Re-Marking
Dom Pedro Master Plan Report
M.Arch Year 6 LJMU Module: 7006 Due 25 Nov. 2013
Introduction
Contents
History Context Location Site analysis Design Development Design strategy Master plan Policy context Sustainability & Environmental Strategy Cost Appraisal
Introduction Located along the Douro River in northern Portugal, Porto is one of the oldest European cities; it is the second-largest city in Portugal after Lisbon. With an area of 41.66 km²/16 sq.mi, the city is home to a population of 237,584, with The Porto Metropolitan Area including an estimated 2 million people, making it the second-largest urban area in Portugal. With its colourful houses facing the riverfront, its medieval remnants, high bell towers, baroque churches and grand beaux-arts buildings, tiled façades, its museums and galleries, the nearby seaside towns, and Port wine houses, its maze of steep and narrow paved streets and its beautiful plazas full of history and beauty. This historical richness made Porto a World Heritage Site by UNESCO in 1996.
History The city was founded during Roman times around the 5th Century & was given the name ‘Portocale’. In the 8th Century during the Moors invasion the town was taken, later recaptured in 982. In 1120 Queen Dona Teresa donated the town to Bishop Hugo. At the time, it was nothing more than a collection of a small number of houses surrounded by a fortified wall. It was not until the “Age of Discoveries” that Portugal and Porto became important in European affairs. Porto became a major trading port during the time between the 15th and the 17th Century; Porto became one of the largest shipyards of the country. The 18th century saw the establishment of the Duoro wine region, a moment which played an important role in the development of the Port wine trade.
Porto 1813
Porto 1833
Context: Location The site is located in Porto, Portugal.
Urban Fabric for the city of Porto, Portugal
Selected site The site for the project is located in the Massarelos district of Porto. The site lies right outside the bufferzone for UNESCO World Heritage Centre.
Urban Fabric for the Massarelos District of Porto, Portugal
Current policies and initiatives: Porto in the general context There are certain policies that are being taken up by the local government of Porto to gain more popularity as a cultural tourist spot in Portugal. They are as follows: –An “ad hoc‟ and small-scale strategic intervention –The emphasis on public open space –The difficulties of housing stock upgrading strategies -Current projects are not sufficiently prioritised in terms of urgent social and housing need -The emphasis on Public-led interventions –Municipal authorities and the State –“Public-public” institutional arrangements
Location of the Urban Policies taking place in Porto, Portugal
Client Porto 2001 regeneration program
Their main objectives and features are; -Culture-led approach (the driving force of “Porto European Capital of Culture 2001‟) -Promoting the city, enhancing collective city image -A series of “complex‟ programmes –Small-scale projects, directed towards public open spaces –Large works targeting new facilities (Music House) –Historic roads rehabilitation (Caminhos do Romântico) –Sustainable mobility enhancement, Infrastructural rehabilitation -A particular emphasis on urban public spaces upgrading -A specific agency to design local partnerships and implement actions Plan - regeneration projects
Client Porto 2001 regeneration program
The program deals with the notion of creating public squares in the city of Porto, Portugal. Therefore the local Porto government sector for regeneration is the client for our project.
Existing projects that were developed and constructed in regard to the program.
Site Analysis The site chosen for this project is located to the west of the historic centre of Porto, in Massarelos. The site area was formed as the city started to expand increasingly towards the west looking for more opportunities and land. Massarelos was the ideal area to bridge between the city centre and its western areas. The area has outstanding qualities as it also gives access to the riverfront and has the only uninterested straight road to it via Don Pedro V, linking the area with Casa da Musica. It is also surrounded by key cultural buildings, such as the National Museum Soares dos Reis, the Romantic Museum, the Crystal Palace, the Church of Massarelos and Alvaro Siza’s Architecture School.
Site Topography
Pedestrian Movement
Cars Movement
Porto 1813
Site Components Buildings
The image at the bottom shows section through Dom Pedro V Road.
Site Components Buildings
The image at the bottom shows section through Dom Pedro V Road.
Physical Context
Images - Sections
Vistas
Views into the site
Vistas
Views into the site
Design strategy After carrying out the site analysis, it was realised that Porto needed a clear and well-defined cultural hub that will insure its continuity as one of the most important historic cities of Europe.
Vision Our vision is to create a cultural hub with an international significance, capable of competing with major international cities such as Lisbon, London and Liverpool. This will be achieved through a series of cultural buildings and public spaces within the site, making the most of the existing fabric, refurbishing and changing the use of few buildings and proposing new buildings accordingly, to enhance the visual qualities of the area in order to help establish Porto as one of the most important cultural cities in Portugal. We are aiming to create: 1. A place that is designed to enhance to experience of the visitors through an articulated visiting routes. 2. A place where the residents can be insured that their livelihood is sustainable, by improving their economy, their wellbeing and their relationship to their city.
