Page 1

professional practice 2

Student housing in Carlton

Neo Vikiniyatanee & Shuyen Phoon s3281546 s3176512


0.1 Table of Contents

1.0 2.0

2.1 2.2 2.3

2.4 2.5 2.6

3.0

3.1 3.2 3.3

3.4 3.5 3.6 3.7 3.8 3.9 3.10

4.0

Vision Local council Plans

Carlton 2010 Public stakeholders – Suburb of Carlton Feasibility Studies

2.3.1 2.3.2 2.3.3 2.3.4

Education institutes & existing student housing Commercial expansion Public squares Public transportation & Bicycle paths

Project site Land Use

2.5.1 Mixed Use Zone Overlay 2.5.2 Residence & Noise levels

Planning Overlays – Building height

Target Demographic Suitability Student housing Functional Brief Student housing Policy

3.3.1 3.3.2 3.3.3

Bicycle & Car Parking Student Rooms Shared Facilities & Communal Spaces

Relationship of Area Feasibility Calculations Procurement Method Stakeholder Relationships Staging & Timeline Developing Low-Cost Build Opportunities for Carlton & Grant

ESD Driven

4.1 Precedent Studies – Abito Apartments

4.1

4.2

5.0 6.0

4.1.1 4.1.2 4.1.3 4.1.4

Concepts & Contextual Issues Response Consequential Outcomes Procurement Method

4.2.1 4.2.2 4.2.3 4.2.4 4.2.5 4.2.6 4.2.7 4.2.8

Stack Effect Cross Ventilation High Performance Walls High Performance Floor Slabs High Performance Glazing Sustainable Transportation Waste Management Waste Water Management

ESD Initiatives

ESD Ratings & Goals

Conclusion Bibliography


LOW UTILITY COSTS NT NA TE

RIALS SPECIFICA MATE TIO E L N AB N I A ST SU

T FI NE BE

AFFORDABLE

BE NE FI T

LIFE CYCLE COSTS

TARGET DEMOGRAPHIC SUITABILITY

OW NE R

ESD DRIVEN

LOW MAINTANENCE

01 /2 11 20

ST UD EN T

S NT GRA OFC

2

LOCAL COUNCIL PLANS

ACC OMM ODAT ION

VISION

CARLTON 2010 1.0 Vision The project is driven mainly by the direction local council initiatives. This is to potentially acquire government grants and also to stand out amongst the many other similar developments predicted rise in the coming years. Carlton boasts a high number of student residents, both local and international. While the number continues to rise alongside multiple developments of tertiary education institutes in the local area, more low cost accommodation is required to house these students as census data shows that many of students earn below average wages.1 Subsequently, to produce a development that caters to the economical margins of the students, the project looks to construct a building not only from low cost materials, but “green� resources to ensure a low life cycle cost. This benefits the owner from a maintenance perspective and the students benefit from low utility bills. It is of high imperative that each of these aims work in parallel and are relevant to one another, thus creating a wholisic design approach.

1 Carlton small area economic & demographic profile (second edition), city of Melbourne, December 2009, p.7


LOCAL COUNCIL PLANS


LOCAL COUNCIL PLANS

MELBOURNE 2030 VICTORIA (STATE)

MELBOURNE 2009 - 2013 COUNCIL PLAN CITY OF MELBOURNE (MUNICIPALITY)

CARLTON 2010 CARLTON (SUBURB)

CARLTON COMMUNITY PLAN 2010 CARLTON COMMUNITY (SUBURB)

OTHER BODIES INVOLVED:

2.0 Local Councils The project is situated in the suburb of Carlton, which lies under the municipality of the City of Melbourne and subsequently the State of Victoria government. Each level of government has council plans that run in parallel, but increase in specificity moving down the chain. In accordance, this project will draw heavily on the suburban plans, which are; 1) the Carlton 2010 (developed by City of Melbourne) and 2) the Carlton Community plan (developed by Carlton Community)


LOCAL COUNCIL PLANS Encourage environmental sustainability

Meet the needs of local demographic ensure future prosperity

“Carlton 2010 Guide the growth and development

sets out a vision for the future of Carlton for the next 10 years.”

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000

2.1 Carlton 2010 The main objectives relevant to the project in the Carlton 2010 plan are to guide the growth and development of the suburb in a way which will meet the needs of local residents, students, workers and visitors, and to ensure the area’s future prosperity and sustainability.1 It provides a comprehensive and integrated strategy to manage the conservation and enhancement of the character and quality of Carlton’s urban environment, as well as the provisioning of services, facilities and amenities to cater for the local demographic.2

1 Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000 2 ibid.


PUBLIC STAKEHOLDERS s PUBLIC STAKEHOLDERS students

residents cond largest area (after area) students

The expansion of the institutions, including the recently opened Melbourne Museum and the universities’ research and development arms, will increase The expansion of the the number ofinstitutions, workers in Carlton. including the

residents the population is students pe of tertiary Because of the commercial, Carlton has the second largest population in the area (after ‘Melbourne’ small area)

recently opened Melbourne Museum and the universities’ research and development arms,medical will increase tourist, cultural, andinstit the number of workers in Carlton. educational facilities located in

unicipality’s Over one third of the population is ion of student engaged in some typethe of tertiary Carlton has second largest Carlton, Because of thehas commercial, the area a high2 Mel education; tourist, cultural, medical and population in the area (after number of visitors. The area has the municipality’s unive educational facilities located in largest concentration of student ‘Melbourne’ small area) Carlton, the area has a high developmen apartments number of visitors. the number o Over one third of the population is engaged in some type of tertiary Becau education; workers tourist, The area has the municipality’s educational largest concentration of student visitors Carlton apartments 1 1

2

workers visitors

1 2

Carlton small area economic & demographic profile (second edition), city of Melbourne, December 2009, p.3 Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000, p.5

workers vis

demographic profile (second edition), city of Melbourne, December 2009, p.3 Integrated Local Area Plan”,City of Melbourne, 2000, p.5

2.2 Public Stakeholders - Suburb of Carlton

Carlton has the second largest population in the area (after ‘Melbourne’ small area) Over one third of the population is engaged in some type of tertiary education.1 1 2

Carlton small area economic & demographic profile (second edition), city of Melbourne, December 20 Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000, p.5

The area has the municipality’s largest concentration of student apartments.2

The expansion of the institutions, including the recently opened Melbourne Museum and the universities’ research and development arms, will increase the number of workers in Carlton.3 Due to the commercial, tourist, cultural, medical and educational facilities located in Carlton, the area has a high number of visitors.4

1 Carlton small area economic & demographic profile (second edition), City of Melbourne, December 2009, p.3 2 ibid 3 Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000, p.5 4 ibid


PUBLIC STAKEHOLDERS 4000 3500 3000

residents students 2500 2000 1500 1000

s

Carlton has the500second largest population in the area (after 0 area) ‘Melbourne’ small 0-4 years 5-14

15-19

20-24

25-34

years years Over one third of the population is years years engaged in some type of tertiary CARLTON AGE PROFILE, 2006 education; The area has the municipality’s 5,000 largest concentration of student apartments 1 4,500

The expansion of the institutions, including the recently opened Melbourne Museum and the universities’ research and development arms, will increase 35-44the45-64 65-74 ≥75 number of workers in Carlton. years years years years 2 Because (*ABS 2006 CENSUS)

of the commercial, tourist, cultural, medical and educational facilities located in Carlton, the area has a high2 number of visitors.

