05 // PRINCIPLE 1: HOUSING TYPE AND DESIGN

05 //

PRINCIPLE 1 // HOUSING TYPE AND DESIGN

PRINCIPLE 1 // HOUSING TYPE AND DESIGN

STRATEGY 1.1 //

VARIETY & FLEXIBILITY

A range of dwellings to suit a variety of life stages and family compositions. The dwellings should be easily adaptable to meet changing needs over time

Action 1.1.1 // To ensure a variety of housing styles, a dwelling cannot be repeated more than 5 times every 8 properties for attached and semi-attached dwellings

Action 1.1.2 // 20% of dwellings have one bedroom, 40% of dwellings with two bedrooms, 40% of dwellings 3+ bedrooms STRATEGY 1.2 //

HEIGHT & DENSITY

Create low to medium-rise buildings that have high density. The site fills in the ‘missing middle’ Action 1.2.1 // Develop max height plan with a minimum of three storeys for the whole site Action 1.2.2 // Develop a series of planning controls to govern height, density and setbacks to develop a specific character for the site Action 1.2.3 // Develop a range of housing forms which will fill the ‘missing middle’ in Melbourne property market Action 1.2.4 // Building heights to increase in areas in close proximity to public transport and commercial areas STRATEGY 1.3 //

EYES ON THE STREET

Dwellings should embrace the street not hide away from it. Public and private open space is encouraged to face to the street Action 1.3.1 // Outdoor space must have direct solar access as well as shade Action 1.3.2 // Private outdoor space is a minimum of 4m2 per dwelling Action 1.3.3 // Major parks are to be situated near highly pedestrianised areas such as activity centres and main road interfaces to ensure passive surveillance and community place making Action 1.3.4 // Sightlines to major public realms need to be maintained STRATEGY 1.4 //

PASSIVE DESIGN

Buildings should uphold passive design ideals. Orientate living spaces north and a preference

for natural ventilation Action 1.4.1 // All dwellings must meet a minimum 7 star rating in accordance to the NatHERS

Action 1.4.2 // Dwellings are encouraged to prioritise passive design over mechanical air conditioning STRATEGY 1.5 //

RESPECT HERITAGE

Building heights should be respectful of surrounding buildings. The architectural language of heritage buildings should be reinvigorated where appropriate

Action 1.5.1 // All development proposals will require a heritage assessment report to show how the development will integrate and embrace the heritage values of the site

Action 1.5.2 // Informative signs will educate locals about the heritage of the site and create a sense of place

Action 1.5.3 // Where a significant heritage building has been identified, surrounding developments must not over shadow the heritage built form. Design outcomes should be respectful of the architectural language present

Figure 5.0 Steigereiland in Amsterdam

STRATEGY 1.1 // Variety and Flexibility //

Neighbourhoods need to be flexible, as the demographic makeup of them changes over time. A variety of housing types allows people to ‘age in place’ as they can easily move to a different type of dwelling that better suits their needs (Kelly & Breadon, 2012). It is important for many people to stay in the same area, as this is where they have built up strong connections. These connections are especially important for more vulnerable people such as elderly and single parent households.

The Sybil Craig Quarter aims to cater for everyone’s housings needs and therefore offers a wide variety of housing types. Townhouses, shop tops and dual occupancies are examples of dwellings that will be constructed on the site plentiful. People at all stages in life and with different household compositions will be able to find a suitable home on the site. While we acknowledge that sometimes housing becomes more affordable when dwellings are repeated, the earlier outlined actions ensure that the dwellings will not be just ‘copy pasted’ all throughout the site. A variety in both housing stock as well as appearance will create a lively living environment.

Figure 5.1 Large plots and cul-de-sacs in Avondale Heights

STRATEGY 1.2 // Height & Density //

Melbourne is a city characterized by urban sprawl where dwelling density decreases the further away from the CBD one gets. Urban sprawl is “a form of urbanization distinguished by leapfrog patterns of development, commercial strips, low density, separated land uses, automobile dominance, and a minimum of public open space." (Gillham, 2002). Maribyrnong is typical of Melbourne's middle-ring suburbs where dwellings are largely detached homes on big plots which have become increasingly unaffordable. Dwellings are often single storey. The large plot areas and cul-de-sac street networks (see Figure 5.1) result in long travel distances which forces residents to drive. Extensive use of cul-de-sacs also makes public transport very inefficient and difficult to provide. It is inefficient because in such suburbs buses have to double back along roads already served resulting in slow, indirect and low passenger number services. It is difficult because buses cannot perform u-turns and three-point turns and thus are limited to through roads (Rozek & Giles-Corti, 2017).

