CO-CREAT IN BRUNSWIC
MGS PLA CE LAB
UNIVERS
ITY OF ME
LBOURNE
MELBOUR
NE SCHOO L
URBAN D
AUDREY L E
ESIGN TH
OF DESIG
ESIS 2019
ONORE LO
PEZ
N
Co-Creating Brunswick Studio Urban Design Thesis 2019 Studio Leaders: Katherine Sundermann Clare Easterbrook-Lamb
Audrey Leonore Lopez audreyleonore.lopez@student.unimelb.edu.au #935419
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Co-producing inclusive places for
BRUNS BRUNS WICK WICK URBAN DESIGN THESIS
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Contents Preface 11
Future Developments
60
Issues & Opportunities
64
Introduction Thesis Statement
15
Case Study
Elaboration 16
Case Study Literature 70
Definitions
Case Study Projects 72
18
Case Study Programme
78
Research Concept
Victoria’s Creative Industry
25
Creative industries in Moreland
26
Manifesto
84
Review of Literature
30
Scenarios
86
Theoretical Grounding
32
Current
87
Business-as-usual
88
Commercial 3 Zone
90
C3Z + (0-5 years)
92
C3Z + (10 years+)
93
C3Z + (20 years+)
94
Site Introduction Melbourne Context Map
36
Brunswick — before
38
Brunswick — now
40
Current 50 Use Mix
52
Underutilised Areas
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Brunswick — future?
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Brief 97 Tinning Street Ecology
98
Micro-stories 100 Clients 102 Tinning Street Cooperative
103
Design
Conclusion
Design Process Diagram
106
Conclusion
148
Design Interventions
109
Discussion 151
Precinct Level
110
Acknowledgement 151
Precinct Framework
111
Neighbourhood Level
112
Built Form Level
113
Urban Codes — General
114
Urban Codes — Site Specific
117
Spatial Considerations
120
Design Principles
121
Overall Design Intervention
122
Catalyst Site
124
Commercial 3 Zone Analysis
158
Key Moves
126
Precedent Projects
160
Neighbourhood Masterplan
128
Site Analysis
164
COBU House
134
Testing the Scenario
168
Street Sections
138
Brunswick Intensive
170
Tinning Street Interface
142
References Bibliography 154
Appendices
Streetview 144
URBAN DESIGN THESIS
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Figures Fig.01. Creative Industries in Brunswick (MAIP, 2018)
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Fig.02. Workshop space of Siteworks (Saxon Street, 2019)
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Fig.03. Brunswick & Melbourne Map
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Fig.04. Aerial photo of the North of Albion precinct (State Library of Victoria, 2019)
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Fig.05. A map of the middle portion of the precinct from 1908 (State Library of Victoria, 2019)
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Fig.06. Personality collage of North of Albion precinct as part of the site analysis
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Fig.07. Nightingale Anstey by Breathe Architecture
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Fig.08. 58 Breese Street by Milieu
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Fig.10. ‘A Park Close to Home’ Tinning Street
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Fig.09. Proposed elevated rail to be completed by 2021.
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Fig.11. Tinning at night
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Fig.12. The Silos
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Fig.13. Ilhan Street
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Fig.14. Tinning Street Ecology
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Fig.15. Tinning Street Cooperative
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Fig.16. Uses under the Commercial 3 Zone
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URBAN DESIGN THESIS
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Preface How can urban design address ‘real’ urban inclusivity in response to the desire of Brunswick to keep up with the changing environment and advancing technology? In planning for an creative and manufacturing precinct, how can we ensure new developments does not create physical demonstration of exclusion? What design mechanisms can be used for this not to happen? How can we strengthen involvement of the greater community in the process? In this studio, I explored the themes of ‘future of work’ and ‘frameworks for diversity’ to address the questions above. I challenge the idea of innovation as always something ‘new’. I push for innovation that is driven by spatial inclusion, maintaining the valued attributes of place, building on existing features and developing new ideas out of it. This is my personal agenda for this studio and this thesis is my attempt to do so.
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Introduction
Image by author (2019) 14
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Thesis Statement Catalyst urban design projects to manage industry transition Drawing upon the densification of Brunswick and the issue of use and user displacement, this thesis explores how urban design can address urban inclusivity in both spatial and social aspects, while enabling change in the environment to still take place. Through an array of urban codes and programs, this thesis proposes an urban design framework that foster a well-thought out mixitĂŠ of work places with living and common spaces for the existing and future creative and manufacturing industries. This involves a number of catalyst projects varying from a precinct-level framework dealing with the new zoning tool, temporary urban strategies that activate the neighbourhood to built form tools that integrate existing building stock and uses.
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Elaboration The overarching theme of this thesis explores the different frameworks that generate diversity in response to the future of workplace for the creative and manufacturing industries. The concept of ‘diversity’, in this manner, spans not only the built form but also the uses, programmes and individuals involved in the co-production of inclusive places (work, live and common). In pushing this agenda, it is important to maintain the balance between restricted and flexible developments to avoid the ‘flooding of functions’ (Lehnerer 2009), if successful. Jane Jacobs (1961, 243) refers to this as the “self-destruction
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of diversity” wherein the success of a diversified neighbourhood eventually displaces the original uses and users that are necessary to keep the diversity. (ie. New York’s Soho district, previously an artists’ haven turned to high-end residential neighbourhood) In a rapidly densifying suburbs like Brunswick, often the creative and manufacturing industries are pushed out to peripheries to accommodate more valued residential and commercial uses.
Image by author (2019)
The massive displacement disrupts the ecology created by critical mass of these industries.
•
enables local civic economy by provision of affordable workspaces
As a point of departure, this thesis focuses on urban design’s role in addressing urban inclusivity while allowing change in the built environment to still take place. In keeping what makes Brunswick ‘special’, this thesis hopes for a growth that is more inclusive and appropriate for the creative and manufacturing industries. In doing so, this thesis proposes an urban design framework that facilitates growth across the precinct that:
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maintain the valued attributes of the industrial precinct north of Albion
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strengthen social capital through a community network for businesses and residents
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involve the actors and stakeholders in the process of public space production
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assists in a strategic transition and inclusive integration of creative and manufacturing industries
Lastly, this thesis intends to serve as precedent for addressing transition in creative and manufacturing clusters.
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Definitions diversity (or mixité)
1 : the condition of having or being composed of differing elements : variety especially : the inclusion of different types of people (such as people of different races or cultures) in a group or organization programs intended to promote diversity in schools 2 : an instance of being composed of differing elements or qualities : an instance of being diverse a diversity of opinion (Merriam-Webster Dictionary, 2019)
hardware
the design of buildings and streets. (STIPO, 2013 p. 208)
orgware
the organisation of functions; the daily management of shops, plinths and streets; and the portfolio maintenance of plinths (STIPO, 2013 p. 213)
software
the users, their movement patterns, the experience of the city at eye level and the programme, land use, or zoning. (STIPO, p. 206)
urban codes
Urban design codes are the institutionalized principles governing the formation of public space, including both morphology and forms of expression. Codes control the multiplicity of intersecting desire that are productive forces of the city – desires for height, views, access, privacy, sunlight and so on. (Dovey, 2016 p. 193)
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urban inclusivity
Urban inclusivity demands places that are desirable to all and shareable by all. (Bond, 2011 p. 4)
URBAN DESIGN THESIS
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Sydney Road’s multicultural shops. Image by author (2019) URBAN DESIGN THESIS
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Research
Maker Community’s space in Brunswick. Image by author (2019) 24
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03 — RESEARCH
Victoria’s Creative Industry THE NEW COMMERCIAL 3 ZONE The Commercial 3 Zone is a new planning tool recently developed for Victoria to facilitate innovative and enterprise precincts that foster creative industries, startups and small manufacturers. This new zone is a central component of this studio. Though there are no area yet that have been direct applied with this, a portion of the precinct we’re working on will most likely be rezoned to Commercial 3 zone, which is the area south of Tinning Street. C3Z has the intent to provide affordable floor spaces for these uses and to limit displacement of employment-generating uses, however, the authors of this zone have not delved into the mechanisms to achieve affordable workplaces, how it limits ‘original user’ displacement which are critical to what makes diversity in the first place and the lastly, the quality of the built form and the public space.
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Creative industries in Moreland As part of the Moreland City Council’s initiative to address the increasing demand for accessible and affordable creative industry spaces, a study, the Moreland Arts Infrastructure Plan (2018), of the current arts infrastructure present in the suburb. The report have identified the needs of Moreland’s art community and these are: 1.
Affordable making spaces
2.
Creative spaces that are ‘fit-for-purpose’ (these are spaces for making and spaces for
creative industry spatial needs
displaying) 3.
Financial security
4.
Protection for live music venues
5.
Security of tenure
6.
Independent platforms
7.
