Courtyard City
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Contents 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0
13.0
Introduction Site Analysis Design Precedents Design Principles Initial Ideas Masterplan Proposed Programme of Uses and Activities Schedule of Demolition Phasing Plans Infrastructure and Building Areas Visualisations Photos of Model 12.1 1.200 Model 12.2 1.500 Model
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Appendix A 13.1 Design Strategy 13.2 Sustainability 13.3 Policy Context 13.4 Cost Plan
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Appendix B 14.1 Courtyard Catalogue 'SYVX]EVH 'MX] 0IE他IX
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15.0
Bibliography
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1.0 Introduction
PORTO
1.1 Site Context Porto (Oporto) is located towards the North West of Portugal. It is the second largest city in the country after Lisbon, with a population of around 1.3 million, creating a dense urban fabric. Porto’s has a renowned historic World Heritage city centre. The city was once a thriving Port town, slowly deteriorating over the years causing social and economic problems. From this a poor economy has developed in Porto, which has lead to a poor standard of housing. This has caused WSGMEP TVSFPIQW [MXLMR XLI WSGMIX] ERH WPYQW XS HIZIPST ;MXL ZERHEPMWQ ERH KVEJ½XM EX E LMKL VEXI MR these areas. The inhabitants of the city have a lack of green space, with little public space and parks to hold events. There is a lack of promotion of the local Port, food and events. This has caused a lack of interest in the city, and economic problems. There are many poor routes through the city, some of which are extremely steep causing them not XS FI YWIH 8LMW LEW QIERX XLI GMX] MW ZIV] HMJ½GYPX XS REZMKEXI XLVSYKL GYXXMRK SJJ EVIEW XLEX LEZI great potential. This has caused them to be left for ruin, due to no easy access.
1.2 Brief ‘Courtyard City’ is a response to the dense fabric of Porto. It became apparent that the inhabitants SJ XLI GMX] LEZI ZIV] PMXXPI SV RS TVMZEXI KVIIR WTEGI 8LMW WEGVM½GI SJ JYRHEQIRXEP WTEGI JSV GMX] PMZMRK is something that Courtyard city addresses. The concept of having strings of mixed use courtyards throughout the city is aimed at encouraging a larger variety of people to occupy the same place.The JSGYW MW SR GVIEXMRK TYFPMG S[IH WTEGIW [LMGL GER FI YWIH F] XLI TISTPI XS FIRI½X XLIQ ERH XLI city.The courtyards create new focus points along revived and entirely new routes; this will stimulate regeneration and growth.
Portugal
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2.0 Site Analysis
For our initial analysis of the area we created a series of maps to explain the physical, topographical and urban aspects of the site. From this map we can see that the major magnets or attractions in our area are the cathedral, Sao Bento station, Luis Bridge and the Monastry. Obviously these monuments will be retained and our scheme work sensitively around them as well as better connecting through new routes.
The condition of FYMPHMRKW MW WMKRM½GERXP] worse in the areas surrounding the bridge and the cathedral. This is a negative feature so close to important tourist landmarks and so we hope with our scheme to improve the appearance and quality of these areas.
Strongest Magnets Worst Condition
Weakest Magnets
Existing Building Magnets
Best Condition
Building Condition 4
2.0 Site Analysis Although from this map it looks as though there are plenty of green spaces in the city centre, in fact the majority of these areas are waste lands.Therefore there are actually no real public parks on the Oporto side of the river or even small pleasant green spaces for people to enjoy. We propose to change this by providing green areas to relax in and break up the dense urban fabric.
This map clearly shows there are many vacant plots of land in this area of the city and so shows us possible sites for intervention. There are also many redundant areas of open land which we will convert to pleasant green spaces and parks.
Framing Green Area Green Area of Protection
Existing Green Spaces
Private Green Area
Remnant Building Spaces
Other Green Area
Remnant Parcels of land
Existing Remnants Parcels of Land 5
2.0 Site Analysis Here we see that the main avenues of pedesXVMER XVEJ½G XIRH XS FI the main streets which connect the key attractions, such as the waterfront, cathedral and station. We plan to maintain these important routes but also open up new and existing ones which at the moment are rarely used. For example the small street down through the current slums to the waterfront and around the cathedral site. We plan to do this by breaking up the routes and adding interest along them.
The footpaths and roads coming down from the cathedral area to the waterfront are incredibly steep as shown in the plan. This is a major issue for the connectivity of the city and so we hope to address this with new more accessible paths and a lift to aid in the passage up and down the valley side.
Steepest Routes
Heaviest Footfall
Least Steep Routes
Lowest Footfall
Existing Pedestrian Route Footfall
Existing Route Gradients 6
3.0 Design Precedents
The Ningbo Museum, China, largely uses reclaimed materials as a core ingredient for the external walls. This reclaiming can be transferred to Courtyard City to further the sustainability of the scheme and the contextualising of the project. The marriage between the terracotta tiles and the grey granite will echo the city and the land allowing the courtyards to further be anchored to the site. The gaps between the tiles and stones begin to play with the sense of privacy and the stark difference between the public and private realms.
To reduce the storm-water run off through the centre of the city the scheme proposes to implement wetlands at strategic points along the green FERH 8LMW LEW E WIGSRHEV] FIRI½X EW MX MRGVIEWI the biodiversity of the area bringing a wealth SJ žSVE XS XLI TEVO QMQMGOMRK XLI FEROW SJ XLI river. Above: Noel Hardings Elevated Wetlands
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3.0 Design Precedents The Barcelona Botanical Gardens incorporate two key features which have MR他YIRGIH XLI 'SYVX]EVH 'MX] WGLIQI Within the gardens (which are situated on a steep gradient) there are numerous pathways which appear to meander and weave up the hill side. This sense of wandering is integral to the park as it offers the idea of relaxation and adventure.This however is only an illusion as all the paths eventually lead to the same point. This concept drove the design of the courtyards. They are situated along axial routes and pathways yet the placement of them and their openings encourage a sense of meandering. The second feature which is integral to the Courtyard scheme is the landscaping of the park. The foliage of the Barcelona gardens has to be able to cope with the intense heat of the summer and therefore consists of a low lying shrubs and resilient plants. These same rugged species will feature in the scheme, not only because they are best suited to the environment but because XLI VI他IGX XLI VSYKL ERH VYKKIH REture of Porto itself.
