MARCH 7004/3
L.McKNIGHT | L.O’GARA | N.WILSON
DESIGN REPORT | LINK 3 M A S S A R E L O S, P O R T O, P O R T U G A L
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1.0 CONTEXT
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2.0 BRIEF
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3.0 EXISTING FABRIC
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4.0 URBAN ANALYIS
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5.0 EXISTING COMMUNITIES
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6.0 PUBLIC & PRIVATE SPACE
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7.0 DESIGN STUDIES
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8.0 PROPOSED STRATEGY
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9.0 MASTERPLAN
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9.1 AQUATIC CENTRE
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9.2 PERFORMING ARTS CENTRE AND AMPHITHEATRE
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9.3 LIBRARY AND ARCHITECTURE SCHOOL EXPANSION
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9.4 STUDENT HOUSING
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9.5 ALLOTMENTS AND SUSTAINABLE FOOD CENTRE
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9.6 THE ROUTE
CONTENTS
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There has been a positive effect to date on the economic and cultural dynamics of the World Heritage city of Porto. This has been through recent small scale architectural rehabilitation projects throughout the city centre. The economy basis of the area, which is the ’Traditional Centre’, has progressively changed from an industrial town to a service industry. The city hosts some of Portugal’s largest corporations from diverse economic sectors and has developed a commercial dynamic and complementary relationship between the City, River Douro and large costal urban centre which has been documented since the middle ages. Our site of choice is located in the area of Massarelos in the Western quarter of Porto, populated with Residential, Commercial and Educational communities.
1.0 CONTEXT
Massarelos has a population of 7756 inhabitants and a gross area of 1.94km2 boundaries containing the existing elderly communities, working neighbourhoods, student campuses and
professional networks suggesting a place of contrasts and a fragmented society as a whole. The Douro River frontage and traditions amongst the industrial buildings of the 19th and 20th Centuries, modern buildings, old Victorian Mansions and strong working neighbourhoods.. The articulation of the road and pedestrian infrastructure with combinations of main carriageways and narrow alleyways suggests a link between the city spirit and countryside. The site is edged by the Rua Do Campo Alegre to the north, which consists of structures combining the residential and commercial properties. To the West the Arrabida Bridge frames the site crossing the northern frontage of the Douro River. Over the past 60 years the land use has substantially changed. The area of Rua Do Campo Alegre used to be a predominantly agricultural land and since has developed into a key educational, residential and commercial resource area.
Urban design is the process of designing and shaping cities, towns and villages, whereas architecture focuses on individual buildings, urban design addresses the larger scale of groups of buildings, of streets and public spaces, whole neighbourhoods and districts, and entire cities. In dealing with multiple sites and areas of public realm there is a complexity borne of multiple ownerships, interests and users. It is important to consider why and for whom urban design studies are commissioned, and upon whom proposals will have an impact.
BRIEF
2.0
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3.0 EXISTING FABRIC FIGURE & GROUND PLAN Identifying the Existing Urban Grain
URBAN ANALYSIS
4.0
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University of Porto Campus University of PortoSports Stadium
University of PortoFaculty of Sciences
University of PortoPlanetarium and Theatre
LAND USE Identifying the Residential and University buildings
University of Porto Faculty of Architecture
University of Porto buildings within the site and immediate surroundings
5.0 EXISTING COMMUNITIES
University of PortoFaculty of the Arts
Residential buildings within the site and immediate surroundings
PUBLIC SPACE PRIVATE SPACE
PUBLIC & PRIVATE SPACE
6.0
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11 Aquatic Center at Hillcrest, Vancouver, British Columbia, Canada
Dual frontage apartments, Massarelos, Porto
Part of the Vancouver Olympic / Paralympic Centre, the new 6,200 m2 Aquatic Centre at Hillcrest Park includes a 50-metre lap pool, leisure pool, outdoor pool, steam room, sauna, and hot tub. This facility addresses the important relationships and inter-connections of key aquatic facilities in the city. Located near the geographical centre of Vancouver, the centre carefully balances the needs of both the local community and broader city population. The building design incorporates a variety of
The apartments along Calçada Arrábida are a private 6 story apartment block that is located towards the south of the site and sits above commercial units on the ground level. It is located beside the motorway bridge on the waterfront. It gains excellent views and plenty of sunlight. It is important for these houses to have a facade facing the waterfront, but also a facade to face the housing directly behind, and an internal street is created rather than a back alley.
