The Complexities of Designing Mixed-Use Buildings with CPTED and Crime Prevention in Mind

Designing a mixed-use development is one of the most complex challenges an architect can face. Any building must be structurally sound, cost-effective, and well-designed while avoiding leaks, cracks, and high maintenance costs. However, adding safety to the equation introduces another layer of complexity.

When I speak of safety, I’m not referring to balustrade heights or trip hazards—I mean the personal safety of those living or working in the development. This includes protection from crime, anti-social behaviour, and property damage.

Surprisingly, this has been overlooked in design for so long and some still see it as an afterthought. That is likely the effect of not having to live or work in the building being designed.

Having reviewed countless developments as part of my role as a CPTED consultant and on design review panels, I often find myself asking the same questions:

• Have you considered how people will live and work in this building?

• How will it be managed over time?

• Will the design make it expensive to run and maintain?

• If so, will management cut costs in ways that compromise safety?

These questions must be addressed early, or they risk becoming long-term expensive problems.

What is a Mixed-Use Development and how does its Design relate to Crime Prevention?

A mixed-use development combines two or more uses, such as residential, retail, hospitality, childcare, light industrial, and public spaces.

Each function has unique security needs, operates at different hours, and requires different levels of surveillance and access control. Poorly integrating these elements increases crime risks.

Key CPTED Challenges in Mixed-Use Buildings

Conflicting User Groups

User groups - residents, customers, pub patrons, hotel guests, maintenance staff, childcare workers - have vastly different needs. A poorly planned layout can create unnecessary conflicts.

For example, placing a childcare centre in the same building as a pub isn’t ideal. If co-location is unavoidable, they should have separate access points, parking, and drop-off zones.

Balancing Access Control and Activation

Mixed-use developments must be inviting, but too much openness can create security risks. Good access control should be subtle - people shouldn’t even realise they’re being guided away from restricted areas.

However, a highly activated space that is poorly controlled can become chaotic. If anti-social behaviour takes hold, it can drive people away, defeating the goal of activation.

Late-Night Risks

A mixed-use development must function both during the day and at night. For example, after a pub's peak hours, staff and patron numbers will drop, making the venue vulnerable.

Older pubs often have multiple exits with restricted oversight, increasing risks of theft and violence. In these cases, security and extra staffing become essential but costly. A well-designed venue can reduce these risks without excessive operational expenses.

The Impact of the ‘Uber Eats Economy’

Food and grocery delivery services are reshaping how we access buildings. If not appropriately planned, deliveries can compromise security. Buildings must be designed so food can be dropped off without exposing the entire residential area to unauthorised access, for faciliate in excuse making

Passive Surveillance Limitations

Some areas - like rear lanes or shared corridors in shopping centres - are difficult to monitor. In shopping centres, for example, shared service corridors allow people to move unnoticed. Without clear oversight, these spaces become easy access points for crime.

Defining Shared vs. Private Spaces

Blurry boundaries between public and private spaces create ownership and management issues. If residents feel public areas are being misused, they may withdraw from them, reducing natural surveillance and increasing crime risks.

CPTED and Crime Prevention Strategies for Mixed-Use Developments

1. Clear Designation of Spaces

Define public, semi-public, and private areas to prevent confusion. For example, residential communal open spaces should remain private and not be accessible to the public or perceived as accessible to the public. In my reviews, I have seen many co-located with public spaces that are ambiguous. Another example is ensuring that loading docks and service areas are not mistaken for customer parking if that has poor oversight.

Residential lobby with good sightlines to the street and mailboxes inside the lobby to reduce risk of identity theft.

2. Layered Access Control

Instead of harsh restrictions, use zoning strategies for crime prevetion:

• Residential lobbies should be separate from commercial entrances and secured from the street and car park.

• Residential parking should be separate from commercial parking to prevent unauthorised access - especially given the storage cages that often contain valuable items.

3. Smart Placement of Active Frontages

Locate retail, commercial and residential premises where they provide passive surveillance of the public and private domain. Offices and staff rooms can be useful if they overlook the loading docks, as this can provide both actual and perceived surveillance.

4. Lighting & Visibility

Lighting should enhance sightlines, not hinder them. Poorly designed lighting can result in glare or shadows - making it harder to see if people are hiding. This is particularly critical for residents returning home at night.

5. Management & Operational Considerations

CPTED and crime prevention strategies isn’t just about design. Ongoing management and security policies must support the development. Each design decision should consider:

• Does this make life easier or harder for building managers and tenants?

• Will ongoing maintenance be required for the design to remain safe?

6. Hours of Operation

The hours of operation should be understood and form part of the design process. Knowing which sections might be 24 hours such as a gym will help in designing lobbies and the carpark. 

Conclusion

CPTED should never be an afterthought in mixed-use developments. Success lies in balancing activation, surveillance, access control, and operational management.

Ultimately, you want to avoid having your building become a cautionary tale. I’ve heard too many times: “Who designed this building? They clearly don’t understand how people live in a place like this.”

By integrating CPTED from the start, architects, clients, and project managers can create spaces that are not only functional but safe, sustainable, and livable.