The Sybil Craig Quarter will address Melbourne’s urban sprawl issue by being a model of well connected, liveable, low to medium-rise but high density urban form. The street network is designed for walking, cycling and public transport is attractive over private car. All dwellings and buildings have a minimum of three storeys and height increases towards central areas that are in close proximity to activity centres and public transport. The following pages as well as chapter 9 will elaborate on low to medium-rise but high density urban forms.

Figure 5.2 Building Height Map

Action 1.2.1 // Height Restrictions //

Sybil Craig Quarters aims to create a human scale development which provides high densities, whilst still respecting the surrounding built form character.

The development’s lowest buildings will be in areas directly abutting residential interfaces, particularly towards the east of the site. From here, building heights will gradually increase as to create a natural transition from lowest to highest built form outcomes.

The tallest buildings in the development will be situated just west of the central neighbourhood activity area, as well as on the southern boundary interfacing the existing 17 storey development in the Highpoint Precinct.

Along highly pedestrianised areas such as the neighbourhood activity centre and the Maribyrnong River, building heights are to be a maximum of 5 storeys. This is to ensure a comfortable walking and cycling experience, and to eliminate over shadowing on the street.

Buildings within the central green space have a nominal max height of 8 storeys, however due to their prime location, these buildings architectural quality will be rigorously scrutinised.

A key heritage precinct has been identified on the southern interface. Buildings in this area will have a max height of 5 storeys however they to be held to a rigorous architectural standard.

To prevent tall buildings looming over streets we have outlined height dependent setbacks on the following page.

3 storeys //

The minimum building height on the site is 3 storeys. These setbacks are designed to prevent new buildings overshadowing the existing dwellings which border the site. Transitional spaces are encouraged between street and dwellings.

8 storeys max //

8 floor buildings also require a 6m setback at the fifth storey. Buildings with a street wall taller than 8m needs to incorporate balconies on the front facade and for all dwellings.

5 storeys max //

A 6m setback at the fifth storey is required. This setback is intended to ensure buildings do not loom over the streetscape. Roof gardens are encouraged over balconies in the Activity Centre.

10 storeys max //

10 storey buildings require a 6m setback at the seventh storey. Buildings with a street wall taller than 8m needs to incorporate balconies on the front facade and for all dwellings.

Existing Setback Requirements for Residential Developments (ResCode) //

Standard A13 and B20 is just one example of the setback requirements as per ResCode (Department of Environment, Land, Water and Planning, 2015). The below example shows how standard A13 and B20 is designed specifically for buildings with north-facing windows. The purpose of this requirement is to protect the energy efficiency of existing dwellings which use north-facing windows for passive solar

heating. All setback requirements stated in ResCode will be applicable to our subject site, in addition with the street wall setbacks illustrated left. The additional setback requirements will help ensure passive surveillance within the Sybil Craig, as well as provide opportunity for outdoor dining above the street wall.

B)

Figure 5.3 The issues with density per unit area C)

Figure 5.4 Proposed Building density measurement tools

Action 1.2.2 // Density //

Many of Melbourne's urban renewal schemes use the density they will be built to, people per hectare or dwellings per hectare, as an insight into the character of the development. We believe density is an abstract concept and is misleading as a standalone statistic because by itself, it is incapable of showing the arrangement of land use has on the character of an area. Take figure 5.3, A) represents 1 hectare containing four buildings each containing 50 dwellings i.e. 200 dwellings per hectare. In this example residents are spread evenly across the hectare and the land use is purely residential. If more land uses are introduced at the expense of dwellings, B), then the density falls to 50 dwellings per hectare. However if the mixed land use remains but the residential building is increased to 200 dwellings, C), then C) has the same density of dwellings as A), but C) has a vastly different urban form resulting in a vastly different character. C) arguably results in the buildings themselves being too dense. Clearly, density controls cannot distinguish between scenario A) and C).

