Sub(vert.)Urbanity RESEARCH QUESTION
PRIMARY LITERATURE REFERENCE
How can improved design quality of high density housing in Wellington offer an example for future developments that appeals to the suburban market and is socially and environmentally sustainable?
Improving the Design, Quality and Affordability of Residential Intensification in New Zealand “New Zealanders have a long standing cultural preference for detached housing on individual sections. Must have parameters people look for in their sanctuary are much the same in medium density as in conventialonal housing: a safe and secure environment, privacy; space, light, and warmth; and flexibility in how it may be used. Home buyers want sections for children, a spacious 3-4 bedroom homes and good insulation”
250
TARGET DENSITY
259
ACHIEVED DENSITY
Adapted from Table One: Desirable Attributes Identified by Medium Density Housing Residents
DW/HA
Domain RECREATIONAL FACILITIES
VARIETY OF HOUSEHOLD TYPES & SIZES
COMMUNITY INTERACTION
SCALE???
OWN
130 dwellings in this development
DPH
h i g h density
TENURE MIX
PRICE RANGE
$
$
RENT
Complex / Exterior EASILY ACCESSIBLE
GOOD LIFT & STAIRWELLS
GARDEN
VISUAL APPEAL
QUALITY FIXTURES AND FITTING
LOW MAINTENANCE
SECURITY AND SAFETY
SITTING OUT AREA
Sanctuary NEW DWELLING
DW/HA 134 dwellings in this development
DPH
h i g h density
DESIGN FEATURES THAT ADD VALUE
$
2014
RATIO OF BATHROOMS
KITCHEN CUPBOARD SPACE
SIZE OF ROOMS AND SENSE OF SPACE
NATURAL LIGHT IN ALL HABITABLE ROOMS
ACCESS TO SUNSHINE
WELL INSULATED AND WARM
QUIET
OUTLOOK
PRIVACY ROOMS NOT OVERLOOKED
SEPARATE LAUNDRY
OUTSIDE WINDOW IN BATHROOM
LARGE GARAGE WITH VISITOR PARKING
STORAGE SPACE
ABSTRACT New Zealanders continue to reject higher density housing as a way of living. The detached house in the suburbs remains the preferred housing of choice for most. This proposal overcomes attributes detrimental to the desirability of higher density living, as identified by the Centre for Housing Research Aotearoa. This inner city housing proposal, in central Wellington, incorporates these attributes, with additional design considerations, to offer an alternative model for living; one that provides housing choice structured through an integrated vision for landscape. Key considerations include creating high levels of amenity: landscape, solar access, privacy, a vertical neighbourhood, and balancing collective and private amenity. The proposal provides a range of housing types – apartments, maisonettes, terraces – to accommodate household diversity targeting various stages of the family life stage cycle.
Additional Design Considerations: CIVIC CONTRIBUTION
LIVABLE
As an inner city proposal it demonstrates how the perceived loss of private amenity afforded by the suburbs can be offset by the facility rich city. Just as these dwellings draw from the surrounding city, so too the project gives back to the public realm.
Kiwi Ideal
Vision For Living
RELATIONSHIP TO STREET
ICONIC
‘KIWI’
FLEXIBLE
CITY CONTEXT SITE SELECTION - WELLINGTON CITY amenity rich site
SITE CONDITIONS
1:2,000
DESIGN MOVES Perimeter Block Typology Built to Maximum Height
RELATIONSHIP TO STREET
NATURAL LIGHT IN ALL HABITABLE ROOMS
• double aspect rule established for sunlight and daylight • reaction to street condition
Privacy Addressed in Reaction to Future Developments
PRIVACY ROOMS NOT OVERLOOKED
SCALE???