In addition to its state of the art features, this facility, equipped with indoor and members of our community including families and persons with disabilities/mobility issues.
Dual frontage housing is something that we would like to include in our scheme, due to the terrain and space constraints within the site. This is also so an appropriate facade faces the street, but also for public access to the allotments behind, and for views from the waterfront.
UBC Farm, Vancouver, Canada The High Line, New York City The High Line is a 1-mile New York City linear park built on a 1.45-mile section of the elevated former New York Central Railroad spur called the West Side Line, which runs along the lower west side of Manhattan; it has been redesigned and planted as an aerial greenway. The High Line is a public park built on an historic freight rail line elevated above the streets on Manhattan’s West Side. It is owned by the City of New York. Founded in 1999 by community residents, Friends of the High Line fought for the High Line’s preservation and transformation at a time when the historic structure was under the City Department of Parks & Recreation to make sure the High Line is maintained as an extraordinary public space for all visitors to enjoy.
7.0 DESIGN STUDIES
The UBC Farm encompasses 24 hectares of integrated farm and forest lands on UBC’s South Campus. The farm is managed by the Centre for Sustainable Food Systems, which offers a wide range of interdisciplinary learning, research, and community programs on the site. Together, these programs explore and exemplify new paradigms for sustainable communities. Pine Street Community Gardens, Vancouver, Canada It wasn’t too long ago that blackberry bushes and wild grasses covered the area that is now home to the 45 garden plots and 27 orchard plots called the Pine Street Community Gardens. One of the newest community gardens in Vancouver, becoming spring of 2007 and in 2008, they celebrated the installation of a waterline system that runs water within feet of each garden plot.
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Our analysis of the site showed a lack of engagement between the different neighbourhoods of Massarelos, and a lack of clearly demonstrated physical connections across the area is along the Rua Do Campo Alegre to the north of the site, where the majority of the activity in the Massarelos area occurs. With a deteriorated economy in Portugal, it is vital to create job opportunities and development that will attract people to the area.
We propose an expansion and regeneration of the University of Porto through a new green pedestrianised route, that strives to knit the surrounding fragmented neighbourhoods together by creating a coherent and cohesive route of engagement from the top of Rua Panomica Edgar Cardoso down to the waterfront. The route links the surrounding areas through new connections which break through the new the stunning panoramic views across the River Douro. The proposal presents a mixed programme of social, educational and residential fabric.
8.0 PROPOSED STRATEGY
MASTERPLAN
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Aquatic Center A state-of-the-art aquatic center that comprises of the following: 1. A 50 m lap pool aimed primarily for the use of university students who wish to swim/ dive competitively. This facility will be a huge attraction to prospective UP students. Serving well economically for the city and university alike, as it will aim to attract more students to the city. 2. A large 50 person hot pool, along with a large sauna and steam room aimed primarily to attract the senior communities around the area. These facilities will serve as a key space to chat and socialize whilst encouraging a healthy lifestyle in their elderly age. 3. A leisure pool to attract families to the area. 4. An outdoor pool for the summer season. Primarily to attract families.
9.1 AQUATIC CENTRE
The attraction of families and senior citizens to this area through the proposal of an Aquatic Centre might just be key in our strategy. As its presence will put light on the other events that take place around it. For example, the public may engage in events or performances that take place on the Amphitheater grounds. They may wish to visit the library after a swim, or cycle along the safe designated bicycle path right down to the waterfront’s seawall. They may also wish to visit some of the existing cultural places in the area, like the Porto Planetarium, or the Campo Alegre Theatre. In fact, the aquatic centers presence and the presence of the other proposals for the area, should majorly boost the popularity of these existing cultural places.
