Masters Thesis Project 2018| CoLive: Nightingale in Bendigo Proposal 2/2

2/2

coLIVE

HOLLY TEPPER_637730

THESIS STUDIO 3 Nightingale Night School

HOLLY TEPPER

SEM 2, 2018

CONTENTS

P1 P2 P3 P4 P5

THESIS TOPIC

4

THE PROBLEM

6

THE OPPORTUNITY

10

THE SOLUTION

23

THESIS STATEMENT

74

TAKE LESS

BENDIGO

GIVE MORE

BENDIGO

Can you convince a regional town to densify by providing socially rich amenity, in order to prevent the re-zoning of farmland?

THE PROBLEM BENDIGO’S SPRAWLING GROWTH

source: Junortoun, Bendigo (http://www.dronestagr.am)

THE PROBLEM POPULATION GROWTH

200,000

82,000 INCREASE

NEXT 30 YEARS

180,000

160,000 140,000

40,000 INCREASE

LAST 30 YEARS

120,000 100,000

80,000

1991

source: greater bendigo population (http://quickstats.censusdata.abs.gov.au)

2011

2012

2013

2014

2015

2016

2017

2050

THE PROBLEM POPULATION SPRAWL

120,000 150,000 110,000 105,000 100,000 95,000

95.3%

90,000

92.7%

85,000

15,000

5,000

4.7%

7.3%

10,000

0 2001

2006

2011

2016 Greater Bendigo

source: greater bendigo population (http://quickstats.censusdata.abs.gov.au)

Outer Suburbs Bendigo CBD

THE PROBLEM SPRAWLING SUBURBAN AREA

HUNTLY

MAIDEN GULLY

STRATHFIELDSAYE

20MIN. DRIVE FROM TOWN CENTRE GREATER BENDIGO

MAJOR SPRAWL AREAS

BENDIGO CBD

URBAN GROWTH BOUNDARY

MELBOURNE 2HOURS

10km

THE PROBLEM HUNTLY 2010

200m

THE PROBLEM HUNTLY 2016

200m

Between 2001 and 2016, 76% of new development lots were in greenfield locations.

200m

This model only has the potential to cater for 50,000 people within the existing UGB. (projected growth = 82,000)

200m

PROS Affordable property stock Low $/m2 sale prices Large houses = lots of space

Huntly Development Model 3 Bed Dwelling $360,000 225m2

CONS Increased reliance on cars Less local amenity Larger building footprints Larger embodied energy Higher running costs Social isolation Public space sacrificed for NSA Lack of architectural diversity

RE-ZONING OF FARMLAND

Huntly Development Model 3 Bed Dwelling $360,000 225m2

Suburban Model

National Average Wheat Production 1.55 tonnes per hectare

225

m2/ dwelling

3,488

kg/ annum

1853

28,722

Development in Huntly, Suburban Bendigo

Wheat Production

m2

kg/ annum

Built Environment

Unbuilt Environment

This project challenges the cultural importance of large private dwellings over agricultural security and the protection of productive land.

In order to protect regional farmland, a new mid density model is required to cater for a growth in population. Densifying the central housing market of Bendigo will also take advantage of existing amenity rather than following the trend of duplicating retail, commercial, education and health facilities in outer suburban locations.

The project will also emphasize the importance of the ‘un-built’ environment and the issue of agricultural re-zoning by incorporating urban farming into the public space provided.

THE CONSEQUENCE AUSTRALIAN LAND SUITABLE FOR AGRICULTURE

Australian Land Suitable for Agriculture

10%

The consequences of farmland re-zoning is apparent from the urban development of Greater Melbourne.

THE CONSEQUENCE MELBOURNE’S CURRENT FOODBOWL SUPPLY FOR GREATER MELBOURNE

2018 41%

Sprawling low-density developments in addition to a huge increase of food demand from a growly population means Melbourne is increasingly reliant on the importation of food supplies from inter state and international sources.

THE CONSEQUENCE MELBOURNE’S FUTURE FOODBOWL SUPPLY FOR GREATER MELBOURNE

2050 18%

Increasing the city and state’s reliance on other sources of food raises questions of long term security and the consequences of possible vulnerabilities from political disagreement and the impacts of climate change on agricultural productivity.