Both the High Line, New York City and Victoria Terrace, Edinburgh encapsulate the concept of layering.. As Porto is situated on the steep south facing side of the valley it offers its self to having stepped terraces layered with a multitude of activities and commerce.
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4.0 Design Principles Courtyard City is a response to the requirements of the city, and therefore its core principles focus on creating a better future for the city, country and most importantly the occupants now, and in the future. The three main focuses of the scheme are; to create a substantial amount of inner city green space. The second is to produce pedestrian connections from the main transport and civic hubs to the river via the main tourist attractions. The third is to produce places for the communities of the city to gather. The new routes run amongst the landscaped park creating a sense of adventure and pondering whilst still moving from point to point, to further this idea that the park is more than a separate place for people to relax in there are strings of multi-use adaptable courtyards woven into this green fabric. The landscaped park and garden courtyards offer a place for the inhabitants of the city to gather without the incursion of a cost, this stems from the belief that city centres should offer places for people to occupy that are not restaurants, shops and bars. This need for a vast green public realm and subsequent intimate walled spaces arose from the distinct lack of private gardens and dedicated open space throughout the hisXSVMGEP GMX] 8LI WEGVM½GI SJ E TVMZEXI KEVHIR MR SVHIV XS PMZI GIRXVEPP] MR XLI GMX] MW WSQIthing that the inclusion of rent-able private gardens, shared by the city overcomes. Porto’s setting on the north side of the steep Douro river estuary valley results in poor routes to and from the waterfront causing a disconnect from the cities heart. The routes that are most heavily populated are of course the ones with the least gradient, however these are very indirect and by-pass much of the character and attractions which draw people nationally and internationally to the city. The development of a new arterial route links all the ‘magnets’ of the city whilst being considerably shorter. In parts the route is challenged by steep gradients and substantial changes in level, however by taking inspiration from Porto’s vast vineyards the scheme utilises habitable terraces which cascade down the valley. These terraces offer a unique layering affect which retain the density of an urban area whilst remaining a park. The courtyards throughout the scheme offer an urban side to the park, they are pockets of comQIVGI ERH EGXMZMX] [LMGL IRKEKI ERH MRXIVEGX [MXL XLI TEWWIVW F] 8LI EVVE] SJ YWIW VI¾IGX XLI variety of requirements that this section of the city needs. In places the courtyards act as barriers, shielding the tranquility of the park from the chaos of the city. In other areas they are the key urban focus which draw people along the routes. The courtyards are as versatile and adaptable as the city needs them to be, they feature movable walls so adjoining courtyards can be link to produce larger areas for exhibitions and events. Retractable roofs offer the occupants the ability to effectively control the micro climate with the spaces. Key openings and insertions have been made in the solid walls in order to capture dramatic views of the city as if framed in a picture. The courtyards will blend into the context of the city due to being constructed out of reclaimed stone and tiles, these tactile facades are designed in such a way that light can pierce through the gaps creating a wealth a shadow and depth. The play between the public and private realms will be enhanced by these holes, allowing an occasional view into and from the courtyards.
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5.0 Initial Ideas
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6.0 Masterplan
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Courtyard City creates a new green public realm through Porto’s historic city centre, with a variety of adaptable courtyards for a range of uses. The route brings those from the Sao Bento Train Station down through the new public realm of green space and mixed use courtyards. New routes link the old disjointed city centre that consisted of areas that where once hard to get to and uninhabitable. A terraced system allows an easier route down to the waterfront from the top level of the Dom Louis Bridge, with a funicular lift to help with the steepest area. Routes loop around the cathedral, making it easier and quicker for visitors to get there. New developments along side the courtyards give more interesting spots for visitors to explore, including an extended market and new retail units. Existing run down empty slum housing around the outskirts of the park will be renovated to create more high quality, desirable homes.
Key Courtyards Routes Renovated Buildings New Buildings
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1
3
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7
4
1.
Porto Cathedral
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Sao Bento Station
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Igreja De S. Lourenco
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Historic Wall
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Extended Market
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Retail Units
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Funicular Lift
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7.0 Proposed Programme of Uses and Activities Example of how the Courtyard City Scheme would work:
Step One: Choose a courtyard type, date and time from the list of rentables: Courtyard 3 - Size: Medium - Use: Arts/Crafts classes - Facilities: tables, seating, pin boards, monitor
Courtyard City Location Map
Courtyard 6 - Size: Medium - Use: Rentable Space - Facilities: seating on request Courtyard 7 - Size: Medium - Use: Rentable Space - Facilities: seating on request
Event Spaces Gardens Food + Drink Tourist Info + WCs Rentable Courtyards
Courtyard 11- Size: Large Use: - Pop Up Classes - Facilities: sound system, ipod dock, lights Courtyard 18 - Size: Medium Use: - Study Space - Facilities: sockets, desks and chairs, monitors Courtyard 21- Size: Medium Use: - Picnic/Rentable Space - Facilities: picnic tables, shelter Courtyard 25 - Size: Medium Use: - Rentable Walled Garden - Facilities: seating Courtyard 26 - Size: Medium Use: - Rentable Walled Garden - Facilities: seating Courtyard 27 - Size: Medium Use: - Rentable Walled Garden - Facilities: seating Courtyard 28 - Size: Medium Use: - Music Performance - Facilities: amp, speakers, microphones etc. Courtyard 32 - Size: Large Use: - Grill Sunken - Facilities: grill, utensils, seating, tables, shelter Courtyard 45 - Size: Medium Use: - Exercise Classes - Facilities: sound system, ipod dock, shelter