Amphitheatre and Center for the Performing Arts - Public Access - Multi-use (The Amphitheatre will be used as a performance space, but also as a central meeting place for students and the public alike. It will lend itself to the allotment space that lie in the same pocket of land, allowing the two to intercross, having farmers markets taking place in the amphitheatre space.) - The most outstanding views towards the River Douro and the city of Porto can be gained from the steps of the new amphitheatre. Views that lie beyond the new active allotment space and the rich green foliage that lie directly infront.
PERFORMING ARTS CENTRE & AMPHITHEATRE
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17 Library - Public Access - Dedicated library facilities for the Faculty of Arts primarily - A wide range of facilities for the public to also use, for example excellent IT facilities and teaching spaces for the general public. Faculty of Architecture Expansion - The Faculty of Architecture is looking to expand as the current building is not large enough to accomodate the numbers of students on the course. (Existing Architecture School by Alvaro Siza is across the street from it, and is also a building that is accessible to the public.) - Additional studio and lecture space - Center for Sustainable Building Design and Performance - Energy Research Lab
Student Accommodation - Set into heavily planted park to the north, and overlooks existing allotments and the River Douro to the south. - Dual frontage to accomodate street of Via Panoramica Edgar Cardoso, and also a frontage to face upon the River Douro. - Let to students during term time and available to rent over the summer months, with priority being given to people taking part in summer activities and camps held by the University. For example, Theatrical Production summer camps held by the new Centre for Performing Arts.
9.3 LIBRARY & ARCHITECTURE FACULTY EXPANSION
- Direct access to the new allotments, run by the Allotment Development Initiative of the University.
STUDENT HOUSING
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19 Allotment Development Initiative of the University of Porto - Public engagement and community built allotments - To support urban agriculture by creating a public garden space for members to grow a decorative and/or edible garden. - To foster a sense of community and to develop a public gathering place through gardening and garden related events. to provide educational opportunities to learn about urban agriculture in an interactive garden environment. - Allotment Development Initiative allotments to be made available to the general public and students alike.
Gateway to New Route the new route - Improve surfaces for pedestrians - Create new cycle way with bikes to hire along parts of the route - Make it a ‘green thread’ by enhancing the clusters of green along route - Develop lighting for the route and special lighting for key spaces New Cyclist Route - Connects Rua Panoramica Edgar Cardoso to the Waterfront - In the spirit of community integration, the new pedestrianised route runs through a housing complex that is currently closed off to the public. It’s existing internal street allows for this change to take place.
9.5 ALLOTMENTS & SUSTAINABLE FOOD CENTRE
THE ROUTE
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10.0 APPENDIX
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10.1 SUSTAINABILITY
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10.2 POLICY CONTEXT
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10.3 DESIGN STRATEGY
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10.4 COST PLAN
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11.0 MODEL PHOTOS
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12.0 BIBLIOGRAPHY
CONTENTS
22 Achieving Sustainable development, with the aim of “meeting the needs of the present without compromising the ability of future generations to meet their own needs.” 1 A well-designed proposal can improve the lives of people and the communities by designing for the clients needs while developing a strong sense of place. Our masterplan proposals intend to adopt local and UK planning frameworks, which are there to inform the design process and decisions, made throughout the development of the scheme. A strategic mixed-use development, which is self-sustaining. “Good urban design is essential if we are to produce attractive, high-quality, sustainable places in which people will want to live, work and relax. It is fundamental to our objective of an urban renaissance. We do not have to put up with shoddy, unimaginative and second-rate buildings and urban areas. There is a clamour for better-designed places, which inspire and can be cherished, places where vibrant communities can grow and prosper.” 2 Our scenario for the regeneration proposal is that the client is the University of Porto and the Local Authority, developing how this masterplan can become a model of sustainability, collective sharing within a wider example for other cities not only within Portugal but also within other countries in economic crisis and that has experienced a decline in community cohesion and integration. Porto in general has suffered from a lack of investment and development due to the economic decline over past the past couple of years.