THE PROPOSAL INCREASING RESIDENTIAL DENSITY OF CENTRAL BENDIGO

0m 50

TRAINLINE

THE OPPORTUNITY CURRENT AND EXISTING MID DENSITY DEVELOPMENT

$

$$

$$$

?

PROPOSED STUDENT ACCOMODATION 110 Garsed Street, Bendigo 3550

LUXURY APARTMENTS 23 Wills Street, Bendigo 3550

THE OPPORTUNITY BENDIGO DEMOGRAPHICS

67.2% of families have children

50% 45% 40% 35% Aging population with 19.2% above 65

30% 25% 20% 15% 10% 5% 0%

<24

25-54

55-64

65+

2016 2001

How do you convince a Bendigonian family to downsize?

The project must offer...

FINANCIAL : • comparative affordability SOCIAL : • increased accessibility • increased amenity • social opportunities ENVIRONMENTAL : • urban farming agricultural contribution utilisation of non-agricultural land and existing central amenity • reduction in transport fossil fuels • less built area due to flexible spaces • renewable energy contribution

THE PROPOSAL MITIGATING THE CONSEQUENCES OF DOWNSIZING

What would we miss?

- shed space/ workshop - garden space - study space - second lounge - home theatre

}

coLIVE space

THE PROPOSAL OFFERING SECONDARY SPACES AS PUBLIC AMENITY

Shared Recreation

Shared Outdoor

+

+

=

Shared Study

Shared Workshop

Shared Storage

Makerspace/ Community Workshop

Communal Hot Desk

Shared Storage

Flexi- Event/ Activity Space

Shared Outdoor

coLIVE spaces

study

make

learn

build

grow

+

AGRICULTURAL CONTRIBUTION

70kg/m2 of high yield food production

coLIVE

137-141 WILLIAMSON ST SITE CONTEXT

0m 50

TRAINLINE BUS ROUTE

137-141 WILLIAMSON ST SITE PLAN

EWING PARK

27m

9m

BR OU AM

GH

2000m2 ET

RE

ST

41m

44m

1:500 @ A3

central retail 1km train station 800m

WILLIAMSON STREET

137-141 WILLIAMSON ST SITE PLAN

EWING PARK

BR AM

GH

OU ST

Deck 7 m2

RE

Deck 6 m2

ET

6 m2

Deck 7 m2

COMMERCIAL

1:500 @ A3

central retail 1km train station 800m

WILLIAMSON STREET

137-141 WILLIAMSON ST SITE PLAN

EWING PARK

BR AM

GH

OU ET

RE

ST

1:500 @ A3

central retail 1km train station 800m

WILLIAMSON STREET

WILLIAMSON STREET ENTRY 137-141 WILLIAMSON STREET

1:150@ A3

Recycled Red Brick

Recycled White Brick

Timber Board Formed Precast Concrete - Use boards from existing weatherboard house on site

Venlo Greenhouse Panel System

WILLIAMSON STREET ENTRY 137-141 WILLIAMSON STREET

EWING PARK ENTRY 137-141 WILLIAMSON ST

1:150 @ A3

137-141 WILLIAMSON ST RESIDENTIAL MODELS

1 BED

4 BED

3 BED

LARGER 3 BED

PRICE POINTS HOUSE TYPES

$4,895/m2

FAMILIES

DOWNSIZERS 1 bed unit $245,533 50m2

3 bed house $493,318 100m2

3 bed house $577,610 118m2

4 bed house $714,474 145m2

coLIVE FEASIBILITY STUDY

² at 90m /m² 4 , 2 95 8 $4,

es om ents h 23 esid r 57

at m² ² 5 2 1,1 200/m $3,

15%

2000m² $2,000,000

LAND PRICE

RESIDENTIAL NSA

RESIDENTS

COMMERCIAL NSA

RETURN ON COST

coLIVE FEASIBILITY STUDY

APARTMENT NSA

BUILD COSTS

2490m2 $4,895/m2

$7,315,025

$12,188,550

8x 1 beds 6x compact 3 beds 5x larger 3 beds 4x 4 beds

COMMERCIAL NSA 1,125m2

$3,200m/2

$3,600,000

GROSS COSTS $12,676,762

GROSS PROFIT $1,858,284 RETURN ON COST 15%

GROUND FLOOR PLAN 137-141 WILLIAMSON ST

1:200 @ A3

FIRST FLOOR PLAN 137-141 WILLIAMSON ST

1:200 @ A3

3 BEDROOM TOWNHOUSE GROUND FLOOR

Ortech Durra Panel: Recycled Straw Fibre Wall and Ceiling Panel Made in Bendigo

Recycled White Brick

Recycled Hardwood Floorboards

1:50 @ A3

MAIN LIVING SPACE GROUND FLOOR PLAN

3 BEDROOM TOWNHOUSE FIRST FLOOR

1:50 @ A3

PRICE POINT 3 BED DWELLINGS

$493,318

Huntly Model $365,000

$1,700/m2

Why pay more?

