Polnoon Summary: Design Snapshot - Residential Streets Project

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POLNOON POLNOON SUMMARY : DESIGN SNAPSHOT RESIDENTIAL STREETS PROJECT

Transcript of Polnoon Summary: Design Snapshot - Residential Streets Project

Page 1: Polnoon Summary: Design Snapshot - Residential Streets Project

POLNOONPOLNOONSUMMARY: DESIGN SNAPSHOT

RESIDENTIAL STREETS PROJECT

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“DESIGN IS A MATERIALCONSIDERATION”Designing Places, 2001

© Crown Copyright 2009

ISBN: 978-0-7559-8208-0

RR Donnelley B62798 12/09

This publication is also available on the Scottish Government website:www.scotland.gov.uk

This document on Residential Streets is the first in a series of new Practical Projects from the Architecture and Place Division,within the Built Environment Directorate of the Scottish Government. These documents will mark a shift away from PlanningAdvice Notes towards more practical guidance on how to create better places, as well as providing useful recommendations,for all of those involved in the built environment.

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CONTENTS

This document tells the story about Polnoon in a snapshot. For moredetailed information about the project, please see the Masterplan:Idea to Design and the Picture Book: The Place at a Glance. All thesedocuments can be viewed from the Architecture and Place home pageat http://www.scotland.gov.uk/topics/builtenvironment/AandP

• Introduction

• Endorsement

• Aim

• Site

• Previous masterplan

• How was the re-design achieved?

• People involved

• Process from beginning to end

• Product i.e. masterplan

• Design concept

• A sustainable place

• Over 40 key characteristics of Polnoon

• Some before and after differences

• Attention to local architectural details

• Images of the new neighbourhood

• Thoughts

• 20 Recommendations

• Conclusion

• Final words

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Introduction

The Scottish Government has taken the lead by working inpartnership with Mactaggart & Mickel Ltd and East RenfrewshireCouncil on a residential streets project to champion good designand contribute to increasing sustainable economic growth. The project forms part of the Architecture and Place Division’sdesign agenda and the work has been endorsed by Homes for Scotland.

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“It is well known that good design enhances our living environment and our well-being. The Polnoon project has taken Scottish Government planning advice and applied it in just the way it is intended. The plans demonstrate what can be achieved when we challenge the way we think about streets, public spaces and housing design; the result being successful and sustainable places.”

JOHN SWINNEY

Cabinet Secretary for Finance and Sustainable GrowthScottish Government

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Endorsement

Homes for Scotland welcomes the hard work and creativitythat has gone into this project. It illustrates a progression from policy ambition to real achievement. We are keen tochampion this new way of working and apply this proactiveand co-ordinated delivery process. Consequently, Polnoonshould not just be a “one-off”. Its approach can help us delivermodern, sustainable homes and communities across Scotland.

“Polnoon illustrates a progression from policy ambition to real achievement, demonstrating an approach which will help us deliver modern, sustainable homes and communities acrossScotland. What the Scottish Government has achieved in leading all of the parties, both publicand private sector, to produce excellence in design should not be underestimated. Homes forScotland is keen to champion this new way of working and apply this proactive and co-ordinateddelivery process across Scotland.”

ALLAN LUNDMARK

Director of Planning and CommunicationsHomes for Scotland

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Aim

The Scottish Government has, over the years, provided a firmfoundation in design policy. One particular area of concern has been with the design and layout of many new housingdevelopments. The problem is that they have essentiallybecome overly dominated by the technical and engineeringrequirements of road design. The aim was therefore to takethe Government’s design advice, in particular Planning AdviceNote (PAN) 76 Residential Streets and turn all its theory intoreality. The long-term ambition was to build a ConservationArea of Tomorrow. Core to this unique project was essentiallyto create a better approach towards the design of streets, aswell as, standard house types. To help achieve this, the focuswas to start from designing the street as a place, not just as a movement corridor. The result, therefore, would be to create a safe and attractive streetscape, as opposed to applyingstandard solutions.

Design streets as places, not just

as movement corridors.

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Site

The site located at the western edge of Eaglesham village,East Renfrewshire. Eaglesham is a historic planned settlement,located approximately nine miles south west of Glasgow.

The village composes of a series of distinct housing developmentseach with its own style and pattern of development. The original18th century village was laid out in a planned fashion in theshape of the letter ‘A’ by Alexander Montgomerie, the 10th Earl of Eglinton.