Support through regulatory processes
spaces to create
spaces to display
Leanne Hodyl of Hodyl Co presented in our studio the MAIP they produced with the Moreland City Council. Some key points shared in the lecture:
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Small and diverse spaces are key and attractive for new artists
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Concentrations of creative industries are locked in Commercial 1 Zones, thus, vulnerable to residential redevelopment; a strategy to move them to the industrial area is needed
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Clustering of artist studios often take place in aged buildings as they are affordable
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Issue of type of spaces is less compared to the development pressures
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Need for cultural shift on showing the viability of creative and industrial land
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Need for policy measures to secure affordable residences for artists
03 — RESEARCH
Fig.01. Creative Industries in Brunswick (MAIP, 2018) URBAN DESIGN THESIS
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Fig.02. Workshop space of Siteworks (Saxon Street, 2019) URBAN DESIGN THESIS
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Review of Literature
Grand Urban Rules (Lehnerer 2009)
Urban Catalyst: The Power of Temporary Use (Oswalt, Overmeyer et al. 2013)
The book describes and dissects a list of rules that have shaped our cities over time. It provides a comprehensive analysis of how rules can be used to create consistencies and, at the same time, allow a certain degree of variation in the built environment.
The Urban Catalyst broadens the understanding on the complexity of temporary urban strategies and the contradictions at play between formal urban rules and informal urban uses. Through an investigation of the potentiality of temporary use in the European context, it provides good insights on utilising existing built fabric in accommodating new uses that are not pertinent to its original use.
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The Spontaneous City (Urhahn 2011)
Creative Multiplicities: Urban Morphologies of Creative Clustering (Wood and Dovey 2015)
The Spontaneous City elaborates on the necessity for flexibility, participation and spontaneity to facilitate gradual, organic growth of a development. By focusing on the identifying local needs, supervising open-ended catalyst projects, determining shared ambition and investment and focusing on localising and individualising response can spur developments.
The paper explores the morphologies that foster creative clustering in Melbourne and Sydney. It presents a good reference for understanding what ‘mix of mixes’ have prospered in the creative cluster contexts and how these are resulted from the ‘intensive multiplicity’ of the different social, functional and spatial mixes co-functioning together.
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Theoretical Grounding Social Production of Space Henri Lefebvre
Third Place Ray Oldenburg
The social production of space as introduced by Lefebvre is made up of the triad of perceived, conceived and lived spaces. The perceived space (spatial practice) is the everyday understanding of space (routes, buildings, cities, home, office). The conceived (representations of space) is, for example, how planners, architects and designers conceptualise space through maps and drawings. The lived (representational spaces) is a person’s abstract perception of space, for example, how an artist finds a studio in a dilapidated factory building or citizen-led tactical urbanism.
Third Place as defined by Oldenburg is as “the public places on neutral ground where people can gather and interact.” Third places are basically the informal gathering spaces outside home or work. These spaces are publicly shared and provides balance from the privatised way of life. They are not necessarily only physical space (parks, pubs, barbers, cafe, gyms) but can also be the virtual where people can connect. Third places are critical community builders because they are considered as the ‘living rooms’ of the city and without which social segregation and disconnection happens.
The theory gears the thought process of this thesis on how space is socially produced and not simply a top-down approach. In a way, spaces designed should be able to accommodate new uses that are beyond what is defined by the norms of practice but should be open to how the users want appropriate the space. For example, designing spaces for the artists that will allow them to use it for living in a discrete way and without it becoming an issue at governance level.
perceived social production of space
conceived
lived
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home
work
the first place, where one lives
the second place, where one spends most of the time
third place informal gathering places
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Self destruction of Diversity Jane Jacobs
In her influential book, The Death and Life of Great American Cities (1961), Jacobs described the common case scenario in typical American downtowns when “diversified mixture of uses becomes outstandingly popular and successful” that the “ardent competition for space in a locality develops” and “from this process, one or few dominating uses finally emerge triumphant” (1961, p. 243). This is what she defined as the ‘selfdestruction of diversity’ where the users and uses that originally created the diversity in the first place eventually becomes a victim of its success and gets displaced. In planning for a creative and manufacturing precinct, it is critical that in the process of designing, we do not ‘design out’ those original users and uses and instead, integrate them in the process for smoother transition of new developments to old places. This way, we can also achieve diversity not only in the type of users and uses but also the age of buildings.
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Site Introduction
Melbourne Context Map
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BRUNSWICK
MELBOURNE
Fig.03. Brunswick & Melbourne Map URBAN DESIGN THESIS
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Brunswick Since 1800s, industry has flourished in Brunswick. It had the largest quarry of clay and blue stone and was famous for its brick and pottery industries. After the First World, the industry turned to textile and these quarries were turned into parks and reserves. The precinct north of Albion Street was once home of grain and wool stores by Melville & Co, one of the few commercial buildings built of blue stone, and the largest horseshoe nail factory in the southern hemisphere, Penders. The latter, however, closed down due to the rise of automobile in 1926. It was eventually turned into a theatre for a really cheap price before it was demolished in the eighties.
Fig.04. Aerial photo of the North of Albion precinct (State Library of Victoria, 2019) 38
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Fig.05. A map of the middle portion of the precinct from 1908 (State Library of Victoria, 2019) URBAN DESIGN THESIS
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Brunswick
Brunswick in the present is popular for its multicultural shops and live music culture. The suburb is still home to industries which are mostly concentrated on the western side of Sydney Road.
(Left, Top) Fruit shop in Sydney Road, Brunswick Market. (Right) Sydney Road, Melville & Co. commercial building, graffitis in the industrial zone laneways 40
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URBAN DESIGN THESIS
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Fig.06. Personality collage of North of Albion precinct as part of the site analysis URBAN DESIGN THESIS
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75-meter site buffer
North of Albion Precinct
500 x 500 meters
COLEBROOK STREET
The precinct is located on the northern most portion of Brunswick, from the area along Albion Street all the way up to Peveril Street where the tram depot currently is.
TINNING STREET
BRUNSWICK
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03 — SITE INTRODUCTION
SYDNEY ROAD
PEVERIL STREET
TINNING STREET
ALBION STREET
URBAN DESIGN THESIS
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North of Albion precinct. Panorama image by author (2019)
URBAN DESIGN THESIS
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75-meter site buffer
Existing Conditions — Flow
500 x 500 meters
COLEBROOK STREET
The two major traffic flows in the precinct are Sydney road running north to south, where most of the commercial and retail uses are concentrated, and Albion street, running east to west. The Upfield train line and bike path divides through the industrial area.
UPFIELD TRAIN L
UPFIELD BIKE
Upfield Train Line & Bike Path
TINNING STREET
Albion Street
Peveril Street
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NIGHTINGALE 1.0
03 — SITE INTRODUCTION
PEVERIL STREET TRAM DEPOT
#19 TRAM
SYDNEY ROAD
LINE
E PATH
TINNING STREET
DON BOSCO YOUTH CENTRE
504 BUS
ALBION STREET
BRUNSWICK MARKET
URBAN DESIGN THESIS
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TRAIN LINE
MAJOR TRAFFIC ZONE
Existing Conditions — Current
MAJOR TRAFFIC ZONE
There are relatively few civic and community spaces which is composed of the tram depot, the Brunswick neighbourhood house and the Don Bosco Youth Centre.
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Warr Park and the Brunswick Neighbourhood House
Don Bosco Youth Centre URBAN DESIGN THESIS
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Existing Conditions — Use Mix
North of Albion is primarily an industrial and commercial precinct with a number of residential uses on its eastern and western edges.
Residential Office & Industry Commercial & Retail Civic & Community
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SCALE 1:6000 On A5
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URBAN DESIGN THESIS
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Existing Conditions — Underutilised Areas
Within the precinct there is a considerable amount of underutilised areas and buildings. These underutilised spaces are not limited to open spaces or reserves but also to currently vacant retail spaces.
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vacant shops underutilised land
03 — SITE INTRODUCTION
URBAN DESIGN THESIS
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URBAN DESIGN THESIS
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Brunswick
What’s the future of Brunswick will be like? Dominated by residential developments but with not enough places to employ the people?
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03 — SITE INTRODUCTION
What about the people who have found home in Brunswick for their creative pursuit? What will happen to the spaces tucked behind graffiti-filled roll-up doors and walls?
URBAN DESIGN THESIS
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Future Developments
DNEY
843-851 SY 8F, 51D
DNEY
808-818 SY 7F, 91D
EY 800 SYDN 6F, 50D 213 MITCHELL 4F, 8D
EY 756 SYDN D 6F, 59
DNEY 762-772 SY 7F, 61D
EY
724 SYDN 5F, 8D
LBION
N 216 ALBIO9D 6-7F, 25&2
CE 8 FLOREN D 5F, 24
212-214 A 6-8F, 66D 58 BREEZE 7F, 67D
N
202 ALBIO 5F, 16D
CE 6 FLOREN 6F, 20D NCE 7-9 FLORE 5F, 24D 34 BREEZE 6F, 18D built apartments proposed residential developments park close to home
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Fig.07. Nightingale Anstey by Breathe Architecture URBAN DESIGN THESIS
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Fig.08. 58 Breese Street by Milieu 62
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Fig.10. ‘A Park Close to Home’ Tinning Street
Fig.09. Proposed elevated rail to be completed by 2021. URBAN DESIGN THESIS
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Issues & Opportunities 1
RESIDENTIAL DISPLACING INDUSTRIAL
From the south of the precinct, there is a growing pressure from the residential apartments that are slowly creeping up towards the precinct. Some of these are good projects like Nightingale, however, the intensity of the residential use which is found more valuable for land will most likely displace existing creative and manufacturing industries.
