HAYLEY FARRELL
CONTINUUM AUSTRALIAN BESTSELLER
THIRD EDITION
How can an ecologically & culturally successional landscape narrate the textured history of Powell’s Creek and its surrounds?
THIRD EDITION
Ecological succession + Landscape Narratives
CONTINUUM
The unexplored connection between principles & concepts of
HAYLEY FARRELL
FORWARD Develop an ecologically and culturally successional design strategy for the Saleyard’s Creek surrounds to address the fragmentary novel ecology of the existing site and renew the landscape narrative
Site
Homebush
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Parram
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4.2km
Sydney CBD
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bus
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Sydney Olympic Park
iver
Sydney Catchment
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INTRODUCTION P1 The unexplored connection between principles & concepts of ecological succession & landscape narratives
Process Driven ECOLOGICAL SUCCESSION
“Ecological succession provides diversity & depth to a biotic community.
Without it, life can not grow or progress” (Bauholz, 2018)
IMPORTANCE
Stable environment
Increased biodiversity
Story Driven LANDSCAPE NARRATIVES
“This narrative premises the specific attention to cultural-historical dynamics... as a source of inspiration for creating new landscape structures. This profile looks at landscape dynamics nostalgically...and still considers change as a necessity and even an enrichment for society” (Van Damme, 2018).
Ecological resilience
IMPORTANCE
Accumulated history
Social-cultural dynamics
Sense of Place
INTRODUCTION P2
CULTURAL
ECOGOLICAL
STAGE 1
Introduction
STAGE 2
Development
STAGE 3
Equilibrium
STAGE 4
Transformation
ECOGOLICAL Introduce pioneering species
Biological niche species develop
Introduce initialising programs for proposed site users
Niche social-cultural groups take ownership of the landscape
CULTURAL
Climax community established
Social-cultural groups live cohesively
Potential breakdown of equilibrium
Transformational growth of community and/or new social-cultural groups infiltrate the area
CHAPTER 1 ‘LIBERTY PLAINS’ Pre-colonisation Homebush Bay was part of the traditional land of the Wann-gal clan that stretched along the southern shore of the Paramatta River between Cockle Bay and Rose Hill. The estuarine ecosystems provided aboriginal communities with food, clothing and other resources, as well as a means of travelling through the region.
1788
Early 1800’s
Europeans visited Homebush Bay within 10 days of arrival to Australia where they came across extensive mud flats and mangroves, naming the area ‘The Flats’.
Aboriginal people were recorded to be supplying fish and working for the Blaxland family (one of the two large families in the area) on their Newington property, north of Homebush Bay.
1794-1803 Free settler Thomas Laycock acquired 40 hectares of land he named ‘Homebush’ (‘home in the bush’) that progressively expanded to 318 hectares by 1803.
1808 Samuel Haslam’s 20-hectare farm acquired in 1806 adjacent to the now Parramatta Road was sold to surgeon D’Arcy Wentworth who acquired more surrounding land and set up a private racetrack.
1841 Wentworth’s racetrack was made public and was Sydney’s centre for horseracing until Randwick Racecourse opened in 1860.
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1811 By this time, most of the land in Homebush Bay was occupied by two estates: the Homebush estate between Haslam’s and Powell’s Creek and the Newington estate to the north of Haslam’s Creek.
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Homebush estate
Wentworth estate
1870 Early 1900’s
Cattle yards were erected and progressively expanded. This site became the central saleyards for Sydney.
Aboriginal people were among industrial workers the homebush abattoir, brickworks and Newington naval base.
CHAPTER 2 ‘PRODUCTION OVERHAUL’ 1915
Aboriginal people from La Perouse occasionally visited ‘the mangroves’ (Mason Park) of Homebush bay to collect mangrove wood suitable for boomerangs.
After the abbatoir opened in April 1915, butchers and tanneries began to populate the Homebush area (many remain).
State Brickworks, State Abattoir, Armaments Depot and chemical factories began operation at Homebush Bay.
1929 A 21-year legal agreement between Homebush Council and William Arnott was signed to deposit recycled biscuit tins and ash from the factory’s engine room to fill Mason Park as useable land.
1934 William Arnott
1949 The remains of Powell’s Creek were destroyed by the fill of Bicentennial Park. The area was featureless apart from the State Brick Work’s tram line between the creek and Underwood Rd.