Context

• Size 5.6 hectares

• Conservation village edge

• Transition from the historic to the rural

Identity

• A tree line splits a small part of the site and forms theboundary to the Conservation Area (1968)

• Very few features on the site and mainly surrounded byopen moorland

• Housing to the east (1930s bungalows) and the northBonnyton Estate (Radburn layout)

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Connection

• Bounded by two main streets:

Polnoon Street leading to Moor Road

Kirktonmoor Road2

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Previous masterplan

For the purpose of the project, Mactaggart & Mickel Ltd‘banked’ a previous consent, which they received in 2006 for 92 houses. The layout consisted of a standard cul-de-sacdesign. The challenge was to redesign the site to create a safe and attractive streetscape. This is because the designof the new residential streets can promote a good quality living environment for everyone.

Consent for 92 houses Street layout highlighted Streets shown in isolation i.e. two

disconnected streets & four cul-de-sacs

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How was the re-design achieved?

Achieving the new masterplan required three components:

Product

i.e. a new masterplan which not only created a better place but

where its vision met reality and was commercially viable.

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People

i.e. The people involved in re-thinking the design, with a common

vision, to create something better.

Process

i.e. the approach that was taken to turn the idea into a design,

by following all the key stages required.

6 project rules were established from the start:

Rule 5

Start with the street and create a place.

Rule 6

Deliver an exemplar project and build the masterplan.

Rule 1

Work together in partnership and understand each other.

Rule 2

Ensure that the project was applicable to others.

Rule 3

Embrace design policies and show that the Government's design

advice can be achieved.

Rule 4

Gain planning and Road Construction Consent at the same time.

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People involved

A new team was specifically created for the project.The Scottish Government took the lead role, with support from the Architecture and Transport. East Renfrewshire Council was led by the Head of Planning, and represented by planners (development control and development plans), an engineer, a traffic safety engineer and building standards.Mactaggart & Mickel Ltd selected the architectural firmProctor and Matthews, not only for their award winning track record of housing layouts and design, but also because theywere accustomed to working closely with the engineering firm Waterman Boreham. Together, they were responsible for re-designing the masterplan, delivering the technicalrequirements of the detailed design and achieving RoadConstruction Consent. Horner + Maclennan were appointed as the landscape architects. EDAW and WSP were invited to be part of the team, as they had previously worked on the production of PAN76 on Residential Streets and theforthcoming Designing Streets. Design training

i.e. planners and engineers

Multi-disciplinary team

i.e. Everyone round the table

Use of a B Plan tool

i.e. to simply colour code the master plan

Study tour

i.e. to see other examples

Roads

Open space

Buildings

To help everyone work together, learning was built-in from the start of the project in four ways.

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Process from beginning to end

The process followed the same stages as set out in PAN 83 on Masterplanning. Nothing more – nothing less. The emphasiswas also on pre-application discussions and close collaborationwith the agencies to test and resolve as many issues, aspossible, prior to submitting a joint planning and RoadConstruction Consent.

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Stage 1:

Site appraisal

Stage 2:

Analysis

All the relevant policies were taken intoaccount.

The design was worked up, using all the information and, as well as, the B plan colour-coded tool.

A Design Review took place withArchitecture + Design Scotland, as well as meetings with Historic Scotland,Scottish Water and SEPA.

• Masterplan completed

• Design statement completed

• Technical infrastructure drawings completed

• RCC submission completed

DesignStage 3:

Developing the design

Stage 4:

Testing design solution

a. EnvironmentThis included a desk and field survey.

b. SocialA community engagement consultation startedwith an advert and press release and tookplace, over a weekend, attracting 100 people.

c. EconomicFinancial checks were made as the designdeveloped to ensure it could be delivered.

SubmissionMay 2009

DeterminationConsultation and tuning of RCC

Pre CommitteeAugust 2009

AmendmentsMinor details

Pre CommitteeSeptember 2008

CommitteeSeptember 2008

ConsentPlanning and RCC

The process started with a team sitevisit so that everyone looked at the siteat the same time but with fresh eyes.

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Product i.e. masterplan

Set in the context of Eaglesham Close-up In detail

The Polnoon masterplan is focussed on the design of a new neighbourhood which sensitively extends the historic ‘A’ formation ofthe 18th century Conservation village of Eaglesham. It also responds to its other boundary conditions, including moorland, edges aswell as the interface with existing 1930s and 1970s village extensions.

