What Is All The Talk About CPTED?

Crime Prevention Through Environmental Design, or CPTED, is a relatively new crime prevention strategy. Even though its concepts and principles have been used for hundreds of years, it was not until the early 1970s that urban planning and architecture experts, such as Jane Jacobs and Oscar Newman, studied the relationship between the built environment and criminal behavior. It was discovered that there is a direct correlation between the two. How the built environment is perceived does have an effect on one’s behavior, whether good or bad, which in turn affects the productivity of the environment, and that affects the amount of crime, potential loss and liability in that environment.

CPTED was born of the belief that the proper design and effective use of the built environment can lead to a reduction in the incidence and fear of crime and an improvement in the quality of life. While it took many years for crime-prevention practitioners and design professionals to buy into the idea, CPTED has been growing successfully across the nation and throughout the world at a surprising rate.

What Is CPTED?

Where many people envision crime prevention as installing additional locks, bars, moats, and other “fortress-building” devices, CPTED incorporates natural elements into the design phase of development. These elements can be applied easily and inexpensively early on, hence “prevention”, versus having to retrofit a structure after criminal activity has occurred, -“reaction”. CPTED principles integrate four interrelated design concepts. These concepts include Natural Surveillance, Natural Access Control, Territorial Reinforcement and Maintenance.

Natural Surveillance is a concept that utilizes increased visibility. The placement of physical features, (windows, entrances, parking areas), activities, (smoking and break areas), and people, (receptionists, cashiers or security personnel), in such a way enables the intended users of the space to see and be seen. The strategic placement of these items provides an opportunity to allow intruders, or inappropriate behaviors, to be observed and challenged, or reported to the police or property owner. Natural Surveillance is enhanced by providing adequate lighting and landscaping to allow for unobstructed views outside, as well as within.

Natural Access Control is a concept that focuses on physically guiding people, (subtly), to and from an environment. By strategically placing entrances, exits, fencing, landscaping and lighting, access will be controlled, while unauthorized access will be more noticeable. If ingress and egress is limited, a criminal may think twice, as the perception would be that there is too much risk in selecting that space as a target.

Territorial Reinforcement employs design elements, such as sidewalks, landscaping, fencing, pavement treatments and signage, to express ownership and define public and private areas. The concept suggests that physical design can create or extend a sphere of influence and ownership. Offenders will feel out of place and will look for an easier target.

Maintenance is a concept that allows for the continued use of a space. When an area becomes rundown, it tends to send a message to others that there is a lack of concern or control by the property owner, indicating a greater tolerance of disorder and crime. Proper maintenance protects the public health, safety and welfare in existing structures and surrounding premises, which increases the quality of life.

How Does It Work?

The Chesterfield County Police Department is one of two law-enforcement agencies in the Commonwealth of Virginia that have hired a full-time civilian to focus on CPTED and related issues. This position involves attending Site Plan Review sessions to provide CPTED comments on proposed development within the county, review of rezoning cases and subdivision development review. The position also involves working directly with police on various crime-related issues.

A full CPTED Security Assessment includes a review of crime statistics, a review of adjacent property uses, a crime review of the property itself, a thorough review of proposed design plans, (including site plans, design elevations, building layouts, landscaping and lighting plans), with an evaluation of the proposed use of the site. There is no cost for a CPTED Security Assessment.

As there are currently no county codes requiring that CPTED be implemented in the design phases of development, any recommendations made are at the mercy of the company or property owner. No one is forced to adhere to the CPTED recommendations, however, it is the duty of property owners and design professionals to address any safety issues brought to their attention.

If nothing else, companies, property owners, developers and architects should be concerned with Premises Liability. Court cases have shown that crime victims increasingly seek compensation from the owners, managers and even professional property designers of properties where crime takes place. With the available tools developed through CPTED, owners, developers and design professionals, who utilize proactive design, will reduce the likelihood that crime will occur on their premises and, in the event that a crime does occur, will provide a strong defense of reasonable conduct in a court of law.

What Are The Benefits?

  • A Safer Building/Environment

    Customers will frequent businesses that offer a safe environment in which to conduct business.
  • A More Productive Work Environment

    Employees and customers will feel safer and will be able to concentrate on business rather than crime-related issues that may have occurred on the property or in the building.
  • A More Profitable Business

    Customers will be more inclined to frequent a safe business and there will be less employee turnover.
  • Less Liability

    Being able to show reasonable actions for anticipated criminal activities will be of great support should legal issues arise.

Summary

CPTED can go a long way in making a community safe. Chesterfield County and the Chesterfield County Police Department are committed to providing residents and businesses the safest environments possible. Although there is no guarantee that the implementation of CPTED principles will make a building or community crime free, the CPTED concepts should reduce the probability and fear of crime, when properly applied and maintained.

CPTED can eliminate problem areas: a poorly lit parking lot, blind alley, or a public telephone stuffed into a dark corner. Along with the feeling of safety and security that CPTED brings will come a stronger sense of social responsibility. What better type of prevention is there?

For more information about CPTED, please contact Jennifer Bryant, CPTED Planner and Crime Prevention Specialist, at the Chesterfield County Police Department, (804) 796-7153.