Nightingale Disassembled: Master of Architecture Design Thesis

NIGHTINGALE DISASSEMBLED Melbourne School of Design Master of Architecture Design Thesis Nightingale Night School, Semester 2 2020 Studio Leaders: Jeremy McLeod & Ali Galbraith Maria Yanez 1013411

ACKNOWLEDGEMENT TO COUNTRY. I would like to recognise that the chosen site for this design thesis is located on the lands of the Wurundjeri People of the Kulin Nation.

I pay my respects to their Elders past, present and emerging, for they hold the memories, the traditions and the culture of this place.

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

CONTENTS. 01 thesis proposal

the problem

the solution

thesis statement

6 7 16 20

02 research

what is dfd?

dfd: precedents

dfd: enablers & strategies

27 28 30 44

03 design proposal

typologies & details

site analysis

on-site operations

plans & images

final reflection

52 53 72 77 82 107

04 appendix

preliminary iterations

complementary research moments

feasibility study

109 110 120 138 145

05 references

155 5

Design Thesis · Nightingale Night School · Maria Yanez

01

THESIS PROPOSAL.

6

Design Thesis · Nightingale Night School · Maria Yanez

THE PROBLEM: BUSINESS AS USUAL. Despite the fact that our planet Earth has a limited and finite number of resources, the volume of construction waste generated worldwide every year — according to a report from the Transparency Market Research — will nearly double to 2.2 billion tonnes by the year 2025. Without going further, the Australian construction industry alone generates 19 million tonnes of construction waste yearly, and this number is growing rapidly (Clarke & McCabe, 2017). Alarmingly enough, around 40% of Australia’s waste, comes from construction and demolition waste (Clarke & McCabe, 2017).

This proposal intends to tackle the business as usual paradigm of the construction industry which is governed by a linear economy of construction - operation - demolition. We are currently designing permanent, solid buildings as if they will never be taken down. Whether we want it or not, construction waste management has become an urgent issue that as architects we must tackle from the beginning of the design process. Nowadays, “no building can truly be sustainable without also being durable and adaptable” (Dixon, 2008).

CONSTRUCTION

Fig. 1

OPERATION

Fig. 2

DEMOLITION

Fig. 3

7

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

2.2 billion tonnes. yearly, by 2025 8

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

19 million tonnes. every year Fig. 3 9

Design Thesis · Nightingale Night School · Maria Yanez

others 60%

(households, industry, commercial, among others)

C&D waste 40% “Around 40% of Australia’s waste, or some 19 million tonnes a year, comes from construction and demolition.”

Source: Clarke & McCabe (2017)

10

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

demolition 90% From that 40%, an alarming 90% comes fom demolition, while only 10% comes from construction debris.

construction 10%

Source: Pickin et al (2018)

11

Design Thesis · Nightingale Night School · Maria Yanez

THE WORST ENEMY OF A BUILDING: ITS OBSOLESCENCE. The worst enemy of a building is its obsolescence, because it leads to demolition, even when buildings still have plenty of remaining service life ahead (Ross et al, 2016). A 2004 study of building demolitions by Athena Institute found that nearly 70% of buildings being demolished were between 51 to100 years old and an alarming 30% of buildings were less than 50 years old (O’Connor, 2004). In ‘Shaping the Future of Construction’, the World Economic Forum (WEF, 2016) found that only a small portion of C&D waste gets effectively recycled. Instead, billions of tonnes of materials with reuse potential, are being dumped straight into landfill. “Today, a building truly becomes a material graveyard by the end of its life” (Guldager & Sommer, 2016).

This is because in our ever-changing world, one that is ruled by unpredictable and fragile scenarios — rapid urbanizations, political instability, high speculation, constant social uprises and demands, climate emergency, technological transformations and an overall economical crisis — buildings become obsolete and are likely to be demolished before reaching their material end-of-life (Ross et al, 2016). Stronger forces such as the need for a larger structure to meet functional needs or to accommodate a different program, or just investment-based criteria decisions, are threatening the material life of our buildings.

12

Design Thesis · Nightingale Night School · Maria Yanez

Fig. 4 13

Design Thesis · Nightingale Night School · Maria Yanez

MATERIAL RESOURCES: AN URGENT CRISIS. The problem is not only the alarming amount of debris being generated by the industry, but also, that the construction sector is the world’s largest consumer of raw materials, and accounts for nearly 40% of our global carbon emissions (Breene, 2016).

Thus, even though demolition is such a visible and immediate issue, the real problem relies on the alarming amount of virgin materials being constantly extracted from our ecosystems in order to meet the exponentially growing demands of the global construction industry, which builds more than 6 billion square meters of new construction every year (Architecture 2030).

In fact, by 2060, it is projected that 230 billion square meters of building will be built in our cities. This is the equivalent to building an entire New York City, monthly, for the next 40 years (Architecture 2030). “For the next 40 years, we will build as much as has been built so far in the entire history of mankind. It requires us to think radically differently” (Lawætz, 2017).

14

According to Architecture 2030, if we want to drastically reduce our fossil fuel emissions by 2050, it is critical that we start thinking about the embodied carbon in our buildings, now.

And for this to happen, it is fundamental that we start closing the loop of material resources. “The improvement of sustainability in construction means the improvement of the construction industry as a whole” (Rios et al, 2015).

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

6.13 billion m

2

every year

Fig. 5 15

Design Thesis · Nightingale Night School · Maria Yanez

IS THERE A SOLUTION? Shifting this construction industry paradigm to one that understands the life of buildings as a feedback loop is one step forward towards understanding that architecture can no longer afford being neutral or ‘less harmful’. Projects have to be capable of being material-resilient, and adaptable to changing scenarios throughout their lifespans. Static and permanent buildings are no longer a sustainable option (Guldager & Sommer, 2016).

We can no longer rely on a linear economy, because it is a degenerative process, one that is killing our planet. We cannot rely on a recycling economy either, since the answer is no longer ‘doing less harm’; this should be standard practice. As architects it is time that we praise for a circular economy of easy adaptation and material recovery. We have to think ahead, and start planning our buildings for their future deconstruction, aiming for a closed and collaborative loop of material reuse.

“Rather than attempt to predict the future and design permanent structures with an infinite lifespan, we are probably better off in acknowledging our inability to make such predictions and instead design for easy adaptation and material recovery” (O’Connor, 2014).

16

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

linear economy

recycling economy

circular economy

17

Design Thesis · Nightingale Night School · Maria Yanez

FROM A DEGENERATIVE PROCESS...

Recycle DfD (reuse)

Plantations

18

Extraction

Manufacture

Construction

Operation

Demolition

Design Thesis · Nightingale Night School · Maria Yanez

TO A VIRTUOUS CYCLE.

Recycle

Plantations

DfD (reuse)

Extraction

Demolition Manufacture

Construction

Operation

19

Design Thesis · Nightingale Night School · Maria Yanez

THESIS STAMEMENT: NIGHTINGALE DISASSEMBLED. In a world undergoing a massive climate crisis, we cannot continue building the way we have been in the past. To be sustainable is to stop designing buildings for landfill.

Design for Disassembly — or DfD — is an environmentally responsible alternative to demolition. It relies on the idea that buildings have to be flexible in their lifecycle but also resilient to a future where they will no longer be needed.

I am proposing a new DfD housing model that aligns with Nightingale’s philosophy by understanding the planet as our ‘third client’. By planning the design for future deconstruction, this new model intends to be a seed project for the industry, praising for a circular economy of material recovery and resilience.

Nightingale yes, but...

Nightingale Disassembled.

20

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

to be sustainable is to stop designing buildings for landfill.

Fig. 3 21

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY A CIRCULAR ECONOMY. In simple words, the idea behind DfD is to conceive projects as part of a bigger circular economy, where buildings have the potential to become valuable assets for future projects.

For this to happen, we must start designing for adaptation and disassembly from the start of our projects. “How we choose to build in the coming decades can be decisive for the future of the planet” (Sommer, 2016).

This proposal aims to reach beyond the scale of the first building.

This will consequently result in a network of flexible buildings that function as material banks (BAMB, 2020) between one another, where products and materials retain their original value during the building’s operations and can then return to productive use at the end of their service life, forming a virtuous and collaborative cycle of material re-use (Guldager & Sommer, 2016).

This thesis will explore design for disassembly by proposing an initial DfD Nightingale Seed Project, which can then be multiplied in the future to other Nightingales or other housing initiatives that align with the deconstruction philosophy.

22

operation

Design Thesis · Nightingale Night School · Maria Yanez

construction

disassembly “The building materials of the future are designed to be disassembled and reassembled over and over again.”

(Lawætz, 2017)

DfD’s circular economy

23

Design Thesis · Nightingale Night School · Maria Yanez

BUILDINGS AS IMMOVABLE PROPERTIES.