Step Two: The client would reserve and pay a deposit on the website or on the phone. Step Three: The client then turns up at their chosen time and location. Yearly Events Calendar January
March
June
21st–23rd Serralves Festival 6th Dia de Reis (Vari- 8th-14th Festival Intercélti- 3rd–5th São João 30th (until Sept) ous Locations) co do Porto - Celtic sounds The city’s biggest festival One of Portugal’s biggest Venue: 2, 16, 22, 28, 34-39 Venue: 2, 16, 22, 28, festivals. 34-39 Venue: 2-3, 11-12,16, 18, February April 22, 28, 34-39, 45-46, 50 7th–19th São Pedro, 14th-28th Fantasporto15th-21st Fazer a Festa The biggest festival . Porto Cartoon World *ERXEW] WGM ½ ERH XLVMPPIV International theatre festival Venue: 2, 14, 16, 21-22, Festival ½PQ JIWXMZEP Venue: 34-38 28, 32, 34-39, 46, 48 Venue: 2, 16, 22, 28, 34-39 Venue: 34-38
July
August
18th-28th Festival Inter5th-11th Inter2nd-7th Noites Ritual nacional national Folklore Portuguese music festival. de MarionFestival Venue: 2, 16, 22, 28, etas do Porto Venue: 2, 16, 22, 34-39 (FIMP) 28, 34-39 Venue: 2, 16, September 22, 28, 34-39 15th 22nd - Festa da Cerveja 3rd-16th Jazz Festival Venue:14, 17, 32, Venue: 2, 16-17, 22, 28, 34 -38, 48 34-39
November/December 12th – 19th French Film Festival in Porto Venue: 2, 16, 22, 28, 34-39 25 thNovember – 6th Jan December Christmas Markets (Various Locations)
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8.0 Schedule of Demolition Plans Highlighting Areas to be Demolished
Phase 1 Demolition
Phase 2 Demolition
Phase 3 Demolition
8LI HIQSPMXMSR [MPP FI TLEWIH EGVSWW XLI QEWXIVTPER 8LI ½VWX WIGXMSR [MPP FI XLI EVIE FIPS[ XLI GEXLIHVEP ERH EPSRKWMHI XLI FVMHKI [LMGL MW QSWXP] WPYQ LSYWMRK ERH HIVIPMGX WQEPP FYMPHMRKW EX XLI QSQIRX 8LMW [MPP IREFPI XLI XIVVEGIH EVIE XS FI HIZIPSTIH ½VWX EPPS[MRK XLI VIXEMP YRMXW XS FI ½RMWLIH ELIEH SJ XLI SXLIV EVIEW WS XLEX XLI TVSNIGX GER WXEVX XS QEOI E TVS½X IEVP] SR MR XLI HIZIPSTQIRX The next area would be around the tunnel exit of the metro, including the Chinese building, the run down houses opposite and some of the slum housing alongside the railway bridge. This will open up the entrance to the new retail development and provide an exciting gateway. Lastly the old market by Sao Bento Station will be partly demolished ready for extension and renovation. Although this is a busy thoroughfare and therefore there needs to be a minimum of disruption. this is not too much of an issue as the pedestrian and vehicular routes are separated from the market spcae and so work could commence without closing the main thoroughfares.
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9.0 Phasing Plans Phase 1
Phase 2
8LI ½VWX QENSV WXIT XS[EVHW XLI HIZIPSTQIRX SJ 'SYVX]EVH 'MX] [SYPH FI XLI GSRWXVYGXMSR SJ XLI terraces towards the West of the bridge. During this phase, the retail units along the curved landscape will be built allowing for the units to be ready for renting. Once potential retail clients start renting these units, income generated will be used towards the rest of Courtyard Cities development.This area will have the new routes so that the public can easily access this area, and courtyards 22-27 will be built. Also during this phase, the disused Chinese building will be re built into a new visitors centre for Courtyard City., with the road running past becoming fully pedestrianised.
The second step of development will include the moving of the Avenue Dom Afonso road against the cliff edge to the East. Due to this area having a busy thourghfare, other developments will take place at the same time in this area to create minimum disruption.This includes the building of courtyards 1-21. During this time the extension to the market place will be built, allowing activity to still take place in the existing market. Sao Bento Station
Extended Market
Pedestrian Route
Retail Units
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9.0 Phasing Plans Phase 3
Phase 4
During phase 3, along the Avenue Dom Afonso the market place will be moved into the new market space which will then allow the existing market to be renovated. The Courtyards towards the East of Porto’s historic wall will be developed, along with the land being terraced. This will create new routes to the wall which will overlook the scheme.
8LI ½REP WXIT SJ HIZIPSTQIRX [MPP GSQTVMWI SJ GSYVX]EVHW PSGEXIH EPSRK XLI ±PSST² VSYXI XS the cathedral to be built.. This will also include the extension of the tunnel creating routes down to the waterfront and the Cinema courtyards to be built. This will follow on from the retail units and terraces, linking to the waterfront, as well as looping around back up to the Cathedral. During this last phase, the existing urban fabric will be developed. The renovation of the existing derelict housing around the green space will allow for more expensive, desirable homes.
Cathedral
Igreja De S. Lourenco
Wall Extension of Tunnel Waterfront
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10.0 Infrastructure and Building Areas Retail Units Housing Food Market Cultural Buildings
The plan on the left shows the different types of infrastructure that makes up our masterplan apart from the courtyards. It incorporates retail, housing, food and cultural buildings alongside the existing buildings in the area which we will retain and renovate.This is mainly poor quality housing with a few small local businesses. There are of course the large landmarks such as the cathedral which are already well maintained and will become the key features of our masterplan which we plan to work around and create better access to. The courtyard proposal will provide a variety of programmes and facilities as listed in the catalogue from food and drink venues to party spaces, walled gardens and live music stages.
Building Areas of Different Typologies New Road Layout: 2026m2 New Pesedtrian Routes: 1140m2 New Cultural Buildings:1043m2 Renovated Housing: 2990m2 New Green Spaces/ Parks: 20507m2 New Retail Units: 1340m2 Renovated Market: 2421m2
Building Areas of Courtyard Typologies Retail: 36m2 Rentable Space: 110m2 Food and Drink: 1104m2 Gardens: 670m2 Classes: 365m2 Events: 440m2 Culture: 122m2 Servicing: 113m2
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11.0 Visualisations
Situated between Sao Bento Station and the Cathedral of Porto lies a string of 21 multi use courtyards amongst a landscaped park setting.This oasis within the historical city centre is heavily used by both tourists and local people so the uses and activities are subsequently mixed between tourist kiosks, bars, hobby classes and exercise groups.
