Ivanhoe Place
IVANHOE 2.0
COMMUNITIES PLUS
National Affordable Housing Consortium (NAHC) Student Design Competition
Hayden Co’burn
“First life, then spaces, then buildings the other way around never works� Life Between Buildings JAN GEHL 2
table of contents Introduction
Client 4 5 Project Brief
Site 6 Site Location 8 History, Current Use & Future 10 Context Analysis Site 12 Analysis Observations 14 of the Site Site 15 Models 16 2031 Herring Road Priority Precinct
Precedents 18 Northcott Estate Seidlung 19 Halen Lower 20 Hill Masterplan The 22 Human Scale 24 Constance Street Housing
Masterplan
Masterplan Schematics 26 29 Mapping Site Occupation
Micro-Industry 30 Digital 31 Site Management Managing the terrain 32 Masterplan 33 Development Masterplan 34 Massing Masterplan 36 Masterplan 38 Vignettes Masterplan 40 Model
Individual Building Building Massing 42 Site Features 44 Ground 45 Plane Floorplate 46 Development Typical 47 Floorplate Fragmenting 48 the Vertical Neighbourhood Building 50 Sections Building 52 Vignettes Building Model 56
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introduction
Client The NSW Land and Housing Corporation (LAHC) is a Public Trading Enterprise established in 2001 under the Housing ACT 2001 and operates under the portfolio and direction of the Minister for Family and Community Services and Minister for Social Housing, responsible for the management of the NSW Government’s social housing portfolio. Their objectives include;
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Efficiently managing land and housing assets by maintaining
and upgrading existing properties, -
Supporting the government in optimising its social housing
portfolio, -
Procuring efficient tenancy management services, and
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Collaborating with government and non-government sectors
to implement policies and initiatives to support the Government’s social housing objectives. The LAHC have developed three pillars for achieving better outcomes for clients in need of social housing through the Communities Plus initiative.
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pillars of Communities Plus
01 02 03
A system that works to break the cycle of disadvantage and build people’s capacity to move into or stay in the private market An integrated and fair system that provides a safety net for vulnerable people A sustainable system that provides appropriate housing assistance now and into the future
Project Brief An invitation into the National Affordable Housing Consortium (NAHC) Student Competition beckoned exploration into new typologies of holistic mixed tenure communities in medium to high density environments. The project focuses on the live redevelopment of Ivanhoe, a site owned by the LAHC in Macquarie Park. A site which currently holds 259 public housing dwellings will experience enormous growth to 2,500 dwellings and will include 30% social housing and 5% affordable housing. The project attempts to address the increasing demand and stigmas that surround social housing beyond living conditions through the process of providing a complete lifestyle which encourages employment and healthier environments so that independence may one day be possible.
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Sydney 6
Ryde
Macquarie Park
Site Location Ivanhoe Estate is a 8.2 hectare site within Macquarie Park, sitting 12 kilometres north-west of Sydney. Residing within the municipal City of Ryde, Ivanhoe Estate is flanked by heavy eastern distributors being Epping Road and M2 Motorway, and has access to a growing business district and education precinct. These features make Ivanhoe Place a perfect site to redevelop as part of the 2031 Herring Road Priority Precinct Masterplan.
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History Historically the area was known as Wallumatta by native Aboriginies. It gained the name Macquarie Park for Governor Lachlan Macquarie who served New South Wales between 1810 to 1821. The area was once filled with market gardens, poultry farms and vast tracts of bushland, with many beautiful picnic spots and waterfalls. In the mid 1960’s the concept of Macquarie Park as an interactive region between university and industries was floated, drawing inspiration from Stanford University in Palo Alto, California. It has since gained the reputation of being a leading high-tech industrial area in Australia.
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Future Although Ivanhoe is now a positive step forward in social housing, it has been selected for redevelopment due to its potential for higher-density occupation from which the LAHC can leverage private housing for future developments throughout NSW. Ivanhoe Estate will be transformed into at least 556 social housing dwellings, 128 affordable dwellings and 1800 private dwellings. This redevelopment will be staggered to allow reoccupation, which current occupants are entitled to. The Salvation Army will aid in the relocation of all residents over the next 3 years.