4,000 3,500

workers visitors

3,000 2,500 2,000 1,500 1 2

2

1,000

Carlton small area economic & demographic profile (second edition), city of Melbourne, December 2009, p.3 Carlton: “A Vision to 2010, 500An Integrated Local Area Plan”,City of Melbourne, 2000, p.5

0

<$250

$250- $400- $600- $800- $1,000- $1,600 Not $399 $599 $799 $999 $1,599 or more stated CARLTON RESIDENTS’ INCOME PER WEEK (*ABS 2006 CENSUS) 3

workers visitors

2.3.1 Feasibility studies - Proposed building typology Young people aged 12 to 25 years comprise nearly half the population (47 per cent), most likely due to its proximity to University of Melbourne and RMIT and the consequent size of the student resident population (30 per cent aged 20 to 24 years).1

A fifth of the Municipality’s population attending an educational institution (second largest concentration after Melbourne CBD) live in d edition), city2 of Melbourne, December 2009, p.3 Carlton. d edition), city of Melbourne, December 2009, p.5 d edition), city of Melbourne, December 2009, p.7 Lone person households are the most common household type in Carlton (34 percent).3 Around 37 per cent of residents (a relatively high proportion) earned a gross individual weekly income of less than $250 per week and 9 per cent earning $250-$399 per week.4 The future outlook for residential and student apartments in Carlton is good.5 1 Carlton small area economic & demographic profile (second edition), city of Melbourne, December 2009, p.5 2 ibid, p.6 3 ibid, p.6 4 ibid, p.7 5 ibid, p.3


CARLTON CARLTON 2010

2010

Macpherson Street

Princes Park

Melbourne General Cemetery

t rSe lt il Ne KayCrawford Street

Oval

Ormond College Ba rk ly

St re t

Queens College

St Marys College

Rathdowne Street

Drummond Street

Lygon Street

Cardigan Street

Swanston Street

Palmerston Street

et Str

Tin Alley

Elgin Street

eet Str

Queensberry Street

University of Melbourne

Carlton Gardens

Faraday Street

St re t

eth zab Eli

Bouverie Street

el pp Ke

Newman College

Trinity College Pelham Street

t rSe lt il Ne

Kay Street

Janet University Carlton Street Clarke Cricket Hall Ground

Grattan Street

E ad Ro C em etery Lytton Street

on nst Swa

et tre lS sel Rus

Ba rk ly

Victoria Street

eet Str in nkl Fra

eet Str be Tro La

Carlton Street

eet Str

Grattan Street

Nicholson Street

Faraday Street

Princes Street

ge C rescent C olle

Canning Street

University of Melbourne

University College

as t

Elgin Street

lleg e

St Marys College

Tin Alley

St

et Str

Palmerston Street

Nicholson Street CoHildas

Newman College

Trinity College

Leicester Street

student accommodation

as t

Queens College

University Cricket Ground

el pp Ke

Janet Clarke Hall

E ad Ro C em etery Lytton Street

Royal Parade

Ormond College

emerging education institutes

Princes Street

ge C rescent C olle

Canning Street

University College

St Hi Collldas ege

Royal Parade

1.

Crawford Oval

existing education institutes Lygon Street

Melbourne General Cemetery

Princes Park Drive

1.

Lygon Street

Macpherson Street

Princes Park Drive

Princes Park

Rathdowne Street

Drummond Street

Lygon Street

Cardigan Street

Swanston Street

eth zab Eli

Leicester Street

Pelham Street

Bouverie Street

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000

eet Str

Queensberry Street Carlton Gardens

Victoria Street et tre lS sel Rus

eet Str

on nst Swa

in nkl Fra

eet Str be Tro La

eet Str

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbou

existing education institutes emerging education institutes

student accommodation

treet

t rSe lt il

2.3.2 Feasibility studies – Education institutes & existing student housing

lton Street

The map highlights existing education institutes, all within a 5-10 minute walk from Carlton. New developments are also highlighted; this includes RMIT University’s Design Hub and Swanston Academic Building. Nicholson Street

Ba rk ly

St re t

Canning Street

Street

A number of student housing buildings are also located, which are predicted to in proportion to the increase of student population.


CARLTON CARLTON 2010

2010

Macpherson Street

Princes Park

Melbourne General Cemetery

t rSe lt il Ne

Crawford Kay Street Oval

Ormond College Ba rk ly

St re t

Queens College

St Marys College

Rathdowne Street

Drummond Street

Lygon Street

Cardigan Street

Swanston Street

Palmerston Street

et Str

Tin Alley

Elgin Street

eet Str

Queensberry Street

University of Melbourne

Carlton Gardens

Faraday Street

St re t

eth zab Eli

Bouverie Street

el pp Ke

Newman College

Trinity College Pelham Street

t rSe lt il Ne

Kay Street

Janet University Carlton Street Clarke Cricket Hall Ground

Grattan Street

E ad Ro C em etery Lytton Street

on nst Swa

et tre lS sel Rus

Ba rk ly

Victoria Street

eet Str in nkl Fra

eet Str be Tro La

Carlton Street

eet Str

Grattan Street

Nicholson Street

Faraday Street

Princes Street

ge C rescent C olle

Canning Street

University of Melbourne

University College

as t

Elgin Street

ege

St Marys College

Tin Alley

St H

et Str

Palmerston Street

ilda Coll Nicholson Street s

Newman College

Trinity College

Leicester Street

student accommodation

as t

Queens College

University Cricket Ground

el pp Ke

Janet Clarke Hall

E ad Ro C em etery Lytton Street

Royal Parade

Ormond College

emerging education institutes

Princes Street

ge C rescent C olle

Canning Street

University College

St Hi Collldas ege

Royal Parade

1.

Crawford Oval

existing education institutes Lygon Street

Melbourne General Cemetery

Princes Park Drive

1.

Lygon Street

Macpherson Street

Princes Park Drive

Princes Park

Rathdowne Street

Drummond Street

Lygon Street

Cardigan Street

Swanston Street

eth zab Eli

Leicester Street

Pelham Street

Bouverie Street

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000

eet Str

Queensberry Street Carlton Gardens

Victoria Street

eet Str

on nst Swa

in nkl Fra

eet Str be Tro La

eet Str

t rSe lt il

et tre lS sel Rus

treet

Street

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbou

existing business zone

lton Street

Nicholson Street

Ba rk ly

St re t

Canning Street

proposed expasion mixed use zone commercial activity encouraged

2.3.3 Feasibility studies – Commercial expansion

Carlton Gardens

The project is situated in a mixed use zone, with a few locations on Lygon and Pelham street aiming to expand its commercial front.1 With the site tucked away from the main commercial stretch, the residence avoids high levels of activity while also reaping the benefits of nearby services and retail goods. 1 Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000

ted Local Area Plan”,City of Melbourne, 2000


CARLTON CARLTON 2010

2010

Macpherson Street

Princes Park

Melbourne General Cemetery

t rSe lt il Ne

Crawford Kay Street Oval

Ormond College Ba rk ly

St re t

Queens College

St Marys College

Rathdowne Street

Drummond Street

Lygon Street

Cardigan Street

Swanston Street

Palmerston Street

et Str

Tin Alley

Elgin Street

eet Str

Queensberry Street

University of Melbourne

Carlton Gardens

Faraday Street

St re t

eth zab Eli

Bouverie Street

el pp Ke

Newman College

Trinity College Pelham Street

t rSe lt il Ne

Kay Street

Janet Carlton Street University Clarke Cricket Hall Ground

Grattan Street

E ad Ro C em etery Lytton Street

et tre lS sel Rus

on nst Swa

treet

Ba rk ly

Victoria Street

eet Str in nkl Fra

eet Str be Tro La

eet Str

t rSe lt il

Carlton Street

Grattan Street

Nicholson Street

Faraday Street

Princes Street

ge C rescent C olle

Canning Street

University of Melbourne

University College

as t

Elgin Street

ege

St Marys College

Tin Alley

St H

et Str

Palmerston Street

ilda Coll Nicholson Street s

Newman College

Trinity College

Leicester Street

student accommodation

as t

Queens College

University Cricket Ground

el pp Ke

Janet Clarke Hall

E ad Ro C em etery Lytton Street

Royal Parade

Ormond College

emerging education institutes

Princes Street

ge C rescent C olle

Canning Street

University College

St Hi Collldas ege

Royal Parade

1.