1908-1997 The Arnott’s Biscuits Factory (central to industry at the time) operated at Homebush. Their administrative offices are still located in Strathfield.
1993 Full-scale redevelopment of the Homebush Bay area began as Sydney was awarded the 2000 Olympic games. The landscape was completely transformed into a world class olympic precinct .
Powell’s Creek was canalised and Saleyards Stormwater Channel was constructed through swamp land to assist in the disposal of water from the saleyards.
Late 1980’s Rejuvenation of SOP coincided with the closure of Homebush Abbatoir. Waste containment mounds were constructed and tidal flows to estuarine wetlands improved.
1988
1965
Rhodes (to the north) was a “dead zone” as chemical and paint factories spilled toxic waste into the bay since 1915.
The Homebush abattoir facilities were upgraded to handle meat export demands.
1976 Senator Mulvihill raised the preservation of the Mason Park Wetlands in the Commonwealth Senate on 23 May.
Parramatta Rd 1959
In 1965 half of Mason Park was filled with garbage (council tip) and the remainder is the original mud flat covered with swamp grass.
1975 Sydney Markets replaced the Homebush Saleyards.
CHAPTER 1 & 2 REVISED
Chapter 1 ‘LIBERTY PLAINS’ 3
River
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First settler Thomas Laycock’s Home bush property
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11 2 2 Newington House
11
4 D’Arcy Wentworth’s
(Blaxland family)
Homebush Racetrack
1 European arrival at ‘The Flats’
11 Newington estate
5 Newington Estate
5
6 Homebush Estate Homebush estate
18
Creek
Chapter 2 ‘PRODUCTION OVERHAUL’
10
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9 ‘The Mangroves’
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11 Chemical 12
State Abbatoirs
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factories
14 Fill of Mason Park
3 Sydney Olympic Park
18
9 line
13 Pop up Creek canal/ Saleyards Channel construction
Brickworks
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12 20
15
el
Factory
10 State
15 Powell’s
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8 Arnott’s Biscuits
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butchers/ tanneries
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Saleyards
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6 7 Homebush
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15
Ch
4 16 Parramatta
20 Full-scale redevelopment
Park filled and developed
Sal
11 19 Bicenntennial
12 State Abbatoir
“Dead Zone” chemical factories spill toxins into waterways
upgrade
of Homebush for 2000 olympic games
16 7
17 Sydney Markets
waste containment plan
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14 Mason Park half landfill and half original mudflat
18 Homebush rejuvination/
14
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Area of focus
rds
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14 Preservation of Mason
replace Homebush Saleyards
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8 13
17 13
Powell’s Creek Corner
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Park wetlands Homebush Bay Existing Site
CHAPTER 3 ‘CONTINUUM’ Chapter 3
Continuum
Post-Industrial
Chapter 1
LIBERTY PLAINS
Pre-industrial
Chapter 2
PRODUCTION OVERHAUL
Industrial
Proposed Surrounding Growth
Existing Site
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Ho
Newington estate
Proposed Design
> 2030 Masterplan (Sydney Olympic Park Authority)
> Image by author
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Homebush estate
> Precedent: River Naturalisation, Geneva, Switzerland by Superpositions
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Built form
Vegetation
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Existing trees Newly constructed wetland
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> Precedent: Tuchkov Buyan Park, Saint Petersburg, Russia by Studio 44 & WEST 8
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Reserve/low shrub planting
Existing Site Boundary
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3.1.1 SITE ISSUES LACK OF CHARACTER & CONTINUITY Victoria Ave Public School
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Grid
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Saleyards Channel & Underwood Rd intersection
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High intensity sounds & activity
Concord West Station
Mason Park Wetland
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High intensity sounds & smells
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High intensity sounds, smells & activity
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Homebush Bay Dr & Underwood Rd intersection
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Busin
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North Strathfield Station
St eroy
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Resi Sydney Markets
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Public parkland
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Ecological zone
Bakehouse Quarter
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Residential Commerical/business
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Retail Aus grid
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Fragmented Landuses
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Fragmented Sensory Experience
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Car parking/loading bays
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FENCED OFF CREEK
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DIVIDED STREETS
GATED LOTS
OVERGROWN VEG
BUSY ROADS
COMPACTED LOTS
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3.1.2 SITE ISSUES UNDERUTILISED & DISCONNECTED CREEKS