46 Garsed st. $545,000

3 Carnegie way. $550,000

31 Myall st. $585,000

47 View st. $600,000

23 Wills st. $900,000

$7,000/m2

SHARED AMENITY

• Increased flexibility, amenity and faciity to neighbours and community.

ENVIRONMENTAL CONTRIBUTION

• • • •

Agricultural Production Food Waste Collection 20% Solar Power Contribution Utilization of Existing Amenity

SOCIAL OPPORTUNITY

• Spaces to socialise, mingle and play.

FIRST FLOOR PLAN 137-141 WILLIAMSON ST

1:200 @ A3

MAKE/HOST SHARE SPACE 137-141 WILLIAMSON ST

SECOND FLOOR Outdoor Cinema/Relax

FIRST FLOOR Teach/Event Space

GROUND FLOOR Host/Class Space

BUILD/STUDY SHARE SPACE 137-141 WILLIAMSON ST

FIRST FLOOR Shared Study Space

GROUND FLOOR Bike Storage And Community Shed Space

COMMUNITY WORKSHOP SHARED AMENITY

SHARED SPACE RESIDENTS SCHEME

$

$

$

$

RESIDENTS

Community Workshop

Productive Garden

Rented Amenity: Spaces are rented out to business owners at the local rate of $3,200/sqm

Communal Hot Desk

Flexi- Event/ Activity Space

SHARED SPACE NEIGHBOURHOOD SCHEME RESIDENTS

GREATER COMMUNITY

RESIDENTS

Community Workshop

Productive Garden

Communal Hot Desk

Flexi- Event/ Activity Space

Maintenance:

Profit:

Free access to amenity on the condition residents contribute to spaces through maintenance or teaching classes eg: 1 hour cleaning = 1 day use 1 hours class = 1 week use

- Membership fee to use amenity - Single fee for class participation and one time usage

SECOND FLOOR PLAN 137-141 WILLIAMSON ST

1:200 @ A3

THIRD FLOOR PLAN 137-141 WILLIAMSON ST

1:200 @ A3

FOURTH FLOOR PLAN 137-141 WILLIAMSON ST

1:200 @ A3

EAT, GROW, RE-USE GREENHOUSE FUNCTION

TE AS W OD ING FO YCL C RE RE

FE

CA

TO DS

AN

NG

MI

R FA

CONNECTION TO PROCESS CAFE AND PRODUCTION

TE AS W OD ING FO YCL C RE RE

N

EA

F CA

TO DS

ING

F

M AR

HIGH YIELD PROUCTION TOMATO PLANT PROPAGATION AND FARMING

NG

MI

R FA

TE AS W OD ING FO YCL C RE

COLLECT AND COMPOST FOOD AND GREEN WASTE RECYCLING

TE AS W OD ING FO YCL C RE

COLLECTIVE PRODUCTION AGRICULTURAL CONTRIBUTION

310m2 high yield farming = 21,700kg/ p.a

THESIS STATEMENT

This project will offer a climate responsive, mid-density housing solution for Bendigoâ&#x20AC;&#x2122;s rapidly increasing population growth.

Although affordable, the existing housing solution comes at high environmental and social costs including the rezoning of invaluable farm land, larger building footprints and increasing reliance on car transport.

Additionally, prioritising car networks over pedestrian street activation is leading to social isolation as public space is sacrificed for Net Sellable Area.

Therefore, this model offers a contribution to diminishing food bowl resources as it incorporates urban farming within a traditional townhouse typology. This application demonstrating the replicability of panelized greenhouses within traditional multi-residential homes and new developments.

This model also aims to increase the density of Bendigoâ&#x20AC;&#x2122;s town center with an affordable housing alternative for families and downsizerâ&#x20AC;&#x2122;s while incorporating flexible shared spaces in a bid to bind new and existing communities.