So, instead of conceiving buildings as immovable properties, rooted to a site and eventually doomed demolition... end of service life

24

demolition

Design Thesis · Nightingale Night School · Maria Yanez

BUILDINGS AS MATERIAL BANKS. (BAMB, 2020)

Nightingale Disassembled acts as a material bank for other projects to come in the future.

25

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

26

Design Thesis · Nightingale Night School · Maria Yanez

02

RESEARCH.

27

Design Thesis · Nightingale Night School · Maria Yanez

SO, WHAT IS DESIGN FOR DISASSEMBLY? Design for Disassembly — or DfD — is the design of buildings to allow for future change and eventual dismantlement (in part or in whole), for the recovery of their components and materials (Guy & Ciarimboli, 2005). Design for Disassembly is a growing trend. First defined in the 90’s (Cutieru, 2020), it has gained interest in recent years due to the growing concerns around our planet’s resource crisis. The construction industry’s indiscriminate consumption of raw resources added to its low rate of recyclability has triggered the necessity to shift to a more viable alternative than the current construction modus operandi, which is leading inevitably to the demolition of buildings.

DfD is a new way of thinking, where buildings are thought of as temporary compilation of materials (Guldager & Sommer, 2016). Thus, when designing for disassembly, components are designed with the intention of retaining their original value throughout the service life of a building and most importantly, after the building is dismantled (Ross et al, 2016). Therefore, the selection of materials as well as the design of mechanical connections are crucial for DfD’s success.

28

Incorporating disassembly strategies into the architectural design not only reduces the amount of C&D waste material being dumped into landfill. DfD also aims to close the loop of resourceuse, as recovering materials significantly reduces the extraction of virgin resources from our ecosystems, which in turn reduces carbon emissions and embodied energy of the construction sector (Guy & Ciarimboli, 2005). Designing for disassembly is thinking ahead. It is a way of aiding the deconstruction process, through planning and design (Cruz et al, 2005). DfD also enables for flexible and adaptable buildings and allows for easier maintenance and repair. Plus, given it promotes off site construction and prefabricated components, DfD significantly reduces the environmental impacts during both the construction and deconstruction processes (Guldager & Sommer, 2016).

Design for Disassembly Deconstruction Dismantling Doing the right thing.

Design Thesis · Nightingale Night School · Maria Yanez

Fig. 6

Fig. 7

Fig. 8

29

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY PRECEDENTS. There are a number of DfD precedents around the world. The following are a few inspiring examples, some of which have effectively been dismantled, transported and rebuilt away from their original sites.

BIP Computers Building Alberto Mozó Architects, Santiago de Chile (2006) This three-storey office building was designed to be disassembled.

The project is located in a highly demanded residential area in the suburb of Providencia, Santiago de Chile, in a site which permitted the construction of up to12 storey residential housing.

So designing for disassembly was crucial, given the speculative nature of the site. The structure is made from CLT — one single standard market size for beams, columns and facade structure — and screwed connections. It can be easily dismantled and rebuilt elsewhere if necessary — or its materials resold, reused or repurposed as other timber components such as doors or table-tops. In the words of Alberto Mozó: “The design (...) tries to enhance this new resilient condition and puts value in a new sustainable architecture (...) something which I personally call transitivity” (Mozó, 2006).

30

Design Thesis · Nightingale Night School · Maria Yanez

Fig. 9

Fig. 10

31

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY PRECEDENTS. Östermalm Temporary Market Hall Tengbom Architects, Stockholm, Sweden (2016) Located in the central neighbourhood of Östermalm, Stockholm, this market hall was built as a temporary space while the historic old market hall was being refurbished. It is an example of a successful DfD, because it was actually designed with temporality in mind. Users have grown fond of this new market and it is currently still standing, with twice as much visitors than the old market. However, if required, it can be fully dismantled and all components retain their original value, with the possibility for future reuse (Tengbom Architects, 2016).

The project took only five weeks to complete, and it responds to a modular grid mounting system that enables easy dismantling.

Every structural connection was conceived as a standardised solution, with the main timber components being CLT columns and Glulam beams. The result is a very generous space filled with light thanks to the ceiling height given by the large timber components. Plus, the light weight of the structure allowed for minimal foundations, saving both costs and time (Fundació Mies van der Rohe, 2020).

32

Design Thesis · Nightingale Night School · Maria Yanez

Fig. 11

Fig. 12

33

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY PRECEDENTS. Chile Pavilion ExpoMilan 2015 Undurraga Devés Architects, Milan, Italy (2015/2017) The Chilean Pavilion for ExpoMilan 2015 was designed to be disassembled. In the words of the architects: “We designed the Pavilion (...) with the knowledge that the world fair will only last for six months and then the building should be dismantled to restore the site to its original condition. With that in our minds, in order to do a more sustainable project, we decided that the pavilion had to be rebuilt in a new place to extend its life cycle.

Therefore we designed a wooden Meccano-like structure that could be easily assembled, disassembled, transported and reassembled in a new location back in Chile” (Devés, 2015).

The building was rebuilt in 2017 and is now a cultural center in Temuco, a city located south of Chile, Bio-Bio Region, which I was lucky to visit. Its main material is CLT, with mechanical steel joints bolted to the structure. It can potentially be relocated or its materials reused for a new project.

34

Design Thesis · Nightingale Night School · Maria Yanez

Fig. 13

Fig. 14

35

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY PRECEDENTS. home.two Breathe Architecture, Melbourne, Australia (2019) Without looking further, home.two by Breathe Architecture has already begun exploring the concept of Design for Disassembly.

Thus, I believe the present thesis proposal fits well in the Nightingale philosophy, being the planet, ultimately, our third client.

Located at The University of Melbourne’s Parkville Campus, home.two incorporates many elements into the design that can be detached and unscrewed. Since it was originally conceived as a ‘pop-up’ gathering space and cafe for the New Student Precinct, its materials are fixed mechanically with no glues or unnecessary adhesives, to ensure modules can be easily dismantled for future re-use once the building reaches its endof-life (Breathe Architecture, 2019).

36

Design Thesis · Nightingale Night School · Maria Yanez

Fig. 15

Fig. 16

37

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

DESIGN FOR DISASSEMBLY PRECEDENTS. 6 Orsman Road Waugh Thistleton Architects, London, UK (2020) A recent 2020 precedent is this six-storey office building in London, by Waugh Thistleton Architects, designed for zero waste construction and ultimately for full deconstruction. Material selection was crucial to the project, where the architects explored a hybrid system using CLT columns and flooring, combined with pre-fab steel beams. These large perforated beams maximise the use of free floor plans, which allows for a high flexibility and personalisation of office interiors. There are no internal load bearing walls, and interior partitions are made from SIP panels which can be reconfigured overnight if needed, and fully detached for re-use when the building reaches its end-of-life. In interiors, CLT had been left exposed and only where required, natural finishes such as clay plaster and linoleum tiles have been utilised (WTA, 2020).

The structure is bolted together and every component has been thought with disassembly in mind: exterior cladding, steel balustrades, timber decking, CLT stairs, all of them are dismountable and can be used again in the future.

38

Design Thesis · Nightingale Night School · Maria Yanez

Fig. 17

Fig. 18

39

Design Thesis · Nightingale Night School · Maria Yanez

DFD IN AUSTRALIA CLOSING THE GAP. Despite the fact that there are already numerous precedents of CLT construction across Australia — International House in Sydney by Tzannes (2017), 25 King by Bates Smart (2018), Forte Living by Lend Lease (2013) and Library at the Docks by Hayball (2014) to mention a few — none of them have been designed with disassembly in mind. However, the deconstructive nature of CLT will allow these buildings to re-use some of their timber components at the end of their life cycles, or recycle them by returning them back to the manufacturer for use as carbon neutral energy (Borgström et al, 2019).

In this sense, Nightingale Disassembled comes to fill the existing gap between current timber construction in Australia and the practice of Design for Disassembly. By doing so, this new model has the potential of being a leading example for future projects that incorporate deconstruction in their designs.

