Designing an Indoor Dog Park in Shared Parking Garages: Lessons from London Developments

Turned-down engines and wagging tails: solving amenity gaps in dense developments

Finding reliable, safe, and convenient space for dogs is one of the fastest-growing amenity requests from urban residents in 2026. Tenants and buyers complain about limited outdoor access, inconsistent pet rules, and unpredictable weather that makes daily exercise a logistics headache. At the same time, buildings with large shared parking garages see excess capacity—especially in cities where car ownership is declining. That mismatch creates an opportunity: repurposing sections of shared garages into indoor dog parks and obstacle courses can increase resident satisfaction, add revenue, and future-proof developments. London’s One West Point is an early high-profile example, and this article explains the practical steps, regulatory pitfalls, design principles, and business models you need to run a successful indoor dog facility inside a shared garage.

The case for garage-to-dog-park conversions in 2026

By late 2025 and into 2026, three trends make garage re-use both attractive and viable:

• Lower car ownership and modal shift: post-pandemic hybrid work, micromobility adoption, and expanded low-emission zones have reduced long-term parking demand in many urban developments.
• Pet humanization: ownership and spending on pets continue to rise; developers use pet-friendly amenities to differentiate units and command higher rents or prices.
• Flexible mixed-use expectations: residents expect amenity zones that are programmable—daytime coworking, evening events, and pet areas—so partial conversions are welcome.

One West Point in London has publicly positioned an indoor dog park and obstacle course as a headline amenity. That high-visibility project validates the market and provides practical lessons for other developments considering a partial conversion.

Top-line planning: is conversion feasible for your shared garage?

Start with the three pillars that determine feasibility: space, safety, and approvals.

1. Space audit and sizing

Measure the area you can spare—most indoor dog parks need clear, uncluttered floor space. As a rule of thumb:

• Small neighborhood amenity: 150–300 sq m (1,600–3,200 sq ft) — good for 15–30 dogs per session.
• Medium facility with obstacle course and wash station: 300–600 sq m (3,200–6,500 sq ft).
• Large or flagship offering (like One West Point): 600+ sq m (6,500+ sq ft).

If you are converting parking spaces, each standard UK parking bay is roughly 2.4m x 4.8m (~11.5 sq m). Converting 10 spaces yields ~115 sq m—suitable for a compact play area or modular pop-up.

2. Structural & services check

Garages are built for vehicles, not people or water-based cleansing stations. Engage a structural engineer to verify floor loads, drainage slopes, and ceiling heights. Key checks:

• Floor finish and fall-to-drain capability for frequent water use.
• Load bearing and vibration limits for installed equipment like agility ramps.
• Route availability for HVAC ducts, fresh air intake, and exhaust.

3. Regulatory & lease considerations

Consult the local planning authority and building regulations early. In England, for example, fire safety obligations (Building Regulations Part B), means of escape, and ventilation standards cannot be compromised. Also check leasehold covenants—permission from the freeholder and affected leaseholders is often required. Finally, insurance and license conditions will change when the space expects regular occupant activity and animal presence.

Design fundamentals for a safe, functional indoor dog park

Good design balances animal welfare, human comfort, and maintainability. Here are the must-have zones and technical specifications.

Core zones and flow

• Entry & registration: controlled check-in, proof of vaccinations, membership verification, and a short briefing board.
• Warm-up/social zone: supervised area with seating for owners.
• Main run: large clear area with sightlines for staff; consider turf or rubber surfacing.
• Obstacle course / training zone: modular, low-impact equipment that can be reconfigured for classes or events; look to playground and skills-park design for inspiration when planning obstacle-style programming.
• Wash/groom station: one or two stalls with warm water, non-slip ramps, and quick-dry blowers—consider partnering with local salon/grooming services to drive usage.
• Separation pens: small-dog/large-dog division and quarantine/isolation for any dog needing immediate separation.
• Storage & staff room: supplies, PPE, and first-aid kits.

Flooring, drainage and materials

The right materials make the space hygienic and low-maintenance:

• Flooring: closed-cell rubber or bonded polyurethane with gentle fall to drains; some projects use high-grade artificial turf over shock-absorbing underlay for comfort.
• Drainage: linear drains with grease traps and pet-safe interceptors; consider backflow prevention.
• Walls and panels: impact-resistant, washable panels up to 1.5m high; antimicrobial finishes for high-contact areas.
• Lighting: glare-free LED with daylight mimicry for circadian-friendly environments.

Ventilation, air quality and odour control

Odour and airborne pathogens are primary resident concerns. Best practices in 2026 include:

• Dedicated HVAC with MERV 13+/HEPA-stage filtration for the dog area, and separate exhaust from the garage to avoid cross-contamination—plan HVAC integration and consider smart heating and ventilation accessories to improve air handling in retrofit contexts.
• CO2 and VOC sensors tied to demand-controlled ventilation.
• Activated carbon or biofiltration units for odour mitigation; use beyond simple ozone generators due to safety concerns.

Operations, safety and pet management

An amenity is only as good as the policies and people that run it. Establish clear rules, staffing, and tech to keep operations smooth.

Booking, access control and capacity management

Use a digital booking system to manage density and capture liability forms. Important features:

• Time-slotted sessions to limit dog numbers and reduce stress.
• Contactless check-in and validation of vaccinations/insurance.
• Real-time occupancy dashboard for building managers and residents.

Staffing and training

Hire at minimum one trained attendant per shift with dog-behavior and pet-first-aid training. Staff responsibilities include gate control, incident response, cleaning oversight, and facilitating classes. Partnering with local trainers or doggy daycares to run structured sessions improves utilization and creates a revenue share opportunity.

