Hamburg the contimuum iz wl ck

7006 MArch Urban Design Project

Urban

Design

Report

Atiya Iman Jayz Wei Ren Lee Wei Khang Yeo

Contents

Introduction

4

Research

5

Precedent Study

11

Progress of Design

15

Masterplan

23

Site Analysis

29

Cost Appraisal

39

Summary

45

Introduction Our vision to create a leisure and socialize places for the elderly was mainly the result from the research. After noticing the significant growth in aging population in Germany, we decided to create a city can includes these retired individuals. Creating a gathering point in one part of the city where the most them can meet new friends. It could be a potential solution for the feeling of lonliness. in addition, in that particular are of the city, elderly were introduced with several options to fill up their free time after the retirement.

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Research The series of research indicates Germany is currently facing a significant growth of aging population. Better medical support, which, in result allows elderly to live longer and healthier. Low birthrate in Germany even signify the aging issue, age for retirement in Germany is fixed at 65, many cooperates finds it difficult employing young adults, because the decrease number this group of people too.

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Ageing almost 90% of over 60s have a secondary or better education.

Percentage of population over 65 in Europe

PUBLIC PENSION SYSTEM The amount you receinve depends on how much you have paid into the system over your working life. = when the 65s receive a pension, the over 60s

income is 13% lower than the national average

By the end of 2011

almost 2.5

million people were

dependent on care (including 58% of over 90s) According to the Federal Statistical Office, Germany

Elderly (aged 65 and over) as a percentage of the population in 2010 & 2040

had a total of 767,841 non-German over 65s in 2013.

IN FUTURE

- loss of 5 million workers over the next 15 years - becomes Europe’s first problems caused by an ageing and declining population.

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Source: UN Population Division, World Population, 2011

Birth Rate

Birth Birth Rate Birth Rate Rate Birth Rate RateBirth Birth Birth Birth Rate Rate Rate

Birth Rate Birth Rate 50

12.7

12.7

9.3

9.0

8.4

8.2

50

12.7

12.7

9.3

9.0

8.4

8.2

50

12.7

12.7

9.3

9.0

508.4

12.7 8.2

12.7

9.3

9.0

8.4

8.2

50

12.7

12.7

9.3

9.0

8.4

8.2

50

12.7

12.7

9.3

9.0

8.4

8.2

50

12.7

12.7

9.3

9.0

508.4

12.7 8.2

12.7

9.3

9.0

8.4

8.2

Reports of Germany looking atReports an average of Germany numberlooking child born at an average Reportsnumber of Germany child born looking Reportsatofan Germany averagelooking numberatchild an average born number child born Reports Germany lookingGermany atof Reports an of1000 Germany number looking child born atbirth an average Reports number of1000 Germany child born looking Reports atofan Germany average looking number atchild an average born number child bornbirth of 8.2 perof1000 inhabitants.

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I'mchild still would too young formuch that (47%) 2.

I'mchild still would too young formuch that (47%) 2.

I'm still would too young formuch that (47%) 1. be too of a financial burden (47%) 1. A be too of a financial burden (47%) 1. A be too of a financial 1. A burden child (47%) be too of a financial burden (47%) 3. I'm My still career be(47%) hard to fulfill with a child (37%) 3. I'm My still career be(47%) hard to fulfill with a child (37%) 3. I'm My still career be(47%) hard to fulfill 3. I'm My withstill career a child (37%) would be(47%) hard to fulfill with a child (37%) 2. too plans youngwould for that 2. too plans youngwould for that 2. too plans youngwould for that 2. too plans young for that 4. haven't found the right partner (28%) 4. haven't found the right partner (28%) 4. haven't found the right partner (28%) 4. haven't yet found the right partner (28%) 3. IMy careeryet plans would be hard to fulfill with a child (37%) 3. IMy careeryet plans would be hard to fulfill with a child (37%) 3. IMy careeryet plans would be hard to fulfill 3. IMy with career a child plans (37%) would be hard to fulfill with a child (37%) 5.