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Historic stream line Existing Saleyard’s Channel Existing constructed wetland
Sydney Markets
Existing water flow & drainage Blocked pedestrian access to creek Potential creek crossing connection Pedestrian track along creek (barrier fence to creek) Pedestrian track along creek (naturalisation works/connection to creek) Creek bridge
N
Pedestrian access to creeks
Water surface flow
N
3.1.3 SITE ISSUES LACK OF CONNECTION TO SITE HISTORY 1930
1951
1978
Homebush Bay
Homebush Bay
Fragmented pedestrian access to Powell’s creek & differences in creek character
Homebush Bay
Waterways Saltmarsh Mangrove Casuarina
Mason Park wetland is isolated & bordered by two concrete channels & sports fields, making it vulnerable to threats such as chemical pollution
No pedestrian access to Saleyards Channel
4
Po we ll’s
3 6
Lack of visual & physical connection to surrounding residential areas, waterways & business lots
7
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Parramatta Rd divides Sydney Markets from Powell’s Corner
2
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Pow
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Creek
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1986
1
Today
2000
Only one pedestrian bridge over Parramatta Rd
Homebush Bay
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Homebush Bay
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1
PAST Homebush Saleyards PRESENT Sydney Markets
5
PAST Early butcher PRESENT Local butcher
2
PAST Indigenous walking trail PRESENT Dangerous busy road
6
PAST PRESENT
Natural creek line, abundant vegetated banks Concrete channel, partly naturalised
3
PAST Abundant mangroves, Saleyards channel PRESENT Rubbish laden stormwater channel
7
PAST PRESENT
Important train line servicing Homebush area Important train line servicing Homebush area
PAST Saltmarsh & mudlats, council tip PRESENT Protected wetlands
8
PAST PRESENT
Arnott’s Biscuit Factory Arnott’s admin offices, shops & food outlets
4
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3.2 OPPORTUNITIES & CONSTRAINTS
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Bay
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Oppurtunities CHARACTER & CONTINUITY
3
1 Optimise underutilised open space with a range of ecologcial & cultural inteventions
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2 Embrace imperfection of the industiral past
8
2
3 Provide access from site to the popular Sydney Markets
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8
8
> Precedent: The Learning Forest, Singapore by Stephen Caffyn Landscape Design
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7
shared zones SITE HISTORY
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5 Large open space is optimal for diverse design interventions referencing the past
1
6 Showcase indusitral remnants, don’t hide them
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1
4 Blur the physical boundaries between private & public space with new access trails &
11 6
> Precedent: Duisburg Nord Landscape Park, Germany by Latz + Partner
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7 2
7 Utilise creek length to describe a story of the site history WATER UTILISATION
8
Utilise Saleyard’s Channel as a focal point for open space
9
Improve water quality, flow & attraction through diverted water flow & vegetated banks
6 1
10 Create diverse ecological & cultural programs along Saleyard’s Channel to bring life back to the stream
> Precedent: River Naturalisation, Geneva, Switzerland by Superpositions
3
11 Provide access bridges across channel to connect site with surrounds
Constraints CHARACTER & CONTINUITY
9
1 Ecology destroyed & replaced with visually unappelaing hard surfaces 3
2 Site surrounded by imposing industrial lots 3 Site wedged between three busy roads limiting extention of design beyond boundary
4
SITE HISTORY
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4 Pre-indisutrial & much of the industrial history destroyed
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5 Difficulty interpreting historic interventions on degraded, barren site
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WATER UTILISATION
6 No access to the water’s edge with obstructing fencing 7 Concrete channel has destroyed natural stream & wetland vegetation 8 Limited space & access to Saleyards Channel between two large business lots buildings at Underwood Road N
Existing Site
3.3 PRINCIPLES & OBJECTIVES PRINCIPLE 1 Fuse ecological & cultural dynamics as an interweaved successional process
PRINCIPLE 2 Engage & interpret the historical past
PRINCIPLE 3 Re-establish an intimate human affiliation with Saleyard’s Creek
OBJECTIVE 1 Utilise ecological succession processes by introducing pioneering species on site to establish new ecologies centred around Saleyards Creek
OBJECTIVE 1 Represent past land uses on site through physical landscape interventions
OBJECTIVE 1 Establish successional ecological communities along creek banks
OBJECTIVE 2 Expose & utilise the industrial history on site as both social spaces & backdrops
OBJECTIVE 2 Develop a connected hierarchy of social programs along Saleyard’s Creek that reveal the history of change along the creek
OBJECTIVE 2 Design a hierarchy of active social spaces that cater for the needs and growth of different community groups OBJECTIVE 3 Allow for ecological spontaneity within urban areas
OBJECTIVE 3 Re-establish pre-industrial ecological communities on site
OBJECTIVE 3 Design a creek foreshore walking trail with connections across the creek, to Sydney Markets and Homebush surrounds
3.2 DESIGN STAGES
10-20 yrs.
