TOWER+URBAN BLOCK
TYPOLOGIES FOR BETTER LIVING IN THE HODDLE GRID
NATALIE CHOW
MUrbDes (University of Melbourne) BArch (Monash University
MELBOURNISMS Since the 1980s, Melbourne’s Hoddle Grid has been able to accomodate almost a fifty-fold growth in the number of dwellings.
930
1537
607
The inner City of Melbourne targets to provide 47,000 more dwellings by 2030, including at least 1721 affordable homes.
1812 100m
Overall dimensions of The Hoddle Grid, Melbourne 200m
The skyline may look more urban now, but down on the street we are losing the urban quality of the city. Recent residential developments in the form of podium towers create enclaves that are erode the urban character of the City and play a role in the gentrification of the inner city. 2
MELBOURNOLOGY 1/3
R E S E A RC H & A N A LYS I S Part 1 of the study will focus on housing developments in Melbourne’s Hoddle Grid: - Factors shaping and influencing residential developments - Case Studies - Spatial implications of increasing housing density - Social and economic implications of recent residential development
3
MELBOURNISMS HOUSING IN THE HODDLE GRID
06
08 03 07 01 09
02 04 05
100m
Existing Residential Buildings Figure Ground
200m
4
02
03
GORDON PLACE Historic Boarding House Conversion
151-157 LATROBE STREET 2-Storey Townhouses with private street
05
06
EARLY RESIDENCES
01
PARAMOUNT APARTMENTS Apartments with Retail Arcade
MEDIUM DENSITY
04
51 SPRING ST FENDER KATSALIDIS Office To Boutique Residence Conversion
SPECULATIVE DEVELOPMENT
HERO APARTMENTS NONDA KATSALIDIS Boutique Apartments with Street Retail
09
08
07
WEST SIDE COTTEE PARKER Residences, Offices & Hotel
DRILL HALL MGS ARCHITECTS Social Housing and Community Center Page 75 of 96
View from corner of Queen & Little Londsale Street looking North
74
QUEENS PLACE FENDER KATSALIDIS, COX Residences, Retail & Offices
350 Queen Street, Melbourne
5
BEYONCE ELLENBURG FRASER Residences & Retail
MELBOURNISMS CASE STUDY: WEST SIDE PLACE RESIDENCES & RITZ CARLTON HOTEL DETAILS
DATA
250 SPENCER STREET
11,759 m2
33
275m
394,855 m2
95%
2784
81.5%
95%
6700 approx.
ADDRESS
Cottee Parker ARCHITECT
Far East Consortium (HK) DEVELOPER
DENSITY
SITE AREA
PLOT RATIO
GFA FOR HOUSING
GROSS FLOOR AREA
GFA FOR MIXED USE
PLOT COVERAGE
BUILDING HEIGHT
DWELLINGS/HA INHABITANTS/HA
Under construction PROJECT STATUS
$1 billion AUD
PROJECT VALUE
FORM 01
02 RITZ CARLTON HOTEL, 263 Suites
Existing Central Equity Apartments
Day Spa Restaurants And Bars Concierge Services Function Rooms Business Centre 500-Seat Grand Ballroom
WEST SIDE PLACE, 2600 Apartments Pools & Gyms Karaoke Cinema Gardens Open Terraces Lounge Areas Meeting Rooms Study Pods Business Centre
LO NS DA LE
6
ST
T
GS KIN
DWELLING UNIT Three Bedroom Residence
Two Bedroom Residence
P F
P
F
A4411 A4511 A4611 A4711 A4811 A4911 A5011 A5111 A5211 A5311
1
BOUNDARY
1
A5411 A5511 A5611 A5711 A5811 A5911 A6011
A1203 A1303 A1403 A1603 A1803 A2003 A2403 A2503 2 A2603 A2803
L
TOWER A
A3003 A3203 A3403 A3603 A3703 A3803 A3903 A4003 A4103 A4203
L
location
A4303 A4403 A4503 A4603 A4703 A4803 A4903 A5003 A5103 A5203
1
WIR L
location
1
L
TOWER A
TOWER A
P F
TOWER A
TOWER A
P
L
1
WIR
A5303 A5403 A5503 A5603 A5703 A5803 A5903 A6003
BOUNDARY
A2911 A3111 A3411 A3511 A3711 A3811 A3911 A4111 A4211 A4311
BOUNDARY
A1311 A1411 A1611 A1711 A1911 A2211 A2311 A2511 2 A2611 A2811
BOUNDARY
A5205 A5305 A5405 A5505 A5605 A5705 A5805 A5905 A6005
2
P
Residence NumberF
Residence Number A4105 A4205 A4305 A4405 A4505 A4605 A4705 A4805 A4905 A5005 A5105
Internal Area: 131.78 - 134.94m2
Internal Area: 80.04 - 82.06m2
er
2
Tower A Type: A4c
2
Tower A Type: B5c
c
17 - 54.95m2
BOUNDARY
Bedroom dence
F
B
BOUNDARY
B
A
1 BEDROOM
d in this document are indicative plans and used for uld not be relied on by any party for the purchase of the ntract of Sale for the development contains the plans and arties for the sale and purchase of the relevant lot. Openings may vary in apartments dependant on location in building
BOUNDARY
BOUNDARY
APARTMENT TYPE: A.4_c
A
APARTMENT TYPE: B.5_c
The plans and drawings contained in this document are indicative plans and used for illustration purposes only and should not be relied on by any party for the purchase of the lots at the development. The contract of sale for the development contains the plans and drawings to be relied on by the parties for the sale and purchase of the relevant lot. Openings and windows within the facade may vary in apartments dependant on location in building and various facade expressions.
APARTMENT TYPE: C.8_c
Disclaimer
2 BEDROOM
Disclaimer
3 BEDROOM
The plans and drawings contained in this document are indicative plans and used for illustration purposes only and should not be relied on by any party for the purchase of the lots at the development. The contract of sale for the development contains the plans and drawings to be relied on by the parties for the sale and purchase of the relevant lot. Openings and windows within the facade may vary in apartments dependant on location in building and various facade expressions.
APARTMENT TYPE: B.5_c
81m2 South Facing
North-Facing
N
APARTMENT TYPE: A.4_c N
N
54m2
132m2 North-Facing
Starting from $428,300 for 1 bedroom
01 Location plan of Case Study Block 02 Case Study Block Axonometric 03 Development Section & Key Building Heights
10
160
275
03
30
55
10
56
7
10
27
41
30
MELBOURNISMS PERFORMANCE 05 05 Context and program of surrouding buildings
QUEST HOTEL ATLANTIS APARTMENTS
06 City block street network 07 City block cadastre with building footprint
288 SPENCER ST APARTMENTS
08 City block public space figure -ground
280 SPENCER ST APARTMENTS
09 New street & retail frontage created by development 10 Podium Plan Layout
WILLIAM ANGLIS INSTITUTE CAMPUS
ROW HOUSE SHOPS
RITZ CARLTON HOTEL & WEST SIDE PLACE LUXURY RESIDENCES
11 Podium Street Interface
OFFICES
CENTRAL EQUITY APARTMENTS Residential 100m
Education Commercial Cultural Service
06
07
08
09
LATROBE ST
KING ST
SPENCER ST
Lt LONSDALE ST
LONSDALE ST
Development ‘cuts‘ the large plot, creating new active street frontages and north-facing plaza facing the education institute.