2
LACK OF PUBLIC SPACES & SOFT SPACES
There is a lack of greenery and public spaces in the precinct with only the Warr Park on the east (left) and these bunch of eucalyptus trees (right) bookending Tinning Street on the west.
3
UNDERUTILISED INDUSTRIAL STOCK
Majority of the industrial buildings in the precinct and the tram depot take up a large area. These areas are considerably underutilised and inactive most times of the day. Yet, these kinds of places also host the creative and manufacturing industries that we want to keep. There’s a great opportunity to utilise these spaces without having to displace their uses.
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Fig.11. Tinning at night URBAN DESIGN THESIS
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Fig.12. The Silos A market-driven effect of the small urban intervention of repainting The Silos with the graffiti of Jacinta Ardern as a sign of hope, the adjacent industrial building is now speculated to price $5 million from 1.4 million in 2014 once it goes to the market. 66
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03 — SITE INTRODUCTION
Fig.13. Ilhan Street Industrial atmospheres such as this, no matter how unpleasing, has been home to at least three creative industries that have established their business for more than a decade now. URBAN DESIGN THESIS
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Case Study
Case Study Literature
LLDC EMPLOYMENT SPACE STUDY
LLDC Employment Space Study AECOM & We Made That This document provides a good case study for understanding the different types of spaces and features for future workspaces. Similar to Brunswick, the study area of this document is also facing the same issue of industrial land being replaced for residential use. Thus, aside from providing comprehensive analysis of existing employment spaces and exploring new ones, this 2A document W O R Kprovides S P A C E recommendations T Y P E S A N D on how to mix with as K E Yresidential C H A R A Cuses T E Rwith I S Tconsideration ICS well to amenity.
Using the Part 1 evidence review in combination with on-site observational research, the following set of employment space typologies has been developed. These typologies have been used to structure guidance in relation to the identification and provision of existing and new places of work. Employment Space Typologies 1. Small office type space 1.1 Small office space 2. Large office type space 2.1 Standard large office 2.2 Managed workspace 2.3 Incubator/accelerator/ co-working space 2.4 Bespoke Premises 3. Studio type space 3.1 Small creative studio 3.2 Large creative studio 4. Small industrial/warehouse type space 4.1 Small industrial space 4.2 Maker space 5. Large industrial/warehouse type space 5.1 Large industrial space 5.2 Wholesale / storage space 6. Yard type space 6.1 Business yard
Employment Space Typologies (AECOM & We Made That, 2019)
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03 —2CASE STUDY
Key: Standard Small Office Space Provision
6
4
1. 2. 3. 4. 5. 6. 7. 8.
5
7 2.9-4.4m 3
1
Less than 500m 2 floor area Unit-specific entrance Desk-based working Storage Daylighting Passive ventilation where possible Likely electric heating Street facing fenestration and privacy screening
175mm 8
LLDC Employment Space Study 12
2 9
3 6
2 3.5m min. prefered
12
5
9
3
rd Small Office Space Provision
s than 500m 2 floor area 4 t-specific entrance 1 k-based working rage lighting sive ventilation where possible 4 ely electric heating eet facing fenestration and privacy screening
2
3 6
3.5m min. prefered
12
4
5 2
9
3
3 6
4
1
12
2
9
1
3 6
mployment Space Study
p 30 1
3
12 9
3 6
3
Key: Small Creative Studio Provision
Key: Large Creative Studio Provision
1. 11-32m 2 floor area 1. 32-500m 2 floor area 2. Windows reflect height of space to maximise 2. Windows reflect height of space to maximise lighting lighting Key: Key: 2 3. Heating through wet Studio systemProvision or space heaters 3. FloorLarge loading between 3.5-5kN/m Small Creative Creative Studio Provision 4. Potential for sub-metered servicing 4. Slidable/non-loadbearing division walls to 2 5. Safe 1. or locking enable 11-32mdoor floor area 1. subdivision 32-500m 2 floor area 2. Windows reflect height of space to maximise 2. Windows reflect height of space to maximise Note: Long-narrow Note: Larger lighting studios likely to be sub-divided into lightingspaces maximising useable wall 2 space are3.desirable. clean and3.‘messy’ Flexibility3.5-5kN/m for specific Heating through wet system or space heaters Floor spaces. loading between sub-division is essential. 4. Potential for sub-metered servicing 4. Slidable/non-loadbearing division walls to 5. Safe or locking door enable subdivision Note: Long-narrow spaces maximising useable wall LLDC Employment Space Study space are desirable.
LLDC Employment Space Study
Note: Larger studios likely to be sub-divided into 56 clean and ‘messy’ spaces. Flexibility forpspecific Image by Müller Sigrist Architekten (2019) sub-division is essential.
p 56
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Case Study Projects
(Dijk, 2010)
Binckhorst The Hague, Netherlands Urhahn Urban Design Binckhorst is a creative precinct that spontaneously developed on industrial land made possible by flexible urban design frameworks that supervise various catalysts projects working at different scale, frequencies and results. It takes into consideration the importance of networks for the users and the type of spaces provided within the precinct. (Dijk, 2010)
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Image by Müller Sigrist Architekten (2019)
Kalkbreite Zurich, Switzerland Müller Sigrist Architekten Kalkbreite is a successful example of mixed use at a building scale within an urban context. This hybrid cooperative housing incorporates living, community, work and public transport uses in one compact volume and provides various configurations for the living and working spaces.
Image by Müller Sigrist Architekten (2019)
URBAN DESIGN THESIS
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NŒRD Zurich, Switzerland Müller Sigrist Architekten The project touches upon at least two of the themes of the studio, namely: Future of Work and Form Follows Finance. With the limited availability of land to develop and cost for development, the project’s proponents are able to achieve this through sustainable design and costeffective construction materials. The anticipation also for change of use over time is reflected with the flexible form and spatial planning within the structure. With Nœrd as a precedent, it is pragmatically possible to accommodate industrial and commercial uses within a compact structure and in an urban context like Brunswick.
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Project type:
Building
Use mix:
Commercial, Industrial, Public Space
GFA (m²):
18,907 m²
Plot ratio:
1:2
Stakeholders
Beat Rothen Architektur, Müller Illien, Real Estate Investment Foundation Turidomus, Senn BPM, Wüest & Partner, Freitag Lab, & Aroma
03 — CASE STUDY
Left-Clockwise: Internalised factory of Freitag, exterior facade of balconies as outdoor space & weather protection and NŒRD canteen and rooftop garden
Ground Floor Mezzanine 0
5
10
20
1:2000 m @ A5
Roof Garden 0
5
10
20
1:2000 m @ A5
WORK VISIT OPEN SPACE
URBAN DESIGN THESIS
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Blackhorse Workshop Walthamstow, London, UK Assemble Studio Project type:
Building, Yard space
Use mix:
Industrial
GFA (m²):
1,300 m² (Approx.)
Plot ratio:
1:1
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03 — CASE STUDY
Left-Clockwise: Axonometric diagram of uses, yard space and interior
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Case Study Programme
Image by Waarmaker (2018)
Wisselwinkel Amsterdam, Netherlands MOS Collectief, Waarmakers, Mama Louise
Image by Waarmaker (2018)
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Wisselwinkel (or ‘shift shop’) incubates small business of local residents for a fixed 6-month period and each business is assisted in the marketing, financing and finding permanent shop in the neighbourhood. The concept behind Wisselwinkel is a smart way of utilising existing building stock and encouraging local entrepreneurship.
03 — CASE STUDY
Image by Station F (2019)
Station F Paris, France
Image by Station F (2018)
Station F is a business incubator that provides two start-up programs: ‘founder’ and ‘fighter’ programs to aspiring entrepreneurs. The latter, the ‘fighter’ program, gives opportunity to underprivileged individuals, immigrants and refugees who have great ideas but without resources. It is a good precedent on how diversity and inclusion can be incorporated in the creative workplace.
URBAN DESIGN THESIS
79
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03 — CASE STUDY
Image by author (2019) URBAN DESIGN THESIS
81
Concept
Manifesto How can we create inclusive places and limit displacement for the creative and manufacturing clusters like Tinning Street? In the following pages, this thesis’ focus on urban design’s roles in addressing urban inclusivity while allowing change in the built environment to still take place, takes the form of scenarios, strategies, frameworks, urban codes, programmes and masterplan. As part of the testing of these frameworks, catalyst projects are identified at precinct and neighbourhood scale. These projects vary in form
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(framework, masterplan, interface), governance (citizen-led, developer-led and governmentled) and programmes (spatial and functional) incorporated within. The urban codes are tested throughout the catalyst site in Tinning Street to create the diversity in built form and uses but with openended results. Programmes are identified for the ‘software’ and ‘orgware’ necessary to initiate
04 — CONCEPT
Image by author (2019)
mixed of functions and co-production. Spatial typologies are also drawn out to show the specific type of spaces that creative industries need, some derived from the precedent literature and others are from site visit and current spaces in the neighbourhood.
URBAN DESIGN THESIS
85
Scenarios As part of the design process, different scenarios were imagined for the future of Tinning Street where there is a critical mass of creative and industrial uses at the moment. These scenarios are business-as-usual, commercial 3 zone and commercial 3 zone+.