Crawford Oval

existing education institutes Lygon Street

Melbourne General Cemetery

Princes Park Drive

1.

Lygon Street

Macpherson Street

Princes Park Drive

Princes Park

Nicholson Street

Rathdowne Street

Drummond Street

Lygon Street

Cardigan Street

Carlton Gardens

Victoria Street

in nkl Fra

eet Str

et tre lS sel Rus

St re t

Queensberry Street

on nst Swa

Ba rk ly

eet Str

Canning Street

eth zab Eli

rlton Street

Leicester Street

Pelham Street

Swanston Street

y Street

Bouverie Street

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000

eet Str be Tro La

eet Str

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbou

public squares

Carlton Gardens

2.3.4 Feasibility studies – Public squares

ted Local Area Plan”,City of Melbourne, 2000

There are a public squares which from key assets of the suburb profile. These increase the desirablity of living in Carlton.1

1 Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000


CARLTON CARLTON 2010

2010

Macpherson Street

Princes Park

Melbourne General Cemetery

t rSe lt il Ne

Crawford Kay Street Oval

Ormond College Ba rk ly

St re t

Faraday Street

Princes Street

ge C rescent C olle

Queens College

St Marys College

Rathdowne Street

Drummond Street

Lygon Street

Cardigan Street

Swanston Street

Bouverie Street

Leicester Street

Palmerston Street

et Str

Tin Alley

Elgin Street

eet Str

Queensberry Street

University of Melbourne

Carlton Gardens

Faraday Street

St re t

eth zab Eli

t rSe lt il

el pp Ke

Newman College

Trinity College Pelham Street

t rSe lt il Ne

Kay Street

Janet University Carlton Street Clarke Cricket Hall Ground

Grattan Street

E ad Ro C em etery Lytton Street

et tre lS sel Rus

on nst Swa

eet Str in nkl Fra

Ba rk ly

Victoria Street

Street

eet Str be Tro La

Rathdowne Street

Drummond Street

Lygon Street

Cardigan Street

Swanston Street

Bouverie Street

Leicester Street

Pelham Street

eet Str

Nicholson Street

Ba rk ly

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000

eth zab Eli

St re t

Canning Street

eet Str

lton Street

Carlton Street

Grattan Street

Nicholson Street

University of Melbourne

University College

Canning Street

Elgin Street

as t

St Marys College

Tin Alley

St H lege

et Str

Palmerston Street

Nicholson Street Colildas

Newman College

Trinity College

treet

student accommodation

as t

Queens College

University Cricket Ground

el pp Ke

Janet Clarke Hall

E ad Ro C em etery Lytton Street

Royal Parade

Ormond College

emerging education institutes

Princes Street

ge C rescent C olle

Canning Street

University College

St Hi Collldas ege

Royal Parade

1.

Crawford Oval

existing education institutes Lygon Street

Melbourne General Cemetery

Princes Park Drive

1.

Lygon Street

Macpherson Street

Princes Park Drive

Princes Park

Queensberry Street Carlton Gardens

Victoria Street et tre lS sel Rus

eet Str

on nst Swa

in nkl Fra

eet Str be Tro La

eet Str

Carlton Gardens

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbou

public transportation existing bike path proposed bike path

ted Local Area Plan”,City of Melbourne, 2000

2.3.5 Feasibility studies – Public transportation & bicycle paths The public transportation network in Carlton is well connected, with neighbouring area Melbourne CBD as the central junction for the state of Victoria. The bicycle path network is also expanding - covering all main streets of Carlton.1 1 Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000


PROJECT SITE Princes Park

1.

existing education institutes

Lygon Street

Princes Park Drive

Macpherson Street

Melbourne General Cemetery

emerging education institutes

Princes Street E ad Ro C em etery Lytton Street

Queens College

t rSe lt il Ne Kay Street

Newman College

Palmerston Street

et Str

Trinity College

carpark

University Cricket Ground

el pp Ke

Janet Clarke Hall

proximity radius

as t

ge C rescent C olle

Ormond College

Ba rk ly

St re t

Faraday Street

Carlton Street

Rathdowne Street

Drummond Street

Lygon Street

Cardigan Street

eth zab Eli

Swanston Street

queensberry street

2 storey brick mixed use 225-227 queensberry street

eet Str

Queensberry Street Carlton Gardens

CUB site 205-207 queensberry street

Victoria Street

on nst Swa

eet Str in nkl Fra

et tre lS sel Rus

200m

eet Str be Tro La

eet Str

500m

Leicester Street

Pelham Street

Bouverie Street

Grattan Street

carpark

bouverie street

University of Melbourne

lansdowne place

Elgin Street

Nicholson Street

Tin Alley

Canning Street

St Marys College

carpark

University College

St Hi Collldas ege

Royal Parade

project site (81 bouverie street)

Crawford Oval

2.4 Project site The site is located within a 200 m radius from RMITâ&#x20AC;&#x2122;s main campus & a 500m proximity to the University of Melbourneâ&#x20AC;&#x2122;s campus.


PROJECT SITE carpark

street facing shop front

pedestrian access

CUB site 205-207 queensberry street

carpark

bouverie street

lansdowne place

original setback retained for pedestrian network

planning zone

(MUZ) mixed use

Encourage business zone expansion & develop retail opportunities to serve the needs of residents, students, workers & visitors.

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000, p.13

2.5.1 Land Use - Mixed Use Zone Overlay As a residence in the mixed use area, the development should incorporate a retail program to the street front.1 In accordance, the project includes a 90m² cafe facing the main street. In addition, access to the cafe is not restricted to one facade.

1 Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000, p.13


PROJECT SITE PROJECT SITE

double glazing

acoustic insulated wall panels

Residential developments should be designed to respond to the surrounding uses double glazing

acoustic insulated wall panels

Residential developments should be designed to respond to the surrounding uses

planning zone

(MUZ) mixed use

Mixed-use and business zones have been created to enable a varied use of activities to service a wide range of (MUZ) mixed stakeholders.* Mixed-use and business zones have created to enable a varied us activities to service a wide rang stakeholde

planning zone

lygon street

High Levels of noise & Activity lygon street of Melbourne, 2000, p.13 *Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City

High Levels of noise & Activity

*Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000, p.13

2.5.2 Land Use - Residence & Noise levels The site falls under the Mixed Use Zone, which was developed to enable a varied use of activities to service a wide range of stakeholders. Amenity requirements of residents should not threaten the purpose of the mixed-use and business zones. Residents living in or adjacent to these zones cannot expect the same level of amenity in regard to noise and activity as residents in more isolated residential zones. Therefore, residential development in mixed use zones should be designed to respond to the surrounding uses through the inclusion of elements such as double-glazed windows and acoustic insulation.1

1 Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000, p.13


PROJECT SITE

CBD

carlton built form policy

Carlton Squares

8 storeys

South Carlton

Any public or private development located in South Carlton should work to provide a transition between existing higher buildings and the lower building forms remaining in the area*

planning overlay (DDOPT) design & development (part) maximum building height 8 storeys

*Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000, p.39

2.6 Planning Overlays – Building Height The built form policy looks to accommodate innovative development that will create a new character for the south Carlton area. Any public or private development should work to provide a transition between existing higher buildings and the lower building forms remaining in the area.1 The maximum height allowed for the development on project site according to schedule 44 to the Design & Development overlay (DDOPT) is 8 storeys.

