Suburban Refit Strategic Renovation of the Suburb Tristan Smith Project B 201 Landscape Arcitecture
RMIT University
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Abstract
What would the urban experience be like if green/open space became the primary organising factor? How can an existing suburb be reconfigured to accommodate for an increase in open green spaces? What are the mechanisms that will enable us to create a renovation of a suburb and how can they handle the rise in population? With many intricate issues and factors facing our suburban environments how can open green spaces be a driving force in shaping our urban environment? How can a wider engagement with the community shape our suburban life? What roles can government (local and state), private developers and owner builders play in the possibilities for shaping our suburbs? And what of home? How will this change the way we live? How will this change our neighbourhoods? What will the health of our suburbs be like? What are the lessons we can learn from the past - ideas, plans, strategies that can be built upon for the suburb of the future? Think of the past 25 years and where we are now? With a projected estimate of 1,000,000 residents to be added to urban areas over 25 years. What will our suburbs be like in another 25 years? Current processes acquisition, subdivision and infill are creating suburbs with higher densities of built form and lower amounts of private open space. This research is focusing on what it will mean to live in a suburb undergoing a renovation in order to accommodate a rising population and increases in open green spaces. This research offers the possibilities and potential for open green space to exist in a shared environment. As subdivision and infill reduce private open space it will be possible for open green spaces to be consolidated. This would encourage social interactions, shared maintenance and cost of these spaces. It would then create suburban villages within the greater suburb. While allowing for population growth and building densification. The benefits of this redevelopment allows for enhancement of existing suburbs, improving amenity and infrastructure. It also considers not only the economic but community implications as well.
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Melbourne metropolitan area and new growth areas
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Introduction
Melbourne's suburbs were initially planned as domestic urban areas, that facilitated to the industrial and commercial centre of Melbourne. These areas were places for people to live and raise families. Many of the outer suburbs from the original developments were agricultural precincts, which slowly receded due to the growth and demand for housing. These areas are now lost in history the urban fabric. As agricultural allotments were sold off, the shape of the land parcels become the space defining mechanism. Melbourne's growing population has resulted in the development of new outer suburbs on the metropolitan fringe. The current strategic framework in Melbourne @5million establishes many of these outer areas as centres for densification and development. While middle ring suburbs have been designated as areas for strategic development. Planning policies have focused on these areas becoming activity centres and regions for large scale mixed use redevelopment around existing transport and infrastructural networks. As the metropolitan region stretches to 100km in diameter, middle ring suburbs will become primary areas for development. As Melbourne's metropolitan region grows a demand for housing inside the metro region will led to an increase of subdivision and densification in many suburbs. In many areas of Melbourne suburban areas are reaching a stage of development in which multi residential dwellings, subdivided allotments and clustered units are becoming the dominant typology. Louv..as open space shrinks, overuse increases. this is true even in those metropolitan regions considered by the public to be more suburban the urban. Ironically, people who move to the sun belt cities expecting more elbow room often find less of it....in some of those cities, typical development methods favour decapitated hills, artificial landscaping, yards the size of gravesites, and few natural play areas. (p, 30) Currently the dominate housing typologies in middle suburbs comprise of a detached house, usually weatherboard or brick veneer in age ranging from 1940s to 1970s. During which housing densities were represented of around 10 dwellings per a hectare. Land parcels from the 1940's were sold as a quarter acre block enough land for the occupants to grow fruit and vegetables. This type garden was referred to as a "victory garden" following the 2nd World War. As the demand for housing in middle ring suburbs increases these properties with an aging housing stock are reaching the end of there economic life and can be seen as a developers dream due to there economic potential.
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This diagram represents how subdivision over time divides up an area reducing the amount of space in each block.
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The process of subdivision and infill is the result of property owners and developers trying to maximise the amount of wealth they can gain out of there land. It becomes economically viable for the land owner to sell off there back yard and develop it into a dwelling then to keep the larger private space. There is nothing wrong about this but it dramatically changes the dynamics of the suburb. The occupants of these dwelling still have access to a private open space however its size has been dramatically reduced. This either makes the occupant search for experience in a open green space in the public realm or, not at all, instead encouraging a sedentary lifestyle. Most of our green spaces in the suburbs are either remnant bush land or recreational fields. Louv (2008) describes the disappearance of the open space that once existed in our suburbs: The disappearance of accessible open space escalates the pressures on those few natural places that remain. Local flora is trampled, fauna die or relocate, and nature hungry people follow in their four-wheel-drive vehicles or on their motorcycles. Meanwhile, the regulatory message is clear: islands of nature that are left by the gardens are to be seen, not touched. The cumulative impact of overdevelopment, multiplying park rules, well-meaning (and usually necessary) environmental regulations, building regulations, community covenants, and fear of litigation sends a chilling message to our children that their free-range play is unwelcome, that organised sports on manicured playing fields are the only officially sanctioned form of outdoor recreation. (p, 30) This is evident in many suburbs why most of our open green spaces in the suburbs are geared towards outdoor recreation such as sports fields. The construction and maintenance of these spaces provide a low risk area where people can play in a safe environment.