Single storey court

Courtyard cluster

Pedestrian access

Rural edges

Street

Existing tree line

Central hub

52 Polnoon Street

View from village

Main entrance

New pavement

Pedestrian access

Marker 'gateway' building

Pedestrian path to moors

Exposed rural edge and courtyard

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Design concept

The key to the design concept is how the new masterplan has rejected the impermeable cul-de-sac arrangement and the‘plot-by-plot’ approach to many executive homes. Instead, the design solution offers a clear hierarchy of shared surfacepublic realm spaces – streets, lanes, courts, and a central square– which will assist in reducing vehicle speeds and create a morepedestrian friendly environment. Together, these will improve thespatial permeability within the site, as well as providing effectivelinks between the site and surrounding residential areas toencourage the use of walking, cycling and public transport.The surrounding streets have also been upgraded to ensuremaximum safety.

By addressing the street layout, the new residential developmentwill now provide for 121 dwellings, compared to 92 with theprevious development. This increase in density will help to createa better place. The selected range of new house types (onebedroom cottages to a six bedroom house) will provide a mixof affordable, shared equity and private housing that will serveto enliven the existing community by allowing more opportunitiesfor people to stay and live in the locality. The affordable housinghas also been placed right at the very heart of the development,acting as key feature in the central square. Their design istotally in keeping with those of the new portfolio of houses.

Standard house types have been used but with ‘new’ elevations,derived as a direct architectural response to historical andrural Eaglesham.

The natural land formation of the site has guided the creationof a comprehensive landscape strategy. In particular, by starting

at the entrance to the site, the wooded character of the Orry, a key historical feature of Eaglesham has been drawn toconnect to the site, and then pulled through the site towards a natural gentle valley which informed the location for a centrallandscape feature. This component provides a green focus to the new development which also connects to a network of green amenity spaces that lead off towards the moors.Recreational space has also been provided for in the form of six well integrated play spaces, which have all been placed to ensure ease of access and natural surveillance from surrounding houses. A tree strategy retains and enhancessome current features, including the re-instatement of ahistorical (conservation area) beech tree line and incorporatessignificant new tree planting reflecting the dominant landscapefeature at the heart of the 18th century village and which willenhance the local bio-diversity and ecological value of the site.

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hierarchical street design and shared surfaces

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A sustainable place

Polnoon has been designed as a sustainable place to live. This is because sustainable considerations run through the whole masterplan from subsurface (with its approach to infrastructure) to its movement, open space and buildings. The method, however, has been to take a has taken a very natural approach towards ‘designing-in’ sustainability rather than relying on ‘add on’ technologies.

The masterplan has been developed in close collaboration with key agencies, in parallel with very detailed infrastructurerequirements, to ensure that every design solution can beachieved.

Think of a place...

But start with its connectionsComponents of a masterplan...

Split into four parts

Open space

Movement

Infrastructure

Buildings

The aim is to create a quality place to live

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Over 40 key characteristics of Polnoon

MovementSurrounding the site

• Supports sustainable travel through encouraging walkingcycling, and with the main entrance being located close topublic transport links

• Well connected into the surrounding area

• Access for all

• Traffic calming and safety through upgrading thesurrounding street

• New pedestrian pathway

Within the site• Access for all with a shared surface and no barriers

• Hierarchy of streets i.e. streets, courts & lanes

• Central square to act as a neighbourhood ‘hub’

• Simple palette of materials easy to maintain and no tarmacwithin the site

Technical requirements

• Adoption

• Vehicle tracking (for a pantechnicon)

• Inter-visibility of junctions

• Reduction of street clutter with wall mounted lights and only ‘two’ traffic signs

• Parking policy met, with cars designed to be integrated

BuildingsLayout

• More appropriate density from 92 to 121

• Affordable homes placed at the heart of the site

• Range of house types, sizes and tenures allowingopportunities to stay and live locally

• Well planned layout maximising the topography to providingshelter and solar gain

• Houses compose a mixture of single and two storeybuildings

• Continuity of the street rather than ‘plot by plot’ approach

• Primary and secondary marker homes created to help guide people through the development, as well as addingvisual delight

• Central square ‘pend’ landmark feature

Houses

• Use of standard house types but a new portfolio created with re-designed elevations

• Architectural cues sourced from the local area

• New L-shaped houses type to help turn a ‘corner’

Detail

• Gable windows to animate the street

• Mainly natural i.e. clay tiles and timber windows materialsacross the whole site

• Built-in energy efficiency in all homes

Bringing the street and buildings together

• Use of garden walls to ‘stitch’ the houses together

• Scale of buildings and road surface relate to street hierarchy

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Open spaceSurrounding the site