I want to have the maximum amount of freedom, not 5. to I want have to to have limit myself the maximum (27%) amount of freedom, not to have to 5. limit I want myself to have (27%) the maximum amount 5. of I freedom, want to have not to the have maximum to limit amount myself (27%) of freedom, not to have to limit myself (27%) 4. I haven't yet found the right partner (28%) 4. I haven't yet found the right partner (28%) 4. I haven't yet found the right partner (28%) 4. I haven't yet found the right partner (28%) 6. II want have to many interests that would be hard to reconcile 6.to with have having many ainterests child (27%) that would be hard to reconcile with having 6. have child many (27%) interests that would be 5.

6. hard have to reconcile many with having that would a child be (27%) hard to reconcile with having a child (27%) 5. have the maximum amount of freedom, not5.

II want have to tohave limit myself the maximum (27%) amount of freedom, not to have to5. limit IIawant myself to have (27%) the maximum amount ofII freedom, want to have notinterests to the have maximum to limit amount myself (27%) of freedom, not to have to limit myself (27%) 7. IChildren are hard to raise; I am not have the strength 7. with and are nerves to(27%) raise; that I am not have the strength and6.

7.nerves are thathard (27%) to raise; I am not 7.

I to have the are strength hard raise; and Iaam not for sure that I(27%) have the strength and nerves that (27%) 6. have many interests that would besure hardI to reconcile 6.

IChildren have having many ahard interests childfor that(27%) would besure hardI to reconcile with having IChildren ahave childfor many (27%) interests that would besure 6. hard IChildren have reconcile many interests withtohaving thatnerves would child be (27%) hard to reconcile with having a childfor (27%) 8. Children I want to are be as independent as possible 8. Children I want and to are benerves as independent as possible 8.nerves I want for to are be independent as possible 8. Children I want (26%) to the be as independent as possible 7. hard to raise; I am not sure (26%) I have the strength 7. hard for to raise; that (27%) I am not sure (26%) I have the strength and7.

Children thatas hard (27%) to raise; I am not sure 7.

I have are strength hard to raise; and nerves I am not forsure that (26%) I(27%) have the strength and nerves for that (27%) 9.

I would then have less time for friends (19%) 9.

I would then have less time for friends (19%) 9.

I would then have less time for friends 9.

(19%) I would then have less time for friends (19%) 8. I want to be as independent as possible (26%) 8. I want to be as independent as possible (26%) 8. I want to be as independent as possible 8. I want (26%)to be as independent as possible (26%) 10.I would I don't then knowhave if myless relationship will stay(19%) together (17%) 10.I would I don't then knowhave if myless relationship will stay(19%) together (17%) 10.I would I don't then knowhave if myless relationship will stay 10.(19%) Itogether don't then know (17%) if myless relationship will stay(19%) together (17%) 9. time for friends 9. time for friends 9. time for friends 9.

I would have time for friends 11. II or myknow partner would be at a career disadvantage 11. if we II or had myaknow partner childif(16%) would be at a career disadvantage if we had a 10.

11. child II or (16%) myknow partner would be at a career 11. disadvantage IItogether or myknow partner ififwe would had abechild at a(16%) career disadvantage if we had a child (16%) 10. don't if my relationship will stay together (17%) 10. don't my relationship will stay together (17%) don't if my relationship will stay 10. don't (17%) my relationship will stay together (17%) 11. I or my partner would be at a career disadvantage 11. if we I or had myapartner child (16%) would be at a career disadvantage if we had a 11. child I or (16%) my partner would be at a career11. disadvantage I or my partner if we would had abechild at a(16%) career disadvantage if we had a child (16%)

50

12.7 50

12.7 12.7

9.3 12.7

9.0 9.3

9.0

8.4 8.4

8.2 8.2

Reports of Germany an average number child born 50 12.7 looking 12.7 9.3 at 9.0 8.2 8.4 Reports of Germany looking at an average number childlowest born birth of 8.2 per 1000 inhabitants. Germany is currently the of 8.2 per 1000 inhabitants. Germany is currently the lowest birth rate in the world, even lower than Japan with 8.4 child born rate in the world, even lower than Japan with 8.4 child born per 1000 inhabitants.

Reports of Germany looking at an average number child born per 1000 inhabitants. of 8.2 per 1000 inhabitants. Germany is currently the lowest birth rate in the world, even lower than Japan with 8.4 child born per 1000 inhabitants.

