"The general point I would make is that we can't improve
RBA assistant gov
1
housing affordability simply by adding to demand".
vernor Malcolm Edey
The addition just has to be thought differently. I introduce you to "Fine Lines"
Rylan Jackson
Tutor Justin Cawley
Table of Contents Fine Lines Manifesto PG 5-6
Housing Climate in Australia PG 7-8
2036 PG 9-10
Understanding Space PG 11-14
Merewether Catalyst PG 15-16
Phase One PG 17-20
Syncing Lines PG 21-22
The Final Line PG 23-28
Closing Note PG 29-30
Fine Lines Manifesto "Fine Lines" is the term I’ve personally curated to summarise the housing market and this book. It’s the lines that are visible by few and blurred or hidden for so many. The lines represent the unclear division of housing that is conscious yet responsible, sustainable yet affordable, managed yet considered. Our personal definitions of those headings which may or may not be working for us in the way we desire or first conceived contribute to this illusion and distortion of true pure clarity. The idea for this book is to turn the fine lines into one. A line that is understood and embraced by each reader and a lesson that becomes encompassed and understood in their own decisions - where the unknown becomes the known and housing can become further understood. It shall encourage an act of pause and consideration about the way we view housing in this country and specifically for the region of Newcastle as a city on the rise. Your actions and views will now hold a sense of accountability as by learning the climate you are aware of the impact of your decisions and the ripple effect, they have on others. This is your opportunity to be inspired and leap forward in progressive housing so we all can afford the keys to our first home. Contribute to a better environment, care for each other and our wellbeing whilst belonging to a community of likeminded people. The approach to cohousing can be taken on many journeys and this may not be for you, however, learning and understanding the process of why we need to take this action and ways to go about it in the form of an architectural response will only enlighten your understanding. By turning this page you agree there needs to be a change so let's explore the change in which we wish to see today.
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Conscious yet Responsible
Sustainable
yet Affordable
Considered yet Managed
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The Housing Climate in Australia The housing climate in Australia is not lonesome, with countries right across the world struggling with housing affordability and supply and demand of specific housing types. This issue has resulted in ways to think about how people can obtain property in this current landscape and alternative methods for this solution. Currently, we are presented with the lowest interest rates we have seen in this country at 0.1% (although not passed on). This is matched with a growth in housing debt, a lack of rising income to support living affordability and a struggle between supply and demand. To add to the complexity, the increase of urban sprawl has resulted in land grabs and a state of desperation for inspiring homeowners to rush and drive markets to record numbers subconsciously contributing to the issue of housing affordability and suburban planning at no fault of their own. Additionally, investors with money to use are tycooning young Australians and their ambitions which then only fuels, disrupts and drives the rental market into a similar predicament where prices are increasing due to the introductory economics lesson of supply v demand. For further understanding of this issue, we have to consider the Australian dream. The corner block, the picket fence with one dog, two cars and a three-person family - (the statistical representation). It has to be understood that although it can be a reality, it's the awakening that this situation has to be turned into reduced normality. This is due to the reasons driving this to the edge of extinction as stated above, and this is the climate we are faced with currently, uncertainty, confusion and desperation. This only drives the ambitions for alternative housing types to meet the demand of consumers and provide alternative options to gain entry into the market.
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Development blocks are responding and somewhat aiding the response, but in no means is it reasonable or sustainable to continue down the path it is currently. As a consumer in the market, you should have the option of where you want to live, how you want to live and for it to be obtained in a fiscally managed capacity. It is noted that other factors are also playing a role, such as a reduction in wage growth and political policy, which are causing this perfect storm. Below are statistics that are currently driving these conditions. House Prices AUS MEDIAN
$994,579
NSW MEDIAN
$837,500 Salary
AUS MEDIAN
$92,102
NSW MEDIAN
$93,236
Wage Growth AUS MEDIAN
1.6%
NSW MEDIAN
1.55%
Figure 1
The over-average house price with moderate salary yet minimal wage growth, which is at one of its lowest points it has ever been results in this affordability issue in the market for the minimal stock that is available. Over 30 years of an 2 average loan at $700,000 would result in a $2657 a month expenditure. Including interest over the life of the loan, you would be repaying $1,075,247. These numbers are daunting however changing the type of housing stock that is available could result in desirable outcomes. A cohousing stock would result in the same amount broken up into quarters resulting in you only having to pay $175,000 over the life of the loan. This financial burden eased can result in freedoms and better quality of life. Additionally, creating a dwelling to produce yield could also help affordability and repayment of the loan, as well as creating passive income for parties involved. This approach can help reduce the impacts of the current crisis.