Vision
3. An attractive place for the younger generations (young professionals), where they can live, learn and work. 4. A place that is environmentally sustainable, by incorporating existing buildings and changing their use or renovating it when needed rather than demolishing the whole area. 5. A public place that gives access to the parks, squares and the river front.
Precedents: Lisbon Recognising the potential of the site and its qualities, we looked at precedents where the introduction of a cultural hub enhanced the economic aspects of a certain area. We studied a number of good precedents, most importantly, the city of Lisbon with the hope that we might find a place where many cultural buildings and public spaces were concentrated in one area. After visiting many key public buildings and spaces, such as the area of EXPO’98 known as the Park of the Nation, Rego and its modern museums, Marquess of Pombal, The Alfama, Chiado & Bairro Alto, Baixa and finally we came across BelÊm which was exactly what we were aiming to achieve in Porto.
Belém, Lisbon:
Santa Maria de Belém, or simply just Belém gets its name from the Portuguese word for Bethlehem, it is a civil parish of Lisbon. At the heart of the Tagus River it is located 4 miles west of the city centre. The area contains several green spaces with museums, parks and gardens, with an attractive setting on the riverside cafes, and a public footpath. During the great earthquake of Lisbon 1755, Belém and Ajuda were the areas that were least affected by the earthquake and the tsunami that followed it. Many of the survivors who lost everything resettled in Belém.
Belém Tower, from the Tagus River, 1705
From the looking towards the hill with the Chapel of Santo Amaro, 1660
The City of Lisbon and Belem, 1834
BelĂŠm, Lisbon:
Soon after reconstruction has started, The King and his court moved the royal household to the Royal estates, in the area that would later be transformed into the Ajuda National Palace. The move of the King and his first ministers boosted the economy of the area and increased its population during the third quarter of the 18th century. In the 1760s, there were major civic buildings being constructed in BelĂŠm such as The Royal Palace, The Royal Garden. After the burning of the Royal Palace in 1794, the king initiated the Manuel Caetano de Sousa project for the construction of the new Royal Palace and many other civic buildings. Plan of the Royal Palace and garden
Lisbon, 1831
Topographical map of Lisbon and its surroundings, 1856-58.
Urban Evolution of BelĂŠm and its surroundings
Legend Before the earthquake 1755-1799 1800-1824 1825-1849 1850-1874 1875-1899 1900-1937 After 1938
Belém's Landmark and Public Buildings:
After the earthquake of 1755 and the relocation of the Royal Family, Belém became the heart of the cultural district of Lisbon and possibly the whole of Portugal. As the Portuguese empire grew, the quality of life changed along with education and health, this encouraged the society to praise their achievements and preserve their history and culture, this was one of the reasons the following landmarks were commissioned in the area: 1. Mosteiro dos Jerónimos 2. Ermida de S. Jerónimo 3. Torre de Belém 4. Ermida de S. Amaro 5. Igreja da Memória 6. Palácio Nacional da Ajuda 7. Jardim Botânico Tropical da Ajuda 8. Torre da Ajuda / Torre do Galo 9. Observatório Astronómico de Lisboa 10. Jardim do Ultramar 11. Museu da Electricidade 12. Instituto Superior de Agronomia 13. Estação Flluvial de Belém
14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26.
Parque Florestal de Monsanto Padrão dos Descobrimentos Praça do Império Museu Nacional da Etnologia Estádio do Restelo Planetário Calouste Gulbenkian Ponte 25 de Abril Centro Cultural de Belém Faculdade de Arquitectura Faculdade de Medicina Veterinária Instituto Superior de Ciências Sociais e Políticas Igreja Caravela Museu dos Coches
Lessons from Belém:
Torre de Belém (Belém Tower)
Centro Cultural de Belém (The Cultural Centre of Belém)
Mosteiro dos Jerónimos (The Hieronymites Monastery)
Panoramic view taken on top of Padrão dos Descobrimentos (Monument to the Discoveries)
Belém confermed to us that it is possible to create an area of high concentration of cultural buildings and public spaces, where old and new buildings are sitting side to side on a public plaza full of activities and visitors, a space like the Praça do Império, an avenue of open-spaces and gardens, next to the Centro Cultural de Belém which is an arts complex, containing Belém's Museu Colecção Berardo. This is to the southeast of the gardens and the official residence of the Portuguese President. Within few hours one can explore the area without the need to stop, through public squares and museums such as the Museu da Electricidade (Electricity Museum), Museu do Centro Científico e Cultural de Macau (Macau Cultural Museum), Museu de Arte Popular (Folk Art Museum), Museu Nacional dos Coches (Coach Museum), and Museu da Presidência da República (Presidential Museum). This is what we were aiming to create in Porto but in a smaller scale suitable with the city, its history and context.