Currently Ivanhoe Estate was first developed for social housing in 1990 as part of the Department of Housing’s housing portfolio and includes 259 townhouses and apartments accommodating for 500 residents. Not long after its completion however, Ivanhoe experienced high rates of crime, violence, property damage and drug-related crime. Many residents felt unsafe and the community faced significant challenges but was turned around in 2001 with the moving in of the Salvation Army into one of the houses to provide support and build community through events and seminars. It has now been regarded as one of the state’s biggest success stories in social housing and celebrated its 25th birthday in March last year.
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Legend Healthcare Sport/Recreation Shopping/Retail Aged Care Education Childcare Commercial/Mixed
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Context Analysis Within close proximity to Ivanhoe Estate lies Macquarie University, the Macquarie Park Industrial/Commercial Precinct and Macquarie Shopping Centre. These key zones define the future of Ivanhoe Estate as a reinforced residential area that feeds occupants into this city centre capable of enormous sustainable growth into the future.
Lane Cove National Park and its waterway systems trickle into Macquarie Park across the M2 Motorway and provide links down towards Marsfield in the south-west.
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Site Analysis
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topography The slope of the site with a large fall of approximately 30m from Herring Road to Shrimptons Creek plays an important part in the layout of the site. Movement across contour lines provide more comfortable gradients which are suitable for those that are less abled. The bottom of the site should provide an easement in the event of the creek flooding.
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allocation Since the terrain at the top half of the site has a more gentle slope and more direct access to public transport services on Herring Road, it seems suitable for the program to cater for those that are less abled. Families with children depend on larger parklands for daily use such as sports teams, and can manage the slope at the lower end of the site.
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green belt The green belt runs from Marsfield through Macquarie Park and towards Lane Cove National Park. Shrimpton’s Creek Pedestrian Link runs along and distributes people to Macquarie University Train Station and Macquarie Shopping Centre. The introduction of nature via the reservation of the IronbarkTurpentine Forest is essential.
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Vehicular Access Arterial roads such as Epping Road and Herring Road are too busy and fast paced to feed into. More suitable entrances are from sub-arterial and residential roads such as Peach Tree Road and Cottonwood Crescent. These reduce traffic in the site to a residential scale, and free up the intersection into Herring Road for public transport nodes.
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transport links Re-establishing public network links is vital in a precinct that is growing rapidly. Public Network links such as the Parramatta Light Rail distribute users north-south, and Eastern Distributors such as the M2 and Epping Road move people citybound by bus. Herring Road is expected to become an essential public network spine in the 2031 Masterplan.
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permeability Increasing site permeability through more access points in the site. Allowing movement across Shrimpton’s Creek distributes people to the commerical district and public transport nodes, whilst an improvement of entry points through the Ironbark-Turpentine Forest encourage pedestrian use. Access across Shrimptons Creek directly into industrial precinct. 13
Observations of the Site
Although the ambience of the walkway is pleasant, the fencing prevents any intimacy and permeability between residents to the natural environment. Future developments could consider a more mutual relationship to benefit from its amenity.
The creek running along the south of the site offers nice natural intervention before the developments to the south (on Lyonspark Rd), but there is need for remediation and maintenance if it’s to become a vital pedestrian link as per the masterplan.
If the masterplan is to emphasise the importance of the Shrimpton’s Creek Pedestrian Link, the tunnel needs to be addressed. It feels quite unsafe, dark and uninviting. Widening, filling with light and possibly increasing the ceiling height will encourage higher use.
The dense vegetation running along the Epping Road boundary provides not only a visual but acoustic barrier at low heights. This can be capitalised in the redevelopment of Ivanhoe.
The footpath running along the Epping Road boundary doesn’t inspire any activation. The only western entrance along Epping road into Ivanhoe Estate is unkempt, overgrown and narrow which could cause concern for safety. No visual connection to the site is apparent, nor any wayfinding or signage at entry.
There are already developments on the northern ‘gateway’ entrance to Herring Road from Epping Road, as tall as 25 storeys. This indicates a move towards the 2031 Masterplan of the Macquarie University Precinct, and should be considered and responded to.
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Site Models Site models encourage investigation into the terrain of the site. Including future neighbouring developments creates a sense of scale that should be considered with regards to building presence and overshadowing.
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2031 Herring Road Priority Precinct Masterplan The Herring Road Precinct is in close proximity to a growing local jobs market which forms part of Sydney’s Global Economic Corridor, includes a top 10 university campus and has easy access to a major shopping centre. As a result, it is expected to transform into a vibrant, connected and walkable transit-oriented centre vital to the evolution of Macquarie
Future Transport Responses train There is a potential connection from Macquarie Park to Parramatta through a Light Rail network in the near future, which will cut travel times between these destinations. It also establishes Macquarie Park as a large growth precinct.