5-10 yrs.
1-5 yrs.
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STAGE 1
Introduction
STAGE 2
Development
STAGE 3
Equilibrium
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3.3 STAGE 1 INTRODUCTION
Un
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Sa l
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Bressington Park
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Mason Park
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6 Creek manipulated to form curved channel. Breakdown of concrete channel, utilising concrete to support new creek banks.
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4. Community garden and carpark
5 Bellona Ave turn around & temporary road to industrial lot constructed.
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3. Pioneering street tree plantings
4 Community garden & pathway between car park & Bellona Ave turn around
7 ne
2. Pioneering species in ecological zone
3 Southern end of Wentworth Reserve retained. Connection path constructed between apartments and car park.
6
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1. Creek manipulation
2 Wentworth Reserve replaced with community car park
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INITIATING PROGRAMS
1 Pioneering street tree plantings along western edge of Underwood Rd
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Grid
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Proposed Stage 1 Works
7 Pioneering species planted in new ecological zone
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mf Man-made fill. Demolition rubble, dredged sand & industrial waste
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Re ap siden art me tial nts
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Rwa Oha Silty to peaty quartz sand & clay
Dark grey to black shale
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Hig
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Bu
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SOIL PROFILE N
Sydney Markets
Stage 1 Introduction plan 1:1000@A1
N
3.3 STAGE 1 INTRODUCTION
SALEYARDS BEND A
GROUND COVERS
A
Alternanthera denticulate
Selliera radicans Geitonoplesium cymosum
Baumea juncea
Carex appressa
Enydra fluctuans
Blechnum indicum
GRASSES
Lobelia alata
Juncus kraussii Isolepis inundata subsp. Australiensis
SHRUBS + SMALL TREES Persicaria strigosa
Myoporum acuminatum
Bursaria spinosa
Acacia falcata
Breynia oblongifolia
Melaleuca alternifolia
Melaleuca quinquenervia
Casuarina glauca
Lophostemon suaveolens
Cupaniopsis anacardioides
LARGE TREES
A
A Eco Zone through Saleyards Creek Pioneering Coastal Saltmarsh species
Concrete banks broken down - pieces used to stabilise banks
Saleyards Creek
Pioneering Coastal Saltmarsh & Sydney Turpentine-Ironbark species
3.3 STAGE 1 INTRODUCTION
COMMUNITY PLAZA & GARDENS MATERIALITY
NICHE ACTIVITES A
Active transportation
Gardening
Socialising
Gill Hodges Garden, New York
Chulalongkorn University Park, Bangkok
Relaxation
A
Buffalo Bayou Promenade, Texas
Queen Elizabeth Olympic Park, London
A
Existing Homebush Cakes warehouse
A
Community Plaza & Gardens Paved plaza with temporary coffee vans + markets
Concrete mix pedestrian path
Existing avenue of mature native trees
Concrete mix shared path
Cement stabilised gravel ground surface
Community garden space - partial supply for local fooderies
Composite + timber bench seat surrounding community garden
Existing avenue of mature native trees
Existing residential apartments
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3.4 STAGE 2 DEVELOPMENT
Un
Dr
Sa l
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Cr
Bressington Park
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Hom
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DFO
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Mason Park
1 Connection shared trail between Underwood Rd & new bridge plaza
plie
Grid
3
Fo o
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up
Aus
rw
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Proposed Stage 2 Works
4 Path from car park to central plaza & removal of access from Bellona Ave to industrial lot
1 na Bello
5 Terraced seating & lawn on creek foreshore
Ave
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4
5
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Co
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4. Activated alley way over creek
7 Growth of niche species developed within ecological zone
Ho
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3. Connection path through business park
6 Small creek bridges & boardwalk trail through ecological zone (trail shape taken from Homebush Racecourse)
le
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2. Boardwalk through eco zone & ampitheatre
3 ‘Saleyards Alley’ - lawns, walkways, seating areas, vegetation & grates that open to creek below
7 2
1. Central connection bridge
2 Bridge plaza over Saleyards Creek
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NICHE PROGRAMS
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Gr
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Re ap siden art me tial nts