Permeability
Fine Grain
Open Space & Landscaping
Fixed Form
Street Life
Privatised Space
Mixed Use
8
Mixed Users
PODIUM 10 Page 9 of 34 LT L O N S DA L E ST R E ET 1
2 8,400
3
4
8,400
5
8,400
11,000
6 8,400
7 8,400
8 8,400
9 8,400
10 8,400
11 8,400
12
13
8,400
8,400
14 8,400
15 8,400
16 8,400
A
L FO
YE
R
8,400
A
B
HO
TE
B
FO YE R
CAR LIFT
STORE
8,400
T2 LOBBY
C
C
T3 C
A PA RT M E N T S
C
8,400
F OOD COURT
KITCHEN
SERVICE
HOT E L
11,000
D
B
E
8,400
S U P E R M A R K ET
F
BALLROOM
PRE-FUNCTION FOYER
B
E
F
8,400
S E RV I C E / C A R L I F T
S P E N CE R STRE ET
D
R ETA I L
M E RRI M AN LAN E
1, 2 & 3 BED
F OY E R G
G
8,400
TOILETS
H
A
T3 FOYER
8,400
A
TOILETS
H
SERVICE
J
8,400
J
SUPERMARKET
BALLROOM
K
1
2
3
K
4
5
6
7
8
9
10
11
12
13
14
15
16
L O N S DA L E ST R E ET E
N
D
PODIUM_LEVEL 01 FLOOR PLAN - 1:500 250 SPENCER STREET | PERMIT 2011/013730 | AMMENDMENT TO MASTER PLAN
11
Large grain creates singular experience at Street Level
Above ground garden terrace not visible from street Mechanical Exhausts
Decorative Podium Facade with illegible uses Few entries at street level
Transparency at street level for retail outlets
9
77
MELBOURNISMS CASE STUDY: UPPER WEST SIDE TOWER RESIDENCES DETAILS
DATA
220 SPENCER STREET
8,900 m2
24
2700
216,000 m2
97% approx
7000 approx.
ADDRESS
Cottee Parker ARCHITECT
Far East Consortium (HK) DEVELOPER
2010-2016 (5 Towers) PROJECT STATUS
DENSITY
SITE AREA
PLOT RATIO
GROSS FLOOR AREA
GFA FOR HOUSING
DWELLINGS/HA
INHABITANTS/HA
100%
PLOT COVERAGE
170m
BUILDING HEIGHT
$1.4 billion AUD PROJECT VALUE
FORM 01 MANHATTAN TOWER 641 Apartments 1, 2 & 3 bedroom
THE FIFTH 402 Luxury Apartments 51 Storeys 165 metre tower
Swimming Pool Sauna Gym
206 car parks 5 retail tenancies, Pool, gymnasium Designer Gardens
02 MIDTOWN 282 Apartments 1, 2 bedroom
MADISON TOWER 584 Apartments 1, 2 & 3 bedroom
30 Storeys HUDSON TOWER 720 Apartments, Studio, 1 & 2 bedroom
Existing Apartments
Swimming Pool Sauna Gym PODIUM Garden BBQ Function Room Study Room Bouldering Wall LANEWAY Art Gallery Restaurants Cafe Laneway is accessible to public only during the day and few people engage at the street level.
10
SP EN CE RS
T
T
S KE UR O B
DWELLING UNIT
1 BEDROOM
2 BEDROOM
40m
3 BEDROOM
75m
2
95m2
2
Starting from $650,000 for 2 bedroom
01 Location plan of Case Study Block 02 Case Study Block Axonometric 03 Development Section & Key Building Heights
20
170
04
19
5
15
29
5
50
11
10
27
43
30
MELBOURNISMS PERFORMANCE 05 Context and program of surrouding buildings
05
SUBSTATION
VICTORIA UNIVERSITY CAMPUS
06 City block street network UPPER WEST SIDE TOWER
07 City block cadastre with building footprint
IBIS HOTEL
RESIDENCE
08 City block public space figure -ground
NEO200 APARTMENTS
09 New street & retail frontage created by development
SHOPS OFFICES
WHITEHOUSE DESIGN INSITUTE
10 Podium Plan Layout
CITY POINT SUITES
ALTO HOTEL
11 Podium Street Interface
100m
Residential Education Commercial Service
06
07
08
09
Lt BOURKE ST
KING ST
SPENCER ST
LONSDALE ST
BOURKE ST
Development ‘fills‘ the space between two substations creating a narrow path beneath the dense development that has many tenancies to attempt to generate a laneway vibe.
Permeability
Fine Grain
Open Space & Landscaping
Fixed Form
Street Life
Privatised Space
Mixed Use
12
Mixed Users
PODIUM 10
11
Opaque & Recessed Balconies Decorative Facade Dark Illegible Street Frontage Few entries at street level Inactive Heritage Facade Dark Enclosed Laneway Thoroughfare
13
MELBOURNISMS CASE STUDY: HERO APARTMENTS (& PARAMOUNT APARTMENTS) DETAILS
DATA
118 RUSSELL STREET
1,200 m2
15
310 est.
18,000 m2
99% approx
775 est.
ADDRESS
Nonda Katsalidis ARCHITECT
-
DEVELOPER
Completed 1994 PROJECT STATUS
DENSITY
PLOT AREA
DWELLINGS/HA
PLOT RATIO
GROSS FLOOR AREA
INHABITANTS/HA
GFA FOR HOUSING
100%
PLOT COVERAGE
48m
BUILDING HEIGHT
-
PROJECT VALUE
FORM 01
02
PARAMOUNT APARTMENTS Pool Sauna Gym Tennis Retail Arcade Podium
RU
SS
HERO APARTMENTS Pool Gym Ground Floor Retail
14
EL
L
ST
Lt
C
S
IN
L OL
ST
DWELLING UNIT
1 BEDROOM - HERO
2 BEDROOM - HERO
55m2
2 BEDROOM - PARAMOUNT
85m2
75m2 (Internal)
01 Location plan of Case Study Block 02 Case Study Block Axonometric 03 Development Section & Key Building Heights
30
32
48
63
15
03
12
41
15
6 5 8
22
30
15
28
4 11
23
6 4
20
12
MELBOURNISMS PERFORMANCE 05
Multistorey Carpark
05 Context and program of surrouding buildings
Chinatown Shops
06 City block street network 07 City block cadastre with building footprint
PARAMOUNT
08 City block public space figure -ground 09 New street & retail frontage created by development
Shops & Restaurants State Revenue Office
10 Podium Street Interface (Paramount) HERO APARTMENTS
11 Podium Street Interface (Hero)
Citadines Hotel
Australia Post HQ
Residential Education 100m
Commercial Cultural Service
06
07
08
09
BOURKE ST
EXHIBITION ST
RUSSELL ST
Chinatown Lt BOURKE ST
Lt COLLINS ST
Paramount ‘embeds‘ itself in the center of the block while Hero ‘extrudes‘ itself on the corner.
Permeability
Fine Grain
Open Space & Landscaping
Fixed Form
Street Life
Privatised Space
Mixed Use
16
Mixed Users
PODIUM 10
Differentiated Facade with co-ordinated palette of materials & colour
Heritage Building incorporated into facade
Distinct and signed entry into interior arcade
No direct street interfaces for development tenancies
11
Art Installation Heritage Post Office HQ Reprogrammed
Retail Street
Cafe in Foyer
Residential Apartment Entry
17
MELBOURNISMS HOUSING FUTURES: SPATIAL IMPLICATIONS 2. OPPORTUNISTIC BUNCHING The high-rise residential towers also tend to be approved in the same block in the surrounding area, causing a ‘bunching‘ of these podium tower developments. Due to the lack of regulation around tall buildings, using the height and design of surrounding buildings as precedence for gaining planning approval is common.
18
1. DENSIFICATION & OVERSHADOWING 2010
Looking at the densification 8 blocks in the Hoddle Grid, the densification that is happening has changed the urban fabric of the area and compromises the street level and the quality of life in the apartments.
2020
3. OBJECTIFIED PODIUM Podiums used to mediate the mass of the large building footprint is decorative and poorly activates the street. They are conceived more as decorative facades.
The developments try to introduce similar commercial and retail uses in their podiums that cannot necessarily be sustained, but are programmed with cafes, shops and restaurants anyway to fulfil design requirements.
SOURCE:
URBAN MELBOURNE
19
MELBOURNISMS THE HODDLE GRID AS AN URBAN STRUCTURE: POLICY ∝ HOUSING The Hoddle Grid area is projected to have the greatest growth in number of dwellings, being one of the few areas in metropolitan Melboourne where high-density is permitted under the planning scheme.