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With Melbourne's population predicted to grow another one million over the next 25 years more people will be required to move into moderate to high density housing. The current model to deal with this demand for housing is the Melbourne @5million planing scheme. The emergence of the planning scheme the city of Melbourne and the surrounding suburbs will undergo a substantial change that not only effects these areas but the wider region as well. Population growth has demonstrated this urbanization processes over the last 150 years being sprawl and densification/consolidation. The city of Ringwood has been selected as testing ground for this research. It offers many areas of high and low residential density as well as significant proximity to infrastructure this being east link/ eastern freeway and the Belgrave/Lilydale railway lines.
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Local Government Projected Population Growth
East Melbourne
Inner Metro
Linking People and Spaces
Developing areas
Metropolitan
Parkland
But why should we care about open green space? Well where else can you experience all your senses at once then in the outside environment. Being outside gives us a sensory experience that we don't find in inside spaces and limiting the amount of this space reduces our exposure to these areas. What will the long term cost be to ourselves if we don’t have access to green spaces? There are many risks associated to health - obesity, vitamin D deficiency, depression and myopia. Having a space to interact with allows us to rejuvenate our mind and body, enjoy the fresh air, the scents from trees, vegetation and soil all provide a unique experience that benefit us.
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from scrubland 10
to farmland
to suburbia 11
MULLUM MULLUM CREEK RINGWOOD LAKE LA MULLUM MULLUM CREEK
MULLUM MULLUM CREEK CLOCK TOWER BEDFORD PARK RINGWOOD HIGH OVAL
GREEN WOOD PARK TREE CORRIDORS TENNIS COURTS
JUBLIEE PARK
PROCLAMATION PARK RYRIE OVAL
PROCLAMATION PARK
AQUINAS OVAL
The areas of available open space and park land within Ringwoodin has been reduced down to these few green islands.
400m RADIUS
The distance people need to cover in order to get to theses spaces can be some distance. This diagram shows a 400m radius around each island. This diagram starts to create a network amongst the parks. Would it be possible to have each park linked together?
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Not only mentally do these spaces benefit us but physically as well. They provide areas for us to explore and exercise in as well as create a learning environment. As being outside promotes physical activity the increase in exercises has been shown to stimulate the mind and also release endorphins in the brain. A green space has tremendous potential to make people feel good and rejuvenate the sprit. As the saying goes “A sound soul dwells within a sound mind and a sound body.� Open green spaces provide fundamental human interactions with the outside environment. These spaces provide many benefits to health and well being but they also create many prospects for conservation, urban liveability and economic growth. There are multitude amount of industries that benefit directly or indirectly from the development of open green spaces. These spaces allow for community interaction as the creation of the space allows these programs to function. Having spaces where people can grow food for individual use, or for families provides fresh food that promotes healthy living. Outside spaces provide an escape from our lives as described by Lauren Haring in Louv (2008) Nature was the one place where, when everything in my life was going bad, I could go and not have to deal with anyone else. My dad died of brain cancer when I was nine. It was one of the most difficult times for my family and myself. Going out into nature was one outlet that I had, which truly allowed me to calm down and not think and worry (p,51). These areas also create refuges for flora and fauna to be protected. The over all liveability of the area would gradually be improved thought the development of more open space. The aesthetic quality of the suburb through open green space would improve the urban environment. These areas become a stimulus for economic prosperity and can improve land values in the suburb.
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Tree cover is quite substantial within many middle ring suburbs which offer the illusion that the suburb is “green�.
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Located in the eastern suburbs the suburb of Ringwood is a post-war developed suburb with a housing typologies ranging from the 1940s to the 1970s and is a typical middle ring suburb. The suburb of Ringwood was selected as a testing ground for my research. This is an area that is experiencing growth through densification and has been designated as a Central Activity District (CAD) though the Melbourne @5million planning scheme. This designation will “provide city-centre style jobs, commercial services, retail, community services and residential opportunities with high levels of accessibility to all modes of transport.� (Maroondah City Council n.d.). As the suburb becomes a more desirable place to live there is a greater demand for housing. This then becomes the mechanism for densification and infill of the built environment through a process of acquisition and subdivision of current residential areas. Through this process there is a steady decrease in the amount of private open space to the point where the space available would severely limit what programs could operate. The loss of private open space results in people being disadvantaged and forces people to search for outside experiences in public open green spaces. While there are areas of bush reserves, sports ovals and gardens around the suburb the user is limited to what they can and cant do in the space. They are usually required to travel some distance to reach these space and more often private transport it required. Over the past century the subdivision of the area has decreased the amount of open green spaces including bush land, open fields, agricultural areas and now the backyard. These areas once held a significant role in their time but have slowly vanished, being absorbed into the built environment. These are not just areas for habitat or the biological environment but important areas for social and human interactions with the outside environment. Using the strategies that are currently in effect to create subdivision and infill it is possible to intervene. Thought the process of acquisition of peoples land when they are ready to sell, a strategic buy back would be in effect.