40

Design for Disassembly in Australia

Timber construction in Australia

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

Fig. 19

Fig. 20

Fig. 21

Fig. 22

International House, Sydney

25 King, Brisbane

Forte Living, Melbourne

Library at the Dock, Melbourne

Tzannes, 2017

Bates Smart, 2018

Lend Lease, 2013

Hayball, 2014

41

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

SPACE & FORM INSPIRATIONS. These are a series of images I referred to as part of the imagery I intend to explore with this design. They are linked to the following concepts: grid timber modular off-site timber construction standardised connections design for disassembly resilience flexibility adaptability lightweight regular dismantle

re-use closed-loop

furniture CLT assembly joints disassemble prefabrication deconstruction reversible detached

42

Design Thesis · Nightingale Night School · Maria Yanez

Fig. 23

Fig. 24

Fig. 28

Fig. 26 Fig. 25

Fig. 30

Fig. 27

Fig. 31 Fig. 32

Fig. 29

Fig. 35 Fig. 33

Fig. 34

Fig. 37 Fig. 36

43

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY ENABLERS. The following are a series of design-based enablers as exposed

by Brandon E. Ross et al (2016) in ‘Enabling Adaptable Buildings’ and as discussed by Guldager & Sommer (2016) in ‘Building a Circular Future’. These principles allow buildings to be adaptable in time and disassembled at their end-of-life.

Building layers: The physical and functional separation of elements in the project allows for better maintenance, adaptation, and replacement of components. The idea is to minimise the effect that one layer may have on another layer, by positioning them as separate elements. There are six layers (see page 48) to consider when designing: Stuff, Space Plan, Services, Structure, Skin and Site (Brand, 1994).

Modularity and standardisation: Prefer a standardisation of component sizes and details throughout the building. This will help create adaptation schemes, plus facilitating universality for future dismantlement.

Regular structural grid: Simplicity within a structural system allows for an easy understanding of the building: creates clear load paths, reduces uncertainty when adapting or disassembling. Prefer using grids and repeated components.

Prefer larger members because this means fewer connections 44

thus increasing salvageability. When possible, prefer open plan layouts to allow for easier adaptation, reconfiguration, replacement of interior spaces with reduced or no impact on the structure and service layers.

Materiality: Are materials high quality, non-toxic, durable?

Easily reusable or recyclable? The resilience of materials is critical in components that are intended to outlive a building’s functional life in order to be used for future projects. Avoid composites such as concrete. They are mostly non-recyclable and unable to disassemble. Timber and its derivatives are highly recommended due to its high salvageability.

Reversible connections: Use simple and accessible mechanical connections to facilitate removal or addition of components during or at the end of the building lifecycle. Prefer reversible and standardised connections. Steel is recommended due to its high recyclability. Avoid composite glues, adhesives, welds and chemical connections since they are not undoable.

Most importantly, the building’s documentation must be accurate regarding ‘as-built’ plans and conditions on site. This accuracy can help making future decisions in adaptation projects, or when disassembling, minimising risk and uncertainty.

Design Thesis · Nightingale Night School · Maria Yanez

BUILDING LAYERS

MODULARITY AND STANDARDISATION

REGULAR STRUCTURAL GRID

MATERIALITY

REVERSIBLE CONNECTIONS

45

Design Thesis · Nightingale Night School · Maria Yanez

EVERY BUILDING HAS LIFE LAYERS. Stewart Brand in his 1994 book titled ‘How Buildings Learn’ identifies 6 layers of a building, which the author defines as the six S’s: Site, Structure, Skin, Services, Space Plan and Stuff.

Each of these layers have contrastingly different lifespans and are, as Brand describes, in constant friction. It explains how the most internal layers of a building have shorter lifespans whereas external layers such as the structure will last significantly longer.

When designing for disassembly, it is very important to acknowledge this. For example, if a building changes its program or requires a Space Plan reconfiguration, but there’s a structural element that will not allow it, then it is most likely that the building will reach its obsolescence prematurely (Guy & Ciarimboli, 2005). Similarly, it is estimated that facades will last considerably less than structure, therefore, it is important to facilitate access to renovation and maintenance (Guldager & Sommer, 2016).

One of the key principles identified by Brand is to allow for accessibility to the different layers, always preferring exposed connections and avoiding unnecessary materials. This will allow for easier maintenance of a building and consequently increase its lifetime and salvageability.

46

Design Thesis · Nightingale Night School · Maria Yanez

sk

in

str uc

tu

se

rv

sp

ac

stu

ff

—

e

—

re

ice

s—

pl

an

<1

20 — 7

—

ye

ar

3

ye

ar s

30 to to

to

15

30

0

ye

30

ye

ar s

ar s

ye

ar s

site — eternal (?)

Building lifespans: a reinterpretation drawing from Stewart Brand’s original.

47

Design Thesis · Nightingale Night School · Maria Yanez

MATERIALITY CROSS LAMINATED TIMBER. The following description exposes the benefits of CLT construction based on research from the ‘Embodied Carbon Primer: Supplementary Guidance to the Climate Emergency Design Guide’ by the London Energy Transformation Initiative (2020) and from ‘The CLT Handbook’ by Borgström et al (2019).

Cross Laminated Timber — CLT — is an engineered material.

Its standardised nature allows for off-site prefabrication, reducing on-site waste, construction time and air and noise pollution when constructing (Borgström et al, 2019). It has a high durability and salvageability, which are key features for DfD’s success.

CLT has a high load-bearing capacity when dealing with fire, meaning that in the event of an emergency it will char on the surface, producing a protective layer that helps maintain its internal structural integrity for prolonged periods of time (Borgström et al, 2019).

Timber construction has a lower carbon footprint compared to other traditional methods such as concrete or steel. Plus, it

When left exposed, timber is breathable and it is said to improve air quality and indoor humidity in built environments thus bringing benefits to human health (LETI, 2020). In addition, users react positively to the warmth, softness and natural features of wood.

Plus, timber has a good thermal insulation capacity and its thermal resistivity makes it a neutral material to touch, since it does not reach high or low surface temperatures (LETI, 2020).

stores carbon that grown trees have already removed from the air, and will retain that carbon during the building’s entire lifecycle, thus it has the potential of being a ‘carbon negative’ material (LETI, 2020). Thus, the use of timber should be encouraged provided that it is correctly sourced from responsibly managed forests (LETI, 2020).

48

CLT has great ‘weight-to-strength’ performance, being a lightweight material yet very strong. Lightweight construction means smaller foundations, which reduces costs and time, plus the possibility of utilising screw piles instead of concrete foundations, which can then be unscrewed and re-used (LETI, 2020).

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

standardised & discrete components

lower carbon footprint

naturally stores carbon

faster & low waste construction

lightweight

high durability & salvageability

Fig. 38 49

Design Thesis · Nightingale Night School · Maria Yanez

MATERIALITY CHARRED WOOD. The current Australian National Construction Code (NCC) allows for timber construction of multi-residential buildings to reach 25 meter height — 8 storeys approximately — provided the structure is fire-protected. This present thesis proposal explores charred wood as a feasible alternative for timber elements exposed to exteriors.

Charred wood, or Shou Sugi Ban, is a traditional japanese technique consisting in burning the surface of timber elements to create a charred exterior layer of three to five millimetres thick.

This layer acts as an effective wood protector, making the timber repellent to insects, UV rays, fungi and moisture. It also acts as a successful fire retardant., since the charred surface reduces thermal conductivity of the timber (Ebner et al, 2019).

The finish can last up to 80 years with little or no maintenance (Miller, 2015). However, in Japan, buildings over 500 years old have been conserved thanks to this method (Ebner et al, 2019).

In addition to its practical and protective features, Shou Sugi Ban also provides wood with a deep black, texturised and rich appearance. Plus, being a natural technique, it is environmentally friendly and non-toxic (Ebner et al, 2019).

50

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

environmentally friendly

non-toxic natural

fire retardant

resistant to insects, UV & moisture

very low maintenance

high durability & salvageability

Fig. 39 51

Design Thesis · Nightingale Night School · Maria Yanez

03

DESIGN PROPOSAL.

52

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY APARTMENT TYPOLOGIES. Being standardisation a key enabler of disassembly, the design starts by defining six apartment typologies which placed together in different orientations make way for the final building form. In terms of materiality, the project’s structure is made out of CLT, prefabricated off site and brought to site for assembly.

The building follows a regular 4.6x4.6m modular grid, a standard size for CLT beams. A single module is able to fit a bedroom and bathroom, plus a small access nook, all under Better Apartment Design Standards (BADS). Then, typologies vary size in order to fit different user’s spatial needs: teilhaus (42m2), 1 bedroom apartment (57m2), 1 bedroom plus a study apartment (69m2), loft apartment (56m2) and two bedroom apartment (79m2).

The driving principle of this design is zero waste construction, and the building can ultimately be dismantled. If we take a loft apartment, for example, and then extrude it (refer to page 61) every element has been considered to ensure as much as possible can be recycled or reused once the building reaches its end of life.