# of dwellings (2016) # of dwellings (2036)
Height and Development Controls in the Suburbs do not allow for high-density towers.
Constrained sites in the Hoddle Grid planned and subdivided without the consideration of high-density residential towers.
Increasing the already high cost of Land in the City.
Planning Scheme requires towers to address the street scale through a podium block and set back towers from the street edge.
High Land values requires more expensive apartments for developers to profit from towers in the City.
High cost of land and expensive planning process allow only large developers into the market.
Large scale towers requires standard construction materials and methods, and architectural resolutions, hence are essentially the same.
‘Uniqueness‘ is fabricated through the differentiation of facades, building heights and exclusive amenities.
High-Density Podium Tower Typology as the main supply of housing in the CBD
20
01
02
03
01 Development Contributions for development > FAR 18:1 02 Average Plot Ratio of Hoddle Grid Blocks Data Source: 03 Population Density Data Source: ABS Mesh Block Census 2011
21
MELBOURNISMS THE HODDLE GRID AS AN URBAN STRUCTURE: PERMITS ∝ HOUSING Current Housing Stock of 68,000 homes, a mix of low rise apartments and high density towers.
01
High-density developments tend to occur in less ‘valuable‘ parts of the city on the edge,where there were more large plots with industrial uses and have less heritage buildings.
02
Ministerial Permits are granted for developments greater than 25,000m2. All of the high-density residential towers are approved by the Minister of Planning.
01
Local Council Permits are granted for medium sized developments, and in areas with heritage overlay.
03
Location of Residences in the Hoddle Grid
02 Development approved with Ministerial Permits GFA >25,000 m2 03 Development approved with Local Government Permits
22
THE HODDLE GRID AS AN URBAN STRUCTURE: PLOTS � HOUSING
The Hoddle Grid is most commercial along Elizabeth, Swanston and Bourke Street. Offices tend to locate on the east side of the city on Collins and Bourke Street.
01
02
In the 1940s, a large part of the Hoddle Grid was used for industrial and warehousing purposes. The larger areas of plots have been more conducive to larger residential developments in the city.
03 The areas of the Hoddle Grid with hertiage overlay cover most of the city that was not used for industry. However, this does not deter larger scale residential development, as developers simply retain the facade as part of a podium.
01 Hierarchy of Streets and Activity Centers in the Hoddle Grid 02 Plots with historic industrial and warehouse use 03 Areas with heritage overlay
23
MELBOURNISMS THE HODDLE GRID AS AN URBAN STRUCTURE: STREETS � HOUSING Residential frontages on to main streets adopt a grand hotel lobby or commercial shopfront character, sometimes including the residential entry as part of a retail arcade. Main St entries often have several security doors.
01
02 Residential frontages on to Little streets have a similar character to those on the main street, but are much less iconic.
Residential frontages on to laneways are usually non-descript and try to break down the scale of the podium base by articulating the separate retail tenancies.
03
01 Main Street Grid 02 Little Street Grid 03 Lanes 04 Main Street Section with Tram 05 Main Street Section without Tram 06 Little Street with Trees 07 Little Street 08 Laneway converted to commercial use 09 Laneway with original service use
24
4
2 8 SIDEWALK
4 PARKING SIDEWALK
SIDEWALK PARKING
2 3 5 4 3
06
08
25 3 3
3 2 3
6
4 3
07
2 2
09
2
4
1
SIDEWALK
3 PARKING
PARKING
CYCLE
3
SIDEWALK
TRAM
4
PARKING
SIDEWALK
3
BINS
3
LANE
2 TRAM
3
PARKING
2
SEATING
CYCLE
3
LANE
PARKING
PARKING
4
SEATING
SIDEWALK
ON ST SIDEWALK
04 05
3 5
MELBOURNISMS THE HODDLE GRID AS AN URBAN STRUCTURE: PLOTS ∝ HOUSING EXAMPLES S
100
10
100
15
50
L
M
210
100
30
01
30
200
The urban structure of the Hoddle Grid is characterised by a main street network creating 200m by 100m blocks that is further divided by irregular lanes. This generates a range of plot sizes distributed within a standard grid. Plot size is an important factor controlling development in the city as most developments build to the extents of their plot boundary and ‘extrude‘ from the grid.
02
03
01 Large Plot Size 02 Medium Plot Size 03 Small Plot Size
26
Development on large plots tend to use several towers and include mixed uses.
Development on medium plots usually span across a block accommodating 1-2 towers.
04
06
08 Development on small plots tend to have more innovative characters due to site contraints
27
MELBOURNISMS HOUSING FUTURES: SPECULATIONS
The City of Melbourne’s Housing Strategy states that the inner city will need to accomodate more 47,000 dwellings by 2031. This increase would require 2.4 - 4.3 million m2 of Gross Floor Area, going by the minimum room sizes for apartments only.
This does not include infrastructure, open space and other facilities an increase to residential population over 190,000 would require. The strategy also aims to provide 1721 affordable homes for low to moderate income earners by 2024.
SPECULATION - TOWER Housing Target of 47,000 dwellings illustrated as podium towers.
SPECULATION - PERIMETER BLOCKS Housing Target of 47,000 dwellings illustrated as perimeter blocks.
28
MELBOURNE METROPOLITAN AREA STATISTICS
MELBOURNE CITY, HODDLE GRID STATISTICS
Population 2017
128,980 - Residents 891,000 - Visitors & Workers Population 2017
8 million Population 2030
210,000 - Residents 526,000 - Visitors & Workers Population 2030
25 to 45 years old Young families Ageing Population Main Demographic
25 to 45 years old Student, young professionals Main Demographic
$1500/week Income
$500-2000/week Large student population with nil income Income
Couples with children Lone person households Household Size
Lone person households Group households Household Size
1.6 million homes by 2030 (230,000 homes in inner metropolian area) Housing Target
47,000 homes by 2030, 1721 affordable homes by 2024
4.6 million
SOURCE:
Housing Target
AUSTRALIAN BUREAU OF STATISTICS, PLAN MELBOURNE 2016, CITY OF MELBOURNE RESEARCH & STATISTICS
29
MELBOURNISMS HOUSING FUTURES: SOCIO-ECONOMIC IMPLICATIONS 1. HOUSING COSTS A large percentage of the cost of podium tower apartments is not the cost of the house.
Presale Campaigns Developer Margins
Profits Agents, Banks & Middle Men
$
Interest Rates
Gimmick Amenities & Luxury Finishes
Minimum Size Apartments
Development Outcomes
Standard & Poor Quality Interiors
Source: Tony Dalton
2. HOUSING AFFORDABILITY Attempts to make owning of a house more affordable may be driving up prices as developers are able to find more willing buyers.
STAMP DUTY DISCOUNTS TAX DEDUCTABLES PURCHASER ASSISTANCE WELFARE
30
$
Up To 40% Additional To The Actual Cost Of The House
3. HOUSING DIVERSITY Developer provides Standard Apartments that does not cater to a large demographic.
X
?
?
$
X
4. COMMODIFICATION OF THE CITY The nature of these podium tower type developments is that the ownership of a large development and the ‘public spaces‘ created privatises large areas of the City. Turning parts of the city into investor commodities that are difficult to adapt, redevelop or demolish.
$ $ $
$
31
$
$
$
$
$
MELBOURNISMS
BASIC - UNITS BASIC - UNITS
HEIGHT CONTROL HEIGHT CONTROL
LOWER SMALL-
DEVELOPER CONTRIBUTIONS
$
FUNDING FOR COM TRUSTS AND HOUSIN
RETAINING FINE
OWNERSHIP OF THE FINE-GRAIN IS DISTRIBUTED, WITH A MAXIMUM NUMBER OF 3 ADJACENT PLOTS UNDER ONE DEVELOPMENT.