1 Based on Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000, p.39


TARGET DEMOGRAPHIC SUITABILITY


STUDENT HOUSING Built around $ 2,600/sqm.

Typically contains : tiny bathroom kitchenette cupboard single bed desk

Low Cost

Small space TYPICAL ANALYSIS

Communal Area

Compensates for the lack of living space

No Cars

& not eligible for on-street car parking permits

* Pryor D & Newton C, “Housing Students”, Architecture Australia, July/August 2006.

3.1 Student housing Student housing is different from the typical apartment market in demanding affordability and very little space. In addition, student tenants who buy or rent these apartments don’t drive cars and are not eligible for on-street car parking permits. Each apartment typically contains a basic bathroom, a kitchenette, a cupboard, a single bed and a desk in a footprint of 16-18 m². To help compensate for the lack of living space, a communal area is provided. Built for around $2,600/m², these are low-cost buildings and incorporate functional briefs, rather than design inspired ones.

* Based on Pryor D & Newton C, “Housing Students”, Architecture Australia, July/ August 2006.


FUNCTIONAL BRIEF PROGRAMMED AREAS Utility

Private 24 x 1 bedroom units

25 sqm

21 x 2 bedroom units

27 sqm

32 Bike racks

25 sqm

2 Car bays Caretakers residence

Semi-Private Shared Laundry on every floor

4.5 sqm

Common Room

100 sqm

Roof garden

274 sqm

27 sqm

Public Cafe

25 sqm

* Pryor D & Newton C, “Housing Students”, Architecture Australia, July/August 2006.

3.2 Functional Brief The proposed programmed areas are as listed above. The number of bedrooms is decided based on target investment return rates. The small units have been offset by including many shared spaces such as laundries, a common room with adjacent indoor & outdoor area, and a roof garden. (see 3.3.3 Student Housing Policy) A café located on the ground floor provides the residence retail activity. (see 2.5.2 Land Use – Zone Overlays) Bicycle parking is supplied in a 1:1 ratio to the amount of possible tenants. A care takers room is provided on the ground floor as well as 2 parking bays for loading and unloading vehicles and waste collection. (see 3.3.1 Student Housing Policy)


SPACE:STUDENT

:

STUDENT HOUSING POLICY BICYCLE & VEHICLE PARKING PROVIDE ADEQUATE SPACE FOR LOADING & UNLOADING VEHICLES & WASTE COLLECTION

1:1

BICYCLE PARKING SPACE:STUDENT

Support applications that provide limited or no car : parking for students; - PROXIMITY TO applications EDUCATIONAL Support thatINSTITUTES provide or TRANSPORTATION no car -EASY ACCESS TOlimited PUBLIC parking for students; - PROPOSAL FOR NEW BIKE PATHS - PROXIMITY TO EDUCATIONAL INSTITUTES - GENERAL WITH LOW -EASY ACCESSPOPULATION TO PUBLIC TRANSPORTATION -INCOME/UNEMPLOYED PROPOSAL FOR NEW BIKE PATHS - GENERAL POPULATION WITH LOW INCOME/UNEMPLOYED

5,000

5,000

4,500

4,500

4,000

4,000

3,500

3,000

3,500 2,500

3,000

2,000

2,500

1,500

2,000

500

1,000 0

1,500 1,000

<$250

$250- $400- $600- $800- $1,000- $1,600 Not $399 $599 $799 $999 $1,599 or more stated CARLTON RESIDENTS’ INCOME PER WEEK (*ABS 2006 CENSUS)

200m 500m

500

*based on Student Housing Policy: Amendment C163 0 <$250

$250- $400- $600- $800- $1,000- $1,600 Not $399 $599 $799 $999 $1,599 or more stated CARLTON RESIDENTS’ INCOME PER WEEK (*ABS 2006 CENSUS)

200m 500m

on Student Housing Policy: Amendment 3.3.1 Student Housing PolicyC163 – Bicycle & Car parking It is policy to encourage at least one bicycle parking space per student and support applications that provide limited or no car parking for students. To support the lack of car parking within this project, the low income based on census data1, the connectivity of public transportation and wealth of bicycle paths, as well as the proximity to the main educational institutes, infer a low & close to nil usage of cars by tenants. It is also policy to provide adequate space on the land for loading and unloading vehicles and waste collection.

1 Carlton small area economic & demographic profile (second edition), city of Melbourne, December 2009, p.7 *

Based on Amendment C163 : Student Housing Policy


STUDENT HOUSING POLICY STUDENT ROOMS

FRES H AI R

DIRECT ACCESS

DA YL IG HT

10.8 sqm bed accessible from a long side;

Kitchen & ensuite bathroom

A study area with a desk and bookshelf;

MIN 1 SOURCE OF LIGHT FROM EXTERNAL WALL OPEN TO SKY

A robe /drawer unit with ample storage space for clothing and personal items; Computer and TV;

Laundry

A table or bench to provide a space to eat separate from that used for study purposes

NOT UNREASONABLY OVERLOOKED BY OTHER ROOMS LIMIT NOISE & DISRUPTION FROM PEDESTRIAN & TRAFFIC

*based on Student Housing Policy: Amendment C163

3.3.2 Student Rooms Student rooms may comprise various levels of shared facilities. Within this project, the proposed student rooms are provided with all facilities except laundry facilities The bubble diagram above shows the requirements of size, layout, and design to comfortably accommodate key pieces of furniture & appliances. One way to comply with this policy would be to provide a minimum floor space of 10m² for a room to be used as a basic single student bedroom. This does not include a kitchen or an en-suite. Every room should have direct access to daylight, fresh air and an external window, and that at least one source of light be from external walls open to the sky. Rooms should also limit excessive noise and disruption from pedestrian and vehicle traffic and not be unreasonably overlooked by another room, either in the same building or adjoining property.

*

Based on Amendment C163 : Student Housing Policy


STUDENT HOUSING POLICY SHARED FACILITIES

HIGH MOVEMENT AREA

50

INCIDENTAL SOCIAL AREA CORRIDORS & STAIRWAYS TO HAVE NATURAL LIGHTING & VENTILATION

WASHING MACHINE

DRYER

Laundry DIRECT RELATIONSHIP LAUNDRY TUBS WITH HOT & COLD CLOTHES LINE

COMMUNAL OUTDOOR SPACES

INTERNAL COMMON AREAS

*based on Student Housing Policy: Amendment C163

3.3.3 Shared Facilities & Communal Spaces Shared laundries include washing machines, clothes dryers, laundry tubs with hot and cold water, and clothes lines. Corridors and stairways should have access to natural lighting and ventilation and are conducive to incidental social interaction. Each student should have access to communal outdoor space. One way to comply with this policy would be to provide a ratio of 2.5m² of communal outdoor space per student in a maximum of two parcels, each parcel with a minimum width of 3m. Each student should also have access to internal common areas. One way to comply with this policy would be to provide a common living area with a minimum of 15m² in area for the first 12 students, and a further 15m² for each additional 12 students thereafter. All internal common areas should be located adjacent to high movement areas, and a direct relationship between internal and outdoor communal spaces is encouraged.

*

Based on Amendment C163 : Student Housing Policy


FUNCTIONAL BRIEF ground floor

caretaker

lift

foyer

bike vallet

car park loading zone

fire stairs

first floor

outdoor space

unit 2a

unit 2b unit 2c

unit 1b

corridor

unit c

outdoor space

common area

unit a

corridor

lift

unit b

unit d

laundry

cafe

typical floor unit 1a

fire stairs

unit 2d fire stairs

unit 1c

unit 1d

laundry

3.4 Relationship of areas The relationship diagram is based on site boundaries, Student Housing Policies, Zone Overlays, and Australian Building Codes.