Below are a survey result result from from GermanJoy, note each participant maychoose choose more reason: Below are a survey GermanJoy, note each participant of of survey survey may more thanthan one one reason: 1. A child1.would toobe much of a financial burden (47%) A childbe would too much of a financial burden (47%) 2. I'm still2. too young for that I'm still too young for(47%) that (47%) 3. My plans careerwould plans would be hard to fulfill a child (37%) 3. My career be hard to fulfill withwith a child (37%) 4. I haven't yet the found the partner right partner (28%) 4. I haven't yet found right (28%) tothe the maximum of freedom, nottotohave haveto to limit limit Below are ahave survey resultamount fromamount GermanJoy, note each participant ofmyself survey(27%) may choose more than one reason: 5. I want5. toI want have maximum of freedom, not myself (27%) IAhave many that would be hard toburden reconcile with having a child (27%) 1.many child wouldinterests be toowould much of financial (47%) 6. I have6. interests that beahard to reconcile with having a child (27%) 7. areyoung hard tofor raise; I(47%) am not sure I have the strength and nerves for that (27%) 2. Children I'm too 7. Children arestill hard I that am not sure I have the strength and nerves for that (27%) 8.

I want to beto asraise; independent as possible 3. career plans wouldas bepossible hard to fulfill(26%) with a child (37%) 8. I want9. toIMy be as independent then less friends(26%) (19%) 4. I would haven't yethave found thetime rightforpartner (28%) 9. I would then have less time for friends 10. don't know if my will (19%) stayoftogether (17%) 5. I Iwant to have the relationship maximum amount freedom, not to have to limit myself (27%) 11.know I or my would be at a career disadvantage if we had a child (16%) 10. I don't if partner my relationship will stay together (17%) 6. I have many interests that would be hard to reconcile with having a child (27%) 11. I or my partner would betoatraise; a career disadvantage westrength had a child (16%)for that (27%) 7. Children are hard I am not sure I have ifthe and nerves 8. I want to be as independent as possible (26%) 9. I would then have less time for friends (19%) 10. I don't know if my relationship will stay together (17%) 11. I or my partner would be at a career disadvantage if we had a child (16%)

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Precedent Study The existing project that provide health care and basic medical services are mostly located in first world countries too. However, these precedents study are only limited to a medium scale development scheme. It is our intend to adapt the scheme and applying in our masterplan.

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Publics accessible ground floor area This project shows a variations of elderly, and to accomadates these elderly in the same area.Different type of elders will be placed together, however, this project suggest interaction among these elders could be possible if they were place in the group correctly.

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Linear and Convenient Hogeweyk design was mainly aim for the elderly with dimentia issue. It was called as a village because most of the shops are located within Hogeweyk. Elderly can buy items or obtain services within this particular village without travelling in a long distance.

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Protections Similar to the Bille site, Byker Wall was designed to divide the heavy traffic and noise from the main road. Wrapping the residential area, it created a different atmosphere on other side of the wall. Besides that, the building provides privacy and securrity to the residence.

Same situation was happened on the site we chosen. Two rail way track were located in the site, the idea to block the noises from trains required some huge linear building blocks to wrap along the railways.

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Progress of Design Illustrations and sketches showing the development of our masterplan.

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Initial Idea sketches

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Masterplanning - Option 1 Pg 17

Masterplanning - Option 2 Pg 18

Above Bottom Left

: Resting platform on riverside : Refirbished park : Activities and Sectional Diagram

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Right Above Bottom

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: Floating Houses, sectional diagram and : Pedestrian Bridge : Isometric Paviliong view and sectional view of waterfront

Above Bottom Left

: Floating Markets on phase 2 development : Market along river : Terrace houses along riverside

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Right Above Bottom

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: Driveway and carparks below railtrack : Retails below railtrack : Redirecting Main road along the railtrack

Masterplan Final version of the masterplan. Rendered and indicated with pahsing plannings.

Some existing parks are to be reuse after refurbishment.

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Proposed Masterplan

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Section cut towards the proposed waterfront

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Section cut towards the community square

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Site Analysis A series of diagrams describing the masterplan.

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Cost Appraisal Calculation of investment and profits. These numbers shall use as a strong evidence to convince client(developers, city council). However, this shall not limited to only providing high profit investment. Understanding what sorts of benefits (Job oppurtunity, dwelling and green spaces) are offered to the City of Hamburg itself.