32
MORE OPPORTUNITIES FOR SMALL ORGANISATIONS, LOCAL DEVELOPERS, COOPERATIVES AND NON-FOR-PROFITS TO BUILD IN CITY MORE AFFORDABLE HOMES FAMILY-FRIENDLY APARTMENTS AND OPEN SPACES LESS RISK OF VACANCY AND REDUNDANCY LESS WELFARE SPENT ON RENTAL ASSISTANCE, HOMELESSNESS
SHARED INFRASTRUCTURE AND SERVICES
MORE LOCAL SERVICES AND NEIGHBOURHOOD SPACES
R BARRIERS TO ENTRY FOR -SCALE & LOCAL DEVELOPMENT
MMUNITY LAND NG ASSOCIATIONS
E-GRAIN OVER TIME
HIERARCHY OF PUBLIC-LOCAL SPACES ENABLES A RANGE OF RENTAL RATES
$
$
PUBLIC PLAZA
LITTLE STREET
$
LANEWAY
$
MAIN STREET
33
MELBOURNISMS Recent residential development has adopted the podium tower typology for it high apartment yield, efficiency of design and general acceptance by planning and the public. However, the outcomes of these developments contribute little to the urban fabric, despite their potential to enliven the City. In particular, the design of the podiums have not been pushed past arbitrary commercial uses, car parking or decorative facades, hence creating poor street interfaces.
The intent of the associative models is to create a decision-making framework that attempts to integrate the podium tower typology into the city fabric. In the process, begin to embed community spaces & functions, support bottom-up growth and create opportunities for more equitable city living. 34
MELBOURNOLOGY 2/3
A S S O C I AT I V E M O D E L S Part 2 explores spatial potential of the podium-tower typology as an urban structure in the Hoddle Grid. The models are based on several basic typologies, that is further explored in relation to several factors such as - Block configuration, solar access, overshadowing, subdivision and towers. The resultant block typologies will be compared in terms of their spatial qualities and quantities.
35
MELBOURNISMS OUTLINE OF MODELS & STRATEGY The Living Grid is a project exploring the typology of the tower and urban block to create more spaces in the city for different kinds of living. The typology is a response to the spatial and social issues that the podium tower creates.
RESIDENTIAL TOWER + PODIUM = PODIUM TOWER
Investments Rental Luxury Units Airbnb/Hotels
Retail Carpark Pool, Gym, Tennis, other building facilities Cheaper Apartments
RESIDENTIAL TOWER + FINE GRAIN BLOCK = URBAN BLOCK TOWER
Investments Rental Luxury Units Airbnb/Hotels
Community Spaces Public Program & Facilities Small & Local Developers Self-builds and Collaborative Housing Affordable Housing Co-operatives, Community Land Trusts
36
URBAN BLOCK TOWER TYPOLOGICAL MODEL
ARCHITECTURAL
BUILT FORM DETAIL
LANDSCAPING CIRCULATION
URBAN BLOCK TOWER
OPEN SPACE
SPATIAL CONDITIONS
STREET SCALE SUNLIGHT
URBAN FABRIC URBAN EXPERIENCE
NETWORK OF PLACES
FUNCTIONAL USES
URBAN BLOCK TOWER MAIN STRATEGIC POINTS 2. TOWER SEPARATION
3. RELATIONSHIP BETWEEN TOWER AND THE URBAN BLOCK 4. BLOCK-LEVEL PROVISION OF OPEN SPACE, FACILITIES AND SERVICES
5. URBAN PODIUM PROGRAM AND FORM
1. BLOCK-LEVEL DESIGN
6. FINE-GRAIN OWNERSHIP
37
MELBOURNISMS TYPOLOGICAL MODELS: DENSITY This summary matrix compares plot ratio and density that each combination of types can accommodate on different sized plots. One 30,000 sqm tower can have about 750 units, and a large block can increase the number of dwellings by 500 to 600 units/ha.
LARGE PLOT 100m x 100m
25M PERIMETER BLOCK
13
10
1500
1850
9
10M PERIMETER BLOCKS WITH PUBLIC STREET NETWORK
1200
11
10M PERIMETER BLOCKS WITH COURTYARD NETWORK
7
1000
7.2
1300 11
1100 11
1300 6
10M ROW BLOCKS WITH PUBLIC STREET NETWORK
1000
1300 8
1300 15
2000
38
MEDIUM PLOT 50m x 50m
SMALL PLOT 15m x 15m
22
12
18
720
22
720
720
6.2
6
6.2
6.6
420
12
420
17
14
Plot Ratio 350
700
24
1800 # of Units (Avg. Apartment Size of 80m2)
39
WIDTH
MELBOURNISMS
CHECKERBOARD
TYPE CATEGORY TYPOLOGICAL MODELS: PLAN
CHECKERBOARD 4-SIDE BY SIDEALCOVES
PLAN
TYPE CATEGORY This summary matrix compares possible built forms and explores their potential to create hierarchy of streets and different open spaces.
WIDTH
SUBDIVISION MO TYPE WITHIN A SUBDIVISION MOD 8-SIDE BY SIDEBRACKET COURTYARD
TYPE CATEGORY TYPE
WIDTH DIMENSIONS 7-8m
12-15m
BLOCK CONFIGURATION 20-25m 8-SIDE BY SIDEBRACKET COURTYARD
INDIVIDUAL UNIT GRID
CHECKERBOARD
INDIVIDUAL UNIT IRREGULAR
SUBDIVISION MOD
SLAB/ROW
PERIMETER
40
TYPE WITHIN A BLOCK SUBDIVISION MODELS
8-SIDE BY SIDEBRACKET COURTYARD
8-SIDE BY SIDEBRACKET COURTYARD
CHECKERBOARD
MODELS N A BLOCK MODELS
8-SIDE BY SIDEBRACKET COURTYARD
PUBLIC SPACE / STREETS
SUBDIVISION MODELS
MODELS
41
16
MELBOURNISMS
7
PAVILLIONS IN LANDSCAPE TYPOLOGICAL MODELS: OPEN TYPE � SECTION 16
7
16
7
Open block typologies are tested in section to ensure that residential units will have adequate solar expsosure throughout the year. Where compromises have to be made due to unsuitable distances between buildings, other program or design responses can be used (Shaded darker in the following diagrams).
10
4 30
BLOCK WIDTH 7-8m
16
PAVILLIONS IN LAND
20-22m distance btw 15m built form, 16 7 with shorter buildings to have solar access at ground floor during winter:
7
e ic e ic lst st So ol er ox rS m in e t m u n Su Eq Wi
LANDSCAPE
An ADDITIONAL FLOOR can be 16 added to all built form if there are no residential tenancies at ground floor:
7
12
16
7
7
16
10
7
4
10
16
22
7 4
30
30
PAVILLIONS IN LANDSCAPE 5
5
35
BLOCK WIDTH 12-15m
e ic 16 ce i lst st So ol r e rS m ox m uin inte u q S E W
*
PAVILLIONS IN LANDSCAPE 16
10
7
7
4
5
16
30
SLAB/R
10
4 30
5
57
5 35
35
7
10
4
5
5
7
5
30
35
7
4 52
BLOCK WIDTH 20-25m
e 10 ic e 4 ic lst lst 30 So So er ox r m m uin nte Su Eq Wi
5
LANDSCAPE
10
4
5
5
30
16
7
5
4
5 35
35
5
7
4
35
7
4 52
52
15
5
5
7
35
5 35
4 52
42 5
3
7
4 52
12
12
22
22
12
27
27
22
SLAB/ROWS SLAB/ROWS SLAB/ROWS
27
SLAB/ROWS SLAB/ROWS
7
5
7
5
7
5
7
77 55 77 55 77 55 77
5
DOUBLE HEIGHT ground floor tenancy and SETBACKS allows for narrower streets to increase density:
5
7
5
7
5
7
5
45
7
12
45 43
100
IF5block is orientated E-W lengthwise, 7 5 7 5 7 5 7 5 7 5 7 5 7 18m wide street is needed for solar access at ground level during winter:
45
SETBACK To create narrower street:
7
SLAB/ROWS 7
45
7 5 7 5 7 5 7 5 7 5 7 5 7 5 7 5 7 5 7 5 7 5 7 5 7 5 7 5 7
45
45
18
45
18
37
12 12 100 100
37
43
43
45
7
100
100 45
18
37
5
7
45
5
7
5
7
45
5
7
5
7
5
18 18 100 100
7
37
5
45
15
3
15
7
15 3
15
3 15
45
157
715
*SETBACK of each center building to
*15
7
15
3
7
15
3
15
7
15
37
45
15
3
3
15
15
7
7
4
25
1515 4 4
8
2525
8
7
15
3
15
7
15
4
25
15
4
25
100 15
15
48
15 3 15 7 15 15 3 15 7 15 100 100
100
3
15
100
15
15
48
7
100
15
48
These sectional rules area further 100 explored in Part 3/3 in the Implementation of the Open Typology.