• Spatial connection to surrounding landscape i.e. Orry

• Enhanced boundary treatments

Within the site

• Amenity open space i.e. central landscape feature

• Active open space i.e. 6 integrated play areas

• Private space i.e. emphasis on larger private gardens

Planting detail

• New planting i.e. acknowledgement of historical tree lineand ‘street trees’ placed throughout

• Retained planting i.e. hedge along Moor Road

• Local bio-diversity by using native tree species i.e. beech

• Maintenance and management plans

InfrastructureGround levels

• Road design to ensure balance required excavation and theneed to import suitable materials

Water

• Surface water designed to mimic the existing greenfield run-off rate

• SUDs achieved through permeable paving and bio-retention

• Soakways for roof water

• Attenuation through a storage tank and oversized sewers

• Control mechanisms to limit flows around the network

Flood risk

• Flood risk for 1:200 year storm achieved

Waste

• Foul drainage designed in accordance with Sewers for Scotland

• Site construction waste management plan created

Utilities

• One track utility service strip

Six qualities of a

successful place:

• Distinctive

• Welcoming

• Ease of movement

• Safe and pleasant

• Adaptable

• Resource efficient

...continued

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The diagrams show some of the key differences that can be achieved simply by redesigning the street, changing a standard housetype elevation and creating a more integrated public realm.

Cul de sac

Some before and after differences

Connected streets Standard house type The same house with a new elevation

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Previous consent Revised masterplan92 dwellings 121 dwellings

Before

18% Movement15% Buildings15% Open space (Public)52% Open space (Private)

After

23% Movement20% Buildings15% Open space (Public)42% Open space (Private)

B plan colour-coded tool

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Attention to local architectural details

The development uses standard house types but has ‘dressed’them differently. The new architectural designs have not,however, been developed in isolation or been done as a quickexercise in mimicry or pastiche. Instead, the visual cues havebeen taken directly from Eaglesham’s context, and thendeveloped through careful and considered over-laying tocreate a contemporary architecture which visually respectsthe evolution Eaglesham. Particular attention has been paid to elevations, such as the introduction of gable windows, andspecially located chimneys, to create an animated, readableand dynamic streetscape. The dwellings have also been‘stitched together’ with garden wall 'ribbons' of differingheight and texture to provide street edge continuity, as well as a strong sense of enclosure in some of the more intimatecourts, which also helps to provide shelter and protection from the extremes of the moorland climate.

In Polnoon Street single-storey cottages have a wide frontage and a narrow plan which controls the scale and proportions of the dwelling. Traditional rural buildings in Scotland are often characterised by this configuration. Interspersed between these are generally two-storeydwellings. This approach has been replicated in the new development.

Chimneys are an important characteristic of traditional Scottish rural housing. Within Eagleshamthere are many unique examples of chimney stacks framed either side by window openings.This feature has been replicated within some of the house types to provide architecturalincidence at key points in the layout.

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Images of the new neighbourhood

Main entrance StreetTransition from historic Eaglesham to new Polnoon

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Court Central neighbourhood hubLane

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Home truths How easy was this to do?

This project has been hard work. In particular, with it being a live case study, high risks were involved. But its been aunique opportunity to work in partnership with a house builder,with high ambition, as well as a local authority, willing to trysomething different.

It’s been a journey about creating places which are ambitious,inspiring and raising standards, as well as challenging everyoneto think about street design and architecture. As a result, itsbeen a honest reflection of a ‘day-in-the-life’ for a range of builtenvironmental professionals, who are either working towardscreating or processing planning and road permissions.

Overall, the project did prove that with an open mind towardsengineering, combined with using standard house types,(albeit with new elevations) progress can be made. Overall, itsbeen an invaluable learning exercise for everyone.

Susie StirlingScottish Government

Time line How long did it take?

The whole project took 2 years from the initial idea to thedesign consent.

In that time, however, there was a heavy emphasis on pre-applications discussions, as well as, striving to achievejoint planning and Road Construction Consent. As a result,there were only 8 conditions applied, compared to theprevious application, which had a total of 32.

During the course of the project, it is worth underlining, that the economic climate deteriorated. With this unforeseenpressure, the team reduced in size to a core team butcontinued to push the project forward.

Bottom line Cost and construction?

In terms of cost, whilst this project has shown a lower level of financial return, the value of this project, as a collaborativeexercise between the Government and Mactaggart & MickelLtd, and in the creation of a better place, is invaluable.

As for construction, within the difficult and challengingconstraints of the current economic climate, Mactaggart &Mickel Ltd would not be able to start this development, orindeed any other new project, until a sound economic upturn. A safe prediction, is that it could therefore take at least two to three years before construction.