C3Z+ is the proposed vision relating to this thesis and is incrementally described to show the transition of creative and manufacturing industries over a period of 20 years.
Business-as-usual
Current
Commercial 3 Zone
C3Z+ (0-5 years)
Commercial 3 Zone +
C3Z+ (10 years)
C3Z+ (20 years)
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04 — CONCEPT
Current
work place
living place
Currently, the neighbourhood of Tinning Street is cluster of industrial buildings home to both creative and manufacturing industries. There’s no strategic vision yet for the neighbourhood, however, the blocks south of Tinning bounded by Albion Street is already eyed as test site for the new Commercial 3 Zone.
URBAN DESIGN THESIS
87
Business-as-usual
work place
living place
In a Business-as-usual scenario, typical ‘mixed use’ with mostly just means residential top and with a vacant retail space at the ground level happens. It’s generally developer-driven development with profit-only mindset, thus, residential dwellings are often not affordable. Current creative and industry use are further pushed out.
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04 — CONCEPT
URBAN DESIGN THESIS
89
Commercial 3 Zone
existing work
work place
existing living
The new zone enables diverse uses from creative and manufacturing industries and allows employment generating uses to stay. However, no part of the new zoning will produce affordable workplaces in perpetuity. These may result to a gentrification-led displacement of original users. In this scenario, it portrays how Tinning street may become a high-end, mixed-use precinct with
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living place
common place
public space
its organic markets, artisan bakery, hipster cafes and co-living spaces which is not necessarily negative but is most likely not affordable compared to before, displaced previous users for high-rent and created a sense of exclusion.
04 — CONCEPT
URBAN DESIGN THESIS
91
C3Z + (0-5 years)
80%
current users retained
existing work
work place
existing living
ȿȿ The southern area of Tinning Street is rezoned to Commercial 3 Zone. ȿȿ The proposed building-to-street guideline is set up which provides the required built setback along Tinning Street. Reclamation and transformation works on the setback areas and street into public and shared spaces begin. ȿȿ The newly setup Tinning Street Cooperative buys up the old factory with the silo through
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living place
common place
public space
the financial and governance support of Molonglo Group and Moreland City Council, respectively, before it goes on sale to the market with a rocketing price. A community and business hub (COBU House) is established in the building which will be the new home of the creative industries especially the ones displaced by recent developments. ȿȿ A new live-work model of Nightingale is being built in the rezoned area south of Tinning.
04 — CONCEPT
C3Z + (10 years+)
50%
current users retained
existing work
work place
existing living
ȿȿ The social enterprise leases half of its property for expansion of new workplaces and creative facilities for long-term use. It’s manufacturing arm transfers its operation on the expanded facility that incorporates internal factory space sleeved by workplace uses. (See Street Sections)
living place
common place
60%
existing built fabric kept
public space
mobility stations. ȿȿ Other new mixed developments begin: the media school with student housing and cowork building with internalised factory on the corner of Cozens & Tinning Streets.
ȿȿ The new elevated rail frees up space for public temporary uses like community gardens or
URBAN DESIGN THESIS
93
C3Z + (20 years+)
20%
current users retained
existing work
work place
existing living
ȿȿ Innovation embraces the retention of existing users/uses and maintenance of the built fabric while allowing newer ones to still come in. As time passed by, new businesses and creative individuals set their new homes in Tinning Street while others moved out due to expansion. Nevertheless, a similar ecosystem of creative and manufacturing industries is fostered in the neighbourhood.
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living place
common place
30%
existing built fabric kept
public space
ȿȿ The Tinning Street Cooperative and social enterprises in the neighbourhood are able to maintain the affordable workplaces through the financial model that MCC have helped set up. ȿȿ Living spaces remain affordable with the livework model introduced by Assemble. Artists continue to occupy their studios for living but now, legally, with the amended definition of
04 — CONCEPT
‘caretaker’ in the Planning Schemes to include ‘artist in residence’. ȿȿ New developments reflect the vision for affordable work and living spaces in the neighbourhood with building groups, coworking spaces, and small-scale innovations such as houses with granny flats that are turned to workplace and yard space.
hybrid of public space and shared work spaces as activities from the inside spill-out to the street. The public space is maintained to a Tinning Street Trust Fund that all developments abutting Tinning contribute to.
ȿȿ Tinning Street becomes a full-functioning
URBAN DESIGN THESIS
95
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04 — CONCEPT
Brief To be able to support this proposed C3Z+ scenario, there are percentage targets for the mix of uses that guides through the project’s development. Clients are also identified based on the Micro-stories workshops we’ve conducted.
45%
50%
45%
40%
workplace
workplace
living
living
5%
community
5%
community
-
public space
10%
public space
Prior to setting the proposed targets of this project, the percentages of uses given for the precinct were 50% living, 45% workplace and 5% community. This thesis, on the other hand, deviates from this by focusing more in employment and community uses. Furthermore, public space is not mentioned in any part of the new zoning tool, thus, the addition for public space percentage is added.
URBAN DESIGN THESIS
97
Tinning Street Ecology
Youthworx
Pea Green Boat Studios
Tinning Street Presents
33 Tinning Jack the Bear
Ha
Photography Studio Brunswick
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JD Maker Community
04 — CONCEPT
Katherine Creative Opportunities Brunswick Philip CGT Australia Ben Three Phase Rehearsal Studio
arry & Larry
Neon Parc Gallery
Fig.14. Tinning Street Ecology URBAN DESIGN THESIS
99
Micro-stories During the Brunswick intensive workshop, our site group conducted on-site interviews with local businesses in our precinct where we had the wonderful opportunity to get to know the people making up the ecology of Tinning. We
talked to business owners and managers to know about the type of work they do, their space, their relationship with other businesses and what it’s like working in Brunswick. The following is a summary of those interviews:
Ben Hovey Three Phase Rehearsal Studio Ben’s studio business has been in Brunswick since 2011. He started his studio out of demand for spaces like these which are not just used for band rehearsals, but also for theatre practices,
filming and green screens. The building where Three Phase sits used to be a printer business. He’s confident of his tenure as his lease is until 2040.
Melbourne-based suppliers. The business is less likely to be pushed out because they own their space. The biggest challenge however is survival as
they previously have a big space and have scaled down since.
Philip CGT Australia Philip runs the family business, CGT, which is a garment manufacturing company. They are well connected to Brunswickbased designers and wider
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05 — DESIGN
JD Hoffman Maker Community Inc. JD along with other colleague setup the makerspace in February 2019. The space is used for different activities like mechanics, robotics, new startups, laser cutting, 3D printing.
As a not-for-profit group, he finds the learning and sharing opportunity as key strength of the community. Rent is a big concern with the group.
They will be moving out in 2.5 years to give way to a new development proposed by Nightingale. The latter provided them subsidised rent in the interim.
disabled people and help them upskill. As a sustainable business, they use recycled wood and timber to make furniture. The business has been in Tinning Street for the past
12 years and tenure is secured since Salvation Army owns the property. Expansion in the future is most likely.
Katherine Creative Opportunities Katherine manages the sustainable social enterprise, Creative Opportunities Brunswick, a furniture manufacturing and assembly factory. The business employs
URBAN DESIGN THESIS
101
Clients Together with Moreland City Council through its Arts Infrastructure Officer, Ed Service, the Tinning Street Cooperative is established by the residents of Tinning Street. This project is championed by the existing creative and industry residents of Tinning such as Maker Community Inc. which is one of the groups that will be displaced by new developments that comes along with the C3Z rezoning. The cooperative supports Tinning Street residents in-situ integration in collaboration with ethical developers like Molonglo Group, focused on retaining existing businesses on new developments, and Assemble, for the live-work housing model.
Quick win projects (such as setting up the cooperative and buying up the factory and silo) is financed through some groups. Local council and social investment groups are tapped into for subsidies and business support programs that help small entrepreneurs start up their businesses. The project also engages not only the current residents but also the temporary ones or those who come to visit the precinct to access the facilities and businesses in the neighbourhood.
Who will be the `Champions` ? MOLONGLO | (Group) TINNING STREET COOPERATIVE
MAKER COMMUNITY INC.
MOLONGLO GROUP
ASSEMBLE
LAUNCH VIC
MAKE VENTURES
Who will finance? How?
Finance doesn’t have to be just $$
ARTS INVESTEMENT GRANT PROGRAM
CONVERGER MORELAND
Who will we work with and benefit from it?
RESIDENTS
TEMPORARY RESIDENTS
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04 — CONCEPT
Fig.15. Tinning Street Cooperative
Tinning Street Cooperative The Tinning Street Cooperative’s role in the project involves (1) purchasing the factory and silo to set up a community-business hub, (2) providing support through affordable spaces and finance, (3) connecting residents to local sources and (4) maintaining the Tinning Street’s ecology and public space.
URBAN DESIGN THESIS 103
Design
Design Process Diagram research site visits case studies
business as usual
scenarios
commercial 3 zone
framework
development guidelines
precinct codes
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s
specific placeplace specific
backgrouund vision strategies tools design
testing testing
tools
development development brief brief
strategies
vision
backgrouund
spatial typologies spatial typologies
masterplan masterplan
tools
programs programs
design
commercial commercial 3 zone3 +zone +
tools
s
04 — CONCEPT
urbanurban codescodes
URBAN DESIGN THESIS 107
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05 — DESIGN
Design Interventions In response to the brief and issues at hand, three levels of design interventions have been identified.