create narrower street/larger buildings: 18
15
7 7 100 100 3 15
100
100
45
12 100
45
4
25
8 100
15
100
15
15
4
4
25
25
8
8
15
15
4
4
25
25
100
100 building to SETBACK of each center create narrower street/larger buildings:
25
4
15
8
25 15
4
4
15 25
15
4
25
8
15
4
25
25
4
100
25
25
4
4
15
15
8 15 4 8 15 4 100 100
8
15
8 100
25
15
4
25
15
4
25
100
100
25
43
7 100
7
37
7
43
48
100 45
100
7
45 48
100
48
PERIMETER BLOCK
MELBOURNISMS
S BLOCK
TYPOLOGICAL MODELS: CLOSED TYPE � SECTION
S BLOCK
Closed block typologies are tested in section to that residential units will have adequate solar 70 15 expsosure throughout the year.
15ensure
100 50
25
25
Where compromises 100 have to be made due to unsuitable distances between buildings, other program or design responses can be used.
25
50
BLOCK WIDTH
50
25
25
12
25
63
37 100
25
25
13
25
12
25
63
100
7-8m
37
e ic e ic lst lst So r So e m inox ter m u n Su Eq Wi
7 15
25
100 25
13
20 36
100
47 15
15 7
715
20 12
50
33
7
50 100
50
LIFTED 15
20
47
15
7
12
50
33
7
100
PERIMETER BLOCK e ic e ic lst st So ol er ox rS m in e t m u n Su Eq Wi
BLOCK WIDTH 12-15m
12
23
12
6
12
23
47
15
15
15
15
70
15
9
24
9
33
24
9
33
11
15 26
15
14
15
74
25
15
11
15 26
50
100
100
12
15
100
47
15
14
74
12
25
100
12
33
100
7
19 33
12
14 9
19 24
33
14 9
19 33
24
9
100 BLOCK 33 33 33 WITH SUBTERRANEAN 7 100 COURTYARD 36 7
7
12
11
14
11
25
23
7
12
6
24
12
23 47
9 33
20 50
25
47
9 33
15
50 12
24
100
50
7
9 33
12
12
44
15
12
100
100 7
19
14
19
33
23
12
6
12
23
47
7
36 50
12
7
15 70
15
7
100
20
19
14
19
33 12
23
50
47
12
6
14
19
33
12
23
25
7
7
14 50 11
25
25
12 100
25
47
100
7
36
11
13
14
11
7 12
25
25
9
24
9 25
100 25
12
24
33 100
37
15
100
50
50 100
25 33
63
7
7 25
50
25
33
15
11
S BLOCK
25
7
47
15
7
19 33
100
PERIMETER BLOCK 12
14
33
20
15
50
*
* 7
11
14
25
11
7
25 50
15
7
20
1519
14
1912
33
50
1423
33
47
19 12
76
12
23
33
12
12 12 9 7
47
24
9
33
33 100
47
7 24
33
12
100 6
100
9 33
8
8 16
7
11
14
11
25
7
25
25
25
100
6
* 7
11
14
25
11
7
8
25 50
7
8
15
16
19
14
19
33
15
6
These sectional rules area further explored in Part 12 3/3 4 in the 15 14 15 of the 11 Closed 15 Implementation Typology. 16
74
14
19
33
7
26
100
12
33
9
24
9
33
33
8
6
8 16 7
12
11
14
25
11
7
25
4
25
9
24
9
24
9
12
7
25
11 25
14
11 25
7
12 16
16
100
12
6
100
6
100
45
4
24
TYPE CATEGORY MELBOURNISMS TYPOLOGICAL MODELS: TYPE ∝ SUBDIVISION DEVELOPMENT HEIGHTS Height limits are poor planning controls, plot size can limit the height of buildings by controlling the base area: • Provide larger lots for taller building types
BASIC - UNITS BASIC - UNITS
• Smaller lots for shorter areas
- UNITS • Enforce Plot RatioBASIC regulations
INDIVIDUAL UNIT
HEIGHT CONTROL HEIGHT CONTROL HEIGHT CONTROL
BASIC -BASIC UNITS- UNITS BASIC - UNITS
BASIC - UNITS BASIC - UNITS BASIC - UNITS
HEIGHTHEIGHT CONTROL CONTROL HEIGHT CONTROL
HEIGHT CONTROL HEIGHT CONTROL HEIGHT CONTROL
SLAB/ROW
PERIMETER
46
DEVELOPMENT PHASING 1-3 YRS
3-6 YRS
6-10 YRS
47
MELBOURNISMS TYPOLOGICAL MODELS: TYPE ∝ TOWER OVERSHADOWING OVERSHADOWING IMPACTS (DAILY) The overshadowing of the towers affects the areas around its base the most. Shadows around the base of the tower move slower, creating darker coolers areas throughout the day. The height of the tower changes the length of the shadow, extending further than a block, however the end of the shadow moves faster than around its base and has less impacts on areas further from the tower.
• Decreasing building height decreases the daily shadow range marginally. • Maximising North-Facing Aspect creates greater overshadowing of the ground plane daily and throughout the year. • Double Loaded Towers have no appreciable difference to Single Loaded in terms of overshadowing impacts.
DAILY SHADOW RANGE (MARCH EQUINOX)
TOWER TYPE
515m 150m Tower: 125m
9AM
SINGLE LOADED TOWER EW ORIENTATION
12PM
220m 75m Tower: 58m
9AM
12PM
9AM
12PM
9AM
12PM
SINGLE LOADED TOWER NS ORIENTATION 150m Tower:
75m Tower:
N
100m 200m
48
SHAPING FORM IN RELATION TO KEY PUBLIC SPACES The form of high-rise and surrounding buildings are controlled to ensure good solar access to public spaces are created in the urban block. Overshadowing has a greater impact on smaller spaces such as narrow streets or small courtyards that require more sunlight to be pleasant.
The main street through the block requires adequate solar access throughout the day requiring a dramatic carve-out of the tower form.
Larger public spaces such as streets and plazas that are more used at key times of the day such as in the afternoon on weekends or in the evening, and considering overshadowing impacts during this time will have less constraints on the form of the tower and surrounding buildings.
The public plaza and residents’ courtyards in the block require solar access throughout the day.
Several pockets of courtyards in the block require solar access in the mornings and late afternoon when children are likely to be home and spending time outdoors.
The public plaza in the interior of the courtyard will be most used in the afternoons and evenings, and will be densely planted, and require sunlight from the afternoon to evenings.
These public and private courtyards are of a smaller scale and require solar access throughout the day to be pleasant spaces.
49
MELBOURNISMS TYPOLOGICAL MODELS: TYPE ∝ TOWER OVERSHADOWING OVERSHADOWING IMPACTS (YEARLY) The length of shadows casted changes increases by an average of 200m from Summer to Winter, hence the tower will have more impacts outside of the block during Winter.
• Decreasing building height decreases yearly shadow range drastically.
The areas around the base of the tower still experience a large percentage of time in shadow throughout the day and year and will be cooler and darker.
