one should be enhanced in terms of physical appearance and quality. There are many upgrades that can give positive contribution in creating a new and improved street market. Adequate car parking space, weatherproofing, improved public amenities are the essential ones. Supporting facilities, such as public toilets and waste collection point, should be accessible and installed within the market site. Market stalls should also be grouped and arranged based on their commodities to create a pleasant shopping experience. For instance, food and bakery stalls are placed on the outer side to attract people or shoppers with their appealing smells. Iconic market-covering structure and retractable roof system are additional features that are worth to be considered as it could give visual anchoring quality and flexibility to the market.

The street where the market takes place has to be given a proper treatment because it will help to draw people to come to the market. Diversity of uses is one of the basics of a good high street. Commercials, such as cafĂŠs, restaurants and shops, and public facilities create more activities and enliven the street. Appropriate footway dimension (a minimum of 2-metres wide) and

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handicapped access also enhance the quality of a street. In the context of Ponders End, a new street market and high street regeneration will establish Ponders End High Street as a district centre and improve the quality of life of the neighbourhood.

In addition to the internal improvements, there are externalities that determine whether a new street market will thrive or not. Ethnic diversity, level of deprivation and car ownership ratio are some externalities that might affect the sustenance of the new market. Multi-ethnic, less affluent and lower car ownership neighbourhoods have a higher chance to be the source of potential customers. Neighbourhood with different ethnic background is more attracted to the market because it is a public space that promotes equality for all. Wealthier precinct is unlikely to be a good source of customers due to its residents’ ability to afford more expensive stuff. Similarly, high car ownership indicates the capability to travel further for shopping. Access to public transport is another external factor that has to be weighed up. An area with better public transport access, within five minutes walking distance to train station or a high street, is preferred.

Street market starts off as a small market then it grows bigger as more customers come into it and demand of produce increases. Fluctuating number of traders is its another characteristic that has to be dealt with. More traders mean more space needed for trading activity. A new street market should have flexibility of space. This implies that the market can be easily expanded if it needs more space. Sant Antoni Sunday Market in Barcelona provides a good example of space flexibility with its retractable roof system. This ever-changing attitude also suggests that it needs a plan for future expansion.

In dealing with constant challenges from modern ways of shopping, particularly supermarket, a new street market has to be seen as an alternative way of shopping and incorporated with supermarket in a positive environment. Public space, such as park, gardens, high street or square, could bring this kind of environment. These three elements, street market, supermarket and public space, are proven to be able to support each other as displayed in Walthamstow Street Market and Acton Town Market. The idea is to set the public space as the people attractor. So when people do their shopping, they come to the public space and are being given with two choices, street market and supermarket.

As fundamental as its design aspect, local authorities need to set up a good management and create clear regulations and plan for the new street market. Some street market-related planning

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Conclusion documents and policies reviewed in this study indicate that there is no convincing action taken to follow up the policies stated in those planning guidance and statements. Looking into Ponders End area, it seems that there is a perplexity in the establishment of the new street market. The intention of London Borough of Enfield on the market is clear. But there is no detailed plan regarding the market in Ponders End Central Planning Brief, which encompasses the site of the proposed street market. There is a glance of it in The Electric Quarter’s design and access statement, but it is treated as a complementary rather than a significant feature. London Borough of Enfield also has a Street Trading Policy document which regulates how street trading should be conducted in Enfield. Because it was made in 1990, this obsolete document should be updated with more detailed regulations on street market requirements and management.

Reflective Statement This design dissertation has given me a lot of experience as well as knowledge about urban design in general and street market in particular. Considering the entirely new environment and different situation and culture, I see my decision on doing my final project in London as a bold decision. But the risk has paid off in the end as there are many positive and valuable lessons learned during the process.

As the main topic of this dissertation, I have gained a lot of understanding about street market in London. At first, I did not know about the problems and the challenges that threaten the street market and was interested in how London can have such a lively and organised street trading activity. This might be because of having only physical impression and lacking of insight into its nature. For me, it was quite surprising to know that there are issues with implementing street market-related policies into action. Having completed historical, literature and precedent studies, I now know the historical development of London’s street market, how it operates, the challenges it is facing in present times as well as how to create a better street market.

Another meaningful learning was resulted from reviewing literature, which includes some urban design canon and street market-focused research publications. The idea of bringing back people to the High Street could support street markets as most of them are located in or near main streets. Having proposed a scheme for a section of a high street, I now understand that de-

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signing street market is not just about making a better place for trading activity but also integrating the market with its surroundings and improving the spatial quality of the neighbourhood where the street market is located. I have significantly improved my knowledge of public realm design and my ability to think and analyse thoroughly by looking at a larger scale. This understanding is essential to me as an urban designer-to-be.

The most significant learning happened when I made an error in the design process by directly jumping into design options and explorations without having a well-thought design rationale.