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Stage 1
Stage 2
Stage 3
Stage 5
Stage 6
Stage 7
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Stage 4
If people are selling there land to develop into a block of units why not buy the land and secure it? Strategic buy back would be a timely and expensive processes but as these are houses and places where people live the options are few. As more land is bought by the strategic buy back scheme it will allow for various spaces to develop. If two back yards were back to back the fence between them could be removed. This type of space would create a corridor between two. If they were side by side it could create a larger space. Consider the possibility that the back yards in a block are bought over time and a few houses may be bought as well. The amount of space made available would be quite significant. This could then be transformed into collective organisation for urban space, a communal garden.
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While the appropriation of back yards offers communal gardens if the same was said about the frontage of the land parcels a different story emerges. What if the suburban street was to be redesigned to allow for amenity that was once the domain of private open spaces? As built form envelops the land parcel the street can then be redeveloped into a park space. This scheme would consolidates services underground allowing trees to grow beyond the restrictions of power lines. As the amount of private space is limited due to infill, the street park would become an area for play and recreation. Cars also retain there accessibility in the street however to helped crate a safe recreation space the traffic obstacles and traffic speed would be reduced as a result of the programs. The street would become an extension of front gardens in response to a denser suburb. It will allow for a larger open green space for residents to inhabit. This intervention provides the amenity that was lost in the private space to be gained in the public domain. The street is transformed into a park that accommodates for what was lost.
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The next process to increase open green space would be keeping the existing buildings and installing green roofs, and balconies into the roofs of each building. This would keep the current buildings retrofitting them with an area for private use. It would be possible for the existing process to continue to operate if roof space was made available. If the building was a multi-residential dwelling, the space would be a shared open area between the occupants of each dwelling. Depending of the size and height of the building this would inform what kind of roof space could be developed. The building itself could be redeveloped as to create more roof balcony/gardens. In this possibility each dwelling would be able to have a roof top space. Doing this would allow more people to inhabit the same building footprint. It would increase population density in this space as well as providing open space for the occupants. The physical programs available to this type of open space is limited but it provides more private open space for the occupants to inhabit..
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However allowing subdivision and the development of units will increase population density in the suburb. Working at a smaller scale of intervention secures a vast volume of private open green spaces. Allowing everybody the opportunity to enjoy their own private open green space. This scale of intervention retains the suburban character and quality of the area which is important to many residents in the suburb. These spaces would be maintained by the residents however not everyone wants to maintain a garden. This could result in employment for people to maintain these areas and the creation of garden clubs and land share opportunities. Densification can then be used on the existing building footprint. While the land parcel is now reduced from what it was the only option for development is that the built form moves up. This would create multistoreyed buildings increasing population but retaining the amount of open green space. Densification is then the dominant factor influencing the re-configuration of the urban space while preserving current open green spaces within the existing urban fabric. What remains unclear is a feasible alternative that higher densities can deliver in existing suburbs. Historically and contemporary, large scale redevelopments in the middle suburbs have been met with fierce resistance. Middle ring suburbs have high levels of resistance to medium and especially high density developments. This resistance in middle suburbs has given them the ability to retain there dormancy and remain a low density area. While the current processes of subdivision and infill gradually eats the suburb.
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At low level density the population density can be spread out over a larger area giving people the ability to retain a connection to the ground. They will have a reduced amount of private space but they will gain a larger private shared space. While the development of large towers create larger areas of public space and higher population density they create very small to negligible amounts of private green space.