SHADOW LENGTH (YEARLY) 150m Tower:
MAR/SEP
9AM
JUN
DEC
MAR /SEP
9AM
JUN
5PM
DEC
MAR/SEP
JUN
12PM
12PM
150m Tower:
MAR /SEP
W in te r
DEC
75m Tower: 20 Su 0m m m er 10 0m
5PM
-6 00 Su m m m er -2 50 m
W in te r
55 0m Su m m er 20 0m
DEC
150m Tower:
W in te r
W in te r
55 0m Su m m er 20 0m
5PM
DEC
DEC
JUN
MAR /SEP
5PM
9AM
12PM
JUN
9AM
12PM
N
100m 200m
50
DISTRIBUTION OF TOWERS OVER THE BLOCK In addition to mandatory tower separation, the combined overshadowing impacts should be considered by distributing the towers across the urban block. This is important for avoiding a clustering of towers that compromises the street level spaces and the privacy of apartments.
TYPE
DISTRIBUTION OF 30,000 GFA OVER SEVERAL TOWERS
SINGLE LOADED TOWER
DOUBLE LOADED TOWER
ALTERNATE TOWER
for 150m tower
51
MELBOURNISMS TYPOLOGICAL MODELS: TYPE ∝ GOVERNANCE RANGE OF RENTAL RATES Rental for shops, offices, galleries, warehouses and other spaces in the city depend on the location and level of foot traffic. One of the means for ‘controlling‘ rents is to create different qualities of publicness in the urban block. The laneways of Melbourne took advantage of the same principle to set up small independent bars and popups, because tenancies ‘in the back‘ and ‘out of the way‘ had lower rents.
$
$
PUBLIC PLAZA
LITTLE STREET
$
LANEWAY
$
MAIN STREET
HIGHER POPULATION DENSITY = MORE SERVICES, FACILITIES AND INRFASTRUCTURE Rental for shops, offices, galleries, warehouses and other spaces in the city depend on the location and level of foot traffic.
FINE-GRAIN LOW-RISE URBAN BLOCK
One of the means for ‘controlling‘ rents is to create different qualities of publicness in the urban block. The laneways of Melbourne took advantage of the same principle to set up small independent bars and popups, because tenancies ‘in the back‘ and ‘out of the way‘ had lower rents.
600 est.
INHABITANTS/HA
FINE-GRAIN LOW-RISE URBAN BLOCK WITH HIGH-RISE RESIDENTIAL TOWER
1,700 est.
INHABITANTS/HA
52
CONTROLLING OWNERSHIP The number of adjacent plots that can be owned or developed by the same body is restricted to 3, this is around 300m2 depending on the plot size. A developer that wishes to have have a larger development area or investment size can purchase plots in other parts of the block, but also restricted to 2 adjacent plots.
NO PLOT OWNERSHIP LIMIT
This rule controls the scale of the development appearance hence retaining the fine-grain of the block. This also allows the block to retain its ability to adapt and change as the structures built will not be as difficult to demolish. In addition the limiting of the plot size controls the internal human-scale of the building the a certain extent, as entries into the building will not require winding corridors and shared spaces and balconies will retain a intimate scale of 30-70m.
3-PLOT OWNERSHIP LIMIT
DISTRICT/BLOCK LEVEL CENTRALISED INFRASTRUCTURE Planning for infrastructure and provision of services at the level of a district/ neighbourhood instead of a plot-by-plot basis is more efficient. This decreases the space wasted by dupicating infrastructure such as car parks, loading and unloading bays, waste collection points. Sharing the costs of infrastructure reduces the costs for small and independent developers. Some possible systems that can be implemented at this scale to improve the sustainability of the city are: • • • • •
District heating/cooling Water Recycling Waste and Sewerage Management Parking Solar Power Production
53
MELBOURNISMS
54
MELBOURNOLOGY 3/3
IMPLE ME NTATIONS Part 3 explores the typologies implemented in the Hoddle Grid’s existing context and tabula rasa conditions. Two generic forms of the typology will be further developed - The Open Block and The Closed Block. The potential spatial, social and economic outcomes of the Urban Block Tower typology prompts further discussion and ideas about how living in the city could be like, and encourage more acceptance for high-density high-rise buildings.
55
MELBOURNISMS
CLOSED
T YPOLOGIES
The Closed Block reinforces the street experience of the Hoddle Grid but embeds new qualities of spaces inside the block. The visual impact and presence of massive towers is buffered from the street.
56
57
MELBOURNISMS IMPLEMENTATION STUDY: CLOSED PERIMETER BLOCK TYPOLOGY This closed perimeter block typology has less parts of the block with good access to sunlight, hence less suitable floor area for residential use. However it creates the most open spaces in the block. The street network is highly legible and can be read as a logical extension of the Hoddle Grid. The distinction between public and private space is also clear. The towers produced by the block would be mostly single-loaded and have shorter street frontages.
DATA
DENSITY
10,000 m2
6.5
680 est.
65,000 m2
85% approx
1,700 est.
SITE AREA
GROSS FLOOR AREA
PLOT RATIO
GFA FOR HOUSING
DWELLINGS/HA INHABITANTS/HA
66%
PLOT COVERAGE
125m
BUILDING HEIGHT
SECTION
100
e ic e ic lst lst So So er m inox ter m u n Su Eq Wi
47
6
47
PLAN
10 8 10 7
28
7
28
58
TYPE
RESIDENT’S PROGRAM Garden Verandah Work Yard
NEIGHBOURHOOD/DISTRICT PROGRAM Post Office
SUBDIVISION
Laundromat Gym/Sports Facilities Pool Grocery
SOLAR ACCESS
PUBLIC PROGRAM Offices Retail Restaurants & Cafes
59
MELBOURNISMS IMPLEMENTATION STUDY: CLOSED COURTYARD TYPOLOGY This closed perimeter block typology has more parts of the block with good access to sunlight, due to the larger courtyards. However, the large open spaces have more overshadowing contraints on the towers in the block. The block creates an unbroken street frontage in the Hoddle Grid. The distinction between public and private space is less clear as the typology of the courtyards is uncommon in Melbourne. The towers produced by the block would have dounle or single-loaded corridors.
DATA
DENSITY
10,000 m2
7.4
780 est.
74,000 m
93% approx
1,900 est.
SITE AREA
PLOT RATIO
2
GROSS FLOOR AREA
GFA FOR HOUSING
DWELLINGS/HA INHABITANTS/HA
73%
PLOT COVERAGE
170m
BUILDING HEIGHT
PLAN
SECTION
100
12
26
12
38
12
e ic e ic lst lst So So er x m er no t i m u in Su W Eq
26
12
12
26 50
60
24
26 50
12
100
38
12
50
12
50
24
26
26
12
12
RESIDENT’S PROGRAM
TYPE
Verandah Workshop Playground Exercise Yard
NEIGHBOURHOOD/DISTRICT PROGRAM Post Office
SUBDIVISION
Laundromat Gym/Sports Facilities Cinema Grocery Artisan stalls
SOLAR ACCESS
PUBLIC PROGRAM Offices Retail Restaurants & Cafes
61
MELBOURNISMS IMPLEMENTATION STUDY: CLOSED COURTYARD TYPOLOGY
TOWER CARVE-OUT DOMESTIC/PUBLIC THRESHOLD
Tower (shown ghosted) is carved out to create solar access to the planted internal courtyard.
A comfortable threshold between public and private space is generated by difference in program and atmosphere of the urban block.
BALCONY TERRACE Several residences share a balcony corridor, where they can also spend time and watch the courtyards.
COMMUNITY CENTER Sports facilities, library, pools, laundries are located in the interior of the block. This utilises parts of the block with poor solar exposure.
LOCAL PLAYGROUND Local playground access is controlled by entry through the library, kindergarten and tower entry creating a safe place for children.
PUBLIC LIBRARY THRESHOLD Access to the interior courtyard is controlled by the opening times of the library.
BASEMENT CARPARK Provision for carparking for the block is consolidated, minimising disruptive car entries. MAIN THOROUGHFARE An uncovered and wider gap in the block provides public entry to community program and public open space. LANDSCAPED YARD A lush outdoor public space that is sheltered from the bustle of the street. Plant thrive due to carving out of highrise towers in the block.