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11.0 Visualisations
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11.0 Visualisations
% WIGSRH GPYWXIV SJ 'SYVX]EVHW WMXW EX XLI TSMRX [LMGL XLI (SQ 0YMW &VMHKI NSMRW 4SVXS 8LI FVMHKI WMKRM½IW XLI FIKMRRMRK of the cascading terraces. This site and its challenges enabled creative responses to the way in which people interacted with the courtyards. Some are sunken so that the amazing panoramic views are not blocked, they also encourage people to look over edge at the activity below, others are pressed up against the bridge wall creating a high back wall to increase the sense of enclosure. At other points the courtyards are organised in such a way that people can move through them in order to move along the route.
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11.0 Visualisations
The open air cinema is situated on top of the extended tunnel, the substantial cliff to the west of the area will become a canvas for evening projections. As the courtyards are situated in a semi circle around the cliff this produces a concentrated focus of activity within an enclosed space.
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12.0 Photos of Model 12.1 1.200 Model
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12.0 Photos of Model 12.2 1.500 Model
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Appendicies
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13.0 Appendix A 13.1 Design Strategy
The historic port city of Porto has a myriad of problems in the present day from the social to the economic. We hope to solve some of these through strategic and sensitive urban design. Our proposed masterplan uses a combination of modern responses to urban design, these are a contextual, community and in some parts a large scale response. A Contextual response considers: Local potential, reusing and regenerating a space, using green spaces to link areas, preserving neighbourhoods, including recreational spaces and making interact between built form and life. A Community response is similar: Taking ideas from the community to adapt neighbourhoods, eg.. RI[ WMKREKI IZIRXW YVFER KVIIRMRK WTSVXW SJ½GIW NSFW RMKLXPMJI ERH TYFPMG WTEGIW A Large Scale response: Linking communities, proportions and scale, including pedestrian spaces and mixed use developments, considering quality of life, introducing parks and public spaces, having a sustainable agenda and separate levels of access. We combined these three responses to urban design in a proposal which is tailored to our unique site conditions in Porto. The terraced area with new retail units, cultural centre and cafes will require large scale landscaping and as such will be the most expensive part of the build. This will therefore warrant a big developer to invest in the area to get a return on the site. The retail and commercial units will be rented to them and generate an income. Taking the characteristics from above we hope to use the large terraced park as a new pathway to link the communities and provide better pedestrian access, introducing a multitude of parks and green spaces.
Central Park in New York and the park edge
This idea of incorporating parks into the urban fabric, providing a healthy and enjoyable city to live MR [EW ½VWX WIIR MR XLI +EVHIR 'MX] 1SZIQIRX MR XLI IEVP] XL GIRXYV] 8LI QSZIQIRX TVSTSWIH proportionate and separate areas of residences and industry surrounded by parks, however these were designed to be self contained and separate from the main city centre whereas, in contrast we suggest green spaces should be in the heart of the city. The area surrounding Sao Bento Station and the main street up to the Cathedral is more of a public realm development, funded by the city. We propose relocating the existing road layout to gain more space for a pedestrianised area to the side, incorporating a green space between the existing refurbished market and a new series of courtyards with varied uses. Increasing the appearance of urban spaces via regeneration will improve quality of daily life, both for the local residents and tourists alike. The magnets of a city diagram - Ebenezer Howard
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The courtyards throughout our development provide spaces for a variety of uses and users. These are small scale, local developments, some of which may be lead by the community as they will be used to host events from the local calendar. These spaces can also be rented and inhabited by members of the public for such varied uses as study sessions, exercise classes, music production and outdoor barbecuing. In this way these spaces will become hubs of activity, bringing life to otherwise unused areas. This in turn improves the state and perception of a particular neighbourhood as well as the safety. Having some of them open at night as restaurants, bars, cinemas and performance spaces reclaims the night for the people of the city, as the area is occupied and so maintained and protected. Historically cities have grown and developed over time (organic city development) and this is very obvious in Porto which has little planned urban design.The urban fabric has been added to and built upon over the years to produce an extremely dense and disordered city with little public realm or green spaces.
This gives us the opportunity to renovate the houses to a high standard and therefore attract a more desirable clientèle, in turn the status of an entire area can be improved. At the moment the area is poorly maintained slum housing, however some of the building themselves are quite interesting examples of Porto’s vernacular and so by renovating and restoring we can preserve the city’s cultural identity. We have the advantage of our site containing several of the city’s key landmarks; mainly the cathedral, bridge and the waterfront.These are the biggest magnets or way markers of the development and we can use them as draws for visitors. By building better routes in-between them we not only make it easier for the public to access them but by building courtyards along these routes we can attract visitors into them. The idea of magnets to draw people into new areas is explained in the ‘Garden Cities of Tomorrow’:
“Whatever may have been the causes which have operated in the past, and are operating now, to draw the people into the cities, those causes may all be summed up as “attractions “; and it is obvious, Our proposal hopes to open up this fabric by linking the routes and creating larger, more accessible therefore, that no remedy can possibly be effective which will not present to the people, or at least to and clearer spaces to relax and socialise within the city.This natural growth of cities is no longer pos- considerable portions of them, greater “attractions “ than our cities now possess, so that the force of the WMFPI XSHE] ERH WS XS QEOI XLI HIZIPSTQIRX ½X MRXS XLI GSRXI\X SJ XLI WYVVSYRHMRKW [I [MPP FYMPH old “attractions” shall be overcome by the force of new “attractions” which are to be created. Each city up the courtyards in a random pattern. This will create interesting spaces both within and around may be regarded as a magnet, each person as a needle; and, so viewed, it is at once seen that nothing them, some open and some contained. short of the discovery of a method for constructing magnets of yet greater power than our cities possess The courtyards will all be similar in their typology i.e. they will all have a rigid and cubic form giving a can be effective for redistributing the population in a spontaneous and healthy manner.” visual marker to the pedestrian as they walk through the development. Different materials will alert the observer as to the nature of the activity taking place inside as well as adding variation. (Garden Cities of To-morrow,1898, Ebenezer Howard) The other aspects of the masterplan; the retail units, new cultural centre and the refurbishment of the market will all vary in their architectural style so they blend seamlessly into the existing streetscape. The houses alongside the Bridge which will be adjacent to our new terraced park will experience XLI FIRI½GMEP IJJIGX SJ FIMRK SR XLI IHKI SJ E WYGGIWWJYP KVIIR EVIE 8LMW LEW FIIR I\IQTPM½IH MR New York as the houses surrounding Central Park have become greatly desired, as described in ‘Delirious New York’. “A colossal leap of faith, the contrast it describes – between the built and the unbuilt – hardly exists at the time of its creation.” (Delirious New York, Rem Koolhaas, 1978)
Our site model and an aerial view show the intense density of the area.