Precedents: London The second city that had a great influence on our final proposal was London. Not because it had a particular cultural area that we wanted to recreate but because of the logical regeneration developments that were carried out there though out the years. Regents Street development plan of 1809-1811 for example, shows how carefully designed street would benefit the area, its residents and its economy. The French style of disregarding public and privet property ownership in order to impose an urban plan could not work in London, so it was important to make the most of what is possible. In his master plan John Nash wanted to connect the area by using the fragments of cheap properties on the back of the of the street, making his plan both logical and economically viable.
Regent street proposal, published 1813, titled “plan, presented to the House of Commons, of a street proposed from Charing Cross to Portland Place, leading to the Crown Estate in Marylebone Park�.
London: Other important projects that we looked at in London were the Millennium Dome, located on the Greenwich, South East London, this exhibition and cultural space played an important role in regenerating Greenwich. The project succeeded in attracting visitors to the area and provided a boost in tourism, creating a positive multiplier effect for the local residents and the economy.
Millennium Dome
Design Development Area of Study Part 1
This is one of the earliest illustrations that marked our ambitions to propose a master plan. The ambition was to set a node for people to be forced to gather around during different times of the day.
Area of Study
Design Development Area of Study Part 2
The illustration shows the area of study that widened up because of the potentials of development for the site.
Area of Study
Design Development Area of Study Part 3
The sketches show phases of design development. The emphasize on showing proposed connections through the site chosen for conglomeration.
Area of Study
Developmental Sketches
Review 1
Review 2
Possible connections
Views to Crystal Palace
Movement
Possible layout
Design Initial Concept Development After carrying out the site analysis, it was realised that Porto needed a clear and well-defined cultural hub that will insure its continuity as one of the most important historic cities of Europe.
New connections It was evident from the analysis that the poor physical connection between east and west of the site damages any future plans in the area. This can be resolved by extending and connecting the most suitable streets rather than introducing completely new streets that might damage the qualities of the space. The first extended street is Rua Abade Bacal, coming from the north east of the site towards the fishing village and eventually towards Almeda de Basillio Teles which is the main road on the waterfront. This street will divert into two other streets, an extension of Rua da Restauracao on its right and a new street connecting it with Rua Don Pedro V on the left.
Relationship of Buildings
Why have we put the buildings next to each other? The illustration shows the built context in and around the site. These buildings were the benchmarks to take big steps in proposing changes and developing the scheme as a cultural hub.
Buildings in context
Master Plan The proposal aims to expand and connect the green spaces creating a larger public park that would truly reconnect the east and west parts of the site. This will revitalise the space, giving it a new identity, it also provides a landmark element and a point of pride for the residents, which in its turn would promote community engagement making the residents feel better connected to their neighbourhood. The proposal also aims to provide each major cultural space with its unique public square, as a point of urban gathering points for all different age groups of the city. these spaces will also help to promote art, sport and cultural related activities, such as musical events, dance, drama or watching a water sport activities.
Phases Phase 1
- In this phase we propose the redevelopment of Dom Pedro V Road and construction of a new cultural centre right infront of the road on the water. - This scheme will serve as River Museum and a theatre. Another part of the phase will be to provide a connection from Almeda De Basilio Teles road to Rua De Vilar Road. - Extension of Rua De Restauracio will also be important to provide easy access for the visitors from northern sides of the site.
Phase 1
Phases Phase 2
-The idea is to generate enough revenue by activating the newly constructed cultural centre on the river front and refurbish the surrounding buildings and form a loop for the centre itself. This includes: - FACT Building is born (Bolsa Do Pescadoand its surroundings) - Dance Hall re-lives as well. - Buildings at the front of the river are converted into restaurants -Old warehouse is converted into an art gallery. -The Opel Car Showroom is converted into an exhibition hall.
Phase 2
Phases Phase 3
Once all these refurbishments are done, the land value for the site will increase. Now, people would like to reside close to the newly developed cultural hub. That leads us to propose: - A number of residential blocks close to the fishing village. - The construction of Fact building and refurbishment of the art gallery provides a possibility to propose an art college. All three building related to each other.
Phase 3
Phases Phase 4
The last phase of the proposal deals with refurbishment and regeneration of dilapidated buildings in the fishing village.