53

Design Thesis · Nightingale Night School · Maria Yanez

3.2m

4.6m

4.6m

1 MODULE: MINIMAL STRUCTURAL UNIT (21m2) 54

Design Thesis · Nightingale Night School · Maria Yanez

FLOOR PLAN 1:100 A5

0

1

2

5

55

Design Thesis · Nightingale Night School · Maria Yanez

3.2m

4.6m 4.6m

4.6m

2 MODULES: TEILHAUS APARTMENT (42m2) 56

Design Thesis · Nightingale Night School · Maria Yanez

FLOOR PLAN 1:100 A5

0

1

2

5

57

Design Thesis · Nightingale Night School · Maria Yanez

3.2m

4.6m 4.6m 4.6m

4.6m

3 MODULE: 1 BEDROOM APARTMENT (57m2) 58

Design Thesis · Nightingale Night School · Maria Yanez

FLOOR PLAN 1:100 A5

0

1

2

5

59

Design Thesis · Nightingale Night School · Maria Yanez

4.6m 3.2m

4.6m 4.6m 4.6m

4 MODULES: 2 BEDROOM APARTMENT (79m2) 60

4.6m

Design Thesis · Nightingale Night School · Maria Yanez

FLOOR PLAN 1:100 A5

0

1

2

5

61

Design Thesis · Nightingale Night School · Maria Yanez

3.2m

4.6m

4.6m

4.6m

3 MODULE: 1 BEDROOM APARTMENT (57m2) 62

Design Thesis · Nightingale Night School · Maria Yanez

FLOOR PLAN 1:100 A5

0

1

2

5

63

Design Thesis · Nightingale Night School · Maria Yanez

3.2m

4.6m

4.6m 4.6m

4.6m

4 MODULES SQUARE: 1 BEDROOM + STUDY APARTMENT (69m2) 64

Design Thesis · Nightingale Night School · Maria Yanez

FLOOR PLAN 1:100 A5

0

1

2

5

65

Design Thesis · Nightingale Night School · Maria Yanez

3.2m 3.2m 4.6m 4.6m

4.6m

4 MODULES STACKED: LOFT APARTMENT (56m2) 66

Design Thesis · Nightingale Night School · Maria Yanez

FLOOR PLAN 1:100 A5

0

1

2

5

67

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY KIT OF PARTS.

13

1 CLT COLUMN (300x300mm)

3

charred or cutek low-voc black

2 CLT BEAM (200x300mm)

charred or cutek low-voc black

3 CLT FLOORING INTERIOR (200mm) clt floor panel magnesium oxide board concrete tiles

7 9

4 CLT FLOORING EXTERIOR (200mm)

6

clt floor panel magnesium oxide board class 2 timber flooring

8

5 CLT EXTERIOR WALLS (250mm) clt wall panel thermacork insulation charred timber cladding

1

6 CLT PARTITION WALLS (120mm) 7 CLT PREFAB STAIR (w=1m)

2

clt pre-fab stair magnesium oxide board concrete tiles

12

8 ACCESS DOOR (w=900mm) 9 STANDARD DOOR (w=800mm) 10 PRE-FAB STEEL WINDOWS

11

size a: 1.5x0.6m, steel framed size b: 1.5x1.5m, steel framed size c: 1.5x 2.5m, steel framed

11 SLIDING GLASS DOOR

size: 3.1x4.4m, steel framed

10 14

12 FIXED GLASS PARTITIONED size: 3.1x4.4m, steel framed

13 STEEL RAILING 14 PREFAB STEEL DECK PARTITIONS

68

4

3

5

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY STANDARDISED DETAIL.

1. The charred CLT structure is bolted together through a standardised cruciform steel joint.

2. Bolted to the bottom column first, then to the beams.

3. And finally to the upper column, thus hidden within the structure when fully assembled.

69

Design Thesis · Nightingale Night School · Maria Yanez

DESIGN FOR DISASSEMBLY STANDARDISED DETAIL.

4. A steel L shaped bracket is then bolted to the beams.

70

5. This bracket is used to hold CLT floor panels.

6. This bracket is then used to hold CLT walls panels.

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

7. Floor panels are protected by a magnesium oxide board screwed to the panel. MgO boards are highly recyclable and sustainable.

8. Recyclable finishes such as concrete tiles for apartment interiors and humid areas, which can be easily crushed and recycled at end-of-life.

9. And class 2 timber for communal spaces and apartment decks due to its durability and high salvageability.

71

Design Thesis · Nightingale Night School · Maria Yanez

SITE ANALYSIS.

72

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

THE SITE 1-5 PERRY ST, COLLINGWOOD. The site is located in 1-5 Perry Street, Collingwood, VIC, within walking distance from Smith Street amenities, restaurants, bars, cafes, groceries and a wide variety of services. The site is also within walking distance from Tram route 86 (stops 18 and 19), and a 15 minute walk to Edinburgh Gardens.

Why Collingwood? Because it is a neighbourhood that is constantly being built and unbuilt. It is a suburb that has been undergoing rapid change over the last two decades, becoming a significant site of urban change and population growth (Making Futures, n.d.).

This population increase is evident in the recent developments being built in the area, many of which incorporate adaptive reuse of industrial buildings and warehouses (Making Futures, n.d.). So a building designed for disassembly suits well into this scenario, a building that can adapt over time and be completely dismantled in case stronger forces threaten its material life.

73

Design Thesis · Nightingale Night School · Maria Yanez

Tram Route 86 SMITH STREET 3min walk to Stop 18

2min walk to Stop 19

BEDFORD STREET

74

Otter Street

PERRY STREET

1-5 PERRY STREET

Design Thesis · Nightingale Night School · Maria Yanez

SMITH STREET

PERRY STREET

1-5 PERRY STREET

BEDFORD STREET

RESIDENTIAL COMMERCIAL

75

Design Thesis · Nightingale Night School · Maria Yanez

PERRY STREET

LANE

6m

LANE

N

BEDFORD STREET

76

E

One of the main strengths of the site is that almost all of its perimeter is free of immediate neighbours allowing for ventilation and light access in all four facades.

Design Thesis · Nightingale Night School · Maria Yanez

ON-SITE OPERATIONS

77

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

FORM FINDING.

4.6

m

m

4.6

m

2.3

1.6 m Bed

ford

78

r Per

Stre

t tree

yS

et

Bed

ford

r Per

Stre

t

tree

yS

et

1. GRID

2. SETBACKS

Form finding begins by applying the 4.6x4.6m grid to the site and extruding it to a virtual volume of 7 storeys.

Setbacks are provided to north and west facades to allow for softer arrival of the building to the ground and provide distancing with commercial buildings to the west.

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

Bed

ford

r Per

Stre

t

tree

yS

et

Bed

ford

r Per

Stre

t

tree

yS

et

3. LIGHTWELLS

4. ACCESS NOOKS

Two voids run all the way up to the roof to allow for natural ventilation and light in all apartment bedrooms and stack ventilation within the building.

Modules are then subtracted at entry points to allow for wider access to north and east. Public generosity is also given to the north west corner, where the sidewalk is widened to welcome pedestrians inside the corner cafe.

79

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

pv panels roof communal terraces

Bed

ford

80

r Per

Stre

t

tree

yS

et

Bed

ford

r Per

Stre

t

tree

yS

et

4. VOLUME SUBTRACTION

5. TERRACES

Upper modules are then subtracted in order to create a more dynamic relation between storeys.

This gives way to communal spaces such as terraces on level 3 and 4, the produce garden on level 5 and the rooftop garden and communal laundry on level 6.

Design Thesis · Nightingale Night School · Maria Yanez

Bed

ford

Pe

Stre

t

tree

S rry

et

6. FINAL FORM 81

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

NIGHTINGALE DISASSEMBLED. Nightingale Disassembled shows how grid, materiality, standardisation and apartment typologies merge together to create an enriching built environment where neighbours can interact through outdoor terraces and communal spaces.

This is an image showing the main facade facing north onto Perry Street. The building offers public generosity at ground floor level by opening up to the community with a series of commercial spaces such as a corner cafe to the north-west, an organic grocer to the north-east, plant nursery to the east, a bike repair store to the south-east corner and a timber makerspace to south-west end.

The driving principle of this design is zero waste construction, and the building can ultimately be dismantled. If we take the loft apartment, for example, and then extrude it (page 68) we can see how every element has been considered to ensure as much as possible can be recycled or reused once the building reaches its end of life.

82

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

83

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

A WELCOMING GROUND FLOOR. At ground floor level facing north-west, a cafe opens up to welcome pedestrians by widening the sidewalk and offering built-in tables and benches that relate to the interior through large window openings. Awnings create a sense of human scale. The north and east access (here showing north) are one module wide (4.6m) to provide residents with an inviting and illuminated entry to the building. Exterior walls are protected with charred timber cladding, which contrasts with the exposed CLT in interiors (access images page 88 and 89).