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Project Title: Cost Plan No. Site Area Plot Ratio

COST CENTER

The Continuum 1 230,000MSQ / 56.83ACRE 1 / 1.43

GROUP ELEMENT/ ELEMENT

FACILITATING WORKS AND BUILDING WORKS 1 Facilitating Works 2 Substructure 3 Superstructure 4 Internal Finishes 5 Services SUB - TOTAL : FACILITATIONG AND BUILDING WORKS (A) 6 Main contrator's perliminaries (B) SUB-TOTAL : FACILITATING AND BUILDING WORKS (including main contracor's preliminaties) ( C ) [C=A + B] 7 Main contrator's overheads and profits ( D ) TOTAL: BUILDING WORKS ESTIMATES ( E ) [ E = C + D ] PROJECT/DESIGN TEAM FEES AND OTHER DEVELOPMENT / PROJECT 8 Project/ design team fees (F) 3.5% other development / project costs (G) TOTAL: PROJECTS / DESIGN TEAM FEES AND OTHER DEVELOPMENT / PROJECT COST ESTIMATE (H) [H=F + G] BASE COST ESTIMATE (I) [I= E+H] 9 Risks TOTAL: RISK ALLOWANCE ESTIMATE (J) 8% COST LIMIT ( Excluding inflation) (K) 10 Inflation TOTAL: INFLATION ALLOWANCE (L) COST LIMIT (Ouding VAT assessment) (M) [M=K+L] VAT ASSESSMENT

Phase 1 Phase 2 TOTAL COST/ MSQ GIFA TOTAL COST OF ELEMENT TOTAL COST OF ELEMENT TOTAL COST OF ELEMENT £2,221.20 6% 6% 26% 18% 21%

£31,162,059 £31,162,059 £135,035,588 £93,486,177 £109,067,206

£5,620,613 £5,620,613 £24,355,991 £16,861,840 £19,672,147

£36,782,672 £36,782,672 £159,391,579 £110,348,017 £128,739,353

7%

£36,355,735

£6,557,382

£42,913,117

4%

£20,774,706

£3,747,076

£24,521,782

3.50%

£18,177,868

£3,278,691

£21,456,559

8%

£41,549,412

£7,494,151

£49,043,563

100%

£519,367,648

£93,676,889

£613,044,537

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Adding the park refurishment into part of the phase 1 development is to assume the market value of the new buildings in the site. A quiet and leisure environment located near the site will become a key to push the sales and increase the value of the surrounding buildings.

Landscaping

Turf Handscape Trees Shrubs Bin Benches

Unit

Rate(£)

Per m² Per m² Nr Per m² Nr Nr

9,899 1,339,614 25,600 513,000 17,500 69,450 1,975,063 + Prelims 7% 138,254 + OH/P 3.5% 64,127 Total 2,177,444 (Rates have been sourced from SPONS 2013 and adjusted to mid-point of construction)

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5.21 78.34 128 54 175 926

Phase 1 (Park Refurbishment) Cost (£)

Phase 1

Phase 2

Cost (£) 139,549 2,098,337 25,600 723,189 8,750 41,670 3,037,095 212,596 106,298 3,355,989

Cost (£) 10,987 165,203 12,800 113,875 8,750 37,040 348,655 24,407 12,203 385,265

It is imperative to consider the fullownerships costs associated with the construction, maintenance, renovation and decommissioning of a built asset prior to commissioning construction. A widely accepted ratio states for every £1 spend on construction results in £5 being spent on operational costs over the life cycle of a building.The proposal have been made with future use and adaptability at the fore. Due allowance has been made for savings anticipated through use of green technologies as described in 1.8

Building

Maintenance cost (£)

Operational Cost (£)

£/100m2 p.a Phase 1 Phase 2

Fabric Services Cleaning Ultilities £1,000 £1,287 £1,088 £1,915 2,805,880 3,619,585 3,058,409 5,387,289 506,090 652,856 551,638 971,692 TOTAL

Total

14,871,163 2,682,276 17,553,439

Costs estimates have been based on the buildings having a 60 lifespan, BCIS lifecycle calculator has been utilised to obtain rates, with savings for sustainable technologies and nature of buildings duly calculated. All costs based on 4Q2014 rates using at NPV of 3.5% and an inflation allowance of 1.5%.

