Proposed layout of commercial area of Lansdowne Park, provided by OSEG

The proposal for the commercial areas includes of blocks of multi-story glass residential buildings perched on seven blocks of retail, a cinema, and an office tower. The Aberdeen Pavilion and Horticulture building are furthest from Bank Street, tucked behind the rest of the development.

It’s bland. It looks like an uninspired corner of Carleton University: cement, glass, featureless facades, and lots of right angles. The two dominant thoroughfares are designed for cars, with pedestrians relegated to sidewalks partially-obstructed by cement planters. The plazas are cement blocks. If there’s any theme it would be “cement”. Meanwhile, the new buildings are three to seven stories in height, obstructing views of the Aberdeen Pavilion.

The view of Aberdeen Pavilion from Holmwood Avenue

OSEG's proposal features wide roads with sidewalks partially blocked by planters

I’d like to say that it isn’t all bad – that there are some highlights that redeem the plan. But there aren’t. The two features that caught my eye were the medians on Bank Street, and the “Lord Grey’s” building. The medians proved to be lipstick on a pig: the Bank Street entrance still looks like the asphalt afterthought it is today. Similarly, even though the dramatic overhang of Lord Grey’s looks interesting in the rendering, the detailed image makes it look more like a walled off gas bar.

Does it have to be so boring?

Another vision for Lansdowne?

Another alternative would be to go to the extreme: build an iconic structure that would dominate the commercial portion of the site and would contain all of the retail. Ottawa’s new convention centre is a striking example. Yes, it’s ugly, but it’s like a chihuahua – it’s so ugly that it goes beyond simple everyday ugliness to a weird kind of beauty.

Ugly and attractive at the same time

In any case, here’s hoping that our municipal government puts the Lansdowne Live proposal on ice and runs an open design competition. If OSEG is the best the world has to offer, let’s do it. Otherwise, let’s go with a plan that involves some public space, and perhaps even a few sports fields for Ottawans.

On the off chance our councilors are still listening to what their constituents have to say, I sent the following with letsgetitright.ca.

Please vote against the Lansdowne Live proposal.

The OSEG proposal is unimaginative and would add little to Ottawa’s public life. The plan shown during consultations provides no public space, nothing to attract residents outside of shopping, fewer sports facilities than are at Lansdowne presently, and is financially predicated on the success of a CFL team. Lansdowne must be redeveloped, but the new facility should be something that all Ottawans can enjoy, not just CFL fans and up-market shoppers.

Instead of taking the first proposal to come along, Council should reopen the design competition and choose the best proposal on offer. Please vote against the Lansdowne Live proposal.

Update: One of the Councillors actually responded. Alex Cullen (or one of his minions) wrote back:

Thank you for this – I share your views.
[...]
No matter what corporate confidentiality disclaimer may appear below please feel free to share this message as you wish.

Nice. I dig both the sentiment and the signature.

Inside, it didn’t get much better. Tiny posters in small font, replicating the text of the City’s Lansdowne Live website. Each poster was surrounded by a crowd three or four people deep trying to read what was on display. There were officials from the city and/or the developer, but they were too inundated with people for me to get close to them.

It was insanity.

I went there to find out what was proposed, and ended up with more questions than answers:

What happens if the CFL team folds? The Ottawa Renegades lasted only four seasons. Aside from the $300k in annual rent[1], where would the team’s failure leave the city? According to the business plan, the CFL team is supposed to contribute $42 million dollars back to the city and developers.[2] That seems like an awfully large risk in a $200 million plan.

How will people get there? The transit portion of the slides seems optimistic. Lansdowne is far from the transit way, far from the planned LRT, and far from the nearest highway on-ramp. During peak use, the plan suggests that people will park and ride from the burbs to get to Lansdowne. That seems optimistic. Bank street becomes terribly congested for anything larger than a 67s game (eg, the Ex). Without a change in infrastructure, that seems unlikely to improve.

What about public use? The City of Ottawa is short on centrally located sports fields. There doesn’t appear to be an allocation of land for amateur sports such as soccer and ultimate. The plan would see a “front yard” that would serve as parking for large events. There’s no mention of use for amateur sports.[3] It sounds like they’d keep the winter bubble over the field at Frank Clair stadium, but that’s about it. Even though the pictures show fountains and a plaza, but I couldn’t find any mention of those in the posters or business plans.

What about the extras? The first phase of the plan is replacing the stadium and asphalt parking lot with something a little nicer and adding retail to the site. Phase 2 is the development of hotel, residential, and office components. The plan doesn’t describe what those developments will be. How large will each retail space be? What is the 41,000 square foot “unique food store“? Since the site is far from major arteries, it seems unlikely that a big box store would move in there. What will happen if the space can’t be rented out?

Aside from these questions, I have to say that the event didn’t feel like a consultation. It felt like something verging on a coronation, or perhaps a revolt. The vocal members of the crowd clearly didn’t like what they saw. The city and the promoters did little to answer visitor’s questions – although there was a Q&A session at Wednesday night’s consultation.

After reading the City/promoter’s docs I’m left with the simple conclusion: even though the Lansdowne Live proposal is no worse than what’s currently at the site, it doesn’t have much going for it. The proposal envisions Lansdowne as an attraction, but without the necessary transit to get visitors to the site. It lacks public space: no statuary, no gardens, no playing fields, no plazas, no skate parks, no amphitheater. Nothing.

[1] – Business plan, page 20.
[2] – Business plan, page 23.
[3] – Take a look at the stadium page and search for “winter”.