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13.0 Appendix A 13.2 Policy Context Access and Routes “Safe and accessible developments, containing clear and legible pedestrian routes, and high quality public space, which encourage the active and continual use of public areas. ” Promoting Healthy Communities, National Planning Policy Framework, March 2012
Courtyard City plans to develop a new series of pedestrian routes through the historic city centre, PMROMRK EVIEW XLEX [LIVI SRGI PEGOMRK MR EGGIWWMFMPMX] 8LIWI GSRRIGXMSRW [MPP GEYWI ¾S[W SJ TIHIWtrians to new and exciting areas that were once empty and uninhabited, inevitably linking back to already popular areas of the city centre. Looped routes will link visitors back to the cathedral and to the waterfront, reducing dead ends, therefore keeping interest. They will continue to give suspense with the mixed use courtyards along them. The new routes also create an easier way of travelling down Porto’s steep landscape. The terraces break up the paths with activities on each layer, allowing the path to be a stepped route down. A funicular lift will also be found on the steepest area of the site to connect the levels, creating an easier way to travel towards the waterfront for pedestrians.
8VEJ½G *PS[ ERH 'SRXVSP 8LI QENSV VSEH RIX[SVO XLEX PMROW XVEJ½G XLVSYKL XLI GMX] GIRXVI VYRW EPSRK XLI %ZIRYI (SQ Afonso. This road will be moved to the East up against the cliff edge, allowing for more public open space near the Sao Bento train station. This road will be kept open due to its importance in linking XLI XVEJ½G ERH FIMRK E QENSV FYW GSEGL VSYXI TEWX XLI GEXLIHVEP ERH XLVSYKL XLI GMX] GIRXVI *YVXLIV along the road, a small extension of the road leads to a dead end against the opening of the metro tunnel. This will be made fully pedestrianised, creating a link through the green space.
Enhancement of Green Spaces Porto currently lacks in green spaces such as parks for the public to freely use.This also means there are no large open areas in the centre of the city for public events that may need this space. Around the site pockets of green space can be found, but these are disjointed areas that have been left disused and unmaintained. Courtyard city proposes a new green park space that runs through the centre of the city, running from the entrance to the Sao Bento station, down to the waterfront and across to the Cathedral. This green artery will contain the 50 courtyards that make up Courtyard City. This route links up the disjointed green spaces to create a large accessible park space that gives views across to Nova de Gia. This new public realm will allow cultural events such as festivals to take place in the area, along with it bringing an income for the city and local community. It also gives more open space for
Routes found along the site including Avenue Dom Afonso (top right and bottom)
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locals to use for their own use due to the lack of land they have around their homes. This will encourage socialising within the community, developing relationships and meeting new people.
Safety Improving the publics safety for visitors and inhabitants within the historic centre will be another MWWYI 'SYVX]EVH 'MX] [SVOW YTSR 8LI VIKIRIVEXMSR SJ LSYWMRK MR XLI PSGEP EVI [MPP VIHYGI XLI ±FEH EXQSWTLIVI² GYVVIRXP] JSYRH [MXLMR XLI WSGMIX] HYI XS WSGMEP ERH YVFER JEGXSVW 6IKIRIVEXMRK XLI housing will reduce the social imbalance that has caused this antisocial behaviour.
Courtyards The 50 mixed use courtyards found along the site range from cultural activities (gallery space and cinema space), social activities (bars, grill areas and cafes)and recreational/educational activities (exercise spaces and study space) which all help to improve the creative industries. Overall these courtyards will enhance the culture and events that take place in the area and create an active participation with local businesses. Encouraging more visitors into the city centre by the events held and promotion of the area, in turn bringing more money into the area. This also means more talent and innovative ideas will be brought into the city, allowing possibilities for future innovation events and businesses that may arise within the local area. Some of the courtyards are rentable spaces, allowing locals to have more private space as without, housing in this area lacks highly on garden space.
Health “Opportunities for meetings between members of the community who might not otherwise come into contact with each other, including through mixed-use developments, strong neighbourhood centres and active street frontages which bring together those who work, live and play in the vicinity.” Promoting Healthy Communities, National Planning Policy Framework, March 2012
The green space will create a more healthy environment for the local community to live within. These open spaces will be free for the locals to use, which in turn will improve the health and well being of this community. Activities such as exercise classes (Yoga and Pilates) can take place within the courtyards that will encourage the local community to take part and live a healthier lifestyle. The open space and various activities will encourage a healthier, more mentally stable community through socialising, allowing new relationships to be formed. The renovation of the existing slum housing will improve the sanitation of the local area and general living conditions,. This will be done working alongside the Porto Vivo scheme of managing and regenerating the local area.
Education The adaptable courtyards allow space for lectures/study spaces. These will allow the local community and visitors to the area a chance to learn new skills. They will also be able to learn more about the local area, allowing a better understanding of how the area fell into decline and what programs have been put into place to improve the area, and also how they themselves can help.