23 In the U.K they have developed a strategy in order to secure future sustainable developments through exists compared to large-scale developments argues a more sustainable regeneration process. Planning frameworks inspire the development to deliver the homes, business and public service infrastructure and thriving local places that the country needs. - Living within the planets environmental limits - Ensuring a strong. healthy and just society - Promoting good governance - Using sound science responsibly - Achieving a sustainable economy Our Masterplan aims to regenerate the area of Massarelos, with the intention of thriving towards a positive social and economic impact change for all the local neighbourhoods. The success of urban design and sustainability depends on the overlapping and interweaving of all communities, to develop a strong cohesive neighbourhood, the collaboration of the public and private and the students and residents. Giving the current state of the area we set to reinforce this within our Masterplan, proposing built form and regeneration of the existing Urban grain to which makes connection to the existing land use so to draw people to the redeveloped area. Along the waterfront itself provides a unique habitat, which emphasises the important of the connection to the proposed green corridor of engagement.
10.1 SUSTAINABILITY
The waterfront is part of the 3 connectors within the scheme and within it the development of the Rivers edge, the ecology and trading will be maintained and developed. Therefore ensuring that the waterfront continues to develop in the future for the future neighbourhood. The buildings within the masterplan are proposed to conserve the natural topography of the site. Capturing and exaggerating the dramatic change of level and existing road infrastructure is retained and adapted to suit the pedestrian movement need and the existing pockets of green space are enhanced along the route, containing the existing wildlife, preserving what exists. The route becomes a destination for walkers, runners and cyclists as a priority, to capture the beauty of the while becoming a gateway into a new sustainable movement pattern. The route provides the utilisation of natural daylight and ventilation, making the comfort more satisfying while reducing the Co2 emissions. “Like the veins of a leaf, the smaller roads and pedestrian avenues extend from the central transportation spine.” 3 “Pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life.” 4
Prefabrication creates local availability of materials and jobs, at early stages lower construction costs and reduced the impact on the existing environment “While they may seem like an odd couple, prefabricated housing -- in which most of a home’s structure is pre-built in a factory then assembled on-site -- is an oddly natural partner for the green movement. Prefab or modular homes can be energy and generate less waste than the construction of conventional homes.” 5 “The surprising thing is that today’s prefab housing naturally into its surroundings.” 6 The planning framework requires a travel plan for amounts of movement. In our proposal the scheme highlights the existing pedestrian avenues that are not so well used in the area as a form of connection to the wider areas. Within Massarelo there is an issue the use of the car. The scheme promotes sustainable transport systems through a cycle programme, similar of that in London, where bicycle services are available to hire along the route for use all over the area. Promoting environmental friendly transportation to minimise the reliance of the car through cross connecting routes across the area of Massarelos as a whole to the new pedestrian friendly green route which captures the essences of the existing fabric.
The increase of density is seen within the development frameworks as an important thing, within our masterplan we confront the renewal of land and misused land for incentives to grow your own food. It encourages people away from typical development models and improves the health culture and social wellbeing through delivering a service community interaction while allowing for community managements of the spaces. Growing of food and the education of sustainable food growth replaces the poor design of green spaces with better design, which utilises the space with terraced allotment farming as a replacement of any agricultural land. This in turn creates a use and replace programme to feed back into the community. Place Shaping through the design process shows adaptability of the land and schemes, which contribute in the reduction of crime, by providing programmes sees most footfall during the daytime because of the University buildings, now the area has a need for a larger time frame footfall and variety of users creating active continual use of public space in a safe and accessible environment. It also presents future expansion across the wider setting when demand increases.
1: http://www.greenbiz.com/news/2007/09/27/marriage-prefab-and-sustainability
3: https://scholarsbank.uoregon.edu/xmlui/handle/1794/12895
Lecture notes 7004-3.2 Management, Practice & Law
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“Urban design is the art of making places for people. It includes the way places work and matters such as community safety, as well as how they look. It concerns the connections between people and places, movement and urban form, nature and the built fabric, and the processes for ensuring successful villages, towns and cities.” 1
Retaining important existing typology contains the existing characteristics of the area. The planning policy objectives are supported by a series of considerations when thinking about urban design development in forms of;
Planning policies support economic growth to create jobs and prosperity for the local people. The intention of our scheme is to develop the knowledge of the economy while improving the skills and developing an engaging and competitive community. Developing the area draws people to location and then directs across to the wider area of Massarelos. Developing knowledge of economy, improve the skills of people and create a valued and competitive community.