84

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

85

Design Thesis · Nightingale Night School · Maria Yanez

3 STOREY COMMERCIAL

GROUND FLOOR 86

1 STOREY COMMERCIAL

1:250 in A5 0

1

2.5

5m

3 STOREY COMMERCIAL

LEVEL 1

1 STOREY COMMERCIAL

Design Thesis · Nightingale Night School · Maria Yanez

1:250 in A5 0

1

2.5

5m

87

Design Thesis · Nightingale Night School · Maria Yanez

NORTH ACCESS 88

Design Thesis · Nightingale Night School · Maria Yanez

EAST ACCESS 89

Design Thesis · Nightingale Night School · Maria Yanez

3 STOREY COMMERCIAL

LEVEL 2 90

1 STOREY COMMERCIAL

1:250 in A5 0

1

2.5

5m

3 STOREY COMMERCIAL

LEVEL 3

1 STOREY COMMERCIAL

Design Thesis · Nightingale Night School · Maria Yanez

1:250 in A5 0

1

2.5

5m

91

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

COMMUNAL TERRACES FOR SOCIAL INTERACTION. A series of communal terraces on levels 3 to 6 allow residents to have an open space for gathering and interacting. These terraces incorporate modular planters and seatings to regulate levels of privacy between apartment interiors and outdoor semipublic space.

92

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

93

Design Thesis · Nightingale Night School · Maria Yanez

3 STOREY COMMERCIAL

LEVEL 4 94

1 STOREY COMMERCIAL

1:250 in A5 0

1

2.5

5m

3 STOREY COMMERCIAL

LEVEL 5

1 STOREY COMMERCIAL

Design Thesis · Nightingale Night School · Maria Yanez

1:250 in A5 0

1

2.5

5m

95

Design Thesis · Nightingale Night School · Maria Yanez

STAIRS LIGHTWELL 96

Design Thesis · Nightingale Night School · Maria Yanez

PRODUCE GARDEN 97

Design Thesis · Nightingale Night School · Maria Yanez

3 STOREY COMMERCIAL

LEVEL 6 98

1 STOREY COMMERCIAL

1:250 in A5 0

1

2.5

5m

Design Thesis · Nightingale Night School · Maria Yanez

ROOF

+22.8

ROOFTOP +19.6

LONG SECTION AA

LVL 5

+16.4

LVL 4

+13.2

LVL 3

+10.0

LVL 2

+6.8

LVL 1

+3.6

GF

+-0.0

1:250 in A5 0

1

2.5

5m

99

Design Thesis · Nightingale Night School · Maria Yanez

WINTER DECK 100

Design Thesis · Nightingale Night School · Maria Yanez

ROOFTOP GARDEN 101

Design Thesis · Nightingale Night School · Maria Yanez

ROOF

+22.8

ROOFTOP +19.6

LVL 5

+16.4

LVL 4

+13.2

LVL 3

+10.0

LVL 2

+6.8

LVL 1

+3.6

GF

+-0.0

SHORT SECTION BB 102

1:250 in A5 0

1

2.5

5m

Design Thesis · Nightingale Night School · Maria Yanez

ROOF

+22.8

ROOFTOP +19.6

SHORT SECTION CC

LVL 5

+16.4

LVL 4

+13.2

LVL 3

+10.0

LVL 2

+6.8

LVL 1

+3.6

GF

+-0.0

1:250 in A5 0

1

2.5

5m

103

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

SIMPLICITY IN APARTMENT INTERIORS. Apartment interiors have been designed to avoid unnecessary materials and instead prioritise material honesty. In contrast with the charred timber exteriors, the interior CLT is left exposed with a natural oil coating. Concrete tiles are used as flooring due to its high recyclability. Electric fixtures and cabling run exposed.

104

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

105

Design Thesis · Nightingale Night School · Maria Yanez

Fig. 40 106

Design Thesis · Nightingale Night School · Maria Yanez

FINAL REFLECTION. Design for Disassembly should no longer be the exception, but the rule. However, one of the biggest challenges for DfD is not knowing what the future will bring (Guldager & Sommer, 2016). Buildings are unpredictable structures, and as such, they change and adapt overtime, so our designs should encourage this change. The only way we can extend the service-life of a building is by thinking ahead of its first life, its first users, its first program, its first site. The way I see it, buildings should be thought of as nomads instead of settlers.

DfD requires not only the architects’ agency, but also the will of every stakeholder, builder, contractor, and investor involved in a project. If we want to switch the paradigm of the construction industry, we must all be working towards a common goal: “Building a circular future means redesigning industry logic from building scale to business scale” (Guldager & Sommer, 2016).

If we aim together towards the implementation of circular strategies, then we will not only see results in the far future. DfD allows for healthier and more resilient buildings that are easier to operate, maintain, repair and adapt (Guldager & Sommer, 2016).

107

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

A NEW MODEL OF MATERIAL RECOVERY. pre-fab stairs

steel framed windows and sliding doors

steel railings and deck partitions

modular planters and seats structural elements

108

clt walls and partitions

Design Thesis · Nightingale Night School · Maria Yanez

04

APPENDIX.

109

Design Thesis · Nightingale Night School · Maria Yanez

PRELIMINARY DESIGN ITERATIONS. The following images and drawings are a series of iterations and explorations during earlier stages of the design — concept design and sketch design. They show a progression of thought, starting with form iterations based on a standardised grid and then followed by preliminary isometrics, preliminary typology explorations, partial sections, and initial images of the projected space for Nightingale Disassembled.

110

Design Thesis · Nightingale Night School · Maria Yanez

PRELIMINARY ISOMETRICS BASED ON FIRST FEASIBILITY

111

Design Thesis · Nightingale Night School · Maria Yanez

TYPOLOGY EXPLORATION PRELIMINARY MODULES

3.2m

4.6m

112

4.6m

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

4.6m

4.6m

CLT prefabricated panelling system in floor and walls.

N

CLT columns 300x300

113

Design Thesis · Nightingale Night School · Maria Yanez

PARTIAL SECTIONS.

114

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

115

Design Thesis · Nightingale Night School · Maria Yanez

PRELIMINARY IMAGE: TEILHAUS.

116

Design Thesis · Nightingale Night School · Maria Yanez

PRELIMINARY IMAGE: LIGHTWELL.

117

Design Thesis · Nightingale Night School · Maria Yanez

PRELIMINARY IMAGES: SKETCH DESIGN.

CORNER CAFE.

118

SHARED DECKS.

Design Thesis · Nightingale Night School · Maria Yanez

COMMUNAL SPACE.

LOFT INTERIOR.

119

Design Thesis · Nightingale Night School · Maria Yanez

COMPLEMENTARY RESEARCH.

120

Design Thesis · Nightingale Night School · Maria Yanez

WHAT MAKES A GREAT URBAN SPACE? The following pages analyse the three urban spaces that are successful in promoting urban life, public generosity and pedestrianisation. · Villa de Gracia is a residential neighbourhood located in Barcelona, Spain, where I was lucky to live for a year. This neighbourhood is considered to be one of the most livable places in the city, due to its walking proximity to plazas, its active storefront, and its medium density living, where buildings do not surpass six-storeys. · Pocuro neighbourhood, located in Santiago de Chile, is another example of a successful urban space. Its recognisable green canopies shading the streets and sidewalks, its cyclepaths and great connectivity to the city center, plus its close proximity to local stores and amenities make it one of the most desirable places to live in Chile’s capital city. · Hammarby Sjöstad, in Stockholm, is an eco-friendly urban development of 160ha that repurposes an old industrial area along Hammerby lake to a residential neighbourhood. The Hammarby model has become a world-wide example of sustainable living.

121

Design Thesis · Nightingale Night School · Maria Yanez

VILLA DE GRACIA

Barcelona, Spain.

Fig. 41 122

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

WHY?

6 floors

+ A. Neighbourhood is medium density, apartment buildings do not exceed the 6 storey height.

+ B. Harmonic balance between mix-use apartment buildings and public plazas.

5min

C. Highly pedestrian-focused: 5 minute walking distance to plazas and outdoor public spaces.

123

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

A + B + C.

Fig. 43: Public plazas as a gathering place, highly pedestrian oriented.

15+ floors

Fig. 42: Mix-use apartment buildings activating the street at GF level.

10 floors 5 floors 1 floor

Public plazas

124

Design Thesis · Nightingale Night School · Maria Yanez

POCURO NEIGHBOURHOOD

Santiago, Chile.

Fig. 44 125

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

WHY?

+ A. Green corridors that privilege cyclists and pedestrians.

126

+ B. One of the greenest neighbourhoods in Santiago, characterised by streets with london plane canopies

C. Many apartment buildings along Pocuro have local stores at GF level to engage with the street.

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

A + B + C. Neighbourhood stores

Fig. 47: Lolita Bookstore

Fig. 45 Fig. 48: Almazan Groceries

1,6

1,4

2,0

1,4

1,6

Fig. 46: Streets with large london plane canopies.