62
SCALED DOWN TOWER ENTRY Access to the residential tower is scaled down to match the other frontages, and the rest of the tower foot print is used for community uses.
TOWER CARVE-OUT Towers are designed with respect to public spaces created in the courtyard, and to be a gateway into an inner public open courtyard. NON-FOR-PROFIT HOUSING Land is funded for non-for-profit organisations and affordable housing through community land trusts, largely funded by high-rise or luxury developments.
SECONDARY THOROUGHFARE Intimately scaled entries into the courtyard communicate a more local space.
GROUND LEVEL LIVING Shared kitchens and lounges at ground level open up on to the yard and create opportunities for interaction in the community.
LOCAL MAKER’S YARD A yard functions as an extension of workshops and offices of the local workers. PUBLIC PROGRAM Centerlink, Auspost, Non-Profit Organisations and other public program can locate in the interiors of blocks with lower rent.
RESIDENTIAL ENTRANCE (EXTERIOR) RESIDENTIAL ENTRANCE (INTERIOR) Entries in the interior of the courtyard encourage inhabitants to use the courtyard as an extension of their home. RETAIL/SOHO Perimeter street is lined with restaurants, cafes, offices and shops that benefit from high pedestrian traffic. 63
Creates variation along the street frontage, provides ‘eyes on the street‘ and a sense that the City is lived in.
MELBOURNISMS IMPLEMENTATION STUDY: CLOSED COURTYARD TYPOLOGY RELATIONSHIP TO BLOCK
MANDATORY TOWER SEPARATION 25m distances between towers safeguards the privacy, views and design considerations of each tower.
DEVELOPMENT CONTRIBUTIONS Towers are allowed to exceed plot ratio and height restriction to increase the yield of the site. This creates the funding for public & shared infrastructure.
Public Spaces & Street Network Subsurface Infrastructure Shared Carpark Community Land Trust/ Housing Association
OWNERSHIP Fine-grain qualities of the urban block is retained by prohibiting a single developer/owner over more than 3 adjacent plots, more plots can be developed if they are dispersed in the block.
64
DATA
URBAN BLOCK
FINE GRAIN
2 TOWERS
10,000 m2
5,420 m2
1,475 m2
69,600 m2
24,300 m2
66,000 m2
73%
100%
100%
27%
9-22m
BUILDING HEIGHT
150/170m
PUBLIC OPEN SPACE
7
4.5
45
970
220
750
2350 approx.
550 approx.
SITE AREA
GROSS FLOOR AREA
PLOT COVERAGE
BLOCK RATIO
PLOT AREA
PLOT AREA
GROSS FLOOR AREA
PLOT COVERAGE
PLOT RATIO
GROSS FLOOR AREA
PLOT COVERAGE BUILDING HEIGHT
PLOT RATIO
91% approx
GFA FOR HOUSING
DENSITY
DWELLINGS/HA INHABITANTS/HA
DWELLINGS/HA INHABITANTS/HA
ASSUMPTIONS • Average household size is 2.5. • Average dwelling is a 85m2 2-bedroom unit.
65
DWELLINGS/HA
1,800 approx.
INHABITANTS/HA
MELBOURNISMS
OPEN
T YPOLOGIES
The Open Block breaks down the street frontage of the Hoddle grid with a more permeable street network and slimmer buildings, diversifying the street experience.
66
67
MELBOURNISMS IMPLEMENTATION STUDY: OPEN PAVILION TYPOLOGY This open block typology with free-standing ‘pavilion‘ buildings has more parts of the block with good access to sunlight, due to the larger courtyards. However the low plot coverage and height limitation create a much lower density of urban block. The block creates a visually and physically permeable urban fabric in the Hoddle Grid. The distinction between public and private space is less clear as there are more interfaces between public and private space that are difficult to define. The towers produced by the block can have double or single-loaded corridors. The shape of the plan can also take on L or T shapes depending on the combination of plots.
DENSITY
10,000 m2
4.3
430 est.
43,000 m2
85% approx
1,075 est.
SITE AREA
GROSS FLOOR AREA
PLOT RATIO
INHABITANTS/HA
55%
PLOT COVERAGE
90m
BUILDING HEIGHT
SECTION
e ic e ic lst lst So So er x m er no t i m u in Su W Eq
7
47
35 9 21
47
22
DWELLINGS/HA
GFA FOR HOUSING
13
PLAN
DATA
22
13
100
68
13 5
30
13
40
5 13
22 47
13
7 47
47
35 21
9
22
13
47
12
5 13
38
40
12
30
13
6
13 5
TYPE
RESIDENT’S PROGRAM Garden Verandah Work Yard
NEIGHBOURHOOD/DISTRICT PROGRAM Post Office Laundromat Gym/Sports Facilities Pool Grocery
SOLAR ACCESS
PUBLIC PROGRAM Offices Retail Restaurants & Cafes
69
MELBOURNISMS IMPLEMENTATION STUDY: OPEN ROW TYPOLOGY This open block typology with rows of buildings with staggered heights to ensure access to sunlight is balanced throughout the block. The compact urban block that is able to accomodate double loaded towers easily, is one of the most dense types.
DATA
DENSITY
10,000 m2
13
880 est.
The block creates a visually permeable and rhythmic urban fabric in the Hoddle Grid. There are more interfaces between public and private space that can make the city feel more intimate and lived in.
216,000 m2
97% approx
2,200 est.
The towers can easily have double loaded corridors as the building footprint can cover 2 rows with setback.
PLOT COVERAGE
PLOT RATIO
SITE AREA
DWELLINGS/HA INHABITANTS/HA
GFA FOR HOUSING
GROSS FLOOR AREA
74%
170m
BUILDING HEIGHT
PLAN
SECTION
10 45
100
45
e ic e ic lst lst So So er x m er no t i m u in Su W Eq
11 7 11 7 11 7 3 22 3 7 11
45 6
54
47
11 7 11 7 11 7 3 22 3 7 11 70
28
18
100
10
45
18
100
28
47
54
RESIDENT’S PROGRAM
TYPE
Garden Verandah Work Yard
NEIGHBOURHOOD/DISTRICT PROGRAM Post Office
SUBDIVISION
Laundromat Gym/Sports Facilities Pool Grocery
SOLAR ACCESS
PUBLIC PROGRAM Offices Retail Restaurants & Cafes
71
MELBOURNISMS URBAN CONNECTIONS
IMPLEMENTATION STUDY: OPEN ROW TYPOLOGY
Buildings with same ownership over more than one plot are opportunities for interesting urban connections.
SPEAKER’S CORNER A raised podium for photos, events and protests at the intersection of secondary streets in the block.
BALCONY TERRACE Several residences share an external corridor, where they can also spend time and watch the city and local gardens.
PUBLIC PROGRAM Centerlink, Auspost, Lawyers and other public program can locate in the secondary street with lower rent.
COMMUNITY STREET Shared facilities, library, laundries, and other community functions are located along a secondary street.
LANDSCAPED BORDERS Depth of landscaping increases around residential entrances and windows, maintaining a sense of privacy.
DOMESTIC/PUBLIC THRESHOLD A resting niche and gate into domestic open spaces, is a controlled and comfortable threshold between public and private space.
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TOWER ENTRY Access to the residential tower is scaled down to match the other frontages, and the rest of the tower foot print is used for community, commercial and residential uses. TOWER SETBACK Tower is set back from small local streets, but does not need to set back from main streets.
BASEMENT CARPARK Provision for carparking for the block is consolidated, minimising distruptive car entries.
STREET SKATEPARK Creates opportunities for youth to engage with the street and community.
SECONDARY STREET Almost like a laneway, but with more program, planting and facilitates access to residences and offices. RETAIL/SOHO Perimeter street is lined with restaurants, cafes, offices and shops that benefit from high pedestrian traffic. RESIDENTIAL ENTRANCE (INTERIOR) Entries in the interior of the garden yard encourage inhabitants to use the shared open space as an extension of their home. 73
MELBOURNISMS IMPLEMENTATION STUDY: OPEN ROW TYPOLOGY RELATIONSHIP TO BLOCK
MANDATORY TOWER SEPARATION 25m distances between towers safeguards the privacy, views and design considerations of each tower.