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2036 Now understanding the state we face currently, what if we narrow the scope? Narrowing down to a core area of Australia, such as the region of Newcastle where this project resides, we can see the local context of the issues of affordability and sprawl first hand to give you further understanding. The Greater Newcastle Metropolitan Plan (2036) is a document curated by Newcastle City Council in collaboration with the NSW Government, looking at the growth of Newcastle in all sectors. A highlight in the paper was population growth and the firm reliance on housing within the region, and its ability to grow in different methods or reform itself into a new state. The document entails some enlightening statistics for the future of the area. It notes that the Newcastle economy is changing and evolving from a heavy industrial climate to a service industry with frontline workers such as nurses and services of education. This automatically changes revenue and family dynamics based on this statistic alone.
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Additionally, over the next 15 years, the region's population is expected to grow by 20%, which is already happening today with a growth rate that one could only assume will outgrow the prediction by the 2036 period. To support this, Newcastle will have to add 60,000 dwellings to support and encourage this growth. This target can be reduced by adopting a co-housing strategy which has been highlighted by the document. The target of 60,000 is based on stand-alone dwellings. A cohousing approach would be able to reduce the required infrastructure and save time and cost on this exercise. This push would also reduce land usage for new housing which is currently being over utilised by developers in response to urban sprawl. This is now targeted to aim for a 60% infill site for new developments. To aid this an encouragement of using lots then 400sqm has been adopted.
Population Increase
20%
New Dwellings Required
60,450
Reduction in Approved Sqm
400sqm
Shifting to infill Development
60%
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Understanding Spaces National data and the 2036 metropolitan plan are now exposed and ready to manipulate the final push of understanding how this model frames around the comprehension of space. It is no surprise that Australians enjoy having large homes on large blocks with real-estate slogans pushing this idea with “indoor-outdoor living” and “open plan living”. This is not an idea that has to be thrown away; however, one that can be rethought and reworked into a more suitable and sustainable design approach. This led to understanding space over three parts through an exquisite corpses exercise (the method of collection and assembly)
Precedent
This involved researching three homes. Two of which are examples of cohousing or public housing. The modelling of plans through a bubble schematic highlighted the difference between these examples and a common typology in regards to overall space.
Catalogue
These plans were then broken up to create individual rooms as pieces, separated from their original scheme. This was done to develop a catalogue of room types to understand how different schemes could come together to create more efficient floor plans.
Exquisite Corpse The combination and testing of these pieces created a scheme. This was a four dwelling manor house typology. A highlight from this gelling of elements was the two first floor dwellings. Its compact nature and its correlation with its neighbours was appealing the sense of the nature of space it was taking and its livability due to its straightforward and open circulation.
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open courtyard
outdoor area bedroom 2
kitchen/dining
living
sunroom
bedroom 2/ study
bathroom
ensuite
entrance
bedroom 3
dining room
bathroom
stairs
open courtyard
laundry
bedroom 1
laundry living room
bathroom
kitchen
bedroom 1
bedroom 3&4
entrance
living/common area
entrance
kitchen
bedroom 1
bedroom 2
garage
267Sqm Common Typology Unknown Architect
96 Sqm Sirius Tao Gofers
144Sqm Previ House James Sterling
Spatial Catalogue
STAIRS
BEDROOM 1
BATHROOM
KITCHEN /LIVING/DINING
BEDROOM 2
Exquisite Corpse
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Researching spaces enabled the identification of a precise sqm size of 36sqm. This size on the desired site of 600sqm allows a balance of multiple dwellings and space compared to original size typologies. The approach of reduction was driven by Sirius due to its size and internal tiered nature in the dwellings. This creates a sense of diversity in space, unlike what most models demonstrate and can be manipulated for this interaction to be internal or external. This emphasis on reduction lead to understanding the Australian climate and a desire for connection with nature. This also led to driving the project style to Sam Crawford’s Avalon House. Its open nature and use of louvres, bifold doors and skillion roofs connect with the outside world and open a building to working with the environment at hand. All of this pushed for ignoring the typology of current housing, instead of replacing it with dwellings that understood space requirements and basic liveability requirements that still maintain comfort—all of this whilst still prompting nature and landscape on a site and still achieving the ability to design a co-housing model that promoted indoor-outdoor living. 600SQM (FOCUS SITE)
467SQM AVERAGE BLOCK
235Sqm Average Floor Plan 36Sqm
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Figure 2
Avoiding dominant typologies like our neighbours
Can create delicate , considered and efficient responses to housing
That then can promote the natural environment as an instrument for better physical and mental wellbeing