Fig. 49: Filippo Gelateria 127

Design Thesis · Nightingale Night School · Maria Yanez

HAMMARBY SJÖSTAD

Stockholm, Sweden.

Fig. 50

128

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

WHY?

40% 60%

<10min

A. Walking distance (less than 10 min) from every point of the neighbourhood to a water source.

B. Proportion of green areas at GF level is higher than pavement/ concrete (60-40% approx).

C. Great connectivity to public transport and routes connecting to the city center.

129

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

A + B + C. 4

3

3

5

6

7 7

5 7

light rail route subway route to city 130

Fig. 51

Fig. 52 & 53: Highly pedestrianised environment, where water and vegetation are always present.

Design Thesis · Nightingale Night School · Maria Yanez

WHAT MAKES A GREAT APARTMENT BUILDING? The following pages analyse three apartment buildings that are successful in responding to its users needs and that have incorporated strategies that promote community living, outdoor spaces and public generosity. · First example is the Three Generations building, by BETA office (2018), a three-storey apartment designed to age with their users. The building is able to host three different generations and is designed to be resilient to future changes within the family, in order to accommodate residents throughout time. · Kroeyer Square in Copenhagen, by Vilhelm Lauritzen and Cobe (2016), incorporates a public open space ground floor that can be enjoyed by both residents and the neighbourhood.

By doing so, the project promotes social interaction and community bonding. · Pontkade NDSM in Amsterdam, by DELVA (unbuilt), is a successful example of how to combine public with semi-public spaces. It incorporates an active storefront at ground floor level and a generous community garden closed to the public yet shared by residents on the third floor.

131

Design Thesis · Nightingale Night School · Maria Yanez

THREE GENERATIONS

Amsterdam, Netherlands / BETA office (2018) Fig. 54 132

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

WHY? Third and fourth level

The building is home to a multigenerational program, through a space that accommodates to the needs of different generations at different levels.

First and second level

Ground floor

Fig. 55 133

Design Thesis · Nightingale Night School · Maria Yanez

KROEYER SQUARE

Copenhagen, Denmark / Vilhelm Lauritzen + Cobe (2016) Fig. 56 134

Design Thesis · Nightingale Night School · Maria Yanez

The project incorporates a public ground floor as an extension of the sidewalk, that contributes positively to the city’s public space and livability.

Fig. 57 135

Design Thesis · Nightingale Night School · Maria Yanez

PONTKADE NDSM

Amsterdam, Netherlands / DELVA Fig. 58 136

Design Thesis ¡ Nightingale Night School ¡ Maria Yanez

Fig. 60: Community Garden on an intermediate level, shared by residents.

Fig. 59

Source: < https://delva.la/projecten/pontkade/>

Fig. 61: Activated GF level, open to the broader community.

137

Design Thesis · Nightingale Night School · Maria Yanez

MOMENTS.

138

Design Thesis · Nightingale Night School · Maria Yanez

ARCHITECTURAL MOMENT — FOLDING STOREFRONT

139

Design Thesis · Nightingale Night School · Maria Yanez

ARCHITECTURAL MOMENT — VERTICAL RELATIONS

140

Design Thesis · Nightingale Night School · Maria Yanez

ARCHITECTURAL MOMENT — CUSTOMIZABLE ACCESS NOOKS

141

Design Thesis · Nightingale Night School · Maria Yanez

ESD MOMENT — PASSIVE COOLING & HEATING AT GF

summer

winter

142

Design Thesis · Nightingale Night School · Maria Yanez

SOCIAL MOMENT — FACING BENCHES

1.4m

1m

143

Design Thesis · Nightingale Night School · Maria Yanez

SOCIAL MOMENT — SOFT NEIGHBOUR BOUNDARY

Rosie’s apt

144

Damien’s apt

Design Thesis · Nightingale Night School · Maria Yanez

FEASIBILITY STUDY.

145

Design Thesis · Nightingale Night School · Maria Yanez

SITE INFORMATION. 1-5 PERRY STREET, COLLINGWOOD

Zoning: Commercial Zone 1

Restrictions:

No setback restrictions

No overlays

Recommended height: 4 storeys

20.7m

Site measurements:

Area: 583m2

Width: 20.7m

Length: 28.2m

28.2m

1:400 on A5 0

146

5

10

15

Design Thesis · Nightingale Night School · Maria Yanez

FEASIBILITY — GROUND FLOOR Circulation / BOH Commercial Landscape

147

Design Thesis · Nightingale Night School · Maria Yanez

FEASIBILITY — LEVEL 1 Circulation / BOH Landscape 1 Bedroom apt.

2 Bedroom apt.

Loft apt.

Deck

148

Design Thesis · Nightingale Night School · Maria Yanez

FEASIBILITY — LEVEL 2 Circulation / BOH 1 Bedroom apt.

2 Bedroom apt.

Loft apt.

Deck

149

Design Thesis · Nightingale Night School · Maria Yanez

FEASIBILITY — LEVEL 3 Circulation / BOH Landscape 1 Bedroom apt.

Teilhaus Deck

150

Design Thesis · Nightingale Night School · Maria Yanez

FEASIBILITY — LEVEL 4 Circulation / BOH Landscape 1 Bedroom apt.

Loft apt.

Teilhaus Deck

151

Design Thesis · Nightingale Night School · Maria Yanez

FEASIBILITY — LEVEL 5 Circulation / BOH Landscape 1 Bedroom apt.

Loft apt.

Deck

152

Design Thesis · Nightingale Night School · Maria Yanez

FEASIBILITY — LEVEL 6 Circulation / BOH Landscape Loft apt.

Deck

153

Design Thesis · Nightingale Night School · Maria Yanez

FEASIBILITY — SPREADSHEET Development Feasibility

26-03-2018

Nightingale Night School Template

OPTION A

SITE INFORMATION

Landscape (Inc Rooftop) Total GFA

3235

$50.000 5,0%

$0

- no stampduty payable by Nightingale) Subtotal

2. CONSULTANTS

14.4% Cons. Cost

3. PERMITS / AUTHORITY / STATUTORY

$18.000

5. SELLING COSTS

$37.000

6. FINANCE

$57.449

7. INTEREST

$266.495

9. CONSTRUCTION

5% Contingency

$7.483.088

$7.126.750

Construction Budget Construction Contingency

5,00%

10. TOTAL PROJECT COST

2.5% Contingency

Subtotal (Items 1 — 9)

Circ/BOH Comm

1.000

$0

1.750

$1.048.250

1.750

$614.250

1.000

$234.000

1.100

$440.000

$356.338

Enviro

$0

Rock

$150.000

Ground Floor Lift Lobby

$100.000

$12.672.759

$7.126.750

$12.363.668

Development Contingency

2,50%

$309.092 $12.672.759

Total Project Cost

11. INCOME

$14.523.745

Area (sqm) 1651 351

Unit

$8.120,00 $6.500,00

Subtotal GST (Margin Scheme/ Unit sales) Leasable Retail GST (Management Rights Sale) Total Sales

$13.406.120 $2.281.500 $15.687.620 $1.163.875 $0 $0 $14.523.745

12. PROFIT Gross Costs

$12.672.759

Revenue Less GST

$14.523.745

Gross Profit

Return on Cost

DISCLAIMER: This feasibility spreadsheet has been adapted from previous examples. Indicative figures have been used only.

Breathe do NOT verify their accuracy.

It remains the sole responsibility of the developer to verify these costs with their own cost consultants.

154

Basement

$7.483.088

Subtotal

Total Retail NSA Ground

Apt NSA

$390.502

4. HOLDING COSTS

Total Apartment NSA

$4.540.250

$1.176.134

$2.935.000

$2.885.000

Stamp Duty (Landholder to transfer title directly to residents

2.750

Deck

$5.816,53

Legal on Land Purchase

Total

$2.935.000

$ / metre

496

Land Purchase

Rate

1651 0 599 351 234 400

TOTAL m2

1. LAND / ACQUISITION

Area

$1.850.986

15,0%

15% return. $8,120.00 28 apartments.

Design Thesis · Nightingale Night School · Maria Yanez

05

REFERENCES.