FEASIBILITY

developer equation

V= L + B + F + M + P

Approximate Initial total value = $7.59M(inc GST) rmit lecture on 01/08/11 Total value after calculations = $11.429M 3.5 Feasibility Calculations The initial estimated value is calculated by the rate of $5500 per squre metre multiply by the units area = $7.59M (inc GST), or 6.83M (exc GST) The value of the project is based on the sum of Land Cost, Building Cost, Finance Cost, Market Value, and profit Returns. Land Cost is 360 sq m of site multiply by price per sq m of $18,0001 = $6.49M Building Cost is based on Units Area (1380m2) / 85% $2700 which is the cost per sq m = $3.167M

then multiply by

Finance Cost: value without gst($6.38M) - Profit Return($1.276M) gives project cost at $5.1M, Bank lend 70% of project cost gives $3.572M, Bank Debt of 9.0% = $321,550. Marketing and Sales: Marketing budget is 3.0% from the building cost, and Sale budget is 2.5% from building cost = $174,000 Profit Return is at 20% of value without GST($6.38M) =$1.276M 1 http://www.realestate.com.au/property-residential+land-vic-carlton-2751534 retrieved August 2011 * rmit lecture on 01/08/11


BUDGET&FUNDING FEASIBILITY STUDIES

approximate total budget

$11.1m

demolition cost

$52,000

with contingency of 10%

@ $72.80/m²

1

$6.49m

land cost construction cost consultants fees

structural engineer electrical engineer mechanical engineer quantity surveyor architect

(total units area/85%) x 2700

variation from 11.5 - 13 %

3

1

$3.167m $380,000

escalation rate of 0.5% per month

2

1 Rawlinsons, Australian Construction handbook,2007, p. 199, p.788 2 Queensland government:Forecasting escalation,building costs Calculating, documenting and reviewing allowances, 2008 3 www.napierblakeley.com retrieved august 2011

3.5.1 Figures for Feasibility Calculation Demolition Cost1 = Rate of $72.80 per sq m multiply by number of sq m of the existing Land Cost3 = 360 sq m of site multiply by price per sq m of $18,000 Construction Cost = Build Area (1380m2) / 85% which is the cost per sq m

then multiply by $27004

Consultants fees1 = For this type of building approximately varia from 11.5-13% based on Rawlinsons Escalation Rate2 = 0.5% based on Queensland government

1 Rawlinsons, Australian Construction handbook,2007, p. 199, p.788 2 Queensland government:Forecasting escalation,building costs Calculating, documenting and reviewing allowances, 2008 3 http://www.realestate.com.au/property-residential+land-vic-carlton-2751534 retrieved August 2011 4 www.napierblakeley.com retrieved August 2011


PROCUREMENT

design,novate and construct (AS49 When to use

PROCUREMENT

A DN&C contract is suit towner more controll on tthe project has specia tthere e When is tosignificant use When to use all design and document A DN&C contract is sui A DN&C contract is suitable where: originaldesigner and ito towner more controll towner more controll on design tthe project has special design needs tthe specification for tthe project has speci tthere is significant extra benefit in making the contractor responsible for example through tthere is significant all design and documentation, and giving the contractor full access to the establi originaldesigner and its knowledge of the design issues; orfinishes. and all design and documen tthe specification for the developed design can be clearly described, for originaldesigner and i example through established standards for products and materials, details Benefits and finishes. tthe specification tthere is continuityfor of Benefits example through establ tthere is continuity of the designer’s involvement intion, design and documentareducing the risk tion, reducing the risk of the completed design not meeting agency’s and the finishes. requirements. requirements.

design,novate and construct (AS4902)

Risks

Benefits Risks

tthe contractor and the designer may load their tender prices to cover the tthere is continuity o tthe risks of entering into a contract with an unknown entity, oncontractor terms predeter-and the mined by others; tion, reducing the ris risks of entering into tsome potential service providers may be reluctant to tender; and requirements. by others; tthere is potential for complex litigious problems ifmined the relationship betweendesigner and contractor deteriorates. tsome potential service

Risks

New South Wales Government Procurement System for Construction: Procurement Practice Guide,2008 Rawlinsons, Australian Construction handbook,2007, p. 758

tthere is potential tthe contractor andfor th betweendesigner and con risks of entering into mined by others; tsome potential servic tthere is potential fo betweendesigner and co

3.6 Procurement method New South Wales Government Procurement System for Construction: Procurement Practi Rawlinsons, Australian Construction handbook,2007, p. 758 DN and C contract is appropriate for this scheme because it offers the client to have more control with the design outcome.1 When to use New South Wales Government Procurement System for Construction: Procurement Pract A DN&C contract is suitable where: Rawlinsons, Australian Construction handbook,2007, p. 758 • the agency wishes to control the concept design; • the project has special design needs • the specification for the developed design can be clearly described, for example through established standards for products and materials, details and finishes. Benefits • there is continuity of the designer’s involvement in design and documentation,reducing the risk of the completed design not meeting the agency’s requirements. Risks • the contractor and the designer may load their tender prices to cover the risks of entering into a contract with an unknown entity, on terms predetermined by others; • there is potential for complex litigious problems if the relationship between designer and contractor deteriorates. 1 New South Wales Government Procurement System for Construction: Procurement Practice Guide,2008


RELATIONSHIPS & STAKEHOLDERS

pre contract (before novation)

developer group

developer group HAMTON

project manager

post contract (after novation)

HAMTON

architect

HAMTON

project manager HAMTON

Y ARCHITECTS

contractor

other consultants

X

contractor N&B

NAPIER & BLAKELY

sub contractors

architect Y ARCHITECTS

novate service contract

other consultants

KPK REASEARCH: research digest building cost& contract information, 2007 New South Wales Government Procurement System for Construction: Procurement Practice Guide,2008

3.7 Stakeholder Relationships In regards to the agenda of the scheme, the design novate and construction is appropriated. This gives the opportunity for the owner to control the design and therefore the outcome is more accurate. The project manager under Hamton Development Group engages a Y Architects to carry out early design work, under a Design Agreement. The project manager then enters a contract with Napier & Blakely. When the construction contract is let, the project manager novates the Design Agreement to the contractor. Novation involves signing over the contractual relationship between Y Architects and Hamton to create a contractual relationship on the same terms between Y Architects and Napier & Blakely. The contractor then assumes full and unambiguous responsibility for the whole of the design as well as the construction. The contractor takes over responsibility for paying Y Architectsâ&#x20AC;&#x2122;s fees for work done from the time of novation.1

1 New South Wales Government Procurement System for Construction: Procurement Practice Guide,2008


STAGING & TIMELINE

estimated project timeline simple multi residential project

concept & design development period(weeks) 18

documentation period(weeks)

construction period(weeks)

26

43

average of 87 weeks to complete

Rawlinsons, Australian Construction handbook,2007, p. 758 ALL AUSTRALIAN ARCHITECTURE: Guide to the Design & Approval Timeline

3.8 Staging & Timeline Estimates The timeline for the Concept & Design phase were developed based on traditional model ALL AUSTRALIAN ARCHITECTURE: Guide to the Design & Approval Timeline shown below. The timelines for Documentation & Construction period were based on Rawlinsons, Australian Construction handbook.