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Merewether Catalyst All this data and reasoning now stated we are given the reason and push to test the theory of cohousing. Merewether is a fantastic location to test the model. The dwelling desires front line workers to obtain this housing with Newcastle changing to a service economy. This fits perfectly in ambitions for the project and the safeguard of this model's future. The suburb also hosts many shared houses that work efficiently in minor circumstances but aren't designed to be operated in their capacity, such as makeshift accommodation for students within the area. The adoption of a cohousing model in Merewether would have some benefits. One is affordability, with the average sale 3 seeking $1.3 million ($500,000 over the state average). An area that tries to promote young adults and families makes it fiscally unviable unless a cohousing model comes to fruition. Furthermore, the predicted Newcastle population increase of over 20% could also be addressed with this model in Merewether. It is calculated that a model like this could increase the population by 14% through data collection. This gesture of a change of typology, whether on vacant blocks or as renovation proposals, can be seen as a critical part of the solution to a shortage of housing stock within the area. 109 Merewether St has been chosen as the target for this trial of typology be tested. A vacant block with proximity to essential services and recreation creates a solid foundation for the design to transpire and build a catalyst for other dwellings like this to be formed.
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Co-Housing can increase the population by
14%
Figure 3
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Phase 1 Using the data and research, a Phase 1 proposal was tested for the feasibility of the project. This was done by driving the project around three core focuses. This was: Biophilic Design Housing that was Compact and Responsible Connection with Nature This led to a housing typology that was reduced in size (38sqm) compared to the traditional home stock (235sqm). Additionally, its openness and push for connection with nature allowed a scheme that was delicate yet considered. The use of decks also allowed and facilitated interactions of an internal community. Phase 1 confirmed that the approach and balance of these core ideas could be developed and finessed for a second iteration change to push the concept further. This focus would consider a daily ritual of users and, as a result, find the balance between the liveability and comfort of such a scheme.
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Dwellings resided next to communal passage decks as well as a risen form to reduce impact on site
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Ground
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First
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Syncing Lines Identifying areas of improvement in the model led to an emphasis on small changes or gestures, creating a more significant impact on the site for users of the scheme. This involved trialling and testing layouts and precedents similar to phase one. This research led to three core focuses of change for the project to develop into a successful proposal and valid typology:
Dwelling Reduction
Dwellings in the first proposal were 38sqm. However, the proposal emphasises the reduction of space consumed by the rational typology. Thus, testing how we can reduce the floor plan in a still liveable and comfortable way was vital. Testing facilitated a reduction in space by 2sqm for an overall scheme of 36sqm per dwelling.
Orientation
However, a specific adjustment to the proposed site, one that can be adjusted and altered on location, was the orientation of dwellings. The winged layout provided distinct space between public and private but caused too much shadow and clustering during the winter months and lacked interaction between dwellings. This observation tested the trial of manipulating dwellings evenly across the site to create multiple variations in moments and light across the proposal for public or private uses and moments.
Greater Promotion of Community
Investigating dwellings and orientations helped promote a greater sense of community with open spaces and opportunities to contribute more to the internal community. This led to creating more communal areas such as open barbeque areas connected to lawned common spaces and shared dining areas as a place of coming together. This continual push for shared and private activities helps mulitiered interaction along the site.
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Dwelling Reduction
38sqm
36sqm
Orientation
Greater Promotion of Community
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The Final Line The final line showcases my initial ambitions from research to final proposal. This results in a finessed and understood response to the housing climate. A reduction in decking for only transitional purposes promotes the use of grassed areas and a communal hub located at the centre of the site. The push for separation between dwellings has allowed these spaces to occur. A reduction to 36Sqm has also transpired, resulting in robust and efficient floor plans. The architectural response to the issue promotes the push that this model can be versatile and replicated in different locations, aiding the reaction of urban sprawl more efficiently.The communal frontage of the proposal can be altered to respond to the site's geographical location. This case is a shut-off façade mirroring other blocks on the street and its push for wet rooms and open roofs responding to its coastal location and lifestyle. The proposal opens the door to being submerged in the natural environment, promoting healthy mental and physical wellbeing. The model enables the fostering of place and community, an area in which the current typology ignores. The project also pushed for affordability in the built form with simple suggested materiality and sizing of parts.