Later, I realised that this pivotal mistake undermined the depth of my design proposal. This carelessness was perhaps due to the increasing pressure as the deadline approached. Having learned from the mistake, I now feel more confident with my comprehensive understanding of stages in an urban design project, which is being delved into step-by-step throughout the course. This knowledge is very important to me as a learner. As a next step, I need to put into practice the acquired knowledge and develop a suitable approach for each step by doing more projects in future.

Knowing how to use design as a method of research is a useful learning resulted from this dissertation. Previously, I thought design was about solving problems by providing creative solutions and not in a way that it could prove something is true or not. This is probably related to my previous highly-design-oriented study in architecture and lack of practical experience. Having performed desk-based research prior to the design stage, I now realise that theories or secondary data can be used to synthesise design criteria and objectives and strengthen the proposed scheme with credible evidence. This means that I have developed another necessary skill that could help me in my future career.

Besides acquiring all those knowledge, my transferable skills was also upgraded as I was progressing with the research. This independent research-based module with personally-devised timetable and milestones for submission has put me in the driver’s seat. My time management, initiative, self-motivation and confidence were put to the test. Having worked up the design propositions and come to this conclusion part, I now feel that all those skills have improved. These improvements are needed as I have to raise my game coming into the professional world.

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APPENDIX & BIBLIOGRAPHY

Ponders End Central Planning Brief Ponders End Park Regeneration Plan The Electric Quarter Design & Access Statement South Street Improvement Proposed Scenario North East Enfield Area Action Plan Related Articles Bibliography

Appendix & Bibliography

Appendix & Bibliography

Appendix & Bibliography

Appendix & Bibliography

Appendix & Bibliography

Appendix & Bibliography

(Source: http://www.opportunityenfield.com/news.html?id=2582&PHPSESSID=10dc6a09abf5385429a221c641236add (Accessed 10 August 2013))

(Source: http://www.enfield.gov.uk/news/article/411/new_street_market_planned_in_enfield (Accessed 10 August 2013))

Appendix & Bibliography Bibliography Books:

Local Planning Policies and Documents:

Benedetta, M., (1972). The Street Markets of London. New York: Benjamin Blom Inc.

London Borough of Enfield, London Local Authorities Act 1990 - Street Trading Policy, Fourth Draft – 29 August 2008.

Cross River Partnership and Red Ochre., (2007). Success in Business: Street market case studies.

London: Society Media.

Cullen, E., (1971). The Concise Townscape. Oxford: Architectural Press.

Gehl, J., (2011). Life Between Buildings: Using Public Space. Washington DC: Island Press.

Glaser et al., (2012). The City at Eye Level. Delft: Eburon Academic Publishers.

Hariss, P., (2006). London Markets. London: Cadogan Guides.

Jacobs, A., (1995). Great Streets. Massachusetts: MIT Press.

Jacobs, J., (1961). The Death and Life of Great American Cities. New York: Random House.

Jones, P., Roberts, M., and Morris, L., (2007). Rediscovering mixed-use streets. Bristol: The Policy Press.

North East Enfield Area Action Plan (NEEAAP) Interim Direction Document: Working Towards a Submission AAP, August 2012.

Planning Policy Statement 6: Planning for Town Centres 2005, c. 2.

Ponders End: A Framework For Change, August 2009.

Ponders End Central Planning Brief, May 2011.

Ponders End Recreation Ground Design Strategy, July 2010.

The Enfield Plan Core Strategy 2010-2025, November 2010.

The London Plan 2011, c. 4.

Town Centre SPG Consultation Draft January 2013. c. 4.

Llewelyn-Davies., (2007). Urban Design Compendium. London: English Partnerships.

Portas, M., (2011). The Portas Review: An independent review into the future of our high streets.

Journals and Magazines:

Watson, S., and Studdert, D., (2006). Markets as sites for social interaction. Bristol: The Policy Press.

Nicholson, G., (2007). Putting markets on the map. Planning In London. 63, 52-54.

Reports: Colin Buchanan and Partners Ltd., (2008). Street Market Regeneration Study - Final Report. London: City of Westminster. City of Westminster.

House of Commons Communities and Local Government Committee., (2009). Market Failure?: Can the traditional market survive?. London: House of Commons Communities and Local Government Committee. House of Commons Communities and Local Government Committee. Ninth Report of Session 2008–09.

Ipsos MORI., (2007). Market traders and customers research. London: London Assembly. London Assembly.

London Assembly., (2008). London’s street markets. London: Greater London Authority. Greater London Authority.

Regeneris Consulting., (2010). London’s Retail Street Markets: Draft Final Report. London: London Development Agency. London Development Agency.

Taylor, J., Madrick, M., and Collin, S., (2005). Trading Places: The local economic impact of street produce and farmers’ markets. London: London Development Agency. London Development Agency.