ECONOMICAL BUILD

off-site BUILD construction ECONOMICAL

off-site construction design permitting site preparation,civil and engineering approval process engineering infrastructure

site construction, mechanical installation, finish work

design permitting site preparation,civil and engineering approval process engineering infrastructure

design permitting site preparation and engineering approval process manufactring

site construction, mechanical installation, finish work

install

30-60% time saving

save time

offsite construction offers significant time saving, building

design permitting site preparation construction and site preparation occur at the same time 30-60% time saving and engineering save moneyinstall due to more efficient manufacturing and mater al sourcingprocess approval process manufactring

higher quality

due to controlled construction environment

save time

New South Wales Government Procurement System for Construction: Procurement Practice Guide,2008 Rawlinsons, Australian Construction handbook,2007, p. 758

offsite construction offers significant time saving, bu construction and site preparation occur at the same tim

save money

3.9 Developing a low cost duebuild to more efficient manufacturing and mater al sourci

higher quality

The top diagram demonstrates the traditional staging model for design to controlled construction environment and construction processdue where site work must be completed before the construction begins

w South Wales Government Procurement System for Construction: Procurement Practice Guide,2008 wlinsons, Australian Construction handbook,2007, p. 758

The bottom diagram demonstrates the site work and building construction occuring at the same time thus saving up to 60% of the total construction time. The off-site construction method offers: Higher quality Due to controlled construction environment Save money Due to more efficient manufacturing and mater all sourcing process Save time Off site construction offers significant time saving, building construction and site preparation occur at the same time

*

Based on www.modtech.com Retrieved August 2011


LOCAL COUNCIL PLANS

PREVIOUS SUCCESSFUL GRANTS (2010/

CREATING SPACE (HOUSING ESTATE) - BUIL SUSTAINABLE LIVING IN RENTAL ACCOMMODATION - WORK INTERNATIONAL STUDENTS GUIDE(2010/11) TO CARLTON - MAGA PREVIOUS SUCCESSFUL GRANTS

LOCAL COUNCIL PLANS

CREATING SPACE (HOUSING ESTATE) - BUILDING SUSTAINABLE LIVING IN RENTAL ACCOMMODATION - WORKSHOP INTERNATIONAL STUDENTS GUIDE TO CARLTON - MAGAZINE

INTERNATIONAL STUDENTS EDUCATION & LEARNING INTERNATIONAL STUDENTS EDUCATION & LEARNING

RESPOND TO YOUTH

RESPOND TO YOUTH

CARLTON CARLTON COMMUNITY PLAN COMMUNITY PLAN CHANGING POPULATION CHANGING POPULATION ECOLOGICAL SUSTAINABILITY

ECOLOGICAL SUSTAINABILITY

UNCIL PLANS

CONNECTIVITY & COMMUNITY

CONNECTIVITY & COMMUNITY

“opportunities for carlton

aims to make carlton a a vibrant, inclusive, equitable and PREVIOUS (2010/11) thriving place SUCCESSFUL to live, work,GRANTS study and visit.” aims to ma CREATING SPACE (HOUSING ESTATE) - BUILDING carlton aINa RENTAL vibrant, inclusive, equitable a SUSTAINABLE LIVING ACCOMMODATION - WORKSHOP *Based on Carlton Community Plan, Opportunitties for Carlton, City of Melbourne, september 2010 thriving place toGUIDE live, and visit. INTERNATIONAL STUDENTS TO work, CARLTONstudy - MAGAZINE

“opportunities for carlton

*Based on Carlton Community Plan, Opportunitties for Carlton, City of Melbourne, september 2010

INTERNATIONAL STUDENTS

3.10 Opportunities For Carlton & Grant

EDUCATION & LEARNING

The Opportunities For Carlton (OFC) project is developed by the City of Melbourne and is heavily influenced by the Carlton Plan. It RESPOND TO Community YOUTH aims to make Carlton a vibrant, inclusive, equitable, and thriving place to live, work, study, and visit.

CARLTON

The main issues COMMUNITY & goals are listed PLAN in the diagram above. In accordance, grants have been awarded to CHANGING developments that meet & POPULATION excel in these areas.

Besides achieving the vision of creating a recognized iconic South ICAL SUSTAINABILITY Carlton development, attaining the OFC grant would also lower the CONNECTIVITY & COMMUNITY

building cost and subsequently create affordable housing. Previous successful grants in round 2 2010/11 have gone to projects relevant to the visions of this student housing development, as listed above.

“opportunities for carlton

aims to make carlton a a vibrant, inclusive, equitable and thriving place to live, work, study and visit.”

Community Plan, Opportunitties for Carlton, City of Melbourne, september 2010

* Based on Carlton Community Plan, Opportunities for Carlton, City of Melbourne, September 2010


ESD DRIVEN


PRECEDENT: ABITO APARTMENTS

2D

- APPROPRIAT HERITAGE VA - APPROPRIATE A RESPONSE TO PREVAILING S HERITAGE VALUES OF FITZROY’S EXISTING 2 DRIVING CONCEPTS STREETSCAPE AND;

BITO APARTMENTS

-CLIENT

-CLIENT BRIEF, AIMED TO MAKE AN “ENRIONMENTAL “ENRIONMENTALLY SUSTAINABLE BUILDING” IN A A WHOLISTIC MANNER ARCHITECTS: JACKSON CLEMENTS BURROWS BUILDING STATS: 7 LEVELS 35 1 & 2 BEDROOM APARTMENTS CAFE 2 DRIVING CONCEPTS 2 BASEMENT LEVELS - 40 CARPARKS COMPLETED 2006 - APPROPRIATE A RESPONSE TO PREVAILING HERITAGE VALUES OF FITZROY’S EXISTING STREETSCAPE AND;

ARCHITECTS:

35 1 &

2 BASEME

-CLIENT BRIEF, AIMED TO MAKE AN “ENRIONMENTALLY SUSTAINABLE BUILDING” IN A WHOLISTIC MANNER ARCHITECTS: JACKSON CLEMENTS BURROWS *Jackson Clements Burrows Architects, The RAIA Award for Residential Architecture - Multiple Housing (VIC), BUILDING STATS: http://www.architecture.com.au/awards_search?option=showaward&entryno=2007030325, 2007

7 LEVELS 35 1 & 2 BEDROOM APARTMENTS CAFE 2 BASEMENT LEVELS - 40 CARPARKS COMPLETED 2006

*Jackson Clements Burrows RAIA Award for Residential Multiple Housin 4.1.1 Precedent studies – Architects, Concepts The & Contextual Issues Architecture http://www.architecture.com.au/awards_search?option=showaward&entryno=2007030325, 2007

The site straddles three distinct areas: adjacent industrial-scaled buildings on large parcels, smaller terraces or townhouses across the street, and two-to four-storey mixed use buildings along Brunswick Street and Johnston Street. Thus, the challenge was to appropriate a chitects, The RAIA Award for Residential Architecture - Multiple Housing (VIC), au/awards_search?option=showaward&entryno=2007030325, response to prevailing 2007 heritage values of Fitzroy’s existing street 1 scape. In addition, the inner urban environment created logistical constraints upon construction. Furthermore, the Abito Apartment project was also driven by a client brief to create a building with an environmental sustainable design in a wholistic manner, that is, embedded within the architectural form.2 The deep parcel of the site also required the designer to penetrate through to allow light and air to reach all units.3 1 Jackson Clements Burrows Architects, The RAIA Award for Residential Architecture - Multiple Housing (VIC), http://www.architecture.com.au/awards_search?option=showawar d&entryno=2007030325, 2007 2 ibid 3 A Residential Response to an Industrial Site, www.dpcd.vic.gov.au/gooddesign, the Department of Planning and Community Development, October 2010


PRECEDENT: ABITO APARTMENTS

2 DRIVING CONCEPTS - APPROPRIATE A RESPONSE TO PREVAILING HERITAGE VALUES OF FITZROY’S EXISTING STREETSCAPE AND; -CLIENT BRIEF, AIMED TO MAKE AN “ENRIONMENTALLY SUSTAINABLE BUILDING” IN A WHOLISTIC MANNER ARCHITECTS: JACKSON CLEMENTS BURROWS BUILDING STATS: 7 LEVELS 35 1 & 2 BEDROOM APARTMENTS CAFE 2 BASEMENT LEVELS - 40 CARPARKS COMPLETED 2006

*Jackson Clements Burrows Architects, The RAIA Award for Residential Architecture - Multiple Housing (VIC), http://www.architecture.com.au/awards_search?option=showaward&entryno=2007030325, 2007

4.1.2 Precedent studies – Response The sketches above show the massing of the building which echoes the neighbourhood character of slot alley ways. It also allowed natural ventilation to cycle through the mass and sunlight to reach every unit. In a response to the contextual issue of scale and typologies, the building addresses the corner and transitions its height to meet its eastern neighbours. The finishing on the façade also mimics the existing streetscape. In terms of the logistical issues during construction, prefabricating methods and modules were utilized.