Images taken within Porto’s slums showing poor sanitation and safety
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Heritage Protection, Preservation, Restoration and Appreciation of the Heritage “Every historic area and its surroundings should be considered in their totality as a coherent whole whose FEPERGI ERH WTIGM½G REXYVI HITIRH SR XLI JYWMSR SJ XLI TEVXW SJ [LMGL MX MW GSQTSWIH ERH [LMGL MRGPYHI human activities as much as the buildings, the spacial organisation and the surroundings. All valid eleQIRXW MRGPYHMRK LYQER EGXMZMXMIW LS[IZIV QSHIWX XLYW LEZI E WMKRM½GERGI MR VIPEXMSR XS XLI [LSPI [LMGL must not be disregarded.” Recommendation concerning the safeguarding and contemporary role of historic areas General Principles, II, 2 UNESCO, Nairobi, 1976
Porto’s city centre is full of history and buildings of importance. So much so that the area has been named by UNESCO as a World Heritage Centre. These buildings including the Cathedral and Igreja De S. Lourenco church will be incorporated into the cities fabric through the new links and connections Courtyard City brings with it. The cities heritage will be celebrated through out the new development, maintaining, and enhancing the public space. Views will be captured and framed of the historical context from many of the Courtyards. The importance of Porto’s heritage will be celebrated and improved upon through the intervention of Courtyard City, which will safeguard and protect the cities heritage.
Regeneration and Renovation There will be a major renovation of the disused remnant parcels found around the city centre. A lot of housing around the centre has turned into slum housing causing poor living conditions. Those that boarder the green park space will be renovated to allow for more high quality, desirable housing. Courtyard City will work alongside the Porto Vivo scheme on its urban renewal to renovate the slum housing, creating a higher quality standard of homes by the conversion of degraded heritage areas. Both Courtyard City and Porto Vivo aim to rehabilitate the area, guiding the process for investors and owners to follow with the scheme of urban regeneration. This will improve the local GSQQYRMX] F] WSGMEP IGSRSQMGEP ERH LIEPXL FIRI½XW The old prison building found currently vacant on the site will also be renovated, in keeping with the areas strong heritage.
Bibliography Historic centre of Oporto World Heritage, Management Plan- Volume I and II, Dec 5th 2008 National Planning Policy Framework, March 2012
Housing being regenerated by the Porto Vivo scheme and housing completed (top right)
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13.0 Appendix A 13.3 Sustainability
A key aim of the scheme was to increase and develop the pedestrian routes through the city centre. %W 4SVXS WMXW LMKL SR XLI ZEPPI] [EPP MX FIGSQI HMJ½GYPX XS REZMKEXI SR JSSX XLMW VIWYPXW MR MRGVIEWIH car ownership. John Bartlett gave a presentation at the Towards Car Free Cities Conference 2010. In this presentation he discussed how Porto’s leaders saw a need to free Porto of the privately owned car. They did this to great effect with the introduction of the light rail system. Courtyard City uses this infrastructure and endeavors to create a Walkable City.The scheme focuses on the highly dense and sloping corridor as a place which is in the most need for creative change and aims to inherently encourage the cities occupants to walk. [1]
As Porto’s economy is struggling at present the proposal introduces schemes where the materials SJ [LMGL XLI ½JX] GSYVX]EVHW EVI GSRWXVYGXIH [MPP FI WSYVGIH JVSQ XLI GMXMIW VIRSZEXIH FYMPHMRKW XLMW use of reclaimed materials previously owned by the cities occupants means that there is an incentive for building owners to begin renovation work. As the building methods will only require a low skill set and will not be prefabricated there is no need to outsource the construction to experts in distant factories. Meaning that (in conjunction with the phased plans) local builders are guaranteed the work over a longer period of time. As the scheme is being heavily funded by public money there is opportunity for the project to be constructed with heavy emphasis that it will be a long term investment for the city, therefore because the life span of the project is considerably longer the material choices and subsequent embodied energy, and pay back of expensive yet sustainable practices can be seen as more attractive. The stance is that something built to last 100 years can afford to have a higher embodied energy than something that will be knocked down in 50 years. Courtyard city can only make this gesture because its an investment that the city is making in its future and not a developer wanting to make as much money as possible. Due to the density and UNESCO World Heritage status of the site, the scheme aims at reducing the energy demands of the proposal through passive design. The proposals will not generate energy, but be connected to the national grid. It is seen as more effective for energy to be produced sustainability at a national level.
The lecture series 7004MARCH 3 - 1.2 - Urban Design and Sustainable Development created focus on the Millennium Community competitions where examples were seen for best practice in; density, embodied energy, energy use, CO2 emissions, Water consumption, prefabrication, and speed of construction. The Courtyard City scheme despite being a landscaped park aimed at retaining the density of the city whilst offering an effective open green space for the city, this was achieved with the use of terraced platforms on top of which could be used as recreational parks. To retain the density the space under these plates would house numerous commercial properties, ranging from bars and restaurants to shops and facilities. This layering created a high density, vibrant area which retained the illusion of space. [2]