Park over the next 15 years.
Anticipated growth over the next 15 years; Demographically 2011
2031
Employees
47,000
80,000
Students & Staff
38,000
50,000
mode of transport
Light Rail
2011
2031
Car Trips
27,000
65,000
Public Transport
3,200
7,500
Rail Link) in 2009, there as been a steady increase in
Walking/Cycling
800
1,850
use of the Macquarie University Train Station. It has
Since the creation of the ECRL (Epping to Chatswood
experienced a growth of 58% (10,000 users a day
LEP Guidelines
in 2009 compared to 17,000 users in 2011) and is expected to increase its frequency of services with the completion of the North West Rail Link which will distribute patrons from greater Western Sydney to the city via Macquaire Park.
Road Layout With the increased dependence of Herring Road to
Development controls (DCP & LEP)
cope with traffic and pedestrian use, a redefinition of its road layout is neccessary. Dedicated bicycle paths will encourage commuters to ride where possible, a key aspect in increasing the health and amenity of a city. Potential redevelopment of road networks through Ivanhoe site to connect across Shrimptons Creek.
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Community Participation The Macquarie University Precinct Proposal was publicly exhibited for 6 weeks from 26 June to 10 August 2014. The proposal was advertised in local and Sydney metropolitan newspapers and could be viewed at the Council’s and Department’s offices, at local libraries and online at the Department’s website.
Community information sessions were held on 23 and 26 July 2014. An information session was also held on 25 July 2014 at the Ivanhoe Estate specifically for public housing tenants and was attended by staff from the Department of Planning and Environment and the Department of Family and Community Services.
Concerns were raised about the capability of Herring Road to handle the growth of the precinct, in a pedestrian and vehicular capacity.
BUS A map showing the bus networks running along Herring
Other issues with the development of the masterplan as a whole were
Road and down Epping Road to distribute occupants of
raised and taken into account, such as not enough open space or buildings
the site.
becoming too tall.
Development Comparisons Projects in close proximity to Ivanhoe Estate with a similar scale development are compared in the table below, with required development controls.
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precedents Northcott Estate The redevelopment of Northcott Estate in 1960 in Surrey Hills from a
of fire doors and people just sneak in”. Furthermore, The single loaded
slum settlement introduced one of the largest high-rise social housing
corridor that provides access to apartments on each level is long and
schemes in the southern Hemisphere at the time at 430 units. Its modern
disconnects the residents.
amenities such as fully-functioning bathrooms and high-speed electric lifts were a vast leap forward from its previous condition, but after
In a documentary about Northcott Estate 900 Neighbours, a young girl
only 20 years was awash with despair and unrest due to an increase in
describes that her favourite place to hide is the laundry, where she can
residents with mental health, drug and alcohol problems which reflected
become undetected. However innocent this notion is, the sense that
the collapse in governmental support and services.
there are places of concealment within a building paints a picture that the spaces aren’t perceived as safe with the occupants, where they aren’t
Although a list of social problems arose which in turn gave Northcott
even aware of their entire building.
Estate its bad reputation, there were accounts from residents and other authorities to indicate that its architecture provided negative outcomes.
Her mother mentions a friend’s concern of safety for the daughter, but
The overall architectural inspiration for the Northcott tower was drawn
the mother justifies that “for a 500m radius around Northcott, everyone
from scandinavia and were not fitting of the climate, culture or site.
knows who you are.“ It’s a strange trade-off for privacy, to have surveillance from such a omnipresent structure that can leave you feeling watched at
The police note that “the trouble with [the] building is there are so many
times.
entrances you can’t address the security problems properly, there are dozens
01
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Large uninterrupted blocks with long corridors dominate the skyline and shade the ground plane.
02
Public amenity is offset outside the housing estate, disconnecting its residents from the community.
03
Vehicular circulation isolates the site and pedestrian thoroughfare isn’t clearly distinguishable.
04
Most of the ground plane is consumed by driveways and parking, leaving little opportunity for nature.
Seidlung Halen Nestled in the hills of Berne in Switzerland, Seidlung Halen was an experimental housing scheme completed in 1961 by Atelier 5 consisting of 81 dwellings.