* Based on A Residential Response to an Industrial Site, www.dpcd.vic.gov.au/ gooddesign, the Department of Planning and Community Development, October 2010


PRECEDENT: ABITO APARTMENTS

2 DRIVING CONCEPTS - APPROPRIATE A RESPONSE TO PREVAILING HERITAGE VALUES OF FITZROY’S EXISTING STREETSCAPE AND; -CLIENT BRIEF, AIMED TO MAKE AN “ENRIONMENTALLY SUSTAINABLE BUILDING” IN A WHOLISTIC MANNER ARCHITECTS: JACKSON CLEMENTS BURROWS BUILDING STATS: 7 LEVELS 35 1 & 2 BEDROOM APARTMENTS CAFE 2 BASEMENT LEVELS - 40 CARPARKS COMPLETED 2006

*Jackson Clements Burrows Architects, The RAIA Award for Residential Architecture - Multiple Housing (VIC), http://www.architecture.com.au/awards_search?option=showaward&entryno=2007030325, 2007

4.1.3 Precedent studies – Consequential Outcomes The massing of the building created open walkways, fire stairs, and foyers, consequently allowing the exclusion of sprinklers, thus saving water and materials. It also created a thermal chimney, flushing out hot air from the building and terraces could also be irrigated by rainwater. Due to the main nature of resources being factory processed before arriving at the site, construction time was shortened thus saving on built costs. The modular wall panels also contributed to cost savings. Furthermore, less embodied energy was spent in the construction of the building.

* Based on lecture by Tim Jackson (Managing Director of Jackson Clements Burrows Architects) at RMIT University, March 2010


PRECEDENT: ABITO APARTMENTS PRECEDENT: ABITO APARTMENTS

DEVELOPER hamton property 2 DRIVING CONCEPTS - APPROPRIATE A RESPONSE TO PREVAILING HERITAGE VALUES OF FITZROY’S EXISTING STREETSCAPE AND; -CLIENT BRIEF, AIMED TO MAKE AN “ENRIONMENTALLY SUSTAINABLE BUILDING” IN A WHOLISTIC MANNER ARCHITECTS: JACKSON CLEMENTS BURROWS

ARCHITECT jcb architects

BUILDER BUILDING STATS: hickory 7 LEVELS

35 1 & 2 BEDROOM APARTMENTS CAFE 2 BASEMENT LEVELS - 40 CARPARKS COMPLETED 2006

SUPPLIERS CIVIL hickory michielin bros. ESD ENGINEER sd consultants winward structure *Jackson Clements Burrows Architects, The RAIA Award for Residential Architecture - Multiple Housing (VIC), http://www.architecture.com.au/awards_search?option=showaward&entryno=2007030325, 2007

SPECIFICATION davis langdon 4.1.4 Precedent studies – Procurement Method The project was procured using a Design, Novate & Construct contract. This is beneficial because it allowed special design needs to be *Based on LEcture by Tim Jackson continued at RMIT University March 2010of the designer. realised and also ensured involvement

* Based on lecture by Tim Jackson (Managing Director of Jackson Clements Burrows Architects) at RMIT University, March 2010

PR


ESD INITIATIVES

4.2.1 ESD Initiatives - Stack Effect

stairwell will ESD The INITIATIVES

STACK EFFECT SECTION

UTILIZING STAIR WELL AS THERMAL CHIMNEY

form a thermal chimney flushing hot air out.

4.2.2 ESD Initiatives - Cross Ventilation

VENTILATION CROSS V TYPICAL FLOOR PLAN

ABOLISHING THE NEED FOR AIR

CONDITIONED CORRIDORS the All floors draw in cool air creating natural ventilation, abolishing need for air conditioning and controlling moisture levels.


ESDINITIATIVES INITIATIVES ESD COST COMPETITIVE LOWER TRANSPORT, HANDLING & ERECTION COSTS

HYSSIL TECHNOLOGY EXCEPTIONAL THERMAL INSULATION THERMAL CONDUCTIVITY 5x BETTER THAN CONCRETE

CONVENTIONAL CONCRETE

GREY WATER RECYCLING

STRONG GREEN CREDENTIALS 65% LESS EMBODIED ENERGY IN COMPARISON TO CONVENTIONAL BRICK VENEER WALLS

ROOF GARDEN DISPLACES ON SITE GREENERY, CREATES RECREATION AREA & INSULATES ROOF

EXCELLENT ACOUSTIC PROPERTIES COMPARABLE WITH CONCRETE AND SUPERIOR TO AAC (AUTOCLAVED AERATED CONCRETE)

*

LIGHTWEIGHT & HIGH STRENGTH ENABLES LOWER COST BUILDING BYREDUCING SUPPORTING STRUCTURES

WATER MANAGEMENT

GREY WATER IRRIGATED ROOF

GARDEN Based on Hyssil Website, http://www.hyssil.com/hyssil-features-and-benefits.php

PREFABRICATION

WALLS 4.2.3 ESD Initiatives – High Performance Prefabricated HYSSIL Walls 1500 *Based on HYSSIL WEBSITE http://www.hyssil.com/hyssil-features-and-benefits.php

The Hyssil 1500 wall ESD INITIATIVES

is to be specified for all walls, with the exception of an in situ elevator shaft and service risers

BETTER SOUND & THERMAL INSULATION CORES ALLOW AIR TO INSULATE FLOOR SLAB

LIGHTWEIGHT FASTER CONSTRUCTION

*

HOLLOW CORE LESS MATERIAL, LESS EMBODIED ENERGY

LONG SPANS, NO PROPPING LESS CONNECTION MATERIAL

Based on HollowCore Website http://www.hollowcore.com.au/content/view/38/30/

PREFABRICATION

FLOORS 4.2.4 ESD Initiatives – High Performance Floor Slabs

HOLLOW CORE, 6 CORE 205mm SLAB

*Based HollowCore on HOLLOW CORE WEBSITE The 6 http://www.hollowcore.com.au/content/view/38/30/ Core 205mm Slab is to be specified for all floors, with the exception of an insitu foundation on ground level.


SD INITIATIVES ESD INITIATIVES WINTER SUN TRATES GLASS & PENETRATES ES HEAT LOSS AT REDUCES NIGHT

SUMMER SUN VE SPECTRALLY SELECTIVE ES LOW-E GLASS REDUCES SOLAR HEAT GAIN

LOW E R REFLECTS RADIANT HEAT BA BACK INTO ROOM; IMPROVES PE PERFORMANCE BY UP TO 38% IN COMPARISON TO CONVENTIONAL DOUBLE GLAZING

GREY WATER RECYCLING

ROOF GARDEN DISPLACES ON SITE GREENERY, CREATES RECREATION AREA & INSULATES ROOF

THERMALLY BROKEN ALUMINIUM FRAME WATER MANAGEMENT REDUCES HEAT LOSS GREYDURING WATER IRRIGATED ROOF WINTERGARDEN *

Based on http://www.house-energyratings.com.au/glazing_tips1.htm

4.2.5 ESD Initiatives - High Performance Glazing

ESD INITIATIVES

HEAT GAIN & LO

WINDOWS Heat gain and loss will be minimalized by double glazed, low-e glass DOUBLE GLAZED, LOW-E, CL specifications.