155

Design Thesis · Nightingale Night School · Maria Yanez

REFERENCES & FURTHER READING — PART 1 Books Addis, W and J Schouten, Design for Deconstruction: Principles of Design to Facilitate Reuse and Recycling (Construction Industry Research & Information Association (CIRIA), 2004) Andreu, T and C Pertuzé, Blanca Montaña: Arquitectura Reciente En Chile - Edificio BIP Computers (Ediciones Puro Chile, 2011) Friedman, Avi, The Adaptable House: Designing Homes for Change (McGraw Hill Professional, 2002) Morgan, Chris and Fion Stevenson, Design for Deconstruction - SEDA Design Guides for Scotland: N°1 (SEDA, 2005) Stewart, Brand, How Buildings Learn: What Happens After They’re Built (Penguin Publishing Group, 1995) Guldager Jensen, K and J Sommer, Building a Circular Future (GXN Innovation, 2016) <https://issuu.com/3xnarchitects/docs/buildingacircularfuture>

Journal Articles Bogue, R, ‘Design for Disassembly: A Critical Twenty-First Century Discipline’ (2007) 27(4) Assembly Automation 285/289 Brandon, Ross et al, ‘Enabling Adaptable Buildings: Results of a Preliminary Expert Survey’ (2016) 145 Procedia Engineering 420 Cruz, Fernanda, Wai Chong and David Grau, ‘Design for Disassembly and Deconstruction - Challenges and Opportunities’ (2015) 118 Procedia Engineering 1296 Ebner, David, Rene Stelzer and Marius Catalin Barbu, ‘Study of Wooden Surface Carbonization Using the Traditional Japanese Yakisugi Technique’ (2019) 15(4) Pro Ligno 278 Jayalath, Amitha et al, ‘Life Cycle Performance of Cross Laminated Timber Mid-Rise Residential Buildings in Australia’ (2020) 223 Energy and Buildings 1 Lucchini, A et al, ‘Construction Management for Tall CLT Buildings: From Partial to Total Prefabrication of Façade Elements’ (2015) 10(3) Wood Material Science & Engineering 256 Sasidharan, N and P Chani, ‘Design for Disassembly: A Step Towards Zero-Waste Buildings’ [2011] IUP Journal of Architecture

Conference Papers Crowther, Philip, ‘Design for Disassembly: An Architectural Strategy’ (Queensland University of Technology, 1998) <https://eprints.qut.edu.au/49696/> Guy, Bradley, Shell Florida and Esherick Homsey, ‘Design for Deconstruction and Materials Reuse’ (Inhouse Publishing, 2002) Klinge, A et al, ‘Strategies for Circular, Prefab Buildings from Waste Wood’ (IOP Publishing Ltd, 2019) O’Connor, Jennifer, ‘Survey on Actual Service Lives for North American Buildings’ (2004) <https://cwc.ca/wp-content/uploads/2013/12/DurabilityService_Life_E.pdf>

Reports Chartwell School, Design for Deconstruction (United States Environmental Protection Agency) Edge Environment, Construction and Demolition Waste Guide - Recycling and Re-Use across the Supply Chain (Australian Government - Department of Sustainability, Environment, Water, Population and Communities, 17 January 2012) Guy, Brad and Nicholas Ciarimboli, Design for Disassembly in the Built Environment: A Guide to Closed-Loop Design and Building (Hamer Center for Community Design, The Pennsylvania State University, 2007) Hyder Consulting, Construction and Demolition Waste Status Report - Queensland Department of Environment and Resource Management (No 5, 20 October 2011) Miller, Hugh, Japanese Wood Craftsmanship (April 2016) Pickin, Joe et al, National Waste Report 2018 (Department of the Environment and Energy, 19 November 2018) Renz, Andreas and Manuel Zafra, Shaping the Future of Construction: A Breakthrough in Mindset and Technology (World Economic Forum, May 2016)

156

Design Thesis · Nightingale Night School · Maria Yanez

REFERENCES & FURTHER READING — PART 2 Thormark, Catarina, Recycling Potential and Design for Disassembly in Buildings (Lund Institute of Technology, 2001) Transparency Market Research, Construction Waste Market - Global Industry Analysis, Size, Share, Growth, Trends, and Forecast 2017 – 2025 (2019)

Documents Borgström, Eric, Johan Fröbel and Anders Gustafsson, ‘The CLT Handbook’ (Swedish Wood, May 2019) Crowther, Philip, ‘Design for Disassembly—Themes and Principles’ (RAIA/BDP Environment Design Guide. The Royal Australian Institute of Architects: Queenstown, Australia, 2005) Mactavish, Adam et al, ‘LETI Climate Emergency Design Guide: How New Buildings Can Meet UK Climate Change Targets’ (London Energy Transformation Initiative (LETI), 2020) Murray, Clare et al, ‘LETI Embodied Carbon Primer: Supplementary Guidance to the Climate Emergency Design Guide’ (London Energy Transformation Initiative (LETI), 2020)

Web Pages ‘6 Orsman Road: Flexible Timber Office on the Regent’s Canal’, Waugh Thistleton Architects (2020) <https://waughthistleton.com/6-orsman-road/> ‘Actions for the Building Sector’, Architecture 2030 <https://architecture2030.org/actions/> ‘BIP Computers / Alberto Mozó’, ArchDaily (24 May 2008) <https://www.archdaily.com/1230/bip-computers-alberto-mozo?ad_source=search&ad_medium=search_result_all> Breathe Architecture, ‘Home Two’, Breathe Architecture <https://www.breathe.com.au/hometwo> Breene, Keith, ‘Can the Circular Economy Transform the World’s Number One Consumer of Raw Materials?’, World Economic Forum (4 May 2016) <https://www.weforum.org/ agenda/2016/05/can-the-circular-economy-transform-the-world-s-number-one-consumer-of-raw-materials/#:~:text=The%20construction%20industry’s%20appetite%20for,little%20 gets%20reused%20or%20recycled> Clarke, W and Bernadette McCabe, ‘How Much Landfill Does Australia Have?’, The Conversation (2 June 2017) <https://theconversation.com/explainer-how-much-landfill-doesaustralia-have-78404> ‘Collingwood’s History’, Making Futures <https://makingfutures.net/schools-and-communities/collingwood/collingwood-history/> Cutieru, Andreea, ‘A Guide to Design for Disassembly’, ArchDaily (10 July 2020) <https://www.archdaily.com/943366/a-guide-to-design-for-disassembly> Dixon, Chris, ‘Straight Green: Green Building Rating Systems and Building Durability’, Walls & Ceilings (24 June 2008) <https://www.wconline.com/articles/85665-straight-greengreen-building-rating-systems-and-building-durability> ‘Enabling a Circular Building Industry’, BAMB Official Webpage (2016) <https://www.bamb2020.eu/> Fundació Mies van der Rohe, ‘Östermalm’s Temporary Market Hall’, EU Mies Awards (2020) <https://miesarch.com/work/3450> Humphreys, Mark, ‘Temporary Food Hall at Östermalmstorg’, Tengbom <https://en.tengbom.se/project/temporary-food-hall/> Lawætz, Karoline, ‘Buildings to Become Materials Banks’ DTU (24 May 2017) <https://www.dtu.dk/english/news/2017/05/dynamo-48-buildings-to-become-materialsbanks?id=d6696a37-9925-4d45-adb9-68aae7665746> Santibañez, Danae, ‘Chile Pavilion at Expo Milan 2015 / Undurraga Devés Arquitectos’, ArchDaily (10 April 2018) <https://www.archdaily.com/892070/chile-pavilion-at-expomilan-2015-undurraga-deves-arquitectos> ‘VIC Plan’, Victoria State Government <https://mapshare.vic.gov.au/vicplan/> ‘What Is Design for Disassembly?’, Cradle to Cradle Products Innovation Institute (10 October 2017) <https://www.c2ccertified.org/news/article/what-is-design-for-disassembly>