- scale
“The purpose of the planning system is to contribute to the achievement of sustainable development.” 2 Policies adhere to designing places that are people friendly and that inject community and culture experience of the area to create a desirable place to visit, live and study and create. Planning policy is enforced to address the connections between all neighbourhoods of people within the area and places, while ensuring that the integration of new developments sits well within the historical context. In order to develop Massarelos, the scheme aims to connect people of all interests being those of the creative nature, local residents, families and working communities, attract them to the area where they engage in skill exchange, develop social cohesion and improve the area as a whole.
- layout
- density - appearance - landscape Achieving a successful relationship between objectives and development form depends on the response and working of the existing conditions. The scale and appearance of the built form compliments the existing and retains the hierarchy of the existing condition. The layout edges the pedestrian route and allows for breaks for view the existing grain, while the high density landscape is retained and compliments the development. Local authorities identify areas of land which are unused or misused as potential future development. The land is then listed and highlighted in a Local Plan Developing lanes of linkage. The waterfront is a key cluster of local business’ with the potential of expanding with the right attraction. Connecting to the waterfront creates potential for increasing the economy within the area as it provides direct connection to the local business’ to develop their
10.2 POLICY CONTEXT
The planning system can play an important role in facilitating social interaction and creating healthy, inclusive communities. Local planning authorities enforce creating a shared vision with communities of the residential environment and facilities they wish to see by developing a local neighbourhood plan. While we were visiting the site, a local student expressed to us that there was little integration with the local residents as they don’t really understand some of their purpose or traditions they are part of. This clearly shows the break down of the local neighbourhood and the consultation with them shares their need and want for integration. The Neighbourhood plan is enforced to give communities direct power to develop a vision for their neighbourhood, which in turn will develop the integration. Planning policies and decisions, in turn, should aim to achieve places, which promote opportunities for meetings between members of the community. The scheme is designed with active frontages and rear activity. The route itself becomes a large form of public space as that of the built form, creating more opportunity for community integration and occurrences of meeting. Safe and accessible environments where crime and disorder, and the fear of crime, does not undermine quality of life or community cohesion. Safe and accessible developments, containing clear and legible pedestrian routes, and high quality public space, which encourage the active and use of public spaces. The connectivity and remodeling of the existing infrastructure is attractive to potential investors or users as in creates accessibility and shows function for not just the local people but the visitors to the country or city.
“...frequent streets and short blocks are valuable because of the fabric of intricate cross-use that they permit among the users of a city neighbourhood.” 3 “Building upon initiatives that better coordinate neighbourhood management services. Mobilise volunteers and community partnership networks to help with the community clean ups and create a local environmental taskforce to provide employment and training for long-term unemployed people to take a lead role in the greening of the area.” 4 Within our scheme proposal this expands to the management of the allotment terraces, training and education in developing healthier communities through production of natural food produce and developing a learning culture and programme. Programmes of this kind are intended to reduce crime and anti–social behavior by giving the younger generation a direction and generates land management. The development in phases reduces disruption to the local people. Firstly regeneration the existing which will prove little interruption and could allow involvement of the local people, allowing them to express interests, vision and opinion. The regeneration of the green spaces will provide local participating people with food produce and skills in an environment of sharing and discussion. Housing renewal and relocation schemes gradually move to central locations of development. The housing in the area are mostly social housing and the nearest student housing is towards the other side of the campus and the relocation will add to the socioeconomic housing range encouraging a mix of people creating new opportunities.
Movement is from low cost land to higher valued. Along the waterfront exists private development of high-end apartments so relocation of lower valued to this sees development straight away and slowly begins the integration. Planning policy states that housing should be relocated to where it can help to enhance or sustain rural areas, avoiding isolation. Sports, recreation and schools should meet the needs of existing and new communities and on evidence of requirement, The existing School of Architecture as it stand has double the occupancy that the building was originally designed for. With the continued development of the scheme, in future years to come the area should be renewing itself through collective development and attracting more people to the area, developing the culture through education and learning as a draw to Massarelos and the local neighbourhoods economy.