Its response of unfolding and terracing down the slope provided opportunity for open public circulation between steps of dwellings which enabled closer community connection among nature. Furthermore, its controlled stepping encouraged aspects of passive design such as natural ventilation and sufficient solar access whilst providing stunning views of the rolling landscape.
The attuned relationship between life and the ground plane places its inhabitants purposefully within an environment that nurtures the human connections vitally important in reinforcing a community. Private
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The balance of social and private work perfectly - in the summer people bring their food out to eat together RESIDENT 57
spaces are reduced with direct compensation in communal areas which presents opportunities to coexist with other residents.
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Solar Access & Views
Ventilation
Passive Design 19
Lower Hill Masterplan B.I.G was called upon for the redevelopment of Lower Hill to provide a masterplan for a highly walkable and dynamic community surrounded by Pittsburgh’s financial downtown and residential neighbourhood, whilst establishing a centre for commerce and retail and reinforcing public space.
The steep site is reimagined, placing pedestrians first and proposing a new network of parks and paths to supplement
01
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The effect of laying a road and pathway newtwork that responds to the site enables a much more comfortable gradient for greater permeability of site.
02
a traditional street grid shaped to optimise the sloping hill
A shaping of the building mass enables maximum solar penetration and terraced living which enlivens the roof plane.
for accessibility by all generations. The building masses are sculpted to enable the maximum amount of solar penetration into not only buildings, but more importantly public space which is envisioned to add a vibrant layer of social activity.
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The Human Scale Jan Gehl’s studies of public spaces over the last 40 years has provided
thorough site analysis. Through consideration of scale, circulation and
comprehensive reports to the largest cities in the world outlining
a balance of intimacy and privacy, a spatial heirarchy emerges that
improvements that enhance the health, character and sustainability of
can intuitively distinguish the progression of public, semi-public, semi-
its people. Careful consideration of vehicular and pedestrian movement,
private and private spaces. Gehl mentions that one should design a
as well as the amenity of these spaces all stem from the larger notion
space smaller than one thinks; the notion of occupation and interaction
that relates the human scale to their environment. With the advent of
in a space enhances the value of public spaces and this in turn creates a
the car and the move into modernism, buildings and spaces have become
level of respect and social monitoring for the built environment.
so distantly attuned to nature and the human proportions that we have become disconnected from it.
Heights of buildings should respond to the natural environment to allow light and air to enter spaces, whilst reflecting the use of the space at
Gehl’s response is to order the design process in a way that prioritises
ground relative to human proportions.
the activity that can occur between people, which can be drawn from a
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01
Life is mapped through a site that reflects the needs of the program. This can be refined through a careful and responsive site analysis which can include natural features i.e. vegetation or terrain.
02
Spaces then inform the movement of people and vehicles throughout the site. Consideration of pedestrian-friendly circulation through gentle gradients ensures site permeability.
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Buildings then frame these public spaces and provide a sense of spatial order through their varied presence such as setback and height, or as if there is streetfront interaction.
Ideas of spatial relationships that inhibit or promote contact between people 16
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11 31m 10
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We see with our eyes and walk with our feet, but in modern society we have derived our urban scale from the car, not ourselves. Prioritising the scale and proportion of us as humans is the basis of all responsive design.
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Placing importance on pedestrian movement, followed by public transport and finally cars, reinforces notions of a healthy, sustainable city.
6 13.5m 5
4 6.5m 3
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1
A diagram that outlines a disconnection of the ground plane and inhabitants of vertical occupation with greater heights. After 5 storeys, verbal and visual connection with residents becomes difficult and uncomfortable. 23
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Constance Street Housing The Constance Street Housing Project by Cox Architecture in Brisbane is a social and affordable project that explores the idea of a vertical community in a medium density development. An introverted yet open atrium allows interaction across floors, giving its tenants greater opportunity to establish relationships with neighbours beyond a single loaded corridor. Benches and communal areas on each floor further enrich the main circulation spaces and invite outdoor gatherings.
