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SPECIAL REPORT: BEDFORD achieving a design balance in a mixed-use environment BUILT ENVIRONMENT > By Lois AitchisonTRANSCRIPT
SPECIAL REPORT: BEDFORD
BEDFORD PRECINCTachieving a design balance in a mixed-use environment
By Lois Aitchison
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The R1.2 billion high-density, medium rise Bedford
Precinct is situated in the heart of the upmarket suburb
of Bedfordview in eastern Johannesburg. This is an afflu-
ent, sought after area with numerous well run schools,
hospitals and sporting facilities. The location offers
easy access to the OR Tambo airport, the East Rand and
the CBDs of Johannesburg, Sandton and Rosebank.
The construction of Phase 1 of what was then called
Bedford Square commenced in 20��0��6, followed by
Phase 2 in 20��0��7. The construction of all phases was
fast-tracked and the third and final phase was com-
pleted towards the end of 20��0��8. The final phase of
the development consisted of a retail component with
office space on the level above it and the residential
component comprised of 420�� luxury residential apart-
ments including sophisticated luxury duplex pent-
houses, giving the precinct an excellent selection of
mixed use options.
Mixed-use developments are rapidly gaining popularity
internationally and locally. They not only facilitate an
increase in urban residential density in a positive man-
ner, they meet the current demand for residences with
a convenient range of lifestyle elements. There is a grow-
ing demand for the lifestyle concept of living, playing
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and working in proximity to an urban environment.
South Africans have matured into urban people, prefer-
ring to live in urban environments with all the benefits
that this type of lifestyle offers.
Getting the balance right
The structure of mixed-use developments generally
tends to be complicated due to the varying requirements
of the diverse group of users say Bentel Associates
International, the architects responsible for the inno-
vative architecture of the 160�� 0��0��0��m2 Bedford Precinct.
“Urban design principles were applied – the creation
of compact integrated urban spaces that suit their
respective use characteristics and that are configured
for ease of circulation both within and between the
components. These include the separation of vehicu-
lar and pedestrian traffic, public and private spaces,
levels of access and utility coordination,” says Nick
Kyriacos, project design director and MD of Bentel
Associates International.
“The challenge in this type of environment is to get the
balance right between the proportion of space allo-
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 cosmo-
politan environment with a great Mediterranean
ambience, you almost feel as if you are in Europe,”
he says.
In 20��0��6, when the original owners sold Bedford
Square to the HBW Group, the owners of Bedford
Centre, the concept was expanded to meet the grow-
ing demand for residential and commercial space in
this type of environment. The expanded concept in-
cluded 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 0��0��0��m2 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
elements of the Precinct and enhances the sense of
community. View elevators and escalators provide ac-
cess to the traditional mall environment.
The underground retail mall links the Square with
Bedford Centre and facilitates convenient access for
shoppers who would like the option of alternative retail
facilities at either end of the Precinct. There is a transfer
structure between the office level and the apartments
on one side and the parking garage and the apartments
on the other side. Another part of the final phase was
the expansion and refurbishment of Pick ‘n Pay. The
supermarket fronts onto both Bedford Centre and
Bedford Square and is almost at the heart of the Pre-
cinct. The two entrances draw shoppers in from both
sides which are linked with an innovative retail shop-
ping hub below Kirkby road. The underground hub
facilitates easy and convenient access for shoppers
to either end of the retail centre below the square.
“Bedford Precinct has a series of smaller and larger
spaces, vertically and horizontally interlinked. Angular
rooflines, varied silhouettes and elevations have been
carefully designed creating a natural integration between
the retail and residential components,” adds Kyriacos.
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“A variety of textures, finishes and colour were utilised
to create an architectural language, by juxtaposing
stainless steel, glass, textured plaster, stone, aluminium
and timber in different combinations without placing
specific emphasis on any one element.”
“All the components are fully integrated and the de-
sign includes courtyards and landscaping with water
features linked by pathways and walking areas to
the various components thereby creating a unique,
pedestrian-friendly area in a village atmosphere. The
paths culminate in the open piazza, with a central wa-
ter feature containing a glass sculpture and festive
lighting effects.”
The unique design and attention to detail of this prestig-
ious development has already made Bedford Precinct
a landmark in Johannesburg. It is an enduring example
of a unique, exclusive and completely self-contained
mixed-use village in an urban environment. <
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