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ColorBond Monument Finish
Cavity Insulation Louvres W2700xH1200
Vertical Shiplap Clad
Floating Floorboards Timber Joist
Floating Floorboards Laminate Tullah Oak Finish
150mm Concrete Slab (Mixture of TShape & Slab on Ground)
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6 7 8
11
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Key 1 - Wet Room 2 - Communal Study/Office 3 - Communal Outdoor Kitchen 4 - Storage 5 - Dwelling 1 6 - Vegetable Garden 7 - Outdoor BBQ 8 - Communal Dining 9 - Communal Garden 10 - Dwelling 2 11 - Dwelling 3 12 - Dwelling 4
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9
10
1 5
2
et r Stre wethe Mere
3
4 6
5
4
3
2
0
1
1:100
Ground Floor
26
3
2
4
Key 1 - Dwelling 1 2 - Dwelling 2 3 - Dwelling 3 4 - Dwelling 4
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1
1 2
et r Stre wethe Mere
4
5
4
3
2
1
0 1:100
First Floor
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Closing Notes A statement of synopsis and reflection. The project focus of cohousing with the strong driving ambitions of urban villager has led to a project outcome of a delicate response to a housing crisis crippling a nation. The solution isn’t clear or linear, and through research, many political roadblocks prevent the ease of a rollout such as this proposal. However, with this compendium, I believe the information and provocation of architecture can persuade you that this housing model can be sustainably introduced into the current housing stock. It has been noted that this change won’t happen overnight, but rather this push is focused on a generational shift of view to what the Australian dream might entail. This ideology has so many positives compared to the traditional model. One which tackles many issues such as affordability, community and sustainability. It also offers the opportunity for individuals or families not to be pushed into suburbia at no fault of their own due to unattainable fiscal barriers. The model can be deployed and utilised in many contexts, which adds to the desire for this awareness. All of this in mind i believe the fine lines between housing that is conscious yet responsible, sustainable yet affordable and considered yet managed have been outlined and proven that these delicate issues can be addressed streamlined and fostered within a co housing model to create housing with one clear line of direction and output. So let 109 Merewether Street be the driving force of example to the future of housing in Australia in years to come.
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Pause and consider your choices
Because one change in housing typology
Can shape the future for many
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Appendix [1] RBA (2014), & lsquo Submission to the Inquiry into Affordable Housing’, Submission to the Senate Economics References Committee, February. https://www.rba.gov.au/speeches/2014/sp-ag-021014.html [2] What is the average mortgage size in Australia?. eChoice. Available at: <https://www.echoice.com.au/guides/whats-the-average-australian-homeloan-size/> [3] Average Merewether Dwelling Price - this was sourced by comparing house prices and unit prices to find a median average. The stats to do this was sourced from Merewether Property Market. <https://www.realestate.com.au/neighbourhoods/merewether-2291-nsw>
Figure 1- Compiles multiple stats from various sources. Average Australian price is sourced from (Domain House Price Report - September 2021 | .https://www.domain.com.au/research/house-price-report/september-2021/? pin=26d75e1cb315cd79966c256a00f4dfba#sydney The NSW average was calculated on the average median price of houses combined with an average median price of units to find the median. These numbers were based on Budget Direct Annual property price index report https://www.budgetdirect.com.au/research/australian-property-prices2021.html The rate of wage growth was sourced from Australian Bureau of Statistics. 2021. Wage Price Index, Australia, June 2021. [online] Available at: <https://www.abs.gov.au/statistics/economy/price-indexes-and-inflation/wageprice-index-australia/latest-release> Figure 2 - the average block and floor plan size was sourced from the ABS (Australians building houses on smaller blocks, 2020) Australian Bureau of Statistics. 2020. Australians building houses on smaller blocks. <https://www.abs.gov.au/articles/australians-building-housessmaller-blocks> Figure 3 - (2016 Census QuickStats: Merewether, 2016) Quickstats.censusdata.abs.gov.au. 2016. 2016 Census Quick Stats: Merewether. <https://quickstats.censusdata.abs.gov.au/census_services/getproduct/census/ 2 This data and measure have been made based on the 2016 census dataThe prediction of 14%. could be higher based on current population statistics
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2036 This chapter was sourced from the Greater Newcastle Metropolitan Plan , (Department of Planning and Environment 2018) All statistics quoted are from Pages 39-46 https://www.planning.nsw.gov.au/-/media/Files/DPE/Plans-andpolicies/greater-newcastle-metropolitan-plan-2018.pdf
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2021