The combination of insetting of doorways to apartments and various wall treatments (such as tile and painted render) invoke a balance of privacy and intimacy which is essential in social housing. Long, repetitive corridors reflect feelings of institutional occupation which can have lasting psychological effects and weaken the user’s relationship with the surrounding built environment. Small installations of planter boxes throughout the atrium invites nature gently into the program and further increases ambience. 25
masterplan “
We shape our buildings, thereafter they shape us WINSTON CHURCHILL
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Masterplan Schematics The nature of the project calls for a mixed tenure community, which
With the encouragement of a walkable, pedestrianised masterplan, the
provides private housing that can be used as leverage for future
reduction in car spaces suggests more physical activity and dependance
developments by the LAHC. It also concentrates a diverse range
on public transport. This eases congestion, is healthier for the user and
of occupants; those that are disabled, aged, unemployed, needing
environment, and is more economical for the individual and society.
emergency shelter from domestic abuse, families, and also young
The concept of a shared car system is a much more efficient allocation
professionals looking to move out of their parents home closer to an
of resources, as cars spend a large portion of their life unused. This
urban centre for career opportunities. These demographics reflect the
collaboarative consumption model strengthens community bonds and is
LAHC’s suggested breakdown of private, social and affordable housing
the direction in which cities are moving.
which can help surround those that are disadvantaged with others that have established positions in society to help encourage and reduce the feeling that it is an institutional system of housing.
PRIVATE
1755 65% Site Occupancy + Reduced parking allowance responding to the plethora of local facilities for education and business.
SOCIAL
810 30% Site Occupancy + 450 Residents from existing Ivanhoe Develoment. + 50 Temporary Emergency Shelters. + Opportunities for employment and training with digitally connected community
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1755 Private Dwellings with 0.5 parks per apartment. Reducing the number of cars on site, reduces the communities dependence and promotes public transport. Incentives for private residents to enter car sharing arrangements.
810 - 450 + 50 = 410 410 Additional Social Housing
AFFORDABLE
135 5% Site Occupancy + Preference for shift workers to ensure ow of people at all times. + Apartments come with a stake in share cars, reducing the need to allocate parking and promoting a walking & cycling community. Community wide emphasis on reduction in vehicle ownership and engaging with car sharing reduces the seperation between affordable and private ownership.
Mapping Site Occupation Understanding the movement of people in a city throughout the day can define the use of spaces to ensure they are used efficiently. Having some form of activity in public spaces promotes greater wellbeing though communal interaction, and increases the sense of security through passive surveillance.
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Services + Deliveries Exercise Workers Coming/Going Journey to/from School Eating University Classes Retail activation Onsite Industry Drinking Sport/Social
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Micro-Industry
Developing a site with studio and maker spaces creates the possibility for innovation and networks of micro manufacturers. The network brings economic and social benefits to the site whilst increasing the daytime site inhabitance. The existence and promulgation of micro industry creates potential for employment on site and for modes of creative engagement with the public.
‘Maker culture is an emerging phenomenon fed by the recent advancements in digital fabrication technology as well as the swelling of online DIY communities. Information and tools that used to be exclusive to large corporations are now accessible to anybody with a computer and an internet connection. This changing technological cultural trend is quickly inflating from a hobbyist scale to a fundamental revolution in our manufacturing economy. Such shift in protocol is provoking a discussion around the demise and revival of urban manufacturing and calls on planners and architect to bring manufacturing back into the reconsideration of city design.’
TECHNOLOGY AND METHODS MIGHT INCLUDE; SMALL CNC AND ROUTING TECHNOLOGIES 3D PRINTING AND PLASTIC REUSE DIGITAL FABRICATION SMALL SCALE RECYCLING
Image: Harry Wei, YMBA Factory 30
Digital Site Management
- Online archive of trees and green spaces on the site - Provides residents with a reference number to learn more about the tree, report and issues or request maintenance.
93%
- Provides employment opportunities and training for residents in social housing with no fixed job prospect. - Encourages residents to appreciate and protect the flora onsite. Source: fixmystreet.org
of social housing residents recieve government benefit as main source of income.* LIVE SITE MAINTENANCE - App based software for reporting defects or damage in the public environment. - Encourages residents to report issues and promotes a well maintained town. - Provides employment opportunities and training for residents in social housing with no fixed job prospect. Source: fixmystreet.org
* LAHC lecture 22/08/2016 31
Managing the terrain EPPING ROAD
SHRIMPTONS CREEK
Instead of larger buildings with large steps down the slope, and greater separation which produce public spaces that are unresponsive to the human scale and cause large overshadowing...