Health, hygiene and incident protocols

Create written policies for:

• Vaccinations, flea/tick prevention, and spay/neuter requirements.
• Injury and illness response—immediate separation, owner notification, and vet referral.
• Cleaning regimens—daily deep-cleaning and between-session spot cleaning using pet-safe disinfectants.

Finance: costs, revenue and ROI

Budgeting is highly site-specific, but here are ballpark figures and models you can adapt.

Cost categories

• Design & approvals: £5k–£25k depending on complexity and lease negotiations.
• Fit-out & M&E (ventilation, drainage): £200–£600 per sq m for a basic fit-out; premium finishes and wash stations push that higher.
• Equipment & furnishing: £5k–£40k depending on obstacle sets and wash systems.
• Operating costs: staff wages, utilities, cleaning supplies—estimate £2k–£6k/month for a medium facility.

Revenue streams

• Resident memberships (monthly).
• Pay-per-use drop-ins and training classes.
• Event hires and brand partnerships (pet food, grooming).
• Premium add-ons—grooming, overnight daycare partnerships, and retail vending.

Example quick math: a 250 sq m facility with 100 resident members at £20/month = £2,000/mo from base memberships. Add classes and drop-ins for another £1,500–£3,000/mo. With disciplined cost control, many projects can reach payback inside 4–8 years—but run the numbers with a local contractor.

Mitigating parking loss and community trade-offs

Converting parking bays reduces vehicle capacity—communicate trade-offs and offer mitigations:

• Introduce car stackers, compact EV bays, or managed valet to free more space elsewhere.
• Partner with nearby car parks for discounted resident permits.
• Offer alternative storage such as secure bike rooms and micromobility hubs to reclaim space for human and pet use.

Technology that elevates the experience

Integrate simple, reliable systems that residents will use:

• IoT sensors for humidity, CO2, and odour to drive ventilation and provide transparency.
• App-based booking and resident ID with QR entry codes.
• CCTV focused on entrances and staff-managed areas—respect privacy and follow data protection rules.
• Digital waivers and health record uploads to reduce friction at check-in.

Community engagement and piloting

A phased approach reduces risk and builds buy-in:

1. Run a pop-up or modular pilot in a portion of the garage for 3–6 months.
2. Survey residents about hours, pricing, and program preferences.
3. Host town-hall sessions, trial classes, and Q&A with local planners and insurers.
4. Use pilot data to refine limits, staffing levels, and revenue assumptions.

Design inspiration: obstacle courses and programming

Residents value novelty. Balance free-play areas with scheduled programming:

• Agility lanes with removable tunnels, low hurdles, balance boards, and weave poles.
• Interactive enrichment walls—puzzle feeders and scent trails that encourage natural behaviour.
• Class programming—puppy socialisation, agility basics, senior-dog gentle sessions.

Design for modularity so equipment can be updated without heavy refit.

Legal, insurance and liability essentials

Before you open, secure:

• Updated public liability and premises insurance that explicitly covers animal-related incidents.
• Clear resident agreements and waivers, including liability for bites, damage, or non-compliance.
• Data protection statements for CCTV and digital records.
• Local licenses or permissions where required for commercial dog services (grooming, daycare).

Case study snapshot: lessons from One West Point (London)

One West Point—an example highlighted in late 2025 coverage—integrated an indoor dog park and obstacle course as a headline amenity. Key takeaways from projects like this include:

• Position the pet amenity as a lifestyle differentiator in marketing materials—buyers notice.
• Place the facility within secure, staffed amenity floors rather than in exposed underground garages to improve ventilation and day-lighting where possible.
• Offer ancillary services (salon/grooming) to enhance utility and revenue.

Replicating that approach at scale means tailoring size and programming to your resident mix and parking trade-offs.

Future outlook: where this trend is heading in 2026 and beyond

Expect continued growth in hybrid-use amenities. By 2026, local authorities and developers increasingly accept partial parking conversions as long as transport demand management strategies exist. Technological advances in air filtration, contactless operations, and occupancy analytics are reducing both health concerns and operational friction. Design trends will emphasise modularity and multi-functionality—spaces that act as dog runs by day and community event spaces in the evening.

“Amenity-driven differentiation is no longer a luxury—it's a necessity for urban residential projects that want to stay competitive.”

Practical checklist to get started (actionable steps)

1. Conduct a space and parking impact audit; map alternative parking solutions.
2. Commission a structural, drainage, and M&E feasibility study.
3. Engage the community with a survey and a pilot pop-up program.
4. Draft operating policies: vaccination, capacity, hours, emergency protocols.
5. Secure approvals—building regs, fire safety sign-off, lease/freeholder consents.
6. Design modular fit-out prioritising ventilation, drainage, and durable materials.
7. Install booking and monitoring tech, staff training, and insurance updates.
8. Launch a phased opening, measure utilization, and iterate.

Closing: the win-win for residents, developers and pets

Converting part of a shared garage into an indoor dog park can solve multiple pain points: it creates reliable exercise options for pets, drives amenity differentiation for developers, and uses underutilised space in an era of changing car habits. With careful planning—attention to ventilation, drainage, health protocols, and community buy-in—these facilities become safe, lucrative, and loved features in modern urban developments. The One West Point example shows demand and feasibility; your next step is a small pilot that gathers resident data and proves the model.

Call to action

If you manage a residential development or are evaluating amenity conversions, start with a targeted feasibility kit. Visit carparking.us to download our Garage-to-Amenity Starter Pack, which includes a permit checklist, sample resident survey, and a 12-month financial model template. Book a consultation with our design and operations partners to map a pilot at your site—turn idle bays into community wins and give residents (and their dogs) something to bark about.

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