New Stage 2 access points Vehicle only roads
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Vehicle roads with pedestrian paths Potential future tram line Pedestrian only bridge
Sydney Markets
Stage 2 Development plan 1:1000@A1
N
Blocked public access to site at potential access locations
N
EXISTING/PROPOSED CONNECTIVITY
3.4 STAGE 2 DEVELOPMENT
SALEYARDS ALLEY
A A
MATERIALITY
NICHE ACTIVITES Socialising + Street art + eating out outdoor activities
N
Melbourne laneways
Lawrence Alley, Massachusetts
Active transportation
The Goods Line, Sydney
Relaxation
UTS Alumni Green
Stage 2 Development plan
A
A Saleyards Alley
Warehouse block housing new fooderies (street art on outer walls)
Paved pedestrian path
Outdoor seating servicing adjacent fooderies
Open lawn with seating
Formal avenue of acacia trees
Steel grate - people look down to creek below
Saleyards Creek below bridge plaza
Paved two-lane pedestrian path (quick access route)
Business block housing new fooderies (street art on outer walls)
3.4 STAGE 2 DEVELOPMENT
CENTRAL CREEK BRIDGE
A A
Stage 2 Development plan N
A
A Central Bridge Plaza
Bench seating looking out over new landscape
Concrete terraced platforms down to creek
Central bridge circulation over creek
3.4 STAGE 2 DEVELOPMENT
SALEYARDS TERRACES
A
A
N
Stage 2 Development plan
A
A
Saleyards Terraces Pioneering species along eco zone (5 years)
Saleyards Creek
‘Saleyards Terraces’ down to creek
Paved pedestrian path along creek foreshore
Paved plaza for temporary access to warehouse and pop up coffee vans
Homebush Cakes warehouse
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3.5 STAGE 3 EQUILIBRIUM
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Bressington Park
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Mason Park
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Proposed Stage 3 Works 1 Ampitheatre seating looking over ecological zone
11
2 Recreation lawn with outer running tracks & stadium
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5 Dirt tracks for bike riding
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6 Small nature reserve and construted wetland 4
6
2
5
1
3
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Urban skate park
8
Open grass parkland with small picnic shelters, stage & scattered trees
9
Large bike track surrounding open space
3. Bike track, skate park & event space
4. Pedestrian tunnel under Parramatta Rd
11 Ground level plaza with blocked car access, tree avenue, market stall space, seating and ground level cafes with outdoor seating 12 Street trees developed into mature tree avenue
Co
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7
10 Car park servicing local community
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2. Plant Saleyards
4 ‘Plant Saleyards’
9
7
1. Central sporting field & adventure play
3 Aventure nature playground
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CLIMAX PROGRAMS
Pa
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Re ap siden art me tial nts
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Ecologcial zone Pedestrian walking/cycle path through open space/ecological areas
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Pedestrian bridge
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Gr
Vehicle bridge
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Underpass Potential open space/ecological connections
hw
Sydney Markets
ay
Stage 3 Equilibrium plan 1:1000@A1
N
Existing pedestrian access to ecological/open space areas
N
Parking/retail/ground level fooderies
3.5 STAGE 3 EQUILIBRIUM
NEW LANDUSES
Fooderies/small stores
Aus Grid retained (vegetation buffer)
Sort after business lots
INDUSTRIAL/ BUSINESS LOTS
FOODERIES/ COMMUNITY SPACES
Residential lots retained Industry
Fooderies
Retail
Events
Business
Recreation
Services
Community activities
Mixed use (Fooderies/Residential) Westconnec Training Academy Modern apartments
Industrial lots retained
N
PROPOSED S3 LAND USES
3.5 STAGE 3 EQUILIBRIUM
15
SALEYARDS PLAZA
16
14 13 Proposed Stage 3 Works
12 11
10
1 Coleman Avenue turnaround 2 Community garden and adjacent shared trail 3 Local car park 4 Paved plaza servicing outdoor dining for new fooderies occupying warehouse 5 ‘Saleyards Terraces’ down to creek
9
8
6 Saleyards concrete channel retained (embrace industrial history) 7
Small bridge crossing joins FRP boardwalk through ecological zone
8
Concrete channel broken down - pieces used to build the creek banks
‘Colman Walk’ and adjoining bike rack pull over zone 10 Business park opened to the public - car park rearranged (used by public on weekends) 9
7 1
11
Small vegetation zone (Sydney Turpentine Ironbark typology)
12 Concrete terraces down to creek public interaction with creek 13 Central bridge plaza over creek
2
14 6
5
15 4
Central open space along ‘Saleyards Alley’
16 Ecological zone (Coastal Saltmarsh + Sydney Turpentine Ironbark forest typology
3
Stage 3 Equilibrium detail plan 1:200@A1
Bridge curve - allows pedestrians to look down to the creek below
N
Key plan 1:1000@A1
N
3.5 STAGE 3 EQUILIBRIUM
SALYARDS ALLEY 1-5 yrs.
