SPECIAL REPORT: BEDFORD
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Bedford Precinct Achieving a design balance in a mixed-use environment By Lois Aitchison
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The R1.2 billion high-density, medium rise Bedford the development consisted of a retail component with Precinct is situated in the heart of the upmarket suburb office space on the level above it and the residential of Bedfordview in eastern Johannesburg. This is an afflu- component comprised of 420 luxury residential apartent, sought after area with numerous well run schools,
ments including sophisticated luxury duplex pent-
hospitals and sporting facilities. The location offers houses, giving the precinct an excellent selection of easy access to the OR Tambo airport, the East Rand and
mixed use options.
the CBDs of Johannesburg, Sandton and Rosebank. Mixed-use developments are rapidly gaining popularity The construction of Phase 1 of what was then called internationally and locally. They not only facilitate an Bedford Square commenced in 2006, followed by
increase in urban residential density in a positive man-
Phase 2 in 2007. The construction of all phases was ner, they meet the current demand for residences with fast-tracked and the third and final phase was com- a convenient range of lifestyle elements. There is a growpleted towards the end of 2008. The final phase of
ing demand for the lifestyle concept of living, playing
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and working in proximity to an urban environment.
“Urban design principles were applied – the creation
South Africans have matured into urban people, prefer-
of compact integrated urban spaces that suit their
ring to live in urban environments with all the benefits
respective use characteristics and that are configured
that this type of lifestyle offers.
for ease of circulation both within and between the components. These include the separation of vehicular and pedestrian traffic, public and private spaces,
Getting the balance right
levels of access and utility coordination,” says Nick Kyriacos, project design director and MD of Bentel
The structure of mixed-use developments generally
Associates International.
tends to be complicated due to the varying requirements of the diverse group of users say Bentel Associates
“The challenge in this type of environment is to get the
International, the architects responsible for the inno-
balance right between the proportion of space allo-
vative architecture of the 160 000m2 Bedford Precinct.
cated to the various uses and the mix of those uses.
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The scope of the project also has to be sufficiently large to offer the variety required to achieve critical mass for self-sustainability.” “The overall relationship and synergy between the carefully designed and integrated components of the Bedford Precinct are unique in that they provide a sense of community, a 24-hour environment and facilities and amenities that meet most of the needs of its residents. The Bedford Precinct is a cosmopolitan environment with a great Mediterranean ambience, you almost feel as if you are in Europe,” he says. In 2006, when the original owners sold Bedford Square to the HBW Group, the owners of Bedford Centre, the concept was expanded to meet the growing demand for residential and commercial space in this type of environment. The expanded concept included a further 211 apartments in Phase 3C, an increased portion of retail space and an underground mall linking the structure to the Bedford Centre. The architectural style was changed to ‘contemporary international’. The initial conceptualisation of the project was specifically Mediterranean but with the change in ownership of the project, it was decided that the theme on its own was outdated. As a result, a more timeless modern design was opted for in keeping with the contemporary look and feel of the revamped Bedford Centre. The initial layout concept, however, was retained. “The spatial layout of the centre takes its cue from
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the traditional European village, where people live above or nearby their workspaces, all organised around a series of different square sizes,” says Kyriacos. “The progression of the squares, usually linked with pedestrian pathways, culminates in a town square. This is what we designed at Bedford Precinct and buildings of varied size and scale with fine architecture and quality finishes line the piazza and define warm and inviting communal spaces. The relationship between the buildings within the Bedford Precinct is far stronger than it would be in a traditional South African shopping complex environment.” “As an upmarket mixed-use area, encompassing residential options, offices, retail and entertainment facilities the amenities and lifestyle value offered to the commercial and residential components is unparalleled in Johannesburg.”
Retail facilities The retail area includes a six-cinema Cinema Nouveau complex, a 6 000m2 Planet Fitness gym, numerous high-end restaurants, line stores and showrooms and a four-level A-grade parkade. The apartments have dedicated parking for all residents on levels that are separate from the retail parking areas. Initially the project included the piazza on the ground floor but as part of the expanded concept, this was later enclosed to form a ground floor shopping mall with the restaurant and entertainment
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piazza above it. This central piazza is linked to all the
supermarket fronts onto both Bedford Centre and
elements of the Precinct and enhances the sense of
Bedford Square and is almost at the heart of the Pre-
community. View elevators and escalators provide ac-
cinct. The two entrances draw shoppers in from both
cess to the traditional mall environment.
sides which are linked with an innovative retail shopping hub below Kirkby road. The underground hub
The underground retail mall links the Square with
facilitates easy and convenient access for shoppers
Bedford Centre and facilitates convenient access for
to either end of the retail centre below the square.
shoppers who would like the option of alternative retail facilities at either end of the Precinct. There is a transfer
“Bedford Precinct has a series of smaller and larger
structure between the office level and the apartments
spaces, vertically and horizontally interlinked. Angular
on one side and the parking garage and the apartments
rooflines, varied silhouettes and elevations have been
on the other side. Another part of the final phase was
carefully designed creating a natural integration between
the expansion and refurbishment of Pick ‘n Pay. The
the retail and residential components,� adds Kyriacos.
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“A variety of textures, finishes and colour were utilised pedestrian-friendly area in a village atmosphere. The to create an architectural language, by juxtaposing paths culminate in the open piazza, with a central wastainless steel, glass, textured plaster, stone, aluminium ter feature containing a glass sculpture and festive and timber in different combinations without placing lighting effects.” specific emphasis on any one element.” The unique design and attention to detail of this prestig“All the components are fully integrated and the de- ious development has already made Bedford Precinct sign includes courtyards and landscaping with water
a landmark in Johannesburg. It is an enduring example
features linked by pathways and walking areas to of a unique, exclusive and completely self-contained the various components thereby creating a unique, mixed-use village in an urban environment. <