%
% Precinct Level
Neighbourhood Level
Built Form Level
URBAN DESIGN THESIS 109
Precinct Level
%
%
At Precinct level, a development framework is created for the proper distribution of C3Z if applied to certain areas. This is supported by urban codes that facilitate the development of buildings and public spaces.
STRATEGIES
C3Z DEVELOPMENT FRAMEWORK
In the framework plan, specific areas are identified ideal for 35% and 50% residential uses, equivalent affordable housing percentages, and retention zones. This is also in line with the existing Moreland Industrial Land Strategies which identifies majority of the area highlighted as Core Industrial and Employment Use (2015)with the southern portion of Tinning as Transitional Employment Use where residential can start to be introduced.
110
URBAN CODES
There are identified retention zones which are necessary to accommodate employment and even creative uses such as live music venues that need to be at a certain distance from some housing developments. These kinds of spaces are found to be endangered with the increase of residential uses in proximity according to the recent Moreland Arts Infrastructure Plan (2018).
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05 — DESIGN
Precinct Framework
FOR RETENTION
LIVING @ 30-35%, WITH AFFORDABLE @ 15%
LIVING @ 40-50%, WITH AFFORDABLE @ 20%
CATALYST SITE
URBAN DESIGN THESIS
111
Neighbourhood Level At Neighbourhood Level, citizen-led strategies are identified by allowing identified vacant spaces or underutilised land to accommodate temporary shops for small businesses on a cycle or promote ‘Third Place Uses’ on a network of buildings and businesses. The catalyst site for testing the frameworks is also identified. STRATEGIES
MOBILE INCUBATOR HUB
Mobile Incubator Hubs are set up on vacant retail spaces in the precinct for a short period of time. The strategy’s goal us to reduce/avoid the negative impact of vacancy on street life and neighbourhood’s amenity. Even if rented at minimal price (subsidised through council
THIRD PLACES NETWORK
and the cooperative), the space is made productive in transition and attractive for any future tenants. Inspired by the Wisselwinkel, the Mobile Incubator Hub incubates for a cycle of 6 months small local resident businesses and also, helps them set up their business structure.
Temporary cinema/gig space
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Third Places are network of informal gathering spaces such as attaching a coffee shop on a unused garage space of bicycle shop as a way to utilise different spaces temporally.
Temporary cafe at a studio
05 — DESIGN
Built Form Level At Built Form Level, a public space framework is set for Tinning Street coupled with the establishment of the cooperative-led community and business hub. This is supported by placespecific codes facilitating the building-to-street design principles.
STRATEGIES
PUBLIC SPACE FRAMEWORK
COOPERATIVE-LED COMMUNITY AND BUSINESS HUB
SITE-SPECIFIC URBAN CODES
COBU House Coop-led community & business hub
Public Space Framework Urban Codes - Site Specific applies
URBAN DESIGN THESIS
113
Urban Codes — General A1
15%-20% affordable living & workspaces
A2
Retention Use Zone RETENTION USE
TRANSITION USE
New developments in Commercial 3 Zone providing 50% dwellings should allocate 20% for affordable dwellings. Similarly, developments with 35% dwellings should allocate 15% for affordable dwellings.
A3
MIXED USE
A development on a Retention Use Zone should only provide workspace uses. No dwellings are allowed to be built, except for a care-takers accommodation, to keep the required amenity for uses such as live music venues and light industrial uses.
Temporary Incubator Hubs on Vacant Spaces Retail spaces vacant for a period of 1-3 months upon building completion or between occupancy should be made available for setting up a temporary business incubator hub for a period no shorter than half of is vacancy period.
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05 — DESIGN
A4
Street wall rhythm Maintain street wall heights and grain to reinforce the street character of the industrial areas in the precinct
STREET WALL IN HEIGHT VARY FROM (4.5-8.5M) AND IN GRAIN
A5
Building setback and separation for visual and acoustic privacy
6M
6M
HR
HR
3M
Observe a setback of 6 meters from property line for habitable spaces and 3 meters if nonhabitable to increase acoustic privacy in mixed use developments of C3Z. Setback increases to 9 meters (for habitable spaces) and 4.5 (for non-habitable spaces) for storeys above 4 storeys. This also applies to building separation in consolidated lots.
6M
N-HR
HR NHR
NHR
4.5 M
3M
9M
6M
HR
HR
4 STOREYS
BUILDING SEPARATION
URBAN DESIGN THESIS
115
Urban Codes — General A6
Treat interface to allow informal appropriation over time
ROLL-UP DOORS CONVERTIBLE TO VIEWING WINDOW
A7
Provide active uses on main streets to increase street activity and surveillance
MAKERSPACE ACTIVITY SPILLING OUT TO THE STREET
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Building interfaces of industrial buildings should be able to accommodate private and public (to a certain legal extent) appropriation over time through openings and blank walls.
BLANK WALLS FOR GRAFFITI OR ARTWORKS
05 — DESIGN
Urban Codes — Site Specific B1
Breaking down large parcels for diversity of grain
B2
Reclaiming public space through building setback retention
+FAR
M+
25 M+
25
60
60
M+
M+
URBAN DESIGN THESIS
117
B3
Increase in FAR from 1:3 to 1:3.5 FAR for built line retention
+FAR
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B4
Increase in FAR from 1:3 to 1:4 for in-situ retention of existing business
+FAR
05 — DESIGN
B5
Increase in FAR from 1:3 to 1:3.5 FAR for in-block retention
B6
Pedestrian priority on major interfaces by diverting driveway access to side or rear
In-block retention can be achieved through development contribution benefitting the Tinning Street Cooperative for building the COBU House (only early stage) or consolidation/acquisition of land and building for transfer
B6
Increase in FAR from 1:3 to 1:4 FAR for meeting affordable housing requirements
As part of the strategy to provide affordable dwellings in the precinct, new developments can have an increase in FAR if the percentage requirements (depending on overlay of 35% or 50%) of affordable dwellings have been achieved
URBAN DESIGN THESIS
119
Spatial Considerations SLEEVED FACTORY SPACE
SERVICE COURTYARDS
FACTORY
DOUBLE HEIGHT
OFFICE
Internalise factory spaces with double height sleeved with soft uses such as offices for compact spatial planning and sleeving with other uses reduces noise impact to the outside
Introducing service courtyards to reduce negative impact of logistic activities on the streets SERVICE LANES
YARD SPACE MANUFACTURING/ MAKERS SPACE
10
YARD SPACE
M
Service lanes for art galleries and exhibition spaces. NATURAL LIGHT
Yard spaces are for extending out creative or industrial activities to the street and improve street vibrancy of industrial precincts. Used by makerspaces, manufacturing or stage set people.