Thoughts

The following provides an insight into some of the finer points about the project.

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20 Recommendations

People

• Leadership: Needs to be committed and knowledgeable.

• Project managers: Role for them to be key liaisons, act astrouble shooters and keep things on track.

• Multidisciplinary teams: Encourage more architectural firmsto join forces with engineering companies to offer dual services.

• Design skills: More design training required.

• Councillors: Role for them to be more involved at the start ofthe design process, for key sites, rather than just at the end.

• Hotline: Government support through a direct ‘hotline’ to tryto resolve some tricky issues to prevent ‘stand-offs’ and therisk of applications stagnating.

• Architecture & Design Scotland: The organisation offers a Design Review service and are currently reviewing how it can offer other forms of support.

Process

• Bad design is easy to achieve: A stronger line needs to be taken by authorities to use their ‘design as a materialconsideration’ policies more frequently.

• Think big: Sell the place (in its widest sense) not just theunit.

• Simplicity of understanding masterplans: If the simplecolour coded (yellow for movement, red for buildings andgreen for open space) B plan was used as a visual tool, by way of general practice, and produced alongside detailedmasterplans, it would help achieve more consistency in people,being able to read and understand places, more easily.

Product

• Design briefs and key policies: If produced ‘up front’ forspecific sites can be invaluable in terms of providing clarityfor all parties.

• Pre-application discussions: There needs to be a ‘sign-off’ or agreement between the local authority and the developer,at key stages of throughout the discussions to help reducethe risk to developers.

• Complex landscape of policy: There is potentially a need to go through all the policies (not just planning) which arerequired simply to get ‘something built’ and then to de-clutterthe landscape.

• A picture can say a thousand words: The use of moreimages in planning can help people to think more visually.

• Reports: Report writing should always be focused and succinct.

• Supplementary design statements: Though very helpful, it is a good idea for the developer to provide a one pagesubmission of the ‘key diagrams’ which really show theessential aspects of the development.

• Fees: Thorough pre-application discussions can help toreduce fees after an application has been submitted fordetermination.

• Ground control: The sub-surface infrastructure for utilitiesneeds to be given a high, and early, importance, within thedesign process.

• Time is money: The longer an application takes to determine,the higher the cost for everyone.

• Joint planning and road construction consent: Achievable.

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This project has been special. It has been the aspiration of the whole team that the proposed development will set anew standard for residential development across Scotland. In order to realise the ambitions of producing better quality,more attractive and safe residential environments there needs to be a shift change in the approach to street design in newdevelopments, where appropriate. This change will only happen,however, if there is a genuine will to make it happen. This projecthas proven it can be done. Streets make up a significantproportion of the public realm in built-up areas. It is thereforeessential that they are well designed and make a positivecontribution to the overall quality of the development.

Polnoon, the new neighbourhood, has been created through an extensive process of pre-application design consultationwith the emphasis on partnership. It has relied on a range of workshops, community consultations and discussions with key stakeholders, throughout the whole design process,to help learn, tackle, refine and evolve to the masterplan. It is a significant improvement on the previous approveddevelopment.

It has taken two years ‘from the initial idea to the design’ andwithin that time the new development has met all governmentaims and also achieved planning and Road ConstructionConsent (within a month of each other), with fewer conditionscompared to the previous development. It’s been hard workbut it’s been worth it. Everyone involved in the process hasbeen completely dedicated towards creating a masterplanwhich aims to create a sustainable place, that not onlyimproves the quality of life for the people who will, one day, livethere, but also will contribute to the amenity of Eaglesham.

Whilst the masterplan is contemporary in expression, itscontextual architectural vocabulary is firmly anchored in thespecific historic and landscape context of Eaglesham andKirkton Moor. Also, the deliberate reason for using standardhouse types but with new elevations was to demonstrate thatthis project is directly applicable to other house builders.

Conclusion

‘‘A conservation area of tomorrow.”

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Final words

There is an opportunity to create

good design every time you do

something…don’t waste it.

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Horner + Maclennan Landscape Architects

Mactaggart & Mickel Ltd

Proctor and Matthews Architects

Scottish Environment Protection Agency

Scottish Government Transport

Scottish Water

Waterman Boreham Transport Planning

WSP Group

With special thanks and acknowledgement

alphabetically

Bil Fulton

East Renfrewshire Council

EDAW/AECOM

Historic Scotland

Homes for Scotland

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POLNOONPOLNOONSUMMARY: DESIGN SNAPSHOT

RESIDENTIAL STREETS PROJECT