1:“Commission for Architecture and the built environment.”, 2000
3: Jane Jacobs - The Death and Life of The Great American Cities
26 Located in the western part of the city, over the river Douro bank, lies the current urban fabric of Massarelos. The Massarelos area consists of one of the three university campuses of the University of Porto, along with many neighborhoods that surround it and a small number of businesses and restaurants along Rua do Campo Alegre. It is very clear to see that the university campus is in desperate need of attention. There are a number of vast plots of land that isolate the university buildings from one another. The Faculty of Architecture is especially in great isolation; huddled up upon itself, east, and the presence of busy axis roads for the Lisbon Motorway are to the north of the faculty. The development of strong links with the community is one of the University’s main concerns. This lies behind the constitution of the Science and Development Foundation, an institution that associates University and municipality and is responsible for the management of two important cultural facilities located in Massarelos; the Porto Planetarium and the Campo Alegre Theatre. 1 These cultural facilities are a starting point in the development of strong links with the community in this area; however their existence alone do not near cut it in being a genuine success towards community integration.
27 If we are going to solve the issue of a disconnected campus, and create successful links with the community, we need to respond to the needs and wishes of both the student community and the communities of the surrounding neighbourhoods. The vast plots of land are opportunities to create special places for public use and engagement. These places will knit the existing university campus together, and will be the catalyst for ongoing community interaction, for the people in Massarelos. “The most important part of a student’s life doesn’t take place in the classroom or library, but between the two.” Alvaro Siza 2 We believe Massarelos can be a high quality, economically viable place. By zooming in, we plan to strategically tackle these individual plots, maximizing their full potential and concentrate on developing the route that these plots edge. We aim to transform this route so that it becomes a route of engagement for the public. To pedestrianize the route of approximately 300 meters in length, and make it a ‘ green thread’ where communities may come together and interact in a variety of activities that will aim to accommodate people of all ages. city.” 3
10.3 DESIGN STRATEGY
By focusing the urban design strategy on community integration, we will be creating an area of the city that is about the user, whilst concurrently responding to the disconcerting condition of some of the plots of land that we wish to develop, and whilst doing so, look for inspiration in their existing condition. “The ideal situation would be to arrive on the worksite and be capable, or have the possibility of reacting to it. As in music, in jazz say, between the score and your own inspiration, and as they say in jazz, the improvisation.” Alvaro Siza 4 As city function, lifestyle and density are constantly capacity to evolve over time, to add diversity in terms of programme and the built environment. There will be a rich blend of residential and social activity that will take place in this area – residents will ensure social activity from the moment they awaken until late evening if they wish.
The identity of the area will grow as development acknowledges Massarelos past as well as laying the foundation for the future. This identity will be reinforced by designing from the view of a moving person, rather than that of a moving car. A network of public spaces will be accessible off the revitalized key route, creating an environment that richly rewards exploration. A journey through a sequence of enclosures and exposures will evoke a sense of here and there, the feeling that a person has entered a street or a leafy courtyard, or perhaps have found themselves upon a viewing platform towards the River Douro, or found a walkway that follows the natural contours of the landscape, walkways that are lined with rich green foliage and raised vegetable garden beds. All of which will further reinforce