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05 — DESIGN
Design Principles MIXED USE AT MULTIPLE SCALES Achieve ‘real’ mixed use at different scales of the urban structure: at neighbourhood, block and building levels. MIX @ BUILDING LEVEL
MIX @ BLOCK LEVEL
MIX @ NEIGHBOURHOOD LEVEL
GROUND TO UPPER LEVEL ACTIVITY INTENSITY
FLOOR HEIGHTS ADAPTABLE OVER TIME
3.0 M LIVING
3.5 M WORKING 5 M INDUSTRY
Ensure first two-storeys accommodate only employment-generating uses or community uses for constant intensity of activities contributing to the street level vibrancy
LIVING
LIVING
LIVING
COHOUSING
OFFICE
COWORK
OFFICE MANUFACTURING
LIBRARY MAKERSPACE
Ideal floor height for each type of use allows flexibility of building to be adapted to uses with similar requirements over time
URBAN DESIGN THESIS
121
Overall Design Intervention
CATALYST SITE COBU House Coop-led community & business hub
Public Space Framework
Urban Codes - Site Specific applies
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05 — DESIGN
Mobile Incubator Hub Temporary shop for small businesses on vacant shops
Third Place Network Spaces for temporary use and interaction
Urban Codes - General applies
URBAN DESIGN THESIS 123
COLERBOOK
Catalyst Site
ILHAN LANE
TINNING
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SYDNEY ROAD
05 — DESIGN
COZEN STREET
STREET
URBAN DESIGN THESIS 125
Key Moves
0_existing block analysis
3a_open space
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1_increase p
3b_diversity o
permeability
of public spaces
05 — DESIGN
2_build line
4_active edges
URBAN DESIGN THESIS 127
SMALL STUDIO
THEATRE REHEARSAL STUDIOS
Neighbourhood Masterplan
SMALL STUDIO
LOADING SPACE
FACTORY OFFICE
SMALL STUDIO COOPERATIVE WORKSHOP/OFFICE
SMALL STUDIO
VERTICAL STORAGE
SPIRAL GALLERY
MAKER COMMUNITY
FACTORY HALL
SHARED KITCHEN
MOBILE INCUBATOR HUB
EUCALYPTUS POCKET PARK
WORK SPACE
LOADING SPACE
HOME-THREE CAFE
WORK SPACE
OP
LOADING SPACE
SALVATION ARMY OFFICE
SHARED MOBILITY STATION
COOP MARKET
CULINARY SCHOOL LOBBY CAFE
TINNING STREET GALLERY
BAKERY
YOUTHWORX
COFFEE SHOP
POP-UP STORE STORE
BIKE REPAIR & SHOP
WORKSHOP SPACE
POP-UP STORE
MUSIC ROOM/ WORKSHOP
APARTMENT LOBBY
CO-HOUSING
SHARED MOBILITY STATION
WORKSHOP SPACE
HOME-OFFICES
COMMUNITY THEATRE
1:1000@ A4 0 10
25
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50 M
S
05 — DESIGN
COURTYARD CGT AUSTRALIA FACTORY SPACE
CREATIVE OPPORTUNITIES BRUNSWICK OFFICE
FURNITURE FACTORY
CREATIVE PPORTUNITIES DISPLAY SHOWROOM
MAKER SPACE
REHEARSAL STUDIOS (11 SPACES)
SHOP THREE PHASE OFFICE/ STORAGE
LOADING SPACE
OFFICE
CO-WORK SPACE
OFFICE
CAFE SHOP
SHOP
EXISTING WORKPLACE EXISTING LIVING WORKPLACE POP-UP SHOP
LIVING
CO-HOUSING LOBBY RESTAURANT
COMMUNITY
ARTS SUPPLIES SHOP CO-WORK SPACE
THEATRE/DANCE REHEARSAL SPACES
ARTIST STUDIOS (SMALL)
COOKING TRAINING CENTRE
PUBLIC SPACE
YOUTH SCHOOL
NEON PARC GALLERY
YARDSPACES
STAGE SET HALL/ THEATRE
ARTIST STUDIOS (MEDIUM)
DINING WORKSHOP/ STORAGE
STUDENT HOUSING
TRADING EVENT SPACES POCKET PARKS/GARDENS COMMUNITY/SERVICE TEMPORARY USES BREAKOUT SPACES
BUILDING SETBACK PEDESTRIAN ENTRY SERVICE ENTRY URBAN DESIGN THESIS 129
SMALL STUDIO
THEATRE REHEARSAL STUDIOS
Neighbourhood Masterplan
SMALL STUDIO SMALL STUDIO
b
FACTORY HALL
LOADING SPACE
po ra ry
pa ce
MAKER COMMUNITY
CREATIVE OPPORTUNIT BRUNSWICK OFFICE
WORK SPACE
ou td oo re ve tr nt ad e sp ac ca e fe se at in g
ed i
SPIRAL GALLERY
SMALL STUDIO
ya rd s
VERTICAL STORAGE
bl
e
ga rd en ar bo re tr um
COOPERATIVE WORKSHOP/OFFICE
SHARED KITCHEN
MOBILE INCUBATOR HUB
te m
PUBLIC SPACE FRAMEWORK
EUCALYPTUS POCKET PARK
LOADING SPACE
FACTORY OFFICE
WORK SPACE
HOME-THREE CAFE
LOADING SPACE
SALVATION ARMY OFFICE
CREATIVE OPPORTUNITIES DISPLAY SHOWROOM
SHARED MOBILITY STATION
COOP MARKET
CULINARY SCHOOL LOBBY CAFE
TINNING STREET GALLERY
ARTS S S
BAKERY
COFFEE SHOP
MUSIC ROOM/ WORKSHOP
g se at in
is
uc pr od
td o ou
POP-UP STORE
THEATRE REHEA SPA
ca fe
td
di
WORKSHOP SPACE
or
or td o
pl
ng ni
ni di
ts
POP-UP STORE STORE
ou
BIKE REPAIR & SHOP
ay
BAKERY
ng
ce pa
ke t ar
br ea ko u
m ob ili
ty
st re et m
st at io
n
YOUTHWORX
APARTMENT LOBBY
Preferred Public Space Typologies (North Tinning)
CO-HOUSING
SHARED MOBILITY STATION
WORKSHOP SPACE
HOME-OFFICES
COMMUNITY THEATRE
Everyday Coffee, Collingwood
1:1000@ A4 0 10
Pigalle Duperré, Paris
25
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50 M
Fosnavag Temporary Square, Norway
STAGE SET H THEATR
05 — DESIGN
COURTYARD CGT AUSTRALIA FACTORY SPACE
ga rd en ou td oo rt he te at m re po ra ry ca ou fe td oo rg ig sp ac e tr ad e sp ac e m ob ile ga rd br en ea ko ut sp ac m e ob ili ty st at io n OFFICE
le
la y sp
REHEARSAL STUDIOS (11 SPACES)
m ob i
pa ce /d i
FURNITURE FACTORY
ya rd s
ba ll c ou r
t
E TIES K
MAKER SPACE
SHOP
CO-WORK SPACE
OFFICE
THREE PHASE OFFICE/ STORAGE
LOADING SPACE
CAFE SHOP
SHOP
POP-UP SHOP
CO-HOUSING LOBBY
EXISTING WORKPLACE
RESTAURANT
SUPPLIES SHOP
HALL/ RE
al
WORKPLACE LIVING
so
cc er
ac e
e
sp
ar
tr ad
ke tp
NEON PARC GALLERY
YOUTH SCHOOL
lc ou
rt
EXISTING LIVING
/b
COOKING TRAINING CENTRE
k
ARTIST STUDIOS (SMALL)
po c
E/DANCE ARSAL ACES
CO-WORK SPACE
COMMUNITY ARTIST STUDIOS (MEDIUM)
Preferred Public SpaceWORKSHOP/ Typologies (South Tinning) STUDENT STORAGE
PUBLIC SPACE
HOUSING
YARDSPACES DINING TRADING EVENT SPACES Paley Park, New York
Pallis Park, Stockholm
POCKET PARKS/GARDENS COMMUNITY/SERVICE TEMPORARY USES BREAKOUT SPACES URBAN DESIGN THESIS
BUILDING SETBACK
131
SMALL STUDIO
THEATRE REHEARSAL STUDIOS
Neighbourhood Masterplan
SMALL STUDIO SMALL STUDIO
USE-MIX FRAMEWORK
COOPERATIVE WORKSHOP/OFFICE
SMALL STUDIO
SPIRAL GALLERY
WORK SPACE FACTORY HALL
LOADING SPACE
VERTICAL STORAGE MAKER COMMUNITY
SHARED KITCHEN
MOBILE INCUBATOR HUB
EUCALYPTUS POCKET PARK
LOADING SPACE
FACTORY OFFICE
HOME-THREE CAFE
WORK SPACE
OP
LOADING SPACE
SALVATION ARMY OFFICE
SHARED MOBILITY STATION
COOP MARKET
CULINARY SCHOOL LOBBY CAFE
TINNING STREET GALLERY
BAKERY
YOUTHWORX
COFFEE SHOP
POP-UP STORE STORE
BIKE REPAIR & SHOP
WORKSHOP SPACE
POP-UP STORE
MUSIC ROOM/ WORKSHOP
APARTMENT LOBBY
CO-HOUSING
SHARED MOBILITY STATION
WORKSHOP SPACE
HOME-OFFICES
COMMUNITY THEATRE
1:1000@ A4 0 10
25
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50 M
S
05 — DESIGN
COURTYARD CGT AUSTRALIA FACTORY SPACE
CREATIVE OPPORTUNITIES BRUNSWICK OFFICE
FURNITURE FACTORY
CREATIVE PPORTUNITIES DISPLAY SHOWROOM
MAKER SPACE
REHEARSAL STUDIOS (11 SPACES)
SHOP THREE PHASE OFFICE/ STORAGE
LOADING SPACE
OFFICE
CO-WORK SPACE
OFFICE
CAFE SHOP
POP-UP SHOP
SHOP
CO-HOUSING LOBBY RESTAURANT
ARTS SUPPLIES SHOP CO-WORK SPACE
THEATRE/DANCE REHEARSAL SPACES
ARTIST STUDIOS (SMALL)
COOKING TRAINING CENTRE
YOUTH SCHOOL
NEON PARC GALLERY
STAGE SET HALL/ THEATRE
ARTIST STUDIOS (MEDIUM)
WORKSHOP/ STORAGE
STUDENT HOUSING
EXISTING WORKPLACE EXISTING LIVING WORKPLACE LIVING COMMUNITY PUBLIC SPACE
URBAN DESIGN THESIS 133
YARDSPACES
2
1
COBU House As part of the design interventions, a Cooperativeled community & business hub is established in this industrial building on the western end of the catalyst site. The COBU hub is the new home for some of the displaced users of Tinning Street like the makerspace, Maker Community, recording studio, Jack the Bear, and Photography Studio Brunswick. It will also accommodate a space for the mobile incubator hub, medium-to-long-term studios and subsidised artist resident studios, workshop spaces and yard spaces for the community.