STAGE 1
N
Introduction
Stage 2 Development plan
MODEL 1
10-20 yrs.
5-10 yrs.
STAGE 2
Development MODEL 2
STAGE 3
Equilibrium MODEL 3
3.5 STAGE 3 EQUILIBRIUM
COLEMAN WALK Type 1 (two lanes)
Type 2 (one lane)
A
State Brickworks Homebush
A
Cement stabilised gravel path with brick trimming N
Stage 3 Equilibrium plan
A
Car park through business park
New plantings (Sydney Turpentine Ironpark Forest typology)
‘Coleman Walk’ connecting to Mason Park - cement stailised gravel (two lanes)
Small track connecting pedestrians from Coleman Ave to ‘Coleman Walk’
Small pedestrian track cement stabilsed gravel (one lane)
Coleman Ave
A Coleman Walk
3.5 STAGE 3 EQUILIBRIUM
SALEYARDS STADIUM MATERIALITY
Elevated FRP boardwalk through ecological zone
A A N
Stage 3 Equilibrium plan
A
A
Saleyards Stadium Recreational sports oval
Cement stabilised gravel track
End of small sports field stadium
Storage facility below terraced seating area
Terraced seating looking over ecologcial zone
Cement stabilised gravel track
Elevated FRP boardwalk through ecological zone
3.5 STAGE 3 EQUILIBRIUM
HOMEBUSH RIDERS LOOP TRACK GROUND COVERS Entolasia marginate
Poranthera microphylla
Pseuderanthemum variabile
Pomax umbellate
A
mf Man-made fill. Demolition rubble, dredged sand & industrial waste
GRASSES
Rwa
Echinopogon caespitosus
Aristida vagans
Lepidosperma laterale
Carex appressa
Rwa
A
Oha
SHRUBS + SMALL TREES
Silty to peaty quartz sand & clay
Daviesia ulicifolia
Bursaria spinosa
Pittosporum undulatum
Breynia oblongifolia
Acacia longifolia
Syncarpia glomulifera
Eucalyptus eugenoides
Eucalyptus paniculata
Eucalyptus punctata
Cupaniopsis anacardioides
Dark grey to black shale
SOIL PROFILE N
N
Stage 3 Equilibrium plan
LARGE TREES
A
A
Riders Bike Track Picnic shelter with bench and BBQ
Small nature reserve (Sydney Turpentine Ironbark Forest)
Concrete skatepark
Small nature reserve (Sydney Turpentine Ironbark Forest)
Cement stabilised gravel surrounding bike track undulating surface
Undulating dirt tracks for bike riding
3.5 STAGE 3 EQUILIBRIUM
SALEYARDS WEEKEND MARKETS TOURIST ATTRACTION
NOD TO THE PAST
DFO
Wa reh foo ouse de rie with s
COMMUNITY INVOLVEMENT
3.5 STAGE 3 EQUILIBRIUM
SALYARDS TUNNEL ACCESS TO SYDNEY MARKETS
CONNECTION WITH THE CREEK
COMMUNITY INVOLVEMENT (ART)
Increased access -> Increased community activity
STAGE 1
STAGE 2
STAGE 3
3.5 STAGE 3 EQUILIBRIUM
PLANT SALEYARDS
COMMUNITY INVOLVEMENT
TOURIST ATTRACTION
NOD TO THE PAST
THANKYOU!
10-20 yrs.
5-10 yrs.
1-5 yrs.
N
N
N
STAGE 1
Introduction
STAGE 2
Development
STAGE 3
Equilibrium