• future proofs double aspect rule • reaction to external condition
1:20,000
Northern Edge Lowered
• ensures sunlight to central common area • ensures sunlight to all apartments for at least three hours each day • allows views out of the development to the sea
Access and Block Permeability for Vertical Circulation
SITE CONTEXT ANALYSIS
OUTLOOK
ACCESS TO SUNSHINE
GOOD LIFT & STAIRWELLS
EASILY ACCESSIBLE
• access from the street at crucial points to break mass into identifiable sub blocks
Salt and Peppering of Unit Types
• offers a diversity of housing types from terrace houses with attached private gardens, to maisonnettes and apartments with no private garden • develop a flexible double storey structure
Slide Out Areas for Gardens and Horizontal Circulation
TENURE MIX
COMMUNITY INTERACTION
VARIETY OF HOUSEHOLD TYPES & SIZES
FLEXIBLE
OWN
RENT
GARDEN
SITTING OUT AREA
VISUAL APPEAL
ICONIC
• north orientated blocks terrace:maisonette 1:1; east/west orientated terrace:maisonette 9:1
Landscape
• shuffle massing and apartment layout within circulation spaces to give the development an overall cohesive look from the outside
PRIVACY ROOMS NOT OVERLOOKED
58M
57M
GARDEN
window orientation
ACCESS TO SUNSHINE
lowrise
1:5,000 highrise
N
CITY TRANSECT
1:10,000
DESIGN SOLUTION Linking Landscapes
Landscape elements used as a circulation and organisation mechanism
Landscape Typologies Defined by different ownership and location parameters
Unit Typologies
Defined by each unit’s type of relationship to landscape and plan type
View to Mount Vicoria Common Garden Attached Garden
A
B
Attached to Common Garden at Ground Level
Views across Courtenay Place to Wellington Harbour
A
Terrace House Type
B
C
A
M
BR
ID
G
E
TE
RR
A
C
E
Maisonette Type
C TE
UR
O Y
A N E
C
A
PL TOTAL = 134
34
77
Maisonette
Terrace
23
Park House
double height unit double height unit adjacent without private unit with private large common garden access garden access garden
Architectonic
Constrained along two axis, free in the third
double height units for solar access and green interventions
Sectional Perspective 1:50
East West Section 1:500
North South Section 1:500
East West Section 1:200
TYPICAL FLOOR PLANS
Typical Upper Type Level // level 05 1:500
Typical Lower Type Level // level 04 1:500
LEVEL 0 1:500
Common Garden with Trees
Raised Private Garden with Trees
Common Boardwalk Area
Linking Landscape Boardwalk Below
FLOOR PLAN OPTIONS EAST WEST ASPECT ORIENTATION Terrace House Types
1:100
NORTH SOUTH ASPECT ORIENTATION Terrace House Types
96m2 int 11m2 ext
70m2 int 12m2 ext
92m2 int 20m2 ext 96m2 int 11m2 ext
106m2 int 19m2 ext
84m2 int 11m2 ext UUUU QQQQ
PPPP MMM
JJJJ
Q
VVVV
R MMMMM
MMMMM
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NNNNN
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LLLLL
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UP UP UP
SSSS
UP UP
TTTT
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JJJJJ
MMM
1
JJJJ
1
R
Q
Level 1 EW Terrace House 2
PPPP Level 1 NS Terrace House
QQQQ
1 : 50
1
VVVV
UUUU
Level 1 NS Terrace House 2
JJJJJ
1 : 50
1 : 50
MMMMM
MMMMM
NNNNN
NNNNN
LLLLL
LLLLL
RRRR DN
SSSS
DN DN
DN DN
DN
TTTT RECREATIONAL FACILITIES
PRICE RANGE
1
$
$
1
DESIGN FEATURES THAT ADD VALUE
Level 2 NS Terrace House
KKKKK
KKKKK
JJJJJ
JJJJJ
1
1 : 50
Level 2 NS Terrace House 2 1 : 50
Level 2 EW Terrace House 2 1 : 50
Maisonette House Types SECURITY AND SAFETY
48m2 int 11m2 ext
110m2 int
LOW MAINTENANCE
112m2 int
144m2 int 11m2 ext
110m2 int
106m2 int
NEW DWELLING
YYYY
ZZZZ
XXXX
WWWW 2014 QUALITY FIXTURES AND FITTING
MMM
NUMBER OF BATHROOMS???
JJJJ
R
Q
MMMMM
MMMMM
NNNNN
NNNNN
LLLLL
LLLLL
KKKK
UP
KITCHEN CUPBOARD SPACE
SIZE OF ROOMS AND SENSE OF SPACE??? OPEN PLAN WITH DECK ETC
LLLL
UP
UP
WELL INSULATED AND WARM
UP
UP QUIET
MMMM
SEPARATE LAUNDRY
1
Level 1 EW Terrace House 1 : 50
JJJJJ
1 OUTSIDE WINDOW IN BATHROOM
MMM
LARGE GARAGE WITH VISITOR PARKING
KKKKK
KKKKK
JJJJ
LevelWWWW 1 NS Maisonette
XXXX
1
1 : 50
R
Q
YYYY
ZZZZ
Level 1 NS Maisonette 2
JJJJJ
1 : 50
MMMMM
MMMMM
NNNNN
NNNNN
KKKK
STORAGE SPACE
LLLLL
DN
CIVIC CONTRIBUTION
DN
DN
LLLLL
LLLL DN
LIVABLE
DN ICONIC
‘KIWI’
MMMM
1
KKKKK
KKKKK
JJJJJ
JJJJJ
Level 2 EW Terrace House 1 : 50
1
Level 2 NS Maisonette 1 : 50
1
Level 2 NS Maisonette 2 1 : 50
View From Embassy Theatre
View From Circulation
Indoor Outdoor Connection
Common Roof Garden Space