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3 4
05 — DESIGN
1 Photography Studio Brunswick FIRST FLOOR LEVEL Photography Studio Brunswick Artists’ Studios (Rental) Jack the Bear Rehearsal Studios COBU House Manager
2 Jack the Bear
GROUND FLOOR LEVEL Home Three Cafe Mobile Incubator Hub Common Kitchen Artists’ Studios (Subsidised)
3 Tinning Street Cooperative
4 Maker Community
STREET LEVEL Yard space Trading space Pocket park Cafe seating area COMMON SPACES
RENTED SPACES
PREVIOUS USER SPACES
AFFORDABLE SPACES URBAN DESIGN THESIS 135
COBU House INTERIM SKETCH
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05 — DESIGN
URBAN DESIGN THESIS
137
Street Sections
A
B
LIVING
LIVING
LIVING
LIVING
LIVING
LIVING
WORK PLACE
HOME-OFFICES
SHARED MOBILITY STATION
MUSIC ROOM/ WORKSHOP
Superloft Houthaven, Amsterdam, NL
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SHARED GARDEN
WORKSHOP SPACE
YOGA
CULINARY SCHOOL
BAKERY + SHOP
05 — DESIGN
RESIDENTIAL RESIDENTIAL WORKSPACE WORKSPACE WORKSPACE GALLERY WORKSHOP
WOODWORKING FACTORY
BAKERY + SHOP
T.U. ZONE
PUBLIC ZONE
6000 SHARED STREET
DEEP SOIL WATER RETENTION
ROOF TOP CANTEEN & GARDEN
STUDIOS
CO-WORK
OFFICE
STUDIOS
CO-WORK
OFFICE
STUDIOS
WORKSH0P
FACTORY OFFICE FACTORY
LOADING
PATH
DEEP SOIL
SHARED STREET
DEEP SOIL
FACTORY OFFICE
T.U. ZONE
URBAN DESIGN THESIS 139
Building-Street Guidelines
4
3
2 1
1.
Similar surface treatment for shared street and pedestrian path
2.
Water retention parkways
3.
Operable facades and recessed edges for sitting-addresses narrow pathways
4.
Roll-up doors reconfigured as display window for activities inside
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4 7 5
5.
Movable elements such as street furniture to encourage appropriation
6.
Fixed elements for passive day and night uses
7.
Warm material treatment to indicate change from public to semi-private zones such as entryways
6
1
URBAN DESIGN THESIS
141
Tinning Street Interface
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URBAN DESIGN THESIS 143
Streetview
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05 — DESIGN
URBAN DESIGN THESIS 145
Conclusion
Conclusion A balance between development and preservation for both the tangible and intangible qualities of Brunswick will be necessary to create a sustainable and inclusive growth for the suburb. The precinct north of Albion is considerably still out-of-radar from government strategic interventions but is already eyed by private developers. The precinct being in this ‘grey zone’ poses both an opportunity and a threat. It could become like the business-as-usual scenario where developers will continue building the area for ‘mixed’ but residential apartments only or with the new zoning, it could achieve a certain degree of diversity but may still lead to displacement of some uses or people. Without overall strategic controls and outcome, either scenarios present an unlikely situation for the neighbourhood. In response to the question posed by this thesis: “How can urban design can address urban inclusivity in both spatial and social aspects, while enabling change in the environment to still take place?”
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Urban design or any design field alone cannot address political, economic and social issues that continue to pervade our society. Nevertheless, the built form also greatly influences these factors, either through mitigation or through intensification. If we continue to build spaces that demonstrate physical exclusion or name a new precinct on areas that exclude the socially or economically deprived, we can never achieve urban inclusion. Thus, this thesis finds it necessary to take urban design beyond its built form influence but also in how it can facilitate and enable strategies and strengthen social agency to create more positive social and economic change in places like Brunswick.
06 — SUMMARY & REVIEW
URBAN DESIGN THESIS 149
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06 — SUMMARY & REVIEW
Discussion How does the proposed UDF and catalyst projects respond to the issue of affordable work places that C3Z cannot address? -Through process: transfer development rights, retention, migration, land value leverage based on retaining street vibrancy and public space -Through design: interrelation of internal to external uses, space sharing (temporal strategies), and the integrated development of old and existing users
Acknowledgement I would like to thank my studio leaders for this thesis, Katherine and Clare, for the wonderful last semester of my master studies. I learned a lot from the two of you, as well as, from my colleagues and the people you’ve brought in class to share their knowledge with us. To my friends and family, who’ve been very supportive physically and emotionally, thankful for your support as always and to my partner, Matthieu, for everything.
URBAN DESIGN THESIS
151
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References
URBAN DESIGN THESIS 153
Bibliography Definitions & Terminologies Merriam-Webster Dictionary. “diversity,” Accessed August 18, 2019. https://www.merriam-webster. com/dictionary/diversity
Readings AECOM & We Made That. (2015). LLDC Employment Space Study. London Legacy Development Corporation. Bond, Rodd (2011). “Towards smart, sustainable and inclusive places for all ages.” Peer Review: A good place to grow older, UK. Dovey, Kim. 2016. Urban Design Thinking: A Conceptual Toolkit. Bloomsbury Academic. Glaser, Meredith, Mattijs Van ‘t Hoff and Hans Karssenberg. The City at Eye Level: Lessons for Street Plinths. Eburon Uitgeverij B.V. Jacobs, Jane. 1961. The Death and Life of Great American Cities. Harmondsworth: Penguin. Lefebvre, H. (1992). The Production of Space: Wiley. Lehnerer, Alex. 2009. Grand Urban Rules. 010 Publishers. Oswalt, Philipp, Klaus Overmeyer, and Philipp Misselwitz. 2013. Urban Catalyst: The Power of Temporary Use. Dom Pub.
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Project for Public Spaces. (2008). Ray Oldenburg. Accessed August 18, 2019.https://www.pps.org/ article/roldenburg. STIPO. 2013. The City at Eye Level. Accessed August 18, 2019. https://issuu.com/stipoteam/ docs/thecityateyelevel Urhahn, Gert. 2011. The Spontaneous City. Laurence King Publishing. Wood, S. and K. Dovey (2015). “Creative Multiplicities: Urban Morphologies of Creative Clustering.” Journal of Urban Design 20(1): 52-74.
07 — APPENDICES
Precedent Projects projects/mama-louise Dijk, Oene. 2010. “Op zoek naar de Spontane Stad.” Architectuur Lookal. Fall 2010 (74). https://archlokaal.nl/architectuur-lokaal-74/
Images Saxon Street. http://www.saxonstreet.com/
Minkjan, Mark. 2013. Collective Approaches to Local Entrepreneurship. Polis. March 02, 2013. Accessed August 13, 2019. https://www. thepolisblog.org/2013/03/wisselwinkel.html Müller Sigrist Architekten. (2019). Kalkbreite. Accessed August 18, 2019. http://www. muellersigrist.ch/arbeiten/bauten/wohn-undgewerbesiedlung-kalkbreite-zuerich/ Pop Up City. 2013. “‘Shift Shop’ Helps Local Entrepreneurs Kickstart Their Business.” Accessed August 13, 2019. https://popupcity.net/ shift-shop-helps-local-entrepreneurs-kickstarttheir-business/ Station F. 2018. “Meet the 13 (killer) startups selected for STATION F’s Fighters Program.” Medium. January 19, 2018. Accessed August 18, 2019. https://medium.com/station-f/meetthe-13-killer-startups-selected-for-station-fsfighters-program-b13c804e58b1 Station F. 2019. “Startup programs on campus.” Accessed August 13, 2019. https://stationf.co/ startup-programs/\ Waarmakers. 2018. “Mama-louise, ‘Shift Shop’ to help local entrepreneurs kickstart their business.” Accessed August 8, 2019.https://www.waarmakers.nl/
URBAN DESIGN THESIS 155
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Appendices
URBAN DESIGN THESIS
157
RESEARCH
Commercial 3 Zone Analysis The Commercial 3 Zone is a new planning tool recently developed for Victoria to facilitate innovative and enterprise precincts that foster creative industries, startups and small manufacturers. C3Z also has the intent to provide affordable floorspaces for these uses and to limit displacement of employment-generating uses, however, the authors of this zone have not delved into the mechanisms to achieve affordable workplaces, how it limits ‘original user’ displacement which are critical to what makes diversity in the first place and the lastly, the quality of the built form and the public space. This new zone is a central component of this studio, though there are no area yet that have been applied with this, a portion of the precinct we’re working on will most likely be rezoned to Commercial 3 zone, which is the area south of Tinning Street. How is the affordability addressed? How can it be used to limit original user displacement?