Karakusevic Carson Architects, Maccreanor Lavington and East., (2012). The Electric Quarter, Ponders End - SD4 Design & Access Statement. Enfield: Enfield Council. Enfield Council.

Ponders End Community Development Trust., (2012). Enfield Council Regeneration Update: South Street East, Ponders End. The PEN: The Independent Newsletter for the Ponders End Community.

34, 10-11.

Watson, S., (2009). The Magic of the Marketplace: Sociality in a Neglected Public Space. Urban Studies. 46 (8), 1577–1591.

Internet Resources: ArchDaily., (2010). Besiktas Fishmarket / GAD. [online] Available from: <http://www.archdaily. com/48722> [Accessed 12 August 2013].

ArchDaily., (2011). Covington Farmers Market / design/buildLAB. [online] Available from: <http:// www.archdaily.com/166527> [Accessed 12 August 2013].

ArchDaily., (2012). Sant Antoni Sunday Market / Ravetllat Ribas Architects. [online] Available from: <http://www.archdaily.com/245559> [Accessed 12 August 2013].

Portas, M., (2011). The Portas Review: An independent review into the future of our high streets. [online] Available from: <http://www.maryportas.com/wp-content/uploads/The_Portas_Review. pdf> [Accessed 12 August 2013].

Enfield Council. (2013). Street Trading Licence. [online] Enfield Council. Available from: <http:// www.enfield.gov.uk/info/400/licences-street_trading/331/street_trading_licence> [Accessed 12 August 2013].

Office for National Statistics. (2013). Neighbourhood Statistics. [online] Office for National Statistics. Available from: <http://www.neighbourhood.statistics.gov.uk/dissemination/> [Accessed 12 August 2013].

Appendix & Bibliography Smith, A., (2007). Retail floorspace: What do the facts tell us? - Part 2. [online] The National Retail Planning Forum. Available from: <http://www.nrpf.org.uk/PDF/NRPF_071127_Smith.pdf> [Accessed 12 August 2013].

St. Lawrence Market., (2011). A Little Piece of History. [online] Available from: <http://www.stlawrencemarket.com/history> [Accessed 12 August 2013].

The National Archives. (2012). Postwar Immigration. [online] The National Archives. Available from: <http://www.nationalarchives.gov.uk/pathways/citizenship/brave_new_world/immigration.htm> [Accessed 27 March 2013].

Exemplars Sources: (in order of appearance) Historic Front Street, New York, USA. <http://www.archdaily.com/258089/historic-front-streetcook-fox-architects/01_hfs_cookfox/> (Accessed 12 August 2013).

Poroscape, Jongrogu, Seoul, Korea. <http://www.archdaily.com/263967/poroscape-younghan-chung-studio-archiholic/502c1f5d28ba0d6630000022_poroscape-younghan-chung-studio-archiholic_09-jpg/> (Accessed 12 August 2013).

The Broadway Building, Seattle, USA. <http://www.studioms.com/portfolio/higher-education/ the-broadway-building> (Accessed 12 August 2013).

Sidcup Street, London. <http://www.newsshopper.co.uk/news/10537828.Developer_forced_to_ recreate_facade_of_former_Black_Horse_pub_in_Sidcup/> (Accessed 12 August 2013).

Invasion Verde, Lima, Peru. <http://www.architizer.com/projects/invasion-verde/media/201425/> (Accessed 12 August 2013).

Revitalisierung der Innenstadt, Goppingen, Germany. <http://www.publicspace.org/en/works/ c168-revitalisierung-der-innenstadt> (Accessed 12 August 2013).

Dan Turèlls Plads, Kobenhavn, Denmark. <http://www.publicspace.org/en/works/g137-dan-turellsplads> (Accessed 12 August 2013).

St. Patrick Street, Cork, Ireland. <http://www.publicspace.org/en/works/c051-st-patrick-street> (Accessed 12 August 2013).

City of Niles Main Street Facade Restoration, Michigan USA. <http://www.mark1restoration.com/ pix/niles2.jpg/bmi_orig_img/niles2.jpg> (Accessed 12 August 2013).

Santa Monica Civic Centre Parking Structure, California, USA. <http://www.archnewsnow.com/ features/Feature236.htm> (Accessed 12 August 2013).

Square Soja Jovanovic, Belgrade, Yugoslavia. <http://www.behance.net/gallery/Square-Soja-Jovanovic/5927135> (Accessed 12 August 2013).

Lonsdale Street, Victoria, Australia. <http://www.archdaily.com/412359/lonsdale-street-dandenong-bkk-architects/520161c6e8e44ebcd3000073_lonsdale-street-dandenong-bkk-architects_ bkk_00_dandenonglonsdalest_johngollings-jpg/> (Accessed 12 August 2013).