the sense of place. Existing south-facing terraces that line the bank of Massarelos will be assigned to the Allotment Development Initiative of Masserelos, who will promote and support the occupation of raised garden beds on the terraces. These beds will belong to both the student body and the surrounding neighbourhood communities, making up large idyllic allotments. They will be encouraged to come together to create a garden for themselves, by themselves, with help from this initiative team. “Regeneration of communities and areas is a major theme of these projects and the involvement of the Community Garden Initiative has helped not just to publicize this but has actually stimulated regeneration.” 5
1: University of Porto, Faculties http://en.wikipedia.org/wiki/University_of_Porto 2, 3: Documentary: Alvaro Siza – The Porto School of Architecture Campus http://www.youtube.com/watch?v=40eD_30SUFM 4: Broekmans, T.; Edens, C. The spontaneous City: Urhahn Urban Design, Amsterdam : BIS Publishers 2010, p.74 5: Beechgrove Garden, Scotland http://www.thebeechgrovegarden.com/community-garden
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Income
Building
Area m2
Min cost/m2
Min Total Cost
Max cost/m2
Max total cost
6485
2,857.00
18,527,645.00
3,835.00
24,869,975.00
21,698,810.00
Performing Arts Centre
1497
1,663.00
2,489,511.00
5,833.00
8,732,001.00
5,610,756.00
948
1,642.00
1,556,616.00
4,205.00
3,986,340.00
2,771,478.00
1192
1,241.00
1,479,272.00
2,580.00
3,075,360.00
2,277,316.00
704
578.00
406,912.00
2,778.00
1,955,712.00
1,181,312.00
2337
1,004.00
2,346,348.00
3,974.00
9,287,238.00
5,816,793.00
811
1,454.00
1,179,194.00
4,035.00
3,272,385.00
2,225,789.50
Architecture School expansion Student housing Centre for Sustainable Food Systems
Total
41,582,254.50
Ancillary cost Infrastructure etc (@5% of construction cost)
Educational buildings
2,079,112.73 52,102,512.23
Sales Aquatic Centre
Library
Cost per m2
Average cost
Aquatic Centre
Amphitheatre
Area m2 (minus 10%)
5836.5
350.00
2,042,775.00
250.00
1,159,200.00
Professional fees Architect, Quantity Surveyor et al @ say 10%
4,158,225.45 56,260,737.68
Rent Student housing
130.00
273,429.00 Contingencies @ say 10%
Total Income Yield at say 7% Capital Value
3,475,404.00
5,626,073.77 61,886,811.44
14.2857 49,648,578.92
Short term finance On total building costs, ancillaries,fees and contingencies for say half the building period @ say 10% p/a
6,188,681.14 68,075,492.59
Public Realm Pedestrianised areas Bicycle bridge Allotments
Letting and sales fees
9000 940 10500
700.00 900.00 1.60
6,300,000.00 846,000.00 16,800.00
900.00 1,686.00 3.30
8,100,000.00 1,584,840.00 34,650.00
1,215,420.00 25,725.00 8,441,145.00
Total construction costs
Letting fees at say 15% of income
521,310.60
Construction Cost
Advertising and marketing
150,000.00
Aquatic Centre
Sale to investor fee at say 2% of sale price
7,200,000.00
50,023,399.50
21,698,810.00
Performing Arts Centre
5,610,756.00
Amphitheatre
2,771,478.00
Library
2,277,316.00
Architecture School expansion
1,181,312.00
Student housing
5,816,793.00
Centre for Sustainable Food Systems
2,225,789.50
992,971.58 1,664,282.18
Total development cost
Return for risk and profit @ say 15% of capital value
69,739,774.77
7,447,286.84
41,582,254.50 Total expected costs on completion
Public Realm
10.4 COST PLAN
Pedestrianised areas
7,200,000.00
Bicycle bridge
1,215,420.00
Allotments
25,725.00 8,441,145.00
77,187,061.60
SITE VALUE
374,820.58
Present value of 1 in 2.5 years @ 10%
0.7888 295,658.47
Less acquisition costs @ 2.5% SITE VALUE TODAY
7,391.46 288,267.01
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11.0 MODEL PHOTOS
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Books and Policy Reports Broekmans, T.; Edens, C. The spontaneous City: Urhahn Urban Design, Amsterdam : BIS Publishers 2010 Jacobs, J; The Death and Life of Great American Cities. Modern Library Edition. New York, United States: Random House, Inc 1961 “Commission for Architecture and the built environment”, 2000
Websites http://www.thebeechgrovegarden.com/community-garden
http://www.greenbiz.com/news/2007/09/27/marriage-prefab-and-sustainability http://en.wikipedia.org/wiki/University_of_Porto
Videos Documentary: Alvaro Siza – The Porto School of Architecture Campus http://www.youtube.com/watch?v=40eD_30SUFM
12.0 BIBLIOGRAPHY