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“
The intent of the Commercial 3 Zone is to foster a diversity and critical mass of employment generating uses, provide affordable floorspace for such uses, and limit the displacement of employment generating uses from productive areas. — Applying the Commercial 3 Zone, Planning Practice Note 85 (2018)
07 — APPENDICES
restaurants bar
Shops
Home-based business
hotel
Food & drink
Warehouse
childcare
Manufacturing sales
tertiary institution
Low-impact industry
Education centre employment & training Centre
cinema exhibition centre
artist studios workshop
picnic or barbecue area park
Place of assembly
Art and craft centre
playground
function centre hall
gallery
Informal outdoor recreation
Market
cycle, walking, jogging track
library nightclub
Office plaza
Residential buildings Dwelling
as-of-right permit required Note: not all uses are displayed
Fig.16.  Uses under the Commercial 3 Zone
URBAN DESIGN THESIS 159
EXERCISE 2
Precedent Projects
2
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07 — APPENDICES
O3// PRECEDENT PROJECTS
0
10
25
50
NŒRD Low-tech building for creatives Location
Zürich, Switzerland
Project
Building
Use mix
Commercial, Industrial, Public Space
GFA (m²)
18,907 m²
Plot ratio
1:2
Stakeholders
Beat Rothen Architektur, Müller Illien, Real Estate Investment Foundation Turidomus, Senn BPM, Wüest & Partner, Freitag Lab, & Aroma
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3
161
Project role & description Low land value for industrial and high demand for office and residential uses are forcing out creative industries out of the city. With the challenge at hand, the companies Freitag, known for recycled truck tarpaulin bags, and Aroma, a communication agency, collaborated with real estate consultant, architects, developer and contractors to transform a former industrial wasteland into their new commercial complex, the “Nœrd”. Completed in 2011, Nœrd is a low-tech and sustainably designed commercial and manufacturing building. Even though tailormade for both Freitag and Aroma, the building is designed flexibly, with minimal services and rough finishes, to accommodate other creative industries in the structure. Nœrd is currently home to 25 companies employing over 300 people and has helped transform and break the monofunctional character of the neighbourhood.
Ground Floor Mezzanine 0
5
10
20
1:2000 m @ A5
The building also incorporates circular economy with simple and non-hybrid materials that can easily be recycled, heating acquired from the waste heat of neighbouring incineration plant and rainwater collected for washing the truck tarpaulins.
Roof Garden 0
5
10
20
1:2000 m @ A5
LIVE WORK VISIT OPEN SPACE 4
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07 — APPENDICES
O3// PRECEDENT PROJECTS
Funding Nœrd is privately funded by the Real Estate Investment Foundation Turidomus and its anchor tenants, Freitag Lab and Aroma. With two anchor tenants, financial risk is minimised and ensured a gross yield of 6% for its investors.
Planning framework Nœrd was made possible through the collaboration of its tenants, client, developer, architects, and investors. Freitag tapped into real estate consultant, Wüest and Partner, who came up with the idea to rebuild an industrial complex within an urban setting but with consideration of rental affordability.
Design & spatial qualities Nœrd was designed with cost efficiency and sustainability in mind; using simple materials, low tech building technology and minimal internal fittings. The structure is made of exposed concrete, mainly recycled except for the load-bearing columns, large wooden windows, steel framings, and Rockpanel for the facade. The extended balconies in the periphery serves both as office outdoor spaces and weather protection. Generally, has an open space planning for easy retrofit base on individual tenant’s demand.
Exterior facade with the balconies serving as outdoor space and weather protection
Evaluation & key lessons The project touches upon at least two of the themes of the studio, namely: Future of Work and Form Follows Finance. With the limited availability of land to develop and cost for development, the project’s proponents are able to achieve this through sustainable design and cost-effective construction materials. The anticipation also for change of use over time is reflected with the flexible form and spatial planning within the structure. With Nœrd as a precedent, it is pragmatically possible to accommodate industrial and commercial uses within a compact structure and in an urban context like Brunswick. NŒRD canteen and rooftop garden located at the 2nd floor. The skylight provides lighting to the 7-meter production hall below.
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URBAN DESIGN THESIS 163
EXERCISE 4
Site Analysis The North of Albion precinct of Brunswick is the industrial hub of the suburb. While wider suburb of Brunswick is predominately residential land use, this precinct is dominated by industrial land use, followed by commercial as the second largest and finally residential. Consequently, the precinct’s built infrastructure is primarily warehouses and old industrial buildings. The tram depot and adjoining car park requires a significant site in the precinct along with the train line that runs through on a north-east axis. The residential buildings are primarily medium density townhouses. New high density apartment block are continually going up, and make up the second largest component of residential infrastructure, while single dwellings only account for 16%. These dwellings are mostly early Victorian cottages remaining from the brick manufacturing era. These homes are slowly disappearing with increasing development.
2
Appropriation of footpath by the shops creates an informal shopping environment for the people on the streets.
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NORTH OF ALBION Context Map
Central City
Central city
Key attractions
Key attractions
Landscape features
Landscape features Major Train Stations
Major train stations
30 min from Moreland station to Melbourne central by train 25 min tram to city centre
19 min to airport by car via M2 city link
29 min via Upfield Bike Path to CBD
SCALE 1 : 75000 M @A5
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06 — SUMMARY & REVIEW
NORTH OF ALBION Demographics CHINA
MORLAN
GREECE 70-79
ITALY
D RD
85+
60-69
-18
INDIA PAKISTAN
RD SYDNEY TINNING
50-69 18-24
COUNTRY OF ORIGIN
AGE PROFILE 35-49
ST
25-34 AUSTRLIA
INDUSTRIAL
COMMERCIAL
RESIDENTIAL
HOUSEHOLDS IN RENTAL STRESS
MEDIAN WEEKLY INCOME $1570
NORTH OF ALBION
4.2%
PRECINCT
BRUNSWICK
4.2%
$1725
MELBOURNE
8.1%
BRUNSWICK $1542 BRUNSWICK
6
MEDIAN AGE
31
PRECINCT
33
BRUNSWICK
36
MELBOURNE
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NORTH OF ALBION
SEPARATE HOUSES 16.55%
MEDIUM DENSITY 47.25%
HIGH DENSITY 36.2%
SEPARATE HOUSES 36.6%
MEDIUM DENSITY 29.2%
HIGH DENSITY 32.1%
BRUNSWICK
MELBOURNE SEPARATE HOUSES 67.8%
MEDIUM DENSITY 16.8%
HIGH DENSITY 14.7% CO -CREATING BRUNSWICK 2019
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URBAN DESIGN THESIS 165
O5 // SITE ANALYSIS
NORTH OF ALBION Use Map
Residential Office & Industry Commercial & Retail Public/Government
The skill than just als
SCALE 1 : 6000 M @A5
NORTH OF ALBION Axonometric Site
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06 — SUMMARY & REVIEW
NORTH OF ALBION Typologies
Various sizes of industrial buildings and plots dominate currently in the precinct. The usual interface has a wide front setback for car parking, driveway and truck turning radius with minimal vegetation. Built form is mainly of brick or concrete material and entry door to factory offices are often adjacent to its roll-up door.
Retail buildings are commonly located along Sydney Road. These buildings are mainly fine in grain and 1- 2 storey high with deep lots that are often only half occupied by the building. Typical interface usually has two entry doors for businesses both at ground and first floor level and with visual transparency of 50%-80% from the sidewalk.
The residential area constitutes only a small portion of the precinct and is mainly made up of medium-density housing like apartments and low-density 1-storey Victorian houses. The typical dwelling sizes of this houses are for 1-2 families. They usually have pleasing interfaces typically compose of a low fence and garden at front.
FUTURE CHANGE North of Albion’s predominant industrial character will be mainly challenged by the demand for both the creative individuals looking for new spaces in the suburb and the pressure from developers interested for more residential developments which are found to be more valuable for land. In a business-as-usual scenario, the precinct’s industrial buildings and even its clusters of finegrain retail buildings will possibly be acquired to house ‘mixed-use’ residential buildings. On the other hand, with the introduction of the Commercial 3 zone, this might be able to balance the demand for both creative and manufacturing spaces and housing yet this planning tool cannot provide assurance of non-displacement of current uses and affordability of housing. Either scenarios present a challenge for the precinct’s ability to keep its character and quality as a neighbourhood. Garages on the front facade of the houses creates an unpleasent street environment.
URBAN DESIGN THESIS
167
EXERCISE 6
Testing the Scenario In one of the workshops during Brunswick Intensive, we had an exercise of testing out a mix of living, working and community uses at multiple scale: precinct, neighbourhood and building. In this similar exercise, we had the opportunity to be more precise with specific neighbourhoods that are most likely going to transition to C3Z.
This exercise is conducted with fellow student, Marney Passalaqua, who’s catalyst building site, similar to mine, is located in the test neighbourhood between Tinning and Albion Streets.
(Above) Physical model of Commercial 3 Zone tested on the neighbourhood of North of Albion with targets per plot of 50% workplace and/or community and 50% residential. (Right) Testing the existing, business-as-usual, and commercial 3 zone scenarios.
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NORTH OF ALBION
O6 | TESTING THE SCENARIO
07 — APPENDICES
Existing
NORTH OF ALBION
O6 | TESTING THE SCENARIO
Business-as-usual Residential Workplace Community
NORTH OF ALBION
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O6 | TESTING THE SCENARIO
Commercial 3 Zone Residential Workplace Community
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3
Residential Workplace Community
URBAN DESIGN THESIS 169
17-18 AUGUST 2019
Brunswick Intensive Workshop #1: Uses and Microstories David Bullpitt (Urban Bloc) and Ed Service (City of Moreland)
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07 — APPENDICES
Workshop #2: Community and Activation Elissa McMillan (City of Moreland)
URBAN DESIGN THESIS
171
Workshop #3: Mixing Living and Working Mark Woodland (Echelon Planning)
Workshop #4: Photography and Place Tahj Rosmarin (MGS Architects)
(Right) Photos from the Brunswick Intensive in Siteworks from August 16-18 172 CO-CREATING BRUNSWICK 2019 | MGS PLACE LAB
07 — APPENDICES
URBAN DESIGN THESIS
173