DEVELOPMENT CONTRIBUTIONS Towers are allowed to exceed plot ratio and height restriction to increase the yield of the site. This creates the funding for public & shared infrastructure.
Public Spaces & Street Network Subsurface Infrastructure Shared Carpark Community Land Trust/ Housing Association
OWNERSHIP Fine-grain qualities of the urban block is retained by prohibiting a single developer/owner over more than 3 adjacent plots, more plots can be developed if they are dispersed in the block.
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DATA
URBAN BLOCK TOTAL
FINE GRAIN BLOCK
TOWER
10,000m2
6,500 m2
1,600 m2
216,000 m2
32,000 m2
95,000 m2
74%
84%
100%
10%
9-22m
BUILDING HEIGHT
170m
PUBLIC OPEN SPACE
13
5
59
880
250
630
DWELLINGS/HA
DWELLINGS/HA
2200 approx.
625 approx.
1575 approx.
SITE AREA
GROSS FLOOR AREA
BLOCK COVERAGE
BLOCK RATIO
PLOT AREA
GROSS FLOOR AREA
PLOT COVERAGE
PLOT RATIO
PLOT AREA
GROSS FLOOR AREA
PLOT COVERAGE BUILDING HEIGHT
PLOT RATIO
97% approx
GFA FOR HOUSING
DENSITY
DWELLINGS/HA INHABITANTS/HA
INHABITANTS/HA
ASSUMPTIONS • Average household size is 2.5. • Average dwelling is a 85m2 2-bedroom unit.
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INHABITANTS/HA
MELBOURNISMS IMPLEMENTATION STUDY: TYPOLOGIES IN THE EXISTING CONTEXT
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MELBOURNISMS
TEST 6OPEN
IMPLEMENTATION STUDY: CUMULATIVE TEST OF TYPES In this study the larger cumulative effect of the typology is tested, including with typologies from other projects in studio. The effects of the tower in an urban block creates new kinds of open spaces and programs in the city. In particular a more local community scale inside the urban block that is currently missing.
OPEN TYPOLOGY TEST Row and Pavilion types are tested with various levels of grain.
The views and solar exposure of the high-rise are safeguarded by the fine grain urban block that surrounds it. While more quality spaces for living with access to sunlight and private open spaces are created at the street level that is currently missing in Melbourne.
CLOSED TYPOLOGY TEST
CLOSED & OPEN TYPOLOGY TEST
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TEST 3CLOSED TYPE / FINER SUB N TYPE / FINER SUBDIVISION CLOSED TYPOLOGY TEST The closed perimeter block type is tested with various levels of grain.
MIXED TYPOLOGY TEST Several types from other studio projects exploring high-rise and composition of streets are tested together.
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MELBOURNISMS IMPLEMENTATION STUDY: OPEN ROW TYPOLOGY IN CITY WEST The Open Typology increases the visual and physical permeability of the block. The street wall becomes less continuous and offers glimpses into other qualities of spaces or new routes in the city. Towers fit more easily in this typology.
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BOURKE ST
200
32
200
430
32
200
LT BOURKE ST
BOURKE ST
100
BOURKE ST
200
430
32
200
430
BOURKE ST
200
KING ST
LT BOURKE ST
10 100
LT BOURKE ST
200
SPENCER ST SPENCER ST
210 30
450 450
LA TROBE ST
LA TROBE ST
100 10
LA TROBE ST
LA TROBE ST
LT BOURKE ST
LONSDALE ST
LONSDALE ST
10030
KING ST
LONSDALE ST
LONSDALE ST
210
LA TROBE ST
LA TROBE ST
WILLIAM STWILLIAM ST
LA TROBE ST
LA TROBE ST
KING ST
TOWER SEPARATION
KING ST
SPENCER ST SPENCER ST
FIGURE GROUND
BOURKE ST
32
200
200
430
32 430
PUBLIC SPACE NETWORK
PRIVATE OPEN SPACES AT GROUND LEVEL
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200
MELBOURNISMS IMPLEMENTATION STUDY: CLOSED PERIMETER BLOCK TYPOLOGY IN CITY WEST The Closed Typology accommodates less towers than the open type. However there is more variation in the size of open spaces in the form of courtyards that can be created.
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10
10
100
LT BOURKE ST
100
LT BOURKE ST
BOURKE ST
BOURKE ST
200
32
200
200
32
200
430
430
FIGURE GROUND
TOWER SEPARATION
LA TROBE ST
210
210 30
450 WILLIAM ST
WILLIAM ST
KING ST
LA TROBE ST
30 10
100
LT BOURKE ST
100
10
LA TROBE ST
450
100
SPENCER ST
LONSDALE ST
KING ST
SPENCER ST
LA TROBE ST LONSDALE ST
LT BOURKE ST BOURKE ST
200
32
200 100
430
BOURKE ST
200
32
200
430
PUBLIC SPACE NETWORK
PRIVATE OPEN SPACES AT GROUND LEVEL
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MELBOURNISMS CONCLUSIONS: SOCIO-ECONOMIC OUTCOMES DEVELOPER CONTRIBUTIONS Developer’s finiancial capacity to contribute to the community should be capitalised on.
Upfront Developer Contributions
Development Outcomes Satisfied
Public Spaces, Amenities & Program
$
Quality Spaces for Living Affordable Housing Quotas
‘Deposit‘ returned upon delivery of development outcomes
Source: John Bushell , Principal at Kohn Pedersen Fox , http://www.aaschool.ac.uk//VIDEO/lecture.php?ID=3614
MORE AFFORDABLE HOUSING More supply of affordable housing in the city through some spatial and policy strategies in the Urban Block Tower has many positive social implications.
MORE AFFORDABLE HOMES INCREASE IN HOUSEHOLD FORMATION NEW COMMUNITY AND HOUSEHOLD LIVING ARRANGMENTS
ACCESS TO JOBS IN THE CITY AND LESS COMMUTE SHARED INFRASTRUCTURE AND SERVICES ENCOURAGEMENT OF SMALL-SCALE & LOCAL DEVELOPMENT DEVELOPMENT CONTRIBUTIONS TO COMMUNITY LAND TRUSTS AND HOUSING ASSOCIATIONS
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LESS HOUSEHOLD DEBT LESS WELFARE SPENT ON RENTAL ASSISTANCE, HOMELESSNESS
HOUSING DIVERSITY The fine-grain urban block enables smaller scale development and selfbuilds. When developments are smaller, people are able to manage their own projects or provide the labour, the construction methods and duration are also cheaper and shorter. This creates opportunities for more variation in dwelling types and customisation.
PARTICIPATION IN THE CITY Having a range of organisations, from developers to community organisations building the city means the city represents a more diverse set of interests. This ensures that the city remains inclusive and a reflection of the people who live in it.
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MELBOURNISMS REFERENCES
a+t Research Group. (2016). Form & Data: Collective Housing Projects An Anatomical Review. Vitoria-Gasteiz: Graficas Irudi. a+t Research Group. (2011). Density is Home: Housing by a+t Research Group. Vitoria-Gasteiz: Graficas Santamaria. DÜmer,K., Drexler,H. ,Schultz-Granberg,J. (2014). Affordable living : housing for everyone. Berlin: Jovis. Gehl, J. (2010). Cities for people. Washington: Island Press. Hodyl, L. (2015). Report by Leanne Hodyl – 2014 Churchill Fellow To investigate planning policies that deliver positive social outcomes in hyper-dense, high-rise residential environments. The Winston Churchill Memorial Trust Of Australia. Retrieved from: https://www.churchilltrust.com.au/media/fellows/Hodyl_L_2014_Social_outcomes_in_hyper-dense_high-rise_residential_environments_1.pdf Ring, K. (2015). Urban Living: Strategies for the Future. Berlin: Jovis.
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