Water consumption for a dense commercial development is always going to be high however by utilising the site and the stepped terraces there becomes and opportunity to use sequential reed FIHW XS ½PXIV ERH VIG]GPI KVI] [EXIV %W XLIVI TVSTSWEP MW YXMPMWMRK EPP SJ XLI VSSJ WTEGIW EW VIGVIational park there is little area for the collection of rain water. Increased storm water run off as a result of urbanization will be counteracted by as the scheme features considerable vegetation, this we aid in slowing down the surges in water quantity. [3]
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Solar gain in Porto can be seen a design challenge and driver. As the site predominantly faces south there is the problem of excess solar gain through the summer. This is increased with the use of extensive glass walls (deigned to make the most of the panoramic views seen from the site). To counteract this issue 1.5m overhangs are employed to offer substantial shading to the facades. This also allows for the lower winter sun to penetrate into the space creating much needed solar gain in the cooler months. As the spaces will effectively be in shadow through the summer they are designed XS LEZI WLEPPS[ ¾SSV EVIEW RSX I\GIIHMRK WM\ QIXIVW 8LI YWI SJ VI¾IGXMZI ¾SSV QEXIVMEPW WYGL EW TSPMWLIH GSRGVIXI ERH XMPIW [MPP EMH MR VI¾IGXMRK XLI HE] PMKLX MRXS XLI FEGO SJ XLI WTEGI MR XLI IJJSVX XS VIHYGI XLI VIUYMVIQIRX JSV EVXM½GMEP PMKLXMRK 8S JYVXLIV XLI WGVIIRMRK SJ XLI WYR JEWX KVS[MRK hanging plants will line the edge of the overhang creating a green curtain that can be cut, shaped and manipulated to effectively reduce the overall solar gain. This technique of using vegetation to create changeable shade is something that translates to the use of deciduous trees as offering shade to people in the courtyards, on the routes, and within buildings. As the site is sloped the opportunity can be taken to construct the buildings into the hill and cover them in a highly insulated layer and then a substantial covering of soil. This results in a high thermal performance and potentially for the spaces to be heated by its occupants and the mitigated solar gain. The Sustainable Communities: Building for the Future 2003 document outlined that to urban planning should tackle wider social and economic problems in the pursuit of a sustainable future, it highlighted; increasing prosperity, reducing inequality, increasing employment, improving public services, better health and education, tackling crime and antisocial behavior. [4] A further way in which the scheme aims to better the health of the surrounding communities is XLVSYKL XLI VIRSZEXMSR ERH VIFVERHMRK SJ XLI RS[ ZEGERX ½WL QEVOIX 8LI MRXVSHYGXMSR SJ PSGEP fresh produce at the heart of the city will bring healthy eating to the forefront of the cities mind, whilst being more accessible and within walking distance to high density housing areas and culinary businesses. The Courtyard City proposal sees that there is an obligation to actively increase the life quality of the city.The proposal introduces cultural exhibition spaces, the ability to facilitate a multitude of educational classes and exercise groups, and a street gym dotted along a circuit. As the scheme is situated amongst some the poorest parts of the city the knock on effect of increased property interest in the area will draw people to live in the areas which previously they wouldn’t have opted for. This introduction of people and regeneration to areas that have fallen into disrepair and are a breeding ground for antisocial behavior will naturally begin to push out the criminality of the areas. [5]
Sustainability Referneces [1] http://www.worldcarfree.net/conference/2010/presentations/JohnBartlett-Porto.pdf [2] http://www.breeam.org/page.jsp?id=86 [3] http://www.planningportal.gov.uk/uploads/code_for_sust_homes.pdf [4] http://eprints.lse.ac.uk/28313/1/CASEreport23.pdf [5] http://www.eukn.org/content.jsp?objectid=97965
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13.0 Appendix A 13.4 Cost Plan
The costs have been divided into sections, these being the total construction costs of the build including all landscaping works, the demolition costs, other fees such as the ancillary costs, professional fees and the contingencies. We then calculated the total incomes from all rentable units and the sale of the cultural centre allowing for the negative costs of the letting fees, advertising and marketing and sale to investor fee. Combining all these generates the total income and so we could work out the capital value of the entire development using an investment yield of 7% average. This value worked out to be higher than the construction costs and so the site value is positive.
We then calculated the site value in 2.5 years time using a depreciation value of 10% and further taking into account the acquisition costs, ended up with a site value today of £28,088527. Having a positive value is promising and has occurred as our building costs are relatively low as the courtyards are simple structures, many without roofs. These are rented out at a low rate but on a hourly basis, day to day with different occupiers.Therefore the rental rate is relatively high compared to the other rentable units. We have also kept demolition costs low preferring to renovate or maintain existing structures. The park spaces and road relocation will not be sold or rented to anyone but funded by the city as MQTVSZIQIRX [SVOW XS XLI GMX] EW E [LSPI ERH SJ YPXMQEXI FIRI½X XS XLI PSGEP TSTYPEXMSR ERH ZMWMXMRK tourists, which in turn will boost the economy and bring in revenue.
Construction Costs Building Cultural Retail Housing Parks Rentable Space Food and Drink Outlets Services
Area m2
Minimum Cost/m2
Minimum Total Cost Maximum Cost/m2 £4,436,220 £4,494,000 £3,593,940 £11,479,860 £113,460 £886,512 £28,250
£1,185 £1,100 £1,638 £917 £182 £1,036 £466
Maximum Total Cost Average Cost £7,607,700 6,021,960 £7,062,000 5,778,000 £6,153 1,800,047 £16,709,574 14,094,717 £166,530 139,995 £1,143,744 1,015,128 £52,658 40,454
6420 4773 4515 18222 915 1104 113
£691 £700 £796 £630 £124 £803 £250
500
£3,000
£1,500,000
£3,000
£1,500,000
£1,500,000
£6,994
£26,532,242
£9,524
£34,248,359
£30,390,301