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The subdivision and infill of middle suburbs is resulting in the densification of urban environment. Lowering the quality and size of private open space. These developments are usually to create maximum yield of profit margins. As such where one housing dwelling once existed, now a 4 park housing or even 6 pack housing dwelling will be developed. These housing dwellings now cover the majority of the land parcel. This ultimately results in a development that provides minimal private open green space and offers very minimal to the urban environment. What we have is a compact suburb that limits what private spaces are provided and what programs are offered. This research looks at the development of shared private open green space and shared public open green spaces. While allowing for population growth and controlled building densification. What these open spaces offer is a range of opportunities for interactions in the outside world. Where people can make there own experiences and interaction with the area, making it there own. This makes the user responsible for the decisions that they make as there actions will be able to directly effect the area. What occupies the space would also determine how people would negotiate, explore and use it. These spaces that open up and become available are not just for environmental and ecological habitats. But provide areas for people to reengage with the outside world. It is about challenging the dominant discourse in urban development and the way urban growth is being done. Its about organising how people live, in order to try and improve the way of living in areas with urban consolidation. The potential of the research is to think about how open green space can be brought back into the suburban/urban environment and how it can inform the built environment. How people can live in these buildings, what the spaces around them will look like and how they can be used and understand the potential of the surrounding environment and finally how this frontier of design will be embraced. While urban consolidation continues to progress it will be important in the future that we provide open green space in such a volume that everyone can enjoy it and benefit from it. If people cant have a private open space it will become necessary to supply theses spaces in the public domain.
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Subdivision In many areas of Melbourne suburban areas are reaching a stage of development in which multi residential dwellings, subdivided allotments and clustered units are becoming the dominant building typology. This process is an autonomous system by property owners to maximise the amount of wealth they can gain out of there land. There is nothing wrong about this but it dramatically changes the dynamics of the suburb. The phasing out of low-density housing will ultimately lead to the densification of the suburb. The areas of land available in these blocks will shrink resulting in a reduced amount of outside space for the occupants of the dwelling. This isn’t a new concept of development and subdivision, this has been happening in Victoria since early settlement. But the rate in which the suburbs are becoming consolidated is a concern. The amount of people per suburb will increase, putting pressure on existing transport systems, shopping centres and car parks, recreational parks and undeveloped land. As land becomes a rarity in an urban area the cost of developing undeveloped land will be more profitable than to assign it to natural habitat. Like urban sprawl, urban consolidation exposes a concern in the development of the urban form of the suburb, which is the loss of open green space and increasing pressure on existing networks. The urbanized form of the suburb should have a balance of parts but this doesn’t necessarily have to be a homogenous uniform development.
But it should incorporate territorial differences in the urban landscape. By this I mean territories of residential housing, shopping centres, commercial districts, parks, forest, gardens and other areas of open space existing together without the loss of either part. This process is currently developing in the suburb of Ringwood and it resides in an state of tension between various regions - city, suburb and rural. As the Melbourne 2030 plan aims to establish fundamental change in the relationship between city and rural there will be significant changes in areas situated between them. The construction of the East Link toll way positioned the suburb in a ideal location between each region of city, suburb and rural. Since the toll way opened prices for housing and units have increased in some cases $200,000. This is surprising considering most houses in the area were built in the 1950s to 1970’s and are simple weather board houses. It becomes important to understand how the suburb can be reworked to create a new urban form. How then would this new suburban landscape develop? How can the forms be understood? What processes need to exist for this to be achieved?
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Bibliography Department of Sustainability and Environment (2005), Melbourne @5million Planning for Sustainable Growth, viewed 10th August 2011 at http://www.dpcd.vic.gov.au/__data/assets/pdf_file/0003/41493/DPC051_M5M_A4Bro_FA_WEB.pdf Fishman, R. (1977) Introduction, in Urban Utopias in the Twentieth Century, Basic Books Inc, New York, pp. 3-20 Howard, E. (1946), Garden Cities of To-morrow, Faber and Faber LTD, London Le Corbusier (1971), A Contemporary City, in The City of To-morrow and it’s Planning, 3rd Edition, The Architectural Press, London, pp. 159-178 Louv, Richard, 2008, last child in the woods - saving our children from nature- deficit disorder, Algonquin Paperbacks, North Carolina Maroondah City Council (n.d) Title of the page, viewed 12th November 2010 at http://www.maroondah. vic.gov.au/default.aspx Mitchell, N. (2010), Nature Deficit Disorder: The Mind in Urban Combat, All in the Mind, ABC National, 12th November 2010 Munro, I. (2010), Places we want to live, The Age, Wednesday March 24 Public Record Office Victoria (2010) People and Parliament Landmark Decisions 1855-2006 viewed 10th November 2010 at http://www.prov.vic.gov.au/peopleparliament/qt_landacts.asp Wright, F.L. (1958) The Living City Meridian, New American Library, Ontario Peter W. Newton, Beyond Greenfields and Brownfields: The Challenge of Regenerating Australia’s Greyfield Suburbs, Institute for Social Research, Swinburne University of Technology viewed 15th September 2011 at http://www.sisr.net/newton/Newton%20Built%20Environment%20Final%20PDF.pdf
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