design smaller buildings with gradual steps down the site, more intimate spaces and invites light in to more spaces for longer periods of the day making the ground plane more useable and enjoyable. 32
masterplan development
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Yield analysis with required separations and generic layout
Draft masterplan: smaller building footprints and park easement
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Studies of movement relative to contours
Western-loaded mass and shifts dependence of Herring Road
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Further study of movement across contours
Identifying major nodes/points of interest and central axis
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Gesturing building heights and densities
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Further mapping of buildings relative to spaces
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Draft masterplan: connected courtyards and single loop road
Final masterplan form with no vehicular access from Herring Road 33
masterplan massing 34
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The site, with a steep fall to Shrimpton’s Creek
Buildings are aligned on a north-south access to maximise solar performance
A central axis is established between the main entrance and forest infiltration
A generic distribution of building masses to respond to yield analysis calculations
Infiltration of the IronbarkTurpentine forest into the site
A pedestrian link running along the site reinforces the circulation of occupants
Building heights loaded to the west to minimise overshadowing
Main vehicular entry into the site from Peach Tree Road/Cottonwood Crescent
Link roads and pathways ensure each building has its’ own street address
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Masterplan With a steeply slope from Herring Road to Shrimptons Creek, a progression of scale and open spaces encourages moments of movement
At the bottom of the site, an easement is dedicated to fields and green
and contemplation in the site.
open space to provide a buffer in the event of floods as well as reducting overshadowing to the surrounding vegetation.
Buildings are stepped down in the heart of the site to allow maximum solar penetration to the ground plane.
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Entry from Herring Road The interface between Ivanhoe Place and Herring Road is established with a light rail transport node and bus stop. A dedicated cycleway next to a wide footpath encourages pedestrian activity which is buffered from the carriageway via lush planters.
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micro-industry Small south-facing spaces at ground level which experience high foottraffic are the perfect spaces for microindustry to spill out to the laneway.
Public space public good Public spaces encourage recreation and gathering to encourage a sense of community. They are framed by buildings to define a scale of space.
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Masterplan Model
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Ground for all The decision to have a unified presence of road and pedestrian walkways with pavers creates a slower flow of traffic which is safer for pedestrians and cyclists. It encrouages movement across roads, rather than being disconnected by them. 41
building massing
Individual building
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01
04
The existing building footprint selected from the masterplan
The building is then opened up to the north to allow light and air to move through
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05
The building was pulled to max height of 75m as per the LEP; mass is suitable here as it sits along the western perimeter of the site which causes little overshadowing to the surrounding buildings, only Epping Road
The ground floor is lifted to encourage movement into the development and neighbouring podium with commercial and retail tenancies
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Due to its significant width, it was split up into two halves to respond to the depth of two apartments and a central circulation spine
The towers are broken up, partially for visual digestion but also responds to the fragmenting of the building into smaller commuities and encourages cross flow of air
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Site Features Ironbark Turpentine Forest Using the forest as an acoustic and visual barrier from Herring Road provides a much more gentle ambience to the building. Running an access road along its edge allows an enjoyable drive to the entry of the basement or walk to Shrimpton’s Creek Pedestrian Link.
Ivanhoe Promenade The main north-south of the spine runs in front of the building, delivering residents and visitors to the variety of retail and commerical frontages residing in the podium. It is the most direct walkable route to deliver occupants to the building from Herring Road.
Shrimptons Creek Pedestian Link Providing a strong connection to the Shrimpton’s Creek Pedestrian Link distributes occupants to large destinations or nodes for public transport. This encourages physical activity such as walking and cycling. The link connects to the green belt that spans to Marsfield, encouraging nearby residents to visit Ivanhoe to take advantage of the retail and commercial provisions.
Open Atrium A permeable ground plane allows residents multiple directions of entry and increases opportunity for interaction and gathering. The entrances are from Ivanhoe Promenade, the back road and across the parklands. Entry to the ground floor apartments is possible through gates into a private terraced area, increating the amenity of apartments.
public space, parks and playgrounds With access to public open space in multiple directions, a lifestyle rich in activity and interaction with other residents can flourish. The playground in the forecourt of the podium and building entry allows a safe haven for children that can be supervised by parents who need to access retail or commercial services.
easy access to services A loading dock nestled under the canopy of the forest has direct connection to the rear of the building for services such as deliveries, construction, maintenance, cleaning, mail, dropp off and pick up of people. A defined street address is neccessary to allow correct distribution of services.