Phase 4
Illustrations Urban Reforms
The illustration envisages the idea of cultural centre acting as a driving force for the community to gather around the newly developed cultural centre.
Idea for a cultural centre
Illustrations Urban Reforms
The illustrations define the square that is shared between three major schemes; - FACT Building - Cultural Centre - Tram Museum
Idea for a cultural square
Demolition & New Roads
Cycling & Pedestrian Routes
Public spaces: Green + Hard The Public spaces will enhance the tourism industry in Porto; visitors would have more than 12 large and small public spaces to explore within the project. The right side of the development is dedicated for restaurants and cafĂŠs so that visitors can sit and enjoy the views towards the river in a particular building, this will enhance their experience and would encourage them to spend more time within the cultural hub.
New Section
Section that shows re-developments in the newly developed master plan
3D Explorations
Cultural Hub re-marked on the map of Porto, Portugal
Sustainability and Environmental Strategy The strategy aims to achieve the followings: -
Adapt a more passive environmental design, Better waste management, Improve thermal performance, Increase energy efficiency, Recycle grey-water Use more natural daylight Use renewable energy sources
Details for Strategies: - The development aims to improve the air quality of the area, by lowering the harmful effects of vehicle emissions on air quality and promoting the use of public transport and bicycles. - More trees will be planted along the busy roads for further air quality improvement. - All new buildings will have lower usage of wasteful heating systems that releases nitrogen oxide and carbon dioxide emissions. - Site will be examined for any contamination before building, and all the industrial buildings will have adequate storage and drainage facilities to avoid contamination of the land and the canal. - All residential, industrial and commercial buildings will be provided with sufficient space for waste storage to comply with the relevant regulations. - By using renewable energy throughout the site we will reduce the dependence on fossil fuels and therefore reduce greenhouse emissions, for this to be efficient all new buildings will be designed with this in mind. - Proposed buildings will have grey water recycling and rainwater harvesting systems collected from roof to be used to flush toilets and non-drinking purposes. - All public spaces, car parks and new streets, and cycle lines will have permeable pavements to allow the movement of water through the surface, filter and provide water for street trees and help manage reduce runoff. Conclusion: The project aims to increase density through developing Massarelos District, ‘Re-marking Dom Pedro.’
Cost Appraisal Buildings Exhibition Center Dance Hall Tram Museum Mixed use - Retail Art Gallery Porto Art College F.A.C.T & Filming Gallery Restaurants and Café’s Theatre + River Museum Community Centre New Apartments Refurbished houses Demolitions Total Total Project Cost
Total Floor area m2 8280 5606 14256 2250 4914 7965 6864 2446 13870 1305 10167 16104 2319
Professional Fees Total Contingencies Total
14%
Shot-term finance Total
10%
Sales Fees Advertisment and marketing, say Sale to investors fee Total Cost of Development Return for risk and profit Total Cost on Completion Site value
3%
2% 15%
Cost per m2 / £ 950 1180 1480 980 1700 1500 1270 900 2700 1100 540 200 8
Construction Cost £ 7,866,000.00 £ 6,615,080.00 £ 21,098,880.00 £ 2,205,000.00 £ 8,353,800.00 £ 11,947,500.00 £ 8,717,280.00 £ 2,201,400.00 £ 37,449,000.00 £ 1,435,500.00 £ 5,490,180.00 £ 3,220,800.00 £ 18,552.00 £ 116,618,972.00
Income per m2 200 300 150 200 130 120 180 150 200 100 530 480
£ £ £ £ £ £ £ £ £ £ £ £
Income 1,656,000.00 1,681,800.00 2,138,400.00 450,000.00 638,820.00 955,800.00 1,235,520.00 366,900.00 2,774,000.00 130,500.00 5,388,510.00 7,729,920.00
£ 25,146,170.00
£ 16,326,656.08 £ 132,945,628.08 £ 3,988,368.84 £ 136,933,996.92
£ 13,693,399.69 £ 150,627,396.61
£ 50,000.00 £ 3,012,547.93 £ 153,689,944.55 £ 3,771,925.50 £ 157,461,870.05 £ 166,254,378.53
Yield 5.46% 7.67% 7.00% 10.00% 10.00% 10.00% 8.00% 7.75% 8.00% 8.00% 8.00% 8.00%
£ £ £ £ £ £ £ £ £ £ £ £
Capital value 30,329,670.33 21,926,988.27 30,548,571.43 4,500,000.00 6,388,200.00 9,558,000.00 15,444,000.00 4,734,193.55 34,675,000.00 1,631,250.00 67,356,375.00 96,624,000.00
£ 323,716,248.57