157

Design Thesis · Nightingale Night School · Maria Yanez

FIGURES — PART 1 Fig. 1: Drazen_(photography), Investors and contractors on construction site stock photo (2018). Retrieved from <https://interestingengineering.com/the-construction-industry-is-shiftingto-manufacturing-and-mass-production> Fig. 2: Jonund (photography), Office in London (2014). Retrieved from < https://commons.wikimedia.org/wiki/File:New_office.jpg> Fig. 3: Unknown author, Demolition waste (2015). Retrieved from < https://blog.capterra.com/5-tips-for-recycling-your-construction-waste/> Fig. 4: Unknown author, Building being demolished (n.d.) Retrieved from < https://backtobasics.edu.au/wp-content/uploads/mp/image-cache/site/a/demolition. a97c18c3bb20c4ba7c4e1780e433ae7f.jpg> Fig 5: Unknown author, 100+ Construction Industry Statistics (2020). Retrieved from < https://constructionblog.autodesk.com/wp-content/uploads/2020/03/Construction-industrystatistics.jpg> Fig. 6: Unknown author, Timberlake, K., Loblolly House detail (2006). Retrieved from < https://kierantimberlake.com/page/loblolly-house> Fig. 7: Unknown author, Concrete connection (n.d.). Retrieved from <https://www.dtu.dk/om-dtu/nyheder-og-presse/dynamo1/2017/03/byggeri-blivermaterialebank?id=fcc7f3a8-bde9-40d0-b028-07ba5fba12dd> Fig. 8: Unknown author, Bryant Flink Architecture + Design, Steel Joint (n.d.). Retrieved from < https://www.pinterest.cl/bryantflinkarchitecturedesign/architectural-exterior-details/> Fig. 9-10: Unknown author, Alberto Mozó, BIP Computers (2006). Retrieved from < https://www.archdaily.com/1230/bip-computers-alberto-mozo> Fig. 11-12: Gerlach, F. (photography), Tengbom Architects, Östermalm’s Temporary Market Hall (2016). Retrieved from < https://en.tengbom.se/project/temporary-food-hall/> Fig. 13-14: Halbe, R. (photography), Undurraga Devés Arquitectos, Chile Pavilion at ExpoMilan 2015 (2015). Retrieved from < https://www.archdaily.com/892070/chile-pavilionat-expo-milan-2015-undurraga-deves-arquitectos> Fig. 15-16: Paulsen, K. (photography), Breathe Architecture, home.two (2019). Retrieved from < https://www.breathe.com.au/hometwo> Fig. 17-18: Reeve, E. (photography), Waugh Thistleton, 6 Orsman Road (2020). Retrieved from < https://waughthistleton.com/6-orsman-road/> Fig. 19: The Guthrie Project (photography), Tzannes, International House Sydney (2017). Retrieved from < https://tzannes.com.au/projects/international-house/> Fig. 20: Roe, T. (photography), Bates Smart, 25 King Street (2018). Retrieved from < https://architectureau.com/articles/australias-tallest-engineered-timber-office-building-opens/> Fig. 21: Cross, E. (photography), Lend Lease, Forte Living (2013). Retrieved from < https://www.emmacross.com.au/commercial_forte#0> Fig. 22: Unknown author, Hayball, Library at the Dock (2014). Retrieved from < https://www.hayball.com.au/projects/docklands-library/> Fig. 23: Hasegawa, K. (photography), Aki Hamada, Substrate Factory Ayase (2017). Retrieved from < https://aki-hamada.com/projects/substrate-factory-ayase/> Fig. 24: Unknown author, Villalon, T., L00 (n.d.). Retrieved from < http://tomasvillalon.blogspot.com/search?updated-max=2018-02-15T05:51:00-08:00&maxresults=500&start=5&by-date=false> Fig. 25: Guerra, F. (photography), Studio MK27, MiCasa Vol.C (2007). Retrieved from < http://studiomk27.com.br/micasa-vol-c/> Fig. 26: Gerlach, F. (photography), Tengbom Architects, Östermalm’s Temporary Market Hall (2016). Retrieved from < https://en.tengbom.se/project/temporary-food-hall/> Fig. 27: Unknown author, Villalon, T., L00 (n.d.). Retrieved from < http://tomasvillalon.blogspot.com/search?updated-max=2018-02-15T05:51:00-08:00&maxresults=500&start=5&by-date=false> Fig. 28: Unknown author, BAMB Green Transformable Building Lab (2018). Retrieved from < https://www.bamb2020.eu/topics/pilot-cases-in-bamb/gtbl/> Fig. 29: Fan, M. (photography), PIXEL, Pixel Facade (2018). Retrieved from < https://www.archdaily.com/893745/pixel-facade-system-combines-a-love-for-nature-with-nextgeneration-workspaces> Fig. 30: Unknown author, Timberlake, K., Loblolly House detail (2006). Retrieved from < https://kierantimberlake.com/page/loblolly-house> Fig. 31: Unknown author, Villalon, T., L00 (n.d.). Retrieved from < http://tomasvillalon.blogspot.com/search?updated-max=2018-02-15T05:51:00-08:00&maxresults=500&start=5&by-date=false> Fig. 32: Palma, C. (photography), Smiljan Radic, Teatro Regional BioBio (2018). Retrieved from: < http://estudiopalma.cl/teatro_biobio> Fig. 33: Sha, S. (photography), Kengo Kuma, Nest We Grow (2014). Retrieved from < https://www.archdaily.com/592660/nest-we-grow-college-of-environmental-design-uc-

berkeley-kengo-kuma-and-associates>

158

Design Thesis · Nightingale Night School · Maria Yanez

FIGURES — PART 2 Fig. 34-35: Unknown author, Villalon, T., L00 (n.d.). Retrieved from < http://tomasvillalon.blogspot.com/search?updated-max=2018-02-15T05:51:00-08:00&maxresults=500&start=5&by-date=false> Fig. 36: Halbe, R. (photography), Undurraga Devés Arquitectos, Chile Pavilion at ExpoMilan 2015 (2015). Retrieved from < https://www.archdaily.com/892070/chilepavilion-at-expo-milan-2015-undurraga-deves-arquitectos> Fig. 37: Unknown author, Bryant Flink Architecture + Design, Steel Joint (n.d.). Retrieved from < https://www.pinterest.cl/bryantflinkarchitecturedesign/architectural-exteriordetails/> Fig. 38: Peter, E. (photography), Michael Green Architecture, Wood Innovation Design Centre (2014). Retrieved from: < https://www.archdaily.com/630264/woodinnovation-design-centre-michael-green-architecture> Fig. 39: Naaro (photography), Eastwest Architecture, Garden Studio Gym (2017). Retrieved from < https://www.dezeen.com/2017/02/22/eastwest-architecture-sunkengym-garden-east-london-home-residential-uk/> Fig. 40: Guillaume, C. (photography), Djuric Tardio, Wooden Nursery (2020). Retrieved from < https://www.archdaily.com/935476/wooden-nursery-djuric-tardioarchitectes?ad_medium=gallery> Fig. 41-42-43: Oh-Barcelona Flickr (photography), Terraces in Gracia (2012). Retrieved from <https://www.flickr.com/photos/oh-barcelona/7344630304/> Fig. 44: Unknown author, CNN Chile (2018). Retrieved from < https://www.cnnchile.com/pais/providencia-comenzo-un-proyecto-que-busca-mejorar-las-ciclovias-de-lacomuna_20180205/> Fig. 45: Edited from original: Municipalidad de Providencia, Nuevas Ciclovías para Providencia (2019). Retrieved from <https://providencia.cl/provi/site/artic/20191014/ pags/20191014174001.html> Fig. 46: Unknown author, Lyon Street. Retrieved from <https://www.booking.com/hotel/cl/apartamento-providencia-lyon.en-gb.html?aid> Fig. 47: Unknown author, Libreria Lolita. Retrieved from <https://es.foursquare.com/v/librer%C3%ADa-lolita/543ff88c498e1e3b759011b6> Fig. 48: Unknown author, Almazan Esquina Gourmet. Retrieved from <https://www.civico.com/lugar/almazan-esquina-gourmet-santiago/> Fig. 49: Unknown author, Filippo Gelato D’Autore. Retrieved from <http://www.filippo.cl/> Fig. 50: d’Ersu, M. (photography), Hammarby Sjöstad (2016). Retrieved from < https://www.urbangreenbluegrids.com/projects/hammarby-sjostad-stockholm-sweden/> Fig 51: Edited from original: Master Plan for Hammarby Sjöstad, City of Stockholm (2007). Retrieved from < http://www.aeg7.com/assets/publications/hammarby%20 sjostad.pdf> Fig. 52-53: Design for Health Flickr (photography), Hammarby Sjöstad (2007). Retrieved from < https://www.flickr.com/photos/designforhealth/6384530203/in/ photostream/lightbox/> Fig. 54-55: Van Duivenbode, O. (photography), BETA Office for architecture and the city, Three Generation House (2018). Retrieved from <https://beta-office.com/ project/3-generation-house/> Fig. 56: Vilhelm Lauritzen Architects, Kroeyer Square (2016). Retrieved from < https://www.vla.dk/en/project/kroeyers-sqaure/> Fig. 57: Edited from original floor plan: Vilhelm Lauritzen Architects, Kroeyer Square (2016). Retrieved from < https://www.vla.dk/en/project/kroeyers-sqaure/> Fig. 58: DELVA Landscape Architecture and Urbanism, Pontkade NDSM (under construction). Retrieved from < https://delva.la/projecten/pontkade/> Fig. 59: Edited from original: DELVA Landscape Architecture and Urbanism, Pontkade NDSM (under construction). Retrieved from < https://delva.la/projecten/pontkade/> Fig. 60-61: DELVA Landscape Architecture and Urbanism, Pontkade NDSM (unbuilt). Retrieved from < https://delva.la/projecten/pontkade/>

159

THANK YOU FOR READING