We propose to approach density at a building scale in the Quarter, rather than at a suburb scale. Figure 5.4 depicts a series of tools to measure building density which allow different shaped buildings to be compared. Plot Coverage gives an indication of the footprint and site area relationship. Floor Area ratio indicates how many times the plot area is being replicated, and Height index allows long but low buildings to be compared to tall but skinny ones by comparing gross floor area and building footprint. (a+t research group, 2015).

Further to this two dwelling density tools are proposed, figure 5.5. These show how dense dwellings are in a proposal. Site Intensity indicates how many dwellings are on a plot as a fraction of the plot area. Building Intensity, is the number of dwellings as a fraction of the Gross Residential Floor Area and gives an abstract average dwelling size in the building.

We plan that these tools will be used to understand the density of buildings proposed before they are approved for construction. These tools will help planners quantify the true scale, density and characteristics of the buildings being proposed for the Quarter. It will also be possible to compare all buildings proposed to each other and compare them to benchmark examples.

Figure 5.6 Donnybrook Quarter, United Kingdom

STRATEGY 1.3 // Eyes on the Street //

‘Eyes on the Street’ is a concept in urbanism invented by Jane Jacobs. She introduces the concept in 1961 in her book ‘The Death and Life of Great American Cities’. Using examples of her own living environment, Greenwich Village in New York, she explains how residents, shop owners and other locals always keep an eye out on the street and how this contributes to a safe and pleasurable environment. The Donnybrook Quarter in East London pictured left is a good example of a contemporary housing project that follows Jane Jacob’s concept. All windows and balconies of the dwellings face the street and a public square. Every dwelling has its own front door facing the street, giving residents a sense of ownership and the opportunity to personalise some public space (Rose, 2006).

In order to create safety and an enjoyable living experience for the future residents of the Sybil Craig Quarter, the ‘eyes on the street’ concept is a key principle. Building will embrace the site and not hide away from it. Public and private open space is encouraged to be designed facing the street, to create passive surveillance. Besides safety, this will also contribute to a lively atmosphere in the neighbourhood.

Key Quote //

"There must be eyes upon the street, eyes belonging to those we might call the natural proprietors of the street." (Jacobs, 1961)

Action 1.3.4. // A View for Everyone //

Local residents in Maribyrnong have expressed their desire for public access to the riverfront during community consultation. According to them, the riverfront should not be privatised (VPA, 2018). Therefore, the Sybil Craig Quarter has low-rise dwellings close to the riverfront, staggering building height towards the centre of the site (see page 29). This ensures a view on the river area for all residents, as well as creating a modest built character close to the river. Besides, all residents will have natural daylight into their habitable rooms. Developers and architects are required to follow all design guidelines that have been put into place by the Victorian Government.

Figure 5.8 Australia’s first passive design building; The Fern in Sydney

STRATEGY 1.4 // Passive Design //

All dwellings and apartments in the Sybil Craig Quarter are required to use passive design. This increases the energy efficiency, reduces energy costs and also fossil fuel consumption. Passive houses require at least 80% less energy than conventional buildings. The Fern is Australia’s first fully passive designed apartment building, located in Sydney. The building only uses 10% of the heating and cooling energy of the average house.

The orientation and design of dwellings and apartments should utilize the natural resources for heating and cooling, such as the sun and wind. Where possible, living rooms should be oriented north, allowing maximum exposure to the sun and easy shading of walls and windows at summer. Another tactic is to make use of effective shading. Through eaves, window awnings, shutters, pergolas and plantings, 90% of the heat can be blocked. Construction materials such as sealing, insulation, thermal mass and glazing make a massive impact on the ventilation and temperature control of homes.

STRATEGY 1.5 // Respect Heritage //

As described in the introduction, the Sybil Craig Quarter has a very rich military and laboratory history. Despite the site being unused for more than two decades, many buildings are still existent. Footage shows that most buildings are not in optimal condition anymore. However, some buildings might have the opportunity to be redeveloped into dwellings or other land uses. This will help people to reflect on the history of the site and to build a sense of place. Buildings and objects that can not be restored anymore can potentially be kept and function as monuments.The images on the left show how for example a former laboratory could be renovated into a STEM school.