ENCOURAGING BICYCLE, ased on http://www.house-energyratings.com.au/glazing_tips1.htm WALKING & PUBLIC TRANSPORTATION CULTURE BY ABOLISHING CARPARKS

ZERO NET EMISSIONS FACILITATE A MODE SHIFT AWAY FROM CARS TO PUBLIC TRANSPORT, CYCLING & PEDESTRIAN OPTIONS 3 MELBOURNE 2030 IMPROVE ACCESS BY WALKING, CYCLING, AND PUBLIC TRANSPORT TO SERVICES AND FACILITIES 1

MELBOURNE 2009 2013 COUNCIL PLAN ACTIVELY PURSUE LOW EMISSION VEHICLE TECHNOLOGY 2

CARLTON COMMUNITY ACTION PLAN DEVELOP PROJECTS TO TURN GOOD INTENTIONS INTO ACTIONS, INCLUDING SUSTAINABLE TRANSPORT OPTIONS 4

4.2.6 ESD Initiatives - Sustainable TransportationTRANSPORTATION AMPLE BICYCLE PARKING & NO CARS 1 policy Lack of car parks encourage sustainable travel including 1.1, direction 1: Compact City, “Melbourne 2030”, State Planning Policy Framework, October 2002,public p.46 2 Objective 6.1.3, goal 6: connected City, “Melbourne council plan 2009 - 2013”, City of Melbourne, July 2009, p.40 3 5.5 Passenger transportation, bicycling, pedestrian Transport, 5. A roadmap for emissionsand reductions to 2020, “Zeroculture. Net Emissions”, City Of Melbourne, April 2009, p.52 4 Carlton together, “Carlton community plan 2010, City of Melbourne, September 2010, p.13


ESD INITIATIVES

DEMOLITION IDENTIFY DIFFERENT WASTE MATERIAL AND DEMOLISH IN STAGES ACCORDINGLY TO SORT OUT DEBRIS

CONSTRUCTION WASTE IS MINIMISED WITH MODULAR AND PREFABRICATED PARTS

TENANCY COMPOST PATCH ON1 ROOF GARDEN

TENANCY SUPPLY RECYCLING CHUTES WITH CLEAR & ATTRATIVE DESCIPTION 2 VISUAL

1 Waste management implementation plan 2009-2012, “Sustainable living experience”, item 2.2 p.3 WASTE MANAGEMENT 2 Waste management implementation plan 2009-2012, “Sustainable living experience”, DEMOLITION, CONSTRUCTION & item 1.1 & 1.2 p.3 TENANCY 1 2

Waste management implementation plan 2009-2012, “Sustainable living experience”, item 2.2 p.3 Waste management implementation plan 2009-2012, “Sustainable living experience”, item 1.1 & 1.2 p.3

4.2.7 ESD Initiatives - Waste Management

Sustainable waste management methods as listed above to be implemented during demolition, construction, and through to tenancy.

ESD INITIATIVES

GREY WATER RECYCLING

ROOF GARDEN DISPLACES ON SITE GREENERY, CREATES RECREATION AREA & INSULATES ROOF

4.2.8 ESD Initiatives - Waste Water Management Treated grey water will be rerouted to irrigate the roof garden.

WATER MANAGEMENT

GREY WATER IRRIGATED ROOF GARDEN


ESD INITIATIVES GREEN STAR ASSESSMENT GOAL: 5 STARS

LIFE CYCLE COST ANALYSIS ANAL MANAGEMENT INDOOR ENVIRONMENTAL QUALITY ENERGY TRANSPORT WATER MATERIALS LAND USE &ECOLOGY EMISSIONS INNOVATION

72% PAYBACK

FIRST RATE EVALUATION GOAL: 6 STARS

RETURN OF INVESTMENT* BASED ON ESD INITIATIVES

ENERGY EFFICIENCY THERMAL PERFORMANCE ASSESSMENT

*

Rate of return = Annual savings/Cost

* RATE OF RETURN: Annual savings/Cost

4.3 ESD Ratings & Goals The goals are as listed above. Focus areas are identified within each bubble diagram. A 72% yield in regards to the LEED Life Cycle Cost analysis is expected by the client; this is based on the investment for all applied ESD initiatives, over 10 years of maintenance and utility costs, which will be reduced in comparison to a building that does not adopt similar extensive ESD measures.


LOW UTILITY COSTS NT NA TE

RIALS SPECIFICA MATE TIO E L N AB N I A ST SU

T FI NE BE

AFFORDABLE

OW NE R

LOW MAINTANENCE

VISION S NT GRA OFC

01 /2 11 20 2

LOCAL COUNCIL PLANS

ACC OMM ODAT ION

TARGET DEMOGRAPHIC SUITABILITY

ESD DRIVEN

ST UD EN T

BE NE FI T

LIFE CYCLE COSTS

CARLTON 2010 5.0 Conclusion These aims tie in to develop a well rounded project. The clientsâ&#x20AC;&#x2122; requirements are met in terms of budget & market value. Furthermore, this project is developed in parallel to the various councils & respective plans. This student housing development advocates sustainability, in both environmental and economical aspects. In summary, it is believed that this project is making a significant contribution to an emerging type of student accommodation.


BIBLIOGRAPHYBUILD ECONOMICAL

off-site construction 6.0 Bibliography design permitting site

site construction,

and engineering mechanical installation, A Residential Responsepreparation,civil to an Industrial Site, www.dpcd.vic.gov.au/gooddesign, engineering approval process finish work the Department of Planning and Community Development, October 2010 Retrieved August infrastructure 2011

ALL AUSTRALIAN ARCHITECTURE: Guide to the Design & Approval Timeline, www.aaarchitecture.com.au retrieved August 2011 Amendment C163 : Student Housing Policy design permitting

site preparation Carlton and small area economic & demographic edition), city of 30-60% time saving install profile (second engineering Melbourne, December approval process 2009 manufactring

Carlton: “A Vision to 2010, An Integrated Local Area Plan”,City of Melbourne, 2000,

save time

offsite construction offers significant time saving, building

Carlton Community Plan, Opportunities City ofoccur Melbourne, constructionfor and Carlton, site preparation at the same time September 2010

save money

due to more efficient manufacturing and mater al sourcingprocess

Jackson Clements Burrows Architects, The RAIA Award for Residential Architecture higher quality - Multiple Housing (VIC), http://www.architecture.com.au/awards_search?option=showawar due to controlled environment d&entryno=2007030325, 2007 Retrieved August construction 2011 New South Wales Procurement System for Construction: PracticeClements Guide,2008 Burrows lecture by Government Tim Jackson (Managing DirectorProcurement of Jackson Rawlinsons, Australian Construction handbook,2007, p. 758 Architects) at RMIT University, March 2010

New South Wales Government Procurement System for Construction: Procurement Practice Guide,2008 Pryor D & Newton C, “Housing Students”, Architecture Australia, July/ August 2006. Queensland government:Forecasting escalation,building costs Calculating, documenting and reviewing allowances, 2008 Rawlinsons, Australian Construction handbook,2007 RMIT lecture on 01/08/11 www.napierblakeley.com retrieved August 2011 www.realestate.com.au/ retrieved August 2011 www.modtech.com Retrieved August 2011

Designing the Project: Architecture Professional Practice 2  

Report based on a mock student housing project. In partnership with Neo Vikiniyatanee. RMIT Master of Architecture subject.

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