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1 Lift/Lobby 2 Communal Laundry 3 Garbage Chute 4 Communal BBQ Area 5 Seat 6 Bench 7 Walkway
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Legend 1 Lift/Lobby 2 Communal Laundry/Garbage Chute 3 Communal BBQ area 4 Flexible Space/Link to Podium 5 Atrium courtyard/podium thoroughfare 6 Entry to building 7 Childrens playground 8 Ramp to basement 9 To Shrimptons Creek Pedestrian Link 10 Loading Zone 11 Mail Room 12 Bicycle Storage 13 Micro-Industry & Retail Tenancies 14 Through to Podium 45 15 Adjoining Podium
floorplate development 46
Early stage of floorplate configuration produced very deep apartments and undesirable spaces
Potential of splitting the mass into three strips of apartments with open semi-public corridors
Initial form ideas
Exploring the idea of an atrium to open up the circulation spine and produce much more sociable amenity in the corridor
Further development of the atrium
Typical Floor Plate
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3 2
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Breakup 40%
30% 30%
Type If Social Housing; Studio Short term housing for emergency crisis or victims of domestic violence. 1 Bed Aged, Retired, Disabled, Affordable Housing. 2 Bed Aged, Disabled with a family carer, long term disadvantaged family.
If Private Market; Young Professionals, University Students.
1 Lift/Lobby 2 Communal Laundry 3 Garbage Chute 4 Communal BBQ Area 5 Seat 6 Bench 7 Walkway
Young Professionals, Couple moving out. Families with children, tenancy for lease.
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Fragmenting the Vertical Neighbourhood
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Suburb The building provides 220 apartments, a small community with significant diversity akin to a suburb. Rarely people will cross paths more than once a week, however there is a level of comfort and acceptance that people are only vaguely familiar yet live in close proximity.
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BLock The tower is split up into 4 blocks of 5 storeys, fragmenting the scale of the tower and enabling an interaction with nature and the ground plane for the residents. 5 storeys is the maximum height that is comfortable to allow interaction between people.
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Street A level of intimacy is established with people on a street. People on the same street frequently see each other and tend to form a non-committal relationship with each other that is due to a sense of privacy that can be established.
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Neighbours People directly adjecent and opposite form close relationships. They tend to borrow things, are invited over for parties and form close bonds that are a step further than people on their street. The varied levels of relationships develop a sense of community in a building.
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Building Sections micro-neighbourhoods Reinforcing the fragmentation of the vertical neighbourhood. the repetition of the 5 storey blocks allows a human-scaled environment. People are able to communicate with others, and each ‘block’ has a connection with a ground plane and nature through a significant planter for medium sized trees and low-lying vegetation. This connection with nature is essential for occupational wellbeing in high-density living.
Communal Living Communal barbecues every second floor entice interaction across floors. This is further strengthened by semi-open communal laundry facilities at each level opposite the lift lobby to encourage life beyond your apartment whilst engaging in collaborative consumption, a sustainable behaviour.
Corridor amenity An open corridor with small planting and benches further encourages life outside the apartment. They provide opportunity for working, reading, or simply enjoying a drink while basking in the sunlight filtered through timber screens.
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Operable facades A study of high-density living in Sydney showed that occupant wellbeing and energy consumption improved with the ability to operate windows for the purpose of regulating daylight and natural ventilation. On the south-west facade, significant mechanisms must be included to slow down the speed of cool afternoon coastal breezes which are emphasised at high levels.
robust response With a facade to the highly trafficable Epping Road, a significant design consideration was required in relation to acoustics and air quality of apartments. Glazed fire stairs improve the security of usually dark and unsafe places. Lift lobbies open up to allow the infiltration of the Ironbark-Turpentine Forest and ensure the space maintains a constant feeling of activity from the distant hustle and bustle of Herring Road. 52
micro-neighbourhoods A challenge with high density living is feeling disconnected from the ground plane and other residents. An open air atrium provides residents with access to apartments in a lush, sunlit open-air space that balances intimacy and privacy similar to community at ground.
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sky Corridors Providing an enjoyable journey to your front door that has opportunities to sit, relax and gather outside only feet from your home instills residents with a sense of appreciation of their surroundings. Crosslevel interactions are maximised through walkways spanning in various orientations.
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Communal Amenity Providing beautiful spaces for multiple residents and visitors to gather strengthens the bonds of a community. The laundry facilities on each floor are open to the communal areas which increase opportunity for interaction.
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Building Model
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Thank you I would like to thank my tutors Ted Quinton and Kate Rintoul of UNSW for their guidance throughout the semester. It was a very unique and demanding project that would not have been possible to finish without the encouragement and contributions that they made each week.