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.