Total Cost TotalProject Cost Project COST Capital cost (£) Landscape cost (£) Cost in use (£)

PHASE 1 519,367,648 5,533,433 524,901,081

PHASE 2 93,676,889 385,265 94,062,154

TOTAL 613,044,537 5,918,698 618,963,235

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Sustainability Renewable Energy

Recycling

We proposed a bio-gas plant one the East side of the Pahse 2 development. This is because noticing there are factories surrounding the area, providing a bio-gas plant near to these factories will not only help consume the waste from the factory it also help provid a sustainable powerto the newly developed area.

Most of Germans have the awareness of importance to recycle, maybe because they get paid by doing so, nevertheless recycling is important to help reduce carbon foot print. Providing recycle point in new builds and allocated in a more appropriate area to ensures the littering is reduced.

Water Conservation Using rain water harvest system can help reducing the carbon emissions by 50%. All newly proposed building will have a few water tanks installed to collect these rain water. These water will be filtered and will used for non-drinking purpose. It will connect to toilets, garden watering system (interior), washing machines etc.

Summary Hamburg is all about the rapid growth of urban development especially Hafencity, a new urban city where all the important aspects and attractions are built in the area by using the concept of the waterfront as their main attraction. Bille however, is a suburban area located north East from Hafencity and is a15-minute drive away from the city centre. It is a very quiet and peaceful surrounding largely filled with housing areas and industrial buildings, which mostly are abandoned.

During the site visit to Bille, it is clear that elderly couple mostly owned the houses, which suits their needs of living in a peaceful surrounding environment. However, the context is not that suitable for the elderly as there are not many practical daily needs like the supermarkets or even a place to socialize and do some activities nearby. The nearest area would most probably be in city centre of Hamburg (Haupbanthof), which is approximately 20 minutes away by motorcar. Assuming that these elderly couples would have to go to the city centre to fulfil their needs to socialize and be active as there are no facilities provided in the context, is a bit unpractical for them. Bille is also an area that is also known as a mixed development area with factories and apartments that could be found anywhere in this particular area of Hamburg.

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Hamburg, one of the tier two city in Germany, is facing a wellknown issue like every first world country - the aging population.

In order to resolve this issue, our group have proposed an all-age city in our urban design masterplan. The proposed urban master plan known as The Continuum, is located in Bille, Hamburg, Germany where it is to create a platform for all ages to blend and socialize. The site was historically known as a railway track where it turned out to be abandoned after a few years. Our ambition is to create an inclusive, sustainable area where different generations can appreciate one another where they feel safe and protected in the community. Proposing an all-age urban planning in the site does helps providing the elderly in this city a better environment they deserved.

The goal is to create an age-friendly environment in Hamburg to ensure people will age well and maintain possible long-term illhealth in future. It is also to reduce health inequalities for people who is living in the city at present and in future. Therefore, in order to maintain the concept, the urban design had been developed using the World Health Organisation (WHO) Age-friendly guide book as the design guideline. In the long run, this urban design will take an ‘active ageing’ as the main target group, where it is internationally recognised as the best approach to make places age-friendly and help the people and communities experience healthy, active lives.

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When an individual grow old, simultaneously the rage of function in individual may decrease, where walking distant for the elderly may be an issue. Therefore, the project proposed building functions which are specially tailored to suit the practical needs for the elderly, where most of the building grounds figure will be retails which is also located at the central of the urban masterplan. There will also be a hospital in the design proposal in order to fulfil the practical needs for the elderly. In addition, the nearest hospital would be at the far North-East which might not be as practical as the distance is quite far.

On the other hand, the hospital is not only able to serve the needs of the elderly, but it also will be serving the nearby industrial area, as a matter of facts industrial sectors frequently gets accident. Due to the site of this proposal, there are one major highway and two railway route passing through the site.

For that reason this project “protective� will be the theme, to protect residents from noise pollution, as a result the building located surrounding the site will be higher as a barrier to block the unpleasing view and noise from the mass transportation.

In conclusion, ageing is a natural process that everyone has to go through since the day they were born and therefore in the next 20 year most of the major city in the world will face the ageing movement. Therefore, Germany has to prepare for this upcoming issue, where it can start from the second tier city Hamburg which is the most advance city in Germany that accommodates 82,652,256 populations.

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