Length m Footpaths and Roads Total Demolition Costs Building Existing Market Chinese Building Existing Housing Total Ancillary Costs Professional Fees Contingencies
Area m2
Average Cost/m2 2421 2888 500
Total Cost £20 £20 £20
£48,420 £57,760 £10,000
5809
£116,180
Infrastructure, services etc Archietctects, quantity surveyor etc @ 10% @ 3% of Total Costs Total Construction Cost
£15,195 £3,039,030 £911,709 £34,472,415
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Professional Fees Contingencies
Archietctects, quantity surveyor etc @ 10% @ 3% of Total Costs Total Construction Cost
Income Rental Value Retail Housing Rentable Spaces Food and Drink Outlets
Area m2 4773 4515 915 1104
-10% Average Income/m2 4295.7 4063.5 823.5 993.6
£150 £130 £106 £150
Total Income/per year £644,355 £528,255 £87,291 £149,040
£536
£1,408,941
£211,341 £28,178 £28,178 Annual Rental Income
£1,141,244
Total
£3,039,030 £911,709 £34,472,415
Letting and Sales Fees Letting Fees @ 15% Advertising and Marketing @ 2% Sale to investor fee @ 2% Total
Total Income Sale Value Cultural Annual Rental Income Total Income Yield at say 7%
Average Income/m2 6420
Capital Value = annual rental income x100/investment yield (@7%)
Total Income £1,402
£9,000,840 £1,141,244 £10,142,084 14.2857 £70,994,659
Site Value Site Value (Capital Value - Total Construction Cost) Present Value of £1 in 2.5 years at 10% Site Value in 2.5 years
£36,522,244 0.7888 £28,808,746
Less acquisition costs at 2.5% Site Value Today
£720,219 £28,088,527
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14.0 Appendix B
14.1 Courtyard Catalogue Courtyard 1 Size: 25m2 Height: 5m Location: Avenue Dom Afonso Use: Tourist Information Courtyard 2 Size: 20m2 Location: Avenue Dom Afonso Use: Music Performance Space Courtyard 3 Size: 56m2 Location: Avenue Dom Afonso Use: Arts/Crafts classes Courtyard 4 Size: 30m2 Location: Avenue Dom Afonso Use: Coffee Shop Courtyard 5 Size: 20m2 Location: Avenue Dom Afonso Use: Kiosk Courtyard 6 Size: 30m2 Location: Avenue Dom Afonso Use: Rentable Courtyard 7 Size: 48m2 Location: Avenue Dom Afonso Use: Rentable Courtyard 8 Size: 96m2 Location: Avenue Dom Afonso Use: Bistro
Courtyard 9 Size: 48m2 Location: Avenue Dom Afonso Use: Bistro
Courtyard 17 Size: 143m2 Location: Avenue Dom Afonso Use: Bar
Courtyard 10 Size: 144m2 Location: Avenue Dom Afonso Use: Walled Garden
Courtyard 18 Size: 64m2 Location: Avenue Dom Afonso Use: Study Space (sockets)
Courtyard 11 Size: 70m2 Location: Avenue Dom Afonso Use: Pop Up Classes
Courtyard 19 Size: 72m2 Location: Avenue Dom Afonso Use: Walled Garden
Courtyard 12 Size: 140m2 Location: Avenue Dom Afonso Use: Exercise Groups
Courtyard 20 Size: 168m2 Location: Avenue Dom Afonso Use: Pop up Gallery Extras: Framed Views
Courtyard 13 Size: 25m2 Location: Avenue Dom Afonso Use: Public WC’s
Courtyard 21 Size: 32m2 Location: Avenue Dom Afonso Use: Picnic/Rentable Space
Courtyard 14 Size: 63m2 Location: Avenue Dom Afonso Use: Public Grill Space Courtyard 15 Size: 49m2 Location: Avenue Dom Afonso Use: Garden Space Courtyard 16 Size: 9m2 Location: Avenue Dom Afonso Use: Live Music
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14.0 Appendix B
14.1 Courtyard Catalogue Courtyard 22 Size: 63m2 Location: Wall Use: Music Performance
Courtyard 28 Size: 36m2 Location: Terraces Use: Music Performance
Courtyard 23 Size: 120m2 Location: Wall Use: Walled Garden
Courtyard 29 Size: 30m2 Location: Terraces Use: Walled Gardens
Courtyard 24 Size: 143m2 Location: Wall Use: Bar
Courtyard 30 Size: 72m2 Location: Terraces Use: CafĂŠ Courtyard
Courtyard 25 Size: 32m2 Location: Wall Use: Rentable Walled Garden
Courtyard 31 Size: 96m2 Location: Terraces Use: CafĂŠ Courtyard Sunken
Courtyard 26 Size: 32m2 Location: Wall Use: Rentable Walled Garden
Courtyard 32 Size: 81m2 Location: Terraces Use: Grill Sunken
Courtyard 27 Size: 54m2 Location: Wall Use: Rentable Walled Garden
Courtyard 33 Size: 36m2 Location: Terraces Use: Sunken Walled Garden
N.B. Courtyards can be separate identities or interlinked to form one public space
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14.0 Appendix B
14.1Courtyard Catalogue Courtyard 34 Size: 120m2 Location: Cinema Use: Bar
Courtyard 42 Size: 56m2 Location: Loop Route Use: Walled Garden
Courtyard 35 Size: 64m2 Location: Cinema Use: Confectionary and Hot Foods
Courtyard 43 Size: 20m2 Location: Loop Route Use: Walled Garden
Courtyard 36 Size: 16m2 Location: Cinema Use: Ticket Booth
Courtyard 44 Size: 42m2 Location: Loop Route Use: Gallery
Courtyard 37 Size: 64m2 Location: Cinema Use: Cinema Storage, Projector, Public WCs.
Courtyard 45 Size: 56m2 Location: Loop Route Use: Exercise Classes
Courtyard 50 Size: 25m2 Location: Loop Route Use: Exhibition Space
Courtyard 46 Courtyard 38 Size: 35m2 Size: 25m2 Location: Loop Route Location: Cinema Use: Art Classes Use: Confectionary and Hot Foods Courtyard 47 Courtyard 39 Size: 24m2 Size: 144m2 Location: Loop Route Location: Loop route Use: Storage Use: Performance and Music Space Courtyard 48 Courtyard 40 Size: 42m2 Size: 30m2 Location: Loop Route Location: Loop Route Use: Outdoor Cooking Use: Viewing Gallery Courtyard 49 Size: 25m2 Courtyard 41 Location: Loop Route Size: 81m2 Use: Walled Garden Location: Loop Route Use: Cafe
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14.0 Appendix B
'SYVX]EVH 'MX] 0IE他IX
Front Cover
Inside Top
Inside Bottom
Back Cover 36
15.0 Bibliography Documentation
Websites
Historic centre of Oporto World Heritage, Management Plan- Volume I and II December 5th 2008
1. www.unesco.org 2. www.portovivosru.pt 3. https://www.gov.uk 4. http://www.worldcarfree.net/conference/2010/presentations/JohnBartlett-Porto.pdf 5. http://www.breeam.org/page.jsp?id=86 6. http://www.planningportal.gov.uk/uploads/code_for_sust_homes.pdf 7. http://eprints.lse.ac.uk/28313/1/CASEreport23.pdf 8. http://www.eukn.org/content.jsp?objectid=97965
National Planning Policy Framework, March 2012
Books Garden Cities of To-morrow,1898, Ebenezer Howard Delirious New York, Rem Koolhaas, 1978
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Courtyard City Porto
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